06/10/2014 - City Council SpecialSPECIAL CITY COUNCIL MEETING
TUESDAY
JUNE 10, 2014
5:30 P.M.
EAGAN ROOM — EAGAN MUNICIPAL CENTER
AGENDA
I. ROLL CALL AND ADOPTION OF THE AGENDA
fIl /[►jkI W Eel :lA:1:Fi\N11
III. MAXFIELD COUNTY HOUSING STUDY (JOINT MEETING WITH THE ADVISORY
PLANNING COMMISSION)
IV. REVIEW FUTURE OPTIONS FOR OLD TOWN HALL
V. FIRE DEPARTMENT STRATEGIC PLANNING
VI. 2015 GENERAL FUND BUDGET CHECK IN
VII. OTHER BUSINESS
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Agenda Information Memo
June 10, 2014 Special City Council Meeting
III. MAXFIELD COUNTY HOUSING STUDY (JOINT MEETING WITH THE ADVISORY
PLANNING COMMISSION)
Direction For Consideration:
To receive a presentation from Maxfield Research regarding housing needs and
recommendations in Eagan and Dakota County.
Facts:
➢ The Dakota County CDA periodically commissions a study of housing needs within the
County for use in its future planning activities. The last study by the CDA was done by
Maxfield as well in 2005, prior to the recession. As a consequence, this report updates
experience and adjustments since that time to reset expectations going forward.
➢ While the CDA uses this information County -wide, it also shares the results with the
Cities for their use. While the CDA's activities typically relate to housing for low and
moderate income populations and populations with special needs, the study is an
analysis of projected need across both assisted and non - assisted property types.
➢ As the City approaches its 2018 Comprehensive Land Use Guide Plan Update, we will
use this information in addition to internal analysis and that prepared by the
Metropolitan Council as part of its Thrive 2040 process.
➢ Mary Bujold of Maxfield Research will be at Tuesday's meeting to present the
information for the Council and Commission. Ms. Bujold, along with Mark Ulfers and
Leah Petricka, will be available to respond to questions and discuss particular aspects of
the study.
➢ The Maxfield /CDA Reports general estimates and projections of households and
population generally align with those of City staff. Both are at lower levels than those
incorporated in the Metropolitan Council Thrive 2040 process. The City has provided
written comments to the Met Council noting that the Council's revised high household
forecasts for 2040 will be problematic to achieve due to development area limitations
and current guide plan designations.
Attachments: (2)
III. -1 Summary of Eagan Findings Report
III. -2 Maxfield Powerpoint Presentation
Summary of Findings -Eagan
Housing Needs and Recommendations
From the Report:
Comprehensive Housing Needs Assessment
For Dakota County, Minnesota
Prepared for:
Dakota County Community Development Agency
Eagan, Minnesota
May 2014
eld
Research Inc.
21 Nicollet Avenue S.
ite 218
Minneapolis, MN 55403
612.338.0012
Eagan Summary of Findings — Dakota County Housing Study
Introduction
Maxfield Research Inc. was engaged by the Dakota County Community Development Agency
(Dakota County CDA) to complete an updated comprehensive housing needs assessment for
Dakota County. Based on an analysis of demographic growth trends and characteristics, the
County's existing housing stock, and current housing market conditions, the needs assessment
calculated housing demand in the County to 2030 and recommends housing products to meet
demand between now and 2020.
The following are key findings pertaining to Eagan from the study, which was completed in late
fall 2013.
Key Demographic and Market Findings
Dakota County was grouped into three sub -
markets; as in 2005, Eagan was placed into the
Developed Communities category. Sites for
new housing are limited in the Developed
Communities as compared to the Growth
Communities. The Rural Area is primarily re-
served for agricultural uses and low- density
residential.
2. Demand is projected for 49,525 new housing
units in Dakota County between 2010 and
2030. This includes an estimated 12,685 new
units in the Developed Communities (26% of
the total), and an estimated 3,684 new units in
Eagan (29% of the total for the Developed
Communities).
Dakota County Submarkets
C-]
01
County Submarkets
Q Developed Communities
Q Growth Communities
QRural Area
3. Job growth is a key creator of housing demand. From 2000 to 2010, Eagan added 11,975
new jobs, the highest in Dakota County for total number of jobs added. The Metropolitan
Council originally projected an increase of 9,250 jobs during the decade yet 30% more jobs
were actually added. Many communities in Dakota County performed better than expected
with regards to employment growth, particularly during the Recession. Industry sectors that
experienced the greatest job growth in Eagan during the 2000s were Transportation and
Warehousing, Financial and Insurance and Information. Eagan is anticipated to add 3,825
new jobs this decade, accounting for 9.5% of the County's job growth to 2020. We antici-
pate that Professional and Business Services and Information will continue to experience
strong job growth between 2010 and 2020.
MAXFIELD RESEARCH INC. 1
Eagan Summary of Findings — Dakota County Housing Study
Population, Household, and Employment Growth
Eagan, 2000 to 2030
Sources: US Census; Metropolitan Council; Maxfield Research Inc.
4. As the adjacent chart shows, Eagan is
expected to experience modest growth
in population and households over the
next 20 years. Proportionally, house-
hold growth is expected to be some-
what higher than population growth, re-
flecting an aging household base in the
community. Eagan is projected to cap-
ture about 6.6% of the County's house-
hold growth between 2010 and 2030.
5
Growth is anticipated to be greatest
among those ages 65 and older although
those between the ages of 18 and 34 are expected to exhibit an increase by 2030 as young
families replace older households after 2020. There will be continued demand for single -
family homes, but limited land available for development will likely reduce the amount of
new single - family development that can be accommodated. There will be a growing de-
mand for housing products to serve the older adult and senior population. From 2010 to
2030, Eagan' population age 65 or older is projected to grow by 5,294 people, or 108 %. This
compares to the County's projected growth rate of 110 %.
6. As of 2011, 30% of renters in Eagan were considered "cost- burdened" or paid 35% or more
of their income for rent (31% in Da-
Projected Age Distribution -Eagan
kota County). Of those considered
i 25,0°0
"cost- burdened," 19% were consid-
ered "severely cost - burdened," paying 20°°°
50% or more of their income for rent
(21% in Dakota County). Among own-
er households, 16.0% in Eagan pay 0,0W
35% or more of their income for hour- Z
ing, with or without a mortgage 5'000
(19.8% in the County). An estimated ° ■� r _'
7.0% pay 50% or more of their income <17 18-34 35-44 45-54 55-64 65-74 75,
for housing (9.0% in the County). a2000 n 201 2020 x2030
MAXFIELD RESEARCH INC. 2
Change
2000
2010
2020
2030
2000 -2030
Population 63,557
64,206
66,000
69,000
5,443
Households 23,773
25,249
27,000
28,500
4,727
Employment 42,750
54,725
58,550
65,350
22,600
Sources: US Census; Metropolitan Council; Maxfield Research Inc.
4. As the adjacent chart shows, Eagan is
expected to experience modest growth
in population and households over the
next 20 years. Proportionally, house-
hold growth is expected to be some-
what higher than population growth, re-
flecting an aging household base in the
community. Eagan is projected to cap-
ture about 6.6% of the County's house-
hold growth between 2010 and 2030.
5
Growth is anticipated to be greatest
among those ages 65 and older although
those between the ages of 18 and 34 are expected to exhibit an increase by 2030 as young
families replace older households after 2020. There will be continued demand for single -
family homes, but limited land available for development will likely reduce the amount of
new single - family development that can be accommodated. There will be a growing de-
mand for housing products to serve the older adult and senior population. From 2010 to
2030, Eagan' population age 65 or older is projected to grow by 5,294 people, or 108 %. This
compares to the County's projected growth rate of 110 %.
6. As of 2011, 30% of renters in Eagan were considered "cost- burdened" or paid 35% or more
of their income for rent (31% in Da-
Projected Age Distribution -Eagan
kota County). Of those considered
i 25,0°0
"cost- burdened," 19% were consid-
ered "severely cost - burdened," paying 20°°°
50% or more of their income for rent
(21% in Dakota County). Among own-
er households, 16.0% in Eagan pay 0,0W
35% or more of their income for hour- Z
ing, with or without a mortgage 5'000
(19.8% in the County). An estimated ° ■� r _'
7.0% pay 50% or more of their income <17 18-34 35-44 45-54 55-64 65-74 75,
for housing (9.0% in the County). a2000 n 201 2020 x2030
MAXFIELD RESEARCH INC. 2
Eagan Summary of Findings — Dakota County Housing Study
Similar to the Metro Area and Dakota County as a whole, the market rate rental market in
Eagan is tight (1.8% in Eagan, 2.25% in Dakota County, 2.5% in the Metro). In addition, de-
mand for rental housing targeted to low- and moderate - income households remains high.
In Eagan, there are three affordable family rental townhome properties (Northwood, Erin
Place and Oak Ridge) with a combined total of 123 units, all of which are fully occupied. A
fourth property, Riverview Ridge (27 units) is under construction and scheduled to open
Summer 2014.
8. No new market rate rentals have been built in Eagan since the late 1990s. Three new mar-
ket rate rental developments are currently proposed in Eagan totaling approximately 532
units. Overall, Eagan's proportion of renter households (26.4 %) is above that of the County
(23.5 %), but lower than the Metro's (30.0 %) (2010 Census). The update analysis supports
that 39% of all new housing added in Eagan up to 2030 should be rental (including senior
housing) and that 26% of that rental construction be targeted to households with moderate
incomes.
9. In 2005, the average price of new
homes in Eagan was calculated at
about $600,000 for single - family
homes and $300,000 for town -
homes /condominiums. As of April
2013, the average price for new
single - family homes in Eagan was
$481,850 and $308,970 for town -
homes. New housing is primarily
satisfying demand from move -up
and executive buyers, while older
existing homes are providing hous-
ing for entry -level and first -time
buyers. The average resale price for single - family homes in Eagan was $331,671 in 2005. As
of the end of March 2013, the average resale price was $277,606. Price deflation during the
Recession, resulted in existing homes becoming more affordable, creating an increase in
demand for this product type. The average resale price of existing for -sale multifamily
homes was $179,668 in 2005. By the end of March 2013, the average resale price had de-
creased to $125,266.
In 2013, permits were issued in Eagan for 178 new single - family units. Months of supply of
single - family vacant developed lots as of April 2013 were just under two years. Months of
supply of townhome and condominium vacant developed lots as of April 2013 was one
year. Although typical lot inventory is usually about three years, there is likely to be a
shortage in Eagan because of a limited amount of land remaining for new residential devel-
opment.
MAXFIELD RESEARCH INC. 3
Average Home Resale Prices -Eagan
2005through 2013 (March)
$400,000 r -
- -- - -- - --
- -- $/50,000
$350,000
",000
$300,000:
$350,000
$250,000
$3001000
__......
- °' $250,000
$200,000
$200,030
$150,000
%bu,UJU
$100,01)0
$100,030
5501000..
$50,000
$C
$0
g
,yCQy
1C� 01 ,yR' 16, ,LOti� ,LO�'Y
,401, ,ypti'b
NSF -Eagan [IMF -Eagan SF -Co.
-MF Co.
Source: Minnesota Association of Realtors
buyers. The average resale price for single - family homes in Eagan was $331,671 in 2005. As
of the end of March 2013, the average resale price was $277,606. Price deflation during the
Recession, resulted in existing homes becoming more affordable, creating an increase in
demand for this product type. The average resale price of existing for -sale multifamily
homes was $179,668 in 2005. By the end of March 2013, the average resale price had de-
creased to $125,266.
In 2013, permits were issued in Eagan for 178 new single - family units. Months of supply of
single - family vacant developed lots as of April 2013 were just under two years. Months of
supply of townhome and condominium vacant developed lots as of April 2013 was one
year. Although typical lot inventory is usually about three years, there is likely to be a
shortage in Eagan because of a limited amount of land remaining for new residential devel-
opment.
MAXFIELD RESEARCH INC. 3
Eagan Summary of Findings — Dakota County Housing Study
10. Eagan has four affordable senior rental properties with a combined total of 245 units (Lake-
side Pointe, Oakwoods of Eagan, Oakwoods East and O'Leary Manor). Eagan also has 121
units of market rate adult /few services housing and 325 units of market rate service -
enriched senior housing.
Housing Demand Calculations
11. The projected demand of an average of 3,684 housing units in Eagan from 2010 to 2030 is
shown by type below. These figures reflect the ability of Eagan to draw some demand from
other nearby communities and from the Metro Area as a whole.
• For -sale single - family homes =
821
units (22
%)
• For -sale multifamily =
1,267
units (34
%)
• Rental market rate =
478
units (13
%)
• Rental affordable /subsidized =
378
units (11
%)
• Rental senior affordable =
227
units (6
%)
• Rental senior market rate w/ services =
368
units (10
%)
• For -sale senior market rate —
145
units (4
%)
Total =
3,684
units
12. Projections indicate that Eagan
could add about 3,200 new hous-
ing units over the next 20 years.
Demand for rental housing is cur-
rently strong and vacancies are
below market equilibrium in Eagan
(1.8 %). Over the next 20 years,
Eagan is projected to have a de-
mand for approximately 2,233 for -
sale units and 1,451 rental units
(senior and non - senior) among all
income levels. For -sale units ac-
count for 61% of the total and
general occupancy and senior
111 116 103
■ az ■
N¢
c`O
rental demand accounts for 34%
of overall housing demand in the community. The proportion of households in Eagan that
rent their housing is anticipated to remain stable in the City over the next 20 years.
Housing Recommendations
The overall projected need for various housing products to satisfy demand from current and fu-
ture residents in Eagan presented in the table on Page 7. Specific recommendations to address
the affordable housing needs of low- and moderate - income households in Eagan (as presented
in the table) over the short -term are summarized below.
MAXFIELD RESEARCH INC. 4
Eagan Summary of Findings — Dakota County Housing Study
For -Sale Housing Recommendations
The Recession caused price deflation for single - family new construction, but a greater level of
price deflation occurred among existing homes. The new construction market in Eagan will
continue to be targeted primarily to move -up and executive homes at roughly $400K and
above. Although there is demand for homes priced less than $400K, existing homes are ex-
pected to satisfy most of the demand from move -up and entry -level buyers. We also anticipate
an increased demand for move -up multifamily, primarily single -level living.
Housing Rehab Recommendations
Only about 24% of the housing stock in Eagan was constructed prior to 1980. Housing rehabili-
tation and renovation will gradually increase in importance over the next 20 years in order to
maintain the quality of older homes. The Dakota CDA can be instrumental in assisting the City
of Eagan's current and future residents that may need assistance with loans to improve the
quality of their properties. Encouraging the use of housing rehabilitation and housing weather -
ization programs should be considered by the city.
Subsidized /Affordable Rental Housing Recommendations
There is demand in Eagan for rental housing that is affordable to low- and moderate - income
households and existing properties are full. Identifying appropriate high- density sites is likely to
be challenging as a number of sites may be in competition from private developers that would
target these sites for for -sale multifamily development. Mixed income buildings can also help
to increase the amount of affordable housing in the community while also producing market
rate housing.
We recommend the development of one workforce townhome property in Eagan later this
decade and a second property later in the next decade. Sites may be difficult to find as the
amount of land remaining available for new residential development is declining. Eagan could
also encourage the use of rental rehabilitation programs for older rental housing units.
There are currently three market rate developments with a combined total of about 535 units
planned or proposed to be developed in Eagan. With a rental vacancy rate of only 1.8 %, de-
mand exists for new rental housing units. Encouraging additional development of new multi-
family rentals supports household growth in Eagan.
MAXFIELD RESEARCH INC. 5
Eagan Summary of Findings — Dakota County Housing Study
Affordable Senior Rental Housing Recommendations
The Dakota County CDA's senior housing program has been very successful in providing afford-
able housing to lower- and moderate - income seniors. Eagan has four affordable senior proper-
ties. All are full with waiting lists. We recommend the development of one additional afford-
able senior property in Eagan later this decade and a second property in the middle to end of
the next decade.
Special Needs Recommendations
A portion of Dakota County's population has physical or cognitive limitations and /or has experi-
enced challenges in securing and maintaining private housing. Based on our research, several
groups were identified as needing specialized housing options in Dakota County through this
decade and into the next, including housing for the homeless, housing for youth who do not
qualify to reside at the existing Lincoln Place, transitional and supportive housing for teenage
single women with children, permanent supportive housing for those with physical and /or cog-
nitive limitations. These developments may be added throughout the County. However, we
recommend that these facilities be located in close proximity to employment and transit oppor-
tunities to locate a property that would be affordable and offer a strong connection to transit
and services for those with special needs.
MAXFIELD RESEARCH INC. 6
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Agenda Memo
June 10, 2014 Special City Council Meeting
IV. REVIEW FUTURE OPTIONS FOR OLD TOWN HALL
Direction for Consideration:
Receive the presentation from Mohagen Hansen Architectural Group and provide direction on
how best to proceed with Old Town Hall (see public policy questions below).
Facts:
➢ Old Town Hall (0TH) was constructed in 1914. It served as Eagan's meeting space until
1965. In the late 1980s and early 1990s, the structure was refurbished. Since that time,
it has served as a museum and storage facility maintained by the City and run primarily
by the Eagan Historical Society.
➢ On September 8, 2013, an arsonist set fire to 0TH, causing substantial damage to the
structure and contents. The roof trusses, south and west walls, flooring and contents
were heavily damaged. The entire interior of the building suffered smoke and water
damage.
➢ At the February 11, 2014 Council workshop, the Council gave direction to pursue
proposals from architects seeking rough cost estimates and sketches of the following
three options associated with relocating /reconstructing 0TH:
• Build a stand -alone building on the municipal campus with functional space (e.g.
bathrooms, office space, HVAC, etc.)
• Reconstruct 0TH as a building addition (bump out, breezeway, etc.) utilizing
amenities of City Hall (e.g. HVAC, bathrooms, etc.)
• Use of the former Fire Administration building (3795 Pilot Knob Road) in
partnership with other arts /history /culture uses.
➢ On April 16, 2014, the Council approved a professional services agreement with
Mohagen Hansen Architectural Group, in partnership with MacDonald & Mack
Architects, who specialize in historic preservation and adaptive reuse.
➢ Mark Hansen and Steve Oliver of Mohagen Hansen, along with Stuart MacDonald of
McDonald & Mack, led a 6 -week process with a staff steering committee to define
options for the City Council's consideration.
➢ Eagan Historical Society (EHS) members Mary Ellen Voracek and Lori Tripp also attended
the kickoff workshop with the architectural team and steering committee, and provided
valuable input on the priorities of the EHS.
➢ Per the minutes of the December 6, 2013 EHS meeting, the EHS expressed three
priorities with regard to the future of OTH: 1.) Highly visible location, central to ongoing
community activities; 2.) Secure location with blend of history and modern facilities;
and, 3.) Single site for historical society functions that incorporates the 1914 OTH facade
and features.
Financial Considerations
➢ The building and contents are insured by the League of Minnesota Cities Insurance Trust
(LMCIT) for $85,915. This is the total coverage available to restore the building and its
contents. To date, approximately $10,000 of that coverage has been spent to restore
the building contents and winterize the structure. Thus, approximately $76,000 remains
in unspent coverage for the building and contents.
➢ The City has a $25,000 per occurrence deductible. All of the options offered by the
architect would require the City to incur $25,000 in costs before the LMCIT pays up to
$85,915. If the City decides not to rebuild the structure or use in any fashion, the LMCIT
would pay the City $85,915 for its loss.
➢ Prior to hiring the architectural team, the City received an estimate of $131,000 to
reconstruct Old Town Hall using new materials. However, we have since learned from
the architect, and will hear more during the presentation, that this estimate was very
low as it did not include any restoration or use of salvaged materials. Likewise, the
estimate did not include smoke removal or the cost to build a new foundation. In short,
the estimate simply "put OTH back together ".
➢ A funding source has not yet been identified for any of the options being presented.
Opportunities for fundraising do exist, particularly in light of 2014 serving as the 100th
anniversary of OTH. If desired, fundraising options could be brought back to the City
Council.
Presentation of Options /Public Policy Questions
➢ Mark Hansen, on behalf of the architectural team, will present the six (6) options
developed for the Council's review, which includes a base option of repairing the OTH
on its current site using new materials for portions of the restoration and thus not
returning the entire building to "period" 1914 conditions.
➢ The options intentionally represent a continuum of choices, many of which could be
phased over several years if the Council so chooses.
➢ Should the Council wish to proceed ahead in restoring Old Town Hall, responses to the
following public policy questions would be beneficial:
1. What is the Council's objective(s) for historic recognition of OTH?
2. What level of restoration does the Council desire for 0TH —whole building or partial
restoration?
3. Which location does the Council prefer (municipal campus, fire administration site,
or the existing OTH site)?
4. What is the Council's preference between physically connecting the restored OTH to
an existing building, versus having a stand - alone, disconnected OTH?
5. Is there an option or two that the Council would like to pursue further in the form of
specific building design sketches and more defined cost estimates?
Attachments: (1)
IV. -1 Mohagen Hansen Report
41
Citj of Eap
Old Town Hall
Restoration Study
June 5, 2014
Issued to:
Dave Osberg
City Administrator
MACDONALD & MACK Mohagen/�,
A R C H I T E C T S Hansen
Architectural
Group
MohagenjHansen Architectural Group
1000 Twelve Oaks Center Drive, Suite 200
Wayzata, MN 55391
Tel 952.426.7400 Fax 952.426.7440
Contact: Mark L. Hansen, AIA
MH Project Number 13470.00YE
4b�
City of Eakaa
Mohagen
Hansen MACDONALD & MACK
Archdoctwai M.2 A w - i r E c
Group
City of Eagan — Old Town Hall
Restoration Study
Table of Contents
Section Title Pa a Number
1.1 Introduction 1 -2
1.2 Study Objectives and Assumptions 2 -3
1.3 Background Information 3
1.4 Existing Conditions — Damage and Restoration 4
1.5 Existing Conditions — Property 5
1.6 Outline of Process 6
1.7 Executive Summary 7 -10
2.1 Site Selection — History and Criteria 10 -11
2.2 Considered Sites and Site Concepts 11
2.3 Cost Data 12 -15
2.4 Schedule Considerations 15 -17
3.1 Council Direction Setting 17
3.2 Continued Refinement, Execution Steps
and Timeline 18
3.3 Closing 18
Appendices 19
Appendix A — PowerPoint, Work Session 1
Appendix B — Meeting Minutes, Work Sessions 1 & 2
Appendix C — Concept Plans, Work Session 2
Appendix D — Historic Findings Summary
Appendix E — 0TH Restoration Cost Estimates
40111�
City of Eapo
Old Town Hall — Prior to 2013 Fire
a qa .5ao
The mission of the Eagan Historical
Society is to collect and preserve Eagan
artifacts, images and information for
display and research purposes for the
good of the community and for future
generations. The Society maintains
interpretive displays at City facilities and
at the 1914 Town Hall Museum.
Mohagen
HaneenON MACDONALD �, MACK
A,ch,te tmW A 1
City of Eagan — Old Town Hall
Restoration Study
1.1 Introduction
In response to an RFP issued by the City of Eagan, the
Mohagen l Hansen Architectural Group and MacDonald & Mack
Architects, Ltd. team of architects and restoration specialists joined
forces to submit a proposal to provide consulting services to the
City of Eagan. Services required developing options for how to deal
with the fire - damaged 1914 Old Town Hall (OTH) and how to
address program requests for the Eagan Historical Society (EHS) at
the same time. The consulting team includes a long time Eagan
resident, Mark Hansen, and colleague, Steve Oliver, architect with
Mohagen l Hansen for 11 years running. Stuart MacDonald of
MacDonald & Mack has been an architect specializing in
architectural restoration for decades and brings his passion and
expertise to bear on this effort.
Having been given some initial parameters on what options had
already been considered, the consulting team engaged city staff and
representatives of the Eagan Historical Society in an initial work
session and follow up discussions, developing viable options for the
City Council to consider. The Steering Committee was comprised
of representatives from the City and the Eagan Historic Society
including:
Dave Osberg, City Administrator
Dianne Miller, Assistant City Administrator
Tom Garrison, Communications Director
Joanna Foote, Communications Coordinator, Historical Society
Juli Seydell Johnson, Parks & Recreation Director
Christina Scipioni, City Clerk
Paul Graham, Parks Operation Supervisor
Lori Tripp, Eagan Historical Society
Mary Ellen Voracek, Eagan Historical Society
The initial study was only to include the viable options revolving
around what to do with the Old Town Hall, however, the study
expanded to include questions about how to deal with the interface
between the Eagan Historical Society and their most treasured
artifact —the Old Town Hall.
As a result, the Eagan Historical Society was asked by the City to
provide input on what kind of space and program priorities they had
that may be able to be addressed through the process of addressing
the condition of the OTH. EHS was very appreciative of the
opportunity to provide input and to relate the priorities held for
telling the story of Eagan, past, present and future. The space
requests put forth by EHS have been included in the concepts
developed as part of this study and ranged between 2,500 SF to
3,500 SF of exhibit display and supporting spaces.
Page 11
401111�
City of Fap
Definitions
1 — City Hall Addition 4 — Tear Down + FAB
2 — Municipal Campus 5 — Cedar Grove Outlet
3 — Existing Site + FAB 6 — Community Center
Viable Sites
Mohagen
Hansen .: M.ACUONALD ii MACK
,achrtecGaa;
City of Eagan - Old Town Hall
Restoration Study
1.1 Introduction (continued)
Eagan Historical Society priorities include:
• Additional exhibit space & supporting functions to display Eagan
artifacts
• Space for hosting groups for interpretive events
• A location that would help at bringing in visitors
• Accessibility -year-round access; ADA compliant
1.2 Study Objectives and Assumptions
Initial direction from the City to the consulting team, via the RFP
was to consider three options to address the condition of the 0TH:
• Option 1: Build a standalone building on the municipal campus
with function space such as bathrooms, office space, HVAC
system, etc.
• Option 2: Reconstruct the Old Town Hall as a building addition to
the existing City Hall, utilizing amenities of that building,
including HVAC, bathrooms, etc.
• Option 3: Use the former Fire Administration Building in
partnership with other arts, historic and cultural uses.
Among the options given, full restoration of the OTH to its 1914
(pre -fire) condition on its current site was excluded. Security
concerns and potential for repeated vandalism were primary
reasons for pursuing other sites for the building relocation. It was
understood that the Eagan Historical Society was generally
accepting of that, assuming some features of the building could be
saved and put on display in a new EHS exhibit space elsewhere in
the City of Eagan.
From a true historic preservation standpoint, keeping a historic
building on its original site is preferred. The consulting team
believes that there are systems that can be put in place to minimize
the risk of vandalism or another fire event and that keeping the OTH
on its existing site is worth considering.
Along with the basic information in hand, the consulting team
reviewed with the Steering Committee 6 possible sites that were
referenced by the City originally, some of which were essentially off
the table. Those sites included:
1. Municipal Campus- building addition
2. Municipal Campus - free - standing relocation of OTH
3. Existing Old Town Hall Site
4. Fire Administration Building Site
---------------------------------
5. Cedar Grove Outlet Mall Site
6. Eagan Community Center Site
Page 12
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City of Eapo
Period Photo — Interior, Old Town Hall
A'
a
The Municipal Campus Long -Term
Concept & Vision Plan from 2008 was
helpful in the consideration of possible
municipal campus sites for the Old Town
Hall.
Mohagen
Hansen MACDONALD & MACK
achrtocp s a - _ -
Group
City of Eagan — Old Town Hall
Restoration Study
1.2 Study Objectives and Assumptions (continued)
Sites 5 and 6 were removed from consideration quickly by the
Steering Committee and the focus stayed on the remaining four
sites.
Although the information and assumptions initially excluded a full
restoration of the Old Town Hall on its existing site, it became
apparent through group discussion that if there was a way to do a
full restoration of the OTH and develop 2,500 SF of space for EHS,
that would be a good scenario, at least from an historical
perspective. Options were developed that included that direction
as well.
When distilled, the objectives of the study were essentially to
address the type and extent of restoration for the Old Town Hall
and to address the program or space requests for Eagan Historical
Society, in order create a joint solution.
1.3 Background information
The City and historical society staff provide a number of background
documents for the consulting team to reference, including the
following:
• Photo documentation of the Old Town Hall in a PowerPoint
• Insurance quotes for "repairing" the Old Town Hall
• Municipal Campus Long -Term Concept & Vision Plan, 2008
• Recommendation from Minnesota Historical Society
• Fire Administration Building Sales Information Packet & Floor
Plans
• Summary of Salvageable Building Components
• Eagan Historical Society Priorities for Museum Space
• 1995 City Hall Plans
The documentation proved useful in gaining a quick understanding
of the primary drivers and other factors that would limit or enhance
one option or site location over another.
Additional information about the Old Town Hall was available on
the City of Eagan web site, history page as well as from a few news
reports and articles found on -line.
A summary of the historic findings and related historic information
is included in the Appendices.
Page 13
411�
City of Eapo
Old Town Hall Exterior— Post Fire
Old Town Hall Interior — Post Fire
Old Town Hall Exterior — Protective Efforts
Mohagen
Hansen MACDONALD c`: MACK
AlchltC twal
City of Eagan — Old Town Hall
Restoration Study
1.4 Existing Conditions — Damage and Restoration
The consulting team was able to observe the condition of the fire
damage on the Old Town Hall in person, enabling the team to
consider ways to reclaim or restore what remains. As Stuart
MacDonald stated, regarding the current condition, "I've seen
worse." His observation was that, although the fire damage was
severe and highly disheartening, he has been involved in restoration
projects where there was much less to work with and where
materials that did exist were in much worse condition to start with.
The fact that there is so much to work with is testimony to the work
of the Eagan Fire Department and others who responded so quickly
and managed to save the building and many of the valuable
artifacts.
Considerations for full restoration would have to address four major
aspects of the current condition:
1. Structural stability
2. Repair, replication and /or restoration of character defining
features and artifacts.
3. Building upgrades to meet applicable codes and performance
standard (HVAC, ADA, etc).
4. Smoke damage and lingering odors
The smoke damage to the artifacts and the building itself will have
to be dealt with to some level should any of the building be saved,
salvaged or restored. Unfortunately, the nature of smoke damage is
such that it difficult to determine what materials and artifacts can
be adequately treated to eliminate the smell of smoke completely,
if at all. Materials and artifacts will have to be worked with on a
piece by piece basis to determine the level of success for each item.
Due to excessive temperatures, the byproducts of the fire contained
in the smoke are often fused with the finish on the materials that
are exposed to the fire. As a result, treating the smoke issue
typically results in a removal and replacement or encapsulation of
the finish such that any aged appearance or natural patina is lost;
materials take on a "like new" appearance instead once the smoke
issue has been treated.
Once a philosophical direction is established for the OTH as to what
extent of restoration is desired, the consulting team can work with
smoke restoration specialists to determine what materials and
artifacts can successfully be treated. It is important to note that
treating the artifacts for 100% removal of the smoke smell may not
be possible and could influence the type of repair or restoration
pursued for the 0TH.
Page 14
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City of Eapo
Old Town Hall Aerial — Looking West
Fire Administration Building
Mohagen
Hansen MACDONALD & MACK
ArtltltBC44V A R C n C T i
Grow
City of Eagan — Old Town Hall
Restoration Study
1.5 Existing Conditions - Property
Regarding the existing property that the Old Town Hall sits on, it has
no specific historic elements that need to be preserved or
recreated. Also, the building has been relocated within its current,
original site due to improvements to the adjacent streets, making
the existing configuration even less relevant. The outhouse
structure is not considered of historic value and the consulting team
does not recommend saving or replicating it. Other site elements
include the "modern" parking lot, ADA entry ramp, private utility
structure and monument sign, none of which specifically support
the historicity of the site or 1914 building, except possibly the sign.
In considering how the site could be repurposed, assuming the Old
Town Hall was moved off the site, it was assumed that sale of the
property for some other use was not viable based on marketability
and development limitations for a site of that size and location and
due to the presence of the private utility structure on the site. The
site would best be utilized by the City as an amenity of some kind,
including possible historic recognition as the Old Town Hall site.
The consulting team also was able to visit and tour the Fire
Administration Building as they considered how that building might
be utilized to support the program requests of the EHS. The
building is a valuable resource to the city and at this point has not
been sold on the open, commercial real estate market. The
purpose -built nature of the building makes adaptive reuse a little
more challenging than if it were a simple box. The multiple levels
are relatively small and the garage space is not directly connected
to any of the floors, other than by stairs, making it difficult to be
used by the adjacent first floor occupant. The building might best
be utilized by a number of smaller groups that can adapt well to the
small footprints of space available and that have synergy as groups
with a community focus.
For additional background information, including a summary of
historic facts and information about the 1914 0TH building, refer to
the PowerPoint presentation and Historic Findings Summary in the
Appendices.
Page 15
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City of Eap
IS 19
J
Sample Planning Graphic
Mohagen
Hansen MACDONALD & MACK
archROcrurai A a C r i F E c * s
Grasp
City of Eagan — Old Town Hall
Restoration Study
1.6 Outline of Process
Following the notice to proceed with the work, the consulting team
followed the following process schedule:
Date
Task
4 -16 -14
Notice to Proceed
4 -17 -14 to 5 -1 -14
Information Gathering, Site Visit
5 -2 -14
Work Session #1
5 -3 -14 to 5 -19 -14
Concept Development
5 -20 -14
Work Session #2
5 -21 -14 to 6 -2 -14
Concept Refinement and Budgeting
6 -3 -14
Work Session #3
6 -5 -14
Final Report Submittal to City for distribution
6 -10 -14
City Council Workshop Presentation
Work Session #1 included all members from the City and the Eagan
Historical Society listed above. Work Session #2 and #3 included
limited city staff only, as noted on the meeting minutes included in
the Appendices.
The process and timeline did not allow for or call for in depth
concept development with specific plans or building designs.
Rather, concepts were developed in broad terms, with pros and
cons and issues to be weighed. Once direction is given, more time
and design effort can be spent reviewing the technical,
programmatic and aesthetic details. Mohagen l Hansen and
MacDonald & Mack Architects are eager to continue the project
development along with city staff into the subsequent design
phases.
Page16
City of Eap
City of Eagan — Old Town Hall
Restoration Study
1.7 Executive Summary
Having met the objectives of the study generally, and considered
additional options and factors more directly, the group has come
away with essentially 5 clear options for the City Council to
consider. While there are shades of grey or subtle variations that
can be considered and discussed, the group came to the conclusion
that the 5 primary options captured the range of possibilities and
provided a clear focus on options that could be supported on all
fronts and pursued in future design efforts.
In developing the 5 primary options, it was clear that there was a
hierarchy of decision making that needed to be understood. The
original 8 options had some subtle variations that could really be
addressed in other options as a phased approach, or that certain
options were only viable if there was a large push towards
developing new relationships, such as with the county. Stripping
some of those subtleties away, the decision making process came
down to the following:
1. Objective for Historic Recognition of the 1914 OTH Building
2. Whole Building or Partial Restoration
3. Location
4. Physical Link between 0TH and EHS Space
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Hansen MACDONALD & MACK
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Page 17
4*
City of Eap
Option 1
Option 2
Option 3
Option 4
Mohagen
Hansen MACDONALD F MACK
NenlfacrurM p
Cimup
City of Eagan — Old Town Hall
Restoration Study
1.7 Executive Summary (continued)
Apart from the 5 options developed and presented herein, an
original basic approach was to simply repair the 0TH, as described
on page 2 and in the insurance quote prepared by Superior
Construction. The "Base Option" assumed that much of the building
would remain but would be stripped down and rebuilt,
incorporating new materials for certain portions of the building. As
noted on the cost estimate, it did not include full restoration of the
building to "period" conditions (pre- fire /1914).
The 5 primary options being presented are as follows:
Option 1: OTH Relocated I City Hall Addition w /Link
Relocate the Old Town Hall to the municipal campus, restore it
and physically link it to a City Hall addition which contains
support and program space for the historical society.
Alternate: Repurpose the site as a city park with recognition of
the historic site with a memorial element or structure.
Option 2: OTH Relocated I City Hall Addition
Relocate the Old Town Hall to the municipal campus as a
freestanding, fully restored feature building in the landscape
southeast of City Hall; create an addition to City Hall to house
support and program spaces for the historical society; concept
allows for creative phasing of the work.
Alternate: Repurpose the site as a city park with recognition of
the historic site with a memorial element or structure.
Option 3: OTH Disassembled I City Hall Addition
Relocate significant portions of the Old Town Hall to the
municipal campus in an indoor EHS addition to City Hall which
incorporates support and program space for the historical
society.
Alternate: Repurpose the site as a city park with recognition of
the historic site with a memorial element or structure.
Option 4: OTH Disassembled I FAB Renovation
Relocate significant portions of the Old Town Hall to the Fire
Administration Building in an indoor museum space created on
level 2.
Alternate: Repurpose the site as a city park with recognition of
the historic site with a memorial element or structure.
Page 18
4b�
City of Eapo
Option 5
Municipal Campus — Open Areas
Mohagen r
Hansen MACDONALD . MACK
City of Eagan — Old Town Hall
Restoration Study
1.7 Executive Summary (continued)
Option 5: OTH Restored I FAB Renovation
Restore the Old Town Hall on its existing site, redeveloping
landscape and site features to reinforce the historic character of
the 1914 building; use 2,500 to 3,000 SF at the Fire
Administration Building for historical society program and
support space; find partnering agencies and organizations to
share the building under the city's ownership.
In each of the descriptions above, the terms "restored" or
"restoration" are used to indicate full restoration as described on
page 2 above. Options can be refined to reflect the desired level of
historic recognition — restoration or repair.
For options that propose the relocation of the Old Town Hall or the
building of new space on the municipal site, it is assumed that such
work would take place on the east or southeast side of the council
chambers, in the open grass area there. While grades and physical
connections back into the city hall public space are both challenging
aspects of the these options, creative solutions can mitigate those
factors and provide compelling space, variable access points and
numerous options for featuring the 1914 OTH building or its historic
features.
Although there are other open areas within the municipal campus,
such as the area south of the Police Administrative Building and the
area to the west of the library, the space in the middle of the
campus, just south and east of the City Hall, seems most fitting to
feature the building and to create new space for the historical
society without compromising other future programs. Specifically,
the space south of the Police Administrative Building is exceptional
space for the expansion of the city hall complex and would be
underutilized as a small exhibit addition or as the location for the
1914 building. That southeast portion of the city hall, adjacent to
the immediately adjacent to the City Council chambers is a quirky
area and would be difficult to add on to because of the nature of
the spaces on the ground level — the council chambers and
supporting spaces. On the upper level, a connection could more
readily be established, possibly by repurposing the meeting room or
reconfiguring the entry and ramped sidewalk, but existing
mechanical intake and exhaust areas would have to be modified.
Trying to add on to city hall for a unique function like historic exhibit
space makes more sense at central green space as compared to
using up the prime land area and simple connections that could be
made at the southwest corner for the purposes of some other,
more significant addition or official function.
Page 19
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Municipal Campus — Library Property
T
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1914 TOWN PALL
Old Town Hall 1976 Site Survey
Mohagon
Hansen MACDONALD L- MACK
AICMfOClutal
Group
City of Eagan — Old Town Hall
Restoration Study
1.7 Executive Summary (continued)
In considering the open space west of the library, the discussion
mostly surrounded the nature of a county /city partnership. While
there are some significant advantages, and the changing nature of
the library itself creates new possibilities, the decision not to pursue
such a concept was solidified when the group took a look at where
the city property lines occur, revealing the fact that most of the
triangular portion of the site there belongs to the county, not the
city.
In the final concepts developed and proposed by the Steering
Committee to the City Council, the objectives of the study and the
desired outcome for the historic society are addressed, to varying
degrees. Each concept has its pros and cons, its cost ramifications
and a few philosophical questions that need to be weighed by the
council in determining a direction. It is not the intent of the
Steering Committee to recommend a specific option, but rather, it is
intended that the City Council be adequately informed about the
options, be satisfied with the breadth of options considered,
understand the cost ramifications and have the ability to ask
questions of the Steering Committee and consulting team. We trust
the City Council will find this to be true.
2.1 Site Selection — History and Criteria
In considering the best location to recognize and memorialize the
1914 OTH, a number of factors came to bear. Following the
destruction by fire of the first town hall, located near Pilot Knob and
Lone Oak Road, the 1914 OTH was constructed on its current site,
nearest the center of Eagan Township. Consideration was give to
other sites that were further away but EHS stressed that their
preference was to keep the location near the municipal complex in
recognition of the choosing of the original site in 1914. The synergy
within the municipal complex and the level of activity there both
support the historic relevance of the intersection of Pilot Knob and
Wescott as the choice location for the 1914 OTH Building and the
Eagan Historical Society.
Use of apparently available space within the municipal campus will
have to be confirmed by the City Council and other supporting city
departments, but the options proposed do attempt to factor in
some of the big picture and long range considerations for the site.
In the case of the existing OTH site, there is tremendous potential to
thoughtfully recreate the setting in celebration of the 1914 history,
but it would require a commitment by the city to fully restore the
building, upgrade the site to better serve the community as a
historic asset, and to allow the Fire Administration Building to be
utilized by the historical society for the long term.
Page 110
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City of Eapn
Mohagen
Hansen M I MACDONALD ii MACK
Architacrwal R C E
Group
City of Eagan — Old Town Hall
Restoration Study
2.1 Site Selection — History and Criteria (continued)
The Steering Committee discussed concerns that the space for the
historical society in the Fire Administration Building could easily be
overtaken if the city decided to sell or rent out the entire building at
a later date. The council will need to weigh the options of keeping
the FAB as a long -term physical asset in order for options 4 and 5 to
be viable.
In determining a site's viability, the group factored in the 4 key
decision points discussed above. If a particular site had
characteristics that allowed each of these factors to be satisfied, to
some acceptable degree, then the site was considered valid. The
next tier of consideration in winnowing down the site options was
driven by how well those objectives could be satisfied and how the
Steering Committee was able to stand behind or justify one option
over another while still providing a breadth of viable options.
2.2 Considered Sites and Site Concepts
As addressed in item 1.2 above, the sites that remain under
consideration include various locations that are within the
Municipal Campus site, on the original 1914 site, or on the Fire
Administration Building site. For the municipal site options, the
open space in the middle of the campus remains the only area
utilized in the options.
The following five site concepts show the relationship of the Old
Town Hall to new program space for the historical society, with
varying degrees of historic restoration or recognition proposed, and
with varying degrees of connection between the Old Town Hall and
the program space. The pros and cons, or discussion points, for
each option are included on the following graphics and cost and
schedule information follows. A summary graphic is provided as
well that attempts to quickly summarize the base option all 5
options and their related costs.
Note that the plans are developed using an aerial photo of the
properties at the intersection of Pilot Knob Road and Wescott Road,
with graphic indicators that are scaled relative to the scale of the
aerial photo and to the program areas listed and to the physical
dimensions of the Old Town Hall. Where building areas are
indicated on the graphics for the municipal campus options, the
area shown graphically represents a single story building addition
with a portion of the lower level being used for developing multi-
level ADA access, mechanical spaces and possibly additional storage
for the historic society or other city departments. The square
footage given is the net area available for EHS programming.
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City of Eapo
a
tav - -
Early Budgeting Efforts
City of Eagan — Old Town Hall
Restoration Study
2.3 Cost Data
In developing preliminary cost data for the different options, there
were a few basic aspects to be considered that would impact the
viability of any single option. Philosophically, the consulting team
k needed to consider how much restoration would be done in any of
the scenarios as different approaches to that question would result
in a wide range of costs, not to mention strategic and technical
�- challenges. For the purposes of this pricing exercise, full restoration
is assumed in each option indicating restoration as part of the
scope. Additionally, each option includes unique characteristics
that also impact the final costs. Items such as grading challenges,
condition and capacity of existing infrastructure, access and parking,
and move costs all play out differently across the options.
On the historical side of things, the amount of restoration could play
out in as simple a way or as complex a way as is deemed best. For
example, it could be as simple as just peeling off and reconstructing
the front fagade of the building in another space, along with putting
:Calculator ck here artifacts from the original building on display. On the complex side
tart the of the spectrum, the building could be moved and fully restored
Cost down to the minutest detail, with full code and building system
upgrades on top of it. Another way to look at the restoration is to
consider just "putting it back together ", as the insurance quote
describes. The insurance coverage on the building was for standard
city property, not a historic building. As a result, the insurance
quote was based only on a "put back" approach whereby standard,
off the shelf materials, readily available in today's marketplace,
would be used to make the building sound and whole today, with as
much accuracy as is achievable without fabricating custom, period -
accurate materials. The insurance quote for that work was roughly
$131,000, of which $25,000 was the city's deductable. In the
consulting team's efforts a comparative budget was developed for a
"repair only" scenario with the price for that work coming in at
roughly $187,000, a delta of $56,000.
The cost options prepared do attempt to address the specific costs
associated with the construction related aspects of the project but
do not include other costs that could be considered Owner's costs
for set up of historical displays, hazardous materials testing and
abatement, legal fees, regulatory fees, or any costs associated with
long -term care and maintenance of any facilities. Where necessary,
the historical society or other city departments would need to build
separate budgets for items that fall into their purview. As a rule of
thumb for each of the options, carrying an additional 15% to cover
soft costs, fees, testing and a construction contingency is
recommended and included.
Mohagen
Hansen �/(0 MACDONALD & MACK P a g e l 12
Nchirmtu ai , y' 1 A 2 e I i r E c
Group ii
City of Eagan
Old Town Hall — Saved Artifacts
Old Town Hall — Damaged Ceiling
Mohagen
Hansen MACDONALD MACK
ArrhdoMral �■ a .. -
Gram
City of Eagan — Old Town Hall
Restoration Study
2.3 Cost Data (continued)
Due to the preliminary nature of this study, a design contingency of
10% is carried in the numbers provided with each element within
each option and a 10% project contingency is carried for each
option as well.
For the purposes of this report, assumptions about smoke - related
restoration have been factored in as a lump -sum budget value.
Until smoke specialists have a chance to look at the artifacts and
building elements in detail, it would be impossible to determine the
cost for such work. Developing those costs in a detailed manner can
be addressed in the next stage of development, after a direction is
more narrowly defined. We do believe there are sound methods to
address many of the smoke issues, based on our limited research,
but the next design phase will address that in more detail.
Where old materials need to be removed or worked with, a
hazardous materials abatement survey and abatement plan will be
required. Reports from staff indicate that some hazardous
materials testing was done following the fire and showed less
hazardous content than expected. Complete costs for this aspect of
the work are unknown and will require that the City first engage a
survey company to do full discovery on the project, including
reviewing any original test results or reports that the city had
prepared. A survey for a project of this size and age could run
approximately $5,000. The survey, testing and report will define
what work is required to eliminate hazardous materials from the
scope of work, and then at that point, a budget can be established
for the actual abatement efforts.
The budget pricing information provided attempts to factor in all of
this information and present it in a -la -carte format so that each cost
component can be clearly defined resulting in a comprehensive
project budget number. Where net square footages for program
area are indicated, a grossing factor of 1.2 is applied to get to the
gross square footage of the building, factoring in circulation,
structure and supporting utility functions.
Base Option: Repair in Place
Building Repair
Site Improvements
Soft Costs (20 %)
Subtotal
Project Continsenc
Base Option Total I
$ 187,000
$ 15,000
$ 40,000
$ 242,000
1(10%) $ 24,000
)roject Value $ 266,000
Page113
4111�
City of Eap
N
A
� �- MACK
City of Eagan - Old Town Hall
Restoration Study
2.3 Cost Data (continued)
Option 1: OTH Relocated I City Hall Addition w /Link
Building Move $ 20,000
Building Restoration (full w /services) note 1 & 2 $ 405,000
Building Addition (3,500 SF x 1.2 = 4,200) $ 840,000
Site Clearing (existing) $ 20,000
OTH Site Repurposing $ 100,000
Soft Cost Allowance (20 %) $ 277,000
Subtotal $1,662,000
Project Contingency (10 %) $ 166,000
Option 1 Total Project Value $1,828,000
Option 2: OTH Relocated I Citv Hall Addition
Building Move
$
20,000
Building Restoration (full w /services) note 1 & 2
$
405,000
Building Addition (2,500 SF x 1.2 = 3,000)
$
600,000
Site Clearing (existing)
$
20,000
OTH Site Repurposing
$
100,000
Soft Cost Allowance (20 %)
$
230,000
Subtotal
$1,375,000
Project Contingency (10 %)
$
135,000
Option 2 Total Project Value
$1,510,000
Option 3: OTH Disassemble I Citv Hall Addition
Salvage of Character Defining Features
$ 70,000
Building Addition (6,500 SF x 1.2 = 7,800)
$1,560,000
Site Clearing (existing)
$ 20,000
OTH Site Repurposing
$ 100,000
Soft Cost Allowance (20 %)
$ 350,000
Subtotal
$2,100,000
Project Contingency (10 %)
$ 210,000
Option 3 Total Project Value
$2,310,000
Option 4: OTH Disassemble I FAB Renovation
Salvage of Character Defining Features
$
70,000
Building Renovation( FAB 3,900 SF)
$
254,000
Site Clearing (existing)
$
20,000
OTH Site Repurposing
$
100,000
Soft Cost Allowance (20 %)
$
89,000
Subtotal
$
533,000
Project Contingency (10 %)
$
53,000
Option 4 Total Project Value
$
586,000
Option 5: OTH Restored in Place I FAB Renovation
Building Raise & Reset
$
10,000
Building Restoration (full w /services) note 1 & 2
$
385,000
Building Renovation( FAB 3,900 SF)
$
254,000
Site Clearing (existing)
$
20,000
Site Improvements /Restoration
$
50,000
Soft Cost Allowance (20 %)
$
144,000
Subtotal
$
863,000
Project Contingency (10 %)
$
86,000
Option 5 Total Project Value
$
949,000
Page 1 14
City of Eapo
Sample Project Schedule
Old Town Hall After Fire
Mohagen
Hansen n/. 0 MACDONALD & MACK
AtchrteMUra! ���11 �� A R C H t 5 E C T 5
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City of Eagan — Old Town Hall
Restoration Study
2.3 Cost Data (continued)
Note 1: Should it be determined that a full restoration of the OTH is
not required or desired, and the "repair" approach will be pursued, a
deduction of $200,000 can be taken off the Total Project Value.
Note 2: Should it be determined that a full basement with full
services is not required or desired, a deduction of $75,000 can be
taken off the Total Project Value.
2.4 Schedule Considerations
In looking at the overall time line for any of the options, a number
of factors come into play. In all cases, design and documentation
time on the front end will have to be accommodated, and,
depending on which option is being considered, the time frame for
design could be anywhere from three to seven months, depending
on what groups need to be involved and what the extent of
restoration or historic recognition will be.
Also, creative phasing of the work could allow portions of the
project to move ahead more aggressively in order to meet critical
calendar dates or seasonal time frames (winter). Even with a
creative phasing approach, the design time for the first phase alone
is likely a minimum of three months. For all of the options, there will
be steps that must be followed in series, meaning that compressing
the timeline by doing certain portions of the work at the same time
will be difficult to do. In some cases, there may be opportunities to
do a portion of the work in parallel with other portions. Where this
is possible, such items are noted with an asterisk ( *). The following
timelines are established without phasing factored in and are
developed in a linear /serial manner, unless specifically noted
otherwise.
Page 115
City of Eagan
Old Town Hall
Preserving Eagan for the Future
Mohagen �
Hansen � MACDONALD L MACK
Alchitocfnrll ,�, a 9 -
G�oup q
City of Eagan — Old Town Hall
Restoration Study
2.4 Schedule Considerations (continued)
Base Option: Repair in Place
Design, Research & Documentation
2 Months
Repair of OTH
3 Months
Site Improvements
1 Months
Total Duration
6 Months
Option 1: OTH Relocated I Citv Hall Addition w /Link
Design, Research & Documentation
6 Months
Construction of Addition
4 Months
Interior Build -Out
2 Months
Restoration of OTH
4 Months*
Repurposing Existing Site
2 Months
Total Duration
18 Months
*Restoration could overlap main construction by 2 months
Option 2: OTH Relocated I City Hall Addition
Design, Research & Documentation
Construction of Addition
Interior Build -Out 2 Months
Restoration of OTH 0 Months*
Repurposing Existing Site 2 Months
Total Duration 13 Months
*Restoration and construction occur in parallel.
Option _3: OTH Disassemble I City Hall Addition
Design, Research & Documentation 5 Months
Construction of Addition 4 Months
Interior Build -Out 2 Months
Salvaging of Character Defining Features 1 Months*
Repurposing Existing Site 2 Months
Total Duration 14 Months
*Salvage work could really start any time, once "designed ".
Option 4: OTH Disassemble I FAB Renovation
Design, Research & Documentation 4 Months
Salvaging of Character Defining Features 1 Months
Remodeling Construction 3 Months*
Repurposing Existing Site 2 Months
Total Duration 10 Months
*Salvaging and remodeling could occur in parallel.
Option 5: OTH Restored in Place I FAB Renovation
Design, Research & Documentation
4 Months
Restoration of OTH
4 Months
Remodeling Construction
0 Months*
Site Improvements
2 Months
Total Duration
10 Months
*Restoration and construction could occur in parallel.
Page 116
41111�
City of Eapaa
t=
Fire Administration Building
Mohagen FW i
Hansen MACDONALD iv- MACK
Ncnrtscmmr s� a -
Gmuo
City of Eagan — Old Town Hall
Restoration Study
2.4 Schedule Considerations (continued)
Once a direction is defined and the scope of work is better
understood, the consulting team can look at opportunities to
compress the schedule and look at ways to phase the work
appropriately.
In all cases, it is assumed that abatement testing, planning and
execution are done in parallel to the primary design efforts.
Refer to the Appendices for additional detailed breakdowns for the
cost of restorative /salvage work.
3.1 Council Direction Setting
Based on the information contained in this report, it is expected
that the City Council would consider the options presented, raise
questions, and provide the Steering Committee with clear direction
about options to pursue or other avenues to consider.
In an ideal scenario, the City Council would select an option for the
consulting team to execute, but the realities are that some
questions will require deeper investigation before they can be
adequately answered. The council may even chose to shake up the
criteria and assumptions the group worked from to have the
consulting team considering a new direction altogether.
If possible, the Steering Committee would like to at least see that
the 4 major questions posed in section 1.6 would be answered as a
means to narrow down the options to only those that address the
council's priorities.
1. Objective for Historic Recognition of the 1914 OTH Building
2. Whole Building or Partial Restoration
3. Location
4. Physical Link between OTH and EHS Space
With the number of options narrowed down to one or two, the
consulting team could then pursue those options with deeper
design study and research (schematic design), to move towards a
One of the questions that the City Council may be able to answer
very directly is that of location, or, is the use of the Fire
Administration Building fully in play. If not, then all scenarios that
include the FAB can be taken off the table and the focus can shift to
those options that are successful without it.
Based on City Council discussion, questions and direction, the
consulting team, Steering Committee and historical society
representatives can proceed with the next steps as may be needed.
Page 117
41�
City of Eapo
Old Town Hall Interior — Pre Fire
Mohagen
Hansen ( MACDONALD E• MACK
AscnirocruW
Group i�3s
City of Eagan — Old Town Hall
Restoration Study
3.2 Continued Concept Refinement, Execution Steps and Timeline
Should the Council be able to give direction to proceed with the
investigation and development of one or two of the options, the
consulting team proposes that a contract for Schematic Design
services be developed as the first step to a full design and
documentation process. Refinement of multiple options to a more
in depth Schematic level would include the development of specific
floor plans, in the case of any building additions, specific research of
restoration elements (smoke issues, replication details, structural
conditions) so that more specific pricing can be performed. During
that effort, other specialists should be engaged as part of the design
team or directly by the owner, including services for a topographic
survey, as -built documentation of existing buildings and sites,
hazardous materials surveys and abatement planning, soil borings,
smoke restoration, civil engineering and landscape design.
Depending on the city's ability to procure services in creative ways,
a General Contractor and major mechanical, electrical, plumbing
and fire protection subcontractors may be able to join the team to
provide a full service package via a design -build delivery method. If
the city is not able to creatively subcontract the work and public
bidding is required, then mechanical, electrical, plumbing and fire
protection consulting engineers will also need to be involved in the
Schematic Design process. Once Schematic Design is complete and
pricing is confirmed, the City can give final direction to pursue a
single concept through standard Design Development and
Construction Documentation phases in preparation for bidding and
construction, in whatever delivery method is chosen.
Following the City Council meeting and direction setting, the
consulting team and Steering Committee will need to reconvene to
set critical time frames for the ongoing work, establish contractual
arrangements, and to establish a list of "to do" items for each team
member. Having a clear work plan and list of responsible parties
will ensure that the project will progress efficiently and smoothly.
Assuming this effort can happen immediately after the council
meeting in June the design team could mobilize on the Schematic
Design efforts within a few weeks and would be able to complete
the Schematic Design Phase in about 8 weeks or 2 months.
3.3 Closing
The consulting team considers it a privilege to have assisted the City
and the Steering Committee in the development of this report and
the information contained herein. We look forward to the
opportunity to assist further in bringing about the desires of the
Eagan City Council and Staff, the Eagan Historical Society and the
residents of Eagan in the restoration of the Old Town City Hall
Building.
Page 118
411�
City of Eapa
Old Town Hall Interior — Pre -Fire
City of Eagan — Old Town Hall
Restoration Study
Appendices
The following appendices are provided for the City Council to be
able to track the planning process and discussion within the work
sessions as well as to refer to the same historic and other project
related information that was made available to the design team.
Appendices include:
A. PowerPoint Presentation — Work Session 1
B. Meeting Minutes —Work Session 1 -2
C. Concept Plans — Work Session 2
D. Historic Findings Summary
E. Cost Estimate — Repair & Restoration Work
K:�Jobs�Eagon_ Town _ Hall _ 1347901_ Adrnin�Corres�Report�13479 _Eagan_OTH Study- Report.docx
Mohagen
Hansen MACDONALD E MACK
AMM OCtUBI A 4 -
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Page 119
Meeting Agenda
• Introductions
.h
City of Eagan
Old Town Hall Restoration Concepts
r
❑
Work Session 1
Old Town Hall
• Project Process and Understanding
Old Town Hall
Restoration
Restoration
Concepts
Work Session 1
May 2, 2014
Concepts
Work Session 1
May 2, 2014
Meeting Agenda
• Introductions
.h
• Project Goals and Objectives',
• Historic Priorities
fir•
• Functional Priorities
• Project Process and Understanding
Old Town Hall
Restoration
• Schedule
Concepts
Work Session 1
May 2, 2014
• Work Plan
• Deliverables
• Looking Back — Historic Status and Background
• Looking Forward - Concept Development
• Looking Abroad - Precedent Review
• Direction Setting
• Next Steps M-;
�•�
JIB
Historic Priorities
• Save and display artifacts that were on display before the fire
• Save and display character defining features of the building.
• 1914 Fagade
■ Interior Features
• Recreate some interior elements using salvaged materials.
■ Actual vs. Replicated
Functional Priorities
• Museum Display of artifacts (from OTH and Eagan archives)
• Code Compliance, Accessibility
• HVAC, Humidity and Climate Control, Fire Suppression
• Classroom Space
• Office and Work Room
• Storage and File Space
• Restrooms
• Parking
l-Jdhp
Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
Mofepan
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7
Schedule agar;
• Working towards June 6th Council Presentation
i 1' M4
Work Plan;,,
• Session 1: Friday May 2 l� 1N '11
?j )�� ) Old Town Hall
• Session 2: Friday May 16 Restoration
Concepts
• Session 3: Friday May 30 Work Session,
- May 2, 2014
Deliverables
• Historical Findings
• Process Documentation
• Concept Options
• Concept Pricing M n� 5
I`�:,
• Final Report
Historic Status & Background
at�ttlu
• 1860 Eagan Township Established
• 1893 Town Hall built at Lone Oak and Pilot Knob
• 1914 Original Town Hall destroyed by fire sw
• 1914 Town Hall built on new site (current location) Old Town Hall
Restoration
Concepts
• 1965 Town Hall activities moved to new building
Work Session 1
• 1980's Pilot Knob widened — OTH moved 6' May 2, 2014
• 1990 Eagan Rotary renovates Old Town Hall
• 2013 Fire damages Old Town Hall
M ;
Q
Historic Status & Background
• Old Town Hall is not on National Register
• No County or City historic designations apply
• Historic restoration in place is not desired
• Need to determine what can and should be saved
• Available insurance funds are $86,000
• Additional historic data desired
• Other regional historic considerations
1
Existing Property
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Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
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Concepts
Work Session 1
May 2, 2014
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1 - Cedar Grove Outlet 4 - Municipal Campus
2 - Community Center 5 - Existing Site + FAB
3 - City Hall Addition 6 - Tear Down + FAB
Pros
• Highly visible site
• Brings elements of history
to the new district
Cons
• Not at the heart of the city
• Not at the municipal campus
• Isolated, limited security
• No support buildings
• Increased construction cost
• Significant relocation cost
• Land revenue vs. city use
• Loss of historic locale
1 -Cedar Grove
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Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
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Old Town Hall
Restoration
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Work Session 1
May 2, 2014
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Pros
• Reinforces sense of community
• Public facilities nearby
Cons
• Limited site areas
• Not at the municipal campus
• Limited security; vandalism
• No support buildings
• Increased construction cost
• Significant relocation cost
• Loss of historic site
2 - Community Center
Pros
• On municipal campus
• Fits with municipal zone
• Access to support facilities
• Increased security
• Building addition yields new
program opportunities
Cons
• Building addition difficult
• Challenging topography
• Increased construction cost
for building addition
• Loss of historic site
3 - City Hall Addition
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Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
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Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
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Pros
• On municipal campus
• Site has a good "feel'
• Topography is manageable
• Buildings relate well
• Increased security
• Ancillary support via existing
buildings, limiting costs
• Fits in municipal zone
Cons
• Relocation costs
• Limited new program space
• Loss of historic site
4 - Municipal Campus
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Old Town Hall
Restoration
Concepts
Work Session 1
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Work Session 1
May 2, 2014
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4 - Municipal Campus: Site Improvement Plan
II
Pros
• Near municipal campus
• Visible to community
• Less cost; restore in place
• Maintain original site
• Program opportunities at FAB
Cons
• Limited parking
• Limited new program space
• No support spaces adjacent
• Security issues remain
5 - Existing Site + FAB
Pros
• Near municipal campus
• Visible to community
• Less cost; restore in place
• Maintain original site
• Program opportunities at FAB
Cons
• Limited parking
• Limited new program space
• No support spaces adjacent
• Security issues remain
6 - Tear down + FAB
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Old Town Hail
Restoration
Concepts
Work Session 1
May 2, 2014
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Old Town Hall
Restoration
Concepts
Work session 1
May 2, 2014
Restored
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Concepts
Work Session 1
May 2, 2014
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Concepts
Work Session 1
May 2, 2014
9
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Concepts
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Work Session 1
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Old Town Hall
Restoration
Concepts
Work Session 1
May 2, 2014
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11
Meeting Minutes
1000 Twelve Oaks Center Dr. Tel 952.426.7400
Suite 200
Fax 952.426.7440
Wayzata MN 55391 www.mohagenhansen.com
Memo To: Project Team
Date: May S, 2014
From: Stephen M. Oliver, AIA, NCARB
Meeting Date: May 2, 2014
Location: Eagan City Hall
Project: Eagan Old Town Hall Restoration
Mohagen I Hansen Project No.13479.00YE
Mohagen
Hansen
Architectural
Group
7 or
0
Attendees: Dave Osberg, Dianne Miller, Tom Garrison, Joanna Foote, Christina Scipioni, Juli Seydell Johnson,
Paul Graham, City of Eagan
Lori Tripp, Mary Ellen Voracek, Eagan Historic Society
Mark L. Hansen, Mohagen I Hansen Architectural Group
Steve Oliver, Mohagen I Hansen Architectural Group
Stuart MacDonald, MacDonald & Mack Architects
The following Memorandum is submitted as a representation of the information exchanged, actions agreed upon, and discussions that took place.
If no exceptions are received by Mohagen/Hansen Architectural Group within five (5) working days of issuance of the Memorandum, it shall be
deemed all are in agreement with the contents of the Memorandum.
Item No. Item Action
1.1 Mohagen I Hansen presented a PowerPoint slide show as a basis for guiding discussion
and to pose questions and options for consideration.
1.2 The understanding on the part of the design team was that certain options were possibly
off the table, but the group discussed them to confirm the assumptions. Excluded from
viable or desired options were the Cedar Grove Outlet site and Community Center site.
1.3 Although there were public reports indicating that full restoration of the building was
not under consideration, the group did not specifically scratch that from the options.
1.4 Historic priorities for the Old Town Hall were discussed and included four tiers of
preservation or restoration.
a. Restore the building, in its entirety on its current site.
b. Move the building to a new site; restore it in its entirety.
C. Save large portions of the building, intact, and relocate them to another building for
interpretive display.
d. Exhibit smaller portions of the building in another building for interpretive display.
1.5 Stuart MacDonald, historic preservation specialist, indicated that, due to the fact the
building was not on the National Historic Register or any other formal historic
preservation list, grant money for restoration was not available. Some funding could
come into play if there was a "museum" aspect to the project, as a display space for
artifacts from the building and contents.
0 Mohagen /Hansen Architectural Group
■
Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 1
May 8, 2014
Page 2 of 7
1.6 Character defining features of the 1914 building include the fagade, shutters, trim, voting
booths, corn cob in wall, wainscot, wood flooring, stove and benches.
1.7 The group discussed the idea of salvaging parts of the building in lieu full restoration.
Generally everyone was open to that approach, as long as the feel of the original building
could be adequately related to visitors by recreating interior elements from salvaged
materials.
1.8 Preservation and restoration is best achieved when existing materials are reused first and
then matching materials are incorporated to replace materials that have been damaged
beyond recovery or lost altogether. Stuart also indicated that this building is in better
shape, post -fire, than some other buildings have been that he has restored.
1.9 The ceiling material was assumed to be original. MacDonald & Mack can do field work,
if needed, to confirm this and other aspects of the existing building (nail patterns and
paint layers, for example).
1.10 Concerns remain over continued, possible vandalism or risk of fire. Whatever form the
restoration takes, fire and vandalism prevention must be considered. Code upgrades
will likely be required and would address the fire issues generally, with a sprinkler
system.
1.11 Location of a relocated building was discussed. The council indicated they were open to
various locations as long as there was a sense of place coupled with the practical needs of
EHS. The municipal campus idea is preferred over other remote sites because it is still
"central to the township" and is visible from the current site. The group agreed that the
existing parcel is no necessarily critical. EHS is generally concerned more with meeting
long term needs as opposed to salvaging the building in its current location. Also, there
is a varied spectrum of opinion just within the EHS.
1.12 Built, historic assets are very few in the community. Keeping as much of the OTH that
people can readily see is desirable.
1.13 It was suggested that, should there be a new support building connected to the existing
building, that the place where the fire did the most damage could be a logical connection
point.
1.14 Humidity concerns will be challenging. Stuart discussed how artifacts and documents
are best kept in an environment with 40% humidity while the building requires a much
lower humidity level. It requires balance.
1.15 As an approach to dealing with humidity, the existing building could remain intact and
uncontrolled with respect to humidity, but then historic artifacts could be kept in a
separate, although potentially connected space that would be fully controlled (an archive
room). A basement could be developed below the historic building as a way to
incorporate HVAC and sprinkler systems, as well as other support spaces.
1.16 The current site actually has three structures on it. Should it remain as such and
modifications be made, the ordinance may have to be reviewed with respect to multiple
buildings on one site. Existing buildings include the Old Town Hall, Outhouse and the
Utility Building.
N Mohagen/Hansen Architectural Group
0
Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 1
May 8, 2014
Page 3 of 7
1.17 Eagan Historical Society does not believe the historic value would be lost if the building
were moved from its current site. Recreating it would result in lost historic value.
1.18 In the case the building is moved off its current site, the remaining parcel could be
repurposed as a commemorative site, redeveloped to include park amenities and could
be set up to develop intentional viewpoints to the east to a new location for the historic
building.
1.19 If the site is vacated, the remaining foundation could be reused to support a park
structure or could have some other commemorative delineation applied.
1.20 As an idea, the new historic site and installation could reflect or tell the story of Eagan
more broadly, including telling the story of Eagan clubs and companies and other
forward - looking aspects of the city. The installation could blend the 1914 history of the
OTH with other historic communication. Display should be changeable over time to
accommodate history yet to be made.
1.21 In developing concepts for the new OTH location, the OTH could remain stand alone
with a separate space or building created to house historic archives for the city at large.
Or, the OTH could be co- located with the new space for historic display. EHS prefers the
latter approach as there's programming synergy that comes from have the town hall as a
historic feature to interact with.
1.22 The applicable building codes will be based around the "IBC for the Existing Buildings ".
Generally the existing building will brought to code, including egress, ADA compliance
and fire protection.
1.23 In 1965, a new town hall was built on the site of the current Fire Administration
Building. The 1914 building was converted to a garage by one of the city's public works
employees. Flooring and floor structure was removed and stored and a garage door was
installed on one end. The 1990 renovation reversed those modifications.
1.24 Six concepts were presented in the PowerPoint. Concept 1 (Cedar Grove) and Concept 2
(Community Center) were scratched. Originally consideration for those options was
based on the idea of "intercepting a crowd ". Negative aspects of these options far
outweigh any exposure created in these other settings.
1.25 Concept 3 involves moving the OTH over near the existing City Hall, east of the lower
level entry and council chambers. The OTH would be connected back to the City Hall
building with a link. Support spaces in the City Hall would be utilized and the reception
area could be repurposed for EHS functions. This location could impact future plans for
expansion of the main building and grading challenges here could result in higher costs.
1.26 As a consideration, the new building location should result in visual identity from the
surrounding area, such that the 1914 facade is recognizable in part or in whole.
1.27 Concept 4 involves moving the OTH into the open green space southeast of City Hall, or
possibly across the street in the green space closer to the library and the water park. If set
closer to the water park, outdoor picnic areas and restrooms could be developed around
the building as an amenity for the water park visitors (currently picnic areas for large
groups are in short supply). The building could be set on new basement foundation to
allow for extra MEP space and some support space for EHS programming.
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 1
May 8, 2014
Page 4 of 7
1.28 It was suggested that as a new site is considered for the 1914 building, that the location
should be developed with an understanding of what the backdrop is — how the building
is sited in order to create a look and feel that relates a strong and clear message — a
quintessential Eagan photo.
1.29 EHS related concerns about a new site interior to the municipal campus being too far off
the main road — buried among the other buildings and site features.
1.30 As a variation for concept 4, the OTH could be relocated as a standalone building, with
no other buildings or support spaces, or, it could be relocated, restored in its entirety,
with support spaces developed with it.
1.31 Concept 5 involves restoring the existing building in its existing location and using the
FAB as the support space for EHS programs. Other partner agencies would be needed to
fill out the balance of the existing FAB space not needed by EHS. Parking would have to
be considered in detail. EHS likes this approach.
1.32 Renovation of the FAB for EHS and other community functions would be cheaper than
building new space, as in concept 4.
1.33 The building value issue still remains a sticking point for the city council. The use of the
FAB for non - revenue generating community partners and /or paying tenants would have
to be considered by the council, with a commitment to maintaining the building as a
community asset and amenity for the long term.
1.34 Concept 6 involves tearing down the 1914 building, relocating salvaged portions to a
new EHS display area at the FAB, and repurposing the site. Additional EHS program
space would be developed in the FAB and other partner agencies could use the balance
of the space. Again, parking at the FAB would have to be reviewed in detail.
1.35 The FAB is 13,500 GSF in size, consisting of 8,300 SF of office space, 1409 SF of garage
space and 3,700 of storage space in the lower level. Using the building for assembly or
classroom spaces would require more parking stalls that are currently available, per city
ordinances. Currently there are about 50 stalls there.
1.36 As an exercise, the team could do a space needs assessment for EHS in more detail to
determine how much of the FAB space would be needed for EHS functions as compared
to being available for partner agencies or compatible tenants. Based on what remains
vacant, the city could begin identifying compatible users. Initially EHS targeted 2,500 SF
of space (1,000 SF like the 1914 space, 1,000 SF research/work space, 1,000 SF for
increased archival display — the total of 3,000 SF was scaled back to 2,500 SF as a bare
bones approach). On the high end, EHS could make use of approximately 5,000 SF. EHS
to develop specific space needs and wants (not necessarily a bare bones approach). EHS
1.37 Renovation of the FAB could run in the range of $40 to $50 /SF (rough, ballpark). The
existing building is relatively open in terms of structural elements. This helps.
1.38 The group referenced the Fire Safety Center history wall as a good example of how to tell
the broader Eagan story. A site visit is recommended. MH /MM
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 1
May 8, 2014
Page 5 of 7
1.39 EHS has done some humidity testing of the FAB, with the thinking that it could be used
for archival display. Reports show good humidity levels for such a use. Depending on
final scope and archiving demands, some retrofitting of HVAC may be required in the
FAB. Additionally, lighting upgrades, for energy and for use, would be worth looking
into.
1.40 EHS related their concerns that sharing a building with other partners could leave them
vulnerable to getting forced out by the needs of other tenants to grow in place. EHS
would want a commitment from the city that protections would be in place under formal
agreements to make sure EHS would not get displaced.
1.41 EHS also related their "deal breakers" as:
a. Not rebuilding or restoring in any way.
b. Not having new space to increase program and improve operations.
C. Total loss of 1914 look and feel.
1.42 Possible sponsoring partners could include Thompson - Rueters, Blue Cross & Blue Shield
as donors whose history could be told as part of the museum display. Additionally,
Dakota County Historical Society could be a participating partner and tenant.
1.43 Stuart discussed precedents to help the group understand how a historic structure could
be restored, relocated or memorialized in part. The Bottineau House was an example of
relocating a structure to a new basement foundation, with minimal tempering of the
space, and full historic restoration. Other examples included the relocation of complete
or partial structures with varying degrees of upgrades and restoration. One example was
the Franklin House in Boston where a "ghost structure" commemorated the original
building configuration. The Pine River Depot example showed full restoration of a
relocated building, with full supporting systems and code upgrades incorporated into
the project.
1.44 The question was raised as to whether or not the 1914 building could be put in the FAB
in its entirety. This is not likely viable due to height restrictions, but certainly the main
fagade would fit. Repurposing the fagade as an exterior portal is not recommended, from
a technical side or a historic commemoration perspective.
1.45 The question was raised about co- locating the entire 1914 building on the FAB site,
connecting the two with an all- weather link. While possible, this would require taking
parking and access off line, creating more pressure on the existing parking. The existing
OTH site could be reworked as a parking lot for the FAB site to try to offset the loss.
1.46 The suggestion was made that the 1914 building could be rotated on its current site so
that it would face the FAB, where support space and programming would happen.
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 1
May 8, 2014
Page 6 of 7
1.47 Generally, the group was in agreement that relocating the OTH to the municipal site,
with new program space for EHS, was a viable and attractive solution. Variations of that
concept (concept 3) were discussed and included (see attached sketches):
a. Move OTH to city hall green space; build addition to city hall to house EHS
supporting functions; OTH to be fully restored as a freestanding building linked to
the EHS addition.
b. Construct a new museum /cultural addition to the city hall building, using the green
space to the southeast; OTH to be relocated to the INTERIOR of the museum
addition, fully intact and restored.
C. Construct a new museum /cultural addition to the city hall building, using the green
space to the southeast; relocate portions of the 1914 building to an archival display
space inside the new building.
d. Move OTH to city hall green space; build a small addition to city hall to house some
EHS supporting functions; repurpose the interior reception area inside the existing
city hall for additional EHS support functions; OTH to be fully restored as a
freestanding building linked or not linked to the EHS addition.
1.48 If the County was favorable, each of the above concepts could be developed at the
Dakota County Library, using the open space to its west.
1.49 EHS holds that it is more important to bring real pieces of the OTH to a new location
rather than building a whole new structure made to look old (replica). The building is
the city's number one artifact.
1.50 From a staffing standpoint, it was recommended that new EHS program space be co-
located with other existing functions that had staff that could assist in maintaining open
access to the display. Goal at this time is to avoid adding FTE's.
1.51 Possible program partners at the FAB could include Dakota County HS, Eagan City
Visitor's Bureau, Chamber of Commerce, Arts programs and commercial tenants.
1.52 EHS does not intend for the new installation to be a full scale museum.
1.53 The FAB could be repurposed by the city for other functions, totally excluding EHS, so
having viable options that do not rely on the FAB are important to develop.
1.54 Scenarios that do not provide new EHS space that it reasonably contiguous with the OTH
building are not desired. For example, housing EHS in the FAB, but locating the OTH by
city hall results in too much discontinuity. A stand alone OTH only works in the case
that it is restored in its current location and support spaces are located in the FAB. Goal
is for a one stop shop for EHS activities.
1.55 In considering options further, it should be expected that compromises will be required.
It is possible that not all desires will be able to be satisfied in all options.
1.56 It was noted that the broker contract with Cassidy Turley expires in August. Outcome of
this process could impact the decision to continue or discontinue that relationship.
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 1
May 8, 2014
Page 7 of 7
1.57 The design team will continue refining the concepts and documenting them for ongoing
consideration. The goal is to prepare materials for the June 10th meeting that give the city
council clear options and information from which they can give solid direction for
execution. Options that will be developed further will include:
a. Restoration of the OTH in place. No further EHS program space.
b. Municipal site scenarios described above.
C. Two FAB scenarios (concepts 5 and 6).
1.58 City staff will work on developing a list of possible partners to participate in the FAB
concepts. COE
1.59 The city needs to consider two public policy questions:
a. How much historical society programming does the city want if FAB is utilized?
b. What can't we (EHS /city) do today that we (EHS /city) could do in new space?
1.60 Next meeting date is yet to be determined, but will be on May 16th or later. As of 5 -8, a
meeting date of 5120 at 2 PM is under consideration. A third meeting will be held on or around
the 30th of May.
K. \ Jobs \ Eagan_Town_Hall_13479 \ 01_Admin \ Corres \ 13479_MM_Session_1_050814.docx
0 Mohagen/Hansen Architectural Group
Project Notes
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Memo To: Project Team
Date: May 27, 2014
From: Stephen M. Oliver, AIA, NCARB
Meeting Date: May 20, 2014
Location: Eagan City Hall
Project: Eagan Old Town Hall Restoration
Mohagen I Hansen Project No.13479.00YE
Mohagen
Hansen
Architectural
Group
Attendees: Dave Osberg, Dianne Miller, Tom Garrison, Joanna Foote, Juli Seydell Johnson, City of Eagan
Mark L. Hansen, Mohagen I Hansen Architectural Group
Steve Oliver, Mohagen I Hansen Architectural Group
Stuart MacDonald, MacDonald & Mack Architects
The following Memorandum is submitted as a representation of the information exchanged, actions agreed upon, and discussions that took place.
If no exceptions are received by Mohagen/Hansen Architectural Group within five (5) working days of issuance of the Memorandum, it shall be
deemed all are in agreement with the contents of the Memorandum.
Item No. Item
2.1 Mohagen I Hansen prepared color graphics that showed each of the 8 concepts within the
context of the existing site conditions and to scale. Concepts were presented and
discussed for their pros and cons.
2.2 The 8 concepts represent a continuum of construction intensity, restoration level and
overall cost. At the most basic, one concept involves basic restoration of the building
only, with no new space for EHS. On the opposite end of the continuum, a new EHS
museum space could be developed and would include the OTH as part of the
interpretive installation.
2.3 While specific cost information was not included in the discussion, M I H provided
magnitude cost comparison for each of the concepts (number of dollar signs). It was
noted that cost should not be a factor in eliminating an option. All viable and desired
options needed to be presented to the council, with cost data, to allow them to discuss
pros and cons. Depending on the scenario, there may be funding capacity in the
community — public or private — that could make a more costly option more likely to be
successful.
2.4 Stuart noted that, although not indicated in the concept graphics, the typical strategy in
historic architecture would be to keep a building in its original orientation (compass
direction) if moved to a new site. Future concepts will explore the idea relative to other
goals of any relocation efforts.
2.5 The question was asked if the fire and the fact that it was a crime was an intriguing part
of the history to be noted in the new OTH, or if it was not worth noting or should not be
noted. Stuart's recommendation was to treat the fire event as part of the history, but not
necessarily making the cause a big deal either way.
0 Mohagen /Hansen Architectural Group
Action
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 2
May 27, 2014
Page 2 of 5
2.6 Issues related to the smoke smell are under investigation and will be factored into the
final concepts and pricing assumptions.
2.7 When considering the level of "restoration ", it will be necessary to determine if what the
city desires is a "put back" approach (just using similar materials that are readily
available to put it back together and make it usable) versus doing a full period
restoration (conserving or restoring materials, using exact match, custom materials for
missing items, aged finishes to replicate, etc). The former is what the insurance quote
was based on. The latter is much more involved and can be done to different levels or
varying degrees of authenticity based on the philosophical bent of the city. Stuart can
provide additional guidance on what that entails.
2.8 Grant money would not likely be available because the building was not registered as
historically significant. Museum funds could be available. Moving the building makes it
even less likely to find grant funding.
2.9 EHS has determined that there's no desire to pursue a historic designation or
registration.
2.10 Degrees of restoration can be explored, including the idea of including a basement as
utility support space from which new HVAC and sprinkler systems could be fed. An
alternate approach would be to make the building a seasonal destination only - not
heating upgrades.
2.11 Conservation of the building could be done by creatively cutting away the damaged
materials and then adding in new materials that are noticeably different by intent. This
approach is done as a way to make it clear what elements are truly "historic" or original
to the building.
2.12 With respect to concept 5, keeping the public image of the OTH could be very important
to the public - that the building could be seen and appreciated on a daily basis.
2.13 The group discussed the idea of altering the grade condition on the existing site to
eliminate the handicapped ramp. It was noted that the building, as far as is known, has
always been set slightly above grade with single slab step at the front. The
understanding is that the building was slightly raised when it was moved back from the
road. In a new arrangement or on a new foundation, the same relationship to grade
should be maintained. Wheelchair access, currently accomplished through the front via a
wood ramp, could be redone to eliminate the ramp or to bring folks in another way (less
desirable from an equity standpoint). It was also noted that permanent or portable
ramps could be integrated into the interior restoration to solve issues relative to the
platform at the back of the space.
2.14 For concepts where the OTH is connected back to City Hall with a link or a building,
physical connection to the OTH should be done so that the photogenic quality of the 1914
fagade is not compromised by the modern construction.
2.15 At the FAB, EHS could use some of the space for storage of larger historic items, as a
restoration work area and for storage for the general collection.
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 2
May 27, 2014
Page 3 of 5
2.16 In considering how the FAB gets used, the idea of having some space on the same floor
as the EHS is critical for keeping the exhibit space open without having to provide formal
staffing of the space. Co- locating a good supporting function or agency would be ideal.
2.17 The idea of connecting the FAB garage to its lower level was discussed. This is likely not
viable as the garage appears to be at a half level. It would take a lot of work to get the
two connected properly.
2.18 Regarding concept 6, the idea of peeling off the 1914 fagade and overlaying it on the
south end of the FAB was reviewed. Technical limitations would make it very difficult
and costly to pull off. Philosophically, from a preservation/restoration perspective, it is
not desirable.
2.19 An option, referred to as 6A, was discussed and entailed moving the OTH to the FAB
property and placing it in the "yard" south of the building. It could then be connected
with a link or could be indirectly connected via sidewalks and stairs. Challenges with
the grades and half levels would make ADA access very difficult. Additionally, placing
the entire OTH on the FAB site would render the FAB site unmarketable in the long term.
The city would have to weigh the impact of that.
2.20 Another option was discussed that included doing option 6 as presented, but then doing
a ghost structure on the existing site as a way to commemorate the original location.
2.21 The existing OTH site is not contemplated for sale.
2.22 A hybrid option was discussed whereby the OTH would be moved to the municipal
campus and EHS space would be developed in the FAB. This had been discussed in the
first work session, but was not desirable due to the lack of connection and the
requirement to cross Pilot Knob Road to get to the OTH for actual presentations.
2.23 For concepts 5 and 6, the team will develop some ideas for what kind of tenants or
partnering agencies would make sense for co- location in the FAB. From session 1, city
staff was to provide a listing of possible groups or functions. MH /COE
2.24 Originally, city council sentiment was to vacate the existing OTH site — that restoration of
the building in a different location was preferred. Not sure what the drivers were
(possibly resale value or security issues). At the time, EHS assumed that if they wanted
more space (2,500 SF), that it would have to include the 1,000 SF represented by the OTH,
so working with the existing building ONLY, was not desired. In looking at option 5
now, EHS would be more interested in keeping the OTH on its current site if the desired
2,500 SF of work and display space can be accommodated in the FAB.
2.25 When considering a restoration of the existing building (in situ or relocated), EHS views
the maintenance and care required for a standalone building as a drawback. This would
have to be worked out with the city for a long term approach that makes sense.
2.26 Juli indicated that there are a number of space utilization studies underway within city
departments. It may work out that, through a few strategic moves, space could be
created to accommodate the EHS work and display space without a building addition.
Co- locating it with the final resting place for the OTH, in part or in whole would be
critical to EHS operations.
0 Mohagen/Hansen Architectural Group
Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 2
May 27, 2014
Page 4 of 5
2.27 Burned remnants from the OTH could be extracted and put on display in EHS space (as
described above), while the OTH would be erected somewhere on the municipal campus
with a conservation /preservation approach as described it item 2.11 above.
2.28 For option 5, the OTH could be restored in place, or raised and set back down on a new
foundation that could provide non -public support space.
2.29 Taking option 5 off the list was discussed. It would be assumed, then, that the OTH
would be on the municipal campus. Drivers for eliminating option 5 would be: parking
shortage, security /vandalism, lack of connectivity to other programming, crossing of
Pilot Knob for access. Discussion concluded that option 5 would remain on the list.
2.30 In a final review of the options, 3B was eliminated, as was 4A (4A being a component of
3D accommodated by phasing). 413 was also eliminated as there was no official direction
to pursue a collaborative connection with Dakota County due to the complexity of the
relationship and the county's ability to respond to a quick timeline. The final report will
reference the options for working with the County in case the council would find it
worth pursuing.
2.31 With option 3D, EHS desires some kind of serious commitment from the council that
finding good space for EHS near the OTH location would be accomplished.
2.32 In looking at the concepts generally, there's a decision making matrix that needs to be
understood. The decisions that can be made specific to the OTH and the EHS program
needs can be played out on a number of different sites. The following diagram shows the
decision making path and related optio
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Meeting Minutes
Eagan Old Town Hall Restoration
Concept Development Session 2
May 27, 2014
Page 5 of 5
2.33 EHS prefers that the new display and work space be physically connected to the restored
OTH as an operational advantage. If the OTH is not physically connected back to an
EHS space, then the OTH stands out as more of a photo op or feature building to be
appreciated on its own.
2.34 With respect to heating of the OTH, EHS desires this as a way to increase use and access
throughout the year. If not heated, the OTH would be a seasonal destination only.
2.35 It was stressed that the priorities for EHS are having the feel of the 1914 OTH with
program space. The initial assumptions were that the OTH space (1,000 SF) would be
part of the display space requested by EHS. The other program areas of 1,500 to 2,000 SF
would be in addition to that. An alternate scenario would be to accommodate the 2,500
to 3,000 square foot request independent of the OTH restoration. That scenario would be
a "home run" scenario for EHS. Some of the concepts reflect such a scenario.
2.36 The question was asked, "What is the expectation of the public ?" This may need to be
worked out through some public presentations to glean input and build consensus
among interested citizens.
2.37 Final packets /reports will be submitted to Dianne, for distribution to the council, on the
5th of June. Final discussions and edits from the 6/2 meeting will be incorporated. The
packet will provide all the background of the discussions and options considered but will
not provide a recommendation.
2.38 The presentation at the council meeting will likely be a 20 minute walkthrough of the
report, but focused mostly on the primary concepts that "rise to the top ".
2.39 Next meeting date is June 2nd at 1:00 PM.
Refer to the attached concept plans for a record of what was presented, including some edits and comments
incorporated after the meeting.
K: \ Jobs \ Eagan_Town_Hall_13479 \ 01 Admin \ Corres \ 13479_MM_Session_2_052714.docx
N Mohagen/Hansen Architectural Group
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MACDONALD & MACK
A R C H I T E C T S
400 South Fourth Street Suite 712 Minneapolis MN 55415
P 612.341.4051 • F 612.337.5843 • www.mmarchltd.com
Stuart MacDonald, AIA Robert Mock, FAIR Todd Grover, AIA
APPENDIX D: EAGAN OLD TOWN HALL
HISTORIC FINDINGS SUMMARY
Investigations by the design team of the City of Eagan's historic 1914 Old Town
Hall included a review of available pictorial and written documentary materials
and on -site survey of the exterior and interior of the building to ascertain
provenance and physical condition. Findings are summarized below:
Documentary Materials
Joanna Foote, Eagan's Communications Coordinator and Historical Society
Liaison, provided available materials which primarily consisted of historic
photographs. Two, undated early images appear to depict portions of the
building's original 1914 configuration, both exterior the interior. Additional
photographs shown substantial ca. 1965 revisions to the front facade; in progress
ca. 1990 front facade restoration efforts; and the 8 September 2013 fire and
consequent damage.
Unfortunately, detailed written documentation is virtually non - existent. Original
1914 materials, in particular, such as construction drawings and specifications,
pertinent City Council meeting minutes, itemized construction payments, and
contemporary newspaper accounts have not been found.
Based on available documentation, an abbreviated historic building timeline is
presented below:
1914 Eagan's Town Hall constructed fronting Pilot Knob Road [southwest of the
current intersection of Pilot Knob Road and Kingswood Pond Road /Wescott
Road].
1965 A new town hall was built immediately to the north of the Old Town Hall.
Converted to house street maintenance equipment, Old Town Hall
changed substantially. A large overhead garage door replaced the door
and windows of the front east - facing facade and the interior floor structure
was removed. Reportedly, the door, windows, clapboard siding, flooring,
and interior wainscot were salvaged and stored in the attic.
1988 A widening project for Pilot Knob Road forced relocation of Old Town Hall
although it was placed near its original site.
1990 Old Town Hall was restored and repaired. The front facade returned to its
1914 configuration as did the interior.
2013 An arson fire on September 8th caused substantial damage to the building
and its contents, including water and smoke damage. Stabilization and
temporary weather protection measures currently preserve the surviving
building, buying needed time as the City Council determines how best to
proceed.
Building Description, Provenance & Condition
Surviving substantial remodeling and fire, the 1914 Old Town Hall, fortunately,
retains many of its historic character - defining architectural features. The modest,
one story, hip- roofed, vernacular wood -frame building dimensions 28 feet by 42
feet in rectangular plan. Exterior cladding consists of narrow clapboard siding
with corner boards above a wood foundation board, all topped by a simple
cornice at the eaves with crown mould, fascia, narrow -board soffit and frieze
board. The 28- foot -wide, east - facing front fapade is three -bay with a centered
door flanked by tall shuttered windows. A "Town Hall" sign board over the front
door and a flag pole ornament the front. The north and south facades each
feature three, symmetrically- spaced shuttered windows. The rear, or west,
facade is blank. Cladding, trim, and cornice work mostly appear to date to 1914
with the notable exception of the front facade materials which date to 1990.
Foundations could not be determined but date to 1988 when the building was
relocated. Exterior wall fire damage is concentrated at the southwest corner,
including wood -stud framing, wood sheathing and one window and shutter
assembly on the south wall.
The 6 -in -12 -pitch hipped roof is clad with light- gray - colored composition shingles
dating from 1990. Original shingling may have been asphalt or wood and
possibly could be determined through physical research. A small brick chimney
sets on the rear roof slope with a 2- brick -tall corbel, mortar or concrete wash, and
clay the flue. Fire damage to roof shingles and felts is 100% and substantial to
original wood roof trusses and board sheathing, especially in the vicinity of the
southwest building corner. Temporary roof truss shoring at the interior now
provides critical support following the fire. Chimney condition could not be
determined.
2
The existing metal front door with a pressed panel design, the only means of
access and egress to the building, dates from 1990. A paneled wood door was
most likely in 1914. Wood- framed windows feature two - over - two -light hung sash,
flat wood casing trim, and metal sheathed shutters with decorative flat- mounted
hinges. All appear to date to 1914, excepting 1990 wood frames and trim boards
at the front windows and recent shutter padlock hasps, and all are in need of
moderate repair. The fire destroyed one south wall window and shutter assembly.
White with green trim constitutes the exterior paint color palette. Although the
white color may be historically appropriate for 1914, the green color is suspect.
All paint colors could be determined with a high degree of accuracy through on-
site historic paint color analysis. Exterior finishes are due for extensive surface
preparation and painting.
The interior of the Old Town Hall consists of one, large, open undivided space with
the following primary features: wood floor boards; tall, wood, bead -board
wainscot with wood base and cap at all walls with wood battens -on- fiberboard
panels above; and identical batten -on- fiberboard ceiling. Wood floor boards
require an estimated 1 /3rd replacement. The wainscot and associated trim
require general repair and specific replacement at the southwest corner due to
the fire. The fiberboard wall and ceiling material cannot be salvaged due to fire
damage.
Additional interior architectural items include the following: door and window
wood casings with moulded head caps; book shelves above the wainscot
between south wall windows; a raised floor platform with wood bead -board
voting booths; and a wood corbel centered on the back wall above the
wainscot supporting the brick chimney. A round thimble connected the heating
stove's metal flue to the chimney's clay file flue. All of these items require general
repair and specific replacement at the southwest corner due to the fire. One
window, one voting booth, one bookcase, and a section of the platform were
lost.
Interior finishes require 100% redo as a result of the fire, including surface
preparation and application of new paint and stain. Sanding, staining, and
multiple polyurethane coats are in order for the wood flooring.
Existing utility systems at the Old Town Hall minimally consist of the following:
surface- mounted electrical conduit immediately north of the front door with few
interior devices and metal -shade pendant lighting fixtures; and surface - mounted
gas supply located on the exterior all along the base of the north fagade for a
large interior unit heater adjacent to the rear wall near the ceiling. Code
9
compliance of all utilities is mandatory, as well as providing for occupant and
visitor functionality and comfort.
Additional code compliance issues pertinent to possible reuse of the Old Town
Hall include load- bearing capacity, access and egress, and ADA requirements.
Existing load- bearing capacity of the floor system is unknown; however, should
the space be used for assembly, such as conducting classes for school groups, a
minimum live -load capacity of 100 pounds per square foot would be mandated.
Confirming structural calculations and possible reinforcement of the floor system
may be in order. Similarly, the existing load- bearing capacity of the roof system is
unknown. Confirming structural calculations and possible reinforcement of the
roof system to a minimum live -load capacity of 40 pounds per square foot may
be in order.
Regarding access and, in particular, egress, only one way in and out exists.
Depending on the possible reuse of the building, two means of safe egress may
be mandated and /or desirable. Although a compromise to the historic integrity
of the building, a second door easily added at the southwest corner of the
building during needed reconstruction due to fire damage may be prudent.
Regarding ADA compliance, the existing accessible ramp added to the front of
the building is safe and functional but, also, is located on the principal fagade
and, therefore, somewhat intrusive to historic character. Should a second door
be added to the southwest corner, grade could be modified and a much shorter,
less intrusive accessible ramp installed.
Lastly, the condition of the building, as well as artifacts housed within, due to the
fire need to be mitigated, especially with regard to lingering smoke odor. This
process is neither easy nor always straight - forward and requires comprehensive
analysis and testing to arrive at suitable methods that are both effective and safe
for historic materials. Mitigation standards for buildings and artifacts are outlined
in the Restoration Industry Association's Guidelines for Fire and Smoke Damage
Repair, Second Edition, June 2007, authored by RIA's technical advisor Martin L.
King. Three suggested methods of deodorization involve the use of oxidizers,
counteractants, and sealers. In general oxidizers eliminate fire odors, counteracts
mask fire odors, and sealers encapsulate fire odors, and all have pros and cons
for particular building applications. Similar methods are utilized for artifacts but
often are more restrictive depending on the specific materials in question, such as
wood, metals, papers, fabrics, and so forth. Again, analysis, testing, and caution
is urged.
In
MACDONALD & MACK
A R C H I T E C T S
400 South Fourth Street Suite 712 Minneapolis MN 55415
P 612.341 .4051 • F 612.337.5843 - www.mmorchltd.com
Stuart MacDonald, AIA Robert Mack, FAIA Todd Grover, AIA
EAGAN OLD TOWN HALL
PRELIMINARY CONSTRUCTION COST ESTIMATE
29 May 2014
Prepared with the assistance of Pat Golliker of Golliker Construction Company,
Saint Paul, Minnesota
OPTION 1: Building Move & "Put- Back" on New Concrete Slab
Building Move
Smoke Odor Abatement
$ 10,000 - $ 20,000
$ 15,000 - $ 25,000
Foundation $ 18,000
New 6 -inch reinforced concrete slab -on-
grade on 2 inches of sand on 6 -inch
Class 5 base with integral 8 -inch-
thick, perimeter, concrete grade beam
Exterior Roofing $ 4,800
Test for hazardous materials and abate
prior to disposal. Abatement costs not
included. New composition shingles,
roofing felts, ice and water shield,
metal flashing, etc., including tear -off of
existing
Chimney $ 1,000
Repair
Cornice $ 4,000
In -fill and repair
Clapboard Siding $ 11,000
In -fill and repair, including wall
sheathing
1
Windows $ 1,500
One new window, including trim and
hardware
Shutters $ 600
One new pair, including hardware
Doors $ 2,300
New accessible wood door, frame, trim,
and hardware, at rear corner of building,
including wall demolition and opening
prep
Accessible Ramp $ 1,000
Locate at new rear door
Finishes $ 4,500
Test for hazardous materials and abate.
Abatement costs not included. Apply
prime coat and two finish coats on
new materials. Surface prep, spot prime
and one finish coat on existing materials
Interior Wall Framing $ 4,200
Including temporary shoring and
demolition [sheathing included above]
Roof Framing $ 21,900
Including temporary shoring and
demolition. Minimum 40 PSF design load
Floor Framing $ 14,500
Reinforce existing to accommodate
100 pound live -load structural capacity
with supplemental beams, "sistered wood
joists, bridging, and /or posting down
to new concrete slab
Flooring $ 4,300
Assume 1 /3rd replacement
Wood Wainscot $ 4,500
In -fill and repair
2
Fiberboard & Batten Walls & Ceiling $ 10,000
100% replacement
Floor Finishes $ 6,000
Sand, stain, and apply three coats
matt polyurethane
Wall, Ceiling, Wainscot & Trim Finishes $ 13,000
Paint /stain woodwork. Back -prime and
paint fiberboard two coats
Utilities Electrical $ 3,000
New panel box with minimal wiring,
devices, and lighting. Power to building
not included
Option 1: Sub -Total $155,100 - $175,100
General Conditions [10 %] $ 15,500 - $ 17,500
Sub -Total $170,600 - $192,600
OH &P [15 %] $ 25,600 - $ 28,900
Sub -Total $196,200 - $221,500
Contingencies [10 %] $ 19,600 - $ 22,200
Option 1 Total Construction Cost Estimate $215,800 - $243,700
Area equals 1 176 square feet. Cost per square foot: $183.50/SF- $207.23/SF
Estimated architectural and engineering fees: Assume a minimum of 10% of the
construction cost.
3
OPTION 2: Building Move & "Restoration" on New Basement
Building Move $ 10,000 - $ 20,000
Smoke Odor Abatement $ 15,000 - $ 25,000
Basement Foundation Walls $ 28,000
New reinforced poured concrete or
CMU on concrete footings, including
waterproofing and drain the system
Floor $ 9,000
4 -inch concrete slab
Access /Egress Stair $ 15,000
Reinforced concrete stairs and
retaining walls, including drain,
guardrails, and handrails
Exterior Roofing $ 4,800 - $ 19,200
Test for hazardous materials and abate
prior to disposal. Abatement costs not
included. New composition shingles,
roofing felts, ice and water shield, metal
flashing, etc., including tear -off of
existing. Alternate shingle material: cedar
shingles with "cedar- breather" matt.
Roofing Vents $ 4,000
Including continuous eave and ridge
vents and insulation baffles
Chimney $ 4,500
Rebuild with new flue liner, cap, and
spark- arrestor
Cornice $ 4,000
In -fill and repair
Clapboard Siding $ 11,000
In -fill and repair, including wall
sheathing
4
Windows $ 8,200
Restore seven windows. Provide one
new window, including trim and
hardware, and eight new storm /screens,
hardware - complete
Shutters $ 3,100
Restore seven pair. Provide one new pair,
hardware - complete
Doors $ 6,300
Restore /replace front door, including
hardware. Provide one new accessible
wood door, frame, trim, and hardware
at rear corner of building, including wall
demolition and opening prep, and one
new hollow -metal basement door, frame,
and hardware
Accessible Ramp $ 1,000
Locate at new rear door
Finishes $ 15,000
Conduct historic paint color research to
determine original color palette.
Test for hazardous materials and abate.
Abatement costs not included. Surface
prep all existing materials. Apply one
prime coat and two finish coats to all new
and existing materials
Interior Wall Framing $ 4,200
Including temporary shoring and
demolition [sheathing included above]
Roof Framing $ 21,900
Including temporary shoring and
demolition. Minimum 40 PSF live
load
1
Wall Insulation $ 5,100
3 -inch foam
Roof Insulation $ 2,000
Blow -in fiberglass at ceiling joists
[cold attic]
Floor Framing $ 23,000
Reinforce existing to accommodate
100 pound live -load structural capacity.
Provide centered steel beam on steel
post [to reduce span over basement],
"sistered" wood joists, and bridging.
Flooring $ 4,300
Assume 1 /3rd replacement
Wood Wainscot $ 4,500
In -fill and repair
Fiberboard & Batten Walls and Ceiling $ 10,000
100% replacement
Floor Finishes $ 6,000
Sand, stain, and apply three coats
matt polyurethane
Wall, Ceiling, Wainscot & Trim Finishes $ 13,000
Paint /stain woodwork. Back -prime and
paint fiberboard two coats
Utilities HVAC $ 15,000
New heating and cooling unit in
basement, ductwork, and controls
Plumbing $ 6,000
New maintenance service sink and
exterior hose bib. Water service to
building not included
Electrical $ 12,000
New panel box, wiring, switches,
receptacles, and interior and exterior
lighting. Power to building not included
M
Fire Protection
New smoke detection system at main
floor and basement levels
Security
New motion detection system and /or
door and window contacts
Option 2: Sub -Total
General Conditions [10 %]
Sub -Total
OH&P [15%]
Sub -Total
Contingencies [10 %]
Option 2 Total Construction Cost Estimate
$ 3,000
$ 3,000
$271,900 - $306,300
$ 27,200 - $ 30,600
$299,100 - $336,900
$ 44,900 - $ 50,600
$344,000 - $387,500
$ 34,400 - $ 38,800
$378,400 - $426,300
Area equals 1 176 square feet each at main and basement levels. For cost per
square foot calculation, assume basement at one -half the area [1 176 SF /2],
therefore, area for calculation equals 1 176 SF plus 588 SF for a total of 1764 SF.
Cost per square foot:
$214.51 /SF- $241.67/SF
Estimated architectural and engineering fees: Assume a minimum of 10% of the
construction cost.
7
OPTION 3: Building Dis- Assembly & Salvage of Components for Exhibit
Demolition /Dis- Assembly
$ 8,000 -
$ 12,000
Includes removal and disposal of
materials not to be saved.
Hazardous materials abatement
not included
Salvage Front Fagade
$ 12,000 -
$ 24,000
Salvage facade framing, sheathing,
cornice, clapboard siding, entry
door [including frame, trim, and
hardware], and two windows
[including trim, hardware, and
shutters]. Roof not included. Costs
for hazardous materials abatement,
smoke odor abatement, and temporary
storage not included
Windows, Shutters, Wainscot,
$ 7,800 -
$ 15,600
Flooring & Voting Booths
Costs for hazardous materials
Abatement, smoke odor abatement,
And temporary storage not
Included
Option 3: Sub -Total
$ 27,800
- $ 51,600
General Conditions [10 %]
$ 2,800
- $ 5,200
Sub -Total
$ 30,600
- $ 55,800
OH &P [15 %]
$ 4,600
- $ 8,400
Sub -Total
$ 35,200
- $ 64,200
Contingencies [10 %]
$ 3,500
- $ 6,400
Option 3 Total Construction Cost Estimate
$ 38,700
- $ 70,600
Cost per square foot: not applicable.
Estimated architectural and engineering fees: To be determined.
END OF COST ESTIMATE
Agenda Information Memo
June 10, 2014 Special City Counsel Workshop
V. FIRE DEPARTMENT STRATEGIC PLANNING & NEXT STEPS
Direction For Consideration:
The presentation is for informational purposes regarding long term strategic planning for the
Eagan Fire Department and to update the Council on next proposed steps in the consolidation
of fire stations from five to three. Although no formal action is required at this time, staff is
seeking feedback and direction from the Council.
Facts:
➢ During a City Council Workshop on August 28, 2012, Fire Chief Mike Scott briefed the
City Council on the challenges the fire department was starting to experience regarding
volunteer staffing.
o With an authorized strength of 150 volunteers, the Eagan Fire Department has
long been one of the largest paid -on -call or volunteer fire departments in
Minnesota.
• Over the past several years the department has been experiencing an average of
14 paid -on -call firefighters that resign /retire from the department each year.
• Since 2009 we have been losing more paid -on -call firefighters than we have
gained. From 2004 through 2008, 76 joined and 54 resigned /retired. From 2009
through 2013, 54 joined and 68 resigned /retired. Overall, for the period of 2003-
2013, 135 have joined the department and 134 retired or resigned.
• To date in 2014, 14 firefighters have resigned /retired. The size of the 2014
recruiting class is yet to be determined. It would take approximately 30
volunteers to bring the department to full staffing level.
• As of June 2014 our paid -on -call strength has dropped to 84 firefighters. This is
the lowest level it has been since the late 1980's before adding fire stations 4 &
• Over 50% of our paid -on -call firefighters have less than 5 years of experience as
firefighters.
• The decline in volunteer firefighters is a national problem that is not unique to
Eagan.
■ Many traditional "volunteer" departments in the Twin Cities Metro area
have already changed their staffing style to meet the change in
availability of firefighter volunteers.
• Maplewood downsized from five fire stations to three and added
a mix of full -time staff with part -time staff.
• Roseville downsized from three fire stations to one and staff their
station 24/7 with a mix of full -time and part -time staff.
• Eden Prairie recently switched from a traditional paged paid -on-
call staffed department to full -time staff weekdays with standby
crews at the stations weeknights and weekends.
o Eagan has already tried many of the common suggestions to address the decline
in volunteers including: enhanced recruitment, increased retention efforts, duty
crews for busiest call times, limited full -time staffing and shared services with
other communities.
o With Eagan's steady decline in volunteer firefighters we simply can no longer
"staff" five separate neighborhood fire stations adequately. No matter what the
future staffing model looks like for Eagan fire protection, five fire stations will
not be needed.
➢ During the August 28, 2012 meeting, Chief Scott proposed the concept of consolidating
the number of Eagan Fire Stations from the current five to three. The consolidation of
stations would coincide with a change to a hybrid staffing model of limited full -time
staffing weekdays (already started with SAFER grant staffing), additional dorm
firefighters at the proposed new consolidated station and the ability to add standby
crews when needed that would be staffed with existing paid -on -call firefighters.
➢ As a result of the August 2012 Meeting, Council gave staff the following direction:
1. Proceed with further exploration into the costs to consolidate the number of fire
stations (from 5 -3) and build a new station near intersection of Blackhawk and
Cliff Lake Road.
2. Proceed with exploring increased duty crew and dorm program as part of
consolidation efforts.
3. Do preliminary research on cost of a new station.
4. In 2013, complete a space needs analysis with equipment and staffing, expenses
for the building of a new station.
5. Do preliminary research on reuse /lease /sale options for stations, 1, 3 and 5.
6. Receive a timeline for the proposed consolidation, building plans, etc.
7. Include new ISO regulations with any considerations.
8. Review land options.
9. Desire to get land for station secured in 2013 (purchase agreement approved in
2013 for land near Blackhawk and Diffley)
➢ The budget /levy impact of the consolidation plan, assuming the $5.3 million remodel/
construction costs are bonded for, is estimated at $399,000 in debt service per year.
➢ The budget /levy impact of the SAFER staff additions, once the grant funds run out after
24 months, is $452,000 per year.
➢ The combined impact of $851,000 would represent about a 3% increase in the levy.
➢ The 2015 department budgets have been submitted and there are significant changes
being proposed in the preliminary budgets. Staff will seek direction and feedback on the
information presented during the meeting, to assure timely discussion and possible
inclusion in the 2015 Budget.
ATTACHMENTS: (1)
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Agenda Information Memo
June 10, 2014 Special City Council Workshop
VI. 2015 GENERAL FUND BUDGET CHECK IN
Direction For Consideration:
This is an informational item and no specific action is required.
Facts:
➢ In late April, staff began the 2015 budget process. Department Directors are currently
preparing 2015 budget proposals for the various divisions and departments. The
General Fund, Civic Arena, and E -TV budget proposals were submitted to the City
Administrator on June 6, 2014.
➢ The City Administrator's recommended budget is scheduled to be presented to the City
Council for formal and detailed review at the August 11, 2014 Special City Council
meeting.
➢ Staff is approaching the budget preparation with the City Council's ongoing goal of
"maintaining the City's long- standing, fiscally- prudent and responsive budgeting
approach while pursuing fiscal independence and self - reliance in long -term budgeting."
➢ Capital budgets, including the Part II (Vehicles and Equipment) CIP and General Facilities
Renewal & Replacement were submitted on June 6.
➢ The other Enterprise Fund operating budgets including Water, Sanitary Sewer, Storm
Drainage, Water Quality, Street Lighting, Community Center, AccessEagan, and Cascade
Bay are due to the budget team on August 31.
➢ This budget cycle continues the process of enhancing the budget to become a better
and more comprehensive planning, policy, and communications tool through
recommendations of the Government Finance Officers' Association.
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