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EDA Agenda - 06/22/2022AGENDA REGULAR MEETING - ECONOMIC DEVELOPMENT AUTHORITY (EDA) Wednesday, June 22nd, 2022 — 7:00 a.m. Mississippi Room, Monticello Community Center Commissioners: President Steve Johnson, Vice President Jon Morphew, Treasurer Tracy Hinz, 011ie Koropchak-White, Hali Sittig and Councilmembers Lloyd Hilgart and Jim Davidson Staff: Executive Director Jim Thares, Rachel Leonard, Angela Schumann, Sarah Rathlisberger and Hayden Stensgard 1. Call to Order 2. Roll Call 7:00 a.m. 3. Consideration of Additional Agenda Items 4. Consent Agenda N/A Regular Agenda 5. Consideration of Resolution No. 2022-17 Establishing Redevelopment TIF District 1-45 related to Block 52 Redevelopment Proposal by Deephaven Development contingent on City Council approval 6. Consideration of Endorsing Duffy Development Low Income Housing Tax Credit (LIHTC) Funding Application Submittal to Minnesota Housing Finance Agency (MHFA) for a proposed 59-Affordable Housing Development along 7th Street West 7. Consideration of Accepting Block 52 Pre -Demolition Hazardous Materials Survey Reports completed by WSB & Associates 7.5 Consideration of Authorizing a Subordination Agreement between the EDA and North American Banking Company and M & B on Chelsea, LLC related to the EDA OCBP parcel conveyance to M & B on Chelsea, LLC 8. Economic Development Director's Report 9. Adjourn EDA Agenda: 06/22/22 5. Consideration of Adopting Resolution No. 2022-17 authorizing establishment of Redevelopment TIF District No. 1-45 (Block 52 Redevelopment — Deephaven) within the Central Monticello Redevelopment Project No 1; and adoption of the Tax Increment Financing Plan relating thereto (JT) A. REFERENCE AND BACKGROUND: The EDA is asked to consider adopting Resolution No. 2022-17 establishing Redevelopment TIF District No. 1-45 related to Deephaven Development's Block 52 mixed use development proposal. The City of Monticello and the City of Monticello Economic Development Authority (EDA) received a TIF application from Deephaven Development for public financial assistance to support with the development of a mixed use residential and commercial proposal. The EDA is asked to consider approving the establishment of a Redevelopment Tax Increment Financing (TIF) District No. 1-45, to support Deephaven Development's proposed redevelopment project in Block 52 in downtown Monticello. Deephaven is proposing a signature vertical mixed -use project consisting of a five story L-shaped building in the eastern half of the block fronting along Pine Street (MN-TH#25) and Broadway. Specific building features include approximately 30,000 +/- square feet of various sized ground floor commercial and office spaces with excellent visibility from Pine Street (MN- TH#25) and Broadway. A 5,500 square foot space on the northeast end of the building is reserved for a restaurant. The developer plans show the restaurant having an outdoor patio oriented with views of West Bridge Park. Floors 2 through 5 contain 87 market rate multi -family units. An underground parking garage with 83 stalls is reserved for the residential tenants. Apartment tenants will also have a bird's eye view of West Bridge Park and the Mississippi River through a clubhouse, lounge, and rooftop patio located on the 51" floor. Approximately 80 percent of the residential units will have views of the public parks (East Bridge and West Bridge) and the Mississippi River. The center of the block will feature courtyard parking for 115 +/- vehicles. Deephaven Development estimates the total cost of the development at $25,500,000 +/-. Various other components such as utility relocates, land acquisition and related costs and associated public infrastructure upgrades are not included in that figure. A rough estimate of the all -in costs, including land acquisition, excavation, utility extensions -relocates, parking structure, new construction, and associated public 1 EDA Agenda: 06/22/22 infrastructure improvements will increase the total to over $31,000,000. The developer is seeking TIF assistance to offset extraordinary development costs including site, excavation and the parking structure costs as well as utility extensions. Deephaven Development is asking the EDA to convey the 1.6-acre +/- site to them for $1.00. The proposed TIF assistance would be structured as a "pay -go" TIF over a 26- year period with increment payments to Deephaven Development derived solely from the tax increment from a newly established TIF District No. 1-45. As further noted in the TIF Plan, the EDA is projected to receive captured increment from the new development to reimburse itself for land costs in the amount of $1,484,100 over the life of the TIF District. This amount reflects the 2022 County taxable market value of the multi -parcel site. The developer is projected to receive approximately $2,621,758 of captured increment during the life of the TIF District to offset extraordinary site excavation, utility relocates and extensions and underground parking expenses. Redevelopment of Block 52 has been the number one goal for the EDA for several years. To accomplish this objective, the EDA directed creation of a Small Area Plan (SAP) focusing on the core downtown, establishing guiding development goals and objectives. The SAP was completed and adopted by the EDA and the City Council in late 2017. For Block 52, the SAP called for mixed -use redevelopment featuring housing, retail and entertainment as anchoring uses in the Block. The SAP also recommends Block 52 redevelopment proposals embrace and relate to the Mississippi River. It further encourages courtyard parking and enhanced public private connection features. The Deephaven Development redevelopment proposal aligns with many of those goals. Subject to approval of the request for the public financial assistance, the developer plans to commence construction by late September 2022 and substantially complete construction by March -April 2024. The developer has indicated that its mixed -use proposal is not economically feasible without financial help, and they will not move forward if TIF assistance is not authorized. The proposed TIF District boundaries include 13 parcels within Block 52, as well as West River Street, Broadway Street, Walnut Street, and a portion of Pine Street adjacent to the block. Including the public streets in the TIF District boundaries will allow available extra increment to be used to offset the public improvement costs for the road during the life of the TIF District. State statutes for use of TIF require a public hearing be held by City Council. The public P) EDA Agenda: 06/22/22 hearing was scheduled for the May 23, 2022, City Council meeting. During that meeting, it was opened and continued to the June 27, 2022, meeting due a revised project valuation estimate provided by the County Assessor. The valuation increase amounted to $1,783,000. The increase in the project value required sending the County Commissioner and School Superintendent updated information about the projected TIF District valuation and tax impacts. The EDA will consider approving the establishment of Redevelopment TIF District 1-45 prior to and contingent on City Council approval on June 27, 2022. Several years ago, the City Council assigned TIF District review and administration to the EDA. The City Council is still responsible for the final approval of the TIF Plan and authorization of creating a new TIF District. The City Council requirement to hold the public hearing regarding establishment of TIF District No. 1-45 is one of the few remaining steps in the entire Redevelopment TIF review and approval process. A TIF review and approval calendar is attached to this report. Deephaven Development has indicated that they would like to obtain title to the property and begin demolition, excavation, and construction activities by August 2022. Al. STAFF IMPACT: Staff involved in the proposed TIF District consideration include the City Administrator, Community Development Director, Finance Director, Economic Development Manager, the EDA attorney, and the financial advisor. A rough projection of the number of hours allocated to all steps related to the more complicated and involved redevelopment TIF review and approval process is approximately 165 to 185. No additional staff are needed to complete the TIF review and approval process. A2. BUDGET IMPACT: The budgetary impact related to the City Council consideration of establishing a Redevelopment TIF District No. 1-45 is modest. The Developer escrow account is funding the legal fees for various documents along with Northland Securities work analyzing the tax impacts, projected increment flows and drafting the TIF Plan. A3. COMPREHENSIVE PLAN IMPACT: The Vision adopted as part of the Monticello 2040 Plan is to create a friendly and safe community which is inclusive and fosters a sense of belonging. The value statements call for a "Vibrant downtown that embraces the River and provides a focal point for the community." It also notes as a value "A range of attainable housing options in terms of type, cost, and location." Another value is "A diversified and strong 3 EDA Agenda: 06/22/22 local economy competitive at regional, state and national levels." The Deephaven Development mixed -use redevelopment proposal aligns with all these value statements. B. ALTERNATIVE ACTIONS: 1. Motion to adopt Resolution No. 2022-17 approving the establishment of Tax Increment Financing District No. 1-45 within the Central Monticello Redevelopment Project No. 1, and the adoption of the Tax Increment Financing Plan for the TIF District. 2. Motion to table consideration of EDA Resolution No. 2022-17 for further research and/or discussion. C. STAFF RECOMMENDATION: Staff recommends approving the Redevelopment TIF District No. 1-45 Plan as presented in support of Deephaven Development's Block 52 redevelopment proposal. Deephaven Development's mixed -use proposal supports with the overall goals and objectives cited in the Comprehensive Plan, SAP, and the EDA Workplan. Block 52's core location, existing conditions (a mix of blighted and obsolete buildings in the proposed redevelopment area), and low property valuations are well documented. With that knowledge, the EDA has focused on Block 52 redevelopment efforts as its number one Workplan priority for several years. Deephaven Development's proposal is an opportunity to leverage public -private resources to undertake a significant Block 52 redevelopment which may also act as a catalyst for other potential nearby downtown revitalization efforts. D. SUPPORTING DATA: A. Resolution No. 2022-17 B. TIF District No. 1-45 Plan C. Northland Summary TIF Memorandum D. Block 52 Redevelopment Plans E. Small Area Study and Monticello 2040 + Comprehensive Plan F. Revised TIF District No. 1-45 Review and Approval Calendar 4 CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION NO.2022-017 RESOLUTION APPROVING THE ESTABLISHMENT OF TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 (BLOCK 52) WITHIN CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO. 1 AND THE ADOPTION OF A TAX INCREMENT FINANCING PLAN THEREFOR WHEREAS, the Board of Commissioners (the "Board") of the City of Monticello Economic Development Authority (the "Authority") proposes to establish Tax Increment Financing (Redevelopment) District No. 1-45 (the "TIF District") within the Central Monticello Redevelopment Project No. 1 (the "Project Area") in the City of Monticello, Minnesota (the "City") and adopt the related Tax Increment Financing Plan therefor (the "TIF Plan"), all pursuant to Minnesota Statutes, Sections 469.001 through 469.047, 469.090 through 469.1082, and 469.174 through 469.1794, as amended (the "TIF Act"), all as reflected in that certain document entitled "Tax Increment Financing Plan for Tax Increment Financing (Redevelopment) District No. 1-45 within Central Monticello Redevelopment Project No. 1" and presented for the Board's consideration; WHEREAS, the City, the Board, and its consultants will perform all actions required by law to be performed prior to the adoption and approval of the TIF Plan, including without limitation, notification of the commissioner of Wright County, Minnesota ("Wright County") representing the area included in the TIF District, notification of Wright County and Independent School District No. 882, approval of the TIF Plan by the City's planning commission, and the holding of a public hearing by the City Council of the City thereon on May 23, 2022, and continued to June 27, 2022, following notice thereof published in the City's official newspaper at least 10 but not more than 30 days prior to the public hearing; WHEREAS, certain information, written reports and other documentation and materials (collectively, the "Materials") relating to the establishment of the TIF District and the approval and adoption of the TIF Plan and to the activities contemplated therein have heretofore been prepared and submitted to the Board and/or made a part of the Authority and City files and proceedings on the TIF Plan. The Materials, which are incorporated herein by reference, include data, information and/or substantiation constituting or relating to (1) the "studies and analyses" on why the new TIF District meets the requirements to be a redevelopment tax increment financing district, including a "Report of Inspection Procedures and Results for Determining Qualifications of a Tax Increment Financing District as a Redevelopment District"; dated March 7, 2022, prepared by LHB, Inc., Minneapolis, Minnesota (the "LHB Report"), (2) why the TIF District meets the so-called "but for" test, including an analysis of the proforma, application for assistance, and other materials submitted by Deephaven Development LLC, or an affiliate thereof or entity related thereto (the "Developer"); and (3) the bases for the other findings and determinations made in this resolution. The Board hereby confirms, ratifies, and adopts the Materials, which are hereby incorporated into and made as fully a part of this resolution to the same extent as if set forth in full herein; MN190\159\796333.v5 WHEREAS, the TIF District is being established to facilitate a redevelopment project by the Developer consisting of the acquisition of certain property, demolition of existing blighted buildings, and construction of approximately 87 rental housing units and approximately 27,342 square feet of commercial retail and office space, with 83 lower -level parking spaces and 114 adjacent off-street parking stalls and related amenities in the City (the "Development"). NOW THEREFORE BE IT RESOLVED by the Board of Commissioners (the "Board") of the City of Monticello Economic Development Authority as follows: 1. The Board hereby finds that the land within the Project Area is proper and desirable to establish and develop within the City, its effect will be to carry out the objectives of the Redevelopment Plan for the Redevelopment Project (the "Redevelopment Plan") by creating an impetus for the redevelopment of a site in the City's downtown, and otherwise promote certain public purposes and accomplish certain objectives as specified in the TIF Plan and the Redevelopment Plan. The Redevelopment Plan has been previously established by the City and the Authority and is not being expanded in connection with the establishment of the TIF District. 2. The Board hereby finds that the TIF District is in the public interest and is a redevelopment district, as defined in Minnesota Statutes, Section 469.174, Subdivision 10 for the following reasons: The TIF District is, pursuant to Minnesota Statutes, Section 469.174, Subdivision 10, a "redevelopment district" because it consists of a project or portions of a project within which the following conditions, reasonably distributed throughout the District, exist: (1) parcels consisting of at least 70% of the area of the TIF District are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures and (2) more than 50% of the buildings located within the TIF District are deemed "structurally substandard" (within the meaning of Minnesota Statutes, Section 469.174, Subdivision 10(b) and (c)) to a degree requiring substantial renovation or clearance. Such conditions are reasonably distributed throughout the geographic area of the proposed TIF District The TIF District consists of thirteen parcels, and the parcels are "occupied" as defined in Minnesota Statutes, Section 469.174, Subd. 10(e), in that: (1) 100% of the parcel is occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures and (2) the buildings in the TIF District (i.e. 100% of the buildings in the TIF District) are structurally substandard to a degree requiring substantial renovation or clearance. In addition, the costs of bringing the structurally substandard building into compliance with building codes applicable to new buildings would exceed 15% of the cost of constructing a new structure of the same size and type on the site. The Materials, including, without limitation, the LHB Report. and the supporting facts for these determinations, are on file with the staff of the Authority. There have been no building permits issued or improvements made to the parcel or building since the date of the report. 3. The Board hereby makes the following additional findings: MN190\159\796333.v5 2 (a) The Board further finds that the proposed Development, in the opinion of Board, would not occur solely through private investment within the reasonably foreseeable future and, therefore, the use of tax increment financing is deemed necessary. The specific basis for such finding being: The Development is located in a residential and commercial area of the City that includes parcels that have been found to be occupied by blighted buildings and under-utilized areas which are a detriment to redevelopment by the private sector. Such conditions render properties within the TIF District unsuitable for redevelopment due to the excessive costs involved with redevelopment. It is only through a coordinated and comprehensive redevelopment effort using tax increment revenues to fund certain of these excessive development expenses will private redevelopment occur. The Development requires public financial assistance to offset the cost of land acquisition, removal of blighted and substandard buildings, utility relocation, constructing underground parking, and site improvements to allow for the Developer to proceed with construction of the Development within the TIF District. The Developer has represented that they could not proceed with the Development without tax increment assistance. (b) The Board further finds that the TIF Plan conforms to the general plan for the development or redevelopment of the City as a whole. The specific basis for such finding being: The TIF Plan conforms with the general development plan of the City and will generally complement and serve to implement policies adopted in the City's comprehensive plan. The construction of the Development contemplated on the property is in accordance with the existing zoning or approved zoning variances for the property. The City's planning commission has determined that the TIF District confirms with the general development plan of the City as a whole. (c) The Board further finds that the TIF Plan will afford maximum opportunity consistent with the sound needs of the City as a whole for the development of the Project Area by private enterprise. The specific basis for such finding being: The Development proposed to occur within the TIF District will afford maximum opportunity for the development of the applicable parcels consistent with the needs of the City and the removal of blighted buildings will increase the potential for future redevelopment. The Development is primarily rental housing and commercial space. Through the implementation of the TIF Plan, the Development will increase the availability of safe and decent rental housing within the City, remove substandard properties, increase the tax base of the State, and add high - quality development to the City. MN190\159\796333.v5 (d) For purposes of compliance with Minnesota Statutes, Section 469.175, Subdivision 3(b)(2), the Board hereby finds that the increased market value of the property to be developed within the TIF District that could reasonably be expected to occur without the use of tax increment financing is likely $452,089, which is less than the market value estimated to result from the proposed development (approximately $23,724,992), after subtracting the present value of the projected tax increments for the maximum duration of the TIF District (approximately $4,033,474), which is approximately $18,090,818. In making these findings, the Board has noted that the existing buildings on the Development Property are blighted and would likely remain in its current condition or further deteriorate if tax increment financing were not available. Thus, the use of tax increment financing will be a positive net gain to the City, the School District, and the County, and the tax increment assistance does not exceed the benefit which will be derived therefrom. 4. The Authority elects to retain all of the captured tax capacity to finance the costs of the TIF District and the Project Area. The Authority elects to delay the receipt of the first increment until tax payable year 2025. 5. The provisions of Sections 3-4 are hereby incorporated by reference into and made a part of the TIF Plan and of the findings of the TIF Plan, including but not limited to, the LHB Report included as an exhibit to the TIF Plan, are incorporated herein by reference and made a part hereof. 6. The Board further finds that TIF Plan is intended and in the judgment of the Board its effect will be to promote the public purposes and accomplish the objectives specified therein. The TIF Plan will help diversify housing opportunities and increase the number and availability of housing units in the City, eliminate blighting factors, and improve the tax base. The Authority expressly finds that any private benefit to be received by a private developer is incidental, as the tax increment assistance is provided solely to make the development financially feasible and thus produce the public benefits described. Therefore, the Authority finds that the public benefits of the TIF Plan exceed any private benefits. 7. Subject to approval by the City Council of the City (the "City Council"), the TIF District is hereby established and the TIF Plan, as presented to the Board on this date, including without limitation the findings and statements of objectives contained therein, is hereby approved, ratified, established, and adopted and shall be placed on file in the office of the in the office of the City Finance Director. Approval of the TIF Plan does not constitute approval of any project or a development agreement with any developer. City and Authority staff and consultants are authorized and directed to proceed with implementation of the TIF Plan and to transmit the request for certification of the TIF District to the Wright County Auditor in such form and content as the County Auditor may specify. The Wright County Auditor is requested to certify the original net tax capacity of the TIF District as described in the TIF Plan, and to certify in each year thereafter the amount by which the original net tax capacity has increased or decreased in accordance with the Act. MN190\159\796333.v5 4 8. Subject to approval by the City Council, City staff, advisors, and legal counsel are authorized and directed to proceed with the implementation of the TIF Plan and to negotiate, draft, prepare, and present to the City Council for its consideration all further plans, resolutions, documents, and contracts necessary for this purpose. Adopted this 22nd day of June, 2022. President ATTEST: Executive Director MN190\159\796333.v5 DRAFT AS OF MAY 23, 2022 CITY OF MONTICELLO, MINNESOTA TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S WITHIN CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO. 1 CITY OF MONTICELLO AND CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY (EDA) PUBLIC HEARING DATE: , 2022 PLAN APPROVED BY CITY COUNCIL DATE: , 2022 PLAN APPROVED BY EDA DATE: , 2022 PLAN CERTIFICATION REQUEST DATE: , 2022 PLAN CERTIFIED DATE: , 2022 I�Ov1 NORTHLAND SECURITIES Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, MN 55402 (800)851-2920 Member NASD and SIPC Registered with SEC and MSRS TABLE OF CONTENTS ARTICLE I - INTRODUCTION AND DEFINITIONS.........................................................I Section 1.01 Introduction......................................................................................1 Section1.02 Definitions.........................................................................................1 Section 1.03 Plan Preparation...............................................................................2 ARTICLE II - TAX INCREMENT FINANCING PLAN.........................................................3 Section 2.01 Statutory Authority..........................................................................3 Section 2.02 Planned Development.....................................................................3 2.02.1 Project Description......................................................................................3 2.02.2 City Plans and Development Program .................................................... 3 2.02.3 Land Acquisition.........................................................................................3 2.02.4 Development Activities..............................................................................3 2.02.5 Need for Tax Increment Financing........................................................... 3 Section 2.03 Tax Increment Financing District...................................................4 2.03.1 Designation..................................................................................................4 2.03.2 Boundaries of TIF District..........................................................................4 2.03.3 Type of District............................................................................................4 Section 2.04 Plan for Use of Tax Increment........................................................5 2.04.1 Estimated Tax Increment............................................................................5 2.04.2 Public Development Costs.........................................................................5 2.04.3 Estimated Sources and Uses of Funds ..................................................... 5 Figure2-1......................................................................................................6 2.04.4 Administrative Expense.............................................................................6 2.04.5 County Road Costs..................................................................................... 6 2.04.6 Bonded Indebtedness................................................................................. 7 2.04.7 Election of First Year of Increment and Duration of TIF District ......... 7 2.04.8 Estimated Impact on Other Taxing Jurisdictions...................................7 2.04.9 Prior Planned Improvements.................................................................... 8 ARTICLE III — ADMINISTERING THE TIF DISTRICT ..................................................... 8 Section 3.01 Filing and Certification....................................................................8 Section 3.02 Modifications of the Tax Increment Financing Plan....................8 Section 3.03 Four -Year Knockdown Rule...........................................................9 Section 3.04 Pooling and Five -Year Rule.............................................................9 Section 3.05 Financial Reporting and Disclosure Requirements ...................10 Section 3.06 Business Subsidy Compliance......................................................10 EXHIBITS...........................................................................................................................11 Exhibit I Present Value Analysis..................................................................11 Exhibit II Projected Tax Increment................................................................12 Exhibit III Impact on Other Taxing Jurisdictions..........................................13 Exhibit IV Estimated Tax Increment Over Life of District ..........................14 Exhibit V Map of TIF District.........................................................................15 Exhibit VI Map of Central Monticello Redevelopment Project No. 1........16 Exhibit VII Inspection Report Supporting Findings......................................17 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 ARTICLE I — INTRODUCTION AND DEFINITIONS SECTION 1.01 INTRODUCTION The City of Monticello and the City of Monticello Economic Development Authority propose to provide tax increment financing assistance through the establishment of Tax Increment Financing (Redevelopment) District No. 1-45 to assist with the financing of Public Development Costs for the redevelopment of property in the downtown area of Monticello. The City of Monticello (the "City') and the City of Monticello Economic Development Authority (the "Authority") received an application for financial assistance from Deephaven Development LLC for the construction of a mixed -use five -story building on Block 52 in the City's downtown (the "Development"). The Development includes approximately 87 rental housing units and 27,342 square feet of commercial retail and office space, with approximately 83 lower -level parking spaces and 114 adjacent off-street parking stalls. This document contains the plan for achieving the objectives of the Central Monticello Redevelopment Project No. 1 through the establishment of Tax Increment Financing District No. 1-45. SECTION 1.02 DEFINITIONS For the purposes of this document, the terms below have the meanings given in this section, unless the context in which they are used indicates a different meaning: 1. "Authority" means the City of Monticello Economic Development Authority. 2. "City" means the City of Monticello, Minnesota. 3. "City Council" means the City Council of the City. 4. "County" means Wright County, Minnesota. 5. "County Auditor" means the County Auditor/Treasurer of the County. 6. "Developer" means the party undertaking construction of the Development in the TIF District, which is anticipated to be Deephaven Development LLC, its successors or assigns. 7. "Development" means the construction of mixed -use building with approximately 87 rental housing units and 27,342 square feet of commercial retail and office space, with approximately 83 lower -level parking spaces and 114 adjacent off-street parking stalls. 8. "Public Development Costs" means the cost of the development activities that will or are expected to occur within the Redevelopment Project or the TIF District. 9. "Redevelopment Plan" means the Redevelopment Plan for the Redevelopment Project, as the same may, from time to time, be amended or supplemented. 10. "Redevelopment Project" means Central Monticello Redevelopment Project No. 1 of the Authority, as the same may, from time to time, be amended or supplemented. 11. "School District" means Independent School District No. 882 (Monticello Public Schools). 12. "State" means the State of Minnesota. 13. "TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1794, as amended, both inclusive. 14. "TIF District" means Tax Increment Financing (Redevelopment) District No. 1-45. 15. "TIF Plan" means the tax increment financing plan for the TIF District (this document). DRAFT AS OF MAY 23, 2022 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S SECTION 1.03 PLAN PREPARATION The document was prepared for the City and the Authority by Northland Securities, Inc. DRAFT AS OF MAY 23, 2022 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 ARTICLE II - TAX INCREMENT FINANCING PLAN SECTION 2.01 STATUTORY AUTHORITY The TIF District and the TIF Plan are established under the authority of the TIF Act. SECTION 2.02 PLANNED DEVELOPMENT 2.02.1 Project Description The Developer proposes the construction of a mixed -use building with approximately 87 rental housing units and 27,342 square feet of commercial retail and office space, with approximately 83 lower -level parking spaces and 114 adjacent off-street parking stalls.. 2.02.2 City Plans and Development Program In addition to achieving the objectives of the Redevelopment Plan, the Development is consistent with and works to achieve the development objectives of the City. The TIF Plan for the TIF District conforms to the general plan for development or redevelopment of the City as a whole. The City has adopted land use controls to guide the use of property. The plans for the Development have been reviewed by the Planning Commission and the City Council, and conform to current land use controls. 2.02.3 Land Acquisition The Developer plans to acquire the property within the TIF District with assistance from the Authority. The Authority currently owns a portion of the property within the TIF District. 2.02.4 Development Activities As of the date of approval of this TIF Plan, there are no development activities proposed in this TIF Plan that are subject to contracts. 2.02.5 Need for Tax Increment Financing In the opinion of the City and the Authority, the Development would not reasonably be expected to occur solely through private investment within the foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the TIF District permitted by the TIF Plan. A comparative analysis of estimated market values both with and without establishment of the TIF District and the use of tax increments has been performed as described above and is shown in Exhibit I. The reasons and facts supporting this finding include the following: • The Development is located in a residential and commercial area of the City that includes parcels that have been found to be occupied by blighted buildings and under-utilized areas which are a detriment to redevelopment by the private sector. Such conditions render properties within the TIF District unsuitable for redevelopment due to the excessive costs involved with redevelopment. It is only through a coordinated and comprehensive redevelopment effort using tax increment revenues to fund certain of these excessive development expenses will cause private redevelopment to occur. • The Development requires public financial assistance to offset the cost of land acquisition, removal of blighted and substandard buildings, utility relocation,constructing parking, DRAFT AS OF MAY 23, 2022 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 and site improvements to allow for the Developer to proceed with construction of the Development within the TIF District. SECTION 2.03 TAX INCREMENT FINANCING DISTRICT 2.03.7 Designation This TIF District is designated as Tax Increment Financing (Redevelopment) District No. 1-45. 2.03.2 Boundaries of TIF District The boundaries of the TIF District are depicted in Exhibit V. The TIF District includes the following thirteen (13) parcels, listed by parcel number, and the immediate adjacent roads and right-of-way: • 155010052031 • 155010052060 • 155010052070 • 155010052071 • 155010052090 • 155010052101 • 155010052102 • 155010052110 • 155010052120 • 155010052131 • 155010052132 • 155010052140 • 155010052150 The property is described as follows: Description of the boundaries of the TIF District will be inserted here prior to submitting request for certification of the TIF District to the County Auditor. 2.03.3 Type of District The TIF District is established as a "Redevelopment" district pursuant to Minnesota Statutes Section 469.174, Subd. 10. The City has determined that the property in the TIF District meets the statutory criteria for a redevelopment district. As summarized in the table that follows below, 100% of the area of the TIF District is occupied by improved parcels, and 100% of the buildings within the TIF District are found to be substandard. The parcels within the TIF District contains improvements covering over 15% of the parcel's area. The facts supporting this finding are included in Exhibit V and Exhibit VI. The results of the building inspection and analysis performed by LHB, Inc., are contained in the "Report of Inspection Procedures and Results for Determining Qualifications of a Tax Increment Financing District as a Redevelopment District" dated March 7, 2022 (the "Report"). See Exhibit V for a copy of the Report. Numberof Parcels...........................................................................................................13 Area Included (square feet)....................................................................................90,342 Area of Improved Parcels (square feet)................................................................90,342 DRAFT AS OF MAY 23, 2022 4 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Percent of Area Improved........................................................................................100% Numberof Buildings........................................................................................................6 Number of Buildings found Substandard.....................................................................6 Percent of Buildings found Substandard...............................................................100% SECTION 2.04 PLAN FOR USE OF TAX INCREMENT 2.04. 7 Estimated Tax Increment The original net tax capacity of value of the TIF District will be set by the County Auditor upon request for certification. The estimated original net tax capacity is $20,009. The combined estimated taxable market of the parcels within the TIF District is $1,600,700. The total tax capacity value of the property after completion of the Development (for taxes payable in 2025) is estimated at $262,011. This amount is based on a total estimated taxable market value of $18,500,000 for the Development upon completion. The difference between the estimated total tax capacity value after completion of the Development and the estimated original net tax capacity value is the captured tax capacity value in the amount of $242,003 for the creation of tax increment. The combined total local tax capacity rates for taxes payable in 2022 is 96.982%. The TIF Plan assumes this rate for purpose of calculating tax increments for the TIF District. At the time of the certification of the original net tax capacity for the TIF District, the auditor of the County will certify the original tax rate that will apply to the TIF District. The original tax rate is the sum of all the local tax rates, excluding that portion of the school rate attributable to the general education levy under Minnesota Statutes section 126C.13, that apply to a property in the TIF District. The local tax rate to be certified is the rate in effect for the same taxes payable year applicable to the tax capacity values certified as the TIF District's original tax capacity. The resulting tax capacity rate is the original local tax rate for the duration of the TIF District. Under these assumptions, the estimated annual tax increment in the first year of the TIF District is an estimated $242,003. The actual tax increment will vary according to the certified original tax capacity value and original tax rate, the actual property value produced by the Development and the changes in property value and state tax policy over the duration of the TIF District. It is the intent of the City and the Authority to retain 100% of the captured tax capacity value for the duration of the TIF District. Exhibit II contains the projected tax increment over the duration of the TIF District. 2.04.2 Public Development Costs The Authority will use tax increment to pay Public Development Costs. The Authority anticipates the use of tax increment to reimburse the Developer for site improvement costs, to reimburse the Authority for the value of the land conveyed to the Developer for the Development, and to reimburse the Authority for other costs related to the TIF District, including engineering expenses, a structural engineering report, the cost of a hazardous material survey, and other related preliminary expenditures, and to pay annual administrative costs for the TIF District. The Public Development costs to be paid from tax increments, not including financing costs is shown in Figure 2-1 in Section 2.04.3. 2.04.3 Estimated Sources and Uses of Funds The estimated sources of revenue, along with the estimated Public Development Costs of the TIF District, are itemized in Figure 2-1 that follows. Such costs are eligible for reimbursement from tax increments, and other listed sources of revenue from the TIF District. The City and Authority reserve the right to administratively adjust the amount of any of the DRAFT AS OF MAY 23, 2022 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Public Development Cost items listed in Figure 2-1, so long as the total combined estimated amount, not including financing costs, is not increased. FIGURE 2-1 ESTIMATED SOURCES AND USES OF FUNDS Total Estimated Tax Increment Revenues (from tax increment generated by the district) Tax increment revenues distributed from the County 6,973,000 Interest and investment earnings 35,000 Sales/lease proceeds - Market value homestead credit - Total Estimated Tax Increment Revenues 7,008,000 Estimated Project/Financing Costs (to be paid or financed with tax increment) Project costs Land/building acquisition 1,484,100 Site improvements/preparation costs 2,621,758 Utilities - Other public improvements - Administrative costs 163,713 Estimated Tax Increment Project Costs 41269,571 Estimated financing costs Interest expense 2,865,115 Total Estimated Project/Financing Costs to be Paid from Tax Increment 7,134,686 Estimated Financing Total amount of bonds to be issued 2.04.4 Administrative Expense 7,134, 686 The estimated not to exceed amount of tax increment revenue planned to pay administrative costs is shown in Figure 2-1. The estimated amount for administrative costs is less than the maximum 10% allowed for administrative expense, pursuant to Section 469.176, subdivision 3 of the TIF Act. Fees to be paid to the State and County are not included in the administrative costs line item in Figure 2-1. Administrative costs may include an annual audit of the fund for the TIF District, preparation of annual reporting, legal publication of an annual report, and administration of the development agreement, among other eligible expenses. 2.04.5 County Road Costs The Development will not substantially increase the use of county roads and necessitate the need to use tax increments to pay for county road improvements. DRAFT AS OF MAY 23, 2022 6 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 2.04.6 Bonded Indebtedness The total amount of bonds estimated to be issued is shown in Figure 2-1. The City will not issue any general obligation bonded indebtedness as a result of the TIF Plan. The Authority intends to use tax increments to reimburse itself for land costs and administrative costs and to reimburse the Developer on a pay -go basis for site improvements. Pursuant to Section 469.178, subdivision 7 of the TIF Act, the City or the Authority may advance or loan money to finance expenditures, under Section 469.176, subdivision 4 of the TIF Act, from the general funds of the City or the Authority or any other legally authorized fund to finance qualified expenditures, subject to the following provisions: (a) Not later than 60 days after money is transferred, advanced, or spent, whichever is earliest, the loan or advance must be authorized by resolution of the City or of the Authority, whichever has jurisdiction over the fund from which the advance or loan is authorized. (b) The resolution may generally grant to the City or the Authority the power to make interfund loans under one or more tax increment financing plans or for one or more districts. The resolution may be adopted before or after the adoption of the tax increment financing plan or the creation of the tax increment financing district from which the advance or loan is to be repaid. (c) The terms and conditions for repayment of the loan must be provided in writing. The written terms and conditions may be in any form, but must include, at a minimum, the principal amount, the interest rate, and maximum term. Written terms may be modified or amended in writing by the City or the Authority before the latest decertification of any tax increment financing district from which the interfund loan is to be repaid. The maximum rate of interest permitted to be charged is limited to the greater of the rates specified under Minnesota Statutes, Section 270C.40 or 549.09 as of the date the loan or advance is authorized, unless the written agreement states that the maximum interest rate will fluctuate as the interest rates specified under Minnesota Statutes, Section 270C.40 or 549.09 are from time to time adjusted. Loans or advances may be structured as draw - down or line -of -credit obligations of the lending fund. (d) The Authority shall report in the annual report submitted under Section 469.175, subdivision 6 of the TIF Act: (1) the amount of any interfund loan or advance made in a calendar year; and (2) any amendment of an interfund loan or advance made in a calendar year. 2.04.7 Election of First Year of Increment and Duration of TIF District The duration to collect and spend tax increments on eligible purposes is set at the maximum duration of twenty-five (25) years after the date of receipt of the first tax increment or twenty-six (26) years of tax increment collection. The City and the Authority elect tax year 2025 as the first year of increment for the TIF District. Based on this election, the estimated decertification date is December 31, 2050. 2.04.8 Estimated Impact on Other Taxing Jurisdictions Exhibits III and IV show the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The City and the Authority believe that there will be no adverse impact on other taxing jurisdictions during the life of the TIF District, since the Development would not have occurred without the establishment of the TIF District and the provision of public assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the Development therein becomes part of the general tax base. DRAFT AS OF MAY 23, 2022 7 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 The City and the Authority anticipate minimal impact of the Development on city -provided services. A manageable increase in water and sewer usage is expected. It is anticipated that there may be a slight but manageable increase in police and fire protection duties due to the Development. 2.04.9 Prior Planned Improvements There have been no building permits issued in the last 18 months in conjunction with any of the properties within the TIF District. The Authority will include this statement with the request for certification to the County Auditor. ARTICLE III — ADMINISTERING THE TIF DISTRICT SECTION 3.01 FILING AND CERTIFICATION The filing and certification of the TIF Plan consists of the following steps: 1. Upon adoption of the TIF Plan, the Authority shall submit a copy of the TIF Plan to the Minnesota Department of Revenue and the Office of the State Auditor. 2. The Authority shall request that the auditor of the County certify the original net tax capacity and net tax capacity rate of the TIF District. To assist the auditor in this process, the Authority shall submit copies of the TIF Plan, the resolution establishing the TIF District and adopting the TIF Plan, and a listing of any prior planned improvements. 3. The Authority shall send the assessor for the County any assessment agreement establishing the minimum market value of land and improvements in the TIF District and shall request that the assessor review and certify the assessment agreement as reasonable. SECTION 3.02 MODIFICATIONS OF THE TAX INCREMENT FINANCING PLAN The City and the Authority reserve the right to modify the TIF District and the TIF Plan. Under current State Law, the following actions can only be approved after satisfying all the necessary requirements for approval of the original TIF Plan, including notifications to the respective taxing jurisdictions, and public hearing, among other requirements: ■ Reduction or enlargement in the geographic area of the Redevelopment Project or the TIF District. ■ Increase in the amount of bonded indebtedness to be incurred. ■ Increase in the amount of capitalized interest. ■ Increase in that portion of the captured net tax capacity to be retained by the Authority. ■ Increase in the total estimated Public Development Costs. ■ Designation of additional property to be acquired by the Authority. Other modifications can be made by resolution of the City and the Authority. In addition, the original approval process does not apply if (1) the only modification is elimination of parcels from the TIF District and (2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of those parcels in the TIF District's original net tax capacity, or the City and the Authority agree that the TIF District's original net tax capacity will be reduced by no more than the current net tax capacity of the parcels eliminated. The Authority must notify the auditor of the County of any modification that reduces or enlarges the geographic area of the TIF District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of certification. DRAFT AS OF MAY 23, 2022 8 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 SECTION 3.03 FOUR-YEAR KNOCKDOWN RULE The provision of the TIF Act referred to as the Four -Year Knockdown Rule requires development activity to take place on each parcel within the TIF District within four years from the date of certification of the original net tax capacity of the TIF District. If development activity on a parcel has not begun within the required time frame, no additional tax increment may be collected from that parcel and its value must be excluded from the district's original net tax capacity by the auditor of the County. Development activity includes demolition, rehabilitation, renovation or site improvement, including a qualified improvement of an adjacent street, has commenced on a parcel located within the TIF District. If no development activity has occurred within four years from the date of certification on a parcel located within the TIF District, then that parcel shall be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. The Authority must submit to the auditor of the County, by February 1 of the fifth year, evidence that the required activity has taken place for each parcel in the TIF District. If a parcel is excluded from the TIF District and the City, the Authority, or owner of the parcel subsequently commences any of the above activities, the Authority shall certify to the auditor of the County that such activity has commenced and the parcel shall once again be included in the TIF District. The auditor of the County shall certify the net tax capacity of the parcel, as most recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF District. SECTION 3.04 POOLING AND FIVE-YEAR RULE At least 75% of the tax increments (net of administrative expenses) from the TIF District (the "In - District Percentage") must be expended on activities within the TIF District, including payment on any bonds for which the proceeds were used to finance activities within the TIF District. Up to 25% of the tax increments from the TIF District may be used to finance activities outside the TIF District but within the Redevelopment Project. Tax increments are considered to have been "spent" within the TIF District if such amounts are: • actually paid to a third party for activities performed within the TIF District within five years after certification of the district; • used to pay bonds that were issued and sold to a third party, the proceeds of which are reasonably expected on the date of issuance to be spent within the later of the five-year period or a reasonable temporary period or are deposited in a reasonably required reserve or replacement fund; • used to make payments or reimbursements to a third party under binding contracts for activities performed within the TIF District, which were entered into within five years after certification of the district; or • used to reimburse a party for payment of eligible costs (including interest) incurred within five years from certification of the district; It is anticipated that all tax increments collected in the TIF District will be spent or obligated within this five year time period. At least 90% of the revenues derived from tax increments from a redevelopment district or renewal and renovation district must be used to finance the cost of correcting conditions that allow designation of redevelopment and renewal and renovation districts under Section 469.174 of the TIF Act. These costs include, but are not limited to, acquiring properties containing structurally substandard buildings or improvements or hazardous substances, pollution, or contaminants, acquiring adjacent parcels necessary to provide a site of sufficient size to permit development, demolition and rehabilitation of structures, clearing of the land, the removal of DRAFT AS OF MAY 23, 2022 9 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 hazardous substances or remediation necessary to development of the land, and installation of utilities, roads, sidewalks, and parking facilities for the site. The allocated administrative expenses of the Authority may be included in the qualifying costs. SECTION 3.05 FINANCIAL REPORTING AND DISCLOSURE REQUIREMENTS The Authority will comply with the annual reporting requirements of the TIF Act pursuant to the guidelines of the Office of the State Auditor. The Authority must prepare and submit a report on the TIF District on or before August 1 of each year. The Authority must also annually publish in a newspaper of general circulation in the City an annual statement for the TIF District, in the format as prescribed by the Office of the State Auditor. The reporting and disclosure requirements outlined in this section begin with the year a tax increment financing district is certified, and shall end in the year in which both the district has been decertified and all tax increments have been spent or returned to the County for redistribution pursuant to the Act. Failure to meet these requirements, as determined by the State Auditors Office, may result in suspension of distribution of tax increments. SECTION 3.06 BUSINESS SUBSIDY COMPLIANCE The Authority will comply with the business subsidies requirements, that may apply, specified in Minnesota Statutes, Sections 116J.993 to 116J.995. DRAFT AS OF MAY 23, 2022 10 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Exhibit I City of Monticello Tax Increment Financing District No. 1-45 Present Value Analysis 3 Section 469.175(3)(2) of the TIF Act Block 52 1 Estimated Future Market Value w/ Tax Increment Financing 23,724,992 2 Payable 2022 Market Value 1,600,700 3 Market Value Increase (1-2) 22,124,292 4 Present Value of Future Tax Increments 4,033,474 5 Market Value Increase Less PV of Tax Increments 18,090,818 6 Estimated Future Market Value w/o Tax Increment Financing 2,052,789 7 Payable 2022 Market Value 1,600,700 8 Market Value Increase (6-7) 452,089 9 Increase in MV From TIF 17,638,729 Assume 1.0% annual appreciation over 26 year life of district. 2 Statutory compliance achieved if increase in market value from TIF (Line 9) is greater than or equal to zero. 3 Section 469.775(3)(2) of the TIF Act does not require this present value analysis for a housing tax increment financing district. This analysis is provided for information purposes. DRAFT AS OF MAY 23, 2022 11 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Exhibit II City of Monticello Monticello Tax Increment Financing District No. 1-45 (Redevelopment) Block 52 Projected Tax Increment Cash Flow TIF District Year Taxes Payable Year Taxable Market Value (TMV) Net Tax Capacity Less Original Net Tax Capacity Captured Net Tax Capacity Original Tax Rate Available TIF Present Value of Available TIF 1 2025 18,500,000 262,011 20,009 242,003 96.982% 233,854 217,486 2 2026 18,685,000 264,631 20,009 244,623 96.982% 236,386 428,791 3 2027 18,871,850 267,278 20,009 247,269 96.982% 238,943 634,087 4 2028 19,060,569 269,950 20,009 249,942 96.982% 241,525 833,544 5 2029 19,251,174 272,650 20,009 252,641 96.982% 244,134 1,027,326 6 2030 19,443,686 275,376 20,009 255,368 96.982% 246,768 1,215,594 7 2031 19,638,123 278,130 20,009 258,121 96.982% 249,430 1,398,502 8 2032 19,834,504 280,912 20,009 260,903 96.982% 252,117 1,576,202 9 2033 20,032,849 283,721 20,009 263,712 96.982% 254,832 1,748,841 10 2034 20,233,178 286,558 20,009 266,549 96.982% 257,573 1,916,561 11 2035 20,435,509 289,423 20,009 269,415 96.982% 260,342 2,079,501 12 2036 20,639,864 292,318 20,009 272,309 96.982% 263,139 2,237,797 13 2037 20,846,263 295,241 20,009 275,232 96.982% 265,964 2,391,579 14 2038 21,054,726 298,193 20,009 278,184 96.982% 268,818 2,540,976 15 2039 21,265,273 301,175 20,009 281,166 96.982% 271,699 2,686,111 16 2040 21,477,926 304,187 20,009 284,178 96.982% 274,609 2,827,103 17 2041 21,692,705 307,229 20,009 287,220 96.982% 277,548 2,964,072 18 2042 21,909,632 310,301 20,009 290,292 96.982% 280,517 3,097,130 19 2043 22,128,728 313,404 20,009 293,395 96.982% 283,516 3,226,388 20 2044 22,350,016 316,538 20,009 296,529 96.982% 286,545 3,351,954 21 2045 22,573,516 319,704 20,009 299,695 96.982% 289,604 3,473,933 22 2046 22,799,251 322,901 20,009 302,892 96.982% 292,693 3,592,426 23 2047 23,027,243 326,130 20,009 306,121 96.982% 295,813 3,707,532 24 2048 23,257,516 329,391 20,009 309,382 96.982% 298,965 3,819,347 25 2049 23,490,091 332,685 20,009 312,676 96.982% 302,147 3,927,964 26 2050 23,724,992 336,012 20,009 316,003 96.982% 305,363 4,033,474 r 6,972,845 TOTAL = Key Assumptions for Cash Flow: 1 Taxable market value (TMV) annual growth assumption = 1.0% 2 Original Tax Rate estimated based on Taxes Payable Year 2022. 3 Election for captured tax capacity is 100.0% 4 Original Net Tax Capacity is calculated based on a TMV = $1,600,700, NTC calculated for Apartment classification. 5 Present value is calculated based on semi-annual payments, 4.0% rate, and date of 1/1/2024. 6 Available TIF is after deducting State Auditor Fee of 0.36%. 7 TMV is estimated based on mixed use building with 87 housing units (average TMV of $165,500 per unit) and 27,342 SF first floor commercial (approximately $150/SF), with 83 spaces of lower level underground parking, in addition to surrounding surface parking. DRAFT AS OF MAY 23, 2022 12 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Exhibit III City of Monticello Monticello Tax Increment Financing District No. 1-45 Impact on Other Taxing Jurisdictions (Taxes Payable 2022) Block 52 Annual Tax Increment Estimated Annual Captured Tax Capacity (Full Development) Payable 2022 Local Tax Rate Estimated Annual Tax Increment Percent of Tax Base City of Monticello Wright County ISD # 882 $281,166 ati aA')°i yL / L,00 I Net Tax Captured Percent of Capacity (NTC) Tax Capacity Total NTC 31,827,900 281,166 0.88% 202,383,636 281,166 0.14% 43,872,446 281,166 0.64% Dollar Impact of Affected Taxing Jurisdictions Net Tax Tax Added Local Capacity % of Total Increment Tax Rate (NTC) Share City of Monticello 36.536% 37.673% 102,727 0.323% Wright County 43.751% 45.113% 123,013 0.061% ISD # 882 15.446% 15.927% 43,429 0.099% Other 1.249% 1.288% 3,512 Totals 96.982% 100.000% 272,681 NOTE NO. 1: Assuming that ALL of the captured tax capacity would be available to all taxing jurisdictions even if the City does not create the Tax Increment District, the creation of the District will reduce tax capacities and increase the local tax rate as illustrated in the above tables. NOTE NO. 2: Assuming that NONE of the captured tax capacity would be available to the taxing jurisdiction if the City did not create the Tax Increment District, then the plan has virtually no initial effect on the tax capacities of the taxing jurisdictions. However, once the District is established, allowable costs paid from the increments, and the District is terminated, all taxing jurisdictions will experience an increase in their tax base. DRAFT AS OF MAY 23, 2022 13 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Exhibit IV City of Monticello Tax Increment Financing (Redevelopment) District No. 1-45 Block 52 Estimated Tax Increments Over Maximum Life of District Based on Pay2022 Tax Rate = 96.982% 36.536% 43.757% 75.446% 1.249% New Estimated City County School Other TIF Taxes Taxable New Base Captured Total TIF TIF TIF TIF District Payable Market Tax Tax Tax Tax Related Related Related Related Year Year Value Capacity Capacity Capacity Increment Share Share Share Share 1 2025 18,500,000 262,011 20,009 242,003 234,699 88,418 105,879 37,379 3,023 2 2026 18,685,000 264,631 20,009 244,623 237,240 89,375 107,025 37,784 3,056 3 2027 18,871,850 267,278 20,009 247,269 239,806 90,342 108,183 38,193 3,088 4 2028 19,060,569 269,950 20,009 249,942 242,398 91,319 109,352 38,606 3,121 5 2029 19,251,174 272,650 20,009 252,641 245,016 92,305 110,533 39,023 3,155 6 2030 19,443,686 275,376 20,009 255,368 247,660 93,301 111,726 39,444 3,189 7 2031 19,638,123 278,130 20,009 258,121 250,331 94,307 112,931 39,869 3,224 8 2032 19,834,504 280,912 20,009 260,903 253,028 95,323 114,148 40,299 3,258 9 2033 20,032,849 283,721 20,009 263,712 255,753 96,350 115,377 40,733 3,293 10 2034 20,233,178 286,558 20,009 266,549 258,504 97,386 116,618 41,171 3,329 11 2035 20,435,509 289,423 20,009 269,415 261,283 98,433 117,872 41,614 3,364 12 2036 20,639,864 292,318 20,009 272,309 264,090 99,491 119,138 42,061 3,400 13 2037 20,846,263 295,241 20,009 275,232 266,925 100,559 120,417 42,512 3,437 14 2038 21,054,726 298,193 20,009 278,184 269,789 101,637 121,708 42,968 3,476 15 2039 21,265,273 301,175 20,009 281,166 272,681 102,727 123,013 43,429 3,512 16 2040 21,477,926 304,187 20,009 284,178 275,601 103,827 124,331 43,894 3,549 17 2041 21,692,705 307,229 20,009 287,220 278,551 104,939 125,662 44,364 3,586 18 2042 21,909,632 310,301 20,009 290,292 281,531 106,061 127,006 44,838 3,626 19 2043 22,128,728 313,404 20,009 293,395 284,540 107,195 128,363 45,318 3,664 20 2044 22,350,016 316,538 20,009 296,529 287,580 108,340 129,735 45,802 3,703 21 2045 22,573,516 319,704 20,009 299,695 290,650 109,496 131,119 46,291 3,744 22 2046 22,799,251 322,901 20,009 302,892 293,750 110,665 132,518 46,784 3,783 23 2047 23,027,243 326,130 20,009 306,121 296,882 111,844 133,931 47,283 3,824 24 2048 23,257,516 329,391 20,009 309,382 300,045 113,036 135,358 47,787 3,864 25 2049 23,490,091 332,685 20,009 312,676 303,239 114,239 136,799 48,296 3,905 26 2050 23,724,992 336,012 20,009 316,003 306,466 115,455 138,254 48,809 3,948 Tota I 6,998,038 2,636,370 3,156,996 1,114,551 90,121 Note: The Estimated Total Tax Increment shown above is before deducting the State Auditor's fee, which is payable at a rate of 0.36% of the Total Tax Increment collected. Exhibit II provides Estimated Total Tax Increment after deducting for the State Auditor's fee. DRAFT AS OF MAY 23, 2022 14 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 EXHIBIT V Map of Boundaries of Tax Increment Financing District No.1-45 Created by: City of Monticello Note: TIF District includes thirteen (13) parcels and the immediate adjacent roads and right-of- way. DRAFT AS OF MAY 23, 2022 15 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S EXHIBIT VI Map of Boundaries of Central Monticello Redevelopment Project No. I DRAFT AS OF MAY 23, 2022 16 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 EXHIBIT VII Inspection Report Supporting Findings This page is intentionally blank. DRAFT AS OF MAY 23, 2022 17 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 REPORT OF INSPECTION PROCEDURES AND RESULTS FOR DETERMINING QUALIFICATIONS OF A TAX INCREMENT FINANCING DISTRICT AS A REDEVELOPMENT DISTRICT BLOCK 52 TIF DISTRICT MONTICELLO, MINNESOTA March 7, 2022 Prepared by: Prepared for the CITY OF MONTICELLO LHB, Inc. 701 Washington Avenue North, Suite 200 Minneapolis, Minnesota 55401 LHB Project No. 220047 DRAFT AS OF MAY 23, 2022 18 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Table of Contents Part1: Executive Summary......................................................................................................................................2 Purposeof the Evaluation........................................................................................................................................................2 Scopeof Work.........................................................................................................................................................................2 Conclusion...............................................................................................................................................................................2 Part 2: Minnesota Statute 469.174, Subdivision 10 Requirements.......................................................................3 InteriorInspection....................................................................................................................................................................3 Exterior Inspection and Other Means......................................................................................................................................3 Documentation.........................................................................................................................................................................3 QualificationRequirements......................................................................................................................................................3 1. Coverage Test....................................................................................................................................................................3 2. Condition of Buildings Test.................................................................................................................................................3 3. Distribution of Substandard Buildings.................................................................................................................................4 Part 3: Procedures Followed....................................................................................................................................5 Part4: Findings.........................................................................................................................................................5 1. Coverage Test.....................................................................................................................................................................5 CD 2. Condition of Building Test....................................................................................................................................................6 0. 3. Distribution of Substandard Structures................................................................................................................................8 Part 5• Team Credentials 9 Appendices................................................................................................................................................................9 APPENDIX A Property Condition Assessment Summary Sheet APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Block 52 TIF District LHB Project No. 220047 Page 1 of 9 Final Report DRAFT AS OF MAY 23, 2022 19 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Part 1: Executive Summary Purpose of the Evaluation LHB was hired by the City of Monticello to inspect and evaluate the properties within a Tax Increment Financing Redevelopment District ("TIF District") proposed to be established by the City. The proposed TIF District is located on one city block bounded by River Street West, Pine Street, Broadway Avenue West, and Walnut Street (Diagram 1). The purpose of LHB's work is to determine whether the proposed TIF District meets the statutory requirements for coverage, and whether six (6) buildings on thirteen (13) parcels, located within the proposed TIF District, meet the qualifications required for a Redevelopment District. Diagram 1: Proposed TIF District Scope of Work The proposed TIF District consists of thirteen (13) parcels with six (6) structures. Six (6) buildings were inspected on January 27, 2022. Building Code and Condition Deficiency reports for the buildings that were inspected and found substandard are in Appendix B. Conclusion After inspecting and evaluating the properties within the proposed TIF District and applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision 10, it is our professional opinion that the proposed TIF District qualifies as a Redevelopment District because: • The proposed TIF District has a coverage calculation of 100 percent which is above the 70 percent requirement. • 100 percent of the buildings are structurally substandard which is above the 50 percent requirement. • The substandard buildings are reasonably distributed. The remainder of this report describes our process and findings in detail. Block 52 TIF District LHB Project No. 220047 Page 2 of 9 Final Report DRAFT AS OF MAY 23, 2022 20 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Part 2: Minnesota Statute 469.174, Subdivision 10 Requirements The properties were inspected in accordance with the following requirements under Minnesota Statutes, Section 469.174, Subdivision 10(c), which states: Interior Inspection "The municipality may not make such determination [that the building is structurally substandard] without an interior inspection of the property..." Exterior Inspection and Other Means "An interior inspection of the property is not required, if the municipality finds that (1) the municipality or authority is unable to gain access to the property after using its best efforts to obtain permission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard." Documentation "Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 469.175, subdivision 3(1)." Qualification Requirements Minnesota Statutes, Section 469.174, Subdivision 10 (a) (1) requires three tests for occupied parcels: 1. COVERAGE TEST a. Minnesota Statutes, Section 469.174, Subdivision 10(a)(1) states: "parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or paved or gravel parking lots..." b. The coverage required by the parcel to be considered occupied is defined under Minnesota Statutes, Section 469.174, Subdivision 10(e), which states: "For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures unless 15 percent of the area of the parcel contains buildings, streets, utilities, paved or gravel parking lots, or other similar structures." 2. CONDITION OF BUILDINGS TEST a. Minnesota Statutes, Section 469.174, Subdivision 10(a) states: "...and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance;" b. Structurally substandard is defined under Minnesota Statutes, Section 469.174, Subdivision 10(b), which states: "For purposes of this subdivision, 'structurally substandard' shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." Block 52 TIF District LHB Project No. 220047 Page 3 of 9 Final Report DRAFT AS OF MAY 23, 2022 21 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S i. We do not count energy code deficiencies toward the thresholds required by Minnesota Statutes, Section 469.174, Subdivision 10(b) defined as "structurally substandard", due to concerns expressed by the State of Minnesota Court of Appeals in the Walser Auto Sales, Inc. vs. City of Richfield case filed November 13, 2001. c. Buildings are not eligible to be considered structurally substandard unless they meet certain additional criteria, as set forth in Subdivision 10(c) which states: "A building is not structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence." "Items of evidence that support such a conclusion [that the building is not disqualified] include recent fire or police inspections, on -site property tax appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." LHB counts energy code deficiencies toward the 15 percent code threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c)) for the following reasons: 1) The Minnesota energy code is one of ten building code areas highlighted by the Minnesota Department of Labor and Industry website where minimum construction standards are required by law. 2) Chapter 13 of the 2015 Minnesota Building Code states, "Buildings shall be designed and constructed in accordance with the International Energy Conservation Code." Furthermore, Minnesota Rules, Chapter 1305.0021 Subpart 9 states, "References to the International Energy Conservation Code in this code mean the Minnesota Energy Code..." 3) Chapter 11 of the 2015 Minnesota Residential Code incorporates Minnesota Rules, Chapters, 1322 and 1323 Minnesota Energy Code. CD 4) The Senior Building Code Representative for the Construction Codes and Licensing Division of the Minnesota Department of Labor and Industry confirmed that the Minnesota Energy Code is being enforced throughout the State of Minnesota. 5) In a January 2002 report to the Minnesota Legislature, the Management Analysis Division of the Minnesota D Department of Administration confirmed that the construction cost of new buildings complying with the o Minnesota Energy Code is higher than buildings built prior to the enactment of the code. 6) Proper TIF analysis requires a comparison between the replacement value of a new building built under current code standards with the repairs that would be necessary to bring the existing building up to current code standards. For an equal comparison to be made, all applicable code chapters should be applied to both scenarios. Since current construction estimating software automatically applies the construction cost of complying with the Minnesota Energy Code, energy code deficiencies should also be identified in the existing structures. 3. DISTRIBUTION OF SUBSTANDARD BUILDINGS a. Minnesota Statutes, Section 469.174, Subdivision 10, defines a Redevelopment District and requires one or more of the following conditions 'reasonably distributed throughout the district.": "(1) Parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance; (2) the property consists of vacant, unused, underused, inappropriately used, or infrequently used rail yards, rail storage facilities, or excessive or vacated railroad rights -of -way; (3) tank facilities, or property whose immediately previous use was for tank facilities... Block 52 TIF District LHB Project No. 220047 Page 4 of 9 Final Report DRAFT AS OF MAY 23, 2022 22 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 b. Our interpretation of the distribution requirement is that the substandard buildings must be reasonably distributed throughout the district as compared to the location of all buildings in the district. For example, if all of the buildings in a district are located on one half of the area of the district, with the other half occupied by parking lots (meeting the required 70 percent coverage for the district), we would evaluate the distribution of the substandard buildings compared with only the half of the district where the buildings are located. If all the buildings in a district are located evenly throughout the entire area of the district, the substandard buildings must be reasonably distributed throughout the entire area of the district. We believe this is consistent with the opinion expressed by the State of Minnesota Court of Appeals in the Walser Auto Sales, Inc. vs. City of Richfield case filed November 13, 2001. Part 3: Procedures Followed LHB inspected six (6) of the six (6) buildings during the day of January 27, 2022. Part 4: Findings Coverage Test a. The total square foot area of the parcel in the proposed TIF District was obtained from City records, GIS mapping and site verification. b. The total square foot area of buildings and site improvements on the parcels in the proposed TIF District was obtained from City records, GIS mapping and site verification. c. The percentage of coverage for each parcel in the proposed TIF District was computed to determine if the 15 percent minimum requirement was met. The total square footage of parcels meeting the 15 percent requirement was divided into the total square footage of the entire district to determine if the 70 percent requirement was met. FINDING The proposed TIF District met the coverage test under Minnesota Statutes, Section 469.174, Subdivision 10(e), which resulted in parcels consisting of 100 percent of the area of the proposed TIF District being occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures (Diagram 2). This exceeds the 70 percent area coverage requirement for the proposed TIF District under Minnesota Statutes, Section 469.174, Subdivision (a) (1). Block 52 TIF District LHB Project No. 220047 Page 5 of 9 Final Report DRAFT AS OF MAY 23, 2022 23 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Diagram 2 — Coverage Diagram Shaded area depicts a parcel more than 15 percent occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures 2. Condition of Building Test a. BUILDING INSPECTION i. The first step in the evaluation process is the building inspection. After an initial walk-thru, the inspector makes a judgment whether a building "appears" to have enough defects or deficiencies of sufficient total significance to justify substantial renovation or clearance. If it does, the inspector documents with notes and photographs code and non -code deficiencies in the building. b. REPLACEMENT COST i. The second step in evaluating a building to determine if it is substandard to a degree requiring substantial renovation or clearance is to determine its replacement cost. This is the cost of constructing a new structure of Block 52 TIF District LHB Project No. 220047 Page 6 of 9 Final Report DRAFT AS OF MAY 23, 2022 24 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 the same square footage and type on site. Replacement costs were researched using R.S. Means Cost Works square foot models for 2022. ii. A replacement cost was calculated by first establishing building use (office, retail, residential, etc.), building construction type (wood, concrete, masonry, etc.), and building size to obtain the appropriate median replacement cost, which factors in the costs of construction in Monticello, Minnesota. iii. Replacement cost includes labor, materials, and the contractor's overhead and profit. Replacement costs do not include architectural fees, legal fees or other "soft" costs not directly related to construction activities. Replacement cost for each building is tabulated in Appendix A. c. CODE DEFICIENCIES i. The next step in evaluating a building is to determine what code deficiencies exist with respect to such building. Code deficiencies are those conditions for a building which are not in compliance with current building codes applicable to new buildings in the State of Minnesota. ii. Minnesota Statutes, Section 469.174, Subdivision 10(c), specifically provides that a building cannot be considered structurally substandard if its code deficiencies are not at least 15 percent of the replacement cost of the building. As a result, it was necessary to determine the extent of code deficiencies for each building in the proposed TIF District. iii. The evaluation was made by reviewing all available information with respect to such buildings contained in City Building Inspection records and making interior and exterior inspections of the buildings. LHB utilizes the current Minnesota State Building Code as the official code for our evaluations. The Minnesota State Building Code is a series of provisional codes written specifically for Minnesota only requirements, adoption of several international codes, and amendments to the adopted international codes. iv. After identifying the code deficiencies in each building, we used R.S. Means Cost Works 2022; Unit and Assembly Costs to determine the cost of correcting the identified deficiencies. We were then able to compare the correction costs with the replacement cost of each building to determine if the costs for correcting code deficiencies meet the required 15 percent threshold. FINDING Six (6) out of six (6) buildings (100 percent) in the proposed TIF District contained code deficiencies exceeding the 15 percent threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c). Building Code, Condition Deficiency and Context Analysis reports for the buildings in the proposed TIF District can be found in Appendix B of this report. SYSTEM CONDITION DEFICIENCIES i. If a building meets the minimum code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), then in order for such building to be "structurally substandard" under Minnesota Statutes, Section 469.174, Subdivision 10(b), the building's defects or deficiencies should be of sufficient total significance to justify "substantial renovation or clearance." Based on this definition, LHB re-evaluated each of the buildings that met the code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), to determine if the total deficiencies warranted "substantial renovation or clearance" based on the criteria we outlined above. ii. System condition deficiencies are a measurement of defects or substantial deterioration in site elements, structure, exterior envelope, mechanical and electrical components, fire protection and emergency systems, interior partitions, ceilings, floors, and doors. iii. The evaluation of system condition deficiencies was made by reviewing all available information contained in City records and making interior and exterior inspections of the buildings. LHB only identified system condition deficiencies that were visible upon our inspection of the building or contained in City records. We did not consider the amount of "service life" used up for a particular component unless it was an obvious part of that component's deficiencies. iv. After identifying the system condition deficiencies in each building, we used our professional judgment to determine if the list of defects or deficiencies is of sufficient total significance to justify "substantial renovation or clearance." Block 52 TIF District LHB Project No. 220047 Page 7 of 9 Final Report DRAFT AS OF MAY 23, 2022 25 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 FINDING In our professional opinion, six (6) out of six (6) buildings (100 percent) in the proposed TIF District are structurally substandard to a degree requiring substantial renovation or clearance, because of defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. This exceeds the 50 percent requirement of Subdivision 10a(1). 3. Distribution of Substandard Structures e. Much of this report has focused on the condition of individual buildings as they relate to requirements identified by Minnesota Statutes, Section 469.174, Subdivision 10. It is also important to look at the distribution of substandard buildings throughout the geographic area of the proposed TIF District (Diagram 3). FINDING The parcels with substandard buildings are reasonably distributed compared to all parcels that contain buildings Diagram 3 — Substandard Buildings Shaded green area depicts parcels with buildings. Shaded orange area depicts substandard buildings. Block 52 TIF District LHB Project No. 220047 Page 8 of 9 Final Report DRAFT AS OF MAY 23, 2022 26 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Part 5: Team Credentials Michael A. Fischer, AIA, LEED AP - Project Principal/TIF Analyst Michael has 34 years of experience as project principal, project manager, project designer and project architect on planning, urban design, educational, commercial, and governmental projects. He has become an expert on Tax Increment Finance District analysis assisting over 100 cities with strategic planning for TIF Districts. He is an Architectural Principal at LHB and currently leads the Minneapolis office. Michael completed a two-year Bush Fellowship, studying at MIT and Harvard in 1999, earning master's degrees in City Planning and Real Estate Development from MIT. He has served on more than 50 committees, boards, and community task forces, including a term as a City Council President, Chair of a Metropolitan Planning Organization, and Chair of the Edina Planning Commission. Most recently, he served as a member of the Edina city council and Secretary of the Edina HRA. Michael has also managed and designed several award -winning architectural projects and was one of four architects in the Country to receive the AIA Young Architects Citation in 1997. Phil Fisher — Inspector For 35 years, Phil Fisher worked in the field of Building Operations in Minnesota including White Bear Lake Area Schools. At the University of Minnesota, he earned his Bachelor of Science in Industrial Technology. He is a Certified Playground Safety Inspector, Certified Plant Engineer, and is trained in Minnesota Enterprise Real Properties (MERP) Facility Condition Assessment (FCA). His FCA training was recently applied to the Minnesota Department of Natural Resources Facilities Condition Assessment project involving over 2,000 buildings. Appendices APPENDIX A Property Condition Assessment Summary Sheet APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Block 52 TIF District LHB Project No. 220047 Page 9 of 9 Final Report DRAFT AS OF MAY 23, 2022 27 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 APPENDIX A Property Condition Assessment Summary Sheet DRAFT AS OF MAY 23, 2022 28 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. ]m5 ` ( ) ca \ 56 \k\\k\k\k\\\\ } Z, - }(\__ / ((/$\k(k/\(( i cr \ ))))))))))(\( }\ } 27{ee$\$i)§$$§j §§ m £2 k§ 3 7( co 0 g � � � DRAFT AS OF MAY 23, 2022 29 § 0 _ C � 0 CD e TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports DRAFT AS OF MAY 23, 2022 30 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District Building Code, Condition Deficiency and Context Analysis Report Parcel C City Vehicle Storage Building Address: 112 River Street West, Monticello, Minnesota 55362 Parcel ID: 155010052131 Inspection Date(s) & Time(s): January 27, 2022, 10:35 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: Substantial renovation is required to correct Conditions found. Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: Estimated Cost to Correct Building Code Deficiencies: Percentage of Replacement Cost for Building Code Deficiencies: DEFECTS IN STRUCTURAL ELEMENTS 1. Steel lintels should be protected from rusting per code. 2. Exterior wall concrete block and mortar should be repaired/replaced to prevent water intrusion per code. COMBINATION OF DEFICIENCIES 1. Essential Utilities and Facilities a. There is no code required accessible parking. b. There is no code required accessible route into the building. c. The restroom is not code compliant for accessibility. 2. Light and Ventilation a. Lighting does not comply with code. b. The electrical wiring system does not comply with code. c. The HVAC system does not comply with code. 3. Fire Protection/Adequate Egress a. Thresholds do not comply with code for maximum height. b. The stairs leading to the elevated platform do not comply with code. c. Door hardware does not comply with code. d. There is no code required smoke detector system in the building. e. There is no code required emergency exit signage in the building. f. There is no code required emergency lighting system in the building. Block 52 TIF District LHB Project No. 220047 $394,109 $172,804 43.8% Page 1 of 2 Building Report Parcel C-112 River St W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 31 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S g. There is no code required emergency notification system in the building. h. There is no code required building sprinkler system. i. There is no code required fire caulking at through wall and ceiling penetrations. 4. Layout and Condition of Interior Partitions/Materials a. The interior walls should be repaired/repainted. b. There is no code required 4-inch toe board on the elevated platform. 5. Exterior Construction a. The roofing material is failing, allowing for water intrusion which is contrary to code. DESCRIPTION OF CODE DEFICIENCIES 1. Code required accessible parking should be created. 2. A code required accessible route into the building should be created. 3. The restroom does not comply with accessibility code. 4. The lighting does not comply with code. 5. The electrical wiring system does not comply with code. 6. The HVAC system does not comply with code. 7. The stairs do not comply with code. 8. Door hardware does not comply with code. 9. There is no code required smoke detector system. 10. There is no code required emergency exit signage system. 11. There is no code required emergency lighting system. 12. There is no code required emergency notification system. 13. There is no code required building sprinkler system. 14. There is no code required through wall and ceiling fire caulking. 15. A code required 4-inch toe board should be installed on the elevated platform. 16. Steel lintels should be protected from rusting per code. 17. Exterior block and mortar should be repaired replaced to prevent water intrusion per code. 18. Failed roofing material should be replaced to prevent water intrusion per code. OVERVIEW OF DEFICIENCIES This building is currently being used as vehicle storage. There is no code required accessible parking or accessible route into the building. The electrical wiring and lighting systems do not comply with code. The HVAC system does not comply with code. There are no code required life safety systems including smoke detectors, emergency lighting, notification and exiting, and building sprinklers. The exterior block and mortar are failing allowing for water intrusion which is contrary to code. The roofing material is failing allowing for water intrusion which is contrary to code. ENERGY CODE DEFICIENCIES In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code. These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered in determining whether the building is substandard: M:\22Proj122004T300 Design\Reports\Building Reports\112 River St W Building Report Redevelopment District.docx Block 52 TIF District Page 2 of 2 Building Report LHB Project No. 220047 Parcel C-112 River St W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 32 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District Building Code, Condition Deficiency and Context Analysis Report Parcel D Vacant Church Building Address: 103 Pine St, Monticello, Minnesota 55362 Parcel ID: 155010052110 Inspection Date(s) & Time(s): January 27, 2022, 10:15 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: Substantial renovation is required to correct Conditions found. Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: Estimated Cost to Correct Building Code Deficiencies: Percentage of Replacement Cost for Building Code Deficiencies: DEFECTS IN STRUCTURAL ELEMENTS 1. Foundation walls are showing signs of water intrusion which is contrary to code. COMBINATION OF DEFICIENCIES 1. Essential Utilities and Facilities a. There is no code compliant accessible route into the building. b. There is no code compliant accessible restroom. c. There is no code required accessible route to all levels of the building. 2. Light and Ventilation a. Lighting does not comply with code. b. The electrical system does not comply with code. c. The HVAC system does not comply with code. 3. Fire Protection/Adequate Egress a. Glass doors do not have code required 10-inch kick plates. b. The thresholds do not comply with code for maximum height. c. Flooring is damaged creating an impediment to emergency egress which is contrary to code. d. Stairs do not comply with code. e. There is no code required fire caulking at through wall, floor, and ceiling penetrations. f. Emergency exit signs are not code compliant. g. The emergency lighting system is not code compliant. Block 52 TIF District LHB Project No. 220047 $2,391,586 $737,466 30.8% Page 1 of 3 Building Report Parcel D-103 Pine St, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 33 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S h. There is no code required emergency notification system. i. There is no code required smoke detector system. j. There is no code required building sprinkler system. 4. Layout and Condition of Interior Partitions/Materials a. Walls should be repaired/repainted. b. Flooring should be replaced. c. Baseboard molding is missing and should be replaced. d. Ceilings are water damaged from roof leaks and should be repaired/replaced. e. There is mold present on interior surfaces. 5. Exterior Construction a. Soffits and fascia are damaged allowing for water intrusion which is contrary to code. b. Windows are failing allowing for water intrusion which is contrary to code. c. Roofing material is failing allowing for water intrusion which is contrary to code. DESCRIPTION OF CODE DEFICIENCIES 1. Foundation walls are showing signs of water intrusion which is contrary to code. 2. There is no code compliant accessible route into the building. 3. The restroom is not code compliant. 4. There is no code required accessible route to all levels of the building. 5. The lighting system does not comply with code. 6. The electrical wiring system does not comply with code. 7. The HVAC system does not comply with code. 8. Glass doors need code required 10-inch kick plates installed. 9. Thresholds need to be modified to comply with code for maximum height. 10. Damaged flooring needs to be replaced to create a code required unimpeded means for emergency egress. 11. Stairs do not comply with code. 12. Code required fire caulking needs to be installed in all through wall, floor, and ceiling penetrations. 13. Emergency exit signs need to be placed properly to comply with code. 14. Emergency lighting is not code compliant. 15. There is no code required emergency notification system. 16. There is no code required smoke detector system. 17. There is no code required building sprinkler system. 18. Soffits and fascia are damaged allowing for water intrusion which is contrary to code. 19. Windows are failing allowing for water intrusion which is contrary to code. 20. The roofing material has failed allowing for water intrusion which is contrary to code. Block 52 TIF District LHB Project No. 220047 Page 2 of 3 Building Report Parcel D-103 Pine St, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 34 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 OVERVIEW OF DEFICIENCIES This former church building is currently vacant. The exterior building systems including roofing, wood soffits and fascia, and roofing material are failing allowing for water intrusion which is contrary to code. Entrance into the building is not code compliant for accessibility. There is no code compliant access to all levels of the building. The Restroom is not code compliant. Water has infiltrated the interior creating mold on all surfaces. The ceilings and walls are damaged and should be repaired/repainted. The electrical lighting and wiring systems do not comply with code. The HVAC system does not comply with code. The flooring systems are damaged creating an impediment to emergency egress which is contrary to code. There are no code required life safety systems that comply with code. ENERGY CODE DEFICIENCIES In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code. These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered in determining whether the building is substandard: MA22Proj12200471300 DesignlReports\Building Reporl:003 Pine St Building Report Redevelopment District.docx Block 52 TIF District LHB Project No. 220047 Page 3 of 3 Building Report Parcel D-103 Pine St, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 35 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District Building Code, Condition Deficiency and Context Analysis Report Parcel G Store Front Lutheran Church Address: 121 Broadway West, Monticello, Minnesota 55362 Parcel ID: 155010052031 Inspection Date(s) & Time(s): January 27, 2022, 9:30 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: Substantial renovation is required to correct Conditions found. Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: Estimated Cost to Correct Building Code Deficiencies: Percentage of Replacement Cost for Building Code Deficiencies: DEFECTS IN STRUCTURAL ELEMENTS 1. COMBINATION OF DEFICIENCIES 1. Essential Utilities and Facilities a. There is no code required accessible parking. b. There is no code required accessible route into the building. c. The restroom is not fully code compliant for accessibility. d. The hospitality area is not code compliant for accessibility. 2. Light and Ventilation a. The lighting system does not comply with code. b. The electrical wiring system does not comply with code. c. The HVAC system does not comply with code. 3. Fire Protection/Adequate Egress a. Flooring is damaged and uneven creating an impediment to emergency egress. b. Door hardware does not comply with code. c. Glass doors do not have code required 10-inch kick plates. d. Code required fire caulking should be placed in through wall and ceiling penetrations. e. The exit signage system does not comply with code. f. The emergency lighting system does not comply with code. g. There is no code required emergency notification system. Block 52 TIF District LHB Project No. 220047 $1,462,997 $419,423 28.7% Page 1 of 2 Building Report Parcel G —121 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 36 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S h. There is no code required building sprinkler system. 4. Layout and Condition of Interior Partitions/Materials a. Ceiling tile is water stained/damaged and should be replaced. b. Walls should be repaired/repainted. c. Carpeting is stained and worn and should be replaced. 5. Exterior Construction a. Failed roofing material is allowing for water intrusion which is contrary to code. DESCRIPTION OF CODE DEFICIENCIES 1. Code required accessible parking should be created. 2. A code required accessible route into the building should be created. 3. The restroom is not fully code compliant for accessibility. 4. The hospitality area should be made code compliant for accessibility. 5. The lighting system is not code compliant. 6. The electrical wiring system is not code compliant. 7. The HVAC system is not code compliant. 8. The flooring is damaged and uneven creating an impediment to emergency egress which is contrary to code. 9. Door hardware does not comply with code. 10. Glass doors should have code required 10-inch kick plates installed. 11. Code required fire caulking should be placed in all through wall and ceiling penetrations. 12. The exit signage system is not code compliant. 13. There is no code required smoke detector system. 14. The emergency lighting system does not comply with code. 15. There is no code required emergency notification system. 16. There is no code required building sprinkler system. 17. Failed roofing material should be replaced to prevent water intrusion per code. OVERVIEW OF DEFICIENCIES This store front church is currently occupied. There are several code deficiencies regarding accessibility including parking, access to the building, restroom, and the hospitality area. The lighting and electrical wiring systems do not comply with code. The HVAC system does not comply with code. The flooring is damaged and uneven creating an impediment to emergency egress which is contrary to code. Door hardware is not code compliant. Walls should be repaired/repainted. Ceiling tile is water stained and damaged and should be replaced. Glass doors should have code required 10-inch kick plates installed. Life safety systems are either non -code compliant or are not installed. The roofing material is failing and should be removed and replaced to prevent water intrusion per code. ENERGY CODE DEFICIENCIES In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code. These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered in determining whether the building is substandard: M:\22Proj\220047\300 Design\Reports\Building Reports\121 Broadway W Building Report Redevelopment District.docx Block 52 TIF District Page 2 of 2 Building Report LHB Project No. 220047 Parcel G —121 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 37 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District Building Code, Condition Deficiency and Context Analysis Report Parcel H Preferred Title Inc Address: 113 Broadway West, Monticello, Minnesota, 55362 Parcel ID: 155010052060 Inspection Date(s) & Time(s): January 27, 2022, 9:10 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: Substantial renovation is required to correct Conditions found. Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: Estimated Cost to Correct Building Code Deficiencies: Percentage of Replacement Cost for Building Code Deficiencies: DEFECTS IN STRUCTURAL ELEMENTS 1. Floor joists are not properly secured per code. COMBINATION OF DEFICIENCIES 1. Essential Utilities and Facilities a. There is no code required accessible parking. b. There is no code required accessible route to all levels of the building. c. There is no code required accessible restroom. 2. Light and Ventilation a. The electrical lighting system does not comply with code. b. The electrical wiring system does not comply with code. c. The HVAC system does not comply with code. 3. Fire Protection/Adequate Egress a. Thresholds do not comply with code for maximum height. b. Glass doors do not have code required 10-inch kick plates. c. The exit signage system does not comply with code. d. The emergency lighting system is not fully code compliant. e. There is no code required emergency notification system. f. There is no code required building sprinkler system. g. Code required fire caulking should be placed in all through wall, floor, and ceiling penetrations Block 52 TIF District LHB Project No. 220047 $1,133,408 $388,814 34.3% Page 1 of 3 Building Report Parcel G —113 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 38 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S h. Secondary exiting does not comply with code for accessibility. i. Basement stairs do not comply with code. j. Basement floor to ceiling height does not comply with code. 4. Layout and Condition of Interior Partitions/Materials a. Ceiling tiles are stained from roof leaks and should be replaced. b. Asbestos Containing Material is present in the basement. c. Fire scarred floor joists are present in the basement. d. Vinyl flooring should be cleaned and resealed. 5. Exterior Construction a. Stucco is cracked/missing allowing for water intrusion which is contrary to code. b. The roofing material has failed allowing for water intrusion which is contrary to code. DESCRIPTION OF CODE DEFICIENCIES 1. Floor joists should be properly fastened to support beam per code. 2. Code required accessible parking should be created. 3. A code required accessible route into the building should be created. 4. A code compliant restroom should be installed. 5. A code required accessible route to all levels should be created. 6. The electrical lighting system should be made code compliant. 7. The electrical wiring system is not code compliant. 8. The HVAC system is not code compliant. 9. Thresholds do not comply with code. 10. Glass doors should have code required 10-inch kick plates installed. 11. Secondary exiting does not comply with accessibility code. 12. The basement stairs do not comply with code. 13. The floor to ceiling height in the basement does not comply with code. 14. The exit sign system does not comply with code. 15. The emergency lighting system does not comply with code. 16. There is no emergency notification system as required by code. 17. There is no code required building sprinkler system. 18. Install code required fire caulking. 19. Exterior stucco is cracked/damaged allowing for water intrusion which is contrary to code. 20. The roofing material has failed allowing for water intrusion which is contrary to code. Block 52 TIF District LHB Project No. 220047 Page 2 of 3 Building Report Parcel G —113 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 39 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S OVERVIEW OF DEFICIENCIES The building is currently occupied by two tenants. There is no code required accessible parking or route into the building. There is no code required accessible restroom or route to all levels of the building. The exterior stucco is damaged allowing for water intrusion which is contrary to code. The ceiling tile is water stained from roof leaks. Walls should be repaired/repainted. The electrical wiring and lighting systems do not comply with code. The HVAC system does not comply with code. Life safety systems are either absent or do not comply with code. The basement stairs do not comply with code. The floor to ceiling height in the basement does not comply with code. The roofing material is failing allowing for water intrusion which is contrary to code. ENERGY CODE DEFICIENCIES In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code. These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered in determining whether the building is substandard: M:\22Proj\220047\300 Design\Reports\Building Reports\113 Broadway W Building Report Redevelopment District.docx Block 52 TIF District LHB Project No. 220047 Page 3 of 3 Building Report Parcel G —113 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 40 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District Building Code, Condition Deficiency and Context Analysis Report Parcel J Apartment Address: 107 Broadway West, Monticello, Minnesota 55362 Parcel ID: 155010052070 Inspection Date(s) & Time(s): January 27, 2022, 2:00 PM Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: Substantial renovation is required to correct Conditions found. Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: Estimated Cost to Correct Building Code Deficiencies: Percentage of Replacement Cost for Building Code Deficiencies: DEFECTS IN STRUCTURAL ELEMENTS 1. COMBINATION OF DEFICIENCIES 1. Essential Utilities and Facilities a. 2. Light and Ventilation a. The lighting system does not comply with code. b. The electrical system does not comply with code. c. The HVAC system does not comply with code. 3. Fire Protection/Adequate Egress a. The thresholds do not comply with code. b. The stairs do not comply with code. c. Stairs do not comply with code. d. There is not a code required secondary exit from the second -floor apartment. e. There are no code compliant smoke detectors. f. There is no code required emergency lighting system. g. There is no code required emergency notification system. h. There is no code required building sprinkler system. i. There are no code required carbon monoxide detectors. Block 52 TIF District LHB Project No. 220047 $652,052 $206,664 31.7% Page 1 of 3 Building Report Parcel J —107 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 41 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S j. There are no code compliant Ground Fault Circuit Interrupters. k. There are no code required Arc Fault Circuit Interrupters. I. There is no code required fire caulking in through wall, floor, or ceiling penetrations. m. Flooring material is damaged creating an impediment to emergency egress which is contrary to code. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls and ceiling should be repaired/repainted. b. Carpeting should be replaced. 5. Exterior Construction a. Windows are failing allowing for water intrusion which is contrary to code. b. Roofing material has failed allowing for water intrusion which is contrary to code. DESCRIPTION OF CODE DEFICIENCIES 1. The lighting system does not comply with code. 2. The electrical wiring system does not comply with code. 3. The HVAC system does not comply with code. 4. Thresholds do not comply with code. 5. The stairs do not comply with code. 6. A secondary means of egress is required by code. 7. Modify stairs to comply with code. 8. Code required smoke detectors should be installed. 9. Install code required emergency lighting system. 10. There is no code required emergency notification system. 11. There is no code required building sprinkler system. 12. Code required carbon monoxide detectors should be installed. 13. Code required Ground Fault Circuit Interrupters should be installed. 14. Code required Arc Fault Circuity Interrupters should be installed. 15. Code required fire caulking should be placed in all through wall, floor, and ceiling penetrations. 16. Damaged flooring material should be replaced/repaired to create a code required unimpeded means of emergency egress. 17. Failed windows should be replaced to prevent water intrusion per code. 18. Failed roofing material should be replaced to prevent water intrusion per code. Block 52 TIF District LHB Project No. 220047 Page 2 of 3 Building Report Parcel J —107 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 42 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S OVERVIEW OF DEFICIENCIES This second -floor apartment is currently vacant. The stairs do not comply with code. The thresholds do not comply with code. The lighting system and electrical wiring systems do not comply with code. The HVAC system does not comply with code. There are no code required smoke detectors or carbon monoxide detectors in the building. There are no code required life safety systems in the building. There is not a code required secondary exit from the building. The flooring material is damaged creating and impediment to emergency egress which is contrary to code. There are no code required AFCI's and GRCI's in the building. Window are failing allowing for water intrusion which is contrary to code. The roofing material has failed allowing for water intrusion which is contrary to code. ENERGY CODE DEFICIENCIES In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code. These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered in determining whether the building is substandard: M:\22Proj\220047\300 Design\Reports\Building Reports\107 Broadway W Building Report Redevelopment District.docx Block 52 TIF District LHB Project No. 220047 Page 3 of 3 Building Report Parcel J —107 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 43 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District Building Code, Condition Deficiency and Context Analysis Report Parcel K "What The Art" Building Address: 101 Broadway West, Monticello, Minnesota 55362 Parcel ID: 15501002090 Inspection Date(s) & Time(s): January 27, 2022, 9:50 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: Estimated Cost to Correct Building Code Deficiencies: Percentage of Replacement Cost for Building Code Deficiencies: DEFECTS IN STRUCTURAL ELEMENTS 1. Ceiling joists are fire damaged. COMBINATION OF DEFICIENCIES 1. Essential Utilities and Facilities a. There is no code required designated accessible parking. b. There is no code required accessible route into the building. c. There is no code required accessible restroom. 2. Light and Ventilation a. The lighting system does not comply with code. b. The electrical wiring system does not comply with code. c. The HVAC system does not comply with code. d. Electrical extension cords are not being used properly per code. 3. Fire Protection/Adequate Egress a. Glass doors do not have code required 10-inch kick plates. b. Thresholds do not comply with code for maximum height. c. Door hardware does not comply with code. d. There is an internal passageway that does not comply with code for minimum width. e. Stairs do not comply with code. f. Flooring is damaged creating an impediment to emergency egress which is contrary to code. Block 52 TIF District LHB Project No. 220047 $486,890 $100,969 20.7% Page 1 of 3 Building Report Parcel K —101 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 44 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 g. Code required fire caulking is not present in through wall, floor, and ceiling penetrations. h. There are no code required emergency exit door identification system. i. There is no code required smoke detector systems. j. There is no code required emergency lighting system. k. There is no code required emergency notification system. I. There is no code required building sprinkler system. 4. Layout and Condition of Interior Partitions/Materials a. Ceiling tile are stained/damaged from roof leaks. b. Ceiling joists are showing signs of fire damage. c. Damaged walls should be repaired/repainted. d. Damaged flooring should be repaired/replaced. 5. Exterior Construction a. Roofing material has failed allowing for water intrusion which is contrary to code. DESCRIPTION OF CODE DEFICIENCIES 1. Accessible parking should be created per code. 2. An accessible route into the building should be created per code. 3. An accessible restroom should be created per code. 4. A code compliant lighting system should be installed. 5. A code compliant electrical wiring system should be installed. 6. A code compliant HVAC system should be installed. 7. Electrical extension cords should be used properly per code. 8. Glass doors should have 10-inch kick plates installed per code. 9. Thresholds should be modified to comply with code for maximum height. 10. Code compliant door hardware should be installed. 11. All internal passageways should be made code compliant for minimum width. 12. Stairs are not code compliant. 13. Damaged flooring should be repaired to create a code required unimpeded means for emergency egress. 14. Code required fire caulking should be installed in all through wall, floor, and ceiling penetrations. 15. A code required emergency exit identification system should be installed. 16. A code required smoke detector system should be installed. 17. A code required emergency lighting system should be installed. 18. A code required emergency notification system should be installed. 19. A code required building sprinkler system should be installed. 20. Failed roofing material should be replaced to prevent water intrusion per code. Block 52 TIF District LHB Project No. 220047 Page 2 of 3 Building Report Parcel K —101 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 45 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S OVERVIEW OF DEFICIENCIES This building is currently being used as an Art Studio sponsored by the city. There is no code required accessible parking. There is no code required accessible route into the building. The restroom does not comply with accessibility code. The lighting and electrical wiring systems do not comply with code. The HVAC system does not comply with code. The interior walls should be repaired/repainted. Ceiling tile is stained/damaged from roof leaks. The flooring should be repaired to create a code required unimpeded means for emergency egress. There is no code required smoke detector, emergency lighting, emergency notification or building sprinkler systems in the building. Roof joists show signs of fire damage. The flooring is damaged creating an impediment to emergency egress which is contrary to code. The stairs do not comply with code. There is not code required fire caulking in through wall, floor, and ceiling penetrations. The roofing material has failed allowing for water intrusion which is contrary to code. ENERGY CODE DEFICIENCIES In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code. These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered in determining whether the building is substandard: M:122Proj12200471300 Design\Reports\Building Reports1101 Broadway W Building Report Redevelopment District.docx Block 52 TIF District LHB Project No. 220047 Page 3 of 3 Building Report Parcel K —101 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 46 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs DRAFT AS OF MAY 23, 2022 47 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 F SMeans data F7 07worwrr Square Foot Cost Estimate Report Estimate Name: 112 River St W Building Type: Garage, Repair with Concrete Block / Wood Joists Location: MONTICELLO, MN Story Count: 1 Story Height (L.F.): 14.00 Floor Area (S.F.): 3432 Labor Type: OPN Basement Included: No Data Release: Year 2021 Quarter 1 Cost Per Square Foot: $114.83 Building Cost: $394,109.91 Date: 1/31/2022 Quantity % of Total Cost Per S.F. Cost A1030 Standard Foundations $10.90 $37,396.60 A10101051560 Foundation wall, CIP, 4' wall height, direct chute, .148 CY/LF, 7.2 PLF, 244 $7.08 $24,314.11 12" thick A10101102700 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 268.4 $3.81 $13,082.49 6 KSF. 12" deeD x 24" wide A1030 Slab on Grade $9.41 $32,296.29 A10301204520 Slab on grade, 6" thick, light industrial, reinforced 3432 $9.41 $32,296.29 A2010 Basement Excavation $0.37 $1,286.18 A20101104560 Excavate and fill, 10,000 SF, 4' deep, sand, gravel, or common earth, 3432 $0.37 $1,286.18 on site storaee B1020 Roof Construction $6.47 $22,198.18 B10201024150 Wood roof, flat rafter, 2" x 12", 16" O.C. 3603.6 $6.47 $22,198.18 B2010 Exterior Walls $13.26 $45,510.69 B20101116280 Concrete block (CMU) wall, regular weight, 75% solid, 8 x 8 x 16, 4500 2732.8 $13.26 $45,510.69 PSI. reinforced. vertical #5032". erouted B2020 Exterior Windows $1.89 $6,490.35 B20201066650 Windows, aluminum, sliding, standard glass, 5' x 3' 11.39 $1.89 $6,490.35 B2030 Exterior Doors $3.59 $12,312.11 B20302203450 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0" 1.03 $0.87 $2,980.04 x 7'-0" onenine B20302204450 Door, steel 24 gauge, overhead, sectional, manual operation, 12'-0" x 3.56 $2.72 $9,332.07 12'-0" onenine B3010 Roof Coverings $2.75 $9,449.75 B30101202000 Roofing, single ply membrane, EPDM, 45mils, fully adhered 3603.6 $2.36 $8,108.10 B30106101000 Gutters, box, steel, galvanized, 28 ga thick, 5", enameled finish 122 $0.32 $1,112.51 B30106201450 Downspout, steel, rectangular, corrugated, 3" x 4", galvanized, 28 ga 28.83 $0.07 $229.14 thick C1010 Partitions $5.62 $19,297.75 C10101022300 Lightweight block 4" thick 720.72 $1.98 $6,787.60 C10101048000 Concrete block (CMU) partition, light weight, solid, 8" thick, no finish 960.96 $3.65 $12,510.15 C1020 Interior Doors $0.43 $1,472.82 C10201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, 1.14 $0.43 $1,472.82 flush. 3'-0" x 7'-0" x 1-3/8" C1030 Fittings $0.38 $1,315.35 C10301100460 Toilet partitions, cubicles, ceiling hung, stainless steel 1 $0.38 $1,315.35 C3010 Wall Finishes $4.61 $15,816.01 C30102202000 2 coats paint on masonry with block filler 2732.8 $3.07 $10,527.57 C30102300320 Painting, masonry or concrete, latex, brushwork, primer & 2 coats 1372.8 $0.86 $2,9S5.43 C30102300340 Painting, masonry or concrete, latex, brushwork, addition for block 1372.8 $0.68 $2,333.01 filler C3020 Floor Finishes $1.45 $4,970.55 C30204100940 Concrete topping, hardeners, metallic additive, minimum 3088.8 $1.22 $4,199.04 C30204101580 Vinyl, composition tile, minimum 343.2 $0.22 $771.51 C3030 Ceiling Finishes $0.62 $2,135.45 DRAFT AS OF MAY 23, 2022 48 CD 0 O CD CD O El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 C30302105800 Acoustic ceilings, 5/8" fiberglass board, 24" x 48" tile, tee grid, 343.2 $0.62 $2,135.45 susnendedsunnort r ■ D2010 Plumbing Fixtures $3.52 $12,074.31 D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung 1.17 $1.27 $4,350.45 D20102102000 Urinal, vitreous china, wall hung 0.58 $0.27 $911.60 D20103102080 Lavatory w/trim, wall hung, PE on Cl, 19" x 17" 1.17 $0.74 $2,545.08 D20104404340 Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20" 0.58 $0.84 $2,876.68 D20108201920 Water cooler, electric, wall hung, wheelchair type, 7.5 GPH 0.58 $0.41 $1,390.50 D2020 Domestic Water Distribution $0.84 $2,878.45 D20202202260 Gas fired water heater, residential, 100< F rise, 30 gal tank, 32 GPH 0.58 $0.84 $2,878.45 D3050 Terminal& Package Units $11.24 $38,574.82 D30501503120 Rooftop, single zone, air conditioner, factories, 10,000 SF, 33.33 ton 3432 $11.24 $38,574.82 D4010 Sprinklers $5.07 $17,409.06 D40104101080 Wet pipe sprinkler systems, steel, ordinary hazard, 1 floor, 10,000 SF 3432 $5.07 $17,409.06 D4020 Standpipes $1.23 $4,228.18 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 0.34 $1.13 $3,877.23 floor D40203101560 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 0.14 $0.10 $350.95 additional floors D5010 Electrical Service/Distribution $2.36 $8,098.42 D50101200280 Overhead service installation, includes breakers, metering, 20' conduil 1 $0.97 $3,336.08 & wire. 3 ohase. 4 wire. 120/208 V. 200 A D50102300280 Feeder installation 600 V, including RGS conduit and XHHW wire, 200 30 $0.42 $1,445.67 A D50102400200 Switchgear installation, incl switchboard, panels & circuit breaker, 0.25 $0.97 $3,316.67 120/208 V. 3 ohase. 400 A D5020 Lighting and Branch Wiring $9.89 $33,940.93 D50201100280 Receptacles incl plate, box, conduit, wire, 4 per 1000 SF, .5 watts per 3432 $2.55 $8,752.39 SF D50201350280 Miscellaneous power, 1 watt 3432 $0.34 $1,182.60 D50201400240 Central air conditioning power, 3 watts 3432 $0.70 $2,396.15 D50202100520 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 3432 $6.30 $21,609.79 10 fixtures 032watt Der 1000 SF D5030 Communications and Security $3.95 $13,552.02 D50309100452 Communication and alarm systems, fire detection, addressable, 25 0.34 $2.33 $8,006.41 detectors, includes outlets, boxes, conduit and wire D50309100462 Fire alarm command center, addressable with voice, excl. wire & 0.34 $1.33 $4,576.07 conduit D50309200104 Internet wiring, 4 data/voice outlets per 1000 S.F. 0.69 $0.28 $969.54 E1090 Other Equipment $0.00 $0.00 Sub7otal 100% $99.86 $342,704.27 Contractor Fees (General Condition s,Overhead,Profit) 15.0 % $14.98 $51,405.64 Architectural Fees 0.0 % $0.00 $0.00 User Fees 0.0 % $0.00 $0.00 DRAFT AS OF MAY 23, 2022 49 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 BLOCK 52 REDEVELOPMENT TIF DISTRICT Code Deficiency Cost Report Parcel C -112 River Street West, Monticello, Minnesota 55362 Building Name or Type Parcel ID 155010052131 City Vehicle Storage Building -1 Code Related Cost Items Unit Cost Units Unit VvTotal Quantity Accessibility Items Parking Create code required accessible parking $ 100.00 EA 1 $ 100.00 Accessible Route Creat a code required accessible route in to the building. $ 100.00 Lump 1 $ 100.00 Restroom Create a code compliant accessible restroom $ 2.28 SF 3,432 $ 7,824.96 Drinking Fountain Install code required drinking fountain $ 0.41 SF 3,432 $ 1,407.12 Structural Elements Steel Lintels Protect steel lintels from rusting per code $ 500.00 Lump 1 $ 500.00 Concrete Block and Mortar Kepainrepiace aamagea concrete DIocK ana mortar to prevent water intrusion per code $ 2.25 SF 3,432 $ 7,722.00 Exiting Door Hardware Install code compliant door hardware $ 250.00 EA 7 $ 1,750.00 Thresholds Modify thresholds to comply with code for maximum height $ 200.00 EA 2 $ 400.00 Stairs Install code compliant stairs $1,000.00 Lump 1 $ 1,000.00 Elevated Platform Install code required 4-inch toe board on elevated platform $ 100.00 Lump 1 $ 100.00 Fire Protection Smoke Detectors Install code compliant smoke detectors $ 2.33 SF 3,432 $ 7,996.56 Emergency Exit Signs Install code compliant emergency exit signs $ 0.35 SF 3,432 $ 1,201.20 Emergency Lighting Install code compliant emergency lighting system $ 0.75 SF 3,432 $ 2,574.00 Emergency Notification System Install code required emergency notification system $ 1.33 SF 3,432 $ 4,564.56 Building Sprinkler Install a code required building sprinkler system $ 16.31 SF 3,432 $ 55,975.92 Fire Caulking Block 52 TIF District Code Deficiency Cost Report LHB Project No. 220047 Page 1 of 2 Parcel C -112 River St W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 50 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Code Related Cost Items Ad - Install code required fire caulking at through wall and ceiling penetrations Exterior Construction Roof Construction Roofing Material Remove failed roofing material Install roofing material to prevent water intrusion per code Mechanical- Electrical Mechanical Install a code compliant HVAC system Electrical Install a code compliant lighting system Install a code compliant electrical wiring system Energy Code Pr Unit Cost Units Unit Total Quantity $ 0.10 SF 3,432 $ 343.20 $ 0.25 SF 3,432 $ 858.00 $ 2.75 SF 3,432 $ 9,438.00 $ 11.24 SF 3,432 $ 38,575.68 $ 6.30 SF 3,432 $ 21,621.60 $ 2.55 SF 3,432 $ 8,751.60 Total Code Improvements $ 172,804 Ell Block 52 TIF District LHB Project No. 220047 Page 2 of 2 Code Deficiency Cost Report Parcel C -112 River St W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 51 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel C 112 River Street West .soo.392.a Ion -Fri Jam- 20220127_103134.jpg 20220127_103344.jpg 3 20220127_103303.jpg wpm 20220127_103348.jpg 20220127_103341.jpg 20220127_103355.jpg aw_j � 1k 12 9 20220127_103422.jpg k �� wd 20220127_103531.jpg 20220127_103459.jpg 20220127_103544.jpg 1 20220127_103512.jpg 20220127_103807.jpg DRAFT AS OF MAY 23, 2022 52 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel C 112 River Street West r 20220127_103815.jpg 20220127_104004.jpg 20220127_104320.jpg 20220127_104345.jpg 20220127_103834.jpg i 20220127_104008.jpg 20220127_104322.jpg 20220127_104349.jpg 2 20220127_103938.jpg 20220127_104305.jpg 20220127_104337.jpg 20220127_104401.jpg DRAFT AS OF MAY 23, 2022 53 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel C 112 River Street West 20220127_104404.jpg 20220127_104444.jpg .-.5�- ��-► �V �I 20220127_104454.jpg 20220127_104536.jpg 20220127_104410.jpg AF 20220127_104446.jpg w __... 20220127_104530.jpg 20220127_104539.jpg 20220127_104433.jpg Y . 20220127_104452.jpg 20220127_104532.jpg DRAFT AS OF MAY 23, 2022 54 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 F SMeans data Square Foot Cost Estimate Report mon U707rr Estimate Name: 103 Pine Street Building Type: Church with Face Brick & Concrete Block / Wood Arch Location: MONTICELLO, MN Story Count: 1 Story Height (L.F.): 24.00 Floor Area (S.F.): 10580 Labor Type: OPN Basement Included: Yes Data Release: Year2022 Cost Per Square Foot: $226.05 Building Cost: $2,391,586.68 Date: 1/31/2022 4 Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. r Quantity % of Total Cost Per S.F. Cost Substructure A1010 Standard Foundations $3.86 $40,804.92 A10101102700 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 348 $1.67 $17,677.01 6 KSF. 12" deeD x 24" wide A10102107410 Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6 44.81 $2.19 $23,127.91 KSF. 4' - 6" sauare x 15" deeD A1030 Slab on Grade $6.72 $71,121.30 A10301202240 Slab on grade, 4" thick, non industrial, reinforced 10580 $6.72 $71,121.30 A2010 Basement Excavation $4.56 $48,218.99 A20101104620 Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, 10580 $4.56 $48,218.99 on site storaee A2020 Basement Walls $9.83 $104,053.39 A20201107260 Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 348 $9.83 $104,053.39 " thick B1010 Floor Construction $21.66 $229,130.59 B10102030860 Cast -in -place concrete column, 12" square, tied, 200K load, 12' story 537.75 $4.58 $48,477.09 height. 142 Ibs/LF. 4000PSI B10102221720 Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 10580 $17.08 $180,653.50 15'x15' bay, 75 PSF superimposed load, 153 PSF total load B1020 Roof Construction $32.19 $340,606.70 B10207052001 Laminated arch, radial, 100' clear span, 8' OC 10580 $20.34 $215,237.51 B10207703152 Roof deck, douglas fir, 3" thick, 8' span 12696 $11.85 $125,369.19 B2010 Exterior Walls $28.41 $300,589.19 B20101321200 Brick wall, composite double wythe, standard face/CMU back-up, 8" 7934.4 $28.41 $300,589.19 thick. Derlite core fill B2020 Exterior Windows $4.75 $50,226.34 B20201067200 Windows, aluminum, single hung, insulated glass, 2'-8" x 6'-8" 46.4 $3.28 $34,703.40 B20202204200 Polycarbonate, masked, clear or colored, 1/4" thick 835.2 $1.47 $15,522.94 B2030 Exterior Doors $1.04 $11,036.83 B20302102500 Door, birch, solid core, single door, hinged, 3'-0" x 7'-0" opening 3.73 $1.04 $11,036.83 B3010 Roof Coverings $6.92 $73,254.23 B30101401100 Asphalt roofing, strip shingles, inorganic, Class A, 4" slope, 210-235 12696 $2.71 $28,674.17 Ibs/SQ B30103201840 Insulation, rigid, roof deck, extruded polystyrene, 15 PSI compressive 12696 $2.73 $28,886.45 streneth. 3" thick. R15 B30104300040 Flashing, aluminum, no backing sides, .019" 348 $0.31 $3,253.97 B30104300700 Flashing, copper, no backing, 16 oz, < 500 Ibs 348 $0.64 $6,747.70 B30106100050 Gutters, box, aluminum, .027" thick, 5", enameled finish 348 $0.27 $2,904.99 B30106200250 Downspout, aluminum, rectangular, 3" x 4", enameled, .024" thick 348 $0.26 $2,786.95 C1010 Partitions $10.58 $111,886.S9 C10101403900 20 ga non -load bearing, 3-5/8" studs, 24" O.C. 6348 $7.01 $74,145.91 C10107101101 3 coats of painted plaster on wall 6681.6 $3.57 $37,740.68 C1020 Interior Doors $3.65 $38,580.18 C10201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, 26.45 $3.65 $38,580.18 flush. 3'-0" x 7'-0" x 1-3/8" C3010 Wall Finishes $1.51 $15,947.19 DRAFT AS OF MAY 23, 2022 55 El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 C30102300080 Painting, interior on plaster and drywall, brushwork, primer & 2 coats 12696 $1.51 $15,947.19 C3020 Floor Finishes $5.63 $59,556.30 C30204100160 Carpet, tufted, nylon, roll goods, 12' wide, 36 oz 10580 $5.63 $S9,S56.30 D3010 Elevators and Lifts $7.66 $81,006.30 D10101102200 Hydraulic, passenger elevator, 3000 lb, 2 floors, 100 FIRM 1 $7.66 $81,006.30 D2010 Plumbing Fixtures $4.31 $45,582.60 D20101101880 Water closet, vitreous china, tank type, wall hung, close coupled 2 5.29 $1.56 $16,459.04 D20102102000 niece Urinal, vitreous china, wall hung 2.12 $0.29 $3,100.49 D20103102080 Lavatory w/trim, wall hung, PE on Cl, 19" x 17" 4.23 $0.89 $9,458.18 D20104102040 Kitchen sink w/trim, countertop, stainless steel, 44" x 22" triple bowl 1.06 $0.28 $2,926.47 D20104404380 Service sink w/trim, vitreous china, wall hung 22" x 20" 1.06 $0.54 $5,724.84 D20108201920 Water cooler, electric, wall hung, wheelchair type, 7.5 GPH 3.17 $0.75 $7,913.58 D2020 Domestic Water Distribution $0.76 $8,085.38 D20202202260 Gas fired water heater, residential, 100 < F rise, 30 gal tank, 32 GPH 1.69 $0.76 $8,085.38 D3010 Energy Supply $11.03 $116,704.28 D30105202000 Commercial building heating system, fin tube radiation, forced hot 10580 $11.03 $116,704.28 water. 10.000 SF. 100.000 CF. total 2 floors D3050 Terminal& Package Units $10.83 $114,562.99 D30501703680 Split system, air cooled condensing unit, offices, 20,000 SF, 63.32 ton 10580 $10.83 $114,562.99 D4010 Sprinklers $3.76 $39,789.26 D40104100620 Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF 10580 $3.76 $39,789.26 D4020 Standpipes $1.62 $17,108.35 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 1.49 $1.62 $17,108.35 floor D5010 Electrical Service/Distribution $1.42 $14,981.77 D50101200320 Overhead service installation, includes breakers, metering, 20' conduil 1 $0.61 $6,489.55 & wire. 3 Dhase. 4 wire. 120/208 V. 400 A D50102300320 Feeder installation 600 V, including RGS conduit and XHHW wire, 400 20 $0.19 $2,016.29 A D50102400200 Switchgear installation, incl switchboard, panels & circuit breaker, 0.5 $0.61 $6,475.93 120/208 V. 3 Dhase. 400 A D5020 Lighting and Branch Wiring $10.39 $109,924.19 D50201100200 Receptacles incl plate, box, conduit, wire, 2.5 per 1000 SF, .3 watts 10580 $2.11 $22,365.38 Der SF D50201300200 Wall switches, 1.0 per 1000 SF 10580 $0.34 $3,561.33 D50201350280 Miscellaneous power, 1 watt 10580 $0.34 $3,546.84 D50201400280 Central air conditioning power, 4 watts 10580 $0.73 $7,724.78 D50202100520 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10580 $6.87 $72,725.86 10 fixtures 032watt ner 1000 SF D5030 Communications and Security $3.37 $35,669.78 D50309100240 Communication and alarm systems, includes outlets, boxes, conduit 0.45 $1.95 $20,619.36 and wire. sound systems. 30 outlet< D50309100452 Communication and alarm systems, fire detection, addressable, 25 0.5 $1.08 $11,467.34 detectors, includes outlets, boxes, conduit and wire D50309100460 Fire alarm command center, addressable without voice, excl. wire & 1 $0.34 $3,583.08 conduit D5090 Other Electrical Systems $0.11 $1,212.95 D50902100200 Generator sets, w/battery, charger, muffler and transfer switch, 0.87 $0.11 $1,212.95 gas/gasoline operated. 3 Dhase. 4 wire. 77/480 V. 7.5 kW Equipment & Furnishings E1090 Other Equipment $0.00 $0.00 �.Special Construction r� Building-� SubTotal 100% $196.56 $2,079,640.59 Contractor Fees (General Conditions,Overhead,Profit) 15.0 % $29.48 $311,946.09 Architectural Fees 0.0 % $0.00 $0.00 User Fees 0.0 % $0.00 $0.00 DRAFT AS OF MAY 23, 2022 56 CD n r+. O r CD O Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 BLOCK 52 REDEVELOPMENT TIF DISTRICT Code Deficiency Cost Report Parcel D -103 Pine Street, Monticello, Minnesota 55362 Building Name or Type Parcel ID 155010052110 Vacant Church Building Code Related Cost Items Unit Cost Units Unit Total Quantity Accessibility Items Accessible Routes Create a code compliant accessible route into building $ 500.00 Lump 1 $ 500.00 Create a code required accessible route to all levels of building $ 7.66 SF 10,580 $ 81,042.80 Restroom Modify restroom to comply with accessibliltiy code $ 2.74 SF 10,580 $ 28,989.20 Structural Elements Foundation Walls Repair foundation walls to prevent water intrusion per code $ 1.00 SF 10,580 $ 10,580.00 Exiting Glass Doors Install code required 10-inch kick plates on glass doors $ 100.00 EA 16 $ 1,600.00 Thresholds Modify thresholds to comply with code for maximum height $1,500.00 Lump 1 $ 1,500.00 Flooring Kepairnreplace aamagea tlooring to create an unimpeaea means for emergency egress per code $ 5.63 SF 10,580 $ 59,565.40 Stairs Modify stairs to comply with code $ 0.95 SF 10,580 $ 10,051.00 Exit Signs Install code compliant emergency exit signs $ 0.35 SF 10,580 $ 3,703.00 Fire Protection Smoke Detectors Install code compliant smoke detector system $ 1.08 SF 10,580 $ 11,426.40 Emergency Lighting Install code compliant emergency lighting system $ 0.75 SF 10,580 $ 7,935.00 Emergency Notification Install code required emergency notification system $ 0.34 SF 10,580 $ 3,597.20 Building Sprinkler System Install code required building sprinkler system $ 5.38 SF 10,580 $ 56,920.40 Exterior Construction Soffits and Fascia Replace damaged soffit and fascia to prevent water intrusion per code $ 3,000.00 Lump 1 $ 3,000.00 Windows Replace failed windows to prevent water intrusion per code. $ 4.75 SF 10,580 $ 50,255.00 Block 52 TIF District Code Deficiency Cost Report LHB Project No. 220047 Page 1 of 2 Parcel D- 103 Pine St, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 57 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Roof Construction Roofing Material Remove failed roofing material Install roofing material to prevent water intrusion per code Mechanical- Electrical Mechanical Install code compliant HVAC system Electrical Install code compliant lighting system Install code compliant electrical wiring system Energy Code Unit Cost Units Unit Total Quantity $ 0.35 SF 10,580 $ 3,703.00 $ 6.92 SF 10,580 $ 73,213.60 $ 21.86 SF 10,580 $ 231,278.80 $ 6.87 SF 10,580 $ 72,684.60 $ 2.45 SF 10,580 $ 25,921.00 Total Code Improvements $ 737,466 Ell Block 52 TIF District LHB Project No. 220047 Page 2 of 2 Code Deficiency Cost Report Parcel D-103 Pine St, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 58 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street mom 20220127_101702.jpg 20220127_101737.jpg 20220127_101751.jpg 20220127_101911.jpg 20220127_101936.jpg 20220127_101814.jpg 20220127_101929.jpg r a * � 20220127_101939.jpg 1 A� 20220127_101742.jpg 20220127_101909.jpg 20220127_101933.jpg .� •t �A 20220127_101947.jpg DRAFT AS OF MAY 23, 2022 59 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street 20220127_101949.jpg 20220127_102008.jpg 20220127_102026.jpg y Am 20220127_102039.jpg 20220127_101951.jpg 20220127_102010.jpg 20220127_102031.jpg 20220127_102042.jpg 2 20220127_102004.jpg 20220127_102021.jpg 20220127_102035.jpg 4 20220127_102056.jpg DRAFT AS OF MAY 23, 2022 60 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street 20220127_102104.jpg 20220127_102122.jpg 20220127_102143.jpg 20220127_102158.jpg 20220127_102113.jpg 20220127_102124.jpg 20220127_102146.jpg 20220127_102207.jpg 3 sit, kk a 20220127_102116.jpg 20220127_102133.jpg 20220127_102151.jpg 20220127_102227.jpg DRAFT AS OF MAY 23, 2022 61 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street 20220127_102237.jpg 20220127_102252.jpg 20220127_102303.jpg 20220127_102326(0).jpg 20220127_102334.jpg 20220127_102309.jpg 20220127_102326.jpg 20220127_102344.jpg 4 20220127_102256.jpg 20220127_102314.jpg 20220127_102330.jpg 20220127_102353.jpg DRAFT AS OF MAY 23, 2022 62 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street 20220127_102357.jpg 20220127_102416.jpg 20220127_102434.jpg 20220127_102504.jpg 20220127_102401.jpg 20220127_102421.jpg PEW 20220127_102454.jpg 20220127_102527.jpg lite 20220127_102414.jpg 20220127_102431.jpg 20220127_102459.jpg 20220127_102533.jpg DRAFT AS OF MAY 23, 2022 63 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street 20220127_102541.jpg 20220127_102631.jpg 20220127_102709.jpg 20220127_102809.jpg 20220127_102547.jpg 20220127_102641.jpg 20220127_102724.jpg 20220127_102816.jpg 6 20220127_102624.jpg 20220127_102704.jpg 20220127_102756.jpg 20220127_102826.jpg DRAFT AS OF MAY 23, 2022 64 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel D: 103 Pine Street 20220127_102833.jpg 20220127_102924.jpg 20220127_103011.jpg 20220127_105028.jpg 20220127_102908.jpg 20220127_102927.jpg 20220127_104940.jpg 20220127_105031.jpg 7 20220127_102918.jpg 20220127_103004.jpg r � 1 20220127_105007.jpg DRAFT AS OF MAY 23, 2022 65 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 F SMeans data mn sowerwnr Square Foot Cost Estimate Report Date: 1/31/2022 Estimate Name: 121 Broadway W Building Type: Store, 2 Story with Stucco / Wood Frame Location: MONTICELLO, MN Story Count: 2 Story Height (L.F.): 14 Floor Area (S.F.): 9160 Labor Type: OPN Basement Included: No Data Release: Year 2022 Cort rederived from. b.ilding model with bni t-p-e-. Cost Per Square Foot: $159.72 5m differen-nd-k-ndidons wn-...ostst ,y ,ignifi ndy. Building Cost: $1,462,997.82 T Quantity % of Total Cost Per S.F. • Cast Substructure A1010 Standard Foundations $7.50 $68,689.81 A10101051560 Foundation wall, CIP, 4' wall height, direct chute, .148 CY/LF, 7.2 PLF, 376 $4.00 $36,614.13 12" thick A10101103100 Strip footing, concrete, reinforced, load 14.8 KLF, soil bearing capacity 376 $2.43 $22,262.21 6 KSF. 12" deeo x 32" wide A10102107700 Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 9.16 $1.07 $9,813.47 KSF. 6' - 0" square x 20" deep A1030 Slab on Grade $3.36 $30,787.86 A10301202240 Slab on grade, 4" thick, non industrial, reinforced 4580 $3.36 $30,787.86 A2010 Basement Excavation $0.18 $1,682.51 A20101104560 Excavate and fill, 10,000 SF, 4' deep, sand, gravel, or common earth, 4580 $0.18 $1,682.51 on site storaee B1010 Floor Construction $18.06 $165,445.99 B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 4580 $0.34 $3,118.80 BF/MSF. 160 PSF total allowable load B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 4580 $0.34 $3,118.80 BF/MSF. 160 PSF total allowable load B10102643050 Wood beam and joist floor, 12"x16" girder, 8"x16" beam, 2x10joists 4580 $11.59 $106,166.64 (w 16". 20'x20' bay. 75 PSF ILL. 102 PSF total load B10107203700 Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel 1203.2 $5.79 $53,041.75 column. 3 hour ratine. 22 PLF B1020 Roof Construction $3.47 $31,785.20 B10201024100 Wood roof, flat rafter, 2" x 12", 12" O.C. 4580 $3.47 $31,785.20 B2010 Exterior Walls $14.20 $130,051.84 B20101291100 Brick veneer wall, standard face, 2x4 studs @ 16" back-up, running 4000 $13.08 $119,840.00 bond B20101907600 Insulation, fiberglass batts, 6" thick, R19 4580 $1.11 $10,211.84 B2020 Exterior Windows $7.99 $73,208.97 B20201066550 Windows, aluminum, awning, insulated glass, 4'-5" x 5'-3" 91.55 $7.99 $73,208.97 B2030 Exterior Doors $1.61 $14,782.32 B20301106950 Door, aluminum & glass, with transom, narrow stile, double door, 0.92 $0.83 $7,596.16 hardware. 6'-0" x 10'-0" ooenine B20301107300 Door, aluminum & glass, with transom, bronze finish, hardware, 3'-0" 0.92 $0.42 $3,872.84 x 10'-0" ooenine B20302203450 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0" 0.92 $0.36 $3,313.32 x 7'-0" ooenine B3010 Roof Coverings $1.27 $11,596.99 B30101202000 Roofing, single ply membrane, EPDM, 45mils, fully adhered 4580 $1.01 $9,251.60 B30106100050 Gutters, box, aluminum, .027" thick, 5", enameled finish 188 $0.17 $1,569.36 B30106200100 Downspout, aluminum, rectangular, 2" x 3", embossed mill finish, 150.4 $0.08 $776.03 .020" thick C3010 Partitions $4.24 $38,874.80 C10101241200 Wood partition, 5/8"fire rated gypsum board face, none base,2 x4,@ 2564.8 $1.55 $14,166.78 16" OC framine.same 0000site face. 0 insul C10101241425 Wood partition, 5/8" fire rated gypsum board face, 1/4"sound 1099.2 $1.11 $10,130.11 deadening gypsum board, 2x4 @ 16" OC framing, same opposite face, -ind atten-finn in -I C10101280700 Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" 8422.4 $0.94 $8,598.34 C10101280960 Add for the following: taping and finishing 8422.4 $0.65 $5,979.57 DRAFT AS OF MAY 23, 2022 66 CD 0 r-r . O CD CD O Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 C1020 Interior Doors $4.68 $42,823.24 C10201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, 29.36 $4.68 $42,823.24 flush. 3'-0" x 7'-0" x 1-3/8" C1030 Fittings $0.26 $2,383.45 C10301100420 Toilet partitions, cubicles, ceiling hung, plastic laminate 2.29 $0.26 $2,383.45 C2010 Stair Construction $0.82 $7,502.78 C20101101150 Stairs, wood, prefab basement type, oak treads, wood rails 3'-0" W, 3.21 $0.82 $7,502.78 14 risers C3010 Wall Finishes $1.49 $13,604.56 C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 7328 $0.69 $6,329.63 primer & 2 coats C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 8422.4 $0.79 $7,274.93 primer & 2 coats C3020 Floor Finishes $4.92 $45,061.70 C30204100080 Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz 5496 $3.34 $30,600.85 C30204101600 Vinyl, composition tile, maximum 2748 $0.72 $6,636.72 C30204101720 Tile, ceramic natural clay 916 $0.85 $7,824.13 C3030 Ceiling Finishes $9.36 $85,720.84 C30302106000 Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, 9160 $9.36 $85,720.84 suscendedsunnort . D2010 Plumbing Fixtures $2.77 $25,354.44 D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung 2.29 $0.99 $9,077.58 D20102102000 Urinal, vitreous china, wall hung 0.92 $0.15 $1,342.18 D20103101560 Lavatory w/trim, vanity top, PE on Cl, 20" x 18" 1.83 $0.37 $3,347.84 D20104404340 Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20" 1.37 $0.89 $8,161.11 D20108201920 Water cooler, electric, wall hung, wheelchair type, 7.5 GPH 1.37 $0.37 $3,425.73 D2020 Domestic Water Distribution $0.66 $6,057.78 D20202501860 Gas fired water heater, commercial, 100 < F rise, 100 MBH input, 91 0.46 $0.66 $6,057.78 GPH D3050 Terminal& Package Units $17.65 $161,683.62 D30501553960 Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton 9160 $17.65 $161,683.62 D4010 Sprinklers $4.08 $37,418.18 D40104100600 Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF 3114.4 $1.74 $15,982.29 D40104100720 Wet pipe sprinkler systems, steel, light hazard, each additional floor, 6045.6 $2.04 $18,665.79 5000 SF D40104108930 Standard High Rise Accessory Package 3 story 0.46 $0.30 $2,770.10 D4020 Standpipes $1.29 $11,833.14 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 0.55 $0.69 $6,295.16 floor D40203101560 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 2.06 $0.60 $5,537.98 additional floors D5010 Electrical Service/Distribution $9.28 $85,047.75 D50101200440 Overhead service installation, includes breakers, metering, 20' conduit 1.25 $2.84 $26,043.13 & wire. 3 chase. 4 wire. 120/208 V. 1000 A D50102300440 Feeder installation 600 V, including RGS conduit and XHHW wire, 100 $3.14 $28,729.40 1000 A D50102400320 Switchgear installation, incl switchboard, panels & circuit breaker, 1.2 $3.31 $30,275.22 120/208 V. 3 phase. 1200 A D5020 Lighting and Branch Wiring $14.99 $137,335.06 D50201100640 Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per 9160 $5.39 $49,397.77 SF. with transformer D50201350320 Miscellaneous power, 1.2 watts 9160 $0.39 $3,574.23 D50201400280 Central air conditioning power, 4 watts 9160 $0.73 $6,687.99 D50201452080 Motor installation, three phase, 460 V, 15 HP motor size 2 $0.57 $5,265.41 D50202100520 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10534 $7.90 $72,409.66 10 fixtures Q32watt Der 1000 SF D5030 Communications and Security $4.74 $43,439.19 D50303101020 Telephone wiring for offices & laboratories, 8 jacks/MSF 6870 $1.80 $16,500.71 D50309100454 Communication and alarm systems, fire detection, addressable, 50 0.46 $2.24 $20,530.49 detectors, includes outlets, boxes, conduit and wire D50309100462 Fire alarm command center, addressable with voice, excl. wire & 0.46 $0.70 $6,407.99 conduit D50309200110 Internet wiring, 8 data/voice outlets per 1000 S.F. 1 $0.00 $0.00 DRAFT AS OF MAY 23, 2022 67 CD 0 r+. O C CD O Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S E1090 Other Equipment $0.00 $0.00 SubTotal 100% $138.88 $1,272,172.02 Contractor Fees (General Conditions,Overhead,Profit) 15.0 % $20.83 $190,825.80 Architectural Fees 0.0 % $0.00 $0.00 User Fees 0.0 % $0.00 $0.00 DRAFT AS OF MAY 23, 2022 68 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S BLOCK 52 REDEVELOPMENT TIF DISTRICT Code Deficiency Cost Report Parcel G -121 Broadway West, Monticello, Minnesota 55362 Building Name or Type Parcel ID 155010052031 Store Front Lutheran Church Code Related Cost 11 ems r Unit Cost Units Unit Total Quantity Accessibility Items Parking Code required accessible parking should be created $ 100.00 Lump Accessible Route A code required accessible route into the building should be created $1,000.00 Lump Restroom Make the restroom fully code compliant $ 0.05 SF Hospitality Area Make the hospitality area fully code compliant $1,000.00 Lump Structural Elements Exiting Flooring Kepair/replace damaged/uneven Tlooring to create a code required unimpeded means for emergency egress Door Hardware Install code compliant door hardware Glass Doors Install code required 10-inch kick plates on glass doors Exit Signs Install code compliant exit signs Fire Protection Smoke Detectors Install code required smoke detector system Emergency Lighting Install code compliant emergency lighting system Emergency Notification Install code required emergency notification system Sprinkler System Install code required building sprinkler system Fire Caulking Install code required Tire caulKing In tnrougn wall, Tloor, and Ceiling penetrations Exterior Construction Block 52 TIF District LHB Project No. 220047 Page 1 of 2 $ 3.34 SF $ 250.00 EA $ 100.00 EA $ 0.25 SF 1 1 9,160 9,160 $ 6 $ 6 $ 9,160 $ 100.00 1,000.00 458.00 1,000.00 30,594.40 1,500.00 600.00 2,290.00 $ 2.24 SF 9,160 $ 20,518.40 $ 0.95 SF 9,160 $ 8,702.00 $ 0.70 SF 9,160 $ 6,412.00 $ 5.37 SF 9,160 $ 49,189.20 $ 0.07 SF 9,160 $ 641.20 Code Deficiency Cost Report Parcel G -121 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 69 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Roof Construction Roofing Material Remove failed roofing material Install roofing material to prevent water intrusion per code Mechanical- Electrical Mechanical Install code compliant HVAC system Electrical Install code compliant lighting system Install code compliant electrical wiring system Energy Code Unit Cost Units Unit Total Quantity $ 0.15 SF 9,160 $ 1,374.00 $ 1.27 SF 9,160 $ 11,633.20 $ 17.65 SF 9,160 $ 161,674.00 $ 7.90 SF 9,160 $ 72,364.00 $ 5.39 SF 9,160 $ 49,372.40 Total Code Improvements $ 419,423 Ell Block 52 TIF District LHB Project No. 220047 Page 2 of 2 Code Deficiency Cost Report Parcel G - 121 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 70 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel G: 121 Broadway West 20220127_094420.jpg 20220127_094731.jpg 20220127_094759.jpg 20220127_094827.jpg 20220127_094442.jpg 20220127_094739.jpg 20220127_094803.jpg 20220127_094902.jpg 1 20220127_094514.jpg 20220127_094747.jpg rIF E 20220127_094815.jpg 20220127_094909.jpg DRAFT AS OF MAY 23, 2022 71 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel G: 121 Broadway West x s, 20220127_094926.jpg 20220127_094937.jpg 20220127_094952.jpg 20220127_095041.jpg 20220127_095058.jpg 20220127_095015.jpg 20220127_095044.jpg Ak, 20220127_095110.jpg `A 20220127_094949.jpg 20220127_095029.jpg 20220127_095053.jpg 20220127_095156.jpg DRAFT AS OF MAY 23, 2022 72 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel G: 121 Broadway West ,I \ 20220127_095204.jpg 20220127_095232.jpg 20220127_095310.jpg 20220127_095613.jpg 1 1 20220127_095208.jpg 20220127_095248.jpg 20220127_095313.jpg 20220127_095622.jpg 3 20220127_095221.jpg 20220127_095301.jpg 20220127_095320.jpg 20220127_095724.jpg DRAFT AS OF MAY 23, 2022 73 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel G: 121 Broadway West 20220127_104734.jpg 20220127_104747.jpg DRAFT AS OF MAY 23, 2022 74 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 1115Means data Fran M771^rr Square Foot Cost Estimate Report Estimate Name: 113 Broadway W Building Type: Office, 1 Story with Vinyl Clapboard / Wood Frame Location: MONTICELLO, MN Story Count: 1 Story Height (L.F.): 14 Floor Area (S.F.): 4896 Labor Type: OPN Basement Included: Yes Data Release: Year 2022 Cost Per Square Foot: $231.50 Building Cost: $1,133,408.49 Date: 1/31/2022 C"sts are derived from a building model with basic components. Scope ddferences and market conditions can cause costs to vary significantly. Quantity % of Total Cost Per S.F. Cost A1010 Standard Foundations $6.98 $34,178.11 A10101102700 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 306 $3.17 $15,543.58 6 KSF. 12" deeo x 24" wide A10102107410 Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6 36.11 $3.81 $18,634.53 KSF. 4' - 6" sauare x 15" deer) A1030 Slab on Grade $6.72 $32,912.09 A10301202240 Slab on grade, 4" thick, non industrial, reinforced 4896 $6.72 $32,912.09 A2010 Basement Excavation $4.56 $22,313.81 A20101104620 Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, 4896 $4.S6 $22,313.81 on site storaee A2020 Basement Walls $18.69 $91,495.22 A20201107260 Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 306 $18.69 $91,495.22 " thick B1010 Floor Construction $29.40 $143,933.22 B10102030860 Cast -in -place concrete column, 12" square, tied, 200K load, 12' story 433.27 $7.98 $39,058.77 h e i e h t. 142 I bs/ L F. 4000 P S I B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 4896 $0.68 $3,333.98 BF/MSF. 160 PSF total allowable load B10102221720 Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 4896 $17.08 $83,599.20 15'x15' bay, 75 PSF superimposed load, 153 PSF total load B10107203700 Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel 406.98 $3.66 $17,941.27 column. 3 hour ratine. 22 PLF B1020 Roof Construction $6.94 $33,978.24 B10201024100 Wood roof, flat rafter, 2" x 12", 12" O.C. 4896 $6.94 $33,978.24 B2010 Exterior Walls $11.20 $54,835.20 B20101525170 E.I.F.S., plywood sheathing, 1x8 fascia, R16 insulation, stud wall, 2" x 3427.2 $11.20 $54,835.20 6". 16" O.C.. 4" EPS B2020 Exterior Windows $6.08 $29,789.82 B20201066550 Windows, aluminum, awning, insulated glass, 4'-5" x 5'-3" 37.25 $6.08 $29,789.82 B2030 Exterior Doors $4.61 $22,574.61 B20301106950 Door, aluminum & glass, with transom, narrow stile, double door, 1.4 $2.37 $11,600.37 hardware. 6'-0" x 10'-0" ooenine B20301107300 Door, aluminum & glass, with transom, bronze finish, hardware, 3'-0" 1.4 $1.21 $5,914.35 x 10'-0" onenine B20302203450 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0" 1.4 $1.03 $5,059.89 x 7'-0" or)enine B3010 Roof Coverings $2.35 $11,501.55 B30101202000 Roofing, single ply membrane, EPDM, 45mils, fully adhered 4896 $2.02 $9,889.92 B30106100200 Gutters, box, aluminum, .032" thick, 5", enameled finish 153 $0.26 $1,283.43 B30106200200 Downspout, aluminum, rectangular, 2" x 3", enameled, .024" thick 61.2 $0.07 $328.20 C1010 Partitions $4.53 $22,165.26 C10101241200 Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@ 1713.6 $1.93 $9,465.14 16" OC framine.same or)r)osite face. 0 insul C10101241425 Wood partition, 5/8" fire rated gypsum board face, 1/4"sound 734.4 $1.38 $6,768.15 deadening gypsum board, 2x4 @ 16" OC framing, same opposite face, -ind ntt-intinn inad DRAFT AS OF MAY 23, 2022 75 CD n O CD CD O El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 C10101280700 Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" 3427.2 $0.71 $3,498.79 C10101280960 Add for the following: taping and finishing 3427.2 $0.50 $2,433.18 C1020 Interior Doors $4.59 $22,457.06 C10201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, 15.4 $4.59 $22,457.06 flush. 3'-0" x 7'-0" x 1-3/8" C1030 Fittings $0.45 $2,183.92 C10301100420 Toilet partitions, cubicles, ceiling hung, plastic laminate 2.1 $0.45 $2,183.92 C3010 Wall Finishes $1.47 $7,189.25 C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 4896 $0.86 $4,228.97 Drimer & 2 coats C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 3427.2 $0.60 $2,960.28 primer & 2 coats C3020 Floor Finishes $4.92 $24,085.38 C30204100080 Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz 2937.6 $3.34 $16,356.09 C30204101600 Vinyl, composition tile, maximum 1468.8 $0.72 $3,547.31 C30204101720 Tile, ceramic natural clay 489.6 $0.85 $4,181.98 C3030 Ceiling Finishes $9.36 $45,817.60 C30302106000 Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, 4896 $9.36 $45,817.60 susoendedsunnon r ■ -®®® D1010 Elevators and Lifts $16.55 $81,006.30 D10101102200 Hydraulic, passenger elevator, 3000 lb, 2 floors, 100 FPM 1 $16.55 $81,006.30 D2010 Plumbing Fixtures $3.96 $29,380.95 D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung 2.1 $1.70 $8,317.63 D20102102000 Urinal, vitreous china, wall hung 0.7 $0.21 $1,024.85 D20103101560 Lavatory w/trim, vanity top, PE on Cl, 20" x 18" 2.1 $0.78 $3,834.46 D20104404340 Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20" 0.7 $0.85 $4,154.38 D20108202080 Water cooler, electric, floor mounted, dual height, 14.3 GPH 0.7 $0.42 $2,049.63 D2020 Domestic Water Distribution $1.89 $9,251.06 D20202501860 Gas fired water heater, commercial, 100 < F rise, 100 MBH input, 91 0.7 $1.89 $9,251.06 GPH D3050 Terminal & Package Units $21.38 $104,661.55 D30501553840 Rooftop, multizone, air conditioner, offices, 10,000 SF, 31.66 ton 4896 $21.38 $104,661.55 D4010 Sprinklers $3.76 $18,412.88 D40104100620 Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF 4896 $3.76 $18,412.88 D4020 Standpipes $1.96 $9,613.57 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 0.84 $1.96 $9,613.57 floor D5010 Electrical Service/Distribution $7.87 $38,544.49 D50101200320 Overhead service installation, includes breakers, metering, 20' conduil 1.25 $1.66 $8,111.94 & wire. 3 chase. 4 wire. 120/208 V. 400 A D50102300320 Feeder installation 600 V, including RGS conduit and XHHW wire, 400 100 $2.06 $10,081.45 A D50102400240 Switchgear installation, incl switchboard, panels & circuit breaker, 1.2 $4.16 $20,351.10 120/208 V. 3 chase. 600 A D5020 Lighting and Branch Wiring $15.49 $75,856.36 D50201100640 Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per 4896 $5.39 $26,403.00 SF. with transformer D50201350320 Miscellaneous power, 1.2 watts 4896 $0.39 $1,910.42 D50201400280 Central air conditioning power, 4 watts 4896 $0.73 $3,574.72 D50201452080 Motor installation, three phase, 460 V, 15 HP motor size 2 $1.08 $5,265.41 D50202100520 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 5630.4 $7.90 $38,702.81 10 fixtures 032watt per 1000 SF D5030 Communications and Security $5.60 $27,435.10 D50303101020 Telephone wiring for offices & laboratories, 8 jacks/MSF 3672 $1.80 $8,819.59 D50309100452 Communication and alarm systems, fire detection, addressable, 25 0.7 $3.29 $16,109.40 detectors, includes outlets, boxes, conduit and wire D50309100460 Fire alarm command center, addressable without voice, excl. wire & 0.7 $0.51 $2,506.11 conduit D50309200110 Internet wiring, 8 data/voice outlets per 1000 S.F. 1 $0.00 $0.00 ■Equipment & Furnishingsrrr rrr rrr DRAFT AS OF MAY 23, 2022 76 CD 0 O r N O El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 E1090 Other Equipment $0.00 $0.00 SubTotal 100% $201.30 $985,572.60 Contractor Fees (General Conditions,Overhead,Profit) 15.0 % $30.20 $147,835.89 Architectural Fees 0.0 % $0.00 $0.00 User Fees Total Building Cost 0.0 % $0.00 $0.00 Ell DRAFT AS OF MAY 23, 2022 77 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S BLOCK 52 REDEVELOPMENT TIF DISTRICT Code Deficiency Cost Report Parcel H -113 Broadway West, Monticello, Minnesota 55362 Building Name or Type Parcel ID 155010052060 Preferred Title Inc. r Code Related Cost I erns r Unit Cost Units Unit Quantity Total Accessibility Items Parking Create code required accessible parking $ 100.00 Lump 1 $ 100.00 Accessible Route Create a code required accessible route into the building $ 500.00 Lump 1 $ 500.00 Create a code required accessible route to all levels of the building $ 16.55 SF 4,896 $ 81,028.80 Restroom Modify restoom to comply with accessibility code $ 3.14 SF 4,896 $ 15,373.44 Structural Elements Exiting Thresholds Install code compliant thresholds $ 150.00 EA 2 $ 300.00 Glass Doors Install code required 10-inch kick plates on glass doors $ 100.00 EA 4 $ 400.00 Secondary Exiting Modify secondary exit to comply with code $1,500.00 EA 1 $ 1,500.00 Stairs Modify basement stairs to comply with code $ 0.75 SF 4,896 $ 3,672.00 Floor to Ceiling Height Modify basement floor to ceiling height to comply with code $ 20.00 SF 2,448 $ 48,960.00 Exit Signage Install code compliant exit signage $ 0.35 SF 4,896 $ 1,713.60 Emergency Lighting Install code compliant emergency lighting $ 0.70 SF 4,896 $ 3,427.20 Fire Protection Smoke Detectors Install code compliant smoke detector system $ 3.29 SF 4,896 $ 16,107.84 Emergency Notification Install a code required emergency notification system $ 0.51 SF 4,896 $ 2,496.96 Building Sprinkler System Install a code required building sprinkler system $ 5.72 SF 4,896 $ 28,005.12 Exterior Construction Stucco Block 52 TIF District Code Deficiency Cost Report LHB Project No. 220047 Page 1 of 2 Parcel H -113 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 78 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 ..• Related Cost Items Unit Cost Units Quantity Kepair/repiace aamagea/missing exterior stucco to prevent water intrusion per code $ 10.00 SF 300 $ 3,000.00 Roof Construction Roofing Material Remove failed roofing mateial $ 0.20 SF 4,896 $ 979.20 Install roofing material to prevent water intrusion per code $ 2.35 SF 4,896 $ 11,505.60 Mechanical- Electrical Mechanical Install code compliant HVAC system $ 21.38 SF 4,896 $ 104,676.48 Electrical Install code compliant lighting system $ 7.90 SF 4,896 $ 38,678.40 Install code compliant electrical wiring system $ 5.39 SF 4,896 $ 26,389.44 Total Code Improvements $ 388,814 Energy Code Ell Block 52 TIF District LHB Project No. 220047 Code Deficiency Cost Report Page 2 of 2 Parcel H -113 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 79 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 DRAFT AS OF MAY 23, 2022 80 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel H: 113 Broadway West 20220127_091710.jpg 20220127_091939.jpg 20220127_092243.jpg 20220127_092316.jpg 20220127_091816.jpg 20220127_091942.1ipg 20220127_092246.jpg 20220127_092339.jpg 2 20220127_091930.jpg 20220127_092115.jpg 20220127_092247.jpg �6 Q x n 20220127_092344.jpg DRAFT AS OF MAY 23, 2022 81 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel H: 113 Broadway West 20220127_092356.jpg 20220127_092455.jpg 20220127_092904.jpg 20220127_093034.jpg 20220127_092411.jpg 20220127_092819.jpg 20220127_092908.jpg 20220127_093044.jpg 3 20220127_092440.jpg 20220127_092852.jpg 20220127_092919.jpg 20220127_093058.jpg DRAFT AS OF MAY 23, 2022 82 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel H: 113 Broadway West 20220127_093108.jpg 20220127_093407.jpg 20220127_093627(1).jpg VA f IF ■ � \ 'i e 20220127_093627 (4).jpg 20220127_093326.jpg 20220127_093437.jpg 20220127_093627 (2).jpg . am 20220127_093627 (5).jpg 4 20220127_093353.jpg 20220127_093518.jpg Mg. MAE ' -- iS}� r, 20220127_093627 (3).jpg 20220127_093627 (6).jpg DRAFT AS OF MAY 23, 2022 83 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel H: 113 Broadway West 20220127_093627 (7).jpg 20220127_093627 (10).jpg Y 20220127_093627 (13).jpg 20220127_093627 (16).jpg 20220127_093627 (8).jpg 20220127_093627 (11).jpg 20220127_093627(14).jpg 20220127_093627 (17).jpg 5 20220127_093627 (9).jpg ft.w..M 20220127_093627 (12).jpg 20220127_093627 (15).jpg 20220127_093627 (18).jpg DRAFT AS OF MAY 23, 2022 84 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Block 52 Redevelopment TIF District - Parcel H: 113 Broadway West •Foy: , 20220127_093627(19).jpg 20220127_093627(20).jpg 20220127_093627(22).jpg —dEL2, rMN VNIM a 20220127_093705.jpg 20220127_093916.jpg te; - 20220127_093650.jpg 20220127_093749.jpg 20220127_093942.jpg 6 20220127_093627 (21).jpg 20220127_093658.jpg 1 i 20220127_093846.jpg 20220127_094019.jpg DRAFT AS OF MAY 23, 2022 85 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel H: 113 Broadway West 20220127_094043.jpg 20220127_094217.jpg 20220127_095834.jpg 20220127_094048.jpg 20220127_095810.jpg 20220127_095859.jpg 20220127_094153.jpg 20220127_095831.jpg 20220127_095901.jpg DRAFT AS OF MAY 23, 2022 86 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 RSMeans data rear oaworwir Square Foot Cost Estimate Report stimate Name: 107 Broadway W Building Type: Commercial, 2 Story E.I.F.S. / Wood Frame Location: MONTICELLO, MN Story Count: 2 Story Height (L.F.): 12.00 Floor Area (S.F.): 3440 Labor Type: OPN Basement Included: No Data Release: Year 2022 Cost Per Square Foot: $189.55 Building Cost: $652,052.92 Date: 1/31/2022 Costs are derived from a building model wdh basic componenu. Scope differences and market conditions can cause cosu to vary significantly. Quantity % of Total Cost Per S.F. Cost A1010 Standard Foundations $10.36 $35,628.95 A10101051560 Foundation wall, CIP, 4' wall height, direct chute, .148 CY/LF, 7.2 PLF, 204 $5.77 $19,865.11 12" thick A10101103100 Strip footing, concrete, reinforced, load 14.8 KLF, soil bearing capacity 204 $3.51 $12,078.43 6 KSF. 12" deer) x 32" wide A10102107700 Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 3.44 $1.07 $3,685.41 KSF. 6' - 0" souare x 20" deer) A1030 Slab on Grade $3.36 $11,562.25 A10301202240 Slab on grade, 4" thick, non industrial, reinforced 1720 $3.36 $11,562.25 A2010 Basement Excavation $0.18 $631.86 A20101104560 Excavate and fill, 10,000 SF, 4' deep, sand, gravel, or common earth, 1720 $0.18 $631.86 on site storage B1010 Floor Construction $21.32 $73,333.41 B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 1720 $0.34 $1,171.25 BF/MSF. 160 PSF total allowable load B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 1720 $0.34 $1,171.25 BF/MSF. 160 PSF total allowable load B10102643050 Wood beam and joist floor, 12"x16" girder, 8"x16" beam, 2x10joists 1720 $11.59 $39,870.44 0 16". 20'x20' bay. 75 PSF LL. 102 PSF total load B10107203700 Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel 652.8 $8.37 $28,777.97 column. 3 hour ratine. 22 PLF B1020 Roof Construction $1.84 $6,312.40 B10201023800 Wood roof, flat rafter, 2" x 10", 24" O.C. 1720 $1.84 $6,312.40 B2010 Exterior Walls $16.11 $55,422.72 B20101525100 E.I.F.S., plywood sheathing, 1x8 fascia, R4 insulation, stud wall, 2" x 3916.8 $16.11 $55,422.72 4". 16" O.C.. 1" EPS B2020 Exterior Windows $9.90 $34,045.51 B20201066550 Windows, aluminum, awning, insulated glass, 4'-5" x 5'-3" 42.57 $9.90 $34,045.51 B2030 Exterior Doors $1.61 $5,551.44 B20301106950 Door, aluminum & glass, with transom, narrow stile, double door, 0.34 $0.83 $2,852.71 hardware. 6-0" x 10'-0" or)enine B20301107300 Door, aluminum & glass, with transom, bronze finish, hardware, 3'-0" 0.34 $0.42 $1,454.43 x 10'-0" or)ening B20302203450 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0" 0.34 $0.36 $1,244.30 x 7'-0" onenine B3010 Roof Coverings $1.38 $4,746.90 B30101202000 Roofing, single ply membrane, EPDM, 45mils, fully adhered 1720 $1.01 $3,474.40 B30106100050 Gutters, box, aluminum, .027" thick, 5", enameled finish 102 $0.25 $851.46 B30106200100 Downspout, aluminum, rectangular, 2" x 3", embossed mill finish, 81.6 $0.12 $421.04 .0 0" thick C3030 Partitions $3.52 $12,099.66 C10101241200 Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@ 963.2 $1.55 $5,320.27 16" OC framine.same or)r)osite face. 0 insul C10101280700 Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" 3916.8 $1.16 $3,998.62 C10101280960 Add for the following: taping and finishing 3916.8 $0.81 $2,780.77 C1020 Interior Doors $4.68 $16,082.09 C10201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, 11.03 $4.68 $16,082.09 flush. 3'-0" x 7-0" x 1-3/8" DRAFT AS OF MAY 23, 2022 87 CD 0 O CD CD O El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 C1030 Fittings $0.26 $895.10 C10301100420 Toilet partitions, cubicles, ceiling hung, plastic laminate 0.86 $0.26 $895.10 C2010 Stair Construction $0.82 $2,817.64 C20101101150 Stairs, wood, prefab basement type, oak treads, wood rails 3'-0" W, 1.2 $0.82 $2,817.64 14 risers C3010 Wall Finishes $3.35 $11,520.50 C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 3916.8 $0.69 $2,377.07 orimer & 2 coats C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 2752 $0.98 $3,383.18 primer & 2 coats C3020 Floor Finishes $4.92 $16,922.73 C30204100080 Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz 2064 $3.34 $11,492.02 C30204101600 Vinyl, composition tile, maximum 1032 $0.72 $2,492.39 C30204101720 Tile, ceramic natural clay 344 $0.85 $2,938.32 C3030 Ceiling Finishes $9.36 $32,192.11 C30302106000 Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, 3440 $9.36 $32,192.11 susnendedsu000rt ' ■ -®® D2010 Plumbing Fixtures $2.77 $9,521.76 D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung 0.86 $0.99 $3,409.05 D20102102000 Urinal, vitreous china, wall hung 0.34 $0.15 $504.05 D20103101560 Lavatory w/trim, vanity top, PE on Cl, 20" x 18" 0.69 $0.37 $1,257.27 D20104404340 Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20" 0.52 $0.89 $3,064.87 D20108201920 Water cooler, electric, wall hung, wheelchair type, 7.5 GPH 0.52 $0.37 $1,286.52 D2020 Domestic Water Distribution $0.66 $2,274.98 D20202501860 Gas fired water heater, commercial, 100 < F rise, 100 MBH input, 91 0.17 $0.66 $2,274.98 GPH D3050 Terminal& Package Units $17.65 $60,719.61 D30501553960 Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton 3440 $17.65 $60,719.61 D4010 Sprinklers $4.08 $14,052.24 D40104100600 Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF 1169.6 $1.74 $6,002.08 D40104100720 Wet pipe sprinkler systems, steel, light hazard, each additional floor, 2270.4 $2.04 $7,009.86 5000 SF D40104108930 Standard High Rise Accessory Package 3 story 0.17 $0.30 $1,040.30 D4020 Standpipes $1.29 $4,443.89 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 0.21 $0.69 $2,364.12 floor D40203101560 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 0.77 $0.60 $2,079.77 additional floors D5010 Electrical Service/Distribution $24.72 $85,047.75 D50101200440 Overhead service installation, includes breakers, metering, 20' conduit 1.25 $7.57 $26,043.13 & wire. 3 chase. 4 wire. 120/208 V. 1000 A D50102300440 Feeder installation 600 V, including RGS conduit and XHHW wire, 100 $8.35 $28,729.40 1000 A D50102400320 Switchgear installation, incl switchboard, panels & circuit breaker, 1.2 $8.80 $30,275.22 120/208 V. 3 Dhase. 1200 A D5020 Lighting and Branch Wiring $15.95 $54,863.63 D50201100640 Receptacles Intl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per 3440 $5.39 $18,551.13 SF. with transformer D50201350320 Miscellaneous power, 1.2 watts 3440 $0.39 $1,342.29 D50201400280 Central air conditioning power, 4 watts 3440 $0.73 $2,511.65 D50201452080 Motor installation, three phase, 460 V, 15 HP motor size 2 $1.53 $5,265.41 D50202100520 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 3956 $7.90 $27,193.15 10 fixtures 032watt Der 1000 SF D5030 Communications and Security $4.74 $16,313.41 D50303101020 Telephone wiring for offices & laboratories, 8 jacks/MSF 2580 $1.80 $6,196.77 D50309100454 Communication and alarm systems, fire detection, addressable, 50 0.17 $2.24 $7,710.14 detectors, includes outlets, boxes, conduit and wire D50309100462 Fire alarm command center, addressable with voice, excl. wire & 0.17 $0.70 $2,406.50 conduit D50309200110 Internet wiring, 8 data/voice outlets per 1000 S.F. 1 $0.00 $0.00 ..uipment & Furnishingsrrr rrr rrr E1090 Other Equipment $0.00 $0.00 DRAFT AS OF MAY 23, 2022 88 I -I CD 0 O C CD O El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S SubTotal Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees 100% $164.83 $567,002.54 15.0 % $24.72 $85,050.38 0.0 % $0.00 $0.00 0.0 % $0.00 $0.00 DRAFT AS OF MAY 23, 2022 89 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S TIF PROJECT TITLE REDEVELOPMENT TIF DISTRICT Code Deficiency Cost Report Parcel J -107 Broadway West, Monticello, Minnesota 55362 Parcel ID 155010052070 Accessibility Items Structural Elements Exiting Thresholds Modify thresholds to comply with code for maximum height Secondary Egress Install a code required secondary egress Carbon Monoxide Detectors Install code required carbon monoxide detectors Flooring Kepair/replacea aamagea tlooring to create an unimpeded means for emergency egress per code Stairway Modify stairway to comply with code Fire Protection Smoke Detectors Install code compliant smoke detector system Emergency Lighting Install code required emergency lighting Emergency Notification System Install code required emergency notification system Building Sprinkler System Install a code required building sprinkler system. Ground Fault Circuit Interrupters Install code required GFCI's Arc Fault Circuit Interrupters Install code required AFCI's Exterior Construction Windows Replace failed windows to prevent water intrusion per code Roof Construction Block 52 TIF District LHB Project No. 220047 Page 1 of 2 Building Name or Type Apartment $ 250.00 Lump 1 $ 250.00 $ 5,000.00 Lump 1 $ 5,000.00 $ 250.00 EA 3 $ 750.00 $ 2.34 SF 3,440 $ 8,049.60 $ 0.82 SF 3,440 $ 2,820.80 $ 2.24 SF 3,440 $ 7,705.60 $ 1.75 SF 3,440 $ 6,020.00 $ 0.70 SF 3,440 $ 2,408.00 $ 7.37 SF 3,440 $ 25,352.80 $ 150.00 EA 3 $ 450.00 $ 150.00 EA 6 $ 900.00 $ 9.90 SF 3,440 $ 34,056.00 Code Deficiency Cost Report Parcel J -107 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 90 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Roofing Material Remove failed roofing material Install roofing material to prevent water intrusion per code Mechanical- Electrical Mechanical Install code compliant HVAC system Electrical Install code compliant lighting system Install code compliant electrical wiring system Energy Code Pr Unit Cost Units Unit Total Quantity $ 0.50 SF 3,440 $ 1,720.00 $ 1.38 SF 3,440 $ 4,747.20 $ 17.65 SF 3,440 $ 60,716.00 $ 7.90 SF 3,440 $ 27,176.00 $ 5.39 SF 3,440 $ 18,541.60 Total Code Improvements $ 206,664 Ell Block 52 TIF District LHB Project No. 220047 Page 2 of 2 Code Deficiency Cost Report Parcel J - 107 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 91 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel J: 107 Broadway West r_ 20220127_095958.jpg 20220127_100052.jpg IMG_3754.jpg i IMG_3758.jpg IMG_3761.jpg IMG_3755.jpg IMG_3759.jpg IMG_3762.jpg 1 20220127_100159.jpg IMG_3756.jpg a IMG_3760.jpg IMG_3763.jpg DRAFT AS OF MAY 23, 2022 92 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel J: 107 Broadway West IMG_3764.jpg IMG_3767.jpg 41 IM G_3770.jpg IM G_3773.jpg DRAFT AS OF MAY 23, 2022 IMG_3765.jpg IMG_3768.1ipg IMG_3771.jpg IMG_3774.jpg 2 IMG_3766.jpg FL IMG_3769.jpg IMG_3772.jpg 93 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 F SMeans data men SMIAnr Square Foot Cost Estimate Report Estimate Name: 101 Broadway W Building Type: Office, 2 Story E.I.F.S. / Wood Frame Location: MONTICELLO, MN Story Count: 2 Story Height (L.F.): 12.00 Floor Area (S.F.): 1850 Labor Type: OPN Basement Included: No Data Release: Year 2022 Cost Per Square Foot: $263.18 Building Cost: $486,890.40 Date: 1/31/2022 Quantity % of Total Cost Per S.F. Cost A1010 Standard Foundations $19.69 $36,430.90 A10101051560 Foundation wall, CIP, 4' wall height, direct chute, .148 CY/LF, 7.2 PLF, 220 $11.58 $21,423.16 12" thick A10101103100 Strip footing, concrete, reinforced, load 14.8 KLF, soil bearing capacity 220 $7.04 $13,025.76 6 KSF. 12" deeo x 32" wide A10102107700 Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 1.85 $1.07 $1,981.98 KSF. 6' - 0" sauare x 20" deeo A1030 Slab on Grade $3.36 $6,218.07 A10301202240 Slab on grade, 4" thick, non industrial, reinforced 925 $3.36 $6,218.07 A2010 Basement Excavation $0.18 $339.81 A20101104560 Excavate and fill, 10,000 SF, 4' deep, sand, gravel, or common earth, 925 $0.18 $339.81 on site storaee B1010 Floor Construction $29.05 $53,736.80 B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 925 $0.34 $629.89 BF/MSF. 160 PSF total allowable load B10102103450 Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 925 $0.34 $629.89 BF/MSF. 160 PSF total allowable load B10102643050 Wood beam and joist floor, 12"x16" girder, 8"x16" beam, 2x10 joists 925 $11.59 $21,441.95 (a) 16". 20'x20' bay. 75 PSF ILL. 102 PSF total load B10107203700 Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel 704 $16.78 $31,035.07 column. 3 hour ratine. 22 PLF B1020 Roof Construction $1.84 $3,394.75 B10201023800 Wood roof, flat rafter, 2" x 10", 24" O.C. 925 $1.84 $3,394.75 B2010 Exterior Walls $32.31 $59,769.60 B20101525100 E.I.F.S., plywood sheathing, 1x8 fascia, R4 insulation, stud wall, 2" x 4224 $32.31 $59,769.60 4". 16" O.C.. 1" EPS B2020 Exterior Windows $19.85 $36,715.74 B20201066550 Windows, aluminum, awning, insulated glass, 4'-5" x 5'-3" 45.91 $19.85 $36,715.74 B2030 Exterior Doors $1.61 $2,985.52 B20301106950 Door, aluminum & glass, with transom, narrow stile, double door, 0.18 $0.83 $1,534.16 hardware. 6'-0" x 10'-0" ooenine B20301107300 Door, aluminum & glass, with transom, bronze finish, hardware, 3'-0" 0.18 $0.42 $782.18 x 10'-0" ooenine B20302203450 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0" 0.18 $0.36 $669.18 x 7'-0" ooenine B3010 Roof Coverings $1.75 $3,240.81 B30101202000 Roofing, single ply membrane, EPDM, 45mils, fully adhered 925 $1.01 $1,868.50 B301061000SO Gutters, box, aluminum, .027" thick, 5", enameled finish 110 $0.S0 $918.25 B30106200100 Downspout, aluminum, rectangular, 2" x 3", embossed mill finish, 88 $0.25 $454.06 .020" thick C3010 Partitions $6.60 $12,218.23 C10101241200 Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@ 518 $1.55 $2,861.19 16" OC framina.same 0000site face. 0 insul C10101241425 Wood partition, 5/8" fire rated gypsum board face, 1/4"sound 222 $1.11 $2,045.93 deadening gypsum board, 2x4 @ 16" OC framing, same opposite face, -ind attanuatinn in -I C10101280700 Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" 4224 $2.33 $4,312.24 C10101280960 Add for the following: taping and finishing 4224 $1.62 $2,998.87 DRAFT AS OF MAY 23, 2022 94 CD 0 O CD CD O El TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 C1020 Interior Doors $4.68 $8,648.80 C10201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, 5.93 $4.68 $8,648.80 flush. 3'-0" x 7'-0" x 1-3/8" C1030 Fittings $0.26 $481.37 C10301100420 Toilet partitions, cubicles, ceiling hung, plastic laminate 0.46 $0.26 $481.37 C2010 Stair Construction $0.82 $1,515.30 C20101101150 Stairs, wood, prefab basement type, oak treads, wood rails 3'-0" W, 0.65 $0.82 $1,515.30 14 risers C3010 Wall Finishes $2.66 $4,926.89 C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 1480 $0.69 $1,278.37 primer & 2 coats C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, 4224 $1.97 $3,648.52 primer & 2 coats C3020 Floor Finishes $4.92 $9,100.89 C30204100080 Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz 1110 $3.34 $6,180.30 C30204101600 Vinyl, composition tile, maximum 555 $0.72 $1,340.39 C30204101720 Tile, ceramic natural clay 185 $0.85 $1,580.20 C3030 Ceiling Finishes $4.84 $8,954.00 C30302106800 Acoustic ceilings, 3/4" mineral fiber, 12" x 12" tile, 1" x 3" wood, 12" 925 $4.84 $8,954.00 OC erid. wood sunoort D2010 Plumbing Fixtures $2.77 $5,120.72 D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung 0.46 $0.99 $1,833.36 D20102102000 Urinal, vitreous china, wall hung 0.18 $0.15 $271.07 D20103101S60 Lavatory w/trim, vanity top, PE on Cl, 20" x 18" 0.37 $0.37 $676.15 D20104404340 Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20" 0.28 $0.89 $1,648.26 D20108201920 Water cooler, electric, wall hung, wheelchair type, 7.5 GPH 0.28 $0.37 $691.88 D2020 Domestic Water Distribution $0.66 $2,223.46 D20202501860 Gas fired water heater, commercial, 100 < F rise, 100 MBH input, 91 0.09 $0.66 $1,223.46 GPH D3050 Terminal& Package Units $17.65 $32,654.44 D30501553960 Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton 1850 $17.65 $32,654.44 D4010 Sprinklers $4.08 $7,557.16 D40104100600 Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF 629 $1.74 $3,227.86 D40104100720 Wet pipe sprinkler systems, steel, light hazard, each additional floor, 1221 $2.04 $3,769.84 5000 SF D40104108930 Standard High Rise Accessory Package 3 story 0.09 $0.30 $559.46 D4020 Standpipes $1.29 $2,389.88 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 0.11 $0.69 $1,271.40 floor D40203101560 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 0.42 $0.60 $1,118.48 additional floors D5010 Electrical Service/Distribution $45.97 $85,047.75 D50101200440 Overhead service installation, includes breakers, metering, 20' conduil 1.25 $14.08 $26,043.13 & wire. 3 ohase. 4 wire. 120/208 V. 1000 A D50102300440 Feeder installation 600 V, including RGS conduit and XHHW wire, 100 $15.53 $28,729.40 1000 A D50102400320 Switchgear installation, incl switchboard, panels & circuit breaker, 1.2 $16.36 $30,275.22 120/208 V. 3 ohase. 1200 A D5020 Lighting and Branch Wiring $17.26 $31,938.87 D50201100640 Receptacles Intl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per 1850 $5.39 $9,976.63 SF. with transformer D50201350320 Miscellaneous power, 1.2 watts 1850 $0.39 $721.87 D50201400280 Central air conditioning power, 4 watts 1850 $0.73 $1,350.74 D50201452080 Motor installation, three phase, 460V, 15 HP motor size 2 $2.85 $5,265.41 D50202100520 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 2127.5 $7.90 $14,624.22 10 fixtures 032watt per 1000 SF D5030 Communications and Security $4.74 $8,773.20 D50303101020 Telephone wiring for offices & laboratories, 8 jacks/MSF 1387.5 $1.80 $3,332.57 D50309100454 Communication and alarm systems, fire detection, addressable, 50 0.09 $2.24 $4,146.44 detectors, includes outlets, boxes, conduit and wire D50309100462 Fire alarm command center, addressable with voice, excl. wire & 0.09 $0.70 $1,294.19 conduit D50309200110 Internet wiring, 8 data/voice outlets per 1000 S.F. 1 $0.00 $0.00 DRAFT AS OF MAY 23, 2022 95 CD 0 r+. O C CD O Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S E1090 Other Equipment $0.00 $0.00 SubTotal Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees 100% $228.86 $423,382.96 15.0 % $34.33 $63,507.44 0.0 % $0.00 $0.00 0.0 % $0.00 $0.00 Ell DRAFT AS OF MAY 23, 2022 96 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S BLOCK 52 REDEVELOPMENT TIF DISTRICT Code Deficiency Cost Report Parcel K -101 Broadway West, Monticello, Minnesota 55362 Building Name or Type Parcel ID 15501002090 "What The Art" Building Code Related Cost Items Unit Cost Units n .Quantity Accessibility Items Parking Create code required accessible parking $ 100.00 Lump 1 $ 100.00 Accessible Routes Create a code required accessible route into the building $ 500.00 Lump 1 $ 500.00 Restroom Modify restroom to comply with accessibility code $ 1.77 SF 1,850 $ 3,274.50 Structural Elements Exiting Glass Doors Install code required 10-inch kick plates on glass doors $ 100.00 EA 4 $ 400.00 Thresholds Modify thresholds to comply with code for maximum height $ 250.00 Lump 1 $ 250.00 Door Hardware Install code compliant door hardware $ 250.00 EA 6 $ 1,500.00 Internal Passageways Modify internal passageways to comply with code for minimum width $ 5,000.00 Lump 1 $ 5,000.00 Stairs Modify stairs to comply with code $ 0.82 SF 1,850 $ 1,517.00 Flooring Kepainreplace aamagea flooring to create an unimpeaea means Tor emergency egress per code $ 4.06 SF 1,850 $ 7,511.00 Exit Signs Install code compliant emergency exit signs $ 0.95 SF 1,850 $ 1,757.50 Fire Protection Fire Caulking Install code required Tire caulKing in all tnrougn wall, floor, and ceiling penetrations $ 0.25 SF 1,850 $ 462.50 Smoke Detectors Install code required smoke detector system $ 2.24 SF 1,850 $ 4,144.00 Emergency Lighting Install code compliant emergency lighting system $ 1.90 SF 1,850 $ 3,515.00 Emergency Notification Install a code required emergency notification system $ 0.70 SF 1,850 $ 1,295.00 Sprinkler System Block 52 TIF District Code Deficiency Cost Report LHB Project No. 220047 Page 1 of 2 Parcel K - 101 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 97 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-45 Code Related Cost Items Install a code required building sprinkler system Exterior Construction Roof Construction Roofing Material Remove failed roofing material Install roofing material to prevent water intrusion per code Mechanical- Electrical Mechanical Install a code compliant HVAC system Electrical Install a code compliant lighting system Install a code compliant electrical wiring system Remove non code compliant electrical extension cords Energy Code Block 52 TIF District LHB Project No. 220047 Page 2 of 2 Unit Cost Units Unit Total Quantity 9,934.50 $ 1.00 SF 925 $ 925.00 $ 1.75 SF 925 $ 1,618.75 $ 17.65 SF 1,850 $ 32,652.50 $ 7.90 SF 1,850 $ 14,615.00 $ 5.39 SF 1,850 $ 9,971.50 $ 25.00 Lump 1 $ 25.00 Total Code Improvements $ 100,969 Code Deficiency Cost Report Parcel K -101 Broadway W, Monticello, MN 55362 DRAFT AS OF MAY 23, 2022 98 CD 0 C 0 Ell TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel K: 101 Broadway West 20220127_100029.jpg 20220127_100105.jpg 20220127_100159.jpg 20220127_100239.jpg 20220127_100030.jpg 20220127_100118.jpg 20220127_100220.jpg s 20220127_100256.jpg 1 rt = I 20220127_100056.jpg 20220127_100152.jpg 3 20220127_100233.jpg 20220127_100308.jpg DRAFT AS OF MAY 23, 2022 99 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel K: 101 Broadway West ■ 20220127_100317.jpg 20220127_100333.jpg 20220127_100347.jpg �A Sk 20220127_100418.jpg 20220127_100323.jpg f 20220127_100339.jpg WNW 1.� 20220127_100402.jpg C i. r 20220127_100426.jpg 2 a Elmo 20220127_100325.jpg 20220127_100345.jpg 20220127_100407.jpg 20220127_100430.jpg DRAFT AS OF MAY 23, 2022 100 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel K: 101 Broadway West 20220127_100433.jpg 20220127_100551.jpg 20220127_100659.jpg 20220127_100729.jpg 20220127_100518.jpg 20220127_100619.jpg 20220127_100709.jpg 20220127_100741.jpg 3 20220127_100534.jpg 20220127_100656.jpg 20220127_100716.jpg 20220127_100745.jpg DRAFT AS OF MAY 23, 2022 101 TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-4S Block 52 Redevelopment TIF District - Parcel K: 101 Broadway West 20220127_100751.jpg 20220127_100821.jpg 20220127_100915.jpg 20220127_101120.jpg 20220127_100757.jpg 20220127_100824.jpg 20220127_100918.jpg 20220127_101133.jpg 4 20220127_100802.jpg 20220127_100910.jpg 20220127_100928.jpg 20220127_101440.jpg DRAFT AS OF MAY 23, 2022 102 NORTHLAND PUBLIC FINANCE MEMORANDUM To: Jim Thares, City of Monticello From: Tammy Omdal Date: May 19, 2022 Re: Proposed Tax Increment Financing District No.1-45 (Block 52) The City of Monticello (the "City") and the City of Monticello Economic Development Authority (the "EDA) received an application for financial assistance from Deephaven Development LLC (the "Developer") for the construction of a mixed -use five -story building on Block 52 in downtown Monticello (the "Project"). The Project pro forma includes 87 rental housing units and approximately 27,342 square feet of commercial retail and office space, with 83 lower -level parking spaces and 114 adjacent off-street parking stalls. A public hearing will be opened on May 23, 2022, and continued to June 27, 2022, to consider the establishment of Tax Increment Financing (Redevelopment) District No.1-45 within Central Monticello Redevelopment Project No. 1(the "TIF District"). The boundaries of the TIF District will include 13 of the 16 tax parcels within Block 52 (the "Property"). Following the public hearing on June 271h the City Council may consider the establishment of the TIF District. The City Council establishment of the TIF District provides the authority for the EDA to consider use of tax increment to assist the Project. The purpose of this memorandum is to provide information on tax increment financing (TIF) authority and process for establishing the TIF District, along with a summary of the proposed plan for the TIF District (the "TIF Plan"). Background The estimated cost for the Project is approximately $24.6 million, which is based on the Developer's pro forma as of May 3, 2022. The Developer's request for public financial assistance is to assist with the extraordinary costs of redevelopment and construction of the Project. The Developer has represented that it will not undertake the Project as proposed without the approval of the requested public financial assistance. It is Northland's opinion that the Project as proposed, which includes enclosed parking, is unlikely to occur but for the proposed public financial assistance, inclusive of the TIF. Without public financial assistance, the Project is not expected to achieve the level of debt service coverage and returns needed to secure the necessary private financing and equity. Without the enclosed parking, the Project as proposed would not be feasible and the density (number of housing units) would need to be reduced. Northland finds that it is reasonable for the EDA to consider public financial assistance for the Project as necessary so that development by private enterprise will occur on the Property. The Project, inclusive of the higher level of density, is Northland Securities, Inc. 150 South Fifth Street Suite 3300, Minneapolis, MN 55402, Main Tel. 612-851-5900 www.northlandsecurities.com Member FINRA and SIPC I Registered with SEC and MSRB Monticello TIF District 1-45 May 19, 2022 Page 2 possible only with the construction of the enclosed parking, which will not occur solely through private investment within the reasonably foreseeable future. Public Financial Assistance Due to the extraordinary costs associated with acquisition and development of the Project, the Developer is seeking public financial assistance from the EDA in the form of conveyance of the land for $1.00 and pay -go TIF assistance. The estimated market value of the property to be conveyed from the EDA to the Developer is $1,484,100. The EDA plans to use tax increment collected from the TIF District to reimburse itself for the value of the land conveyed to the Developer for the Project. The conveyance of land to the Developer will be for only a portion of the land within the TIF District. The City will retain land for public purpose, including parking. The application from the Developer includes a request for approximately $5.5 million (net present value) in public financial assistance for the Project. The amount and terms for assistance, a business subsidy remain under discussion with the Developer. The TIF Plan provides the framework, or the not to exceed budget for consideration of terms for assistance. Exhibit A provides a summary of the estimated tax increment cash flow from the TIF District available to reimburse the Developer and the EDA for eligible costs for the Project. Exhibit B provides the budget as included in the TIF Plan. Exhibit C includes the Developer's estimated construction budget and source of financing. Monticello TIF District 1-45 May 19, 2022 Page 3 Exhibit A City of Monticello Monticello Tax Increment Financing District No. 1-45 (Redevelopment) Block 52 Projected Tax Increment Cash Flow Less Taxable Present TIF Taxes Original Captured Original Market Net Tax Value of District Payable Net Tax Net Tax Tax Rate Available TIF Value Capacity P y Available Year Year Capacity Capacity 3 2 5 (TMV) 4 TIF 1 2025 18,500,000 262,011 20,009 242,003 96.982% 233,854 217,486 2 2026 18,777,500 265,941 20,009 245,933 96.982% 237,651 429,922 3 2027 19,059,163 269,931 20,009 249,922 96.982% 241,506 637,421 4 2028 19,345,050 273,979 20,009 253,971 96.982% 245,419 840,093 5 2029 19,635,226 278,089 20,009 258,080 96.982% 249,390 1,038,048 6 2030 19,929,754 282,261 20,009 262,252 96.982% 253,421 1,231,391 7 2031 20,228,700 286,494 20,009 266,486 96.982% 257,513 1,420,226 8 2032 20,532,131 290,792 20,009 270,783 96.982% 261,666 1,604,656 9 2033 20,840,113 295,154 20,009 275,145 96.982% 265,880 1,784,780 10 2034 21,152,715 299,581 20,009 279,572 96.982% 270,159 1,960,695 11 2035 21,470,005 304,075 20,009 284,066 96.982% 274,501 2,132,497 12 2036 21,792,055 308,636 20,009 288,627 96.982% 278,908 2,300,279 13 2037 22,118,936 313,265 20,009 293,257 96.982% 283,382 2,464,133 14 2038 22,450,720 317,964 20,009 297,956 96.982% 287,923 2,624,147 15 2039 22,787,481 322,734 20,009 302,725 96.982% 292,532 2,780,410 16 2040 23,129,293 327,575 20,009 307,566 96.982% 297,209 2,933,006 17 2041 23,476,233 332,488 20,009 312,480 96.982% 301,958 3,082,021 18 2042 23,828,376 337,476 20,009 317,467 96.982% 306,778 3,227,535 19 2043 24,185,802 342,538 20,009 322,529 96.982% 311,669 3,369,629 20 2044 24,548,589 347,676 20,009 327,667 96.982% 316,634 3,508,380 21 2045 24,916,818 352,891 20,009 332,882 96.982% 321,674 3,643,867 22 2046 25,290,570 358,185 20,009 338,176 96.982% 326,788 3,776,163 23 2047 25,669,928 363,557 20,009 343,549 96.982% 331,981 3,905,342 24 2048 26,054,977 369,011 20,009 349,002 96.982% 337,251 4,031,476 25 2049 26,445,802 374,546 20,009 354,537 96.982% 342,599 4,154,635 26 2050 26,842,489 380,164 20,009 360,155 96.982% 348,028 4,274,887 7,476,274 TOTAL = Key Assumptions for Cash Flow: 1 Taxable market value (TMV) annual growth assumption = 1.5% 2 Original Tax Rate estimated based on Taxes Payable Year 2022. 3 Election for captured tax capacity is 100.0% 4 Original Net Tax Capacity is calculated based on a TMV = $1,600,700, NTC calculated for Apartment classification. 5 Present value is calculated based on semi-annual payments, 4.0% rate, and date of 1/1/2024. 6 Available TIF is after deducting State Auditor Fee of 0.36%. 7 TMV is estimated based on mixed use building with 87 housing units (average TMV of $165,500 per unit) and 27,342 SF first floor commercial (approximately $150/SF), with 83 spaces of lower level underground parking, in addition to surrounding surface parking. Monticello TIF District 1-45 May 19, 2022 Page 4 Exhibit B City of Monticello Monticello Tax Increment Financing District No. 1-45 Preliminary Budget Block 52 Total Estimated Tax Increment Revenues (from tax increment generated by the district) Tax increment revenues distributed from the County 6,973,000 Interest and investment earnings 35,000 Sales/lease proceeds - Market value homestead credit - Total Estimated Tax Increment Revenues 7,008,000 Estimated Project/Financing Costs (to be paid or financed with tax increment) Project costs Land/building acquisition 1,484,100 Site improvements/preparation costs 2,621,758 Utilities - Other public improvements - Administrative costs 163,713 Estimated Tax Increment Project Costs 4,269,571 Estimated financing costs Interest expense 2,865,115 Total Estimated Project/Financing Costs to be Paid from Tax Increment 7,134,686 Estimated Financing Total amount of bonds to be issued 7,134,686 Monticello TIF District 1-45 May 19, 2022 Page 5 Exhibit C City of Monticello, MN Block 52 87 Unit Residential Apartment and Commercial Building Developer Sources and Uses of Funds for Construction Total % of Total Per Unit ($) Sources of Funds First Mortgage 18,468,385 75.0% 212,280 Equity 6,156,128 25.0% 70,760 Total Sources of Funds 24,624,513 100.0% 283,040 Uses of Funds Acquisition - 0.00% - Construction and improvements 18,346,185 74.50% 210,876 Construction Management Fee 1,071,114 4.35% 12,312 Existing conditions / selective site demolition 250,000 1.02% 2,874 Construction contingency 1,060,000 4.30% 12,184 Permitting and municipal fees 1,326,100 5.39% 15,243 Financing costs 1,500,000 6.09% 17,241 Developerfee payable at closing 1,071,114 4.35% 12,312 Total Uses of Funds 24,624,513 100.00% 283,040 Number of Residential Units 87 Notes: 1. Developer is seeking the conveyance of the land from the City/EDA for a dollar. 2. Total includes approximately 27,342 SF of commercial space on first floor. 3. Total use of funds may change following negotiations with the EDA for terms for assistance, and certain costs that may be paid directly by the City/EDA. MONTICELLO MIXED USE LOWER LEVEll RIVER STREET 4 OVER 2 PODIUM MIXED USE BUILDING LOWER LEVEL PARKING 1st FLOOR COMMERCIAL i 2nd FLOOR RESIDENTIAL I 3rd FLOOR RESIDENTIAL 4th FLOOR RESIDENTIAL I5th FLOOR RESIDENTIAL MEZZANINE MECH./LOFTS (19) EFFICIENCY UNIT (17) ONE BEDROOM (3) ONE BEDROOM + DEN (40) TWO BEDROOM (2) TWO BEDROOM + LOFT (6) THREE BEDROOM (87) TOTAL UNITS BROADWAY BROADWAY OPTION MONTICELLO MINED USE j w oC cn z J Q RIVER STREET 4th FLOOR H w w o� cn w z a BROADWAY OPTION MONTICELLO MINED USE j W w oc cn z J Q RIVER STREET 5th FLOOR w w o� cn w z a BROADWAY OPTION MONTICELLO MINED USE j W w oc cn z J Q RIVER STREET MEZZANINE w w o� cn w z a BROADWAY ,it �25II_ � F► 7 LOGO lol!F.t NSUMNm FILL 11 Monticello 2040 — VISION + PLAN — PHASE ONE I JANUARY 2020 This first phase of the Comprehensive Plan process, the Visioning phase, included a community engagement process to identify common values, growth aspirations and a vision to inform the planning direction for the next 20 years. The vision, value statements and preferred development scenario will serve as the foundation for creating the new Comprehensive Plan during the second phase of the planning process. The Comprehensive Plan provides a set of goals, policies and strategies for achieving Monticello's vision for the future. In 2040 the City of Monticello is an inclusive community focused around sustainable growth while maintaining its small-town character. Monticello is a Mississippi River town known for its schools, parks, biking and walking trails and vibrant downtown. Monticello is an evolving, friendly and safe community that respects the quality of its environment, fosters a sense of belonging and connection, encourages a healthy and active lifestyle and supports innovation to promote a prosperous economy. A safe, clean, and beautiful community supported by caring and helpful residents. A network of parks, open space and trail connections that provide recreation opportunities. An inclusive community welcoming people of all ages, races, religions and ethnic backgrounds. A diversified and strong local economy competitive at regional, state and national levels. A vibrant downtown that embraces the River and provides a focal point for the community. A healthy community focused on physical and mental health and wellness of its residents. A range of attainable housing options in terms of type, cost, and location. A respected school and education system serving the community. A balanced land use and transportation framework that provides options and connectivity. A thriving arts and culture scene that reflects the creativity of the community and supports a sense of place. r-I u Monticello 2040 - VISION + PLAN - PHASE ONE I JANUARY 2020 Development Assumptions 0 Sustainability - Focus on sustainability, open space and wetland preservation throughout City. Q Infill Development - New service commercial and light industrial infill. Q Conservation Neighborhoods - Single-family housing developed as conservation subdivisions in a clustered fashion mitigating impacts to sensitive areas. Q Industrial Expansion - Full build out and expansion of Otter Creek Industrial Park and growth around future Interchange. Q Multi -Family Housing - New multi -family infill development near core of downtown and other focus areas. 0 New School - New elementary and middle school campus with environmental focus. Q Downtown - Downtown plan implementation thriving with new commercial, mixed -use and public realm improvements. Q Mississippi River - Focus on River with new access, connections and rive rfront trail. 0 New Employment Center - New industrial business park developed around new interchange with green technology, renewable energy, manufacturing and other uses. 0 Xcel Facility - The Xcel Monticello Nuclear Generating Plant is licensed through 2030 and will seek relicensing to 2040. Q Annexation Area - Portions of the Orderly Annexation Area are designated as an Urban Reserve for future development. Development would likely include conservation single-family cluster subdivisions. Note: The Preferred Scenario guidance and mapping provided in the Vision Report will be further refined during the Comprehensive Plan process. This map is not the City of Monticello's final Land Use Plan. This map provides initial guidance for the next phase of the project, the Comprehensive Plan, and will be further detailed and refined. INCREMENTAL, SUSTAINABLE Growth Scenario The preferred development scenario is the result of community feedback on the four previous scenarios and the community's vision. The community envisions Monticello in 2040 as an environmentally and economically sustainable community that has experienced strong, balanced growth. Key Preferred Scenario Aspects Downtown Focus 6 Industrial and Employment Q New School 0 Conservation Neighborhoods Otter Creek Industrial Park M —I pr- "FA- ft- Technology, Renewable Energy, OManufacturing & Distribution Warehousing ILI Potential School Site with U Retail and Commercial Trails and Open Space AN H , Multi -Family 10-18 Unit/Acre Commercial/Residential Mix (Neo Traditional) Development Residential (South) 8-10 Units/Acre �A Downtown Mixed Use 10-18 Unit/Acre '. LRegionalOriented� Commercial _ Service Commercial and Light Industrial Infill A DOWNTOWN MIXED -USE (DMU) The Downtown Mixed -Use designation applies to the area of Monticello commonly known as the Downtown and further identified in the 2017 Downtown Monticello "Small Area Plan". This designation includes a commitment to retain Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues. The purpose is to create a Downtown that is lively throughout the day and into the evening at all times of the year. Typically uses include retail, restaurants, local serving offices and services, as well as residential uses above the ground floor. Some ground floor residential uses may be allowed along Walnut, Cedar, 3rd or 4th Streets among others, subject to the location and discretion of the City. Commercial • Retail • Offices • Personal Services • Professional Services • Restaurants/Cafes • Recreation and Entertainment Residential • Multi -Family Residential Recreational • Parks/Playgrounds Primary Mode Pedestrian -friendly streetscape AVehicular (slow speeds) Secondary Mode Bicycle facilities and parking 11 Transit or shuttle service • Density - 25+ units/acre (Medium to High Density Residential) ~ 2018 Correlating • Floor Area Ratio Zoning District (FAR) 0.50 to 4.0 CCD Community • Height - Commercial District Up to 6 stories • Lot Area - N/A I««�1 («(« LAND USE, GROWTH AND ORDERLY ANNEXATION LAND USE, GROWTH AND ORDERLY ANNEXATION GOALS Listed below are the land use goals which were informed by the Community Vision. For the complete set of policies and strategies for the goals refer to the Implementation Chapter. GOAL 1: GROWTH AND CHANGE A City that prioritizes growth inward by concentrating development activities within the existing cityboundaries and grows or develops into the OrderlyAnnexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. MENOL GOAL 2: COMPLETE NEIGHBORHOODS A City that prioritizes growth inward by concentrating development activities within the existing city boundaries and grows or develops into the Orderly Annexation Area only when development is proposed or planned contiguous to city boundaries, sensitive open space lands are protected and thoughtfully incorporated into the development pattern, and the land is serviced by appropriate utility and transportation systems. Successful, vibrant commercial centers and corridors that can adapt over time and provide a place for shopping, services, civic activities, entertainment, and arts and culture. GOAL 4: REVITALIZED MIXED -USE DOWNTOWN A revitalized mixed -use downtown that embraces the River and serves as the heart of the community and focus of civic activity that is lively throughout the day and night consisting of a variety of dining, shopping, recreation, celebrating, gathering and living opportunities. ii L 5: ACTIVE EMPLOYMENT CENTERS Monticello as a strong and growing regional employment center including a variety of economic sectors established as the preferred location for manufacturing, technology, research, and development, and home to a diverse mix of businesses and industries. n open space"frame around and woven through ont►c�mplemented by the Mississippi River, Bertram Chain of Lakes Regional Park, other local and regional parks, trails and recreation areas which together protect the City's natural resources, lakes, wetlands and woodlands, and provide opportunities for recreation, enhance visual beauty, and shape the City's character. MONTICELLO 2040 VISION + PLAN 95 Background and Purpose The purpose of this Plan is to attract and direct investments on the core blocks of Downtown Monticello, MN over the next 10 years. The Plan advocates for solidifying Downtown as the heart of the community with a series of coordinated public and private investments. Together, these investments will create a human -scaled environment that encourages gathering, socializing, visiting and enjoying on a daily basis - throughout the year. The improvements outlined in this Plan aim to build on the unique qualities of Monticello to make the Downtown yet more attractive to those who have chosen to live and do business in the community. Specifically, the Plan seeks to promote Broadway Street as a storefront district with restaurants and specialty retail, celebrate the River for its recreational, connective and economic qualities, reinvigorate a downtown housing market with multiple, appropriately scaled, infill projects, and improve the experience of Pine Street for all users. The plan is ambitious, but achievable. Over time and upon completion, the plan would usher in up to 500 new units of downtown housing, new restaurants overlooking the river, and unique retail and services on Broadway. Momentum can be established in the next few years. Primary projects to be completed within five years include: redevelopment of Block 52, Walnut Street connection to River Street and infill housing on Walnut Street. Implementation of this Plan will create two legacies. The first will be a revitalized Downtown with an economy and attractions that benefit all residents of Monticello. Equally important, however to the physical improvements described above will be the legacy of new partnerships and civic cooperation that are essential to and will result from coordinated actions. The ideas set forth in this Plan come from the vested interest of the Monticello community through a broad public outreach effort. The realization of these ideas rely on a coordinated, cooperative, and active public sector working in tandem with an entrepreneurial private sector The result will be a lively Downtown for all in Monticello, a place that embodies both its history and future aspirations. Goals � � eo 000 v c ��i=\ rn�l Improve Pine Street for All Users C DTI ` " Shift the Center of Town to Walnut and Broadway Encourage Small and Medium Scaled Investments "` _X NOTE:7his illustration depicts new deveopment on both private and public properties. The plan does not 1 du compel private property owners to change anything regarding how they use their land. Rather, the Plan is a /i� t. guide for change if the property owner chooses to do so. Please see page —for an illustration of the Master Plan as it applies to publicly held properties only. The f City will endeavor to work with' existing business who wish to remain, revitalize and expand in the downtown_ City of Monticello Downtown Small Area Plan I Executive Summary 0 Downtown is For Everyone Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. This Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining Broadway as Monticello's Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people - including dining, recreation, celebrating, gathering, shopping and living. Illustrative Master Plan The Plan above describes a potential long term build out of the core blocks of Downtown Monticello. Character Areas Similar to the Embracing Downtown Plan, the Plan divides the study area into four different character Areas. The purpose of this is to create sub -areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. Character Area: Riverfront A redesigned Park with an amphitheater and better relationship to Downtown will help connect the River to Downtown Character Area: Walnut Street and Cedar Street Walnut and Cedar Streets will fill in with new housing (2-4 stories) that adds to the market strength of downtown and provides additional housing choices for new and existing residents of Monticello. Their intersections with Broadway will be improved to make it easier to walk to the Riverfront am Ew Character Area: Broadway Monticello's Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. t Character Area: Pine Street (TH 25) The community will reclaim Pine Street by maintaining it's width and adding pedestrian amenities and local serving commercial uses. City of Monticello Downtown Small Area Plan I Executive Summary 0 Frameworks Land Use, Open Space and Transportation are the three frameworks that organize and define the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, they all fail. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow different agencies, departments, and investors act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. Framework: Open Space and Parks (Primary recommednations) • Improve Riverfront Parks to accommodate more programming and events • Redesign Walnut Street and River Street to allow for park extention during events • Convert vacant lots on Broadway to small pocket parks • Utilize River islands for additional natural park space • Create pedestrian refuges or enhanced building entry ways on the corners of blocks along Pine Street • Enliven open spaces with public art wherever possible Framework: Access and Circulation • Emphasize connectivity throughout the Core, with pedestrian and bike friendly streets, a complete sidewalk system, and connectivity to the in -town neighborhoods. • Promote a "complete streets" policy that balances the needs of all users in the Downtown. • Manage and improve the grid system to support connectivity and access throughout Downtown • Work with MnDOT to improve Pine Street for users of Downtown Monticello, including additional signals, maintaining the River Street signal and supporting an additional river crossing • Improve pedestrian crossings of Broadway at Walnut and Cedar to improve access to the Riverfront • Reconnect Walnut Street with River Street Framework: Development and Land Use • Riverfront District with destination restaurant and entertainment uses, as well as housing • Broadway District with shopfront retail and restaurant uses beneath housing and offices • In -town neighborhoods extend to Walnut and Cedar Street with new infill housing 2-4 stories (apartments and townhouses) Additional recomendations are included in the Framewoirks Section pages 25-32 9 Open Space and Parks J 7� Access and Circulation Development and land Use :N Immediate Next Steps and Implementation 1. Improve the physical environment with streetscape, benches, programming, and art. 2. Bolster Broadway with a facade improvement program and retail recruitment. 3. Aggressively market development opportunities such as Block 52 and infill housing on Walnut and Cedar Street 4. Enact the appropriate policies, programs and incentives that enable the type of development described in the Plan. How is This Plan Related to the Embracing Downtown Plan and the Comprehensive Plan? In 2010, the City of Monticello completed the "Embracing Downtown Plan". The full area considered to be "Downtown Monticello"extends from Interstate I-94 to the Mississippi River, and generally from Cedar Street to Maple Street. The Embracing Downtown Plan was adopted as an appendix to the Comprehensive Plan. Changes in the retail marketplace overall, and more specifically market changes and reinvestments in downtown Monticello, have created a need to develop a new planning perspective for the core blocks of the downtown. This document therefore is an update to the 2008 Monticello Comprehensive Plan and to the Embracing Downtown Plan for the Downtown. This Plan will replace the Embracing Downtown plan as an appendix to the Comprehensive Plan. City of Monticello Downtown Small Area Plan I Executive Summary 0 Project Goals I Shift the Center and Double Down on Broadway. Over time the travel and use patterns of Downtown have changed - altering the overall experience of downtown. Up until 1960, despite Broadway's designation as a State Highway (152) most travel was local. However, as the region grew, Monticello became a crossroads - thereby burdening Broadway and Pine Street with high volumes of through traffic and widened streets. Today, the Broadway / Pine Street intersection is one of the most traveled intersections in the region. Whereas that quality makes for great visibility, it also makes for a poor pedestrian experience and poor access to adjacent properties. Broadway, west of Pine Street, is relatively lightly traveled and unlike Broadwway east of Pine Street, it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Cedar Street and Walnut Street. Therefore, an opportunity exists to fully extend Walnut and Cedar Street down to the park and grow the downtown mercantile district towards the riverfront along Broadway. Improve the Pine Street Experience for Everyone. Whether passing through Monticello along Pine Street (TH 25), trying to cross Pine Street by foot, or going to a business along Pine Street, the experience of using Pine Street is generally a negative one for all users. The environment of Pine Street projects a negative image and it is a divider between the east and west side of the town. Whereas Pine Street will always be a heavily traveled street, it does not need to be a negative experience. The community can take it back, claiming it for more appropriate development types, making it safer, more pleasant, and attractive for all users. Lots of Small Investments, a few medium ones and just one or two big ones. Monticello, despite it's growth, is proud to be a small town. Small towns develop charm and character through a series of small incremental investments that together add up to help a place become memorable and beloved. Simple investments such as new awnings, improved lighting and well maintained landscaping can make a big impression. Small buildings that fit on vacant parcels or otherwise underutilized land can happen quickly - adding vitality to a community. By promoting a high quantity of smaller investments (1/4 block and smaller) and medium scaled redevelopment projects (up to 1/2 block in scale), the Downtown will become more diverse, more lively, more responsive and adaptable to changes in the market place. A few medium scaled investments, warranted by a strong market or a strategic need, are important and valuable. But they should be carefully scaled and implemented so as to not disrupt the fragile fabric of the small town. r 11 Engage and love the riverfront. Go beyond the Swan. Great places have unique assets that differentiate them from others. Monticello has the Mississippi River. This defining feature can be further utilized to the benefit of Monticello residents and businesses. A riverfront that is well connected with blue and green trails, is publicly accessible and is activated throughout the day and the year can become a defining feature for the City and an important driver of economic activity. City of Monticello Small Area Plan I Goals and Objectives Character Areas: Purpose The Plan divides the study area into four different Character Areas. The purpose of this is to create sub- areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. eWalnut Street Q Broadway 0 Pine Street How does the Plan Balance Flexibility with Predictability The Plan describes a Vision for Downtown as a lively place with pedestrian scaled spaces and building. The Plan favors human scaled spaces over vehicular scaled spaces; multiple small investments over single large investments and coordinated actions over individual directions. The Plan is based on time -tested approaches to town building and urban design as well as the strong sentiments received in the public process. This vision is described in words and illustrations throughout the document. Generally, the Character Area Section uses illustrative drawings to describe the feel and image of a place while the Frameworks section generally uses conceptual diagrams that convey broad ideas and concepts. Together, the Plan gives directions for how to arrange buildings, infrastructure and open space so the resulting ensemble is consistent with the Vision. The use of both illustrative, precise, and diagrammatic illustrations is intentional in an effort to create predictability and offer flexibility. This is a long range plan that relies on a multitude of investors working in a coordinated manner. Therefore the correct balance of predictability and flexibility is important because a balance of predictability and flexibility attracts investment while the lack of predictability and flexibility repels investment. Adoption of this Plan by City Council is intended to be a strong statement of predictability because it sets in motion several public actions designed to implement the Vision of the Plan. So, while the Plan (in locations) is exact and precise, it recognizes that the end result may or may not look exactly like the illustrations because individual investors and developers will interpret the Plan slightly different, each adding their own expertise and nuance to the Plan. This is encouraged because it will add richness and nuance to the end result. City of Monticello Downtown Small Area Plan I Character Areas M Riverfront Perspective from Walnut street, looking across a redesigned West Bridge Park Riverfront Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Despite being a town born on the River, the Downtown does not take great advantage of its unique location. Broadway is a block removed from the Riverfront and the main connection to the River, Walnut Street, ends in a staircase. The entry experience to Monticello from the north is mundane with vacant properties and a thick wall of trees that obscures potential views to public spaces and Downtown. The Riverfront Character Area will become a proud new public gathering space for Downtown Monticello that compliments Broadway and the full Monticello Park System. The Plan recommends redesigning the riverfront parks so they are more visible, accessible, active and flexible and promoting development that takes advantage of access to the river. A new park will be capable of handling larger crowds for events, and will be more accessible and usable on a daily basis with additional amenities and features designed for everyday use. The Plan promotes access to the riverfront by extending Walnut Street to connect to River Street. It will be designed as a multi- use street that can be closed for farmers markets, gatherings, and other events. The Plan recommends and leveraging public property of Block 52 to create a new signature development with market rate housing and a destination restaurant or entertainment use overlooking the park and the river. Public parking is maintained on Block 52 and added to River Street. existing _r Bridge Park River St Block 52 Broadway Site Sections Through Block 52 and West Bridge Park 0 Redesign Riverfront parks to © Encourage new housing include more active events and surrounding the riverfront programming in West Bridge Park parks on vacant and (amphitheater, water feature, underutilized parcels concessions) and passive uses in Maintain and improve the east bridge park. 0 intersection at River Street 0 Add parking and sidewalks to and Pine Street. River Street 0 Improve the underpass of OStreet Reconnect Walnut Street to River design Pine Street at the River. with a that allows Walnut Street be for © Consider a seasonal bridge to used to the island to provide events and park expansion. additional recreational OWork with the private sector to activity to east and west create a signature development Bridge park on Block 52, with market rate housing and a restaurant that overlooks the Park Precedent Images City of Monticello Downtown Small Area Plan I Character Areas Broadway Perspective on Broadway, looking west with a pocket park across the street Broadway Character Area: The and recomendations guidelines on this page pertain to the area colored on this diagram Broadway - west of Pine Street - has remained physically intact as Downtown's primary storefront district. Broadway is relatively well -maintained and home to several services and community anchors such as the Cornerstone Cafe. However, with growth of retail along the highway and elsewhere in town, Broadway is no longer a competitive location for general retail. The Plan recommends re -positioning the center of Downtown from the Pine/Broadway intersection to the Broadway/Walnut intersection. This will be partially accomplished with intersection improvements that make it easier to cross Broadway at Walnut Street. This should include curb extensions, fewer through lanes, clearer crosswalks, blinkers and eventually as warranted, a four-way stop sign. These improvements will increase the flow of pedestrian and bike traffic to the river and in between stores on both sides of Broadway. Small pocket parks can be developed on vacant lots mid -block on Broadway. These spaces can serve as convenient pedestrian connections between parking areas mid bloc and the sidewalks on Broadway. In addition, they can be small plazas with seating for resting, gathering, and even restaurants if the buildings next to them can be opened up to the pocket parks. Existing Proposed Pedestrian 75 Feet 63 Feet Crossing width Across Broadway East -bound Left Turn Lane Stacking Capacity 8 Cars 21 Cars 0 Existing Conditions Modify striping and median on Broadway 0 create a safer pedestrian environment. Small pocket parks on vacant properties that 0 offer respite from Broadway and pedestrian connections to parking in the middle of the block Curb extensions at Walnut and Broadway to 0 provide space for landscaping, seating, and gathering ONew development that replicates the storefront scale currently present on Broadway. New buildings should have flexible interiors so a main street scale can be accomplished in larger buildings. © Facade improvement programs that improve signage, awnings, and general appearance of existing storefronts on Broadway - - - - - - - - ---'---------- - —----------""�� '� ° — — — - - - - -------------- ~ II c ---- --------------u a New development along Broadway is encouraged if it replicates the scale of existing Proposed Lane _ buildings and shopfronts. Buildings up to four stories, with storefronts located on the Configurations on sidewalk and doors every 45' feet will fit in comfortably with existing buildings. Allowances Broadway w for 10 foot setbacks from the sidewalk to create additional pedestrian amenities (such as seating) are appropriate. The Plan does not recommend additional widening of Broadway. Instead, the Plan recommends working with partners to find other measures to mitigate congestion. ------------------------- r 000�o ----oo oo�o a—---------------H c y--------------- U a City of Monticello Downtown Small Area Plan I Character Areas Block 52 lllll� Active Frontage Flexible Frontage (either Active or Residential) Frontage And Ground Floor Uses Active frontages (high transparency) and uses (retail and restaurants) should be located on Broadway, Walnut, and the west half of River Street. The remainder of the block is flexible - it can have either residential or active frontages. Block 52 (Public ownership in blue) Block 52 is a key block in the Downtown. It is highly visible and it sits on the West Bridge Park. The site slopes approximately 15' from Broadway to River Street. Broadway and Walnut contain mercantile buildings of varying quality. River Street has vacant parcels and underutilized buildings. llllll� Building Setback l� Pocket Park & Open Space Setbacks, Pocket Parks & Open Space Buildings should define the perimeter of the Block. Minor setbacks (5'-10') for overhangs, seating, and display of goods is permitted on Broadway and Walnut. A more generous setback is permitted on Pine due to traffic volumes and access. Attached corner plazas are encouraged on the northwest corner of the block and permitted on the northeast and southeast corners. lllll� Surface Parking Access Way Parking & Servicing Access to mid block parking is encouraged on Pine Street and Walnut St. Parking should have minimal exposure to Broadway, River or Walnut St but should be large enough to replace the existing public parking lot on the block and should be expandable if the south side of the block redevelops. Careful consideration should be given to visibility and access to parking from Pine St since that will be the primary access as the site will be approached from the Bridge. Extra signage or a turning lane may be required. %\ Qr •• � st ,lam 1 � E► Bred -� C a� dy ■ Options The two illustrations above show potential options for development on Block 52 - both adhering to the guidelines. The top illustration shows new development on Broadway, articulated at a Main Street scale, with a corner plaza and a covered pass through as a form of pocket park. The bottom illustration shows a single corner development on Broadway, with a pocket park. Approaching Downtown from the Bridge Block 52 is the Gateway Block to Downtown from the Bridge. It is important to create an easy way for visitors to access mid -block parking as they approach downtown. The image to the left shows the approach - with enhanced landscaping, a turn lane, and clear signage to direct drivers to parking mid -block. City of Monticello Downtown Small Area Plan I Character Areas N Frameworks: Purpose Land Use, Open Space and Transportation are the three frameworks that organize and define the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, others are impacted. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow different agencies, departments, and investors to act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. — Required Retail Frontage — Small Retail Opportunities Commercial Mixed -Use Multi -Family Housing Public Employment Pa rk/Open S pace/Cemetery �♦ 1 .♦ ♦• 1 Core Study Area Frameworks: Land Use and Development Development patterns that support social interaction, local character, and a compact connected and walkable environment. General Approach The Land Use Plan promotes a development pattern that recognizes the essential role that Downtowns plays in the communities they serve. Successful Downtowns tend to be places that serve many functions for the full cross section of the community throughout the year and across generations. They are places to gather, eat, live, shop, celebrate, protest, recreate, meet, be entertained, and to visit. They are places that promote social interactions and the unique creative expression of the community. At their best, Downtowns are places that exude pride because they represent the best the community has to offer. In order to promote these ideals, this Plan favors policies and development patterns that improve downtown for those who currently use it and patterns that support the places that people value. Therefore, development patterns and land uses in this Plan seek to support the Main Street character of Broadway, the importance of Walnut Street as a promenade to the River, regional and local needs of Pine Street, and the riverfront as the birthplace of the City. This Plan also recognizes the traditional (and still relevant) role of Downtown Monticello as well as the changing nature of small Downtowns throughout the country. In doing so, the Plan is committed to retaining the small scale shopfront District on Broadway by encouraging uses that value "experience" over "convenience". At the same time, the Plan encourages Pine Street (the regional face of downtown) to develop as a corridor that emphasizes convenience and accessibility. Together, both Broadway and Pine Street can complement each other to create a downtown that attracts a wide range of investments. Physically, the Plan favors compact walkable small town design with a fine grained mix of uses. The Plan arranges development types and land uses so valued places are supported, and new investments can add to the overall vitality of downtown. Recommendations • Create a Center to Downtown that is active throughout the day and into the evening - year round. The Walnut / Broadway Intersection should become the heart of this area. • Improve connections to the River by locating uses that benefit from open spaces and activities associated with the River. • Improve the entry experience from the north. • Maintain a shopfront District along Broadway, west of Pine Street comprised of traditional main street (mercantile) buildings that have retail/restaurant space on the ground floor and wither housing or offices above. • Create a development pattern on Pine Street that benefits from high visibility and regional access. • Infill Walnut Street and Cedar Street with mid scale housing (2-4 stories) that creates an effective transition between the in -town neighborhoods and the Downtown. City of Monticello Downtown Small Area Plan I Character Areas N Frameworks: Parks and Open Spaces Parks, Plazas, and Sidewalks that are lively, safe and pleasant to be in. ®® j eroda Wdy � Improved Pedestrian 0 and Bicycle Crossing ■ Community Parks Neighborhood Parks E� Pocket Parks WestBridge ,2—ark a East Bric Park ®®trPet erodawdy ®� Seasonal Bridge Public Gardens Convertible Streets Pedestrian Promenade to River Proposed Bituminous Trail Connections oonno Existing Bituminous Trial ® ® ® ® MRTTrail Sledding Hill General Approach Parks and Open Space play an important role in distinguishing the Downtown from other areas of Monticello. Unlike much of Monticello where parks are generally programmed for recreational / sports and defined by trees and greenery, the parks downtown should focus on gathering and general social interaction as well as planned events. Therefore, in order to support and enhance the environment for downtown residents and businesses, this Plan expands the definition of parks beyond the valued park spaces that are already in use - namely Front Street Park, East and West Bridge Park. The Downtown Parks should also take in consideration the needs of new downtown residents and visitors. Upon implementation of this plan, several hundred new residents will be living in the downtown. It is likely that new downtown housing will be more compact and with less outdoor space than typical single family homes. Inevitably this will result in park demands that don't currently exist. Meeting these needs is a great opportunity to further develop a well designed and well connected park and open space system. Fla Illustrative Master Plan: East and West Bridge Park Recommendations • Redesign East and West Bridge park to include an amphitheater, water feature, riverfront access, picnicking, and additional space for passive park use. • Improve Front Street Park to include improved boat landing and space for nature oriented programming. • Connect the two Bridge Parks with Front Street Park with improved pathways and trails. Design all three parks as a single park with multiple uses. • Provide access to the islands with a seasonal bridge • Create small pocket parks mid block on Broadway to offer plazas that connect to parking lots in the middle of the block. • Redesign Walnut Street between River Street and Broadway as a special street that can be closed and used for festivals and events throughout the year. • Consider all sidewalks for opportunities to enhance greenery and public art. Emphasize Walnut Street, River Street and Broadway as the main pedestrian corridors in Downtown. • Use public art throughout the parks and corridors to distinguish Downtown as a place of cultural expression and celebration. • Work closely with local businesses, residents (new and existing) to ensure local parks and open spaces are appropriately designed and programmed for their varied needs. • Modify the Embracing Downtown Plan that recommends off street bike paths on Pine Street. In lieu of this off-street path, create north / south bike access to the river along Walnut and Cedar through a complete streets policy. Encourage bicycle crossing of Pine Street at 4th, River and 7th Street. • Maintain sidewalks and paths along TH25 City of Monticello Downtown Small Area Plan I Character Areas Frameworks: Circulation and Access A complete network of flexible streets that favors the needs of residents, businesses, and visitors. 01, 0 Traffic Calming �M11 Improved Pedestrian Crossing AW (J4 Signalized Intersection F� Access Way © Surface Parking - - - Interstate 94 mmm= Pine Street (MN 25) ', mmm= Broadway Street (CSAH 75) Pedestrian Promenade to River Add Sidewalks to Complete Grid General Approach The design of the streets (and the full right of ways) in downtown have a significant bearing on how downtown functions and feels. The rights -of -way in the Downtown should be designed to create a comfortable and safe physical environment that encourages a range of activities and development types. The Plan recommendations, therefore, favor a high quality, well-connected, and flexible street system that facilitates all users of downtown - especially those who are using and not passing through Downtown. With two main roads bisecting downtown, traffic volumes are relatively high. This provides an opportunity to capture additional business downtown, but it also can have a deleterious impact on the pedestrian and business environment in some locations. Recognizing this situation, previous Plans have emphasized Walnut Street as a main pedestrian connection to the River (not Pine Street). This Plan supports that idea and offers several ways in which that can be further achieved. This Plan departs from previous Plans in that it also encourages pedestrian activity on streets other than Walnut - this includes, Broadway, Pine Street and Cedar. While the Plan recognizes the regional function of Broadway and Pine, the Plan strives to balance this function with the local needs of community connectivity, aesthetics, pedestrian safety, and multi -modal travel. Successful Downtowns are not just easy to get to, they are pleasant to be in and to stay for multiple reasons. Therefore, this Plan, discourages future road widenings that would have further negative impacts on pedestrians Downtown - especially along the primary pedestrian corridors and districts. In lieu of road widenings, the Plan champions an well connected and balanced urban street grid system that can be programmed to flex and contract as needed to meet all the needs of Downtown. Accomplishing this goal will require a series of smaller interventions (signal timing, street connections, traffic controls, traffic calming, time -of -day -parking restrictions, modified property access, etc.) in lieu of wholesale street widening that would likely have a negative physical impact on the built environment of Downtown. The Plan also supports a street network where the Level of Service for pedestrians, transit riders, and cyclists are considered on equal terms to those of motorists and delay measurements from modelling are considered as a portion of overall average trip, not in isolation. Recommendations • Connect Walnut Street to River Street • Maintain the River Street / Pine Street signal as the formal entrance to Downtown and an important pedestrian connection across Pine Street. • Add a traffic signal at 4th and Pine to help balance the grid and turning movements at the Pine / Broadway Intersection. • Modify Walnut / Broadway and Cedar / Walnut Broadway intersection to prioritize pedestrian crossings and access to the river. • Narrow the travel lanes on Walnut Street, add parallel parking, where possible and ensure continuous safe and pleasant sidewalks. • Add sidewalks at the perimeter of blocks where they are not currently present • Discourage direct property access to Pine Street; favoring the side streets wherever possible with through -block lanes or easements. • Allow direct property access to Block 52 from Pine Street in order to reduce volumes at the Pine / Broadway intersection. • Discourage deceleration lanes; encourage speeds that do not require them. • Consider traffic calming at River Street and Locust (or Linn) to prevent excessive speeds - similar to River Street and Cedar Street as an example City of Monticello Downtown Small Area Plan I Character Areas N Parking Recommendations Strategy Recommendation Create a parking program that focuses on creating available spaces for different user groups. Pilot a shared parking program in which private parking is shared with the "public." Priority #1 Maximize use of existing parking supply Enhance pedestrian access to existing parking lots by developing small pocket parks on Broadway Expand and clarify on -street parking supply on all blocks in downtown. Invest in and implements a comprehensive parking signage and Strategically invest in information wayfinding system. Continually monitor occupancy, availability and utilization of and technology parking throughout downtown Complete the sidewalk system in Downtown to make walking more Improve mobility options to reduce comfortable. Encourage bicycle access to Downtown with bike racks and clearly parking demand designated bike routes. Revise zoning code to better support walkable development in the Downtown core. Revise the zoning code to incentivize sharing of parking and Simplify and leverage the zoning code underground parking for residential buildings. Require Transportation Demand Management program for all development above a certain size. Adjust on street regulations and operations to maximize flexibility Enhance parking administration and at the curb Establish formal collaboration between the City, County, and other operations parking stakeholders. Provide Additional public parking as Strategically invest in public and shared parking supply in key needed locations. Key Principles for New Parking Supply • Ensure that parking is shared and open to the public to the greatest degree possible. • Manage new parking as part of the larger system so that prices and regulations primarily incentivize use by long-term parkers. If off street parking is more expensive than on street parking, people will continue to circle and create congestion. • Include technology and wayfinding that makes parking easy to locate and use. • Contribute to the downtown environment by supporting strong urban design, pedestrian access and safety, and promote street activity via ground floor uses. Specific Block By Block Recommendations Block 52: • provide 50 surface spaces for public use mid block when developing north half of block • locate residential parking underground • restripe Walnut Street with wider sidewalks for short term parking • provide short term on -street parking on River Street • expand public surface lot (50 spc) to south side of block when redeveloped. Block 51 • combine surface lots midblock • locate residential parking underground • provide short term on -street parking on River Street • provide short term on -street parking on Locust Street Block 35 • expand mid -block lot (15 spc)when redeveloping south west corner of block. • consider a midblock parking structure. This would require the re-routing of midblock utilities in order to preserve space for housing or other development to face the street. • locate residential parking underground Block 36 • maintain and expand mid block lot (15 spc) when redeveloping southwest corner of block • locate residential parking underground • provide short term on -street parking on 3rd Street Other • work with property owners on blocks 31, 32, 18,17 to create shared parking arrangements City of Monticello Downtown Small Area Plan I Character Areas N S M T W T F S 2 3 4 5 6 7 8 10 11 12 13 - 15 16 17 18 19 20 21 22 M 24 25 26 27 - S M T W T F S 2 3 4 5 6 7 8 10 11 12 13 - 15 16 17 18 19 20 21 22 - 24 25 26 27 - 29 30 31 S M T W T F S 1 2 3 4 6 7 8 9 10 12 14 15 16 17 18 19 20 21 22 23 24 - 26 - 28 29 30 S M T W T F S 1 2 4 5 6 7 8 10 12 13 14 15 16 17 18 19 20 21 22 - 24 - 26 27 28 29 30 31 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12MIM 14 15 16 17 18 19 20 21 - 23 24 25 26 . 28 29 30 City of Monticello Central Monticello Redevelopment Project No. 1 Establishment of Tax Increment Financing District No. 1-45 Redevelopment TIF District Block 52 Public Hearing on May 23 February 23 EDA considers TIF application from developer February 23 EDA request City Council call for hearing March 14 City Council calls for public hearing March 18 Preliminary Draft TIF Plan distributed April 12 Last day for written notice to County Commissioner April 22 Last day for notice and TIF plan and fiscal implications to County and School District May 3 Planning Commission review May 9 Last day to submit public hearing notice to newspaper, by 4pm May 12 Public hearing notice published in the newspaper May 23 Public hearing opened and continued to June 27 May 28 New 30 day notice sent to County and School District (provided updated TIF Plan) May 28 Updated letter to county commissioner informing of continued public hearing date June 8 EDA approval of TIF, subject to Council approval June 13 Last day to submit public hearing notice to newspaper, by 4pm June 16 Public hearing notice published in the newspaper for continued public hearing June 27 Continued public hearing date and establishment of TIF District * Timing of request for certification of the TIF District may occur before or after June 30, 2022. Timing will depend on specific facts for the project and timing for commencement of the project. Notes: 1 City Council regular meeting dates. 2 Economic Development Authority (EDA) regular meeting dates. 3 Planning Commission regular meeting dates. 4 City publication dates need to be confirmed by City. .-6-. NORTHLAND PUBLIC FINANCE 5/19/2022 EDA: 06/22/22 6. Consideration to approve a letter of support for Duffy Development's Updated Application for the MHFA Low Income Housing Tax Credit Application for a 59-unit Affordable Housing Development and desired TIF Assistance (JT) A. REFERENCE AND BACKGROUND: Duffy Development, Minnetonka, MN, informed City staff that it did not get awarded tax credit funding for its proposed development of a 53-unit apartment building and three (3) duplex structures (4-bedrooms) in the latest round of applications. Duffy Development came before the EDA in 2020 and again in 2021 to seek EDA and City Council support for its Section 42 (Federal) Low Income Housing Tax Credit (LIHTC) funding application for the proposal. The LIHTC program would have been the major source of funding for the $16,750,000 proposal. The EDA and City Council were asked to consider further supporting the proposal through tax increment financing (TIF) assistance and other site design considerations serving to provide an assistance value. Ultimately, both the EDA and the City Council authorized support of Duffy Development's proposal as a preliminary approval step. If Duffy had been approved for the LIHTC funding, they would have had to come before the EDA and the City Council to go through the formal TIF review and authorization steps. Duffy Development is asking the EDA (and the City Council) if there is still support for the development proposal and its resubmittal of the same (no changes) LIHTC Application to MHFA in mid July 2022. Duffy Development staff have indicated that they are not making any changes to the application because, they believe it is a quality proposal. They acknowledge that the LIHTC program is very competitive and their now enough funding to award all applications with funding. As you may recall, LIHTC funding awards require a developer to enter into a long-term contract with Minnesota Housing Finance Agency (MHFA) to provide units at a set rental rate and also use household income criteria in determining occupancy eligibility. All (100 %) of the units in the new development would be rented to households with qualifying income levels. Duffy was also seeking is seeking TIF assistance dollars and/or City fee waivers to fill a funding gap of approximately $600,000. The proposed development site is at the far west end of the Riverwood Bank parcel on 7t" Street West. Duffy has entered into a purchase agreement with Riverwood Bank for a 4.18-acre site. The site is located just east of Elm Street and adjacent to 1-94 which is on the south property line of the parcel. The 2020 Housing Study (completed in September 2020) identified a local demand range of 145 to 181 affordable units over the next 5 years. The most recent qualified affordable housing development was the 47-unit Rivertown Residential Suites. The EDA approved a TIF District for the project in July 2018. Under the TIF Development Contract, 10 units in this building are required to be rented to households at 50 percent of the 1 EDA: 06/22/22 area (Wright County) median income (ami). The EDA also recently (February 23, 2022) approved two new affordable housing TIF Districts (#1-42 and #1-43) related to the Headwaters Development proposal. The total number of affordable units to be constructed in those two projects is 68. This would mean that there is a remaining unmet need for about 67 to 103 affordable units in the city. If the Duffy Development proposal eventually moves forward with 59 additional affordable units, there would still be an unmet need of approximately 8 to 44 units. It should be noted that while several other multi -family development proposals have received approvals from the City Council, they are market rate developments with no required affordable housing components. These include Twin Pines, Monticello Lakes and Deephaven. Further supporting the demand for affordable housing were specific findings within the 2020 Housing Study: Page 32: • "Rental stress in Monticello exists almost entirely within low-income City households." • "There are significant gaps at both the top and bottom of the rental housing market, with an undersupply of ... affordable units with rents below $800 monthly." Page 33: • " ... Renters who are cost burdened are much more likely to be severely cost burdened (spending more than 50% income toward rental costs). Of those experiencing cost burdened, 73% are severely cost burdened. This rate is significantly higher than in regional peer communities." • "This also indicates a lack of appropriately priced units for the lowest income households already living in the community and indicates opportunity to better serve low-income households through income -restricted and subsidized units that ensure affordability levels not currently provided within the market." Page 35: • "In Monticello, this would be a goal to add 265 units of rental housing affordable to the lowest income earners in the community." Excerpts from the 2020 Housing Study on the rental market demand are included for more detailed review. The EDA discussed Duffy Development's proposal at the June 8, 2022, meeting and tabled acting on endorsing the proposed LIHTC application submittal to MHFA and potential further consideration of support through establishing a future Affordable Housing TIF District until Duffy could gather additional information regarding the 2 EDA: 06/22/22 projected rental rates for its new development. That information is expected to be provided by Duffy Development at the June 22, 2022, meeting. Staff is asking the EDA to consider the additional rental rate information and proposal status update related to supporting Duffy Development's LIHTC application submittal to MHFA and ultimately for potential use of TIF assistance should it receive LIHTC funding. If the EDA does not support Duffy Development re -applying for the LIHTC funding, it should be explicit in its reasoning at this time. Al. STAFF IMPACT: There is a limited staff impact in considering the further support for Duffy Development's LIHTC application and what is essentially a pre -application for TIF assistance. The discussion and preparation of the staff report for this consideration is part of in-house staff duties. A2. BUDGET IMPACT: This is essentially a third TIF pre -application review by the EDA. There is a very modest budget impact (normal duty staff time) due to the consideration of the TIF pre -application for EDA direction on further support for Duffy Development's affordable housing funding submittal to MHFA. B. ALTERNATIVE ACTIONS: 1. Motion of support for Duffy Development Workforce Housing Development proposal related to resubmittal of its LIHTC funding application to MHFA and potential future use of TIF Assistance. 2. Motion as determined by the EDA. C. STAFF RECOMMENDATION: Staff supports the Duffy Development affordable housing proposal and continued review of TIF assistance for the project. Staff would note that the adopted 2020 Housing Study includes a goal of providing needed affordable housing in the city. Monticello's adopted 2040 Community Vision is to create a friendly and safe community which is inclusive and fosters a sense of belonging. The city has adopted a strategy for housing which includes retaining and developing a range of housing choice and opportunity. As residents move through their career paths and family status, their housing needs change. As an actively developing community, Monticello seeks to provide opportunities for a full range of "life cycle" housing options allowing them to stay and grow with our community. Duffy Development has informed staff, that if the EDA and City Council are supportive of the LIHTC funding application again, it will submit the same document packet to MHFA by the July 15, 2022, deadline. If Duffy is successful in obtaining the LIHTC funding, the 41 EDA: 06/22/22 timeline for TIF consideration steps with the EDA is expected to begin in early spring 2023 (March) and conclude in the early summer 2023 (July). D. SUPPORTING DATA: A. TIF Pre -Application Submittal B. Development Concept Plans - 59-unit Affordable Housing C. 2020 Housing Study Excerpts D. Monticello Workforce Apartments rI CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY TAX INCREMENT FINANCING (TIF) APPLICATION BUSINESS SUBSIDY APPLICATION BUSINESS ASSISTANCE FINANCING Legal name of applicant: Duffy Development Company, Inc. Address: 12708 Wayzata Blvd., Suite 400, Minnetonka, MN 55305 952-544-6769 Telephone number: Jeff Von Feldt Name of contact person: REQUESTED INFORMATION Addendum shall be attached hereto addressing in detail the following: 1. A map showing the exact boundaries of proposed development. 2. Give a general description of the project including size and location of building(s); business type or use; traffic information including parking, projected vehicle counts and traffic flow; timing of the project; estimated market value following completion. 3. The existing Comprehensive Guide Plan Land Use designation and zoning of the property. Include a statement as to how the proposed development will conform to the land use designation and how the property will be zoned. 4. A statement identifying how the increment assistance will be used and why it is necessary to undertake the project. A statement identifying the public benefits of the proposal including estimated increase in property valuation, new jobs to be created, hourly wages and other community assets. 6. A written description of the developer's business, principals, history and past projects I understand that the application fee will be used for EDA staff and consultant costs and may be partially refundable if the request for assistance is withdrawn. Refunds will be made at the discretion of the EDA Board and be based on the costs incurred by the EDA prior to withdraw of the request for assistance. If the initial application fee is insufficient, I will be responsible for additional deposits. 6414 k401-940 Applicant's signature: Date: May 7, 2021 CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY Application for Tax Increment Financing (TIF) Assistance GENERAL INFORMATION: Business Name: Duffy Development Company, Inc. Date: May 7, 2021 Address: 12708 Wayzata Blvd., Suite 400, Minnetonka, MN 55305 Type (Partnership, etc.): Corporation Jeff Von Feldt 952-544-6769 Authorized Representative: Phone: Description of Business: Real estate developer of affordable/workforce rental housing Legal Counsel: Faegre Drinker Biddle & Reath Address: 2200 Wells Fargo Center, 90 S 7' St., Mpls FINANCIAL BACKGROUND: No 1. Have you ever filed for bankruptcy? No 2. Have you ever defaulted on any loan commitment? Yes 3. Have you applied for conventional financing for the project? 612-766-7000 Phone: 4. List financial references: Bridgewater Bank, Adam Benjamin, 4450 Excelsior Blvd., St. Louis Park, MN 55416 a. b. Platinum Bank, 605 N. HYW 169, Plymouth, MN 55441 Minnesota Housing Finance Agency, 400 Wabasha, Suite 400, St. Paul, MN 55102 C. 2 5. Have you ever used Business Assistance Financing before? If yes, what, where and when? PROJECT INFORMATION: 1. Location of Proposed Project: 2. Amount of Business Assistance requested? 3. Need for Business Assistance: 4. Present ownership of site: 5. Number of permanent jobs created as a result of project? 6. Estimated annual sales: Present: Future: 7. Market value of project following completion: 8. Anticipated start date: FINANCIAL INFORMATION: 1. Estimated project related costs: a. Land acquisition b. Site development c. Building cost d. Equipment e. Architectural/engineering fee f. Legal fees g. Off -site development costs Completion Date: 3 2. Source of financing: a. Private financing institution b. Tax increment funds c. Other public funds d. Developer equity PLEASE INCLUDE: 1. Preliminary financial commitment from bank. 2. Plans and drawing of project. 3. Background material of company. 4. Pro Forma analysis. 5. Financial statements. 6. Statement of property ownership or control. 7. Payment of application fee of $10,000 L J 1 L ■ 1 Ir F- L J 1 I jr RP6� !F no% -mr Norm r -1 ' A r r-------------------- - - - - -- L----------------- - - - - -- L----- r--J SLAB ON GRADE _ ABOVE THIS AREA t L 0 Y SCALE No. Sit: 2011-011 II'-2" UNIT " C " VA,_ 3 BD �U LA E-j E_j I I '—G ')I /127" OVERALL FIRST FLOOR FLAN SCALE: 1'-0" = 3/32" 2-1,04 S.F. ] h NIT "A" =€-jap H UNIT NIX: STYLE SQUARE FOOTAGE BEDROOMS FIRST SECOND THIRD TOTAL MIX % UNIT "A" 1,0(03 S.F. 2 BED 2 BATH 5 5 I6 UNIT "Al" 1,186 S.F. 2 BED 2 BATH - 1 1 2 2 BED 2 BATH 2 BED 25 TOTAL UNIT "B" 1,103 S.F. 2 BATH 1 2 2 5 41.27c 2 BED UNIT "BI" 1,299 S.F. 2 BATH I 2 BED UNIT "H" 1,626 S.F. 2 BATH - I - I + DEN UNIT "C" 1,443 S.F. 2 BED BATH 4 4 4 12 3 BED 2 BATH 3 BED 19 TOTAL UNIT "D" 1342 S.F. 2 BATH 3 4 - -1 UNIT "E" 740 S.F. I BED I BATH 2 2 2 6 I UNIT "F" 694 S.F. BBAED ITH I 1 11 BBE�D 9 TOTAL I BED UNIT "G" 926 S.F. I BATH I - 1 2 5% TO BE TYPE "A" AND REMAINDER TO BE TYPE "B" 18 Iq I6 53 100% GARAGE: 21,610 S.F. FIRST FLOOR: 2-1124 S.F. SECOND FLOOR: 2-1,43( S.F. THIRD FLOOR: 22,028 S.F. TOTAL S.F. = 98'698 S.F. ------------ -------- 61 0- LOBBY '1I STOR: I'_'I IIII IIII • .0 ELEV.t j MOVING CORRIDOR TWO STORY LOBBY STOR. MAIL OFFICE r O I 00 -= = MECH./ ELECT./ " STOR.? �Z , 1`✓ O = O v� cp co C� o� \ y -fi � 11 O O N W J Ll IIIII ft.9- No. S O N N I n 0 w O J d ____ 'ii _______ - - _ ____ ____ - ____ ____ _ - - , ,'i _____ ____. _ _r �G- r _ h — _ — r ¢'k' I I� i i- _- I I :a f ------------- h==_�' •, --; _- n •___! --. ...� ' = r I „ %I y I ,QC LM 1 UNIT "D" _ 3 - O - O - ------ ----------- I UNIT "CI" ----------------U-I oul10 IT - UNIT =C „B„ dQ o 3 BD BDCI��l 2 BD 1 ' -- O L QO O O- ----- I i , a s . I �]1 l e S ' I I ------ Q QO OL QO 05 QO O�] ELEV. ---------' 0 ((��,, 0 LOBBY OC IT "A - UNIT .,A,. _ - - - Q 2 BD 2 BD I UNIT "A " T „D` cn 2 Bo ' ELEV. ------------ 3 B D---�'---�-�-� IO' - - - 1------------- - -f--------- 1 ------ -"_---'--------- ------------------ I� 1 __ ------ � - ------ -- _ -- S S F - _. ___. ;- , - - ________J ' S I — Z7 -,)I / 2 --) 11 ,, OVERALL SECOND FLOOR FLAN SCALE: 1'-0" = 3/32" 21A36 S.F. UNIT NIX: STYLE SQUARE FOOTAGE BEDROOMS FIRST SECOND THIRD TOTAL MIX % UNIT "A" 1,063 S.F. 2 BED 2 BATH 6 5 5 I6 2 BED UNIT "Al" 1,186 S.F. 2 BED 2 BATH - 1 1 2 2 BATH 25 TOTAL 2 BED UNIT "B" 1,103 S.F. 2 BATH 1 2 2 5 2 BED UNIT "BI" 1,299 S.F. 2 BATH I - - 1 2 BED UNIT "H" 1,626 S.F. 2 BATH - I - I + DEN UNIT "C" 1,443 S.F. 2 BED TH 4 4 4 12 3 BED 2 BATH 3 BED 19 TOTAL UNIT "D" 1,342 S.F. 2 BATH 3 4 - , UNIT "E" -140 S.F. I BED I BATH 2 2 2 6 UNIT "F" 694 S.F. 11 B� D - - 1 I II $BEND 9 TOTAL I BED UNIT "G" 926 S.F. I BATH 1 - 1 2 5% TO BE TYPE "A" AND REMAINDER TO BE TYPE "B" 18 19 16 53 100% GARAGE: 21,610 S.F. FIRST FLOOR: 2-1,624 S.F. SECOND FLOOR: 21'436 S.F. THIRD FLOOR: 22,028 S.F. TOTAL S.F. = 98,698 S.F. I I ; I ' Imo_____ ____ _yi I _ _ I .____________________ ------------- Ld I UNIT "H" 2 BD REFUSE H k 0 FITNESS ROOM B EKOw OF N O 2 - A BATH _ 0 MECH. \ l •' FCrY, C n it "o- \ O J ROOF /6 �O -----, ___ -__ ___ - - ,' - ------- ------------- ------------ 1- - i !: !_ - - --- --- -- - n ,n=_ ?1------- �F=T ''¢----j L_i, ';'.;�',�� ------- --- 1 " - --_ `=-`I-- `- -- - - �__ --- �� I'. _ 1 1 1 it - - - - -- _ -�------------ D F °--- ^ 1= i UNIT _ --- ------------ - - - - - - - - - - - ----------- - - -- " I UNIT ,IC„ ! UNIT „C„ �_� I �_�, I I UNIT B I , ED -.,--------- 3 ��%^�f 2 B D 4ACCC iLi II :i i V i 1 I i� �l'�OQ QOETEJ � QO ° OQ- - Ou 1 O� ----- rfw ]WtA 0 -------------,�-'-I----,�--_I I---u�------------- --- ----- V. QO O QO OD QO OQ LOB Y � - -- -- I I I I I I I - • 1 I 1 I I 1 QC IT "A UNIT A = 2 UNIT ,.A 'ice_ ,v J7i 1J_ Ii r k, cn - IO' RENTABLE - - _ ' O ;¢- _i -- LOCKERS - o, ROOF r" ROOF ROOF ROOF i n z OVERALL THIRD FLOOR FLAN SCALE: 1'-0" = 3/32" 22,028 S.F. UNIT MfX: STYLE SQUARE FOOTAGE BEDROOMS FIRST SECOND THIRD TOTAL MIX % UNIT "A" 1,063 S.F. 2 BED 2 BATH 5 5 16 2 BED UNIT "Al" 1,186 S.F. 2 BED 2 BATH — 1 1 2 2 BATH 25 TOTAL 2 BED UNIT "B" 1,103 S.F. 2 BATH 1 2 2 5 41.2% 2 BED UNIT "BI" 1,299 S.F. 2 BATH I — — 1 2 BED UNIT "H" 1,626 S.F. 2 BATH — 1 — I + DEN UNIT "C" 1,443 S.F. 2 BATH D 4 4 4 12 3 BED 2 BATH 3 BED 19 TOTAL UNIT "D" 1,342 S.F. 2 BATH 3 4 — 1 35.8% UNIT "E" -140 S.F. I BED I BATH 2 2 2 6 UNIT "F" 694 S.F. 11 BA D - - I I 11 BBEHD 9 TOTAL I BED UNIT "G" 926 S.F. I BATH 1 — 1 2 5% TO BE TYPE "A" AND REMAINDER TO BE TYPE "B" 18 19 16 S3 100% GARAGE: 21410 S.F. FIRST FLOOR: 2-1,624 S.F. SECOND FLOOR: 27,436 S.F. THIRD FLOOR: 22,028 S.F. TOTAL S.F. = 98498 S.F. U 'ate O K5 O ,. -�A` \O O \O O O\ �O CID ti z R O r Eao■■■■■■■ EMSEM■■■■■ Ln I I I0 I I I L-------- - - �--- I I I I O I I I I 51_1911 UTILITY I ' I ' I ' I BEDROOM 10'—q" 51_411 II'-3" - I I L___II b I __L___�L� O KIiTC MEIN 0— L i I 1.J r L-----------, I I I I I I I I L - - - - - - - - - J DINING ROOM I III, � LI � LI L' L' L r-= r ;� �;�I r-= r Ili 111 r-= r IIr 111 L L _J L L- -J J _ _ 6'-0" FVERIFY > G_ ,---------- II III 5AT14------ -------------- 0 I I I O I I I Ln I Ln WIC \JI I I ��I III L- - --------------- I II III I I I III I I I III I II III 11 MASTEiR BEDROOM 12'-0" UNIT ",4" FLOOR FLAN SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 14 1,063 S.F. I IAI lT 11/'-�11 1-- I r1r1L7 LEI A AI (UNIT COUNT): 12 1,443 S.F. Ln I M M I N _m 35'-0" 1 4 1_0I1 111_311 51_4 // 51_911 / 1_Q11 I WIC — — — � — lii ill i I i illil I --- I I III I MASTER I BEDROOM �IiiT �I ri 12'-0" 'III J' L II I III I �I '--- UTILITY LL FVEMIFY > i I I I F-- B A T H ------ I O M UNIT "AT' FLOOR FLAN SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 2 1,043 S.F. 31'—'l„ I 11'--4" 10'-2" I i I r, E>uj r-= l =-- l ----- I I r-- i ------ ---- `' --- --J-r—, I b 0 I KITI4E:N� IL J O III m I — I I I I I I I O L J o MASTE O ' I BEDROOM I I I LL I I I w I I I II II II ERIFY Ir BATH V-- - I -�-� -�-�-� DINING r _ r r r ROOM L L L\ J I — VHAL 7 �_,�_, WIC Ll cr LLlLlL1Ln _Ln i < `--- I I III I �� III �J1r- ----- -_—_-�—--�-- --`—�- --"�I ----------IL LIILr�I1�/#IiIIIIIIIIIIII�'IIiILII _J ��I'I = -------------- LIVING BEDROOM IIIIl1IIII r---,I ROOM -- 7� BEDROOM L II II II I I { II'-9" II'-8" II 2'pl 5 1 L4 I-4'-0" {�{� ----- .-----� I Y�I UNIT "D" FLOOR FLAN SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): i 1,342 S.F. Ln 11'-3" ---------- I I I --- I O --~0 UTILITY I oD L----------- ------ B A T;H O I BEDROOM III I I I I II I I I III I , I LL C:V:EMlr-; 0cW > I I I I I I I I I 1 I I I I I I KI7`CHI-R b------------- L---------- I O I F $iATH ---- ° `------- ----- I I I I I L J O L L -� I L ).-'DINING ROOM �'I'II L L\ J L\ J L\ J J 0T 0J 0l L__J OD I I11---� — F---- II - ---J \ I' / I I I I T 1 I ---i 11I�I I I �I I II II II I I I II II I I I I I I Li#I_�_J I I ITd� I I I I I I r111 I I 24'—O" '-10" ------------� �- L I V I N G }------� ROOM I cal I N UNIT "E" FLOOR FLAN SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 6 140 S.F. MASTER --- BEDROOM --� ��==��'11 _ I _ I I �I iiI I I I I I 12,-0„ I I - I UNIT "B" FLOOR i=L,4N SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 5 1,103 S.F. oftlewla �m m I m I N in I (y ___ m r UNIT "F' FLOOR i=L,4N SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 1 494 S.F. REFIUI'SE BEDROOM L___-------------- II II II II -------------I -- UTILITY bo 0 I I L-------------- ----BATW O I 11'-3" II If I---� o_oa O --- I I I I I I I I I I I 1 I I I I I I I KItCHEN -- L---------- I I I I I � m o7.,,,> I I I OF- BATH ------ -------------- I I I O D I IL I I I I OD III III 'L III II DINING —ROOM I UJ I C I; 'I'll I; ( )'I'll I L L J L J L J J I I --� MASTER ---, ' BEDROOM ------ I I I I - -� I`� �---1 1iI--T--I I,IIF� ------�� DEN II II 1 ;I I III I I I I I I I I L#L�_J 1 � JJI Td I� LIII �-11 II r „-----�� rIILJ I I I I I -- -- _I�- " 112'-0 E--- --ll 1 ---- ----y L LIVING --�� -_ `------------- --- }------� --- ROOM - __-----L IL UNIT "BT' FLOOR FL�4N SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 1 1,299 S.F. 9 O in f I N m r UNIT "G" FLOOR PLAID SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 2 926 S.F. UNIT "H" FLOOR PLAN SCALE: 1/4" = 1'-0" TYPE "B" (UNIT COUNT): 1 1,626 S.F. r —1� 1 �II�.,IIIIIIIIIIIIIIIIIL.III,. ■■I■II - ._- I . -..I: . SEE] , III IIIIIIIIIII -III -1I1111I1111I111-1I1111I111 II _- - � --�.. C- -II-►� IIIIIIII III -III_--1I1I1 1I1(1_-1I1I1-1I1I11I1I1 II ONES ■�._ _. .. !,01.010- ... .-'�. - - �- - f— W1 -- MIN -■■■I■ _ IIIIII EIIIIIIII A „ I ■I■I■ 4� .LI. .LI. —__ __ --- _ 'd^' .. L r. ... �:. -. fit_. ��_• 'T. �: R __ ��-• T - r 2. 1 ��..IIIIIIIIIIIIIIIIII,. iii Inn � _ � iii�..11llllllllllllllll,� iir __m■�iwllu- __m■�iwllli-. _ 11111 T _ S �- - _ q� _ 11111 _ I� III (IIIIIIII (IIIIII III' __ �. �.. II IIIIIIII (IIIIII III S�S� ff a - . t- c y r ■�I III r ■ ■ r zE IIIIIIIIIIIIIIIIII�!liiuih 1 :m [ 1 I METAL DRIP EDGE CONTINUOUS RIDGE VENT PRE -FINISHED METAL FASCIA 2X6 SUB FASCIA PRE -FINISHED METAL SOFFIT PRE-ENGINEERED WOOD GABLE END TRUSS - HORIZ. LAP SIDING - SEE ELEVATIONS eTRUSS ------------------ �\ I I I o I I I I BLOCKING AS REQ'D. I I I I I I I I I I I I I I I I I I 26 I I 901 I UNIT I I I I I I I I I I I I I I I I I I I I SECOND FLOOR = 122'-3 3/4" I 30 \ / a80� ------------- ' PRE-ENG. ALUMINUM BALCONY It RAILING SYSTEM TRUSS BRG. = 120'-3" PROVIDE SPRINKLER HEAD I LAYER 5/8" GYPSUM BOARD AT BALCONY AS REQ'D. ON RC CHANNELS 9 12" O.C. o COND FLOOR = III' —I 1/8" PRE-ENG. ALUMINUM BALCONY It RAILING SYSTEM TRUSS BRG. = 109'-1 1/8" PROVIDE SPRINKLER HEAD I LAYER 5/8" GYPSUM BOARD AT BALCONY AS REQ'D. ON RC CHANNELS a 12" O.C. - HORIZ. LAP SIDING - SEE ELEVAT 1/14 ' ZIP WALL SHEATHING 2x6 PRE-CUT STUDS SEE STRUCT. R-21 MIN. SPRAY FOAM INSULATION AT R-21 BATT INSULATION ALL RIM JOIST AREAS 4 MIL VAPOR BARRIER 5/8 " GYPSUM BOARD CONTINUOUS RIDGE VENT 12 4 ROOF TRUSSES, SEE STRUCT. PROVIDE BLOWN -IN INSULATION TO MEET STCAIC IN FLOOR TRUSS CAVITY PRE-ENG. WOOD FLOOR - TRUSSES, SEE STRUCT. PROVIDE BLOWN -IN INSULATION TO MEET STCAIC IN FLOOR TRUSS CAVITY r y�Jl� PRE-ENG. WOOD FLOOR TRUSSES, SEE STRUCT. ATTIC NOTE: PROVIDE DRAFTSTOP COMPARTMENTS AS REQUIRED IN COMPLIANCE WITH NFPA 13R REQUIREMENTS (OPTIONAL) 2X OR PLYWOOD WALKWAY 2XI0 W/ (2) LAYERS 5/8" TYPE "X" GYP. B ARD BD. ACOUSTICAL CEILING TILE CORRIDOR 2x6 STUDS SEE STRUCT. 5/8" GYPSUM BOARD - 1/2" R.C. CHANNEL 5 1/2" SOUND JNSULATION ASPHALT SHINGLES BUILDING PAPER 1/2" APA RATED ROOF SHEATHING PRE-ENG. WOOD ROOF TRUSSES SEE STRUCTURAL PLANS R-49 (MIN.) BLOWN INSULATION 4 MIL VAPOR BARRIER I LAYER 5/8" GYPSUM BOARD ON RC CHANNELS ® 12" O.C. O UNIT PROVIDE BLOWN -IN INSULATION TO MEET STCAIC IN FLOOR TRUSS CAVITY WOOD JOISTS I SEE STRUCT. \'CONT. RIM - SEE STRU T. �-CONT. RIM - SEE STRU T. IV (D LA R 5/8' TYPE 'X' GYP. D. (1) LA R 1/2' MIN. TYPE 'X' G . BO. FOR R I HR. PROTECTION I 15 A801 ACOUSTICAL CEILING TILE 3/4" FLOOR SHEATHING O 1 38 CORRIDOR 38 9OI 9OI INSULATIONTOBLOWN-IN MEET STCAIC IN FLOOR TRUSS CAVITY 2" STUDS SEE STRUCT. 5/8" GYPSUM BOARD 1/2" R.C. CHANNEL 3/4" FLOOR SHEATHING 5 1/2" SOUND NSULATION WOOD JOISTS I SEE STRUCT. \-CONT. RIM - SEE STRUCT. -CONT. RIM - SEE STRUCT. II)LA R 5/8' TYPE 'X' GYP. D. ID LA R 1/2' MIN. TYPE 'X' GY P. BD. FOR OVER I HR. PROTECTION I IA801 15 ACOUSTICAL CEILING TILE CORRIDOR IIII O - 01 1 � O I PROVIDE 1/2" X 3" STRIP OF GYP. BD. BACKER AT TOP AND BOTTOM OF WALL AS WELL AS AT ALL OUTSIDE CORNERS AND AROUND ALIT DOORS (TYP.) �nni 3/4' GYPCRETE, TYP. UNIT 3/f GYPCRETE, TYP. UNIT ANCHOR S 48' O.C. MAX. 2x6 TREATED PLATE r/ SILL SEALER GRADE VERIFY FLASHING AS REQ'D. 1' GYPCRETE TOPPING W/ CIVIL DRAWINGS SLOPE FIN. FLOOR - -- ELEV. 100'-0" --- --= ---------------� 11 -----------------�----------- -------- - ------ y ----------------------- - - - - -o - - - - - 111 IIII—IIII—IIII 3 HR. FLOOR / CEILING 3 MR. FLOOR / CEILING 00 .o --- --� ---------- ------------ — — — — — — —� III—IIII.. o�o�o�.�o�o.�.�.�.�o �.:. . sss� .�� .�....... T.O. PRECAST ,.. -: - - - - -- - - - - - -- ---;— -- --- — -- ---- — -- ------- -- — — — - -- — — ----- ELEV. 99'-11" - TREATED SILL PLATES 8' PRECAST CONCRETE PLANK CONCRETE PLANK, w/ I' GYPCRETE TOPPING PROVIDE I' RIGID VERIFY W/ STRUCTURAL SCREW ANCHORS (SIDE SPANS) INSULATION SEE STRUCT. FILL CORE WITH INSULATION CORE FILL PLANK AT 4'-0" BACK WHEN NO 12" PRECAST CONC. PLANK PRECAST ANCHORS, SEE STRUCT. STRUCTURAL ANCHOR w/ I" GYPCRETE TOPPING BEAM CONCRETE PATIO DOWN MAX. I/2' CORE FILL PLANK AT ANCHORS, SEE STRUCT. PRECAST (CENTER SPAN) SEE STRUCT. SEE STRUCT. FROM T.O. OF PATIO THRESHOLD. BEAM SEE STRUCT. SLOPE AWAY FROM BUILDING AS REQUIRED. I O ° GARAGE - GARAGE DRIVE LANE TEXTURED PRECAST COL., 12" INSULATED PRECAST SEE STRUCT. PANEL, SEE PANEL DWG'S. R-15 MIN. WATERPROOFING MEMBRANE PRECAST COL., BELOW GRADE AS REQ'D. SEE STRUCT. PER MANUFACTURERS RECOMMENDATIONS JOINT, SEE STRUCT. 24'-0" MIN. CLEAR JOINT, SEE STRUCT. 12" INSULATED PRECAST 4" POURED CONC. SLAB 4" POURED CONC. SLAB PANEL SEE PANEL DWG'S. VERIFY W/ STRUCT. t SOILS REPORT VERIFY W/ STRUCT. t SOILS REPORT 4" POURED CONC. SLAB R-15 MIN. REINFORCED AS REQ'D. REINFORCED AS REQ'D. VERIFY W/ STRUCT. t SOILS REPORT SEE STRUCT. SEE STRUCT. REINFORCED AS REQ'D. SEE STRUCT. 10 MIL. VAPOR BARRIER ; DRAIN TILE IN GRAVEL BASE AS REQUIRED FIN. FLOOR FINL. FLOOR T.O. FOOTING ELEV. 89'-O" ELEV. 89'-O" INV SEE STRUCT. S ° • 9 017 " a a 10 MIL. VAPOR BARRIER rikk T.O. FOOTING 10 MIL VAPOR BARRIER CONNECTION BY GRANULAR FILL ON SEE STRUCT. PRECAST SUPPLIER COMPACTED BASE GRANULAR FILL ON PER SOILS REPORT a r COMPACTED BASE SEE STRUCT. PLANS GRANULAR FILL ON PER SOILS REPORT FOR FOOTINGS COMPACTED BASE PER SOILS REPORT CONNECTION BY CONNECTION BY NOTE: CONTRACTOR TO VERIFY ALL PRECAST SUPPLIER PRECAST SUPPLIER RECOMMENDATIONS BY GEOTECHNICAL ENGINEER PER SOILS REPORT POURED CONCRETE PAD FOOTING, SEE R-10 MIN. RIGID INSUL. STRUCTURAL PLANS FOR SIZE AND REINFORCING SEE STRUCT. PLANS FOR FOOTINGS BALCONY WALL SECTION („CORRIDOR WALL SECTION ��TYPICAL WALL SECTION SCALE: 1/2" = 1'-0" SCALE: 1/2" = 1'-0" SCALE: 1/2" = 1'-0" HORIZ. LAP SIDING - SEE ELEVATIONS 1/1L ' ZIP WALL SHEATHING 2x6 PRE-CUT STUDS SEE STRUCT. R-21 BATT INSULATION 4 MIL VAPOR BARRIER 5/8 " GYPSUM BOARD SECOND FLOOR = 122'-3 3/ CONT. RIM - SEE STRUCTURAL T R-21 MIN. SPRAY FOAM INSULATION AT ALL RIM JOIST AREAS TRUSS BRG. = 120'-3" jh HORIZ. LAP SIDING - SEE ELEVATIONS 1/16 ' ZIP WALL SHEATHING 2x6 PRE-CUT STUDS SEE STRUCT. R-21 BATT INSULATION 4 MIL VAPOR BARRIER 5/8 " GYPSUM BOARD SECOND FLOOR = III' —I —1/8" CONT. RIM - SEE STRUCTURAL R-21 MIN. SPRAY FOAM INSULATION AT ALL RIM JOIST AREAS TRUSS BRG. = 109'-1 1/8" rL -FLASHING AS REQ'D. -CULTURED STONE CAP CULTURED STONE WATER RESISTIVE BARRIER OR TWO LAYERS OF #15 FELT, CORROSION RESISTANT WIRE LATH t A SCRATCH COAT BEHIND CULTURED STONE. (SEE MANUFACTURER FOR FURTHER RECOMMENDATIONS I REQUIREMENTS) FLASHING t WEEP SCREED AS REQ'D. CULTURED STONE PER MANUF. SPECS. CAP - TYP. FIN. FLOOR ELEV. 100'-O" T.O. PRE -CAST ELEV. 99'-11" FLASHING t WEEP SCREED AS REQ'D. PER MANUFACTURER'S SPECIFICATIONS PRE -CAST PANEL VERIFY DECORATIVE TEXTURED PATTERN W/ OWNER / G.C. GRADE VARIES, SEE CIVIL WATERPROOFING MEMBRANE BELOW GRADE AS REQ'D, PER MANUFACTURERS RECOMMENDATIONS POURED CONC. FOUND. SEE STRUCT. NOTE: CONTRACTOR TO VERIFY ALL RECOMMENDATIONS BY GEOTECHNICAL ENGINEER PER SOILS REPORT T.O. FOOTING AII bi SEE STRUCT. (42" FROST DEPTH MIN.) VERIFY W/ CIVIL DRAIN TILE IN GRAVEL BASE AS REQUIRED N m 0 0 0 0 0 N Li J li 0 N I N I n 0 w 0 J a_ 7th Street Storm Manholes Storm Inlets Catchbasin Standard Inlet Storm Discharge Points CITY OF 11 jZMoT1i1Ao . Standard Outlet Y: Storm Fittings Storm Gravity Mains IN 1 in=188ft N A April 28, 2020 Map Powered By DataLink wsb STREET WEST 7TH STREET WEST 7TH BEGIN PROJECT S.A.P.222-101-007 4 STA.24+88.00 / 18.3 CY CLASS IV RIP RAP W/36 SY GEOTEXTILE FABRIC a 5000 C9 A, \ o\ 002 3+o0 4�. 50 SU+00 — 31+Op_ — \ o 26 5004 5008 _� �; / w s o F(� / 500 5006 �� 3 44V Co a _ 5010 �a= 0 5014- m 5005 BENCH MARKS E / TOP NUT HYDRANT _ THIS DRAWING IS OUR RECORD KNOWLEDGE OF STA. 27+46 EL=948.18 �� C N THE PROJECT AS CONSTRUCTED STA. 30+36 EL=952.95o o RECORD DRAWING STA. 33+11 EL=952.28 ww<s e STA. 35+91 EL=952.10 � a SHIBANI BISSON, P.E. - PROJECT ENGINEER WSB & ASSOCIATES INFORMATION IS FURNISHED WITHOUT NOTES: 3" TOM BOSE - CONSTRUCTION OBSERVER WARRANTY AS TO ACCURACY. USERS 1. SEE SHEET 29 FOR STORM SEWER LATERALS. CITY OF MONTICELLO SHOULD FIELD VERIFY LOCATIONS AND ELEVATIONS. 2. ALL JUNCTION STORM MANHOLE CASTINGS TO BE LOCATED Q JANUARY 2014 BETWEEN CURB AND PARKING STRIPE, NOT IN THRU LANE Z F- Ow O . N t= N . Z U W z F Z z ZLu m n F�:� LU Lu C > 955 . . . . . . . . . . . . . . . . . . . . . . . . . . . a . . . . . . . . . . . . . . . �I�.. 955 C� � . o f F�Uo 5013 u~iu~i0J a J F- W 950 — \ _ — _ .o _. d� e. 1 ro 950 J U H d 50 6 945 . . . . . . 7U /. 04 11s.s' . . . . . . . . . . . . . . . . . . 945 . 5002 . / . LASS III ®• 1.00% . \. 940 m 7.5' MIN. 52 W TE AI�J . . . . . . . . . 940 762 — 1 L4 — — — SE)939.20. 46.81 946t8 (,SW) . . 935 1 I� �� 937:619346() 37 W)938:78. 935 . ~� . 934.2 (E) �z� (E) .93§§9W) 935.89 935.44 -�E 44:6 140' Rcp .CLA RCPJ iB11 0 97% S III ®9137-,"6 . o0 o 930 . . . �I . . . . u . . . 934.27(NW) . . . . . . . 93g�4{S) 942.936 83. . . . . . . CL-AASS 01.00%•1.23% . . . . . . . . . . . . . . . . . . . . . . . . 930 a � o 933.06 NE) 102'. 11_36" RC m� d �. ' w w.W I o ' 935.07 930.74 SW) SUMP) al-36" CLASS 111 RCP 04-e9%1.19%. CLASS IU ® 1.00%0.76%• z 925 N'o i . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 925 �.a n. �.z N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . M - 920 m ran 920 N M M N .. m . .. .. .. W N m m O m m m ." m ." m a" m ." m m m m M� m m O m m ST 590 25+00 26+OC 27+00 28+00 29+00 30+00 31+00 32+00 CONTRACTOR: KUECHLE UNDERGROUND CITY PROJECT NO.- 12CO02 STORM SEWER AND STREET MANUFACTURE LIST: CONCRETE - COUNTY MATERIALS//VALVES - AFC //MEGALUGS - SIGMA//FITTINGS - UNION USA// DIP - AMERICAN//PVC - JM EAGLE S.A.P.NO. - 222-101-007 WEST 7TH STREET SHEET 27 OF 53 SHEETS 32 RENTAL STRESS BY INCOME RENTAL STRESS in Monticello exists almost entirely within low-income City households. While there are renter households over 80% AMI that experience cost burden, higher -income cost burdened households often have the option to spend more than 30% of income toward housing while still maintaining the ability to cover fixed costs - cost burden by choice. Due to the structure of the rental market in the City, there are gaps in unit availability at appropriate price points to serve specific incomes in the market. Overall, there is a general oversupply of low-cost units that serve households between 31 % and 80% AMI (approx. $800 - $1,300 monthly rent). These units represent natural appreciation of units within the market - they do not have subsidies that allow them to alleviate cost burden for the lowest - income households, while also not filling demand for the highest -income users in the market. There are significant housing gaps at both the top and bottom of the rental housing market, with an undersupply of market -rate units for households earning over 80% AMI (rental housing cost $1,500+) as well as affordable units with 250 200 150 100 50 Less than $20,000 $20,000 - $34,999 rents below $800 monthly. Although there is a high market gap, there is an upwards limit to income that can realistically be spent on housing. Many higher income households also value affordability (spending less than 30%), so this does not display true unit for unit demand for high cost housing. It does create some additional market tension, where some high income households rent significantly below what they could afford, using units otherwise affordable to lower -income households. RENTAL UNIT MISMATCH 0% - 30% AMI 480 215 31 % - 50% AMI 200 650 51 % - 80% AMI 405 460 > 81 % AMI 285 45* -240 *most recent available data - does not include Monticello Crossings Source: American Community Survey 5-Year Estimates M m $35,000 - $49,999 $50,000 - $74,999 > $75,000 ■ Cost Burdened Severely Cost Burdened 33 RENTAL HOUSING STRESS COST BURDENED RENTER HOUSEHOLDS Monticello 174 4- 72.5% Buffalo 519 420 44.7% Becker 72 38 34.5% Big Lake 289 29 9.1% St. Michael 165 159 48.6% Wright County 1,889 1,951, 50.8% Source: American Community Survey 5—Year Estimates LEVELS OF COST BURDEN (2018) 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% RATES OF RENTER COST BURDEN may be low in Monticello overall, but those renters who are cost burdened are much more likely to be severely cost burdened (spending more than 50% income toward rental costs). Of those experiencing cost burden in the City, 73% are severely cost burdened. This rate is significantly higher than in regional peer communities, 21.7 points higher than the next closest community. While rates of cost burden are low overall, higher income households "renting down", as well as increased demand in the market overall increases competition for units in the moderate- and middle- market segments. This also indicates a lack of appropriately - priced units for the lowest income households already living in the community, and indicates opportunity to better serve low-income households through income -restricted and subsidized units that ensure affordability levels not currently provided within the market. Monticello Buffalo Becker ■ Cost Burden (30%-50% Income Toward Rent) Big Lake St. Michael Wright County Severe Cost Burden (>50% Income Toward Rent) Source: HUD Comprehensive Housing Affordability Strategy Rental Market 35 RENTAL UNIT CONSUMPTION WHILE UNIT CHOICE is important to the freedom and desirability of the local housing market, more options at appropriate price points can help guide consumers into more appropriately priced units that ease burden at all levels. Comments received in the Community Survey largely called out this need for housing across multiple price points - even when not directly asked. While a few respondents were hesitant toward new development, themes largely arose that clearly identified both affordable and executive level housing options as needs within the community. This included a significant response for increased housing support directed toward households at risk of homelessness - which per HUD guidance is considered severely cost burdened, extremely low-income renter households (approx. 225 of these households currently live in the City). RENTAL UNIT HOUSEHOLD OCCUPANCY The survey also identified specific building types they would like to see within the market - and in addition to amenity -rich market rate options for renters who may choose to telecommute, attached unit and townhome development were commonly listed as options to help fill the mid -level market, whether ownership or rental. In looking to directly address rental costs for low- income households, one method commonly used is to aim to add the undersupply. In Monticello, this would be a goal to add 265 units of rental housing affordable to the lowest -income earners in the community (0% - 30% AMI households). This would allow options for these households to eliminate or severely reduce their housing costs, decrease rates of rental cost burden, and open up units they were occupying to other households in the community or moving to the community at price - points appropriate to their own income. I I I I V12 .9 ffWC4;1 ; IvIlm11w," IF)EFR4 RNUMM Affordable at 30% 175 40 0 0 0 Affordable 31 % - 50% 195 85 210 105 60 Affordable 51 % - 80% 95 60 180 50 70 Affordable at >80% 15 15 15 0 0 100 RENTAL DEMAND - LOW ESTIMATE Within the rental market, projections are based on projected household growth, current rates of household tenure for demographics likely to be seeking rental housing, and then focused based on rates of affordability to current residents who rent within the housing market. This demand analysis indicates a slow shift from ownership to renter markets, consistent with changes in rates of tenure over the past decade. Gradual and thoughtful demand -driven outcomes will likely see more a higher percentage of rental units created in an average year than the current overall percentage of renters in the community. The low estimate for rental housing in the next 5 years assumes fewer new units than have been created in the past 5-year period, and should be treated as a baseline for unit development, not a target that should preclude development when the baseline has been met. New - Housing Demand Demand from Household Growth Within the City - Household Growth in Rental Demographics 329 additional households Demographic Renter Rate 37% Demand from New Construction 122 rental units Demand from Existing Resident Households Current Renters in Market 62 households Percent of Renters Seeking New Housing 28% Increased Demand from Existing Renters 325 rental units Renters with Preference for New Construction 20% Existing Renter Demand for New Construction 65 rental units Total Demand for New Construction Rental Units = 187 units Affordable Units 50% Mid -Level Units 40% High Market Units 10% New Affordable Demand 93 units New Mid -Level Demand 75 units New High Market Demand 19 units Additional Need for Vacancy 52 units Additional Need for Vacancy 32 units Additional Need for Vacancy 19 units Total Affordable Need 145 units Total Mid -Level Need 107 units Total High Market Need 38 units Total Unit Need = 290 units City of Monticello Housing Needs and Demand 101 RENTAL DEMAND - HIGH ESTIMATE High estimates for rental demand assume continued, strong demand within the market - and matches approximately the same number of units that have been created over the past 5-year period. This suggests continued demand for development types that have been coming forward in the City, and planning for the trend to continue will allow the City to identify sites and areas through downtown and key corridors. The City can balance market demand for more rental housing with small town character through smart siting and design regulations. This estimate of demand may come to be met if growth pressures increase further than current projections indicate, and developments should be considered based on their own merits and demonstrated need on an annual basis. New - Housing Demand Demand from Household Growth Within the City - Household Growth in Rental Demographics 510 additional households Demographic Renter Rate 37% Demand from New Construction 189 rental units Demand from Existing Resident Households Current Renters in Market 62 households Percent of Renters Seeking New Housing 28% Increased Demand from Existing Renters 325 rental units Renters with Preference for New Construction 20% Existing Renter Demand for New Construction 65 rental units Total Demand for New Construction Rental Units = 254 units Affordable Units 50% Mid -Level Units 40% High Market Units 10% New Affordable Demand 127 units New Mid -Level Demand 102 units New High Market Demand 25 units Additional Need for Vacancy 54 units Additional Need for Vacancy 34 units Additional Need for Vacancy 20 units Total Affordable Need 181 units Total Mid -Level Need 136 units Total High Market Need 45 units Total Unit Need = 362 units Unit Demand & Recommendations Monticello Workforce Apartments EDA Financial Review June, 2022 Sources and Uses of Funds Development Expenses Amount Previous Yr. Land $ 609,000 $ 609,000 Hard Construction Costs $ 13,513,000 $ 11,411,000 Professional Fees $ 1,551,000 $ 1,539,000 City Development Fees $ 493,000 $ 463,000 Other Soft Costs $ 530,070 $ 392,718 Financing Costs $ 667,680 $ 546,850 Capitolized Reserves $ 349,250 $ 349,250 Total Development Expenses Development Sources Amortizing First Mortgage (GMHF) Monticello TIF calculated Mortgage Limited Partnership Equity (Tax Credits) GAP Energy Rebates Total Permanent Sources $ 17,713,000 $ 15,310,818 $ 4,490,000 $ 3,103,000 $ 600,000 $ 500,000 $ 12,039,000 $ 11,676,332 $ 565,000 $ 12,486 $ 19,000 $ 19,000 $ 17,713,000 $ 15,310,818 EDA Agenda: 06/22/22 7. Consideration of Accepting the Block 52 Pre -Demolition Hazardous -Regulated Materials Survey Reports completed by WSB & Associates, Inc. (JT) A. REFERENCE AND BACKGROUND: The EDA is being asked to accept the recently completed Block 52 Pre -Demolition Hazardous -Regulated Materials Survey reports for specific buildings located in the redevelopment area of the block. The EDA authorized entering into a contract for the Pre -Demolition Hazardous -Regulated Materials Survey with WSB & Associates, Inc. at the April 13, 2022, regular meeting. Surveys of Hazardous Materials as well as removal of identified materials is required under federal and state statutes. City staff received the completed reports for each EDA owned building, except for 121 West Broadway, from WSB on June 17, 2022. The reports identify regulated materials that will need to be mitigated -removed from the buildings. This is not unusual for buildings of this age -vintage. The report for 121 West Broadway will be completed in the last week of June due to a need for additional testing. This report will be presented to the EDA for acceptance at the July 13, 2022, EDA meeting. If the EDA accepts the reports, they will be forwarded to the Block 52 Developer so they can review them and familiarize themselves with the contents of the reports. They will use the information to plan for the removal -mitigation steps. As you will recall, the goal is to have the developer be responsible for the regulated materials abatement steps. As part of this process, they will need to seek bids from qualified Regulated Materials mitigation -abatement contractors and enter ultimately enter into a contract for those services in the coming months. The MN -DEED Redevelopment Grant dollars are earmarked as the source of funding for completion of the Regulated Materials abatement steps. Al. Staff Impact: There is a low staff impact in presenting the recently completed 2022 Block 52 Hazardous -Regulated Materials Surveys to the EDA for consideration of acceptance. A2. Budget Impact: There is not budget impact related to EDA consideration of accepting the Block 52 Hazardous -Regulated Materials Survey reports. B. ALTERNATIVE ACTIONS: 1. Motion to accept the Block 52 Pre -Demolition Hazardous -Regulated Materials Survey reports for specific buildings in the redevelopment area of the block completed by WSB & Associates. 2. Motion to table acceptance of the Block 52 Pre -Demolition Hazardous -Regulated Materials Survey reports. C. STAFF RECOMMENDATION: Staff recommends approval of Alternative #1 wherein the EDA accepts the completed Block 52 Pre -Demolition Hazardous -Regulated Materials Survey reports for the specific buildings in the redevelopment area of the block. D. SUPPORTING DATA: A. Block 52 Pre -Demolition Hazardous -Regulated Materials Survey reports by building address — completed by WSB & Associates, Inc. ■ 103 Pine Street ■ 112 West River Street ■ 101 West Broadway ■ 107 West Broadway ■ 113 West Broadway DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSME COMMERCIAL BUILDING 103 PINE STREET I MONTICELLO, MN 55362 JUNE 17, 2022 Prepared for: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 WSB PROJECT NO. 020348-000 wsb DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSMENT COMMERCIAL BUILDING 103 PINE STREET MONTICELLO, MN 55362 For: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 June 17, 2022 Prepared by: wsb Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Title Page CERTIFICATION The report was prepared by: Luke Anderson Date: June 17, 2022 Title: Environmental Scientist Ryan Spencer, CHMM Date: June 17, 2022 Title: Director of EIR Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Certification TABLE OF CONTENTS TITLE PAGE CERTIFICATION TABLE OF CONTENTS 1. Executive Summary ............................ 2. Introduction ......................................... 3. Limitations ........................................... 4. Methods ............................................... 4.1 Asbestos Sampling .................. 4.2 Lead -Based Paint Sampling .... 4.3 Regulated Materials Inventory. 5. Results ................................................. 5.1 Asbestos .................................. 5.2 Lead -Based Paint .................... 5.3 Regulated Materials ................. 6. Conclusions and Recommendations 6.1 Asbestos Containing Materials 6.2 Lead -Based Paint .................... 6.3 Other Regulated Materials....... 6.4 Items of Environmental Note ... 7. Standard Care and Qualifications ..... LIST OF FIGURES Figure 1 — Property Aerial Figure 2 (A-C) — Sample Location Map LIST OF TABLES Table 1 — Asbestos Summary Table Table 2 — Lead -Based Paint Summary Table Table 3 — Regulated Materials Inventory LIST OF APPENDICES Appendix A — County Property Information Appendix B — Certifications Appendix C — Analytical Laboratory Reports ................................................1 ................................................1 oil i ..........................................................................3 ..........................................................................3 ..........................................................................3 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................5 4� Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Table of Contents Executive Summary WSB was retained by the City of Monticello (Client) to conduct a Destructive Asbestos and Regulated Materials (ARM) Assessment for the commercial property located at 103 Pine Street in Monticello, Minnesota (Property). The purpose of the Destructive ARM Assessment is to identify asbestos and other regulated materials using destructive sampling methods that will require special management prior to or during demolition. The Property buildings were unoccupied at the time of the Destructive ARM Assessment on May 11, 2022. A summary of the assessment results is provided below: Regulated Material Identified Details Asbestos Yes Section 5.1 and Table 1 Lead -Based Paint No* Section 5.2 and Table 2 Other Materials Yes Section 5.3 and Table 3 *Lead was identified in the paint samples analyzed at concentrations below 0.5% by weight. 2. Introduction WSB was retained by the Client to conduct a Destructive ARM Assessment at the Property building. The Property includes one multi -story commercial building and a paved parking lot. An aerial image of the Property is included as Figure 1. Property information from Wright County is included as Appendix A. WSB understands the Client intends to demolish the Property building to facilitate future redevelopment. No mechanical plans, as -built drawings or other construction related documents were provided to WSB. The work performed as part of this assessment was completed to meet the following objectives: • Use of destructive sampling techniques to identify and sample suspect asbestos -containing materials (ACM) that will be disturbed during demolition activities. • Identify friable and non -friable ACM at the Property as defined by the United States Environmental Protection Agency (EPA), Minnesota Pollution Control Agency (MPCA), and the Minnesota Department of Health (MDH). • Identify and sample LBP at the Property on materials that are likely to be recycled prior to or during demolition. • Inventory regulated materials that may require special handling and management prior to or during demolition. This Destructive ARM Assessment was performed for the benefit of the Client. No additional party may rely upon this information without written authorization by WSB. 3. Limitations The ARM assessment was completed in general conformance with the WSB's scope and cost dated April 19, 2022. WSB did not access electrically charged units or below grade areas which may include waterproofing materials, utilities, service lines, or fill materials. Due to the unsafe roof conditions, the roof was not accessed for sample collection. No other limitations were encountered during the assessment. Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Page 1 All quantities in this assessment are estimations and should not be considered exact measurements when used for obtaining abatement bids. Any materials not identified in this assessment should be assumed to contain asbestos and/or LBP unless proven otherwise by sampling 4. Methods 4.1 Asbestos Sampling The asbestos assessment was conducted using destructive sampling methods to identify building materials suspected of containing asbestos. The inspection team selected representative areas to perform an intrusive evaluation of void spaces and sublayers of building materials (flooring, walls, ceilings, roofing, etc.) at the Property buildings. Such inspections were made by creating an opening of sufficient size to determine the presence, condition, and estimated quantity of suspect ACM. Suspect ACM was categorized into homogeneous -material types, or a material that has the same visual appearance (same color, texture, and pattern) and appears to have been applied or constructed during the same general time. Materials were further categorized as either friable or non -friable. Friable materials are those that when dry can be crushed, pulverized, or reduced to a powder by hand pressure. Category I non -friable ACM includes asbestos -containing packings, gaskets, resilient floor coverings, and asphalt roofing products containing greater than one percent asbestos. Category II non -friable ACM includes any material that is not a friable ACM or category I non -friable ACM. Samples of homogeneous -material types were collected at random locations and sealed in polyethylene bags. Materials were wetted prior to sampling to minimize fiber/dust release to the environment. Generally, at least a single sample of a homogeneous material was collected to represent the material type. Samples from each homogeneous material type were analyzed until positive. That is, once a sample in a set meets the EPA definition for ACM of greater than one percent asbestos, the homogeneous -material type is assumed to contain asbestos and other samples in the set are not analyzed. Asbestos samples were analyzed using polarized light microscopy in accordance with the EPA Analytical Protocol Method (EPA 600/R-93-116, July 1993) by Eurofins Reservoirs Environmental Services, Inc. laboratory located in Denver, Colorado (Reservoirs). Reservoirs is accredited by the National Voluntary Laboratory Accreditation Program, Laboratory Code 101896-0 and participates in the American Industrial Hygiene Association Bulk Asbestos Quality Assurance Program, Laboratory ID 101533. Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. Asbestos sample collection and building material assessments were conducted by MDH certified asbestos inspectors who have completed EPA approved training courses and subsequent yearly refresher training courses. Asbestos certifications are included in Appendix B. 4.2 Lead -Based Paint Sampling Limited paint sampling was conducted at the Property to identify LBP on materials that are likely to be recycled prior to or during demolition. The limited paint sampling was not intended to characterize all painted or coated surfaces at the Property. Further, the limited paint sampling was not intended to satisfy Occupational Safety and Health Administration (OSHA) assessment requirements or Housing and Urban Development (HUD) guidelines. Samples were analyzed using flame atomic absorption spectrophotometry by Reservoirs, Denver, Colorado. Reservoirs is accredited for the analysis of environmental lead by the AIHA (LAB ID No. 101533) and participates in the Environmental Lead Laboratory Analytical Program (ELLAP). Paint chip samples collected were analyzed by EPA Method SW-846 3005A/Flame AA (7420). Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Page 2 4.3 Regulated Materials Inventory A walk-through reconnaissance of the Property was conducted to inventory and quantify regulated materials that will require special handling and/or disposal prior to or during demolition. These materials include, but are not limited to, hazardous substances, petroleum products, PCB - containing light ballasts, mercury -containing lights and switches, and refrigerants. 5. Results 5.1 Asbestos Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. This inspection identified 44 homogeneous materials at the Property. A total of 52 samples were collected during the inspection and analyzed for asbestos content. The following materials were identified as ACM: Friable ACM • Popcorn ceiling texture (Sample 15, 25, 27, 50, and 51), located in the basement hallway, approximately 3,000 square feet. This material is in good condition. Category I Non -Friable ACM • 9" x 9" tan vinyl floor tile (Sample 19), located in basement room S, approximately 3,000 square feet. This material is in good condition. • 9" x 9" gray vinyl floor tile (Sample 20), located in the basement hallway, approximately 100 square feet. This material is in good condition. • 9" x 9" cream thin floor tile and black trim (Sample 31), located in basement room W, approximately 150 square feet. This material is in good condition. Category II Non -Friable ACM • Tan adhesive (Sample 24), located in basement room M, approximately 50 linear feet. This material is in good condition. • Black sink undercoating (Sample 35), located in main floor room A, approximately 1 square foot. This material is in good condition. • White door caulk (Sample 44), located on the exterior of the building, approximately 25 linear feet. This material is in good condition. Point Count Analysis Samples 15, 25, and 27 were reanalyzed using the point count method (1,000 points). Per an EPA determination letter dated January 31, 2007, point count results can be rounded to the nearest percent. The samples are considered regulated due to rounding with an asbestos concentration of 1.50%. These samples are rounded up to 2%, which is greater than 1 % and therefore regulated. Asbestos sample locations are depicted on Figure 2 A-C. Asbestos sample results are summarized in Table 1. Laboratory analytical results are included as Appendix C. Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Page 3 5.2 Lead -Based Paint Per current regulatory definitions, LBP is defined as paint, shellac, or other coating containing lead concentrations equal to or greater than 1.0 milligram per cubic centimeter (mg/cm2) when using an X-ray fluorescence (XRF) instrument or 0.5 percent (0.5%) lead by weight using accepted laboratory analytical methods. Three paint chip samples were collected at the Property and analyzed for lead content. The paint samples included one white paint from the concrete wall in basement room U (P-1), one blue paint from the concrete wall in basement room K (P-2), and one yellow paint from the concrete wall in basement room F (P-3). None of the samples were LBP. Lead paint sample locations are identified on Figure 2. Lead paint sample results are summarized in Table 2, and a copy of the laboratory analytical report is included in Appendix C. 5.3 Regulated Materials A walk-through reconnaissance of the Property was conducted to inventory regulated materials and/or materials with special handling or disposal requirements prior to demolition. The inventory identified various regulated materials. The regulated material inventory for the Property is summarized in Table 3. 6. Conclusions and Recommendations WSB provides the following conclusions and recommendations pertaining to the asbestos and regulated materials identified at the Property: 6.1 Asbestos Containing Materials Friable, Category I non -friable, and Category II non -friable ACM were identified at the Property (see Table 1). A MPCA/MDH Notification of Asbestos Related Work is required to be submitted prior to demolition of the Property buildings. The National Emission Standards for Hazardous Air Pollutants (NESHAP) and state regulatory agencies require the proper removal and disposal of all friable and non -friable ACM which has the potential to become friable prior to renovation and/or demolition activities. Further, MDH requires notification prior to the removal/disturbance of any regulated asbestos -containing material (RACM) greater than 160 square feet, 260 linear feet, or 35 cubic feet. A RACM is defined as any friable ACM; any category I non -friable ACM that may become friable if subjected to sanding, grinding, cutting, or abrading; or any category II non -friable ACM that will become or has become friable by renovation or demolition activities. Certified workers performing the abatement should comply with all state, local, and federal regulations. The demolition contractor and all other personnel conducting work at the Property buildings should be notified as to the presence of ACM and other potentially hazardous materials identified in this report. Any materials suspected of containing asbestos that are not identified in this report should be assumed to contain asbestos unless proven otherwise by sampling. 6.2 Lead -Based Paint Based on the limited paint sampling results, no LBP was identified at the Property (see Table 2). OSHA regulates the demolition, salvage, removal, encapsulation, and other activities which can potentially expose workers to lead paint or lead -containing coatings (29 CFR 1910.1025 and 29 CFR 1926.62). The OSHA standards apply to all paint and other coatings containing lead in any detectable concentration. Exposure monitoring will apply to any employees conducting work activities at the Property that will impact any paint that contains lead. Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Page 4 Workers disturbing Property paint should use appropriate personal protective equipment to reduce exposure to lead paint. It is the Property owner's and/or managing contractor's responsibility to communicate the presence of lead in paint to any person or contractor who may impact it. Untested painted concrete from structures built before 1978 may not be used as fill or recycled for use as aggregate without a case -specific beneficial use determination from the MPCA. 6.3 Other Regulated Materials Regulated materials that may require special handling, management, and disposal considerations were identified at the Property (see Table 3). Handling, recycling, and/or disposal of special wastes and regulated materials should be conducted in accordance with local, state, and federal regulations. Refer to the state regulatory agency or local rules for the proper management of the regulated materials identified in this report. 6.4 Items of Environmental Note No additional items of environmental note were observed. 7. Standard Care and Qualifications Services performed by WSB have been conducted in accordance with generally recognized industry standards and current MPCA and MDH guidelines, where applicable. The services performed by WSB have been conducted with the level of care and skill ordinarily exercised by reputable members of the profession, practicing in the same locality under similar budget and time constraints. No other warranty is made or intended. Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Page 5 FIGURES Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Figures wsb A k tea. Destructive Asbestos and Regulated Materials Assessment Commercial Building 103 Pine Street, Monticello, MN 55362 Figure 1 — Property Aerial Not to s1,01c Print in color wsb Main Floor Destructive Asbestos and Regulated Materials Assessment Commercial Building 103 Pine Street, Monticello, MN 55362 40 • Figure 2A - Sample Location Map - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) - Non-LBP Sample Location (<0.5% Lead) Not to scale Print in color wsb Basement Destructive Asbestos and Regulated Materials Assessment Commercial Building 103 Pine Street, Monticello, MN 55362 Figure 213 - Sample Location Map - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) - Non-LBP Sample Location (<0.5% Lead) Not to scale Print in color wsb Mezzanine Destructive Asbestos and Regulated Materials Assessment Commercial Building 103 Pine Street, Monticello, MN 55362 Figure 2C - Sample Location Map - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) - Non-LBP Sample Location (<0.5% Lead) TABLES Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Tables Table #1 Asbestos Summary Table Commercial Building 103 Pine Street Monticello, MN Sample Number Material Description LocatioridResult Quantity Classification 1 12" x 12" brown ceramic floor tile Main floor — room A ND --- --- and grout 2 12" x 12" vinyl floor tile Main floor — room D ND --- --- 3 12" x 12" gray ceramic floor tile and Main floor — room G ND --- --- rout 4 Yellow carpet adhesive Main floor — room I ND --- --- 5 Gray dotted sheet vinyl floor Main floor — room O ND --- --- 6 9" x 9" cream vinyl floor with black Main floor — room W ND --- --- trim 7 Rubber stair tread with adhesive Main floor — room W ND --- --- 8 1' x 1' pinhole ceiling tile Main floor— room W ND --- --- 9 1' x 1' flat ceiling tile Main floor — room W ND --- --- 10 2' x 2' rough ceiling tile Main floor— room R ND --- --- 11 Popcorn ceiling texture Main floor— room A ND --- --- 12 Popcorn ceiling texture Main floor— room A ND --- --- 13 Popcorn ceiling texture Main floor — room A ND --- --- 14 Popcorn ceiling texture Main floor — room A ND --- --- 15, 25, North portion of 27, 50, Popcorn ceiling texture basement o 1.50-3 /o Chrysotile 3,000 SF Friable 51 16 Gray window caulking Main floor — room A ND --- --- 17 White window glazing Main floor — room S ND --- --- 18 Black window glazing on door Main floor — room W ND --- --- 9" x 9" tan vinyl floor tile 19 Black mastic Basement — room S ND 3,000 SF Category I Non -Friable Beige tile 3% Ch sotile 9" x 9" gray vinyl floor tile 20 Black mastic Basement — hallway ND 100 SF Category I Non -Friable Beige tile 3% Chrysotile 21 Gray tile backsplash Main floor — room B ND --- --- Page 1 of 1 Table #1 Asbestos Summary Table Commercial Building 103 Pine Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 22 Black door caulk Main floor — room A ND --- --- 23 12" x 12" light gray ceramic floor tile Basement — room U ND --- --- 24 Black base cove Tan adhesive Basement — room M ND 8% Chrysotile 50 LF Category II Non -Friable 26 White sink undercoating Basement — room M ND --- --- 28 Brown sheet vinyl countertop Basement — room M ND --- --- 29 Gray sheet vinyl countertop Basement — room M ND --- --- 30 Base cove gray with adhesive Main floor — room O ND --- --- 31 9" x 9" cream thin floor tile Black trim Orange adhesive Off white granular material Basement — room W 8% Chrysotile 5% Chrysotile ND ND 150 SF Category I Non -Friable 32 White penetration caulk Main floor— room A ND --- --- 33 Window glazing (interior) Main floor— room A ND --- --- 34 Base cove pink Main floor— room P ND --- --- 35 Black sink under coating Main floor — room A 7% Chrysotile 1 SF Category II Non -Friable 36 Gray window glazing of door Exterior ND --- --- 37 Brown window glazing Exterior ND --- --- 38 Gray window caulk Exterior ND --- --- 39 White window glazing Exterior ND --- --- 40 White and black penetration caulk Exterior ND --- --- 41 White window caulk Exterior ND --- --- 42 Gray penetration caulk Exterior ND --- --- 43 Brick and mortar Exterior ND --- --- 44 White door caulk Exterior — SE Entry 5% Chrysotile 25 LF Category II Non -Friable 45 Gray window glazing Exterior ND --- --- 46 New shingles and tar below shingles Exterior ND --- --- 47 Old shingles and tar below shingles Exterior ND --- --- Page 1 of 1 Table #1 Asbestos Summary Table Commercial Building 103 Pine Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 48 Sheetrock Main floor— room A ND --- --- 49 Sheetrock Basement — Hallway ND --- --- 52 Popcorn ceiling texture Main floor— room A ND --- --- Notes: Samples in Bold were determined to be asbestos containing by laboratory analysis ND = None Detected LF = Linear Feet SF = Square Feet = Analyzed by Point Count Page 1 of 1 Table #2 Lead -Based Paint Summary Table Commercial Building 103 Pine Street Monticello, MN Sample Identification Paint Description Location Result P-1 White Basement — room U 0.0034% P-2 Blue Basement — room K 0.34% P-3 Yellow Basement — room F 0.099% Notes: The samples were determined not to be lead -based paint by laboratory analysis Page 1 of 1 Table #3 Regulated Materials Inventory Commercial Building 103 Pine Street Monticello, MN Location Regulated Material Quantity Main floor and Mezzanine 2, 4' fluorescent bulbs 29 2, 4' ballasts 29 Fluorescent bulbs 10 Capacitors 10 Exit signs 2 HID lights 8 Door closers 8 Mercury switch thermostat 5 Fire extinguishers 1 Motions detector 3 Heating/cooling unit 1 Paint and primer can 1 Breaker box 1 Basement Fire extinguishers 3 Drinking fountain 1 Fluorescent bulbs 15 Capacitors 15 2, 4' fluorescent bulbs 42 2, 4' ballasts 42 Smoke detector 1 Control switches 10 Breaker box 5 Control panel 7 Water meter 1 Antifreeze, 1 gal 1 Small motor 1 Yellow traffic marker paint, 1 gal 1 Boiler 1 Water tank 1 Latex paint, 1 gal 11 Anti -rust gloss, 1 gal 1 Floor finish, 1 gal 1 Mercury thermostat 3 Vacuum 1 Exterior Pad mounted A/C unit 4 HID lights 9 Control boxes 2 Pad mounted transformer 1 Pole mounted transformer 3 Monitoring well 1 Window A/C unit 1 Page 1 of 1 Table #3 Regulated Materials Inventory 103 Pine Street Monticello, MN Location Regulated Material Quantity Water meter 1 Satellite dish 1 Notes: All quantities are approximate APPENDIX A County Property Information Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 5/20/22, 11:36 AM Beacon -Wright County, MN -Report: 155010052110 BeaconTM Wright County, MN Summary Parcel ID 155010052110 Property Address 103PINE ST MONTICELLO Sec/Twp/Rng 11-121-025 Brief Tax Description Sect-11 Twp-121 Range-025 ORIGINAL PLAT MONTICELLO Block-052 LTS11&12BLK52EX E32FT OF NLY10OFT OF LT 12 (Note: Not to be used on legal documents) Deeded Acres 0.00 Class 958-(NON-HSTD)MUNICIPAL PUB -OTHER District (1101) 1101 CITY OF MONTICELLO 882 H School District 0882 Creation Date 01/01/0001 Note: Class refers to Assessor's Classification Used For Property Tax Purposes Taxation 2022 Payable 2021 Payable 2020 Payable 2019 Payable Estimated Market Value $415,000 $415,000 $412,000 $399,400 Excluded Value $0 $0 $0 $0 Homestead Exclusion $0 $0 $0 $0 = Taxable Market Value $0 $0 $0 $0 Net Taxes Due $0.00 $0.00 $0.00 $0.00 + Special Assessments $0.00 $0.00 $0.00 $0.00 = Total Taxes Due $0.00 $0.00 $0.00 $0.00 Change 0.00% 0.00% 0.00% -100.00% Taxes Paid Receipt # Receipt Print Date Bill Pay Year Amt Adj Amt Write Off Amt Charge Amt Payment 1447533 4/26/2018 2018 $0.00 $0.00 $0.00 ($9,890.00) 1423359 10/17/2017 2017 $0.00 $0.00 $0.00 ($5,398.00) 1380788 5/12/2017 2017 $0.00 $0.00 $0.00 ($5,398.00) 1322286 10/11/2016 2016 $0.00 $0.00 $0.00 ($6,293.00) 1277853 5/10/2016 2016 $0.00 $0.00 $0.00 ($6,293.00) Sketches https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PageID=1310&KeyValue=155010052110 1/3 5/20/22, 11:36 AM Beacon -Wright County, MN -Report: 155010052110 44' Sketch by Apex Skmh Sketch by Apex Sketch 80, in N https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PageID=1310&KeyValue=155010052110 2/3 5/20/22, 11:36 AM Map Beacon -Wright County, MN -Report: 155010052110 No data available for the following modules: Valuation. The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or surveying purposes. Wright County does not guarantee the accuracy of the information contained herein. Schneider User Privacy Policy GE 0541AT I A L GDPR Privacy Notice Last Data Upload: 5/20/2022, 7:40:22 AM Version 2.3.194 https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PageID=1310&KeyValue=155010052110 3/3 5/20/22, 11:37 AM Beacon - Wright County, MN - Report: 155010052120 BeaconIfJ Wright County, MN Summary Parcel ID 155010052120 Property Address Sec/Twp/Rng 11-121-025 Brief Tax Description Sect-11 Twp-121 Range-025 ORIGINAL PLAT MONTICELLO Block-052 E32FT OF NLY10OFT OF LOT 12 BLK52 (Note: Not to be used on legal documents) Deeded Acres 0.00 Class 958-(NON-HSTD)MUNICIPAL PUB -OTHER District (1101) 1101 CITY OF MONTICELLO 882 H School District 0882 Creation Date 01/01/0001 Note: Class refers to Assessor's Classification Used For Property Tax Purposes Taxation 2022 Payable 2021 Payable 2020 Payable 2019 Payable Estimated Market Value $24,400 $24,400 $24,300 $24,300 Excluded Value $0 $0 $0 $0 Homestead Exclusion $0 $0 $0 $0 = Taxable Market Value $0 $0 $0 $0 Net Taxes Due $0.00 $0.00 $0.00 $0.00 + Special Assessments $0.00 $0.00 $0.00 $0.00 = Total Taxes Due $0.00 $0.00 $0.00 $0.00 Change 0.00% 0.00% 0.00% -100.00% Taxes Paid Receipt# Receipt Print Date Bill Pay Year AmtAdj AmtWrite Off Amt Charge Amt Payment 1478047 6/13/2018 2018 $0.00 $0.00 $33.60 ($873.60) 1423361 10/17/2017 2017 $0.00 $0.00 $0.00 ($430.00) 1380790 5/12/2017 2017 $0.00 $0.00 $0.00 ($430.00) 1322284 10/11/2016 2016 $0.00 $0.00 $0.00 ($451.00) 1277851 5/10/2016 2016 $0.00 $0.00 $0.00 ($451.00) Map No data available for the following modules: Valuation, Sketches. The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or Developed by surveying purposes. Wright County does not guarantee the accuracyof the information contained herein. Schneider User Privacy Policy GEOS43AT I A L GDPR Privacy Notice Last Data Upload: 5/20/2022, 7:40:22 AM Version 2.3.194 https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=l55010052120 1 /1 APPENDIX B Certifications Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Minnesot License Number: A This li Pursuant to Minnesota Statutes, section 144.99�th may be suspended or revoked for failure to conduct related work in compliance with applicable regula i lR .•:a...r R €,v Tn. Asbestos -related work must be conducted according to Minnesota Statutes, sections 326.70 to 326.81 and Minnesota Rules, parts 4620.000 to 4620.3724. Health February 8, 2022 Thomas R'Hogan, Director Environmental Health Division J` J. J` J.1. �. J` J.1` J.1` J.1;J.1` J.�� DEPARTMENTMINNESOTA authorizedhas WSB & ASSOCIATES INC. 701 XENIA AVE S�.l accordanceIn - •ta Statutes, section 144.9505and Minnesota' part 4761.2200, to• of - • CERTIFIED , , Expires: 03/02/2023 THIS CERTIFICATE IS NONTRANSFERABLE Hogan,License No: LF4361 , �.l `1 a Certificate No: 5LM12012117II Expiration Date: December], 2022 This is to certify that Luke Anderson has attended and successfully completed an ASBESTOS INSPECTOR INITIAL TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake ►S'tates Environmental, Ltd. n7 White Bear Lake, MN on November 29-December 1, 2021 Examination Date: December 1, 2021 Lake States Environmental, Ltd P. 0. Box 645, Rice Lake, WI54868 (800) 254-9811 Training Instructor Certificate No: 5LM02042205IR This is to certify that Expiration Date: February 4, 2023 Ryan G. Spencer has attended and successfully completed an ASBESTOS INSPECTOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. in Remotely Attended on February 4, 2022 Examination Date: February 4, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor Certificate No: 5LM05262206SR Expiration Date: May 26, 2023 This is to certify that Ryan Spencer has attended and successfully completed an ASBESTOS SUPER VISOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. by Remote Attendance on May 26, 2022 Examination Date: May 26, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor K I Certificate No: 5LM05192215PbRAR Issue Date: May 19, 2022 rr This is to certify that Ryan G. Spencer .A� 18921 Hinton Avenue, Lakeville, Minn. 55044 for successfully completing and passing the examination for the LEAD (Pb) RISK ASSESSOR ti REFRESHER TRAINING COURSE This training course is Approved by the State of Minnesota NIZ under Minnesota Rules, parts 4761.2000 to 4 761.2 700 and meets the requirements of 40 CFR 745.225, and Title X of the Toxic Substances Control Act (TSCA) conducted by -; Lake States Environmental, Ltd. by Remote Attendance on May 19, 2022 Examination Date: May 19, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, W1 54868 www.lakestates.com Bob Rogalla — Trainiv (800) 254-9811 Course Manager APPENDIX C Analytical Laboratory Reports Destructive ARM Assessment 103 Pine Street, Monticello, MN WSB Project No. 020348-000 Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf ti�ti eurofins Built Environment Reservoirs June 02, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 525762-1 R 020348-000 Block 52 - 103 Pine Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the National Voluntary Laboratory Accreditation Program (NVLAP), Lab Code 101896-0 for Transmission Electron Microscopy (TEM) and Polarized Light Microscopy (PLM) analysis and the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533 for Phase Contrast Microscopy (PCM) analysis. This laboratory is currently proficient in both Proficiency Testing and PAT programs respectively. Eurofins Reservoirs has analyzed the following samples for asbestos content as per your request. The analysis has been completed in general accordance with the appropriate methodology as stated in the attached analysis table. The results have been submitted to your office. This report contains revisions from the previous version, as requested by the client, which may include Project #/P.O. #, Project Description, or Client ID Number. All changes are identified with an R next to all modified fields. RES 525762-1 R is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Stephanie Schindler Jeanne Spencer President (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 —reilab.com (866) RESI-ENV Pagel of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525762-1 R WSB & Associates, Inc. 020348-000 Block 52 - 103 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24 - June 01, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525762 - 1 A Gray granular material 12 ND 0 100 B Beige ceramic tile 88 ND 0 100 525762 - 2 A Blue/black tile 48 ND 0 100 B Tan/multi-colored tile w/ clear adhesive 52 ND 0 100 525762 - 3 A Gray cementitious material 5 ND 0 100 B Cream granular material 15 ND 0 100 C Blue/multi-colored ceramic tile 80 ND 0 100 525762 - 4 A Tan adhesive 100 ND 2 98 525762 - 5 A Gray/multi-colored sheet vinyl w/ gray fibrous backing 100 ND 35 65 material & cream adhesive 525762 - 6 A Brownish -black fibrous tar 5 ND 75 25 B Brown adhesive 15 ND 0 100 C Black resinous material 40 ND 2 98 D Cream/multi-colored tile 40 ND 0 100 525762 - 7 A Tan adhesive 3 ND 0 100 B Black resinous material 97 1 NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 2 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525762-1 R WSB & Associates, Inc. 020348-000 Block 52 - 103 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24 - June 01, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525762 - 8 A Tan/off white ceiling tile 100 ND 85 15 525762 - 9 A Brownish -black fibrous material w/ black tar 12 ND 75 25 B Tan/off white ceiling tile 88 ND 80 20 525762 - 10 A Light gray/white ceiling tile 100 ND 70 30 525762 - 11 A White foamy material 100 ND 0 100 525762 - 12 A White foamy material 100 ND 0 100 525762 - 13 A White foamy material 100 ND 1 99 525762 - 14 A White foamy material 100 ND 0 100 525762 - 15 A Off white/tan micaceous plaster 100 Chrysotile 2 3 95 Point Count 1.50 525762 - 16 A Gray caulk 100 ND 0 100 525762 - 17 A Off white glazing 100 ND 0 100 525762 - 18 A Black glazing 100 ND 0 100 525762 - 19 A Cream resinous material 1 ND 0 100 B Black mastic 2 ND 0 100 C Beige tile 97 1 Chrysotile 31 01 97 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 3 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525762-1 R WSB & Associates, Inc. 020348-000 Block 52 - 103 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24 - June 01, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525762 - 20 A Black mastic 3 ND 0 100 B Beige tile 97 Chrysotile 3 0 97 525762 - 21 A Tan fibrous material w/ silver resinous material 100 ND 85 15 525762 - 22 A Black caulk 100 ND 0 100 525762 - 23 A Gray granular material 3 ND 0 100 B Off white/multi-colored ceramic tile 97 ND 0 100 525762 - 24 A Tan adhesive 3 Chrysotile 8 0 92 B Black resinous material 97 ND 0 100 525762 - 25 A White paint 5 ND 0 100 B Tan/off white micaceous texture 95 Chrysotile 3 0 97 Point Count 1.50 525762 - 26 A Beige resinous material 100 ND 0 100 525762 - 27 A White paint 5 ND 0 100 B Beige/off white micaceous texture 95 Chrysotile 2 0 98 Point Count 1.50 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 4 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525762-1 R WSB & Associates, Inc. 020348-000 Block 52 - 103 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24 - June 01, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525762 - 28 A Yellow adhesive 3 ND 0 100 B Brown/multi-colored fibrous material 12 ND 95 5 C Beige tile 85 ND 50 50 525762 - 29 A Brown/multi-colored fibrous material 10 ND 95 5 B Cream/multi-colored tile 90 ND 5 95 525762 - 30 A Tan adhesive 5 ND 0 100 B Gray cove base 95 ND 0 100 525762 - 31 A Orange adhesive 5 ND 0 100 B Off white granular material 5 ND 2 98 C Grayish -off white tile 25 Chrysotile 8 0 92 D Black tile 65 Chrysotile 5 0 95 525762 - 32 A Off white/gray fibrous resinous material 100 ND 20 80 525762 - 33 A Gray resinous material 100 ND 2 98 525762 - 34 A Yellow adhesive 3 ND 0 100 B Pink cove base 97 1 NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 5 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525762-1 R WSB & Associates, Inc. 020348-000 Block 52 - 103 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24 - June 01, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525762 - 35 A Black resinous material 100 Chrysotile 7 0 93 525762 - 36 A Gray resinous material w/ white/multi-colored paint 100 ND 0 100 525762 - 37 A Brownish-pink/gray resinous material 100 ND 0 100 525762 - 38 A White/gray resinous material 100 ND 0 100 525762 - 39 A White resinous material w/ black paint 100 ND 0 100 525762 - 40 A Off white resinous material w/ black resinous material 100 ND 0 100 525762 - 41 A Grayish -off white glazing w/ black resinous material 100 ND 0 100 525762 - 42 A Gray/multi-colored granular resinous material 100 ND 0 100 525762 - 43 A Gray cementitious material 30 ND 0 100 B Beige cementitious material 70 ND 0 100 525762 - 44 A Tan/multi-colored resinous material 100 Chrysotile 5 0 95 525762 - 45 A Off white resinous material 100 ND 0 100 525762 - 46 A Red/off white shingle 25 ND 20 80 B Green/off white shingle 25 ND 25 75 C Black/multi-colored shingle 25 ND 20 80 D Black fibrous resinous tar w/ black tar 25 1 NDI 651 35 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 6 of 7 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs GA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525762-1 R WSB & Associates, Inc. 020348-000 Block 52 - 103 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24 - June 01, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525762- 47 A Black/off white shingle w/ black tar 15 ND 25 75 B Black fibrous resinous tar w/ black tar 17 ND 65 35 C Brown/black fibrous resinous material 18 ND 35 65 D Reddish-brown/multi-colored shingle w/ brown felt 50 ND 25 75 525762- 48 A White joint compound 8 ND 0 100 B Off white/green tape 12 ND 95 5 C White compound w/ white paint 25 ND 0 100 D Off white/tan drywall 55 ND 10 90 525762- 49 A White compound w/ brown paint 30 ND 0 100 B Off white/tan drywall 70 ND 10 90 525762 - 50 (Not on Original COC) R A Off white micaceous texture 100 Chrysotile 3 0 97 525762 - 51 (Not on Original COC) R A Off white micaceous texture 100 Chrysotile 2 0 98 525762 - 52 (Not on Original COC) R A White foamy texture w/ white compound 1001 NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. ❑antel Erhard Analyst Stephanie Schlndler Analyst (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216-reilab.com (866) RESI-ENV Page 7 of 7 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CIA Manual i eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CIA Manual.pdf RES Job #: 525762 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 PLM Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348-000 .................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: Block 52 -103 Pine tederstuen@wsbeng.com (+ 3 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY ISTANDARD Air = A .......... -Dust._................ Bulk = B .........._ _....................................... ......... m a U d� .Q 0 c 3 nZ? + `ad ' - �$� i a = 3 a D Paint = P ..................................... Surface = SU Food F Soil = S .................................. Swab = SW CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD *PRIOR NOTICE REQUIRED FOR SAME DAYTAT a e[ i v°_ '• m ° o 4 a °+t ii ..................................... Tape = T .. •••••••••••••••••••••••••••••••••^••••••••••••••• .................................. .. Wipe = W ••••••••••••••••• Metals RUSH PRIORITY STANDARD O r p p c o`o Drinking Water = DWN aNoLLnr" y .......................................................... Waste Water =WW ..........only" 'Za Organics* SAME DAY RUSH PRIORITY STANDARD o o S d = LL - "' 02 . g a ` - ° • N 2 J: T; ASTM E1792 approved s wipe media MICROBIOLOGY LABORATORY HOURS: Weekdays: 8am - 5pm Viable Analysis** PRIORITY STANDARD E � i **TAT DEPENDENT ON SPEED OF MICROBIAL GROWTH a E ,n O LL: m 3 u E : 5 o: Medical Device Analysis RUSH STANDARD g } _ " 3 a; ` 00 0 9 "r a` °�� Mold Analysis RUSH PRIORITY STANDARD d c 0 3 o n x N N g= E w N *"Turnaround times establish a laboratory priority, subject to laboratory volume and are not m � z 3 o a o y �: 0 6 x ° '0 ,; guaranteed. Additional fees apply for afterhours, weekends and holidays.— a a _ : '• m = � � J E 3 � w ° �' z w �' M. g rc ¢ o = 0 ° ': a °u, `: o 0 ' ox m ': °> Laboratory Analysis Special Instructions: a i �r7�i ai o ��Nri 0:>ui 0,3 w: E m i U m E? dt m E : E Instructions # F Client Sample ID Number (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY 1 1 X B 2 2 X o..............o...... ` o...... o..................o...... ....................... o-.......o-....... ............ ........... o.............. B .......... ....... ...................................................... 3 3 ........ X e.............. e...... e...... a ..................a ...... ...................... o- ....... o-....... ...................................... B o- ......... ....... ...................................................... 4 4 ........e X ..............e......e......e..................e......a......................a.......a....... i i i i i i i i ...........a...........o- ... i ......B ... ....... ....... ...................................................... 5 5 X ; ...... ....... B 6 6 ...o .X. ..............o......o......o..................o......¢......................o-.......o-....... ........... o-........... o.............o-......... ....... ...................................................... 7 7 ......... X .............. e...... e...... e.................. e...... ¢...................... o-....... o-....... ........... o-........... e.............. B o-......... ....... ...................................................... 8 8 ......... X ..............e...... e...... e..................e......e......................e.......e....... ........... e...........o-.............. B e......... 9 9 ......... X ..............a...... ' e...... e..................e......a......................a.......a....... ......... ........... ... .. ... B ....... ....... ...................................................... 10 10 ......... X ............................ ` o..................o......o-...................... o-.......o-....... ........... o-...........o.............. B o-......... ....... ...................................................... 11 11 ........ X e.............. e...... e...... a ................... ...... ...................... o- ....... o-....... ........... o- ........... e.............. B o- ......... ....... ...................................................... 12 12 ........ X e.............. e...... e...... a .................. a ...... a...................... a ....... a....... ........... a ........... o-.............. B a ........ ....... ...................................................... 13 13 ........ X e.............. a...... e...... a .................. a ...... . ...................... a ....... a....... .. .... B ....... ....... ...................................................... EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall onsitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: __ Tyler Pederstuen Date/Time: 05/20/2022 14:55:01 Sample Condition: Acceptable Received By: Camryn Dwyer Date/Time: 05/20/2022 15:58:55 Carrier: Fed -Ex (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 3 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf :tieurofins Res Job#: 525762 Submitted By: WSB & Associates, Inc. Client Sample ID Number 14 14 15 15 16 16 17 17 18 18 19 19 20 20 21 21 22 22 23 23 24 24 25 25 26 26 27 27 28 28 29 29 30 30 31 31 32 32 33 33 34 34 35 35 36 36 37 37 38 38 39 39 40 40 41 41 42 42 43 43 REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES ...........Air..-A........................Bulk........................... Dust = D Food = F +`-' J ' m ....... ....... .....¢....................................... Built Environment „ 3z �a Paint = P Soil = S Surface =.SU....... Swab =•SW : m or: :s°�� Tape =T Wipe =W Reservoirs v E _ i � i = E > > = 3 z` N _Drinking Water .= DW................... _: Oo� ` a€ WIN M rA m : _ of N IL - N N: ? E v o _ 3,2 ....................Wastewater ..... .. .. ... ........................ ASTM E1792 approved wipe media only** ; V_Q Ni Oj�jU' °_ am. @�2 d = i d 3o dA°s a n C m N m v i$ v i t i@ U N 9 Y o ii. i o$ vi m oaC7: d m' S = i Q O ? r `m t T o d w�j°� ` 3 N 6p O Uo d c'•O O�oo f c > w ' ' OT o tE " Laboratory Analysis U O 4w £ x o E m" F Instructions (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 2 of 3 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf :tieurofins Res Job#: 525762 Submitted By: WSB & Associates, Inc. Client Sample ID Number 44 44 45 45 46 46 47 47 48 48 49 49 REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES ...........Air..-A........................Bulk........................... Dust = D Food = F ....... ....... .....¢....................................... Built Environment 3z �a `� Paint = P Soil = S Surface =.SU....... Swab=•SW : m o r: Tape = T Wipe = W Reservoirs v E _ i � i = E i z > > = 3 z` N _Drinking Water .= DW................... _: Oo�a€ WIN M — rA M : ; _ of - f N: ? E v o _ 3,2 ....................Wastewater ..... .. .. ... ........................ ASTM E1792 approved wipe media only** v O U j U: rlQ N i @� 2 am. S r m a i d C m N m i tE Y o c viI i oQ $ m 3i a7 oj= m S3 O o?f r h °'NnLL`m ° d w ` N 6p O Uo d c'•O O�oo f c > w ' ' OT o tE Laboratory Analysis U O 4w £ x o E m" F Instructions (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 3 of 3 https:/tclients.rellab.com 7(Aw) is�-ix 0 LiWKXgl wsb Project Number 61•/3ib -GUU Address 4 j Date 51i rt Page I of J Friable Condition Potential Sample Code Material Description Sample Location YIN YIN* Dema e Number 1 °>rll" C}:I, br'+•� r�IR F1..Gti h r I riv la b''" TnT I \I / D SD N D SD 1 D SD N D SD \ 2 FT " } IVMr y,ti I CI.•rN) li D SD N D SD 3 ' 1 S I0W&r, urWtit > ry Rcri� b 4 CAI If q, 1 r, ft 4�cj 1,r).vc ru v k, D SD N D SD S• �IJC I Gr �at�� )LPPI J•�I s - 4 crNiq Crt�� yv 1 Gwr+"le W D SD N D SD � � I R�a6er s+rr I�re<l w l.tyv RaP ar •1 ti D SD N D SD n at�4 \ I` Y D SD N D SD cyI, P, J% Z C?.li- Ide D SD N D SD 9 T 1'PI' FRmr I. H 1��)�'N'�'' n Uo 4✓\ w SO r T ). fu I- ce f i (-CD n ,p D SD N D SD - 11 j ;(- i. 1)t cct^� 1 a frXWrt lG SD D SD r�r h"` D SD N D SD 12 RLr� D SD N D SD 13 i2 D SD N D SD 14 15 I 11 � J%\ieyv1.rr-1Zff�*" r' y.n D SD N D SD 16. (l 1 �rA CL✓Ik•t "\ �liY Rvuh• lv D SD N D SD �„-,,. w D SD N D SD 18 yM,ic'N ISF,rk w.,ls slL� -acrr I1GUt+^ D SD N D SD rl FT - Floor tile GB=Gypsum Board P = Plaster TP =Troweled Plaster ST=Stucco CL=Caulking BC = Base Cove TSI = Thermal Systems Insulation CTM = Ceiling "file Mastic SVF = Sheet Vinyl Flooring RFL = Roof Flashing GB/T&JC = GB w/ tape and joint compound w=wIVUL 11U�1Vc AS = Acoustical Spray RFF = Roofing Felt * = Friable during demolition Project Number Date Page �_ of Sample Friable Condition Potential Number Code Material Description Sample Location YIN Y/N* Damage 37 !h 5r 0 1j D SD N D SO r v 38 D SO N D SO 39 I D SO N D SO 40 ! _ D SO N D SO 41 I D SO N D SO 42 ! / l D SO N D SO 43 jA D SO N D SD t 44 l j D SO N D SO 4S I' D SO N D SO p.. �, 46 1 1 D SO N D SO 1 47 N SO N D SD 49 �d ( v Ji, p 9 %G. D SO N D SO 49 D SD N D SO Vim SO N D SO N D SO 51 N D SO N D SD 52 N D SO N D SO 53 N D SO N D SO 54 N D SO N D SO FT=Floor the CTM= Ceiling Tile Mastic CA=Carpet Adhesive SVF= Sheet Vinyl Flooring AS= Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt GB/T&JC= GB W/ tape and joint compound • = Friable during demolition GB=Gypsum Board P=Plaster TP= Troweled Plaster ST=Stucco CL=Caulking BC= Base Cove TS1- Thermal Systems Insulation 10 aU4 I AL'U,i IV63P IOU U' wsb Project Number 0 d 0 M-0149 Address I( i Pt,-f Date r/lot, Page K of �3 Sample Number Code Material Description Sample Location Friable Y/N Y/IV+ Condition Potential Damage - 19 • �"j- S t�i 9°cy I cT w t„Ir .1. GltryK //11 )s `�(.)tv^ ctlr S i D SO N D SO 2Or (j_ �4grbr< vt Irl W D SO N D SO 21D j ;r ; I. �xtksrdrt ti1c. fang ltc rI� D SD N D SD 22 I � ; iNr I1L�/ uL� ,( (rr"-. n�" ,� , r D SO N D SO 23• I lit sis�_ ({r4m� rr '(Z 7 � C'IROIti 2 i14� V fJ y 1 D SD N D SD 24 ;ji I ^44 �L^r hJA(� I7"`S� `MST �d11'v'v /l(� l! r�l D SD N D SD -' 25 _ (- J i .• C a .VCLYJ/h (a �UPri' �'"� �( Y D SO N D SO 26 �("'� WI. a Si k Vn ' .\' [1s✓` n1� D SO N D SO 27 l,lg- P(• Cdrh [.+1.. L4 N D SD N D SD 28 Z lS/v SL..tt'V�-. tssMfv n%(lr� n'� N D SO N D SO 29 '�/"- 3 }�f 5t rt; rr � [w.�d-1 ��,iY�m N D SO N D SO 30 ij(- I)`')1 (m& !! tv.k {✓s't ��jj J %,b OrGr Rot M 0 N D SO 31 j _4 0� W.., s� f♦.:n j+l� Leto^ ., jja ttr.. IZ.tS�^'�° n t^ �/✓ I r N D SD 32 �L - 1,r�..Fe 7i. ,. h•• ,s;,,,�u- /,y/: I�NIn ��br/� L` ueh- �� ; N D SO 33 h^S(' � ,( f t�l�34 n rDSD N D SO I3( jIy nr� r v^ -N N D SO �i ;( j35 i�FI �( Y�I^ 1< A"�n.b(hr` N D SO S6 H,( ti ( D SO N D SD — FT = Floor tile GB=Gypsum Board P=Plaster TP= Troweled Plaster ST=Stucco CL=Caulking BC = Base Cove TSI - Thermal Systems Insulation CTM = Ceiling Tile Mastic SVF = Sheet Vinyl Flooring RFL = Roof Flashing GB/T&IC = GB w/ tape and joint compound CA = Carpet Adhesive AS = Acoustical Spray RFF = Roofing Felt = Friable during demolition Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf eurafins Built Environment Reservoirs May 25, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 525763-1 020348 Block 52 - 103 Pine Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533. The laboratory is currently proficient in both IHPAT & ELPAT programs respectively. Eurofins Reservoirs has analyzed the following sample(s) using Atomic Absorption Spectroscopy (AAS) / Inductively Coupled Plasma - Mass Spectrometry (ICP-MS) per your request. Reported sample results were not blank corrected. The analysis has been completed in general accordance with the appropriate methodology as stated in the analysis table. Results have been sent to your office. RES 525763-1 is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Jeff Green Robin Klover Vice President DATA QA /x-7 05/25/2022 (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 —.reilab.com (866) RESI-ENV Pagel of 3 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofns Reservoirs CIA Manual Effective April 28, 2022 Q:\QAQC\Eurofns Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 Al HA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: LEAD IN PAINT RES Job Number: RES 525763-1 Client: WSB & Associates, Inc. Client Project/P.O.: 020348 Client Project Description: Block 52 - 103 Pine Date Samples Received: May 20, 2022 Analysis Type: REI CHEMISTRY SOP / USEPA SW846 30506/7420-M Turnaround: Standard Date Samples Analyzed: May 25, 2022 NA = Not Analyzed NR = Not Received ND = None Detected BAS = Below Analytical Sensitivity BRL = Below Reporting Limit Laboratory Sample ID Reporting LEAD Limit CONCENTRATION Client ID Number (%) (%) 525763 - 1 0.0027 0.0034 525763 - 2 0.059 0.34 525763 - 3 0.0035 0.099 Unless otherwise noted on the QC table, all quality control samples performed within specifications established by the laboratory Unless otherwise noted sample analyses have not been blank corrected 10X dilution was required on sample: 2 for analytes Pb; For all samples requiring increased dilutions, the reporting limit has been adjusted accordingly. Jeff Green Analyst (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 2 of 3 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofns Reservoirs CIA Manual Effective April 28, 2022 Q:\QAQC\Eurofns Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 Al HA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: LEAD IN PAINT RES Job Number: RES 525763-1 Client: WSB & Associates, Inc. Client Project/P.O.: 020348 Client Project Description: Block 52 - 103 Pine Date Samples Received: May 20, 2022 Analysis Type: REI CHEMISTRY SOP / USEPA SW846 30506/7420-M Turnaround: Standard Date Samples Analyzed: May 25, 2022 NA = Not Analyzed NR = Not Received ND = None Detected BAS = Below Analytical Sensitivity BRL = Below Reporting Limit Quality Control Batch Analyte Matrix Blank Matrix Duplicate Matrix Spike Laboratory Control Sample (pg) (%RPD) (% Recovery) (% Recovery) 052522-1 Pb BRL 0 109 109 Unless otherwise noted all quality control samples performed within specifications established by the laboratory. Unless otherwise noted sample analyses have not been blank corrected JOGreen Analyst (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 3 of 3 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual • eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CA Manual.pdf RES Job #: 525763 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 Chem Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348 ................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: Block 52 -103 Pine tederstuen@wsbeng.com (+ 3 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY STANDARD Air = A Bulk = B .........................................._ .........._......... iom ri i + m t a i i p i i + '• �$3 a.......................................... so° DustFood F .......................................... _....................................... Paint = P Soil = S ......Surface=..SU...... .......Swab._..SW..... .......................................o.................................... CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD •f Ei g...^�' E ° ` i'• Tape.. T Wipe = W Metals STANDARD PRIOR NOTICE REQUIRED FORSAME DAYTAT PRIORITY aLo '- ° Drinking Water DWz:::::::: ::::::::::::::::::::::::::kin:::::":::::::::::::::::::::::::::RUSH o waste Water= WW o W ...............................................• .• • •••.•••.• •A •.••.. . ..9 ...pp ..ved ................................... Organics* SAME DAY RUSH PRIORITY STANDARD 'm � ? + 0 m : o— = a U � d c e o E ` " °'• — p` 2 3 T; ASTM E1792 approved wipe media only** media MICROBIOLOGY LABORATORY HOURS: Weekdays: Sam - 5pm s Viable Analysis** PRIORITY STANDARD **TAT DEPENDENT ON SPEEDOF MICROBIALGROWTH o f E ,n' i N E i a Medical Device Analysis RUSH STANDARD as W.L °:Ov 3 i O t O — m ? UN¢ Mold Analysis RUSH PRIORITY STANDARD om o 3 � z = n'`° o 'a u 3a A i y Li' i E � ? o e ; m ; � � **Turnaround times establish a laboratory priority, subject to laboratory volume and are not guaranteed. Additional fees apply for afterhours, weekends and holidays.** I=H° '• m _ w '� rc � 8 O° ° '• °u o s ° "" Laboratory Analysis Special Instructions: ai�drj)a c? 0'>uiUdwflf xir dEl mt E = �6 E : E Instructions Client Sample ID Number (Sample ID's must be unique) ASBESTOSI CHEMISTRY MICROBIOLOGY 1 1 X P 22 ...... E ..............o......o......o..................o...... i i i X f o-......................o-.......o-....... f i E ........... o-........... o.............. o-........... ....... ....... i P ............................................... 3 3 ...... E .............. a E ...... e...... E e......................... E X E e...................... o- E E ....... e....... E ................................................ ....... ....... ` P ............................................... EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall onsitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: Tyler Pederstuen Date/Time: 05/20/2022 14:56:14 Sample Condition: Acceptable Received By: _ _ Camryn Dwyer Date/Time: 05/20/2022 16:00:40 Carrier: Fed -Ex (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 1 https:/tclients.rellab.com Due Date: Due Time least ReSBrVOJrS ERV%r0/7/T7L I7>tBJ. Jl7C- Job # p,�o,,,« a13964.�aPa.F,.3mnr+ns .Ta a� de REslenv Page 1 of Aver Hours Cell Phone: T30 3MeS= SUBMITTED BY: INVOICE TO: IF DIFFERENT) CONTACT INFORMATION: WSB E Associates. Inc. c ,v Jeff Rice u 701 Xenia Ave. Ste. 300 _ 763-2703471 Gowen Vai MN 55415 cayy., 612-916-7067 ggnl MmL FW Vea p�)ulfr" j(/ FinaLnatl Delivenda Finall Paarxs_ oana.nl^r+•--1 can drangibut9trivsbe coon ASBESTOS LABORATORY HOURS: Waekdaya: Tam.7pm S Set Sam - Soon REQUESTED ANALYSIS VALID MATRUI CODES US NOTES: PLMIPCMITEM RUSH Day)_PRIORITY (Next Day)_STANDARD I}S Day) - i $ Air=A B 1k 8 IRuetl PCM•2tlr. TEM •6tlr) b oa h � Oust=O Palls=P soil=5 Wye=w CHEMISTRY LABORATORY HOURS: Weekdays, :Sam-6 Metal(%) I Uulot• _RUSH_2aM hV ^. k o Swab=SW F=FOW ftCRAO/Meblsd Welaing ,�"Prlwn°unea4m is Dsy_10Dayt roMmale HVSx 9 �xS k on cc Dnn"Wale=D1Y Yhale WYa•WW aUSM 1a Ury 1_5 Fume ScanITCLP•• - 1 nmuuuq•.� 2 gg d yy.. � p o ' o _ d - O•olna 3aaY-5 Day a �e E� - a "ASIYEta92apomerWn�ouoaM- Oryanics NM r_Y Tos' _d �„ o _gpaMogem• MICROBIOLOGYLA&ORATORY HOURS: Weakdays: Sam-Spm Exel andfor Couromn• 24da H rn Omar 24a9 Hour 'TATarynneemmpeaal �S i ^ d O mMKroblalGrowlO' S10Don y y __ O8 mmkmMY arovda 1a Uav p € arc mLeslorrolla _ _ RUSH2r48Hr_]DaY511aYqS_= R b W s oMoltl b $ •-z-Turnaround I: a L2Z 8 MresesuMlan alaborelory priGg augedtu laboratory volume and are not quaramaea. 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InOlals Contact PMne Email Fax Date Time InNab CmW Pbcne Email Fax Dffi Time InWels 4-2014-version 1 DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSME COMMERCIAL BUILDING 112 RIVER STREET W I MONTICELLO, MN 55362 JUNE 17, 2022 Prepared for: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 WSB PROJECT NO. 020348-000 wsb DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSMENT COMMERCIAL BUILDING 112 RIVER STREET W MONTICELLO, MN 55362 For: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 June 17, 2022 Prepared by: wsb'I Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Title Page CERTIFICATION The report was prepared by: Luke Anderson Date: June 17, 2022 Title: Environmental Scientist Ryan Spencer, CHMM Date: June 17, 2022 Title: Director of EIR Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Certification TABLE OF CONTENTS TITLE PAGE CERTIFICATION TABLE OF CONTENTS 1. Executive Summary ............................ 2. Introduction ......................................... 3. Limitations ........................................... 4. Methods ............................................... 4.1 Asbestos Sampling .................. 4.2 Lead -Based Paint Sampling .... 4.3 Regulated Materials Inventory. 5. Results ................................................. 5.1 Asbestos .................................. 5.2 Lead -Based Paint .................... 5.3 Regulated Materials ................. 6. Conclusions and Recommendations 6.1 Asbestos Containing Materials 6.2 Lead -Based Paint .................... 6.3 Other Regulated Materials....... 6.4 Items of Environmental Note ... 7. Standard Care and Qualifications ..... LIST OF FIGURES Figure 1 — Property Aerial Figure 2 — Sample Location Map LIST OF TABLES Table 1 — Asbestos Summary Table Table 2 — Lead -Based Paint Summary Table Table 3 — Regulated Materials Inventory LIST OF APPENDICES Appendix A — County Property Information Appendix B — Certifications Appendix C — Analytical Laboratory Reports ................................................1 ................................................1 oil i ..........................................................................3 ..........................................................................3 ..........................................................................3 ..........................................................................3 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................5 4� Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Table of Contents Executive Summary WSB was retained by the City of Monticello (Client) to conduct a Destructive Asbestos and Regulated Materials (ARM) Assessment at the commercial property located at 112 River Street W in Monticello, Minnesota (Property). The purpose of the Destructive ARM Assessment is to identify asbestos and other regulated materials using destructive sampling methods that will require special management prior to or during demolition. The Property buildings were unoccupied at the time of the Destructive ARM Assessment on May 11, 2022. A summary of the assessment results is provided below: Regulated Material Identified Details Asbestos Yes Section 5.1 and Table 1 Lead -Based Paint No* Section 5.2 and Table 2 Other Materials Yes Section 5.3 and Table 3 *Lead was identified in the paint samples analyzed at concentrations below 0.5% by weight. 2. Introduction WSB was retained by the Client to conduct a Destructive ARM Assessment at the Property building. The Property includes one single -story garage with a loft. An aerial image of the Property is included as Figure 1. Property information from Wright County is included as Appendix A. WSB understands the Client intends to demolish the Property building to facilitate future redevelopment. No mechanical plans, as -built drawings or other construction related documents were provided to WSB. The work performed as part of this assessment was completed to meet the following objectives: • Use of destructive sampling techniques to identify and sample suspect asbestos -containing materials (ACM) that will be disturbed during demolition activities. • Identify friable and non -friable ACM at the Property as defined by the United States Environmental Protection Agency (EPA), Minnesota Pollution Control Agency (MPCA), and the Minnesota Department of Health (MDH). • Identify and sample LBP at the Property on materials that are likely to be recycled prior to or during demolition. • Inventory regulated materials that may require special handling and management prior to or during demolition. This Destructive ARM Assessment was performed for the benefit of the Client. No additional party may rely upon this information without written authorization by WSB. 3. Limitations The ARM assessment was completed in general conformance with the WSB's scope and cost dated April 19, 2022. WSB did not access electrically charged units or below grade areas which may include waterproofing materials, utilities, service lines, or fill materials. The attic above the garage was inaccessible at the time of the assessment. No other limitations were encountered during the assessment. Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Page 1 All quantities in this assessment are estimations and should not be considered exact measurements when used for obtaining abatement bids. Any materials not identified in this assessment should be assumed to contain asbestos and/or LBP unless proven otherwise by sampling 4. Methods 4.1 Asbestos Sampling The asbestos assessment was conducted using destructive sampling methods to identify building materials suspected of containing asbestos. The inspection team selected representative areas to perform an intrusive evaluation of void spaces and sublayers of building materials (flooring, walls, ceilings, roofing, etc.) at the Property buildings. Such inspections were made by creating an opening of sufficient size to determine the presence, condition, and estimated quantity of suspect ACM. Suspect ACM was categorized into homogeneous -material types, or a material that has the same visual appearance (same color, texture, and pattern) and appears to have been applied or constructed during the same general time. Materials were further categorized as either friable or non -friable. Friable materials are those that when dry can be crushed, pulverized, or reduced to a powder by hand pressure. Category I non -friable ACM includes asbestos -containing packings, gaskets, resilient floor coverings, and asphalt roofing products containing greater than one percent asbestos. Category II non -friable ACM includes any material that is not a friable ACM or category I non -friable ACM. Samples of homogeneous -material types were collected at random locations and sealed in polyethylene bags. Materials were wetted prior to sampling to minimize fiber/dust release to the environment. Generally, at least a single sample of a homogeneous material was collected to represent the material type. Samples from each homogeneous material type were analyzed until positive. That is, once a sample in a set meets the EPA definition for ACM of greater than one percent asbestos, the homogeneous -material type is assumed to contain asbestos and other samples in the set are not analyzed. Asbestos samples were analyzed using polarized light microscopy in accordance with the EPA Analytical Protocol Method (EPA 600/R-93-116, July 1993) by Eurofins Reservoirs Environmental Services, Inc. laboratory located in Denver, Colorado (Reservoirs). Reservoirs is accredited by the National Voluntary Laboratory Accreditation Program, Laboratory Code 101896-0 and participates in the American Industrial Hygiene Association Bulk Asbestos Quality Assurance Program, Laboratory ID 101533. Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. Asbestos sample collection and building material assessments were conducted by MDH certified asbestos inspectors who have completed EPA approved training courses and subsequent yearly refresher training courses. Asbestos certifications are included in Appendix B. 4.2 Lead -Based Paint Sampling Limited paint sampling was conducted at the Property to identify LBP on materials that are likely to be recycled prior to or during demolition. The limited paint sampling was not intended to characterize all painted or coated surfaces at the Property. Further, the limited paint sampling was not intended to satisfy Occupational Safety and Health Administration (OSHA) assessment requirements or Housing and Urban Development (HUD) guidelines. Samples were analyzed using flame atomic absorption spectrophotometry by Reservoirs, Denver, Colorado. Reservoirs is accredited for the analysis of environmental lead by the AIHA (LAB ID Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Page 2 No. 101533) and participates in the Environmental Lead Laboratory Analytical Program (ELLAP). Paint chip samples collected were analyzed by EPA Method SW-846 3005A/Flame AA (7420). 4.3 Regulated Materials Inventory A walk-through reconnaissance of the Property was conducted to inventory and quantify regulated materials that will require special handling and/or disposal prior to or during demolition. These materials include, but are not limited to, hazardous substances, petroleum products, PCB - containing light ballasts, mercury -containing lights and switches, and refrigerants. 5. Results 5.1 Asbestos Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. This inspection identified 9 homogeneous materials at the Property. A total of 9 samples were collected during the inspection and analyzed for asbestos content. The following materials were identified as ACM: Friable ACM • None Category I Non -Friable ACM • None Category II Non -Friable ACM • Black stick-up tar (Sample 8), located on the exterior roof of the garage, approximately 1 square foot. This material is in good condition. Asbestos sample locations are depicted on Figure 2. Asbestos sample results are summarized in Table 1. Laboratory analytical results are included as Appendix C. 5.2 Lead -Based Paint Per current regulatory definitions, LBP is defined as paint, shellac, or other coating containing lead concentrations equal to or greater than 1.0 milligram per cubic centimeter (mg/cm2) when using an X-ray fluorescence (XRF) instrument or 0.5 percent (0.5%) lead by weight using accepted laboratory analytical methods. Four paint chip samples were collected at the Property and analyzed for lead content. The paint samples included one white paint from the interior concrete block (P-1), one blue paint from the interior concrete block (P-2), one black paint from the interior concrete block (P-3), and one gray paint from the exterior concrete block (P-4). None of the samples were LBP. Lead paint sample locations are identified on Figure 2. Lead paint sample results are summarized in Table 2, and a copy of the laboratory analytical report is included in Appendix C. 5.3 Regulated Materials A walk-through reconnaissance of the Property was conducted to inventory regulated materials and/or materials with special handling or disposal requirements prior to demolition. The inventory identified various regulated materials. The regulated material inventory for the Property is summarized in Table 3. Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Page 3 6. Conclusions and Recommendations WSB provides the following conclusions and recommendations pertaining to the asbestos and regulated materials identified at the Property: 6.1 Asbestos Containing Materials Category II non -friable ACM was identified at the Property (see Table 1). A MPCA/MDH Notification of Asbestos Related Work is required to be submitted prior to demolition of the Property buildings. The National Emission Standards for Hazardous Air Pollutants (NESHAP) and state regulatory agencies require the proper removal and disposal of all friable and non -friable ACM which has the potential to become friable prior to renovation and/or demolition activities. Further, MDH requires notification prior to the removal/disturbance of any regulated asbestos -containing material (RACM) greater than 160 square feet, 260 linear feet, or 35 cubic feet. A RACM is defined as any friable ACM; any category I non -friable ACM that may become friable if subjected to sanding, grinding, cutting, or abrading; or any category 11 non -friable ACM that will become or has become friable by renovation or demolition activities. Certified workers performing the abatement should comply with all state, local, and federal regulations. The demolition contractor and all other personnel conducting work at the Property buildings should be notified as to the presence of ACM and other potentially hazardous materials identified in this report. Any materials suspected of containing asbestos that are not identified in this report should be assumed to contain asbestos unless proven otherwise by sampling. 6.2 Lead -Based Paint Based on the limited paint sampling results, no LBP was identified at the Property (see Table 2). OSHA regulates the demolition, salvage, removal, encapsulation, and other activities which can potentially expose workers to lead paint or lead -containing coatings (29 CFR 1910.1025 and 29 CFR 1926.62). The OSHA standards apply to all paint and other coatings containing lead in any detectable concentration. Exposure monitoring will apply to any employees conducting work activities at the Property that will impact any paint that contains lead. Workers disturbing Property paint should use appropriate personal protective equipment to reduce exposure to lead paint. It is the Property owner's and/or managing contractor's responsibility to communicate the presence of lead in paint to any person or contractor who may impact it. Untested painted concrete from structures built before 1978 may not be used as fill or recycled for use as aggregate without a case -specific beneficial use determination from the M PCA. 6.3 Other Regulated Materials Regulated materials that may require special handling, management, and disposal considerations were identified at the Property (see Table 3). Handling, recycling, and/or disposal of special wastes and regulated materials should be conducted in accordance with local, state, and federal regulations. Refer to the state regulatory agency or local rules for the proper management of the regulated materials identified in this report. Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Page 4 6.4 Items of Environmental Note The following environmental items were observed. Grit Trap A subgrade grit trap was observed in the garage area (room A) at the building. The trap contained a cover, and the contents are unknown at this time. 7. Standard Care and Qualifications Services performed by WSB have been conducted in accordance with generally recognized industry standards and current MPCA and MDH guidelines, where applicable. The services performed by WSB have been conducted with the level of care and skill ordinarily exercised by reputable members of the profession, practicing in the same locality under similar budget and time constraints. No other warranty is made or intended. Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Page 5 FIGURES Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Figures wsb Destructive Asbestos and Regulated Materials Assessment Commercial Building 112 River St W, Monticello, MN 55362 A N Figure 1 — Property Aerial P- Not to scale Print in color 5 lwsb Garage D E • 8 (roof) [A P-1 C • 7 (roof) 4 B 3 • 2• P-3 A 4 9 (roof) • P-2 A •1 60 Destructive Asbestos and Regulated Materials Figure 2 - Sample Location Map Assessment - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) Commercial Building - - Non-LBP Sample Location (<0.5% Lead) 112 River St W, Monticello, MN 55362 TABLES Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Tables Table #1 Asbestos Summary Table Commercial Building 112 River Street W Monticello, MN Sample Number Material Description Location Result Quantity Classification 1 Gray door caulk South entry door — room A ND --- --- 2 Black foundation caulk Garage floor — room A ND --- --- 3 Gypsum board with joint compound Room A ND --- --- 4 Yellow carpet adhesive Room C ND --- --- 5 White door caulk West exterior door ND --- --- 6 Black penetration putty Exterior ND --- --- 7 Flashing Roof Trace Chrysotile --- --- 8 Black stick-up tar Roof 12% Chrysotile 1 SF Category II Non -Friable 9 Asphalt roof Roof ND --- --- Notes: Samples in Bold were determined to be asbestos containing by laboratory analysis ND = None Detected LF = Linear Feet SF = Square Feet Page 1 of 1 Table #2 Lead -Based Paint Summary Table Commercial Building 112 River Street W Monticello, MN Sample Identification Paint Description Location Result P-1 White Interior concrete block BRL P-2 Blue Interior concrete block BRL P-3 Black Interior concrete block BRL P-4 Gray Exterior concrete block 0.0049% Notes: The samples were determined not to be lead -based paint by laboratory analysis Page 1 of 1 Table #3 Regulated Materials Inventory Commercial Building 112 River Street W Monticello, MN Location Regulated Material Quantity Room A 2, 4' fluorescent bulbs 3 2, 4' light ballast 3 2, 8' fluorescent bulbs 12 2, 8' light ballast 12 Fire extinguisher 2 Water heater 1 Water heater safety switch 1 Garage door opener 1 Subgrade grit trap 1 Back-up power panel 1 Garage heater 1 Single phase control panel 1 3 phase control panel 1 Disinfectant, 1 quart 1 Room B 2, 8' fluorescent bulbs 2 2, 8' light ballast 2 4, 4' fluorescent bulbs 4 4, 4' light ballast 4 Gas furnace 1 Room C Drinking fountain (not in use) 1 Room D Single fluorescent bulb 1 Single bulb ballast 1 Capacitor 1 Room E Single fluorescent bulb 1 Single bulb ballast 1 Capacitor 1 2, 4' fluorescent bulb 1 2, 4' light ballast 1 Exterior Buried cable line box 2 Xcel electric meter 1 Electric panel 2 Fiber net panel 1 Pad mounted transformer 1 A/C unit 1 Water meter 1 HID lights 2 Control box 1 Notes: All quantities are approximate Page 1 of 1 APPENDIX A County Property Information Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 5/20/22, 11:35 AM Beacon - Wright County, MN - Report: 155010052131 Beacon Wright County, MN Summary Parcel ID 155010052131 Property 112 RIVER ST W Address MONTICELLO Sec/Twp/Rng 11-121-025 Brief Sect-11 Twp-121 Range-025 ORIGINAL PLAT MONTICELLO Block-052 TH PRTS OF LTS13,5&6 DES BEGAT MOST ELY COR OF LT13 TH S 25D16'44"W Tax Description ALG SELY LN OF LT13165.36FTTO MOST SLY COR OF LT13 TH N64D58'26"W ALG SWLY LN OF LT13 3.06FTTO OUTSIDE BLDG LN TH S24D18'51"W ALG SD OUTSIDE BLDG LN .27FT TO BLDG COR TH N65D40'10"W ALG SD OUT SIDE BLDG LN 44FTTO BLDG CORTH N24D18'51"E ALG SD OUTSIDE BLDG LN 78FT TO BLDG COR TH S 65D41'09"E ALG SD BLDG LN 3.33 FT TO NWLY LN OF SELY 45FT OF SD LT13 TH N25D59'31"E ALG SD NWLY LN 3.11FTTO SWLY LN OF NELY 85FT OF LT13 TH S65D E ALG SWLY LN 30FTTO NWLY LN OF SELY 15FT OF SD LT13 TH N25D 16'44"E ALG SD NWLY LN 85FT TO NELY LN OF LT13 TH S65D E15FTTO POB (Note: Not to be used on legal documents) Deeded Acres 0.00 Class 958-(NON-HSTD)MUNICIPAL PUB -OTHER District (1101) 1101 CITYOF MONTICELLO 882 H School District 0882 Creation Date 01/01/0001 Note: Class refers to Assessor's Classification Used For Property Tax Purposes Valuation 2018 Assessment + Estimated Land Value $39,300 + Estimated Building Value $53,700 + Estimated Machinery Value $0 = Total Estimated Market Value $93,000 Taxation 2022 Payable 2021 Payable 2020 Payable 2019 Payable Estimated Market Value $95,000 $95,000 $95,000 $93,000 Excluded Value $0 $0 $0 $0 Homestead Exclusion $0 $0 $0 $0 = Taxable Market Value $0 $0 $0 $93,000 Net Taxes Due $0.00 $0.00 $0.00 $1,552.00 + Special Assessments $0.00 $0.00 $0.00 $0.00 = Total Taxes Due $0.00 $0.00 $0.00 $1,552.00 % Change 0.00% 0.00% -100.00% -27.95% Taxes Paid Receipt# Receipt Print Date Bill Pay Year AmtAdj AmtWrite Off AmtCharge Amt Payment 1549008 5/15/2019 2019 $0.00 $0.00 $0.00 ($1,552.00) 1447541 4/26/2018 2018 $0.00 $0.00 $0.00 ($1,416.89) 0 N/A 2018 $0.00 $0.00 $0.00 ($720.89) 0 N/A 2018 $0.00 $0.00 $0.00 ($16.22) 1438385 1/17/2018 2017 $0.00 $0.00 $202.59 ($1,576.59) 1397703 6/21/2017 2017 $0.00 $0.00 $108.32 ($1,462.32) 1397704 6/21/2017 2016 $0.00 $0.00 $1.12 ($68.43) 1363297 4/19/2017 2016 $0.00 $0.00 $51.73 ($950.00) 1348790 12/27/2016 2016 $0.00 $0.00 $315.58 ($2,000.00) Sketches https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypeID=4&PagelD=1310&KeyVaIue=155010052131 1 /2 5/20/22, 11:35 AM Beacon - Wright County, MN - Report: 155010052131 Sketch by Hp- Sk—h Map The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or surveying purposes. Wright County does not guarantee the accuracy of the information contained herein. User Privacy Policy GDPR Privacy Notice Last Data Upload: 5/20/2022, 7:40:22 AM Version 2.3.194 Developed by Schneider GE OSPAT IAL https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypeID=4&PagelD=1310&KeyVaIue=155010052131 2/2 APPENDIX B Certifications Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Minnesot License Number: A This li Pursuant to Minnesota Statutes, section 144.99�th may be suspended or revoked for failure to conduct related work in compliance with applicable regula i lR .•:a...r R €,v Tn. Asbestos -related work must be conducted according to Minnesota Statutes, sections 326.70 to 326.81 and Minnesota Rules, parts 4620.000 to 4620.3724. Health February 8, 2022 Thomas R'Hogan, Director Environmental Health Division J` J. J` J.1. �. J` J.1` J.1` J.1;J.1` J.�� DEPARTMENTMINNESOTA authorizedhas WSB & ASSOCIATES INC. 701 XENIA AVE S�.l accordanceIn - •ta Statutes, section 144.9505and Minnesota' part 4761.2200, to• of - • CERTIFIED , , Expires: 03/02/2023 THIS CERTIFICATE IS NONTRANSFERABLE Hogan,License No: LF4361 , �.l `1 a Certificate No: 5LM12012117II Expiration Date: December], 2022 This is to certify that Luke Anderson has attended and successfully completed an ASBESTOS INSPECTOR INITIAL TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake ►S'tates Environmental, Ltd. n7 White Bear Lake, MN on November 29-December 1, 2021 Examination Date: December 1, 2021 Lake States Environmental, Ltd P. 0. Box 645, Rice Lake, WI54868 (800) 254-9811 Training Instructor Certificate No: 5LM02042205IR This is to certify that Expiration Date: February 4, 2023 Ryan G. Spencer has attended and successfully completed an ASBESTOS INSPECTOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. in Remotely Attended on February 4, 2022 Examination Date: February 4, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor Certificate No: 5LM05262206SR Expiration Date: May 26, 2023 This is to certify that Ryan Spencer has attended and successfully completed an ASBESTOS SUPER VISOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. by Remote Attendance on May 26, 2022 Examination Date: May 26, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor K I Certificate No: 5LM05192215PbRAR Issue Date: May 19, 2022 rr This is to certify that Ryan G. Spencer .A� 18921 Hinton Avenue, Lakeville, Minn. 55044 for successfully completing and passing the examination for the LEAD (Pb) RISK ASSESSOR ti REFRESHER TRAINING COURSE This training course is Approved by the State of Minnesota NIZ under Minnesota Rules, parts 4761.2000 to 4 761.2 700 and meets the requirements of 40 CFR 745.225, and Title X of the Toxic Substances Control Act (TSCA) conducted by -; Lake States Environmental, Ltd. by Remote Attendance on May 19, 2022 Examination Date: May 19, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, W1 54868 www.lakestates.com Bob Rogalla — Trainiv (800) 254-9811 Course Manager APPENDIX C Analytical Laboratory Reports Destructive ARM Assessment 112 River Street W, Monticello, MN WSB Project No. 020348-000 Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf ti�ti eurofins Built Environment Reservoirs May 25, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 525764-1 020348-000 Block 52 - 112 Pine Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the National Voluntary Laboratory Accreditation Program (NVLAP), Lab Code 101896-0 for Transmission Electron Microscopy (TEM) and Polarized Light Microscopy (PLM) analysis and the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533 for Phase Contrast Microscopy (PCM) analysis. This laboratory is currently proficient in both Proficiency Testing and PAT programs respectively. Eurofins Reservoirs has analyzed the following samples for asbestos content as per your request. The analysis has been completed in general accordance with the appropriate methodology as stated in the attached analysis table. The results have been submitted to your office. RES 525764-1 is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Paul L.Scalzo Jeanne Spencer President (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866)RESI-ENV Page oft https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 525764-1 WSB & Associates, Inc. 020348-000 Block 52 - 112 Pine May 20, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard May 24, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 525764 - 1 A White caulk w/ tan paint 100 ND 0 100 525764 - 2 A Black fibrous tar 100 ND 50 50 525764 - 3 A White fibrous woven material 10 ND 90 10 B White compound 40 ND 0 100 C White/tan drywall 50 ND 30 70 525764 - 4 A Yellow adhesive 100 ND 2 98 525764 - 5 A White caulk w/ gray paint & granular material 100 ND 0 100 525764 - 6 A Colorless adhesive 100 ND 0 100 525764 - 7 A Black fibrous tar w/ black tar & white fibrous woven 100 Chrysotile TR 30 70 material & a trace of silver paint 525764 - 8 A Black/gray fibrous tar 100 Chrysotile 12 0 88 525764 - 9 A Black fibrous tar 100 ND 20 80 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. c Sashi Humagain Analyst (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 2 of 2 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CIA Manual • eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CIA Manual.pdf RES Job #: 525764 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 PLM Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348-000 ................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: Block 52 -112 Pine tederstuen@wsbeng.com (+ 3 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY ISTANDARD Air = A .......... -Dust._................ Bulk = B .........._......... _....................................... m a U d� .Q 0 c 3 nZ? + `ad ' - �$� i a = 3 a D Paint = P ..................................... Surface = SU Food F Soil = S .................................. Swab = SW CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD *PRIOR NOTICE REQUIRED FOR SAME DAYTAT a e[ i v°_ '• m ° o 4 a °+t ii ..................................... Tape = T .. •••••••••••••••••••••••••••••••••^••••••••••••••• .................................. .. Wipe = W ••••••••••••••••• Metals RUSH PRIORITY STANDARD O r p p c o`o Drinking Water = DWN aNoLLnr" y Waste Water =WW ....................................................................only" 'Za Organics* SAME DAY RUSH PRIORITY STANDARD o o S d = LL - "' 02 . g a ` - ° • N 2 J: T; ASTM E1792 approved s wipe media MICROBIOLOGY LABORATORY HOURS: Weekdays: 8am - 5pm Viable Analysis** PRIORITY STANDARD E � i **TAT DEPENDENT ON SPEED OF MICROBIAL GROWTH a E ,n O LL: m 3 u E : 5 o: Medical Device Analysis RUSH STANDARD g } _ " 3 a; ` 00 0 9 "r a` °�� Mold Analysis RUSH PRIORITY STANDARD d c 0 3 o n x N N g= E w N *"Turnaround times establish a laboratory priority, subject to laboratory volume and are not m � z 3 o a o y �: N 6 T ° '0 ,; guaranteed. Additional fees apply for afterhours, weekends and holidays.— a a _ : '• m = � � J E 3 � w ° �' z w �' M. g rc ¢ o = 0 ° ': a °u, `: o 0 ' ox m ': °> Laboratory Analysis Special Instructions: a i �r7�i ai o ��nri O:>ui 0,3 w: E m i U m E? mt m E : E Instructions # F Client Sample ID Number (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY 1 1 X B 2 2 X o..............o...... ` o...... o..................o...... ....................... o-.......o-....... ............ ........... o.............. B .......... ....... ...................................................... 3 3 ........ X e.............. e...... e...... a ..................a ...... ...................... o- ....... o-....... ...................................... B o- ......... ....... ...................................................... 4 4 ........e X ..............e......e......e..................e......a......................a.......a....... i i i i i i i i ...........a...........o- ... i ......B ... ....... ....... ...................................................... 5 5 X ; ...... ....... B 6 6 .....o X ..............o......o......o..................o......¢......................o-.......o-....... ...........o-...........o......B.....o-......... ....... ...................................................... 7 7 ......... X .............. e...... e...... e.................. e...... ¢...................... o-....... o-....... ........... o-........... e.............. B o-......... ....... ...................................................... 8 8 ......... X ..............e...... e...... e..................e......e......................e.......e....... ................................................ B ....... ...................................................... 9 9 ......... X .............. a ; ...... ....... a ................... ...... a...................... a ....... a....... ........... ... ... B ....... ....... ...................................................... EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall onsitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: Tyler Pederstuen Date/Time: 05/20/2022 14:57:43 Sample Condition: Acceptable Received By: �1�� x Camryn Dwyer Date/Time: 05/20/2022 16:02:29 Carrier: Hand (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 1 https:/tclients.rellab.com Project Number OW'J4-eip wsb ; (i( Address jl� i 1t (- Datesvwf > Page I of Sample Number Code Material Description Sample Location Friable YIN YIN* Condition Potential Damage 1 l J'°+-� �f i (e �� II N D SD N D SD 1 - �- �S'� r{- {(I pn (, '( „ D SD N D SD B - -r ' r' , �: -I '� D SD N D SD 4 vl' c�i_ _ ,. r, ( 1 D SD N D SD S r j .�i�, M rJnr CvIIr �.�.� D SD N D SD 6 ., `�C- I WF(p( "11'e l,v 1J,-,. D SD N D SD 7 r SD N D SD D SD N D SD 9 f St r-dE� D SD N D SD 10 v+r N D SD N D SD 11 N D SD N D SD 11 N D SD N D SD 13 N D SD N D SD 34 N D SD N D SD IS N D SD N D SD 16 N D SD N D SD 17 N D SD N D SD 18 N D SD N D SD FT=Floor tile GB=Gypsum Board P=Plaster TP= Troweled Plaster ST=Stucco CL=Caulking BC = Base Cove TSI =Thermal Systems Insulation CFM = Ceiling Tile Mastic SVF = Sheet Vinyl Flooring RFL= Roof Flashing GB/T&JC = GB w/ tape and joint compound CA = Carpet Adhesive AS = Acoustical Spray RFF = Roofing Felt r = Friable during demolition Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf eurafins Built Environment Reservoirs May 25, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 525765-1 020348-000 Block 52 - 112 Pine Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533. The laboratory is currently proficient in both IHPAT & ELPAT programs respectively. Eurofins Reservoirs has analyzed the following sample(s) using Atomic Absorption Spectroscopy (AAS) / Inductively Coupled Plasma - Mass Spectrometry (ICP-MS) per your request. Reported sample results were not blank corrected. The analysis has been completed in general accordance with the appropriate methodology as stated in the analysis table. Results have been sent to your office. RES 525765-1 is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Jeff Green Robin Klover Vice President DATA QA /x-7 05/25/2022 (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 —.reilab.com (866) RESI-ENV Pagel of 3 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofns Reservoirs CIA Manual Effective April 28, 2022 Q:\QAQC\Eurofns Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 Al HA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: LEAD IN PAINT RES Job Number: RES 525765-1 Client: WSB & Associates, Inc. Client Project/P.O.: 020348-000 Client Project Description: Block 52 - 112 Pine Date Samples Received: May 20, 2022 Analysis Type: REI CHEMISTRY SOP / USEPA SW846 30506/7420-M Turnaround: Standard Date Samples Analyzed: May 25, 2022 NA = Not Analyzed NR = Not Received ND = None Detected BAS = Below Analytical Sensitivity BRL = Below Reporting Limit Laboratory Sample ID Reporting LEAD Limit CONCENTRATION Client ID Number (%) (%) 525765 - 1 0.0063 BRL 525765 - 2 0.0046 BRL 525765 - 3 0.0064 BRL 525765 - 4 0.0047 0.0049 Unless otherwise noted on the QC table, all quality control samples performed within specifications established by the laboratory Unless otherwise noted sample analyses have not been blank corrected 94 fJ ��/ JOGreen Analyst (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 2 of 3 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofns Reservoirs CIA Manual Effective April 28, 2022 Q:\QAQC\Eurofns Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 Al HA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: LEAD IN PAINT RES Job Number: RES 525765-1 Client: WSB & Associates, Inc. Client Project/P.O.: 020348-000 Client Project Description: Block 52 - 112 Pine Date Samples Received: May 20, 2022 Analysis Type: REI CHEMISTRY SOP / USEPA SW846 30506/7420-M Turnaround: Standard Date Samples Analyzed: May 25, 2022 NA = Not Analyzed NR = Not Received ND = None Detected BAS = Below Analytical Sensitivity BRL = Below Reporting Limit Quality Control Batch Analyte Matrix Blank Matrix Duplicate Matrix Spike Laboratory Control Sample (pg) (%RPD) (% Recovery) (% Recovery) 052522-4 Pb BRL 1 109 112 Unless otherwise noted all quality control samples performed within specifications established by the laboratory. Unless otherwise noted sample analyses have not been blank corrected JOGreen Analyst (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 3 of 3 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual i eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CA Manual.pdf RES Job #: 525765 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 Chem Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348-000 ................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: Block 52 -112 Pine 1 tederstuen@wsbeng.com (+ 2 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY STANDARD Air = A Bulk = B .........................................._ .........._......... iom ri i + m t a i i p i + '• �$3 a.......................................... so° DustFood F .......................................... _....................................... Paint = P Soil = S ......Surface=..SU...... .......Swab._..SW..... CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD •f Ei g...^�' E i ° ` i'• .......................................o.................................... Tape.. T Wipe = W Metals STANDARD PRIOR NOTICE REQUIRED FORSAME DAYTAT PRIORITY aLo '- ° Drinking Water DWz:::::::: ::::::::::::::::::::::::::kin:::::":::::::::::::::::::::::::::RUSH o waste Water= WW o W ...............................................• .• • •••.•••.• •A •.••.. . ..9 ...pp ..ved ................................... Organics* SAME DAY RUSH PRIORITY STANDARD 'm � ? + 0 m : o— = a U � d c e o E ` " °'• - d O P 3 T; ASTM E1792 approved wipe media only** media MICROBIOLOGY LABORATORY HOURS: Weekdays: Sam - 5pm s Viable Analysis** PRIORITY STANDARD **TAT DEPENDENT ON SPEEDOF MICROBIALGROWTH o f E ,n' i N E i a Medical Device Analysis RUSH STANDARD as W.L °:Ov 3 i O t O — m ? UN¢ Mold Analysis RUSH PRIORITY STANDARD om o 3 � z = n'`° o 'a u 3a A i y Li' i E � ? o e ; m ; � � **Turnaround times establish a laboratory priority, subject to laboratory volume and are not guaranteed. Additional fees apply for afterhours, weekends and holidays.** I '• m _ w '� rc ° � 8 O° ° '• °u o s ° "" Laboratory Analysis Special Instructions: ai�do)a c? 0'>uiUdwflf xir dEl mt E = �6 E : E Instructions Client Sample ID Number (Sample ID's must be unique) ASBESTOSI CHEMISTRY MICROBIOLOGY X P ..............o......o......o..................o...... X ..............................o-....... ......................................o-......... ....... ....... P ............................................... U E ...+...... E X E o-......................+............... E E E ......................................o-......... ....... ....... ` P ............................................... ........e......e......+..................e......a......................+.......tr....... X i i i i ...........a...........a ... ....... ....... ....... i ......p ... ............................................... EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall onsitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: Tyler Pederstuen Date/Time: 05/20/2022 14:58:59 Sample Condition: Acceptable Received By: Dwyer Date/Time: 05/20/2022 16:04:59 Carrier: Fed -Ex � Cam n ry wY (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 1 https:/tclients.rellab.com Due Dale. Due Time: 701 Xenia Ave. Ste. 300 Golden Valley MN 66d16 T -, En Vi�orime�ta/. /mac_ eSerV10/r5 Affix Home Cell Phone: 720d39-9Y19 S Z5- 746 Jab # Page 1 of PLMIPLMITEM —RUSH (Same Dad_PRIORRjWyI Ua»—STANDARD(15 Lee) I Air -A I6u1k=8 (Rush Mail - Mr, nee -6hr.) 5 DUN=D Palnt=P CHEMISTRY LABORATORY HOURS:W :0am-boo > og` €= Sol=b WIm=W MemluHloust• _RUSH 24 nr JS Day L a b �� £ Swab=SA F=Food RCRABI MCIaIsa WeMin '=l'L' ^nalkNm la i i c 5 DM g �, m.. x n k^3 Wsltt=WI AeAeWaM=WW RUSHOme) 5 I00 reparWbraus" w Fume Scan ITLLP•' hm,'mma,- P Lrtrtrt 8 p=plly Crandall 24N. 3mq 5Day Y a_L _� g E in '•ASTNE1i9l e[pwmrpenede vy" MICROBIOLOGY LABORATORY HOURS: Waekda a: Sam -S fi a F d k o S E.collendfor Coll/wme• _N-46 Rate Omar: _] $ $ g S $q s Pelno9ane- _N-40 Hour -TRT depenhnlonepeedd 3 si a Y€ a�. £ W as Microbial Grox2M1' _StO Day mlereNY9i^=nn' i_ O t g. ? E Y fr i m' Q a Legionella _ 10 Day u g g d E 55 ] ^ Mold _ RUSH _Ia Hr_40 Hr _3 Day _5 Day - v I p y p3' p E 5 J "Turnaround tlmee Hambllen a lapontory Order, subject to Laboratory volume and am nd P 4 a - i • 1 E 'U 3 3 E i pp anteee. Additional ends low alUemurs. exaak.ne..m nnlle.. fi i[ IS es `� $ ^• �o > 8 S Special Instructions: °r z Se s $ _� S F s 3 O S Dale Time EM Numbar R ! G.44 8 ____x'. __.. § 3 u C(Aicled Clone id n.mmary urwomrl N-I CL,j, ff Po,;1 A„ (t,( V'r No A) D-j Chlrc Pu-.t (L(c..,/y+c ;zVl 101 -----�1 LL __. I F I I_ I I I I._.I��I. Numnmalaemplea Ica1vM: IAddllmel samPlea Nall ne LaIM en selected "Iwrn,) Yanaynamwgaanpw W]wn Nmwlm�urvdNYN0.�npwbbnrnnmaaannnYWMnneghnngarrvqNapnNpY aielaaabgaWniwµrepeualaM genanvbmem NbelNewryempbeM rcWeemf welWaw OunnClubp'Almdeaew Mtr sarvsmaviwnMeenoaYna Hlai Laars.lYaebmmNMaa�lwmmmoabaf Rnvinvana naWax Relin uishad By, -�/ DeMRkrro: J t 1 - qS "i`'. sampe Drneium TOMP (F% Onlca Yea/No swell area year NO YelNo I bo2lOfy Use Gnly Hvq I FedEx I UP6 I USPS I Recapped R DateHume: Calmar Dmp cox I Camiw "mum: ConOnlatl tai Pnore Ematl Fen dale Tile ksllaH COnNd PM1mN Enron Fax Dale Time Inlliaes CPnwie Fra Fax Dale T Icomant Puma Email Fax Dale Time Inuals 4-2014 version 1 DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSME COMMERCIAL BUILDING 113 W BROADWAY STREET I MONTICELLO, MN 55362 JUNE 17, 2022 Prepared for: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 WSB PROJECT NO. 020348-000 wsb DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSMENT COMMERCIAL BUILDING 113 W BROADWAY STREET MONTICELLO, MN 55362 For: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 JUNE 17, 2022 Prepared by: wsb Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Title Page CERTIFICATION The report was prepared by: Luke Anderson Date: June 17, 2022 Title: Environmental Scientist Ryan Spencer, CHMM Date: June 17, 2022 Title: Director of EIR Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Certification TABLE OF CONTENTS TITLE PAGE CERTIFICATION TABLE OF CONTENTS 1. Executive Summary ............................ 2. Introduction ......................................... 3. Limitations ........................................... 4. Methods ............................................... 4.1 Asbestos Sampling .................. 4.2 Lead -Based Paint Sampling .... 4.3 Regulated Materials Inventory. 5. Results ................................................. 5.1 Asbestos .................................. 5.2 Lead -Based Paint .................... 5.3 Regulated Materials ................. 6. Conclusions and Recommendations 6.1 Asbestos Containing Materials 6.2 Lead -Based Paint .................... 6.3 Other Regulated Materials....... 6.4 Items of Environmental Note ... 7. Standard Care and Qualifications ..... LIST OF FIGURES Figure 1 — Property Aerial Figure 2 (A-B) — Sample Location Map LIST OF TABLES Table 1 — Asbestos Summary Table Table 2 — Lead -Based Paint Summary Table Table 3 — Regulated Materials Inventory LIST OF APPENDICES Appendix A — County Property Information Appendix B — Certifications Appendix C — Analytical Laboratory Reports ................................................1 ................................................1 oil i ..........................................................................3 ..........................................................................3 ..........................................................................3 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................5 4� Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Table of Contents Executive Summary WSB was retained by the City of Monticello (Client) to conduct a Destructive Asbestos and Regulated Materials (ARM) Assessment at the commercial property located at 113 W Broadway St in Monticello, Minnesota (Property). The purpose of the Destructive ARM Assessment is to identify asbestos and other regulated materials using destructive sampling methods that will require special management prior to or during demolition. The Property buildings were unoccupied at the time of the Destructive ARM Assessment on May 11, 2022. A summary of the assessment results is provided below: Regulated Material Identified Details Asbestos Yes Section 5.1 and Table 1 Lead -Based Paint No* Section 5.2 and Table 2 Other Materials Yes Section 5.3 and Table 3 *No lead paint samples were collected. 2. Introduction WSB was retained by the Client to conduct a Destructive ARM Assessment at the Property building. The Property includes one single -story commercial office building with a basement and a paved parking lot. An aerial image of the Property is included as Figure 1. Property information from Wright County is included as Appendix A. WSB understands the Client intends to demolish the Property building to facilitate future redevelopment. No mechanical plans, as -built drawings or other construction related documents were provided to WSB. The work performed as part of this assessment was completed to meet the following objectives: • Use of destructive sampling techniques to identify and sample suspect asbestos -containing materials (ACM) that will be disturbed during demolition activities. • Identify friable and non -friable ACM at the Property as defined by the United States Environmental Protection Agency (EPA), Minnesota Pollution Control Agency (MPCA), and the Minnesota Department of Health (MDH). • Identify and sample LBP at the Property on materials that are likely to be recycled prior to or during demolition. • Inventory regulated materials that may require special handling and management prior to or during demolition. This Destructive ARM Assessment was performed for the benefit of the Client. No additional party may rely upon this information without written authorization by WSB. 3. Limitations The ARM assessment was completed in general conformance with the WSB's scope and cost dated April 19, 2022. WSB did not access electrically charged units or below grade areas which may include waterproofing materials, utilities, service lines, or fill materials. A walled in stairway was discovered at the southwest corner of the building. The stairway was not accessed due to safety concerns, as well as the lofted area above the main level ceiling. No other limitations were encountered during the assessment Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Page 1 All quantities in this assessment are estimations and should not be considered exact measurements when used for obtaining abatement bids. Any materials not identified in this assessment should be assumed to contain asbestos and/or LBP unless proven otherwise by sampling 4. Methods 4.1 Asbestos Sampling The asbestos assessment was conducted using destructive sampling methods to identify building materials suspected of containing asbestos. The inspection team selected representative areas to perform an intrusive evaluation of void spaces and sublayers of building materials (flooring, walls, ceilings, roofing, etc.) at the Property buildings. Such inspections were made by creating an opening of sufficient size to determine the presence, condition, and estimated quantity of suspect ACM. Suspect ACM was categorized into homogeneous -material types, or a material that has the same visual appearance (same color, texture, and pattern) and appears to have been applied or constructed during the same general time. Materials were further categorized as either friable or non -friable. Friable materials are those that when dry can be crushed, pulverized, or reduced to a powder by hand pressure. Category I non -friable ACM includes asbestos -containing packings, gaskets, resilient floor coverings, and asphalt roofing products containing greater than one percent asbestos. Category II non -friable ACM includes any material that is not a friable ACM or category I non -friable ACM. Samples of homogeneous -material types were collected at random locations and sealed in polyethylene bags. Materials were wetted prior to sampling to minimize fiber/dust release to the environment. Generally, at least a single sample of a homogeneous material was collected to represent the material type. Samples from each homogeneous material type were analyzed until positive. That is, once a sample in a set meets the EPA definition for ACM of greater than one percent asbestos, the homogeneous -material type is assumed to contain asbestos and other samples in the set are not analyzed. Asbestos samples were analyzed using polarized light microscopy in accordance with the EPA Analytical Protocol Method (EPA 600/R-93-116, July 1993) by Eurofins Reservoirs Environmental Services, Inc. laboratory located in Denver, Colorado (Reservoirs). Reservoirs is accredited by the National Voluntary Laboratory Accreditation Program, Laboratory Code 101896-0 and participates in the American Industrial Hygiene Association Bulk Asbestos Quality Assurance Program, Laboratory ID 101533. Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. Asbestos sample collection and building material assessments were conducted by MDH certified asbestos inspectors who have completed EPA approved training courses and subsequent yearly refresher training courses. Asbestos certifications are included in Appendix B. 4.2 Lead -Based Paint Sampling A limited paint assessment was conducted at the Property to identify LBP on materials that are likely to be recycled prior to or during demolition. No lead paint samples were collected. The limited paint assessment was not intended to characterize all painted or coated surfaces at the Property. Further, the limited paint sampling was not intended to satisfy Occupational Safety and Health Administration (OSHA) assessment requirements or Housing and Urban Development (HUD) guidelines. Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Page 2 4.3 Regulated Materials Inventory A walk-through reconnaissance of the Property was conducted to inventory and quantify regulated materials that will require special handling and/or disposal prior to or during demolition. These materials include, but are not limited to, hazardous substances, petroleum products, PCB - containing light ballasts, mercury -containing lights and switches, and refrigerants. 5. Results 5.1 Asbestos Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. This inspection identified 39 homogeneous materials at the Property. A total of 73 samples were collected during the inspection and analyzed for asbestos content. The following materials were identified as ACM: Friable ACM • White/gray corrugated pipe wrap insulation (Samples 58-60), located in the basement, approximately 300 linear feet. This material is in good condition. • White mag pipe insulation (Samples 62-64), located in the basement, approximately 100 linear feet. This material is in good condition. • White/gray pipe insulation fittings (Samples 65-67), located in the basement, approximately 8 fittings. This material is in good condition. • Blue boiler mag insulation (Samples 68-70), located in the basement, approximately 50 square feet. This material is in good condition. • Brown boiler insulation (Sample 71-73), located in the basement, approximately 50 square feet. This material is in good condition. Category I Non -Friable ACM • Tan/multi-colored tile and brown floor tile (Sample 40), located in Room G, approximately 200 square feet. This material is in good condition. Gray floor tile (Sample 55), located in Room J, approximately 200 square feet. This material is in good condition. • Beige floor tile (Sample 56), located in the basement, approximately 50 square feet. This material in in good condition. Category II Non -Friable ACM • Gray wall seam caulk (Sample 17), located on the exterior wall, approximately 120 linear feet. This material is in good condition. • Black tar on drum (Sample 61), located in the basement, one 55-gallon drum. This material is in good condition. Asbestos sample locations are depicted on Figure 2 (A-B). Asbestos sample results are summarized in Table 1. Laboratory analytical results are included as Appendix C. Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Page 3 5.2 Lead -Based Paint No LBP samples were collected. Per current regulatory definitions, LBP is defined as paint, shellac, or other coating containing lead concentrations equal to or greater than 1.0 milligram per cubic centimeter (mg/cm2) when using an X-ray fluorescence (XRF) instrument or 0.5 percent (0.5%) lead by weight using accepted laboratory analytical methods. 5.3 Regulated Materials A walk-through reconnaissance of the Property was conducted to inventory regulated materials and/or materials with special handling or disposal requirements prior to demolition. The inventory identified various regulated materials. The regulated material inventory for the Property is summarized in Table 3. 6. Conclusions and Recommendations WSB provides the following conclusions and recommendations pertaining to the asbestos and regulated materials identified at the Property: 6.1 Asbestos Containing Materials Friable, Category I non -friable, and Category II non -friable ACM were identified at the Property (see Table 1). A MPCA/MDH Notification of Asbestos Related Work is required to be submitted prior to demolition of the Property buildings. The National Emission Standards for Hazardous Air Pollutants (NESHAP) and state regulatory agencies require the proper removal and disposal of all friable and non -friable ACM which has the potential to become friable prior to renovation and/or demolition activities. Further, MDH requires notification prior to the removal/disturbance of any regulated asbestos -containing material (RACM) greater than 160 square feet, 260 linear feet, or 35 cubic feet. A RACM is defined as any friable ACM; any category I non -friable ACM that may become friable if subjected to sanding, grinding, cutting, or abrading; or any category II non -friable ACM that will become or has become friable by renovation or demolition activities. Certified workers performing the abatement should comply with all state, local, and federal regulations. The demolition contractor and all other personnel conducting work at the Property buildings should be notified as to the presence of ACM and other potentially hazardous materials identified in this report. Any materials suspected of containing asbestos that are not identified in this report should be assumed to contain asbestos unless proven otherwise by sampling. 6.2 Lead -Based Paint No LBP samples were collected (see Table 2). OSHA regulates the demolition, salvage, removal, encapsulation, and other activities which can potentially expose workers to lead paint or lead -containing coatings (29 CFR 1910.1025 and 29 CFR 1926.62). The OSHA standards apply to all paint and other coatings containing lead in any detectable concentration. Exposure monitoring will apply to any employees conducting work activities at the Property that will impact any paint that contains lead. Workers disturbing Property paint should use appropriate personal protective equipment to reduce exposure to lead paint. It is the Property owner's and/or managing contractor's responsibility to communicate the presence of lead in paint to any person or contractor who may impact it. Untested painted concrete from structures built before 1978 may not be used as fill or Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Page 4 recycled for use as aggregate without a case -specific beneficial use determination from the MPCA. 6.3 Other Regulated Materials Regulated materials that may require special handling, management, and disposal considerations were identified at the Property (see Table 3). Handling, recycling, and/or disposal of special wastes and regulated materials should be conducted in accordance with local, state, and federal regulations. Refer to the state regulatory agency or local rules for the proper management of the regulated materials identified in this report. 6.4 Items of Environmental Note No additional items of environmental note. 7. Standard Care and Qualifications Services performed by WSB have been conducted in accordance with generally recognized industry standards and current MPCA and MDH guidelines, where applicable. The services performed by WSB have been conducted with the level of care and skill ordinarily exercised by reputable members of the profession, practicing in the same locality under similar budget and time constraints. No other warranty is made or intended. Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Page 5 FIGURES Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Figures wsb Destructive Asbestos and Regulated Materials Assessment Commercial Building 113 W Broadway Street, Monticello, MN 55362 I "k Figure 1 — Property Aerial Main Floor 1 (Roof) 2 (Roof) • N Not to scale Print in color 9 10 12 13 14 Destructive Asbestos and Regulated Materials Figure 2A - Sample Location Map Assessment - Non -ACM Sample Location (<1 % Asbestos) Wsb L - ACM Sample Location (>1 %Asbestos) Commercial Building - -Non-LBP Sample Location (<0.5% Lead) 113 W Broadway Street, Monticello, MN 55362 07 0 5 06 08 0 G 46 �3l_ �9 H 4• F 39• 55 42 (a c) 0 41 4341 • 25 1 37 22 3 (Roof) 0 24 E 36• a A 45 •2 27 41 38 D 0 35 • 48 K 0 C J 49 023 32 33 34 B 31 26 28 29 20 04 ( Wf) 30 • 160 17W 15 • 18 Not to scale Print in color wsb Basement • • 56 58 • 59 68-70 • • 71-73 • 60 • • 1 57 • 62-67 Destructive Asbestos and Regulated Materials Assessment Commercial Building 113 W Broadway Street, Monticello, MN 55362 Figure 213 - Sample Location Map - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) - Non-LBP Sample Location (<0.5% Lead) TABLES Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Tables Table #1 Asbestos Summary Table Commercial Building 113 W Broadway Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 1 Gray stick-up caulk Roof ND --- --- 2 Black stick-up tar Roof ND --- --- 3 White caulk with pink below Roof ND --- --- 4 Rubber roof membrane Roof ND --- --- 5 Cedar shakes with felt backing Exterior ND --- --- 6 Gray penetration caulk Exterior ND --- --- 7 Stucco Exterior ND --- --- 8 Stucco Exterior ND --- --- 9 Stucco Exterior ND --- --- 10 Stucco Exterior ND --- --- 11 Stucco Exterior ND --- --- 12 Stucco Exterior ND --- --- 13 Stucco Exterior ND --- --- 14 Textured stucco Exterior ND --- --- 15 Textured stucco Exterior ND --- --- 16 Textured stucco Exterior ND --- --- 17 Gray wall seam caulk Exterior — South Side 7% Chrysotile 120 LF Category II Non -Friable 18 White door caulk Exterior ND --- --- 19 12" x 12" dark ceramic floor tile Room H ND --- --- 20 Red paper with black adhesive under wood flooring) Room A ND --- --- 21 Plaster walls and ceiling Room A ND --- --- 22 Plaster walls and ceiling Room A ND --- --- 23 Plaster walls and ceiling Room A ND --- --- 24 Plaster walls and ceiling Room A ND --- --- 25 Plaster walls and ceiling Room A ND --- --- 26 Gypsum board with tape and joint compound Room A ND --- --- Page 1 of 1 Table #1 Asbestos Summary Table Commercial Building 113 W Broadway Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 27 Wall texturing (exterior walls) Room A ND --- --- 28 Wall texturing (exterior walls) Room A ND --- --- 29 Wall texturing (exterior walls) Room A ND --- --- 30 Wall texturing (exterior walls) Room A ND --- --- 31 Wall texturing (exterior walls) Room A ND --- --- 32 Wall texturing (pebbled) Room A ND --- --- 33 Wall texturing (pebbled) Room A ND --- --- 34 Wall texturing (pebbled) Room A ND --- --- 35 Wall texturing (green) Room A ND --- --- 36 Wall texturing (green) Room A ND --- --- 37 Wall texturing (green) Room A ND --- --- 38 2' x 4' pinhole and fissure ceiling tile Room A ND --- --- 39 Tan caulking under sink Room F ND --- --- 40 9" x 9" tan floor tile Black mastic Tan/multi-colored tile Brown tile Room G ND 7% Chrysotile 8% Chrysotile 200 SF Category I Non -Friable 41 Tan wallpaper on brick Room A ND --- --- 42 Cellulose Attic (Preferred Title) ND --- --- 43 Plaster wall and ceiling Room J ND --- --- 44 Plaster wall and ceiling Room J ND --- --- 45 Plaster wall and ceiling Room J ND --- --- 46 Plaster wall and ceiling Room J ND --- --- 47 Plaster wall and ceiling Room J ND --- --- 48 Gypsum board with tape and oint com ound Room J ND --- --- 49 2' x 2' rough ceiling tile Room J ND --- --- Page 1 of 1 Table #1 Asbestos Summary Table Commercial Building 113 W Broadway Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 50 2' x 4' pinhole and fissure ceiling Room L ND --- --- tile 51 Yellow carpet adhesive Room I ND --- --- 52 Pink floor tile with black adhesive Room I ND --- --- under carpet) 53 Brown floor tile looking sheet Room L ND --- --- vinyl flooring 54 Tan floor tile looking sheet vinyl Room L ND --- --- flooring 9" x 9" gray floor tile Brown adhesive ND 55 Yellow adhesive Room J ND 200 SF Category I Non -Friable Gray tile 6% Chrysotile Brown felt ND 12" x 12" tan floor tile ND 56 Black mastic Basement 2% Chrysotile 50 SF Category I Non -Friable Beige tile 57 Tan penetration caulk on furnace Basement ND --- --- White corrugated pipe wrap 58-60 Black debris Basement ND 300 LF Friable Gray fibrous woven material ND Gray wrap 80% Chrysotile Black tar on drum One 55 - 61 Tan/multi-colored paper Basement ND Gallon Category II Non -Friable Black tar 15% Chrysotile Drum 62-64 White mag. pipe insulation Basement 23% Chrysotile, 15% Amosite 100 LF Friable White pipe insulation fittings 65-67 Off white fibrous woven material Basement ND 8 Fittings Friable with cream adhesive Gray fibrous material 80% Chrysotile 68-70 Blue mag. boiler insulation Basement 80% Chrysotile, 10% Amosite 50 SF Friable 71-73 Brown boiler insulation Basement 85% Chrysotile, 10% Amosite 50 SF Friable Page 1 of 1 Table #2 Lead -Based Paint Summary Table Commercial Building 113 W Broadway Street Monticello, MN Notes: Samples in Bold were determined to be asbestos containing by laboratory analysis ND = None Detected LF = Linear Feet SF = Square Feet Page 1 of 1 Table #2 Lead -Based Paint Summary Table Commercial Building 113 W Broadway Street Monticello, MN Sample Paint Description Location Result Identification NA NA NA NA Notes: No samples were collected Page 1 of 1 Table #3 Regulated Materials Inventory Commercial Building 113 W Broadway Street Monticello, MN Location Regulated Material Quantity Room A 2, 4' fluorescent bulbs 23 2, 4' ballasts 23 Breaker box 1 Hydraulic door closer 1 Exit sign with bulbs 2 Motion detector 1 Mercury thermostat 1 Room D 2, 4' fluorescent bulbs 2 2, 4' ballasts 2 Room E 2, 4' fluorescent bulbs 1 2, 4' ballasts 1 Room F 6 bulb fluorescent bulb ballast 1 Fluorescent bulbs 6 Room G Single bulb ballast 1 Fluorescent bulbs 1 Room H Exit sign with bulbs 1 Room I Single fluorescent bulb 1 Single bulb ballast 1 Lofted area Paint/primer cans, 1 gallon 9 Mortar, 1 gallon 1 Exit sign with bulbs 1 Paint buckets, 5 gallons 1 Room J 4, 8' fluorescent bulbs 17 4, 8' ballasts 17 4, 4' fluorescent bulbs 4 4, 4' ballasts 4 2, 8' fluorescent bulbs 12 2, 8' ballasts 12 Ceiling fans 2 Fire extinguisher 1 Exit sign with bulbs 1 Hydraulic door closer 1 Electrical meter 1 Breaker box 3 Fuse box 1 Main disconnect box 1 Electrical thermostat 1 Room K Fluorescent bulbs 3 3 bulb ballast 1 Room L Fluorescent bulbs 3 3 bulb ballast 1 Page 1 of 1 Table #3 Regulated Materials Inventory 113 W Broadway Street Monticello, MN Location Regulated Material Quantity Basement Single fluorescent bulbs 13 Single bulb ballasts 13 1, 8' fluorescent bulbs 7 1, 8' ballasts 7 2, 8' fluorescent bulbs 3 2, 8' fluorescent ballasts 3 Breaker box 2 Boiler 1 Water heater 1 Fuse box 2 Mini water heater 3 Unused radiators 2 Stain finish, 1 quart 1 HVAC systems 2 55-gallon drums 2 Electrical panels 7 Exterior A/C units 2 Water meter 1 Notes: All quantities are approximate APPENDIX A County Property Information Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 6/13/22, 10:43 AM Beacon - Wright County, MN - Report: 155010052060 Beacon Wright County, MN Summary Parcel ID 155010052060 Property 113 BROADWAY W Address MONTICELLO Sec/Twp/Rng 11-121-025 Brief Sect-11 Twp-121 Range-025 ORIGINAL PLAT MONTICELLO Lot-006 Block-052 LOT 6& E18FT 10INCHES OF LOT 5 BLK 52 EXTR DES TH PRT OF LT 5&6 Tax Description DES COM MOST ELY COR OF LT 6 TH N64D58'26"W ALG NELY LN 3.06FTTO OUTSIDE BLDG LN BEING POB TH S24D18'51"W ALG SD OUTSIDE BLDG LN .27FT TO BLDG COR TH N65D40'10"W ALG SD OUTSIDE BLDG LN 44FT TO BLDG COR TH N241318'51"E ALG SD OUTSIDE BLDG LN .81FTTO NELY LN OF SD LT5 TH S64D58'26"E ALG SD NELY LN OF ITS 5&644FTTO POB (Note: Not to be used on legal documents) Deeded Acres 0.00 Class 233 - (NON-HSTD) COMM LAND & BLDGS District (1101) 1101 CITY OF MONTICELLO 882 H School District 0882 Creation Date 01/01/0001 Note: Class refers to Assessor's Classification Used For Property Tax Purposes Valuation 2022 Assessment 2021 Assessment 2020 Assessment 2019 Assessment 2018 Assessment + Estimated Land Value $73,700 $72,100 $72,100 $72,100 $72,100 + Estimated Building Value $194,900 $186,900 $186,900 $181,900 $177,400 + Estimated Machinery Value $0 $0 $0 $0 $0 = Total Estimated Market Value $268,600 $259,000 $259,000 $254,000 $249,500 Taxation 2022 Payable 2021 Payable 2020 Payable 2019 Payable Estimated Market Value $259,000 $259,000 $254,000 $249,500 Excluded Value $0 $0 $0 $0 Homestead Exclusion $0 $0 $0 $0 = Taxable Market Value $259,000 $259,000 $254,000 $249,500 Net Taxes Due $5,822.00 $5,808.00 $5,774.00 $5,808.00 + Special Assessments $0.00 $0.00 $0.00 $0.00 = Total Taxes Due $5,822.00 $5,808.00 $5,774.00 $5,808.00 Change 0.24% 0.59% -0.59% 5.79% Taxes Paid Receipt# Receipt Print Date Bill Pay Year AmtAdj AmtWrite Off AmtCharge Amt Payment 1749417 4/18/2022 2022 $0.00 $0.00 $0.00 ($5,822.00) 1723113 10/8/2021 2021 $0.00 $0.00 $0.00 ($2,904.00) 1685566 5/4/2021 2021 $0.00 $0.00 $0.00 ($2,904.00) 1649419 10/12/2020 2020 $0.00 $0.00 $0.00 ($2,887.00) 1613274 5/11/2020 2020 $0.00 $0.00 $0.00 ($2,887.00) 1578388 10/15/2019 2019 $0.00 $0.00 $0.00 ($2,904.00) 1546535 5/15/2019 2019 $0.00 $0.00 $0.00 ($2,904.00) 1495288 10/11/2018 2018 $0.00 $0.00 $0.00 ($2,745.00) 1459353 5/11/2018 2018 $0.00 $0.00 $0.00 ($2,745.00) 1415458 10/11/2017 2017 $0.00 $0.00 $0.00 ($3,144.00) 1371910 5/8/2017 2017 $0.00 $0.00 $0.00 ($3,144.00) 1319603 10/6/2016 2016 $0.00 $0.00 $0.00 ($3,294.00) 1283970 5/13/2016 2016 $0.00 $0.00 $0.00 ($3,294.00) Sketches https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010052060 1 /2 6/13/22, 10:43 AM Beacon - Wright County, MN - Report: 155010052060 Sketch by Hp- Sk—h Map BAS1940 4896.0 sf 46 CAN1940 276.0 sf The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or surveying purposes. Wright County does not guarantee the accuracy of the information contained herein. User Privacy Policy GDPR Privacy Notice Last Data Upload: 6/13/2022, 9:26:40 AM Version 2.3.200 Developed by Schneider GE OSPAT IAL https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010052060 2/2 APPENDIX B Certifications Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Minnesot License Number: A This li Pursuant to Minnesota Statutes, section 144.99�th may be suspended or revoked for failure to conduct related work in compliance with applicable regula i lR .•:a...r R €,v Tn. Asbestos -related work must be conducted according to Minnesota Statutes, sections 326.70 to 326.81 and Minnesota Rules, parts 4620.000 to 4620.3724. Health February 8, 2022 Thomas R'Hogan, Director Environmental Health Division J` J. J` J.1. �. J` J.1` J.1` J.1;J.1` J.�� DEPARTMENTMINNESOTA authorizedhas WSB & ASSOCIATES INC. 701 XENIA AVE S�.l accordanceIn - •ta Statutes, section 144.9505and Minnesota' part 4761.2200, to• of - • CERTIFIED , , Expires: 03/02/2023 THIS CERTIFICATE IS NONTRANSFERABLE Hogan,License No: LF4361 , �.l `1 a Certificate No: 5LM12012117II Expiration Date: December], 2022 This is to certify that Luke Anderson has attended and successfully completed an ASBESTOS INSPECTOR INITIAL TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake ►S'tates Environmental, Ltd. n7 White Bear Lake, MN on November 29-December 1, 2021 Examination Date: December 1, 2021 Lake States Environmental, Ltd P. 0. Box 645, Rice Lake, WI54868 (800) 254-9811 Training Instructor Certificate No: 5LM02042205IR This is to certify that Expiration Date: February 4, 2023 Ryan G. Spencer has attended and successfully completed an ASBESTOS INSPECTOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. in Remotely Attended on February 4, 2022 Examination Date: February 4, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor Certificate No: 5LM05262206SR Expiration Date: May 26, 2023 This is to certify that Ryan Spencer has attended and successfully completed an ASBESTOS SUPER VISOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. by Remote Attendance on May 26, 2022 Examination Date: May 26, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor K I Certificate No: 5LM05192215PbRAR Issue Date: May 19, 2022 rr This is to certify that Ryan G. Spencer .A� 18921 Hinton Avenue, Lakeville, Minn. 55044 for successfully completing and passing the examination for the LEAD (Pb) RISK ASSESSOR ti REFRESHER TRAINING COURSE This training course is Approved by the State of Minnesota NIZ under Minnesota Rules, parts 4761.2000 to 4 761.2 700 and meets the requirements of 40 CFR 745.225, and Title X of the Toxic Substances Control Act (TSCA) conducted by -; Lake States Environmental, Ltd. by Remote Attendance on May 19, 2022 Examination Date: May 19, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, W1 54868 www.lakestates.com Bob Rogalla — Trainiv (800) 254-9811 Course Manager APPENDIX C Analytical Laboratory Reports Destructive ARM Assessment 113 W Broadway Street WSB Project No. 020348-000 Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf ti�ti eurofins Built Environment Reservoirs June 08, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 526673-1 020348-000 113 Broadway Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the National Voluntary Laboratory Accreditation Program (NVLAP), Lab Code 101896-0 for Transmission Electron Microscopy (TEM) and Polarized Light Microscopy (PLM) analysis and the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533 for Phase Contrast Microscopy (PCM) analysis. This laboratory is currently proficient in both Proficiency Testing and PAT programs respectively. Eurofins Reservoirs has analyzed the following samples for asbestos content as per your request. The analysis has been completed in general accordance with the appropriate methodology as stated in the attached analysis table. The results have been submitted to your office. RES 526673-1 is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Stephanie Schindler Jeanne Spencer President (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 —reilab.com (866) RESI-ENV Page 1 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 1 A Brown/black resinous material 100 ND 8 92 526673 - 2 A Black resinous material 100 ND 0 100 526673 - 3 A Gray caulk w/ brownish -pink paint 100 ND 0 100 526673 - 4 A Yellow adhesive 3 ND 0 100 B Black resinous material w/ colorless fibrous material 5 ND 30 70 C Black resinous material 92 ND 0 100 526673 - 5 A Tan wood 40 ND 95 5 B Brown felt w/ black tar 60 ND 80 20 526673 - 6 A Gray caulk 100 ND 0 100 526673 - 7 A Gray granular cementitious material w/ gray paint 100 ND 0 100 526673 - 8 A Gray granular cementitious material w/ gray paint 100 ND 0 100 526673 - 9 A Gray granular cementitious material w/ gray paint 100 ND 0 100 526673 - 10 A Gray granular cementitious material w/ gray paint 100 ND 0 100 526673 - 11 A Gray granular cementitious material w/ gray paint 100 ND 0 100 526673 - 12 A Gray granular cementitious material w/ gray paint 100 ND 0 100 526673 - 13 1 A Gray granular cementitious material w/ gray paint 100 1 NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 2 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 14 A Beige granular cementitious material w/ beige paint 45 ND 0 100 B Gray granular cementitious material 55 ND 0 100 526673 - 15 A Gray granular cementitious material 10 ND 0 100 B Beige granular cementitious material w/ beige paint 90 ND 0 100 526673 - 16 A Gray granular cementitious material 45 ND 0 100 B Beige granular cementitious material w/ beige paint 55 ND 0 100 526673 - 17 A Brown/tan fibrous resinous material 100 Chrysotile 7 0 93 526673 - 18 A Gray/multi-colored granular resinous material w/ beige 100 ND 0 100 paint 526673 - 19 A Silver cementitious material 20 ND 0 100 B Off white fibrous plaster 35 ND 30 70 C Gray cementitious material w/ colorless fibrous woven 45 ND 20 80 material 526673 - 20 A Black tar 45 ND 5 95 B Pink paper 55 ND 95 5 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 3 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 21 A White plaster 20 ND 0 100 B Beige/multi-colored resinous material 20 ND 0 100 C Beige granular plaster 60 ND 2 98 526673 - 22 A White plaster 15 ND 0 100 B Beige/multi-colored resinous material 20 ND 0 100 C Beige granular plaster 65 ND 1 99 526673 - 23 A White plaster 3 ND 0 100 B Beige granular plaster 97 ND 1 99 526673 - 24 A Beige granular plaster 100 ND 1 99 526673 - 25 A Beige granular plaster 100 ND 1 99 526673 - 26 A White joint compound 10 ND 0 100 B Cream/multi-colored paint w/ white compound 10 ND 0 100 C White compound w/ white paint 10 ND 0 100 D Cream tape 15 ND 95 5 E White/tan drywall 55 1 NDI 251 75 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 4 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 27 A White paint 3 ND 0 100 B Tan drywall 30 ND 95 5 C Off white/multi-colored paint w/ white compound 67 ND 0 100 526673 - 28 A White paint 3 ND 0 100 B Cream/multi-colored paint w/ white compound 97 ND 0 100 526673 - 29 A White paint 3 ND 0 100 B Cream/multi-colored paint w/ white compound 97 ND 0 100 526673 - 30 A White paint 3 ND 0 100 B Tan drywall 7 ND 95 5 C Cream/multi-colored paint w/ white compound 90 ND 0 100 526673 - 31 A Cream/multi-colored paint w/ white compound 100 ND 0 100 526673 - 32 A Cream fibrous material 10 ND 95 5 B Green/multi-colored granular material w/ clear adhesive 90 ND 0 100 526673 - 33 A Off white/cream fibrous material 8 ND 95 5 B Green/multi-colored granular material w/ clear adhesive 92 ND 0 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 5 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 34 A Off white fibrous material 5 ND 95 5 B Green/multi-colored granular material w/ clear adhesive 95 ND 0 100 526673 - 35 A Green/white compound 47 ND 0 100 B White/tan drywall 53 ND 25 75 526673 - 36 A Green/white compound 48 ND 0 100 B Tan/white drywall 52 ND 25 75 526673 - 37 A Green/white compound 45 ND 0 100 B White/tan drywall 55 ND 15 85 526673 - 38 A Beige/white ceiling tile 100 ND 65 35 526673 - 39 A Cream/off white caulk 100 ND 0 100 526673 - 40 A Black mastic 8 ND 0 100 B Tan/multi-colored tile 30 Chrysotile 7 0 93 C Brown tile 62 Chrysotile 8 0 92 526673 - 41 A Off white/multi-colored wallpaper w/ white compound 45 ND 55 45 B Cream/multi-colored adhesive 55 1 NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 6 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 42 A Grayish -off white insulation 100 ND 95 5 526673 - 43 A White/gray plaster 35 ND 0 100 B Gray granular plaster 65 ND 1 99 526673 - 44 A White/gray plaster 30 ND 0 100 B Gray granular plaster 70 ND 2 98 526673 - 45 A White plaster 15 ND 0 100 B Gray granular plaster 85 ND 1 99 526673 - 46 A Gray granular plaster 100 ND 2 98 526673 - 47 A Gray granular plaster 100 ND 2 98 526673 - 48 A Off white/tan drywall w/ brown paint 100 ND 10 90 526673 - 49 A Gray/white ceiling tile 100 ND 65 35 526673 - 50 A Gray/off white ceiling tile 100 ND 65 35 526673 - 51 A Orange adhesive 100 ND 0 100 526673 - 52 A Tan adhesive 15 ND 0 100 B Brown felt w/ black tar & brown adhesive 20 ND 85 15 C Pink tile 65 1 NDI 201 80 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 7 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 53 A Gray/multi-colored sheet vinyl 100 ND 0 100 526673 - 54 A Cream adhesive 5 ND 0 100 B Grayish -off white sheet vinyl w/ gray fibrous backing 95 ND 35 65 material w/ gray resinous material 526673 - 55 A Brown adhesive 6 ND 0 100 B Yellow adhesive 9 ND 0 100 C Gray tile 35 Chrysotile 6 0 94 D Brown felt 50 ND 90 10 526673 - 56 A Black mastic 6 ND 0 100 B Beige tile 94 Chrysotile 2 0 98 526673 - 57 A Grayish -off white/multi-colored caulk 100 ND 0 100 526673 - 58 A Black debris 1 ND 0 100 B Gray fibrous woven material 24 ND 95 5 C Gray wrap 75 1 Chrysotile 801 01 20 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 8 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 59 A Black debris 2 ND 0 100 B Gray fibrous woven material 18 ND 95 5 C Gray wrap 80 Chrysotile 80 0 20 526673 - 60 A Gray fibrous woven material 30 ND 95 5 B Gray wrap 70 Chrysotile 80 0 20 526673 - 61 A Tan/multi-colored paper 20 ND 95 5 B Black tar 80 Chrysotile 15 0 85 526673 - 62 A Off white fibrous woven material w/ cream adhesive 40 ND 90 10 B White fibrous plaster 60 Chrysotile 23 5 57 Amosite 15 526673 - 63 A Off white fibrous woven material w/ cream adhesive 45 ND 90 10 B White fibrous plaster 55 Chrysotile 18 5 57 Amosite 20 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 9 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 64 A Off white fibrous woven material w/ cream adhesive 40 ND 95 5 B White fibrous plaster 60 Chrysotile 20 5 60 Amosite 15 526673 - 65 A Off white fibrous woven material w/ off white adhesive 25 ND 90 10 B Gray fibrous material 75 Chrysotile 80 5 15 526673 - 66 A Off white fibrous woven material w/ off white adhesive 40 ND 90 10 B Gray fibrous material 60 Chrysotile 80 5 15 526673 - 67 A Off white fibrous woven material w/ off white adhesive 20 ND 90 10 B Gray fibrous material 80 Chrysotile 75 5 20 526673 - 68 A Gray fibrous material 10 Chrysotile 80 5 15 B Gray fibrous woven material w/ gray adhesive 20 ND 90 10 C White fibrous plaster 70 Chrysotile 22 5 63 Amosite 10 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 10 of 12 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 69 A Gray fibrous material 5 Chrysotile 75 5 20 B Yellow fibrous woven material w/ gray adhesive 10 ND 90 10 C White fibrous plaster 85 Chrysotile 27 5 58 Amosite 10 526673 - 70 A Gray fibrous material 5 Chrysotile 85 5 10 B White fibrous plaster 45 Chrysotile 15 5 73 Amosite 7 C Yellow fibrous woven material w/ gray adhesive 50 ND 90 10 526673 - 71 A Gray fibrous material 45 Chrysotile 85 5 10 B White fibrous plaster 55 Chrysotile 15 5 70 Amosite 10 526673 - 72 A White fibrous plaster 40 Chrysotile 15 5 65 Amosite 15 B Gray fibrous material 60 Chrysotile 85 5 10 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 11 of 12 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs GA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526673-1 WSB & Associates, Inc. 020348-000 113 Broadway June 01, 2022 EPA 600/R-93/116 - Short Report, Bulk Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526673 - 73 A White fibrous plaster 15 Chrysotile 20 5 60 Amosite 15 B Gray fibrous material 85 Chrysotile 85 5 10 526673 - 74 A Beige granular resinous material 100 1 ND 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. Ae,�7 Stephanle Schindler Analyst (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216-reilab.com (866) RESI-ENV Page 12 of 12 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CIA Manual i eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CIA Manual.pdf RES Job #: 526673 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 PLM Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348-000 ................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: 113 Broadway tederstuen@wsbeng.com (+ 3 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY ISTANDARD Air = A .......... -Dust._................ Bulk = B .........._ _....................................... ......... m a U d� .Q 0 c 3 nZ? + `ad ' - �$� i a = 3 a D Paint = P ..................................... Surface = SU Food F Soil = S .................................. Swab = SW CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD *PRIOR NOTICE REQUIRED FOR SAME DAYTAT a e[ i v°_ '• m ° o 4 a °+t ii ..................................... Tape = T .. •••••••••••••••••••••••••••••••••^••••••••••••••• .................................. .. Wipe = W ••••••••••••••••• Metals RUSH PRIORITY STANDARD O r p p c o`o Drinking Water = DWN aNvLLnr" y .......................................................... Waste Water =WW ..........only" 'Za Organics* SAME DAY RUSH PRIORITY STANDARD o o S d = LL - "' 02 . g a ` - ° • N 2 J: T; ASTM E1792 approved s wipe media MICROBIOLOGY LABORATORY HOURS: Weekdays: 8am - 5pm Viable Analysis** PRIORITY STANDARD E � i **TAT DEPENDENT ON SPEED OF MICROBIAL GROWTH a E ,n O LL: m 3 u E : 5 o: Medical Device Analysis RUSH STANDARD g } _ " 3 a; ` 00 0 9 "r a` °�� Mold Analysis RUSH PRIORITY STANDARD d c 0 3 o n x N N g= E w N *"Turnaround times establish a laboratory priority, subject to laboratory volume and are not m � z 3 o a o y �: N 6 x ° '0 ,; guaranteed. Additional fees apply for afterhours, weekends and holidays.— a a _ : '• m = � � J E 3 � w ° �' z w �' M. g rc ¢ o = 0 ° ': a °u, `: o 0 ' ox m ': °> Laboratory Analysis Special Instructions: a i �d�i ai o ��nri O:>ui 0,3 w: E m i U m E? mt m E : E Instructions # F Client Sample ID Number (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY 1 1 X B 2 2 X o..............o...... ` o...... o..................o...... ....................... o-.......o-....... ............ ........... o.............. B .......... ....... ...................................................... 3 3 ........ X e.............. e...... e...... a ..................a ...... ...................... o- ....... o-....... ...................................... B o- ......... ....... ...................................................... 4 4 ........e X ..............e......e......e..................e......a......................a.......a....... i i i i i i i i ...........a...........o- ... i ......B ... ....... ....... ...................................................... 5 5 X ; ...... ....... B 6 6 ...o .X. ..............o......o......o..................o......¢......................o-.......o-....... ........... o-........... o.............o-......... ....... ...................................................... 7 7 ......... X .............. e...... e...... e.................. e...... ¢...................... o-....... o-....... ........... o-........... e.............. B o-......... ....... ...................................................... 8 8 ......... X ..............e...... e...... e..................e......e......................e.......e....... ........... e...........o-.............. B e......... 9 9 ......... X ..............a...... ' e...... e..................e......a......................a.......a....... ......... ........... ... .. ... B ....... ....... ...................................................... 10 10 ......... X ............................ ` o..................o......o-...................... o-.......o-....... ........... o-...........o.............. B o-......... ....... ...................................................... 11 11 ........ X e.............. e...... e...... a ................... ...... ...................... o- ....... o-....... ........... o- ........... e.............. B o- ......... ....... ...................................................... 12 12 ........ X e.............. e...... e...... a .................. a ...... a...................... a ....... a....... ........... a ........... o-.............. B a ........ ....... ...................................................... 13 13 ........ X e.............. a...... e...... a .................. a ...... . ...................... a ....... a....... .. .... B ....... ....... ...................................................... EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall msitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: Tyler Pederstuen Date/Time: 05/31/2022 7:42:55 Sample Condition: Acceptable Received By: f�/- Miria Wolf Date/Time: 06/01/2022 14:02:13 Carrier: Fed -Ex (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 3 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf :tieurofins Res Job#: 526673 Submitted By: WSB & Associates, Inc. Client Sample ID Number 14 14 15 15 16 16 17 17 18 18 19 19 20 20 21 21 22 22 23 23 24 24 25 25 26 26 27 27 28 28 29 29 30 30 31 31 32 32 33 33 34 34 35 35 36 36 37 37 38 38 39 39 40 40 41 41 42 42 43 43 REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES ...........Air..-A........................Bulk........................... Dust = D Food = F +`-' J ' m ....... ....... .....¢....................................... Built Environment „ 3z �a Paint = P Soil = S Surface =.SU....... Swab =•SW : m or: :s°�� Tape =T Wipe =W Reservoirs v E _ i � i = E > > = 3 z` N _Drinking Water .= DW................... _: Oo� ` a€ WIN M rA m : _ of N IL - N N: ? E v o _ 3,2 ....................Wastewater ..... .. .. ... ........................ ASTM E1792 approved wipe media only** ; V_Q Ni Oj�jU' °_ am. @�2 d = i d 3o dA°s a n C m N m v i$ v i t i@ U N 9 Y o ii. i o$ vi m oaC7: d m' S = i Q O ? r `m t T o d w�j°� ` 3 N 6p O Uo d c'•O O�oo f c > w ' ' OT o tE Laboratory Analysis U O 4w £ x o E m" F Instructions (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 2 of 3 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf :tieurofins Res Job#: 526673 Submitted By: WSB & Associates, Inc. Client Sample ID Number 44 44 45 45 46 46 47 47 48 48 49 49 50 50 51 51 52 52 53 53 54 54 55 55 56 56 57 57 58 58 59 59 60 60 61 61 62 62 63 63 64 64 65 65 66 66 67 67 68 68 69 69 70 70 71 71 72 72 73 73 REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES ...........Air..-A........................Bulk........................... Dust = D Food = F +`-' J ' m ....... ....... .....¢....................................... Built Environment „ 3z �a Paint = P Soil = S Surface =.SU....... Swab =•SW : m or: :s°�� Tape =T Wipe =W Reservoirs v E _ i � i = E > > = 3 z` N _Drinking Water .= DW................... _: Oo� ` a€ WIN M rA m : _ of N IL - N N: ? E v o _ 3,2 ....................Wastewater ..... .. .. ... ........................ ASTM E1792 approved wipe media only** ; j U: rl N i i 2 d i OU °_ Q amu. y@ d = ii i d 3o dA°s a n C m N m v i$ v i t i@ U N 9 Y o ii. i o$ vi m oaC7: d m' S = i Q O ? r `m t T o d w�j°� ` 3 N 6p O Uo d c'•O O�oo f c > w ' ' OT o tE " Laboratory Analysis U O 4w £ x o E m" F Instructions (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 3 of 3 https:/tclients.rellab.com 52bui3 WSB 701 Xenia Avenue South, Suite 300 Minneapolis, Minnesota 55416 Phone (763) 541-4800 Fax (763) 541-1700 Asbestos Sample Chain of Custody Form WSB Project Number. 0 U �'`) V - GAO Project Name: //I/J �Gi k.+'— I �3 i3rbu% c / Date Sampled: Number of Samplers Signatures: 1 Project Manager and Phone Number: %EJ r r ' (r/ Asbestos Inspector and Phone Number. 'I r r. h �• 1 jl �^� Laboratory Instructions: Analyze for percent asbestos by PLM. Analyze samples progressively until greater than 1% asbestos. If results are between 1% and 4% asbestos, contact Project Manager or Asbestos Inspector for possible point count authorization, Provide a composite percentage on all > I%asbestos drywall systems *Please email results to 'i " ws '.com rs encer:¢wsben .cornn +tsc Aw be . o ayabeng,gm toederstuena sbena.com 1 T�I Laboratory Turnaround Time: Samples Shipped By: Relinquished By: Received By: Relinquished By: Received Bv: Equal Oppormniry Employer wsxrgmm � t "(/(I L '" r Project Number () t ;-j) ((( )) Address II P„c,d� ry WS% �,' �i/0 40 Date S/^ /� Page of Sample Number Code Material Description Sample Location oca Friable Y/N YIN* Condition Potential Damage 1 �L I" ro S},AIL- C 4 iU V' D SD N D SD 2 �,r1 N D SD 3 yS PAL rWwk N D SD q,( / r P_ N D SD S ; i �T rIV S�-•k`5 W/ {rat}(}S �'i 9iL'I rDSD N D SD6 - 3 /�)i;�Nd � (c„ji N D SD S I IIIO N D SD g D SD N D SD g D SD N D SD 10 D SD N D SD 11 D SD N D SD 12 11, D SD N D SD 13 D SD N D SD 14 J7-a-(�� Sl"f 0 D 5D N D SD 15 D SD N D SD I6 D SD N D SD II Cfh\ Set. G,I( N D SD N D SD k/ D SD N D SD FT III; Floor tile CTM= Ceiling Tile Mastic CA Carpet Adhesive SVF = Sheet Vinyl Flooring AS = Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt GB/T&1C=GBw/ tape and joint compound •- Friable during demolition GB=Gypsum Board P = Plaster TP = Troweled Plaster ST=Stucco CL- Caulking BC=Base Cove TSI= Thermal Systems Insulation Project �j s, wsb l'j Date Page of Sample Number Code Material Description Sample Location Friable { YV/N Y/JN Condition Potential Dama e 19 Fi' I li, X)J,` cicr l/('Jy( F7 PI-rv'/'1 (•-� n(L!r H 1 'I D SD N D SD IIJJ Mi"IC2 f HV1�)I'li(cJL�iY/J..1N ,yidl (Io I):.,,., .I ^I '1/ nl luvsF21N N D SD_'�'r20 D SD 22 rDD N D SD 23N D SD24N I25 D SD I N D SD D SD N D SD JFF 27 ry, lr vY(1 jl (r x$v:� � al��r..•II D SD N D SD ZB D SD N D SD 29 t, D SD N D SD 30 D SD N D SD 31 I D SD N D SD ,p 32 hy5C- 1� w'II i^1y /y\' Rro� __... 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A N D SD 42 1`yr�11 Ir(r Pii(! fr F.or, 143 N D SD pa�a Wr(f (Z oo,t., r)N D SD 40N D SD 45 N D SD N D SD 46 D SD N D SD 47 D SD N D SD �48 i1t. _ r D SD N D SD 49 fl_ - � li i D SD N D SD r so 0- 3 I f*-I P,i' I' -�. �" t `I rr .. / DSD N DSD 51 r ry D SD N D SD 52 3 1' ( I D SD N D SD ell r% r 53 , / - 1 jj l)(^--'(l I(A jj ro r'n r D SD N D SD 54 Sv %- �C,- rj �rak ;,n. e.1L D 50 N DSD FT = Floor tile CFM � Ceiling Tile Mastic CA= Carpet Adhesive SVF= Sheet Vinyl Flooring AS= Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt GB/T&JC =GB w/ tape and joint compound ' = Friable during demolition GB = Gypsum Board P=Plaster TP= Troweled Plaster ST=Stucco CL=Caulking BC= Base Cove TSI =Thermal Systems Insulation Project �A SO' 56 Ws ` Date Page '— of Sample Codc Mufcrial Dcncriplion Suropk Iwwntimr Friable YINY/N* Condition Potential al Damage I1r-'S �'�'� y�ryry '�Ilf ��f I�IT 1-/�(17',Ffy.�! p I/7-�/',;' - ri rGv�J � l DSD NDSD SF 56 Ft_ S WA) hw ' F1 '° G.�/< �.,c-Tth-.r ,- N SD N D SD' 57 CL — 7 i(n �'f.-;u, a,:, p.lf G-�'iulhur V @ D SD N D SD Lt 58 T 15� � w r (U(ft5 HYt1 ')r ,i j ryd �' I D SD N D SD 59 D SD N D SD 60 N D SD N D SD 61 hill_ I tj^& (04 didiv, � !�; N D SD .� 62 �Sr-�. y(1�4r �� sf_I ps "� N D SD 63N D SD 64 rDSD N D SD.65 �5tt�1�ijc �P� b N 0 SD 66 N D SD 67 D SD N D SD F 68 ! .-�� 1 I t�lv< hvFj •✓�v. J � tn-• SI,� I D SD N D SD 69 f D SD N D 50 70 D SD N D SD 71 { �S.j - S oar in5..11o{k� �(i D SD N D SD 72 N D SD N D SD FT=Floor tile CTM= Ceiling Tile Mastic CA= Carpet Adhesive SVF= Sheet Vinyl Flooring AS= Acoustical Spray RFL= Roof Flashing RFF = Roofing Felt GB/T&.IC = GB w/ tape and joint compound ' = Friable during demolition GIB Gypsum Board P=Plaster TP= Troweled Plaster ST = Stucco CL = Caulking BC= Base Cove TS1 = Thermal Systems Insulation Project wsb Date Page ! of $ Sample Number Code Material Description Sample Location Friable * Y/N Y/N Condition Potential Damage D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD N D SD FT=Floor file CTM= Ceiling Tile Mastic CA=Carpet Adhesive SVF= Sheet Vinyl Flooring AS= Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt GB/T&JC=GBw/ tape andjoint compound •= Friable during demolition GB=Gypsum Board P=Plaster TP=Troweled Plaster ST- Stucco CL- Caulking BC - Base Cove TSI- Thermal Systems Insulation Project Number. wsb'' Page of CTM= Ceiling Tile Mastic CA=Carpet Adhesive SVF= Sheet Vinyl Flooring AS = Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt BC = Base Cove GB/T&JC 7 GB w/ tape and joint compound "= Friable during demolition GB=Gypsum Board FT=Floor tile TP=Troweled Plaster P=Plaster CL=Caulking ST=Stucco TSI =Thermal Systems Insulation DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSME COMMERCIAL BUILDING 101 & 107 W BROADWAY STREET I MONTICELLO, MN 55362 JUNE 17, 2022 Prepared for: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 WSB PROJECT NO. 020348-000 wsb DESTRUCTIVE ASBESTOS AND REGULATED MATERIALS ASSESSMENT COMMERCIAL BUILDING 101 and 107 W BROADWAY STREET MONTICELLO, MN 55362 For: CITY OF MONTICELLO 505 WALNUT STREET MONTICELLO, MN 55362 June 17, 2022 Prepared by: wsb Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Title Page CERTIFICATION The report was prepared by: Luke Anderson Date: June 17, 2022 Title: Environmental Scientist Ryan Spencer, CHMM Date: June 17, 2022 Title: Director of EIR Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Certification TABLE OF CONTENTS TITLE PAGE CERTIFICATION TABLE OF CONTENTS 1. Executive Summary ............................ 2. Introduction ......................................... 3. Limitations ........................................... 4. Methods ............................................... 4.1 Asbestos Sampling .................. 4.2 Lead -Based Paint Sampling .... 4.3 Regulated Materials Inventory. 5. Results ................................................. 5.1 Asbestos .................................. 5.2 Lead -Based Paint .................... 5.3 Regulated Materials ................. 6. Conclusions and Recommendations 6.1 Asbestos Containing Materials 6.2 Lead -Based Paint .................... 6.3 Other Regulated Materials....... 6.4 Items of Environmental Note ... 7. Standard Care and Qualifications ..... LIST OF FIGURES Figure 1 — Property Aerial Figure 2 (A-C) — Sample Location Maps LIST OF TABLES Table 1 — Asbestos Summary Table Table 2 — Lead -Based Paint Summary Table Table 3 — Regulated Materials Inventory LIST OF APPENDICES Appendix A — County Property Information Appendix B — Certifications Appendix C — Analytical Laboratory Reports ................................................1 ................................................1 oil i ..........................................................................3 ..........................................................................3 ..........................................................................3 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................4 ..........................................................................5 ..........................................................................5 4� Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Table of Contents Executive Summary WSB was retained by the City of Monticello (Client) to conduct a Destructive Asbestos and Regulated Materials (ARM) Assessment for the commercial property located at 101 and 107 W Broadway Street in Monticello, Minnesota (Property). The purpose of the Destructive ARM Assessment is to identify asbestos and other regulated materials using destructive sampling methods that will require special management prior to or during demolition. The Property buildings were unoccupied at the time of the Destructive ARM Assessment on May 11, 2022. A summary of the assessment results is provided below: Regulated Material Identified Details Asbestos Yes Section 5.1 and Table 1 Lead -Based Paint No* Section 5.2 and Table 2 Other Materials Yes Section 5.3 and Table 3 *Lead was identified in the paint sample analyzed at a concentration below 0.5% by weight. 2. Introduction WSB was retained by the Client to conduct a Destructive ARM Assessment at the Property buildings. The Property includes one two-story commercial and residential building with a crawl-space/cellar below the western portion of the building and a paved parking lot. An aerial image of the Property is included as Figure 1. Property information from Wright County is included as Appendix A. WSB understands the Client intends to demolish the Property building to facilitate future redevelopment. No mechanical plans, as -built drawings or other construction related documents were provided to WSB. The work performed as part of this assessment was completed to meet the following objectives: • Use of destructive sampling techniques to identify and sample suspect asbestos -containing materials (ACM) that will be disturbed during demolition activities. • Identify friable and non -friable ACM at the Property as defined by the United States Environmental Protection Agency (EPA), Minnesota Pollution Control Agency (MPCA), and the Minnesota Department of Health (MDH). • Identify and sample LBP at the Property on materials that are likely to be recycled prior to or during demolition. • Inventory regulated materials that may require special handling and management prior to or during demolition. This Destructive ARM Assessment was performed for the benefit of the Client. No additional party may rely upon this information without written authorization by WSB. 3. Limitations The ARM assessment was completed in general conformance with the WSB's scope and cost dated April 19, 2022. WSB did not access electrically charged units or below grade areas which may include waterproofing materials, utilities, service lines, or fill materials. No other limitations were encountered during the assessment. Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Page 1 All quantities in this assessment are estimations and should not be considered exact measurements when used for obtaining abatement bids. Any materials not identified in this assessment should be assumed to contain asbestos and/or LBP unless proven otherwise by sampling. 4. Methods 4.1 Asbestos Sampling The asbestos assessment was conducted using destructive sampling methods to identify building materials suspected of containing asbestos. The inspection team selected representative areas to perform an intrusive evaluation of void spaces and sublayers of building materials (flooring, walls, ceilings, roofing, etc.) at the Property buildings. Such inspections were made by creating an opening of sufficient size to determine the presence, condition, and estimated quantity of suspect ACM. Suspect ACM was categorized into homogeneous -material types, or a material that has the same visual appearance (same color, texture, and pattern) and appears to have been applied or constructed during the same general time. Materials were further categorized as either friable or non -friable. Friable materials are those that when dry can be crushed, pulverized, or reduced to a powder by hand pressure. Category I non -friable ACM includes asbestos -containing packings, gaskets, resilient floor coverings, and asphalt roofing products containing greater than one percent asbestos. Category II non -friable ACM includes any material that is not a friable ACM or category I non -friable ACM. Samples of homogeneous -material types were collected at random locations and sealed in polyethylene bags. Materials were wetted prior to sampling to minimize fiber/dust release to the environment. Generally, at least a single sample of a homogeneous material was collected to represent the material type. Samples from each homogeneous material type were analyzed until positive. That is, once a sample in a set meets the EPA definition for ACM of greater than one percent asbestos, the homogeneous -material type is assumed to contain asbestos and other samples in the set are not analyzed. Asbestos samples were analyzed using polarized light microscopy in accordance with the EPA Analytical Protocol Method (EPA 600/R-93-116, July 1993) by Eurofins Reservoirs Environmental Services, Inc. laboratory located in Denver, Colorado (Reservoirs). Reservoirs is accredited by the National Voluntary Laboratory Accreditation Program, Laboratory Code 101896-0 and participates in the American Industrial Hygiene Association Bulk Asbestos Quality Assurance Program, Laboratory ID 101533. Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. Asbestos sample collection and building material assessments were conducted by MDH certified asbestos inspectors who have completed EPA approved training courses and subsequent yearly refresher training courses. Asbestos certifications are included in Appendix B. 4.2 Lead -Based Paint Sampling Limited paint sampling was conducted at the Property to identify LBP on materials that are likely to be recycled prior to or during demolition. The limited paint sampling was not intended to characterize all painted or coated surfaces at the Property. Further, the limited paint sampling was not intended to satisfy Occupational Safety and Health Administration (OSHA) assessment requirements or Housing and Urban Development (HUD) guidelines. Samples were analyzed using flame atomic absorption spectrophotometry by Reservoirs, Denver, Colorado. Reservoirs is accredited for the analysis of environmental lead by the AIHA (LAB ID No. 101533) and participates in the Environmental Lead Laboratory Analytical Program (ELLAP). Paint chip samples collected were analyzed by EPA Method SW-846 3005A/Flame AA (7420). Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Page 2 4.3 Regulated Materials Inventory A walk-through reconnaissance of the Property was conducted to inventory and quantify regulated materials that will require special handling and/or disposal prior to or during demolition. These materials include, but are not limited to, hazardous substances, petroleum products, PCB - containing light ballasts, mercury -containing lights and switches, and refrigerants. 5. Results 5.1 Asbestos Per current state and federal regulations, an ACM is defined as any material containing greater than one percent asbestos by volume. This inspection identified 31 homogeneous materials at the Property. A total of 45 samples were collected during the inspection and analyzed for asbestos content. The following materials were identified as ACM: Friable ACM • White pipe wrap (Samples 33-35), located in the cellar, approximately 10 linear feet. This material is in good condition. Category I Non -Friable ACM • Black fibrous roof tar (Sample 3), located on the side roof, approximately 110 square feet. This material is in good condition • Black asphalt roof tar (Sample 4), located on the side roof, approximately 700 square feet. This material is in good condition. Category II Non -Friable ACM • White window glazing (Sample 41), located in apartment room D, on 3 window units. This material is in significantly damaged condition. Point Count Analysis Samples 38, 39, 43, and 45 were reanalyzed using the point count method (1,000 points). Per an EPA determination letter dated January 31, 2007, point count results can be rounded to the nearest percent. Samples 38 and 45 have an asbestos concentration of 1.00% and are not regulated since they are not greater than 1 %. Samples 39 and 43 are considered non -regulated due to rounding with asbestos concentrations of 1.25%. These samples are rounded down to 1 %, which is not greater than 1 % and therefore not regulated. Asbestos sample locations are depicted on Figure 2 A-C. Asbestos sample results are summarized in Table 1. Laboratory analytical results are included as Appendix C. 5.2 Lead -Based Paint Per current regulatory definitions, LBP is defined as paint, shellac, or other coating containing lead concentrations equal to or greater than 1.0 milligram per cubic centimeter (mg/cm2) when using an X-ray fluorescence (XRF) instrument or 0.5 percent (0.5%) lead by weight using accepted laboratory analytical methods. Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Page 3 One paint chip sample was collected at the Property and analyzed for lead content. The paint sample (P-1) included one red paint chip from the concrete floor. The sample was not LBP. The lead paint sample location is identified on Figure 2. Lead paint sample results are summarized in Table 2, and a copy of the laboratory analytical report is included in Appendix C. 5.3 Regulated Materials A walk-through reconnaissance of the Property was conducted to inventory regulated materials and/or materials with special handling or disposal requirements prior to demolition. The inventory identified various regulated materials. The regulated material inventory for the Property is summarized in Table 3. 6. Conclusions and Recommendations WSB provides the following conclusions and recommendations pertaining to the asbestos and regulated materials identified at the Property: 6.1 Asbestos Containing Materials Friable, Category I non -friable, and Category II non -friable ACM were identified at the Property (see Table 1). A MPCA/MDH Notification of Asbestos Related Work is required to be submitted prior to demolition of the Property buildings. The National Emission Standards for Hazardous Air Pollutants (NESHAP) and state regulatory agencies require the proper removal and disposal of all friable and non -friable ACM which has the potential to become friable prior to renovation and/or demolition activities. Further, MDH requires notification prior to the removal/disturbance of any regulated asbestos -containing material (RACM) greater than 160 square feet, 260 linear feet, or 35 cubic feet. A RACM is defined as any friable ACM; any category I non -friable ACM that may become friable if subjected to sanding, grinding, cutting, or abrading; or any category II non -friable ACM that will become or has become friable by renovation or demolition activities. Certified workers performing the abatement should comply with all state, local, and federal regulations. The demolition contractor and all other personnel conducting work at the Property buildings should be notified as to the presence of ACM and other potentially hazardous materials identified in this report. Any materials suspected of containing asbestos that are not identified in this report should be assumed to contain asbestos unless proven otherwise by sampling. 6.2 Lead -Based Paint Based on the limited paint sampling results, no LBP was identified at the Property (see Table 2). OSHA regulates the demolition, salvage, removal, encapsulation, and other activities which can potentially expose workers to lead paint or lead -containing coatings (29 CFR 1910.1025 and 29 CFR 1926.62). The OSHA standards apply to all paint and other coatings containing lead in any detectable concentration. Exposure monitoring will apply to any employees conducting work activities at the Property that will impact any paint that contains lead. Workers disturbing Property paint should use appropriate personal protective equipment to reduce exposure to lead paint. It is the Property owner's and/or managing contractor's responsibility to communicate the presence of lead in paint to any person or contractor who may impact it. Untested painted concrete from structures built before 1978 may not be used as fill or recycled for use as aggregate without a case -specific beneficial use determination from the MPCA. Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Page 4 6.3 Other Regulated Materials Regulated materials that may require special handling, management, and disposal considerations were identified at the Property (see Table 3). Handling, recycling, and/or disposal of special wastes and regulated materials should be conducted in accordance with local, state, and federal regulations. Refer to the state regulatory agency or local rules for the proper management of the regulated materials identified in this report. 6.4 Items of Environmental Note No additional items of environmental note. 7. Standard Care and Qualifications Services performed by WSB have been conducted in accordance with generally recognized industry standards and current MPCA and MDH guidelines, where applicable. The services performed by WSB have been conducted with the level of care and skill ordinarily exercised by reputable members of the profession, practicing in the same locality under similar budget and time constraints. No other warranty is made or intended. Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Page 5 FIGURES Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Figures wsb Destructive Asbestos and Regulated Materials Assessment Commercial Building 101 & 107 W Broadway St., Monticello, MN 55362 A N Figure 1 — Property Aerial 10 15 11 Not to scale Print in color wsb Main Floor/Cellar Destructive Asbestos and Regulated Materials Assessment Commercial Building 101 & 107 W Broadway St., Monticello, MN 55362 14 Figure 2A- Sample Location Map - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) - Non-LBP Sample Location (<0.5% Lead) Not to scale Print in color wsb Attic 29 • Destructive Asbestos and Regulated Materials Assessment Commercial Building 101 & 107 W Broadway St., Monticello, MN 55362 Figure 2 B- Sample Location Map - Non -ACM Sample Location (<1 % Asbestos) - ACM Sample Location (>1 % Asbestos) - Non-LBP Sample Location (<0.5% Lead) Apartment 39 C 43 • 38 • Z 41 B • D 40 • 44 • 45 • A 37 • Not to scale Print in color Destructive Asbestos and Regulated Materials Figure 2C - Sample Location Map Assessment - Non -ACM Sample Location (<1 % Asbestos) Wsb L - ACM Sample Location (>1 %Asbestos) Commercial Building - -Non-LBP Sample Location (<0.5% Lead) 101 & 107 W Broadway St., Monticello, MN 55362 TABLES Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Tables Table #1 Asbestos Summary Table Commercial Building 101 and 107 W Broadway Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 1 Black asphalt roof tar Main roof ND --- --- 2 Black stick-up tar Main roof ND --- --- 3 Black fibrous roof tar Black granular material Black fibrous material Gray/black fibrous tar Side roof ND ND 11% Chrysotile ND 110 SF Category I Non -Friable 4 Black asphalt roof tar Side roof 12% Chrysotile 700 SF Category I Non -Friable 5 Black stick-up tar Side roof ND --- --- 6 Black seam caulk Side roof ND --- --- 7 Tan seam caulk Side roof ND --- --- 8 Stucco Exterior ND --- --- 9 Stucco Exterior ND --- --- 10 Stucco Exterior ND --- --- 11 Stucco Exterior ND --- --- 12 Stucco Exterior ND --- --- 13 Stucco Exterior ND --- --- 14 Stucco Exterior ND --- --- 15 Gray wall caulk Exterior ND --- --- 16 Gray window glazing Exterior ND --- --- 17 Black window glazing Exterior ND --- --- 18 Gray window caulk Exterior ND --- --- 19 White penetration caulk Exterior ND --- --- 20 Yellow carpet adhesive Room A ND --- --- 21 12" x 12" brown ceramic floor tile Room A ND --- --- 22 12" x 12" floor tile looking sheet vinyl flooring Room F ND --- --- 23 White floor filler Room H ND --- --- Page 1 of 1 Table #1 Asbestos Summary Table Commercial Building 101 and 107 W Broadway Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 24 Gypsum board with tape and joint Room A ND --- --- compound 25 Plaster wall and ceiling Room A ND --- --- 26 Plaster wall and ceiling Room A ND --- --- 27 Plaster wall and ceiling Room A ND --- --- 28 Pink gypsum board with tape joint Room E ND --- --- and compound 29 Cellulose Attic ND --- --- 30 2' x 4' white pinhole and fissure Room C ND --- --- ceiling tile 31 2' x 4' white pinhole ceiling tile Room B ND --- --- 32 Yellow adhesive under wood Room C ND --- --- boards 33 White corrugated pipe Cellar 63% Chrysotile Friable insulation White corrugated pipe insulation ND 34 Tan/off white fibrous woven Cellar Friable material 63% Chrysotile 10 LF Off white fibrous material White corrugated pipe 35 insulation Cellar ND Friable Beige fibrous woven material 63% Chrysotile Off white fibrous material 36 1' x 1' white ceiling tile Room A ND --- --- 37 Plaster walls and ceiling Apartment — Room A ND --- --- Plaster walls and ceiling 38 Beige layer Apartment — Room B 1.00%* Chrysotile --- --- Tan/off white layer ND Plaster walls and ceiling 39 Beige layer Apartment — Room C 1.25%* Chrysotile --- --- Tan/off white layer ND Page 1 of 1 Table #1 Asbestos Summary Table Commercial Building 101 and 107 W Broadway Street Monticello, MN Sample Number Material Description Location Result Quantity Classification 40 2' x 4' fissure ceiling tile Apartment — Room B ND --- --- 41 White window glazing Apartment — Room D 19% Chrysotile 3 Windows Category II Non -Friable 42 Brown carpet adhesive Apartment — Room D ND --- --- Ceiling texture 43 Beige layer Apartment — Room B 1.25%* Chrysotile --- --- Tan colored paint ND Ceiling texture 44 Beige layer Apartment — Room B Trace Chrysotile --- --- Tan colored paint ND Ceiling texture 45 Beige layer Apartment — Room B 1.00%* Chrysotile --- --- Tan colored paint ND Notes: Samples in Bold were determined to be asbestos containing by laboratory analysis ND = None Detected LF = Linear Feet SF = Square Feet * = Analyzed by Point Count Page 1 of 1 Table #2 Lead -Based Paint Summary Table Commercial Building 101 and 107 W Broadway Street Monticello, MN Sample Paint Description Location Result Identification P-1 Red Main floor concrete floor 0.0086% Notes: The samples were determined not to be lead -based paint by laboratory analysis Page 1 of 1 Table #3 Regulated Materials Inventory Commercial Building 101 and 107 W Broadway Street Monticello, MN Location Regulated Material Quantity Room A 4, 4' fluorescent bulbs 4 4, 4' ballasts 4 Hydraulic door closer 3 Single fluorescent bulbs 2 Single bulb ballast 2 Room B 4, 4' fluorescent bulbs 8 4, 4' ballasts 8 Hydraulic door closer 1 Electric thermostat 1 Room C Hydraulic Door closer 1 Electric thermostat 1 Smoke detector 1 4, 4' fluorescent bulbs 5 4, 4' ballasts 5 Single fluorescent bulbs 3 Single bulb ballasts 3 Window A/C unit 1 Mercury thermostat 1 Heating/cooling unit 1 Breaker box 2 Room D 4, 4' fluorescent bulbs 2 4, 4' ballasts 2 Room E 4, 4' fluorescent bulbs 2 4, 4' ballasts 2 Room F Fluorescent bulbs 4 4 bulb ballast 1 Small water heater 1 Room G Fluorescent bulbs 4 4 bulb ballast 1 Hand soap, 50 oz. 1 Room H Fluorescent bulbs 1 Single bulb ballast 1 Ice melt salt, 50 lbs. 1 Room 1 4, 4' fluorescent bulbs 3 4, 4' ballasts 3 Fluorescent bulbs 2 Single bulb ballast 2 Garage door opener with bulbs 1 Motion sensor 1 Vacuum 1 Room J 4, 4' fluorescent bulbs 3 Page 1 of 1 Table #3 Regulated Materials Inventory 101 and 107 W Broadway Street Monticello, MN Location Regulated Material Quantity 4, 4' ballasts 3 Room K 4, 4' fluorescent bulbs 2 4, 4' ballasts 2 2, 8' fluorescent bulbs 1 2, 8' ballasts 1 Fiber net box 2 Backup power box 3 Electrical panel 2 Fuse box 1 Breaker box 2 Master power 1 Electrical time switch 1 Cellar Week killer, 1.33 gallon 1 Small electrical switch 2 Attic Breaker box 1 Furnace 1 Fluorescent bulbs 7 Single bulb ballasts 7 Apartment — Room A Fluorescent bulbs 1 Single bulb ballast 1 Window A/C unit 1 Water heater 1 Heating unit 1 Mercury thermostat 1 Apartment — Room B Fluorescent bulbs 2 2 bulb ballast 1 Heating unit 1 Apartment — Room C Fluorescent bulbs 2 2 bulb ballast 1 Unused 4' fluorescent bulbs 2 Unused ceiling fan 1 Paint buckets, 2 gallons 2 Paint cans, 1 gallon 5 Apartment — Room D Fluorescent bulbs 1 Single bulb ballasts 1 Compact water heater 1 Stairway Paint can, 1 gallon 1 Fluorescent bulbs 2 Single bulb ballast 2 Notes: All quantities are approximate APPENDIX A County Property Information Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 6/13/22, 10:43 AM Beacon - Wright County, MN - Report: 155010052070 ;Beacon Wright County, MN Summary Parcel ID 155010052070 Property Address 107 BROADWAY W MONTICELLO Sec/Twp/Rng 11-121-025 Brief Tax Description Sect-11 Twp-121 Range-025 ORIGINAL PLAT MONTICELLO Block-052 SELY16.50FT OF SWLY90FT OF LT8BLK52 (Note: Not to be used on legal documents) Deeded Acres 0.00 Class 958 - (NON-HSTD) MUNICI PAL PUB -OTHER District (1101)1101 CITY OF MONTICELLO 882 H School District 0882 Creation Date 01/01/0001 Note: Class refers to Assessor's Classification Used For Property Tax Purposes Valuation 2020 Assessment 2019 Assessment 2018 Assessment + Estimated Land Value $14,100 $14,100 $14,100 + Estimated Building Value $45,900 $41,200 $41,200 + Estimated Machinery Value $0 $0 $0 = Total Estimated Market Value $60,000 $55,300 $55,300 Taxation 2022 Payable 2021 Payable 2020 Payable 2019 Payable Estimated Market Value $60,000 $60,000 $55,300 $55,300 Excluded Value $0 $0 $0 $0 Homestead Exclusion $0 $0 $0 $0 = Taxable Market Value $0 $60,000 $55,300 $55,300 Net Taxes Due $0.00 $1,700.00 $1,604.00 $1,660.00 + Special Assessments $0.00 $0.00 $0.00 $0.00 = Total Taxes Due $0.00 $1,700.00 $1,604.00 $1,660.00 Change -100.00% 5.99% -3.37% 4.80% Taxes Paid Receipt # Receipt Print Date Bill Pay Year Amt Adj Amt Write Off Amt Charge Amt Payment 1684275 4/30/2021 2021 $0.00 $0.00 $0.00 ($1,700.00) 1642465 9/16/2020 2020 $0.00 $0.00 $0.00 ($802.00) 1625041 5/15/2020 2020 $0.00 $0.00 $0.00 ($802.00) 1565004 9/24/2019 2019 $0.00 $0.00 $0.00 ($830.00) 1539611 5/13/2019 2019 $0.00 $0.00 $0.00 ($830.00) 1495901 10/11/2018 2018 $0.00 $0.00 $0.00 ($792.00) 1459595 5/11/2018 2018 $0.00 $0.00 $0.00 ($792.00) 1427667 10/19/2017 2017 $0.00 $0.00 $0.00 ($810.00) 1390066 5/17/2017 2017 $0.00 $0.00 $0.00 ($810.00) 1334104 10/17/2016 2016 $0.00 $0.00 $0.00 ($851.00) 1295259 5/18/2016 2016 $0.00 $0.00 $0.00 ($851.00) Sketches https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010052070 1 /2 6/13/22, 10:43 AM Beacon - Wright County, MN - Report: 155010052070 17 Sketch by Hp., Map The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or surveying purposes. Wright County does not guarantee the accuracy of the information contained herein. User Privacy Policy GDPR Privacy Notice Last Data Upload: 6/13/2022, 9:26:40 AM Version 2.3.200 Developed by Schneider GE OSPAT IAL https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=l55010052070 2/2 6/13/22, 10:42 AM Beacon - Wright County, MN - Report: 155010052090 Beacon Wright County, MN Summary Parcel ID 155010052090 Property 101 BROADWAY W Address MONTICELLO Sec/Twp/Rng 11-121-025 Brief Sect-11 Twp-121 Range-025 ORIGINAL PLAT MONTICELLO Lot-009 Block-052 LTS9&10BLK52EX BEG NELY COR OF LT10TH SLYALG SELY LN36FTTH Tax Description WLYTOPTONNWLYLNOFLT1036FTOFNWLYCORTHNLYTONWLYCORTHELYTOPOB (Note: Not to be used on legal documents) Deeded Acres 0.00 Class 958-(NON-HSTD)MUNICIPAL PUB -OTHER District (1101) 1101 CITY OF MONTICELLO 882 H School District 0882 Creation Date 01/01/0001 Note: Class refers to Assessor's Classification Used For Property Tax Purposes Valuation 2020 Assessment 2019 Assessment 2018 Assessment + Estimated Land Value $111,100 $111,100 $111,100 + Estimated Building Value $89,900 $85,900 $79,900 + Estimated Machinery Value $0 $0 $0 = Total Estimated Market Value $201,000 $197,000 $191,000 Taxation 2022 Payable 2021 Payable 2020 Payable 2019 Payable Estimated Market Value $201,000 $201,000 $197,000 $191,000 Excluded Value $0 $0 $0 $0 Homestead Exclusion $0 $0 $0 $0 = Taxable Market Value $0 $201,000 $197,000 $191,000 Net Taxes Due $0.00 $4,164.00 $4,120.00 $4,052.00 + Special Assessments $0.00 $0.00 $0.00 $0.00 = Total Taxes Due $0.00 $4,164.00 $4,120.00 $4,052.00 Change -100.00% 1.07% 1.68% 6.24% Taxes Paid Receipt # Receipt Print Date Bill Pay Year Amt Adj Amt Write Off Amt Charge Amt Payment 1684276 4/30/2021 2021 $0.00 $0.00 $0.00 ($4,164.00) 1642466 9/16/2020 2020 $0.00 $0.00 $0.00 ($2,060.00) 1625042 5/15/2020 2020 $0.00 $0.00 $0.00 ($2,060.00) 1565002 9/24/2019 2019 $0.00 $0.00 $0.00 ($2,026.00) 1539612 5/13/2019 2019 $0.00 $0.00 $0.00 ($2,026.00) 1495902 10/11/2018 2018 $0.00 $0.00 $0.00 ($1,907.00) 1459596 5/11/2018 2018 $0.00 $0.00 $0.00 ($1,907.00) 1427668 10/19/2017 2017 $0.00 $0.00 $0.00 ($2,288.00) 1390067 5/17/2017 2017 $0.00 $0.00 $0.00 ($2,288.00) 1334105 10/17/2016 2016 $0.00 $0.00 $0.00 ($2,394.00) 1295260 5/18/2016 2016 $0.00 $0.00 $0.00 ($2,394.00) Sketches https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010052090 1 /2 6/13/22, 10:42 AM Beacon - Wright County, MN - Report: 155010052090 Sketch by Apex Sk—h Map 28 38 BAS1940 1850 The information provided on this site is intended for reference purposes only. The information is not suitable for legal, engineering, or surveying purposes. Wright County does not guarantee the accuracy of the information contained herein. User Privacy Policy GDPR Privacy Notice Last Data Upload: 6/13/2022, 9:26:40 AM Version 2.3.200 J Developed by Schneider GE OSPAT IAL https://beacon.schneidercorp.com/Application.aspx?AppID=187&LayerlD=2505&PageTypelD=4&PagelD=1310&KeyValue=155010052090 2/2 APPENDIX B Certifications Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Minnesot License Number: A This li Pursuant to Minnesota Statutes, section 144.99�th may be suspended or revoked for failure to conduct related work in compliance with applicable regula i lR .•:a...r R €,v Tn. Asbestos -related work must be conducted according to Minnesota Statutes, sections 326.70 to 326.81 and Minnesota Rules, parts 4620.000 to 4620.3724. Health February 8, 2022 Thomas R'Hogan, Director Environmental Health Division J` J. J` J.1. �. J` J.1` J.1` J.1;J.1` J.�� DEPARTMENTMINNESOTA authorizedhas WSB & ASSOCIATES INC. 701 XENIA AVE S�.l accordanceIn - •ta Statutes, section 144.9505and Minnesota' part 4761.2200, to• of - • CERTIFIED , , Expires: 03/02/2023 THIS CERTIFICATE IS NONTRANSFERABLE Hogan,License No: LF4361 , �.l `1 a Certificate No: 5LM12012117II Expiration Date: December], 2022 This is to certify that Luke Anderson has attended and successfully completed an ASBESTOS INSPECTOR INITIAL TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake ►S'tates Environmental, Ltd. n7 White Bear Lake, MN on November 29-December 1, 2021 Examination Date: December 1, 2021 Lake States Environmental, Ltd P. 0. Box 645, Rice Lake, WI54868 (800) 254-9811 Training Instructor Certificate No: 5LM02042205IR This is to certify that Expiration Date: February 4, 2023 Ryan G. Spencer has attended and successfully completed an ASBESTOS INSPECTOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. in Remotely Attended on February 4, 2022 Examination Date: February 4, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor Certificate No: 5LM05262206SR Expiration Date: May 26, 2023 This is to certify that Ryan Spencer has attended and successfully completed an ASBESTOS SUPER VISOR REFRESHER TRAINING COURSE permitted by the State of Minnesota under Minnesota Rules 4620.3702 to 4620.3722 and meets the requirements of Section 206 of Title II of the Toxic Substances Control Act (TSCA) conducted by Lake States Environmental, Ltd. by Remote Attendance on May 26, 2022 Examination Date: May 26, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, WI 54868 (800) 254-9811 Training Instructor K I Certificate No: 5LM05192215PbRAR Issue Date: May 19, 2022 rr This is to certify that Ryan G. Spencer .A� 18921 Hinton Avenue, Lakeville, Minn. 55044 for successfully completing and passing the examination for the LEAD (Pb) RISK ASSESSOR ti REFRESHER TRAINING COURSE This training course is Approved by the State of Minnesota NIZ under Minnesota Rules, parts 4761.2000 to 4 761.2 700 and meets the requirements of 40 CFR 745.225, and Title X of the Toxic Substances Control Act (TSCA) conducted by -; Lake States Environmental, Ltd. by Remote Attendance on May 19, 2022 Examination Date: May 19, 2022 Lake States Environmental, Ltd. P. O. Box 645, Rice Lake, W1 54868 www.lakestates.com Bob Rogalla — Trainiv (800) 254-9811 Course Manager APPENDIX C Analytical Laboratory Reports Destructive ARM Assessment 101 and 107 W Broadway Street WSB Project No. 020348-000 Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf ti�ti eurofins Built Environment Reservoirs June 13, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 526672-2 020348-000 101 & 107 Broadway Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the National Voluntary Laboratory Accreditation Program (NVLAP), Lab Code 101896-0 for Transmission Electron Microscopy (TEM) and Polarized Light Microscopy (PLM) analysis and the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533 for Phase Contrast Microscopy (PCM) analysis. This laboratory is currently proficient in both Proficiency Testing and PAT programs respectively. Eurofins Reservoirs has analyzed the following samples for asbestos content as per your request. The analysis has been completed in general accordance with the appropriate methodology as stated in the attached analysis table. The results have been submitted to your office. RES 526672-2 is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Abigayle Call Jeanne Spencer President DATA QA `. 06/13/2022 . (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 —reilab.com (866) RESI-ENV Pagel of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526672-2 WSB & Associates, Inc. 020348-000 101 & 107 Broadway June 01, 2022 EPA 600/R-93/116 - Point Count, Bulk (400) Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526672 - 1 A Brown/black fibrous perlitic tar 100 ND 12 88 526672 - 2 A Black fibrous tar 100 ND 10 90 526672 - 3 A Black fibrous tar 13 ND 20 80 B Black granular material 19 ND 0 100 C Black fibrous material 23 Chrysotile 11 0 89 D Gray/black fibrous tar 45 ND 20 80 526672 - 4 A Black fibrous tar 100 Chrysotile 12 0 88 526672 - 5 A Black fibrous tar 11 ND 20 80 B Black tar 89 ND 0 100 526672 - 6 A Brown/black fibrous tar 100 ND 20 80 526672 - 7 A Beige granular resinous material 100 ND 0 100 526672 - 8 A Gray granular material w/ off white paint 100 ND 0 100 526672 - 9 A Off white granular material 16 ND 0 100 B Off white granular material w/ gray paint 84 ND 0 100 526672 - 10 A Off white granular resinous material w/ gray paint 100 ND 0 100 526672 - 11 1 A Off white granular resinous material w/ gray paint 100 1 NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 2 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526672-2 WSB & Associates, Inc. 020348-000 101 & 107 Broadway June 01, 2022 EPA 600/R-93/116 - Point Count, Bulk (400) Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526672 - 12 A Off white granular material w/ light gray paint 20 ND 0 100 B Gray stucco 35 ND 0 100 C Pink stucco w/ dark gray paint 45 ND 0 100 526672 - 13 A Tan granular material 19 ND 0 100 B Beige granular material w/ light gray paint 22 ND 0 100 C Light gray granular material 25 ND 0 100 D Dark gray granular material 34 ND 0 100 526672 - 14 A Gray granular material 12 ND 0 100 B Beige stucco w/ gray paint 88 ND 0 100 526672 - 15 A Gray resinous material 100 ND 2 98 526672 - 16 A Gray resinous material w/ black charred debris 100 ND 2 98 526672 - 17 A Colorless resinous material 100 ND 0 100 526672 - 18 A Off white granular resinous material w/ gray paint 100 ND 0 100 526672 - 19 A Cream resinous material w/ gray paint 100 ND 0 100 526672 - 20 A Yellow adhesive 100 ND 0 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 3 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526672-2 WSB & Associates, Inc. 020348-000 101 & 107 Broadway June 01, 2022 EPA 600/R-93/116 - Point Count, Bulk (400) Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526672 - 21 A Yellow adhesive 1 ND 0 100 B Gray granular adhesive 10 ND 0 100 C Red/multi-colored ceramic tile 89 ND 0 100 526672 - 22 A Off white/black floor tile w/ colorless adhesive 15 ND 0 100 B Gray/black floor tile w/ colorless adhesive 85 ND 0 100 526672 - 23 A Yellow adhesive 10 ND 0 100 B White granular material 12 ND 5 95 C White adhesive 23 ND 0 100 D Gray leveling compound 55 ND 0 100 526672 - 24 A White compound w/ gray paint 41 ND 0 100 B White/tan drywall 59 ND 17 83 526672 - 25 A Off white granular plaster 100 ND 5 95 526672 - 26 A Off white granular plaster 100 ND 3 97 526672 - 27 A Off white granular plaster 100 ND 3 97 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 4 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 AIHA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526672-2 WSB & Associates, Inc. 020348-000 101 & 107 Broadway June 01, 2022 EPA 600/R-93/116 - Point Count, Bulk (400) Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526672 - 28 A Off white tape 10 ND 95 5 B White joint compound 14 ND 0 100 C White compound w/ white paint 16 ND 0 100 D White/tan drywall 60 ND 17 83 526672 - 29 A Gray/multi-colored insulation 100 ND 90 10 526672 - 30 A Off white/white ceiling tile 100 ND 68 32 526672 - 31 A Gray/white ceiling tile 100 ND 65 35 526672 - 32 A Yellow adhesive 100 ND 0 100 526672 - 33 A Off white fibrous material 100 Chrysotile 63 0 37 526672 - 34 A Tan/off white fibrous woven material 46 ND 90 10 B Off white fibrous material 54 Chrysotile 63 0 37 526672 - 35 A Beige fibrous woven material 39 ND 95 5 B Off white fibrous material 61 Chrysotile 63 0 37 526672 - 36 A Tan fibrous material w/ white paint 100 ND 59 41 526672 - 37 1 A Off white granular plaster 100 1 NDI 2 98 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 5 of 7 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526672-2 WSB & Associates, Inc. 020348-000 101 & 107 Broadway June 01, 2022 EPA 600/R-93/116 - Point Count, Bulk (400) Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526672 - 38 A Beige multi -layered compound 9 Chrysotile 2 2 96 Point Count 1.00 B Tan/multi-colored paint 12 ND 0 100 C Off white granular plaster 79 ND 3 97 526672 - 39 A Beige multi -layered compound 8 Chrysotile 2 2 96 Point Count 1.25 B Tan/multi-colored paint 17 ND 0 100 C Off white granular plaster 75 ND 2 98 526672 - 40 A Gray/white/tan ceiling tile 100 ND 55 45 526672 - 41 A Gray fibrous resinous material 100 Chrysotile 19 0 81 526672 - 42 A Yellow adhesive 100 ND 0 100 526672 - 43 A Beige multi -layered compound 22 Chrysotile 2 2 96 Point Count 1.25 B Tan/multi-colored paint 78 ND 0 100 526672 - 44 A Beige multi -layered compound 16 Chrysotile TR 2 98 B Tan/multi-colored paint 84 1NDI 01 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. (808) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—reilab.com (866) RESI-ENV Page 6 of 7 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs GA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 ANA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME RES Job Number: Client: Client Project/P.O.: Client Project Description Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: RES 526672-2 WSB & Associates, Inc. 020348-000 101 & 107 Broadway June 01, 2022 EPA 600/R-93/116 - Point Count, Bulk (400) Standard June 07 - June 08, 2022 NA = Not Analyzed NR = Not Received ND = None Detected TR = Trace; <1 % Visual Estimate Trem-Act = Tremolite-Actinolite Laboratory Sample ID L A Sub Asbestos Content Non- Asbestos Non - Fibrous Y Physical Part Mineral Visual Fibrous Components E Description Estimate Components Client Sample Number R (%) (%) (%) (%) 526672 - 45 A Beige multi -layered compound 17 Chrysotile 2 2 96 Point Count 1.00 B Tan/multi-colored paint 83 ND 0 100 TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1 %. oinc-t" Abigayla Call Analyst 6�(' ftrlp� John C Win" Analyst (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216-reilab.com (866) RESI-ENV Page 7 of 7 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CIA Manual • eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CIA Manual.pdf RES Job #: 526672 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 PLM Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348-000 .................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: 101 & 107 Broadway tederstuen@wsbeng.com (+ 3 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY ISTANDARD Air = A .......... -Dust._................ Bulk = B .........._......... _....................................... m a U d� .Q 0 c 3 nZ? + `ad ' - �$� i a = 3 a D Paint = P ..................................... Surface = SU Food F Soil = S .................................. Swab = SW CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD *PRIOR NOTICE REQUIRED FOR SAME DAYTAT a e[ i v°_ '• m ° o 4 a °+t ii ..................................... Tape = T .. •••••••••••••••••••••••••••••••••^••••••••••••••• .................................. .. Wipe = W ••••••••••••••••• Metals RUSH PRIORITY STANDARD O r p p c o`o Drinking Water = DWN aNvLLnr" y .......................................................... Waste Water =WW ..........only" 'Za Organics* SAME DAY RUSH PRIORITY STANDARD o o S d = LL - "' 02 . g a ` - ° • N 2 J: T; ASTM E1792 approved s wipe media MICROBIOLOGY LABORATORY HOURS: Weekdays: 8am - 5pm Viable Analysis** PRIORITY STANDARD E � i **TAT DEPENDENT ON SPEED OF MICROBIAL GROWTH a E ,n O LL: m 3 u E : 5 o: Medical Device Analysis RUSH STANDARD g } _ " 3 a; ` 00 0 9 "r a` °�� Mold Analysis RUSH PRIORITY STANDARD d c 0 3 o n x N N g= E w N *"Turnaround times establish a laboratory priority, subject to laboratory volume and are not m � z 3 o a o y �: N 6 x ° '0 ,; guaranteed. Additional fees apply for afterhours, weekends and holidays.— a a _ : '• m = � � J E 3 � w ° �' z w �' M. g rc ¢ o = 0 ° ': a °u, `: o 0 ' ox m ': °> Laboratory Analysis Special Instructions: O > ui U ,3 W: E m i U m E? N L m E : E Instructions # F Client Sample ID Number (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY 1 1 X B 2 2 X o..............o...... ` o...... o..................o...... ....................... o-.......o-....... ............ ........... o.............. B .......... ....... ...................................................... 3 3 ........ X e.............. e...... e...... a ..................a ...... ...................... o- ....... o-....... ...................................... B o- ......... ....... ...................................................... 4 4 ........e X ..............e......e......e..................e......a......................a.......a....... i i i i i i i i ...........a...........o- ... i ......B ... ....... ....... ...................................................... 5 5 X ; ...... ....... B 6 6 ...o .X. ..............o......o......o..................o......¢......................o-.......o-....... ........... o-........... o.............o-......... ....... ...................................................... 7 7 ......... X .............. e...... e...... e.................. e...... ¢...................... o-....... o-....... ........... o-........... e.............. B o-......... ....... ...................................................... 8 8 ......... X ..............e...... e...... e..................e......e......................e.......e....... ........... e...........o-.............. B e......... 9 9 ......... X ..............a...... ' e...... e..................e......a......................a.......a....... ......... ........... ... .. ... B ....... ....... ...................................................... 10 10 ......... X ............................ ` o..................o......o-...................... o-.......o-....... ........... o-...........o.............. B o-......... ....... ...................................................... 11 11 ........ X e.............. e...... e...... a ................... ...... ...................... o- ....... o-....... ........... o- ........... e.............. B o- ......... ....... ...................................................... 12 12 ........ X e.............. e...... e...... a .................. a ...... a...................... a ....... a....... ........... a ........... o-.............. B a ........ ....... ...................................................... 13 13 ........ X e.............. a...... e...... a .................. a ...... . ...................... a ....... a....... .. .... B ....... ....... ...................................................... EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall onsitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: Tyler Pederstuen Date/Time: 05/31/2022 7:39:53 Sample Condition: Acceptable Received By: �,% j ` ��tf Miria Wolf Date/Time: 06/01/2022 13:58:28 Carrier: Fed -Ex (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 3 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf :tieurofins Res Job#: 526672 Submitted By: WSB & Associates, Inc. Client Sample ID Number 14 14 15 15 16 16 17 17 18 18 19 19 20 20 21 21 22 22 23 23 24 24 25 25 26 26 27 27 28 28 29 29 30 30 31 31 32 32 33 33 34 34 35 35 36 36 37 37 38 38 39 39 40 40 41 41 42 42 43 43 REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES ...........Air..-A........................Bulk........................... Dust = D Food = F +`-' J ' m ....... ....... .....¢....................................... Built Environment „ 3z �a Paint = P Soil = S Surface =.SU....... Swab =•SW : m or: :s°�� Tape =T Wipe =W Reservoirs v E _ i � i = E > > = 3 z` N _Drinking Water .= DW................... _: Oo� ` a€ WIN M rA m : _ of N IL - N N: ? E v o _ 3,2 ....................Wastewater ..... .. .. ... ........................ ASTM E1792 approved wipe media only** ; V_Q Ni Oj�jU' °_ am. @�2 d = i d 3o dA°s a n C m N m v i$ v i t i@ U N 9 Y o ii. i o$ vi m oaC7: d m' S = i Q O ? r `m t T o d w�j°� ` 3 N 6p O Uo d c'•O O�oo f c > w ' ' OT o tE " Laboratory Analysis U O 4w £ x o E m" F Instructions (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 2 of 3 https:/tclients.rellab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs CA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf :tieurofins Res Job#: 526672 Submitted By: WSB & Associates, Inc. Client Sample ID Number 44 44 45 45 REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES ...........Air..-A........................Bulk........................... Dust = D Food = F ....... ....... .....¢....................................... Built Environment 3z �a `� Paint = P Soil = S Surface =.SU....... Swab=•SW : m o r: Tape = T Wipe = W Reservoirs v E _ i � i = E i z > > = 3 z` N _Drinking Water .= DW................... _: Oo�a€ WIN M — rA M : ; _ of - f N: ? E v o _ 3,2 ....................Wastewater ..... .. .. ... ........................ ASTM E1792 approved wipe media only** v O U j U: rlQ N i @� 2 am. S r m a i d C m N m i tE Y o c viI i oQ $ m 3i a7 oj= m S3 O o?f r h °'NnLL`m ° d w ` N Gp O Uo d c'•O O�oo f c > w ' ' OT o tE " Laboratory Analysis U O 4w £ x o E m" F Instructions (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY (3Z 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 3 of 3 https:/tclients.rellab.com WSB 701 Xenia Avenue South, Suite 300 Minneapolis, Minnesota 55416 Phone (763) 541-4800 Fax (763) 541-1700 Asbestos Sample Chain of Custody Form WSB Project Number. Project Name: Date Number of Samplers Signatures: V� 4/ Project Manager and Phone Number: k4 C" Sp�Jk'i�/ Asbestos Inspector and Phone Number: i ��`u, fisyptL(� Laboratory Instructions: Analyze for percent asbestos by PLM. Analyze samples progressively until greater than 1%asbestos. If results are between 1% and 4% asbestos, contact Project Manager or Asbestos Inspector for possible point count authorization. Provide a composite percentage on all >I %asbestos drywall systems *Please e-mail results to irice�@wsbengcom, rspencera sbcnecom draneitschrwsbermcom, bfehrrwsbene com, toederstuen^&wsbene.com Laboratory Turnaround Time: 3 to 5 Day Samples Shipped By: Fed -Ex Relinquished By: "~ Date: Received Bv: Date: Time: Relinquished Received By Equal Oppownll Employer asbxg cm wsb Project Number - AddresslfI Page of Sample Friable Condition Potential Code Material Description Sample Location YIN Y/N" Damage Number N D SO N D SO 2N rDD 3 EF I _ I,.. 61tirhN r. D SD D SD 4 D SD N D SO S �r 61�Ih D SD N D SD 7 r D SO N D SO D SO N D SO 8 � , D SO DI D SO 9 D SO N D SO 30 D SO N D SO 11 D SO N D SO 12 D SD N D SO 13 D SD N D SO 14 SS ( j D SD N D SO D SO N D SO 16 D SO N D SO 17 y-..if ` : D SO N D SO 18 (L FT=Floor tile CfM= Ceiling Tile Mastic CA=Carpet Adhesive SVF = Sheet Vinyl Flooring AS = Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt GB/T&1C=GBw/ tape and joint compound •= Friable during demolition GB=Gypsum Board P = Plaster TP =Troweled Plaster ST=Stucco CL=Caulking BC=Base Cove TSI= Thermal Systems Insulation wsb Project Number Address Date Page _ I of S Sample Code Material Description Sample Location Friable Y/N Y/N* Condition Potential Dama e Number D SD N D SD 19 (( S 20\ I D SD N D SD 21 F I D SD N D SD 22 ry I ' I D SD N D So 23 N,`,t i• iI If - I, A l I I V N D SD N D SD N D SD N D So 24 I'/j1J( I I��EJ C� fcC 25 � '� li'� I; (ill N D SD N D SD N D SD N D SD 26 N D SD N D SD i7 28 �� y /. P.�.I( Gl3 ��(,Je N D SD N D SD 29 (LII ,q l�� I N D SD N D SD I„'(. - _� / N D SD N D SD 31 I } p j �-I l., �l l�r ( Il �; N D SD N D SD 32 nl D SD N D SD 33 N SD N D SD D 50 N D SD 34 D SD N D SD 35 36 �! I�X� �t Ij i N (D) SD N D SD FT=Floor tile CTM= Ceiling Tile Mastic CA=Carpet Adhesive SVF = Sheet Vinyl Flooring AS= Acoustical Spray RFL=Roof Flashing RFF=Roofing Felt GB/T&JC= GB w/ tape and joint compound `= Friable during demolition GB=Gypsum Board P = Plaster TP =Troweled Plaster ST=Stucco CL=Caulking BC= Base Cove TSI = Thermal Systems Insulation uoRllowap Buunp algeuj = , punndwoD lulol pue adel /m g9 = 0P81/g9 uollelnsul swalsAS leuuagl= ISl ano7 aseg = Og llaj aullooa=dig aulgseIj Imu=ldg AulHlnel=l0 oaanlS=1S AeidS leupsnmy=5y Supooli lAulA laagS=dAS Jalseld paIamoll=dl 331seld=d aAlsagpv ladje:)=y:) ollsepy api PwpaJ=W17 pjeog wnsdAg=go alllJaoli=IA 05 0 N CS 0 N bs OS 0 N 0S 0 N £s 0S 0 N 05 0 N ZS OS 0 N (IS 0 N TS OS 0 N OS 0 N 0s OS 0 N OS 0 N 64 OS 0 N OS 0 N ss OS 0 N as 0 N L6 OS 0 N 0S 0 N 96 0S 0 N OS N I sip OS 0 N OS N 441 b )� OS 0 N 05 N n 05 0 N OS N K OS O N O O N ) � �" x h -) ov1 0S 0 N OS a$4+ i w rr W 05 O N OS N OS 0 N OS �N Py BE V u nn 1� - -iln �d LE 0S 0 N as N a med rNIA N/A uonaml aldweS uollduasa(l lm�alely apo� jagwnN aldwuS Iellualod uoUlpuOJ algeud a8ed ale0 gsnn jagwnN palwd - -= cry m 3� Wil i z� o; < c s Eurofins Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs QA Manual.pdf eurafins Built Environment Reservoirs June 08, 2022 Tyler Pederstuen WSB & Associates, Inc. 701 Xenia Avenue South Suite 300 Minneapolis MN 55416 Dear Tyler, Subcontractor Number: Laboratory Report: Project #/P.O. #: Project Description RES 526674-1 020348-000 101 & 107 Broadway Eurofins Reservoirs is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the American Industrial Hygiene Association (AIHA LAP, LLC), Lab ID 101533. The laboratory is currently proficient in both IHPAT & ELPAT programs respectively. Eurofins Reservoirs has analyzed the following sample(s) using Atomic Absorption Spectroscopy (AAS) / Inductively Coupled Plasma - Mass Spectrometry (ICP-MS) per your request. Reported sample results were not blank corrected. The analysis has been completed in general accordance with the appropriate methodology as stated in the analysis table. Results have been sent to your office. RES 526674-1 is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Eurofins Reservoirs will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed, as received by the customer. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Eurofins Reservoirs Samples will be disposed of after sixty days unless longer storage is requested. If you have any questions about this report, please feel free to call 303-964-1986. Sincerely, by Mitchell Harlst Robin Klover Vice President DATA QA 06/08/2022 (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 —reilab.com (866) RESI-ENV Pagel of 3 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofns Reservoirs CIA Manual Effective April 28, 2022 Q:\QAQC\Eurofns Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 Al HA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: LEAD IN PAINT RES Job Number: RES 526674-1 Client: WSB & Associates, Inc. Client Project/P.O.: 020348-000 Client Project Description: 101 & 107 Broadway Date Samples Received: June 01, 2022 Analysis Type: REI CHEMISTRY SOP / USEPA SW846 30506/7420-M Turnaround: Standard Date Samples Analyzed: June 02, 2022 NA = Not Analyzed NR = Not Received ND = None Detected BAS = Below Analytical Sensitivity BRL = Below Reporting Limit Laboratory Sample ID Reporting LEAD Limit CONCENTRATION Client ID Number (%) (%) 526674 - 1 0.0050 0.0086 Unless otherwise noted on the QC table, all quality control samples performed within specifications established by the laboratory Unless otherwise noted sample analyses have not been blank corrected 34 'J `? P Jeff Green Analyst (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 2 of 3 https://clients.reilab.com Eurofins Reservoirs Environmental, Inc Eurofns Reservoirs CIA Manual Effective April 28, 2022 Q:\QAQC\Eurofns Reservoirs QA Manual.pdf EUROFINS RESERVOIRS ENVIRONMENTAL, INC NVLAP Lab Code 101896-0 Al HA LAP, LLC. LAB ID 101533 TABLE: I ANALYSIS: LEAD IN PAINT RES Job Number: RES 526674-1 Client: WSB & Associates, Inc. Client Project/P.O.: 020348-000 Client Project Description: 101 & 107 Broadway Date Samples Received: June 01, 2022 Analysis Type: REI CHEMISTRY SOP / USEPA SW846 30506/7420-M Turnaround: Standard Date Samples Analyzed: June 02, 2022 NA = Not Analyzed NR = Not Received ND = None Detected BAS = Below Analytical Sensitivity BRL = Below Reporting Limit Quality Control Batch Analyte Matrix Blank Matrix Duplicate Matrix Spike Laboratory Control Sample (pg) (%RPD) (% Recovery) (% Recovery) 060122-10 Pb BRL 67 112 113 The MD (Pb) recoveries fell outside the acceptance/rejection criteria for the laboratory. The effect of this QC performance on the reported sample results can not be defined by the laboratory. If there is sufficient sample, the laboratory can re -prep and re -analyze the samples at the request of the client. Unless otherwise noted sample analyses have not been blank corrected 4 '� -I-1✓ JedGreen Analyst (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216—.reilab.com (866) RESI-ENV Page 3 of 3 https://clients.reilab.com Eurofns Reservoirs Environmental, Inc Eurofins Reservoirs QA Manual • eu rafi ns Built Environment Reservoirs Effective April 28, 2022 Q:\QAQC\Eurofins Reservoirs CA Manual.pdf RES Job #: 526674 SUBMITTED BY INVOICE TO CONTACT INFORMATION SERIES Company: WSB & Associates, Inc. .................................................................................................................................................................................................................................................. Company: WSB & Associates, Inc. Contact: Tyler Pederstuen ......................................................................................................................... -1 Chem Standard Address: 701 Xenia Avenue South Suite 300 .................................................................................................................................................................................................................................................. Address: 701 Xenia Avenue South Suite 300 Phone: (612) 271-0933 ......................................................................................................................... .................................................................................................................................................................................................................................................. Fax: ......................................................................................................................... Minneapolis, MN 55416 Minneapolis, MN 55416 Cell: Project Number and/or P.O. #: 020348-000 .................................................................................................................................................................................................................................................... Final Data Deliverable Email Address: Project Description/Location: 101 & 107 Broadway 1 tederstuen@wsbeng.com (+ 3 ADDNL. CONTACTS) ASBESTOS LABORATORY HOURS: Weekdays: 7am - 7pm & Sat. 8am - 5pm REQUESTED ANALYSIS VALID MATRIX CODES LAB NOTES PLM / PCM / TEM DTL RUSH PRIORITY STANDARD Air = A Bulk = B .........................................._ .........._......... iom ri i + m t a i i p i + �$3 '• a.......................................... so° DustFood F .......................................... _....................................... Paint = P Soil = S ......Surface=..SU...... .......Swab._..SW..... CHEMISTRY LABORATORY HOURS: Weekdays: Sam - 5pm Dust RUSH PRIORITY STANDARD •f Ei g...^�' E i ° ` i'• .......................................o.................................... Tape.. T Wipe = W Metals STANDARD PRIOR NOTICE REQUIRED FORSAME DAYTAT PRIORITY aLo '- ° ci i Drinking Water DWz:::::::: ::::::::::::::::::::::::::kin:::::":::::::::::::::::::::::::::RUSH waste Water= WW o W ...............................................• .• • •••.•••.• •A •.••.. . ..9 ...pp ..ved ................................... Organics* SAME DAY RUSH PRIORITY STANDARD 'm � ? + 0 m : o— = a U � d c e o E ` " °'• — p` 2 3 T; ASTM E1792 approved wipe media only** media MICROBIOLOGY LABORATORY HOURS: Weekdays: Sam - 5pm s Viable Analysis** PRIORITY STANDARD **TAT DEPENDENT ON SPEEDOF MICROBIALGROWTH o f E ,n' i N u E2i a Medical Device Analysis RUSH STANDARD as L 3 i O i O — N m ^7 i ? mUN¢ Mold Analysis RUSH PRIORITY STANDARD o o m 3 � z = n o — u � a A y `° w w J° E n E ,-: ' � ? o i t:: a m a **Turnaround times establish a laboratory priority, subject to laboratory volume and are not guaranteed. Additional fees apply for afterhours, weekends and holidays.** z °Special Laboratory Analysis Instructions: O >ui U 3w' f[ c m E E vt _ m E : E E r Instructions Client Sample ID Number (Sample ID's must be unique) ASBESTOS CHEMISTRY MICROBIOLOGY 1 1 X P EREI establishes a unique Lab Sample ID, for each sample, by preceding each unique Client Sample ID with the laboratory RES Job Number. EREI will analyze incoming samples based on information received and will not be responsible for errors or omissions in calculations resulting from the inaccuracy of original data. By signing, client/company representative agrees that submission of the following samples for requested analysis as indicated on this Chain of Custody shall onsitute an analytical services agreement with payment terms of NET 30 days. Failure to comply with payment terms may result in a 1.5 % monthly interest surcharge. Relinquished By: r- 3� Tyler Pederstuen Date/Time: 05/31/2022 7:45:11 Sample Condition: Acceptable Received By: �Vn�i Miria Wolf Date/Time: 06/01/2022 14:07:22 Carrier: Hand (303) 964-1986 5801 Logan St, Suite 100, Denver, CO 80216 www.reilab.com (866) RESI-ENV Page 1 of 1 https:/tclients.rellab.com Due Date: Due Time: awl ewe Reservoirs Errr v/�or�merlfa/. /rsc_ JObN Page 1 of Adam Hours Call Pllom: 730- 399228 SUBMITTED BY: INVOICE TO: IF OIFFEREN CONTACT INFORMATION: WSB S AaRF aces. Inc. •e Jeff Riceoc AMS•n 701 Xenia Ave. SW no - — ^� 763-270-3471 ^'^'• - - GPMen Valley MN 55416 •eT'^ — - "•"°,""°'°`PO.•. - - 6124167067 s•y. FIM aMIMIr.r.W rn..nmw.: ldd/3�7X'00b _ Hoc sbe m rs Titer wsbe .tom m ASBESTOS LABORATORY HOURS: WeekE : farm -T S Set Sam - REQUESTED ANALYSIS VIUUO .TRO CODES LAS NOTES: MM/POMITEM _RUSH(Seme Ja — PRIOR"(Nexl Day)_STM1MRO 0-5 OW) M=A Bulk=a (Rusk PCM=]M.IEM=6p[) f e zt:a CHEMISTRY LABORATORY HOURS: Weekdays: Bem-S Paml=P MHalle)/OwP' _BOSH _26 M1r_ -jL33 Day 21) 3 E 0 p nF SW=S Wngew 9xW=SW F=Found RCRA 8/Metals B Welding \ PTwmMkNbnl. „�equineb G iS t W 8 _RUSH13Uay1_5D%_ I Obey 3 RllEN Fume Scan / TCLP-- i b e m c _ yy5 d $ 5 $0 F.y9 Web=UW WaRWaler=NW Organize _24kr._ 3nday_SOay m� �^ ay y €?' e $ 3 F ^ASTYEt/eliPa'm�p.mseaaYy MICROBIOLOGY MT HOURS: W :Nor-6 nnsomw 24A Cal E.coli endor Ldlbrms' _24-4e How pRpl;PadhodI n$ 3 51gJ E 5 Ev 24-48Hour •TATmRgmMGe.gtoonx lukromalGraxtk' Rnve'ae _ 5a Leglonella 10Day m �P- tl Mold R1SH-2<Nr CB Hr 30ay-50a y ••Tum.roune ^ Q T; 3 Q3 e Time. e.lsen.n a l.kora our Prvomy. sagecl to Nlw..mrv.olum..namml �4 i a3 a 5 uY. a E £F rmre.e. Aaempm.l N.., Far Melanoma, .aek.ne..0 M1mle..- fi E 3 : g4 3° Y ,� � a $ £ Special Instructions: n a m .�- m FF S. 22 p S HS EM ~ 3 w 3 S fa + Deng TTnle Numker Clfent sample ID number (Sampb tDs must lea unique) i w= i 6u g MICROBpLOGY O coMdiae COIlauee nm,.,.lnr D.a mnyl .3 mwgy Maumee I 4 S T — 8 9 10 — rvumesrmsamnlssreceiyendNOTE (Amgw ibon.l samstun no llaree on alMmea lubm ng .) ianM'.e �rysrW aneuyon.bnuim wib.uwn4M lnsmsarmn.m.n Wl.baimaN"an He"".F MaVVY, Be WN 9••^.w ee",A, W4.lyw.e.�'p.rMnPinYGMeu t M nary, leaned(Mawa a mmet I,. momman,r sb,,ady w•w omo,g.. ___ Relshed oalur,me. t)11 ] 11 00 Py.� Laboratory LabOntoryUse Only Sametnt colaillw. Om be seemed Intact Remivend aY HMM / FoOEx / UPS / USPS / Teom(FI) Yea I YaslNo Yes/No W� Glntr Drop Bm / Cai.ier Raaune: Cppl� pkoma Foray fa pn T IIrvELs Conbct Plwre Emei Fu Due Time metals Canted PIIac Emay For Da! Time InNak COMad Plwre F.nngi Fn Dore Tine Indcals 4-2014 version i $9}\ ak)® k � � %2a — Q ,77 A AV EDA Agenda: 06/22/22 7.5 Consideration of Authorizing Subordination Agreement between North American Banking Company (NABCO) and M & B on Chelsea, LLC related to EDA land conveyance parcel in Otter Creek Business Park (OCBP) (JT) A. REFERENCE AND BACKGROUND: The EDA is being asked to authorize a Subordination Agreement between North American Banking Company (NABCO) and M & B on Chelsea, LLC related to the Otter Creek Business Park (OCBP) land conveyance to M & B on Chelsea, LLC. The EDA attorney informed staff that NABCO has indicated that it will not sign off on land conveyance without the full subordination of the EDA's reverter rights to the 11,263 square foot land area which the EDA is conveying to M & B on Chelsea, LLC. State statutes require EDAs to include reverter language in land conveyances so that in the event a site is not used for economic development purposes of job creation and tax base expansion as intended, the EDA can take back the parcel per the terms of the reverter language. For the EDA's land sale to M & B on Chelsea, LLC, the reverter language was included in the Purchase and Development Contract as required. The reverter language was not included on the executed deed instrument (Quit Claim Deed) reviewed by the bank. Upon seeking to re-sign revised Quit Claim Deeds, the bank objected to the added reverter language. It is now seeking to have all parties enter into the subordination agreement to fully protect its lender interests in property that will be titled to M & B on Chelsea, LLC once the transaction is completed. The EDA's legal counsel also noted that the language in the subordination agreement essentially nullifies the reverter language in the Quit Claim Deed. Staff was informed that NABCO will not allow the land conveyance to be finalized without the subordination agreement entered into between the involved parties. If the EDA authorizes the subordination agreement, the land conveyance is expected to move forward in all respects and elements as previously understood. Al. Staff Impact: There is a minimal staff impact in presenting the subordination agreement to the EDA related to the M & B on Chelsea land transaction in OCBP. A2. Budget Impact: There is a minor budget impact related to the EDA consideration of subordination agreement related to the M & B on Chelsea land transaction in OCBP. B. ALTERNATIVE ACTIONS: 1. Motion to authorize the subordination agreement between NABCO and M & B on Chelsea, LLC related to the EDA conveyance of a 11,263 square feet of land in Otter Creek Business Park (OCBP) to M & B on Chelsea, LLC. 2. Motion to table authorization of the subordination agreement between NABCO and M & B on Chelsea, LLC for further research and/or discussion. C. STAFF RECOMMENDATION: Staff recommends approval of Alternative #1 wherein the EDA authorizes a Subordination Agreement between NABCO and M & B on Chelsea, LLC related to the EDA's conveyance of 11,263 square feet of land to M & B on Chelsea, LLC. The land conveyance is critical to Suburban Manufacturing's 21,400 square foot facility expansion proposal. Suburban's expansion timeline indicates that the will start construction of the facility in August or September 2022. D. SUPPORTING DATA: a. Subordination Agreement SUBORDINATION AGREEMENT THIS AGREEMENT, made and entered into effective this _ day of , 2022 by and between the North American Banking Company, a banking corporation under the laws of the State of Minnesota ("NABCO"), M & B on Chelsea, LLC, a Minnesota limited liability company ("Borrower"), and City of Monticello Economic Development Authority, Minnesota, a Minnesota body corporate and politic under the laws of the State of Minnesota ("Authority"). RECITALS WHEREAS, Borrower has requested and NABCO has extended a credit facility to Borrower (the "Loan"); and WHEREAS, said Loan is evidenced by a Promissory Note in favor of NABCO dated October 19, 2011, in the original amount of $1,700,000 as amended by an Amended and Restated Promissory Note dated January 2, 2014 in the original principal amount of $1,647,901, further amended by a Change in Terms dated October 22, 2019 in the original principal amount of $1,356,417.07 and a Second Amended and Restated Promissory Note dated February 9, 2022 in the original principal amount of $4,400,000 (collectively, the "Note"); and WHEREAS, the Note is secured by a Combination Mortgage, Security Agreement and Fixture Financing Statement dated October 19, 2011, recorded October 20, 2011 as Document Number A 1186048, as amended by an Amendment of Mortgage recorded January 14, 2014 as Document Number A1255822, as modified by a Modification of Mortgaged recorded October 25, 2019 as Document Number A1409167, as further amended by an Amended and Restated Combination Mortgage, Security Agreement and Fixture Financing Statement recorded February 11, 2022 as Document Number A1498639 (collectively, the "Mortgage"), executed by Borrower and encumbering certain real estate owned by Borrower as legally described on Exhibit A, attached hereto (the "Original Property"); and WHEREAS, a portion of Original Property has been transferred to the Authority in exchange for the Authority Property (as defined below); and WHEREAS, Authority has transferred to Borrower that certain property ("Authority Property") legally described in that certain Quit Claim Deed dated , 2022, filed , 2022 as Document Number A with the Wright County Recorder ("Deed") and set forth on Exhibit A; and WHEREAS, the Original Property, the Authority Property and other real estate has been re -platted into Otter Creek Crossing 7t' Addition; and WHEREAS, the legal description of the Original Property under the Mortgage has been revised by an Amendment to Mortgage recorded , 2022 as Document Number A to encumber the legal description after re -platting as also set forth on Exhibit (the Original Property as legally described after re -platting shall be the "Property"); and WHEREAS, that pursuant to certain covenants, conditions, provisions and restrictions set forth in the Deed ("Restriction"), Authority is the holder of certain rights and remedies relating to the violation of the restrictions (collectively, "Remedies"); and WHEREAS, as a condition of extending the Loan to Borrower, NABCO has required that Authority subordinate the Remedies to the Loan and Authority has agreed to such subordination; and WHEREAS, Authority, Borrower and NABCO have agreed that all rights to payment, claims, interests and liens under the Loan are to be prior and superior to all rights to claims, interests, liens and remedies under the Remedies, subject to the terms and conditions of this Agreement; NOW THEREFORE, the parties do hereby agree as follows: 1. Subordination. Authority expressly and unconditionally subordinates the Remedies available to Authority under the Restriction or any applicable law, to the Loan. Authority agrees that Authority's Remedies and any other rights and interests in the title to the Authority Property resulting from the Restriction will remain subordinate to all rights and interests in and to the Property resulting from the Loan, including, but not limited to the Note and Mortgage, regardless of any renewal, extension or further modification of the Note and/or Mortgage. The Remedies shall continue to be subordinated to the Loan even if the Loan is subordinated, avoided or disallowed under the United States Bankruptcy Code or other applicable law. 2. Action on Restriction. Authority shall not commence any action or proceeding against Borrower or any guarantor to enforce all or any part of the Restriction or Remedies or take possession of, sell or dispose of the Authority Property, or exercise or enforce any right or remedy available to Authority with respect to the Authority Property, unless and until the Loan has been paid in full or written off by NABCO. 3. Action Concerning Collateral. Notwithstanding any lien now held or hereafter acquired by Authority, NABCO may take possession of, sell, dispose of and otherwise deal with all or any part of the Property securing the Loan and may enforce any right or remedy available to NABCO with respect to Borrower or the Property, all without consent of Authority except as specifically required by applicable law. 4. Continuing Effect. This Agreement shall constitute a continuing agreement of subordination. Authority hereby waives any and all right to require the marshalling of assets in connection with the exercise of any of NABCO's remedies permitted by applicable law or agreement. 5. No Commitment. None of the provisions of this Agreement shall be deemed or construed to constitute or imply any commitment or obligation on the part of NABCO to make any future loans or other extensions of credit or financial accommodations to Borrower. 6. Default Notice. Authority agrees that in the event of a default under the Restriction, Authority will, unless waived in writing by NABCO, notify NABCO in writing of such default. NABCO agrees that in the event of any default under the Loan, NABCO will, unless waived in writing by Authority, notify Authority in writing before exercising any remedy available to NABCO. Any such notice shall be deemed given upon deposit thereof in the United States mail, postage prepaid, and addressed to NABCO or Authority, as appropriate, at its address set forth below. Either party may change its address for purposes of notice hereunder by not less than ten (10) days prior written notice thereof to the other party given in the manner above provided. City of Monticello EDA North American Banking Company 9260 Hudson Rd Attn: 7. Miscellaneous. Woodbury, MN 55125 Attn: Brad Benesh 7.1 Conflict in Agreements. If the subordination provisions of any instrument evidencing the Restriction conflict with the terms of this Agreement, the terms of this Agreement shall govern the relationship between NABCO and Authority. 7.2 No Waiver. No waiver shall be deemed to be made by NABCO of any of NABCO's rights under this Agreement unless made in writing and each such waiver shall be a waiver only with respect to the specific matter or matters to which the waiver relates and shall in no way impair the rights of NABCO or the obligations of Authority to NABCO in any other respect at any other time. 7.3 Binding Effect; Acceptance. This Agreement shall be binding upon Authority and Authority's heirs, representatives, successors and assigns and shall inure to the benefit of NABCO and NABCO's participants, successors and assigns irrespective of whether this or any similar agreement is executed by any other subordinated creditor of Borrower. Notice of acceptance by NABCO of this Agreement or of reliance upon this Agreement is hereby waived by Authority. 7.4 Counterparts. This Agreement may be executed in one or more counterparts, each of which is an original, and all of which together shall constitute one agreement between the parties. The signatures of the parties do not need to be on the same counterpart for it to be effective. Delivery of an executed counterparty's signature page of this Agreement, whether by facsimile, electronic mails in portable document format (.pdf) or by any other electronic means has the same effect as delivery of an executed original of this Agreement. 7.5 Governing Law; Venue; Waiver of Jury Trial. This Agreement shall be governed by the laws of the State of Minnesota. Each party consents to the personal jurisdiction of the state and federal courts located in the State of Minnesota in connection with any controversy related to this Agreement, waives any argument that venue in any such forum is not convenient and agrees that any litigation initiated in connection with this Agreement may be venued in either the state or federal courts located in Ramsey County, Minnesota. THE PARTIES WAIVE ANY RIGHT TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING BASED ON OR PERTAINING TO THIS ACKNOWLEDGMENT. 7.6 Recording. This Agreement shall be recorded with the Wright County Recorder. [Signature Pages Follow.] 2 IN WITNESS WHEREOF, the parties have caused this Agreement to be duly executed as of the date first written above. City of Monticello Economic Development Authority, Minnesota, a Minnesota public body corporate and politic 10 Its: LE Its: STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of 2022, by , as and , as of the City of Monticello Economic Development Authority, Minnesota, a public body corporate and politic under the laws of Minnesota, on behalf of the public body corporate and politic. Notary Public 5 North American Banking Company LOW Bradley A. Benesh Its: Senior Vice President STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2022, by Bradley A. Benesh, Senior Vice President of North American Banking Company, a Minnesota corporation, on behalf of the corporation. Notary Public Con M & B on Chelsea, LLC, a Minnesota limited liability company LOW Its: Chief Manager STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2022, by , Chief Manager of M & B on Chelsea, LLC, a Minnesota limited liability company, on behalf of the company. This instrument drafted by: Susan Breid #290518 9260 Hudson Rd Woodbury, MN 55125 651.714.6426 7 Notary Public EXHIBIT A Legal Description Original Property: Lot 1, Block 1, Otter Creek Crossing 41h Addition, Wright County, Minnesota. Authority Property: That part of Outlot B, OTTER CREEK CROSSING 4TH ADDITION, according to the recorded plat thereof, Wright County, Minnesota, which lies easterly of the following described line: Beginning at the most northerly corner of Lot 1, Block 1, said OTTER CREEK CROSSING 4TH ADDITION; thence South 37 degrees 52 minutes 15 seconds West, assumed bearing along the common lot line between said Lot 1 and said Outlot B, a distance of 73.65 feet; thence South 47 degrees 51 minutes 30 seconds West, along said common lot line, a distance of 66.41 feet; thence North 87 degrees 18 minutes 42 seconds West, along said common lot line, a distance of 75.26 feet; thence North 70 degrees 24 minutes 21 seconds West, along said common lot line and its extension, a distance of 150.26 feet; thence South 34 degrees 00 minutes 00 seconds West, a distance of 415.70 feet to the southwesterly line of said Lot 1, and said line there terminating. AND That part of Outlot A, said OTTER CREEK CROSSING 4TH ADDITION, which lies easterly of the following described line: Beginning at the hereinbefore point of termination; thence South 34 degrees 00 minutes 00 seconds West, a distance of 35.23 feet to a line parallel with and 35.00 feet southwesterly of the northeasterly line of said Outlot A, thence South 49 degrees 29 minutes 27 seconds East, along said parallel line, a distance of 223.19 feet to the southeasterly line of said Outlot A, and said line there terminating. Property: Lot 3, Block 1, Otter Creek Crossing 71h Addition, Wright County, Minnesota. N. EDA Agenda: 06/22/22 8. Economic Development Director's Report (JT) A. Integrated Marketing & Communications Plan (IMCP) Template Priority Summary — See attached Exhibit A. B. IMCP — Digital Ad Plan -Purchases Summary (using CET Grant $$) — See attached Exhibit B. C. Prospect List Update: Please see the updated Prospect List as Exhibit C. % t � E 0 m � § CL � � . 2 ® k � § ° U o E,o 2 § c ? 2 \ U $ m @ $ b ' °' ' t 2 / ' t E f / ( \2 c E \ / / 0 U)L k 06 5\ .% E / 0 0 a) E ƒ70 ) a) m /%5 E / 3 = $ co @ o @ 2 o 0 o @ C&o2 � / / £ E0 0 0 � > E / \ 3 / / / E \ �0 / 3 0 / 3 \w / 2 06 / / 5 -E % c k § 2 ƒ / / / k / ± m \ 2 0 / U)}0 ƒ \ \/% �2:, E a)/% / ƒ f \ % 21 \ f / § \ m @ E 0 \ L o (n ± U 2 § / ~ a � " $ 0 /�ƒ 75 ƒf 3 \ o,oE � / � � \a75 % t CLk § 3 a / '(n ¢ \cn 2 0 cn CD k Q 1r-_ / % 0 0 0 _ » 4£ 0 3 % / 0 2 Vif _ / \ m E q 2 2o 2 � / 0 / E 0 c ® / § c E ,o _J - c) E o $ E u 0 E o J\ c? * 2 0 E = E s u > m u 2- . E m E ,° a , n f ' w / / ' LU / / ' / / / / ' ° / ' / / ° � / / \ � t 2 c > / : k 7 � / / c m m 7 \ E m ƒ 7 \E 2 b / \ § E f ) g a 7 f § cn E ? m % e t 2 _ a)2 0 @ § § / /_ .7 § o / e ) ° 2 2 § \ ° ¥ ) E 2 2 m 3 m m -0 E 0 E E o f 02 ƒ / om k k / / � ) / � ' - � * » @ / / b 0 4- L/ £ 5 0 2 .- ® @ E ¥ y m o� E 0-5 � g x o 0- g 0 0- E @ ƒ 75 ' ° 2 \ / e / 2 3 / / / $ ° 3 § _0 ' 2 0 m \ 0 2 m \ m 2 > ff J Jf 2 o m\§2 / a / /% \ /k \ 0* /=73 0 a L U m $ G c E f 2 / m / 2 & �\ �q/4 �0 �\23 4 53 525/ 5 0 0 0 3 0 0 0 o o m c 0 0 C o 0 3 3 C o O C C 3 O O o 0 3 m 3 0 16m 2 m / / a)) _0a � a �- $ D 2 « m k E kƒ ) 0 2 e 9 2 n E w @ a \ E 0 f 7 % / 270 E k o �If EO) E e e J E m o o \ m 2 0 o § % f 3 \ ƒ ƒ2 $� 3 b / b�C) cn 0 _ �N c � co n _ } \ Digital Ads through the CET Grant June 16, 2022 This is an update on the allocated funds for advertising with the CET grant — here's the breakdown of what we've purchased, and which goals they're tied to: $2,000 for the Manufacturers Alliance Custom Bundle (Goals 3, 4, 5) o 3 webinar ads (Slide in the webinars and the host reads a provided script from sponsor, tag in Social Media post. Typical webinar hosts 50-100 virtual attendees). 0 2 podcast ads (Host to read provided script from the sponsor at beginning of each podcast, tag in Social Media post. Average 4,700+ listeners each month). 0 1 bonus podcast guest episode (Be a guest on one podcast episode. Includes a Podcast topic planning meeting). 0 1 service company membership (One year of company membership for the calendar year of 2023). $2,150 for Diamond Sponsor Package with Midwest Manufacturers (MMA) — promotes to ALL affiliates: MMA, CMMA, & TSMA (Goals 3, 4, 5) 0 Home Page Slider Ad 0 Enhanced Membership Listing 0 Newsletter Ads 0 1 Dedicated E-blast to Memberships 0 1 Dedicated Post on Facebook, Instagram, and Linkedln $5,850 for Midco for pre -pay advertising — they offer digital ads and geotargeting (geofencing) ads. (Goals 1, 2) 0 Digital Ads (banner ads) o Geotargeting (location & interests) As a reminder, the goals for the IMCP are as follows: 1. Employee Recruitment & Retention 2. Executive Leadership Positions Recruitment 3. Manufacturer Retention, Recruitment, and Attraction 4. Redevelopment & Revitalization 5. Relationship Building Provided by Haley Foster, Communication and Marketing Specialist, City of Monticello Date of Contact 6/22/2017 5/22/2018 11/29/2018 12/14/2018 3/28/2019 5/9/2019 8/16/2019 9/19/2019 1/20/2020 8/27/2020 12/23/2020 11/5/2020 2/16/2021 3/19/2021 PROSPECT LIST 06/17/2022 Company Name Business Category Project Description Project #6580 Metal Mfg. New Facility Constr. Karlsburger Foods Food Products Mfg. Facilty Expansion Project Blitzen Precision Machining Exist Bldg or New Const. Building -Facility Retained lobs New lobs Total Investment Project Status 70,000 sq. ft. 0 49 $5,480,000 On Hold 20,000 sq. ft. +/- 42 10 to $4,500,000 On Hold 20 _ 12,000 sq. ft. 10 $1,200,000 Concept Stage Project Comet Commercial Bus New Const. 1,700 sq. ft. +/- 7 $700,000 Active Search Project Nutt Co -Working Space Existing Building ? ? ? ? Concept Stage Project FSJP Light Mfg -Res. Lab New Construction 20,000 sq. ft. 0 20+/- $1,400,000 Active Search Project Jaguar Office New Construction 22,000 sq. ft. 22 4 $2,700,000 Active Search Project Kata Service New Construction 22,000 to 35,000 sq. 0 25 $7,900,000 Concept Stage ft. Project Panda v3 Service -Child Care New Construction 10,500 sq. ft. 0 21 $4,100,000 Active Search Project Nuss Combo Service -sale New Construction 30,000 sq. ft. 0 20 to $3,500,000 Almost Done 30 Project TO Industrial Existing or New Construction 10,000 to 15,000 sq. 0 5 to 7 $800,000 Concept Stage ft. Project Flower Office Existing 7,000-8,000 sq. ft. 0 12 $750,000 Concept Stage Project Cold Industrial -Warehouse -Di New Construction 80,000 sq. ft. 0 21 $12,000,000 Concept Stage stri Project Orion Warehouse-Distributi New Construction 832,500 sq. ft. 0 500 $125,000,000 Active Search on 2/28/2022 6/16/2021 6/30/2021 7/29/2021 10/28/2021 Project Emma II Light Ind -Assembly New Construction Project UBAA Child Care Services New Construction or Exist Project Ecosphere Industrial Tech Mfg. New Construction Project BA710 Lt Assem-Distribute Project Stallion Technology Service 20,000 sq. ff. 0 4 $1,350,000 Active Search 5,000 sq. ft. 0 14 to 19 $2,000,000 Act Search 1,000,000 sq. ft. 0 1122 $85,000,000 Act Search New Construction 6,500 to 7,000 sq. ft 0 New Construction 42,000 sq. ft. 2/7/2022 Project Shepherd III Lt Assembly Distribution New Construction 75,000 sq. ft. 4/28/2022 Project Cougar Precision Machining -Mfg. New Construction 35,000 to 45,000 sq. ft. Contacts: M = 12 YTD = 14 10 $650,000 Active Search 40 $3,600,000 Active Search 75 $10,500,000 Active Search 38 $4,700,000 Active Search