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Finding: <br />Four (4) out of seven (7) buildings (57.1 percent) in the proposed TIF District <br />contained code deficiencies exceeding the 15 percent threshold required by Minnesota <br />Statutes, Section 469.174, Subdivision 10(c). A complete Building Code and <br />Condition Deficiency report for each substandard building in the proposed TIF <br />District can be found in Appendix B of this report. <br />3. System Condition Deficiencies <br />If a building meets the minimum code deficiency threshold under Minnesota Statutes, <br />Section 469.174, Subdivision 10(c), then in order for such building to be "structurally <br />substandard" under Minnesota Statutes, Section 469.174, Subdivision 10(b), the <br />building' s defects or deficiencies should be of sufficient total significance to justify <br />"substantial renovation or clearance." Based on this definition, LHB re-evaluated <br />each of the buildings that met the code deficiency threshold under Minnesota Statutes, <br />Section 469.174, Subdivision 10(c), to determine if the total deficiencies warranted <br />"substantial renovation or clearance" based on the criteria we outlined above. <br />System condition deficiencies are a measurement of defects or substantial <br />deterioration in site elements, structure, exterior envelope, mechanical and electrical <br />components, fire protection and emergency systems, interior partitions, ceilings, <br />floors and doors. <br />The evaluation of system condition deficiencies was made by reviewing all available <br />information contained in City records, and making interior and exterior inspections of <br />the buildings. LHB only identified system condition deficiencies that were visible <br />upon our inspection of the building or contained in City records. We did not consider <br />the amount of "service life" used up for a particular component unless it was an <br />obvious part of that component's deficiencies. <br />After identifying the system condition deficiencies in each building, we used our <br />professional judgment to determine if the list of deficiencies would total more than 20 <br />percent of the replacement value of the building when added to the cost of total code <br />deficiencies. For example, if a building with a replacement value of $100,000 had 17 <br />percent code deficiencies, we would look at the list of system condition deficiencies <br />and make a professional judgment that the cost of fixing the system condition <br />deficiencies would be at least $3,000 (3 percent), in order for that building to be <br />considered substandard. <br />Finding: <br />In our professional opinion, four (4) of the seven (7) buildings (57.1 percent) in the <br />proposed TIF District are structurally substandard to a degree requiring substantial <br />renovation or clearance, because of defects in structural elements or a combination of <br />deficiencies in essential utilities and facilities, light and ventilation, fire protection <br />Page 10 <br />