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Home My WebLink About2025-10-09 City Council Work Session Packet1.Call to Order/Roll Call 2.Scheduled Items a.Facility Needs Assessment Study 3.Adjournment Corcoran City Council - Work Session Agenda October 9, 2025 5:30 PM *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 1 STAFF REPORT Agenda Item: 2.a Council Meeting: October 9, 2025 Prepared By: Nalisha Williams, Assistant City Administrator Topic: Facility Needs Assessment Study Action Required: Information Only Summary Representatives from BKV will present an update on the Facility Needs Study during the upcoming Work Session with the City Council. Council Action Information Only Attachments 1. City of Corcoran Facility Needs Assessment Study 2 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 City of Corcoran October 09, 2025 | Council Work Session Facility Needs Assessment Study 3 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 PROJECT UPDATE •Facility Condition Assessments (FCA) •Facility Operational Assessments (FOA) •Space Needs Assessments & Staff Surveys •Master Planning •Cost Estimates •Next Steps & Discussion 4 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY CONDITION ASSESSMENT 5 City of Corcoran: FACILITY CONDITION ASSESSMENTS 6 Agenda •Executive Summary •Facility Condition Index (FCI) •Expected 10-Year Annual Maintenance Plan •Criticality Breakdown by Facility •Facility Condition Assessments •Conclusion/Next Steps 7 Facility Condition Assessment: City Hall/Public Safety •Completed Facility Condition Assessment (FCA) on five (5) municipal facilities, including City Hall/Public Safety, Public Works, Old Public Works, Parks Maintenance, and the Shooting Range. The assessment identified approximately $5.25M in deferred maintenance and capital needs over the next 10 years •Four (4) of the five (5) buildings were identified in “Fair” Condition, with one (1) in “Critical” Condition •City Hall/Public Safety (1994/2004/2020/2024): In fair condition with recent renovations, but original infrastructure and systems approaching replacement age •Public Works (2013): In fair condition, with replacement of equipment due in 2033 •Old Public Works (1965): In fair condition, siding and roof was recently replaced •Parks Maintenance (1974): In critical condition requiring comprehensive renovation •Shooting Range (2012): In fair condition with special construction replacement needs 8 Facility Condition Index (FCI) Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI City Hall/Public Safety 12,563 1994, 2004, 2020, 2024 $ 400 $ 5,025,200 $ 1,740,244 0.2839 Public Works 30,845 2013 $ 500 $ 15,422,500 $ 2,579,326 0.1371 Old Public Works 3,763 1965 $ 200 $ 752,600 $ 160,071 0.1743 Parks Maintenance 1,595 1974 $ 300 $ 478,500 $ 359,378 0.6156 Shooting Range $ - $ 404,244 9 Expected 10-Year Annual Maintenance Costs $- $200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 $1,600,000 $1,800,000 $2,000,000 Sum of 2026 Sum of 2027 Sum of 2028 Sum of 2029 Sum of 2030 Sum of 2031 Sum of 2032 Sum of 2033 Sum of 2034 Sum of 2035 City of Corcoran- Expected Annual Facility Maintenance Costs Shooting Range City Hall/Public Safety Parks Maintenance Old Public Works Public Works 10 Criticality Breakdown by Facility Shooting Range, $404,244 , 8% City Hall/Public Safety, $1,740,244 , 33% Parks Maintenance, $359,378 , 7%Old Public Works, $160,071 , 3% Public Works, $2,579,326 , 49% 11 Facility Condition Assessment: City Hall/Public Safety Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI City Hall/Public Safety 12,563 1994, 2004, 2020, 2024 $ 400 $ 5,025,200 $ 1,740,244 0.2839 02-Sitework/Building Earthwork, $236,011 , 13% 05-Exterior Enclosure, $450,065 , 26% 06-Roof, $2,438 , 0% 07-Interior Construction, $13,504 , 1% 08-Equipment Furniture, $1,040 , 0%11-Fire Protection, $57,750 , 3% 12-Plumbing, $13,650 , 1% 13-HVAC, $793,844 , 46% 14-HVAC Controls, $80,568 , 5% 15-Electrical, $89,050 , 5% 16-Audio/Visual, $- , 0%17-Electronic Safety and Security, $2,325 , 0% 12 Facility Condition Assessment: City Hall/Public Safety 02-Sitework/Building Earthwork •West end of building has large gap between the sidewalk and building, trip hazard requires repair •Sidewalk at multiple locations showing heaving and caulking issues requires spot repairs 05-Exterior Enclosure •Windows throughout the building approaching replacement age require pane and seal replacement •Multiple doors in poor condition require replacement with ADA-compliant hardware •Step-cracking at west end of building to be repaired, structural study maybe required 06-Roof •Minor soffit repair 13 Facility Condition Assessment: City Hall/Public Safety 11-Fire Protection •Fire panel due for replacement •Fire suppression system recommended in critical areas of building: PD evidence storage and Data Rooms o Costs currently being held outside of 10-year plan 13-HVAC •Garage Ventilation Improvements recommended •Heat Pumps at end of life, replacement recommended – R410A refrigerant •HVAC Zoning throughout facility is an issue. Requires additional heat pumps and remapping of zones with changing of duct work – may require a heavier remodel to achieve this 14-HVAC Controls •Recommended to install a Building Automation System to better control, monitor and make changes to the HVAC system along with sustainability advantages. Currently the building is controlled by local thermostats 14 Facility Condition Assessment: Public Works Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI Public Works 30,845 2013 $ 500 $ 15,422,500 $ 2,579,326 0.1371 02-Sitework/Building Earthwork, $458,663 , 18% 05-Exterior Enclosure, $137,550 , 5% 06-Roof, $931,425 , 36% 07-Interior Construction, $252,668 , 10% 08-Equipment Furniture, $188,760 , 7% 09-Special Construction, $57,750 , 2% 11-Fire Protection, $46,365 , 2% 12-Plumbing, $129,525 , 5% 13-HVAC, $126,689 , 5% 14-HVAC Controls, $200,493 , 8% 15-Electrical, $35,788 , 1% 17-Electronic Safety and Security, $13,650 , 1% 15 Facility Condition Assessment: Public Works 02-Sitework/Building Earthwork •Hoop storage in critical condition requires possible structural reinforcement and re-strech of fabric roof •Sidewalk trip hazard at the door to the vehicle garage, at the Mechanical Room Door, at the front sidewalk, at the concrete apron, at the wash-bay, and the man door •Parking lot due for crack fill, seal coat and restripe 05-Exterior Enclosure •Windows missing caulking due to bird activity, due for re- sealing •Areas of EFIS repairs needed •Tuckpointing of joints along tilt-up panels 06-Roof •Roof will be due for replacement in 2033 16 Facility Condition Assessment: Public Works 07-Interior Construction •Interior remodel recommended in 2033 08-Equipment Furniture •Appliances recommended replacement in 2033 •Lifts and Hoists recommended replacement in 2033 08-Special Construction •Air compressor replacements for tools as well as dry fire system 11-Fire Protection •Fire Panel due for replacement in 2033 •Fire Pump Controller due for replacement in 2033 17 Facility Condition Assessment: Public Works 12-Plumbing •Hotsy due for replacement in 2033 •Water Heater due for replacement in 2033 •Water Softener due for replacement in 2033 •Sump Pumps due for replacement in 2033 13-HVAC •RTU due for replacement in 2033 •MUA (4) due for replacement in 2033 •Circulation Pumps (2) due for replacement in 2033 14-HVAC Controls •Recommended Building Automation to be installed to better control, monitor and make changes to the HVAC system along with sustainability advantages 18 Facility Condition Assessment: Old Public Works Criticality (All) Current Condition (All) Replacement Year (All) Building Old Public Works Row Labels Sum of Total (with Inf.) 02-Sitework/Building Earthwork 66,394$ 05-Exterior Enclosure 34,125$ 06-Roof -$ 07-Interior Construction 33,352$ 09-Special Construction 13,000$ 13-HVAC 11,250$ 15-Electrical 1,950$ Grand Total 160,071$ 02-Sitework/Building Earthwork, $66,394 , 42% 05-Exterior Enclosure, $34,125 , 21% 06-Roof, $- , 0% 07-Interior Construction, $33,352 , 21% 09-Special Construction, $13,000 , 8% 13-HVAC, $11,250 , 7%15-Electrical, $1,950 , 1% Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI Old Public Works 3,763 1965 200$ 752,600$ 160,071$ 0.1743 19 Facility Condition Assessment: Old Public Works 02-Sitework/Building Earthwork •Parking lot in poor condition recommended mill and overlay •Trip hazard at main entrance door 05-Exterior Enclosure •Overhead garage door is in poor condition and requires replacement 15-Electrical •Electrical panel is original recommended replacement 20 Facility Condition Assessment: Parks Maintenance Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI Parks Maintenance 1,595 1974 $ 300 $ 478,500 $ 359,378 0.6156 02-Sitework/Building Earthwork, $89,148 , 25% 05-Exterior Enclosure, $60,450 , 17% 06-Roof, $- , 0% 07-Interior Construction, $189,631 , 53% 12-Plumbing, $8,450 , 2% 13-HVAC, $9,750 , 3%15-Electrical, $1,950 , 0% 21 Facility Condition Assessment: Parks Maintenance 02-Sitework/Building Earthwork •Parking lot – cost included to pave parking lot •Sidewalk around north side of building needs replacement due to heaving/trip hazards 05-Exterior Enclosure •All exterior doors are in poor condition and should be replaced 07-Interior Construction •Restrooms are not ADA compliant •Interiors are dated and need updating 15-Electrical •Electrical panel is an original 1974, should be replaced 22 Conclusion/Next Steps •Completed Facility Condition Assessment (FCA) on five (5) municipal facilities, including City Hall/Public Safety, Public Works, Old Public Works, Parks Maintenance, and the Shooting Range. The assessment identified approximately $5.25M in deferred maintenance and capital needs over the next 10 years •“Do Nothing plan” i.e. if the city does nothing, this is the expected maintenance cost on the city facilities •FCA does not address space adequacy needs •City to determine, based on FCA findings, on next steps in regards to City Hall/Public Safety facility future needs •City should rebalance the Public Works 10-year plan to prepare for upcoming future maintenance and capital needs •City will need to make a decision on the future of the Parks Maintenance building 23 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT 24 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | CITY HALL •No room for additional staff •Poor operational flow and adjacency of welcome desk and workroom to staff office spaces •Acoustic and comfort issues within open office area due to number of staff working in space •Limited storage available •No ballistic resistant protection at council dais or welcome desk •Council chambers and lobby size functions well 25 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | POLICE •There is no room for additional staff regarding office space or support functions •Locker rooms are at capacity and do not have adequate ventilation; no changing bench •Only one restroom is available for staff causing issues at shift change; this restroom also is used by detainees placing staff at risk •Booking area is drastically undersized placing staff at risk in the event of a combative detainee •Reception/records area is drastically undersized for the number of staff utilizing the space; lack of ballistic resistance places staff at risk •Public reception counter is open to police operations creating issues with CJIS compliance and placing staff at risk 26 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | POLICE •Evidence processing area does not have a hand sink or eyewash; adding evidence pass-thru lockers would uphold chain-of-custody •Weapon cleaning area does not have proper ventilation to prevent lead and chemical exposure •Limited storage available for equipment and supplies •Facility does not provide space to support officer training and wellness goals such as a decompression, physical fitness, defensive tactical, simulator, or gun range •Four stall garage is not adequate for size of fleet requiring expensive equipment to be stored outside 27 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | PUBLIC WORKS •Current facility cannot support storage, maintenance and staff space needs, and is significantly short of meeting those needs. •The existing facility well and septic systems are not designed to accommodate an increase in building demand and would require augmentation or city services to allow expansion of operations. •The available site area would be able to support meeting current space demands, with relocation of site functions on the site to allow for building expansion. •Phasing of building expansion to meet some immediate needs can be accommodated, but would only meet current needs, not projected needs. Phasing durations would then be obsolete based on projections. •The existing site can support potentially up to the 10-year program projection, with key considerations: o The existing stormwater feature and existing wetlands, coupled with a shoreland overlay setback, would require relocation, mitigation and variance approvals to allow facilitation of meeting any projected needs. o Any site improvements would likely trigger a Hennepin County Traffic Study and an implementation of a dedicated turn lane on northbound, site access traffic. o Any site improvements would require extension of municipal utilities to allow for proper build-outs to occur. 28 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY NEEDS ASSESSMENT 29 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY NEEDS ASSESSMENT | CITY HALL & POLICE •Master planning for 20-year identified operational space need •Identified operational space needs developed through staff interviews and based on national best practices 2025 CURRENT NEEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED ADMINISTRATION 2,554 2,911 3,235 PATROL 3,413 4,066 4,456 INVESTIGATIONS 1,674 2,106 2,376 EVIDENCE 1,953 1,953 1,953 HARD INTERVIEW 2,482 2,482 2,482 POLICE TRAINING 8,902 8,902 8,902 SWAT 1,053 1,098 1,143 FLEET GARAGE 11,138 20,138 26,438 POLICE PUBLIC AREAS 1,273 1,273 1,273 POLICE COMMON AREAS 2,998 3,310 3,673 37,437 48,236 55,928 Net SF BUILDING SHARED AREAS 8,021 8,021 8,021 BUILDING SERVICES 1,543 1,543 1,543 9,564 9,564 9,564 Net SF CITY ADMINISTRATION 1,173 1,173 1,235 FINANCE 499 499 499 HR 459 521 709 COMMUNICATIONS 218 281 281 IT 413 476 538 COMMUNITY DEVELOPMENT 1,892 2,141 2,250 PUBLIC WORKS 1,040 1,212 1,446 PROSECUTOR 0 0 0 CITY HALL COMMON AREAS 3,114 3,114 3,114 COUNCIL CHAMBERS 2,055 2,055 2,055 10,863 11,471 12,126 Net SF 57,864 69,271 77,618 6,944 8,313 9,314 64,808 77,584 86,932 (Existing Building = 12,600 GSF) COLD STORAGE 2,025 2,025 2,205 2,025 2,025 2,205 Net SF Police & City Hall Shared Areas Subtotal, Personnel & Space: City Hall Police Department Subtotal, Personnel & Space: TOTAL PROPOSED GROSS SQUARE FEET TOTAL PROPOSED USABLE SF Building Envelope Factor Subtotal, Personnel & Space: Police Cold Storage Subtotal, Personnel & Space: COMMENTS SPACE NEEDS SUMMARY 30 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY NEEDS ASSESSMENT | FIRE STATION •Fire station planned with 3 apparatus bays as current need with 2 additional future apparatus bays at 20-years •Proposed operational needs developed through interviews with Hanover, Rogers, and West Suburban Fire Departments •Space standards based on national best practices SPACE NEEDS COMMENTSSUMMARY2025 CURRENT NEEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED Fire Station Public Areas 2,367 2,819 2,819 Headquarters Areas 689 1,311 1,311 Firefighter Areas 3,442 3,724 3,724 Apparatus Bays & Support 7,797 9,234 12,896 Building Support 701 791 791 Subtotal, Personnel & Space:14,996 17,880 21,541 Net SF TOTAL PROPOSED USABLE SF 14,996 17,880 21,541 Building Envelope Factor 1,800 2,146 2,585 TOTAL PROPOSED GROSS SQUARE FEET 16,796 20,026 24,126 31 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACTILITY NEEDS ASSESSMENT | PUBLIC WORKS •Facility planned for current need; future needs require additional site area •Proposed operational needs developed through staff interviews and industry best practices 32 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING 33 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | CITY HALL & POLICE (City Center Drive) •Site has good potential for connectivity to future City Center development with great visibility from City Center Drive •Planned partial 2-story facility with lower level; size based on 20-year programmed space needs •Lower level indoor garage for police fleet •Secure parking area for police and staff separate from public •Ample site area for future expansion •Site would require infilling potential wetland areas (further site analysis required) 34 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 35 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | CITY HALL & POLICE (Heritage Park Site) •Site has great visibility from Highway 10 •Adjacency to Heritage Park is a benefit with opportunity to integrate with walking trails, etc. •Planned partial 2-story facility with lower level; size based on 20-year programmed space needs •Lower level indoor garage for police fleet •Secure parking area for police and staff separate from public •Ample site area for future expansion •Site would require turn lanes be created on Highway 10 •Site would require water and sewer connections 36 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 37 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | FIRE STATION (Option A) •Site has ample space for fire station; would require city hall and police to move offsite •Good visibility and access to Highway 116 •Public site access off City Center Drive is ideal •Building footprint based on 20-year programmed space need with drive-thru apparatus bays •Ample site area for future expansion if needed •Remaining portion of site could be redeveloped for other use 38 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 39 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | FIRE STATION (Option B) •Site has ample space for fire station; would require city hall and police to move offsite •Good visibility and access to Highway 116 •Building footprint based on 20-year programmed space need with drive-thru apparatus bays •Ample site area for future expansion if needed •Requires multiple new curb cuts onto Highway 116 which is not ideal •Remaining portion of site could be redeveloped for other use 40 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 41 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 N MASTER PLANNING | PUBLIC WORKS •Expansions illustrated require extension of city water and sanitary to serve existing and expanded facility. •Abandon septic field and system to allow expansion of site operations. •Expand operational site area to extents shown. Bulky material storage, salt/gravel storage, brine tanks, etc. Get relocated / reconstructed in southeast corner of the site. [17,24,23] trash enclosure gets relocated to northeast corner of the site [16] •Construct a new, unheated storage building along the south side of the site. [19] •Construct a new fuel island in southwest corner of the site. This could be a temporary above ground or long-term service below ground installation, depending on future phase implementation. [20] •Construct new vehicle storage addition, approximately 25,700 sf, as an initial phase of this diagram [13.1] •Demolish existing covered storage [9], and construct new vehicle storage addition, approximately 14,400 sf, as a sequential phase of this diagram [13.2] •Expand existing vehicle maintenance single depth bays, to a double depth bay design, which includes equipment maintenance support areas [6,7,11] •Construct a new workshop area, that can be converted to vehicle maintenance in future phases [12.1] •Construct a new workshop area that is intended as long-term workshop space only [12.2] •Expand office and administrative area to meet this phases space need, with the design capacity to add a second floor (expand the existing upper level storage) [4,5,10] 42 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | PUBLIC WORKS 43 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 COST ESTIMATES 44 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 •Preliminary cost estimates are based on Rough Order of Magnitude (ROM); utilizing historical construction cost data for similar facilities •Cost estimates include design and construction contingency •Soft Costs include costs not directly tied to the physical construction of the building; they include- Inspections, Permits, A/E fees, Furniture, etc. PRELIMINARY COST ESTIMATES New City Hall & Police Station New Fire Station Expansion Public Works Construction Costs:$40.4M $12.7M tbd Soft Costs:$8.1M $3.1M tbd Total Project Costs (2025): $48.5M $15.8M tbd Total Project Costs (2026): $50.4M $16.5 tbd Total Project Costs (2027): $52.4M $17.1 tbd 45 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 NEXT STEPS 46 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 •Confirm desired master planning approach •Develop implementation plan with staff •Finalize study document and issue final report NEXT STEPS 47 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 DISCUSSION 48