Old Town Hall Discussion - Renovation Quotes - EDA Recommendation - History - Next Steps

Council Members Specht and Buscher asked for this item to be brought to City Council Work Session for discussion.

The purpose of this case is to discuss the future/status of the Old Ramsey Town Hall

Current Plan/Status
The past Council has not directed staff to pursue renovating and/or opening the Old Ramsey Town Hall.  Council direction is to continue general maintenance as necessary to ensure it does not deteriorate. The building is secure from elements and pests.

PREVIOUS EDA DISCUSSION AND RECOMMENDATION
The EDA met and discussed the appetite for paying for the full renovation of the Old Town Hall.  Ultimately, the EDA recommended that it was only comfortable funding the replacement of the weathered door, removing the pests and securing the soffits, and having public works remove the 2 dead and dying oak trees onsite. The EDA passed a unanimous motion to approve completing these items in an amount not to exceed $15,000 out of the Unemcumbered Fund Balance.  In late 2024, DKN Construction, MN Wild Animal Management and City of Ramsey Public Works completed pest removal, door repair, paint and install, replacement of glass pane and painting of all windows for $12,528.  The other renovation and repairs needed to occupy the building were not completed.  Based on the previously provided low bid for the full renovation by DKN Construction on July 8, 2024 staff estimates the cost to complete the renovations (assuming some more inflation) would be at least $120,000.  The building is hooked up to sewer and water, but a water meter is needed.  The building has an operational furnace that is not hooked up but does not have air conditioning.

The EDA spoke at length about the future use of the building and if it was something that the EDA would be comfortable operating.  The EDA and Staff feared that the tenant pool would be limited and thought that it would be difficult for a new tenant to advertise if it couldn't put signage on the building.  Limited parking and the limitations of leasing a historically restored building (chalkboards on walls, no air conditioning, awkward floor plan) were also challenges.  The EDA also indicated that increasing the amount of rental properties the City manages would not be a good idea as the EDA/City is trying to reduce the city footprint of owned and leased land.  The EDA also discussed if the site was worth developing if the building was removed or relocated.  Staff indicated there were alot of mature trees there, the site was small, and access was terrible.

INFORMATION FROM PREVIOUS EDA AND CITY COUNCIL CASES

At the March 9th, 2024 City Council work session, the City Council discussed the idea of renovating the Old Town Hall Building as part of the 50th Anniversary Celebration for the City of Ramsey.  The consensus of the discussion was to have staff obtain quotes for the renovation and to bring it back to a future work session for discussion. Possible uses could be park programming, lease for music instruction, other smaller retail or office uses with minimal parking requirements.

Obtaining quotes for the project took longer than anticipated based on the complexity of the project and finding three contractors willing to quote the work.  Staff has attached the quotes and scope of work for each contractor and a comparison of the quotes to this case.  In order to ensure that the building meets ADA requirements, staff is suggesting that the concrete ramp and sidewalk be included with the work contracted if the Council decides to move forward with the renovation.  There are a couple of large Oak trees (One dead and hanging over building, the other one dying) on site that should be removed as part of this project to make way for the sidewalk.  One contractor quoted $4000 for the tree removal but our public works team will be able to get the work done for a lesser cost.   Quotes from the contractors ranged from $120,007 to $187,000 and did not include tree removal which is significantly less than what staff estimated at the previous work session.  Neither quote included sewer and water connection charges, if applicable. The water meter was removed in 2000 and a new meter would need to be installed by the City.    The timeline to complete the project once awarded and materials selected ranged from 4 weeks to 6 months.  Based on the timing of required approvals, it is unlikely the project would be completed prior to Happy Days.  The lowest quote was provided by DKN Construction and they also had the shortest timeline to get the project done.  It should be noted that these quotes have a shelf life and a decision needs to be made quickly to ensure price stability. Staff have also had further discussions and have provided additional information to the contractors from the RCP report.  Staff recommends that if a recommendation to award a contract is made that a 10-15% contingency be included due to the exploratory nature of some of the work that is needed to be performed (Sheet rock replacement (water marks), Door frame rot extending into building, and other unforeseen conditions).

Parking Information (Updated after discussion with Bank)

Staff had subsequent discussions with Security Bank and Trust (Formerly Flagship Bank) and they are open to a shared parking arrangement as long as it does not negatively impact their customers and employees.  If a decision to move forward with the renovation, Staff would set up a meeting with the bank to discuss details and a potential agreement which likely would be dependent on the future use of the Old Town Hall building.  Per an existing agreement (attached), the City already does have access to parking in the bank lot when the bank is closed.

Potential Uses 
In order to ensure that the historical building is preserved and isn't deteriorating, it does make some sense to have it occupied in some capacity.  This would ensure the utilities are operational, the building isn't leaking and it is secure from pests.(squirrels, bats, raccoons, mice, etc). A business incubator was listed as a potential use in the RCP study. Staff believes that a CPA, tax preparer, boutique retailer, or another office user that doesn't require many customers or workers would also be good uses of the space.  Ideally, rent would recover the renovation costs quickly, but there is value in having a tenant "keep the lights on" to ensure the building remains in good working condition after the investment of the renovation has been made. (council position has been to just provide general maintenance to secure building and ensure it doesn't deteriorate)

Additional information provided in the April 9, 2024 work session case is below:

Renovation History and New Pricing Estimate (Older information)
The City worked with the U of M and Resilient Communities Project (RCP) to put together a 1) Historical Report of the Old Town Hall (17A) and 2) the Future of Ramsey Town Hall (17B).  The Historical Report has been provided for reference but the focus of the discussion centers around the renovation and future use of this historical building in Report 17B.  The report evaluated the pros and cons of keeping the building at its current location or moving it to the COR. The report concluded that leaving it in its current location would allow it to remain on the National Register and not risk damaging the building by moving it.  The report then looked at what would be needed to renovate the building so it could be restored appropriately and be able to be occupied and used.  Any renovation would need to comply with the Secretary of the Interior's Standards for Rehabilitation as outlined in the RCP report.

In order to maintain its place on the National Register, special care must be taken to restore the building as close to the original conditions as possible.  The report outlines the 2 major steps necessary to get to this point: 1) Climatization and 2) Pre-Occupancy Upgrade. In 2018, the cost to bring this building into operation was estimated to be $44,940. in 2019, the City re-roofed the building and repaired the eaves.  In 2021 a private business asked the city to renovate the building and to lease it back for a boutique.  Quotes for the renovation at this time were $111,900 to $139,270 based on increased costs of construction and inflation staff is estimating a 50% mark-up from the 2021 pricing which would amount to a cost of $167,850 to $208,905. (Cost for the renovation ended up coming in much less)

Parking / History (Older Information)
When the First Bank of Isanti bought the land next to Town Hall and constructed its facility, a Declaration of Reciprocal Easements document was filed. (See attached) This document references a shared parking easement agreement between the Old Town Hall and the Bank that is permanent and perpetual.  Other requirements of the agreement include ongoing maintenance by the bank with the City being responsible for 29% of the maintenance costs within 30 days receipt of an invoice by the Bank and hours that the Old Town Hall can use a portion of the bank parking lot excluding specific hours during bank operation.  Staff is not aware of any invoices that have been issued to the City but will need to verify with finance.  There was supposed to be an Exhibit as part of the recorded document by KKE defining these areas better but unfortunately it is not part of the document of record at Anoka County. Staff has searched for records internally for the KKE Exhibit but have been unable to find it.  Staff reached out to Flagship bank to see if they have any interest in formalizing a new parking agreement that would make use of the Old Town Hall more viable.  Unfortunately, Flagship Bank is in the middle of a merger and won't have time to discuss options in any detail until the merger is complete which is estimated to be sometime in May.

Future Use Options (Older Information)
The 17b RCP report discussed potential future use of the Old Town Hall.   Uses contemplated ranged from a public space, museum, school, arts, and business incubator.   Staff received multiple requests about the availability of the building for lease for various types of businesses in the past.  Schools and retail uses have approached the City but due to the condition and renovation needed to the building the users go elsewhere. These users were excited at the possibility of using this unique building and think its allure will benefit their businesses.  Parking is also difficult to solve for and any agreement with a future tenant would likely need some sort of cross parking easement with the adjacent properties. 

The Old Town Hall has an estimated 778 SF of lease space.  It includes a bathroom, main hall and cloak room.  Staff consulted with a local real estate agent in 2021 and market rate rent for this building would be in the $12-18 / SF range with the tenant responsible for the utilities / snowplowing and the City responsible for the property taxes. Staff estimates that a current lease rate would fall into the $14-20 / SF range.

Private Party Lease (Older Information)
The EDA reviewed this use in 2021 and recommended that staff renovate the building when pricing came down.  Unfortunately, pricing has not come down since Covid.

Public / Parks (Older Information)
Ideas for use of the site include art classes and rental for small events.  Staff has spoke with Mark Riverblood and he was not confident he could identify many viable park and recreation uses for that building based on the layout, outside noise and uncertain parking.  He noted he thought it was a better niche retail location if the use didn't require much parking or if a parking solution could be found.

Visitor Center  (Older Information)
Former Mayor Kuzma expressed interest in moving the Old Town Hall to the Anoka County Mississippi West Regional Park and to utilize it as a Visitor Center.   More information is needed to determine the viability of this based on the information in the RCP Report which recommends against moving the building.

None required

This item was initiated for discussion by Council Members Specht and Buscher. This purpose of the case is to see if the Council has consensus moving forward on the status of the Old Ramsey Town Hall.

• The information provided above in the Background Section and the Attachments for this case provide historical reference to past studies and actions by the City Council and EDA.
• The repairs made to the Old Town Hall in 2024 have secured the building, improved curb appeal, and prevented deterioration of the building.  As long as the City periodically conducts general maintenance, the building should remain in good shape.
• Staff estimates the cost to fully renovate and bring the building back into use to be at least 120K (considers inflation of labor and material costs) Formal quotes would need to be obtained if that is the consensus of the Council.
• If the building was brought into operation, a parking agreement would need to be negotiated with Security Bank and Trust next door.

Alternatives generally include:

1) Do nothing, except for general property maintenance. (current direction)
2) Council Direction to provide direction for Staff to obtain more quotes and proceed with historic renovation to bring the building into operation.
3) Relocate the building. (it should be noted that the RCP Study did not recommend moving the building.)
4) Something else
 

No funding source has been identified.

Full renovation costs funded through EDA funds is not supported by EDA.

 

There is no recommendation by Staff or the EDA at this time

Consensus by the City Council on next steps for Old Ramsey Town Hall