To justify offering tax incentives to a developer to replace three properties at Grand Avenue and Victoria Street, the city of St. Paul hired consultants to evaluate whether the buildings would be considered “structurally substandard” by the state definition.

In other words, would repair costs to bring the buildings up to code exceed 15% of replacement costs?

The team with Minneapolis-based LHB who conducted the structural analysis and Aug. 13 inspection was company vice president Michael A. Fischer and inspector Phil Fisher. They found repair costs would total 29% of replacement costs for the buildings as a whole, and each building individually also would exceed the 15% threshold.

The mall that housed Juut Salon Spa, Paper Source and Trade Winds clothing would cost $2.9 million to replace and more than $708,000 to repair, based on 30 significant deficiencies, according to the LHB report. The central part of the mall dates to 1915.

Chief among needed improvements, the building needs $181,000 in roof repairs, $157,000 for HVAC replacement, $156,000 for code-compliant lighting and $74,000 for new windows. Other deficiencies ranged from electrical wiring to egress, damaged sidewalks, stairs, fire caulking and exterior brick and mortar improvements.

Adjoining the mall, the building that once housed Billy’s on Grand and more recently the Gather Eatery and Bar would cost $1.3 million to replace or $500,000 to repair, according to the LHB report, which found 20 significant deficiencies. The largest necessary improvements would be a $266,000 HVAC system, $61,000 in roof repairs and $40,000 to replace failed windows.

Other defects ranged from below-code electrical wiring, lighting, fire protection and egress to stairs, sprinklers, fire caulking and emergency lighting.

“The windows are failing, allowing for water intrusion, which is contrary to code,” reads the report. “The exterior concrete blocks and mortar are failing, allowing for water intrusion, which is contrary to code. Roofing materials are failing …”

Built in 1894, the three-story wood-frame house at 841 Grand Ave. previously served as a residential rental property.

The LHB inspection found the building, which would cost $449,000 to replace with the same general design, would need more than $151,000 in repairs to bring it up to modern building codes, even before correcting energy code deficiencies. That includes some $72,000 in necessary window and siding repair and $13,000 in roof repair.

“The foundation is deteriorating and should be reinforced, per code,” reads the report, which chronicled 30 separate deficiencies. “The southwest corner of the building is separating from the main structure and should be repaired to prevent water intrusion, per code.” Other areas falling below code in the report ranged from restrooms and kitchens to HVAC, egress, interior and exterior stairs, flooring and damaged sidewalks.

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