6.8. EDSR 01-20-2015City of
Elk
River
Request for Action
To
Item Number
Economic Development Authori
6.8
Agenda Section
Meeting Date
Prepared by
General Business
January 20, 2015
Jeremy Barnhart, Deputy Director, CODD
Item Description
Reviewed by
Sale of Lots 1 and 2, Block 1, Natures Edge
Cal Portner, City Administrator
Reviewed by
Business Center II
Action Requested
Respond to the letter of interest received for Lots 1 and 2, Natures Edge Business Center II (NEBC II).
Background /Discussion
The city has received a Letter Of Interest to purchase lots 1 and 2, block 1, NEBC II to develop a truck
sales and service business.
A Letter Of Interest is not a formal agreement to sell/ buy property however it does provide some
confidence to the buyer to develop the necessary plans and documents to prepare the formal purchase
agreements and, if applicable, financial assistance documents. Support at this stage is not binding.
At this point in the process, three primary questions are raised:
1. Recognizing the EDA's discretion in selling its own land, and the need to deviate from the
master plan for the area to support the project at this location, does the EDA wish to sell the
property for a truck service and sales enterprise?
2. What is the appropriate price for the lots?
3. What is the EDA's appetite for the use of Tax Abatement for the support of a retail business?
Use of the property. Previously, the EDA was asked to consider changing the land uses of NEBC to
support more industrial growth. The need and anticipated demand for additional larger industrial
properties was one of the primary reasons the EDA expedited the development of NEBC II. NEBC will
serve as the front door to the city via the Twin Lakes Road employment corridor.
Asking price. In August, the EDA commissioned an appraisal of all five NEBC II lots. Three lots are
zoned and appropriate for commercial uses, and two are zoned for industrial uses. The commercial lots
range in appraised value, per usable square foot, between $2.25 and $2.47. The industrial lots range in
appraised value between $1.85 and $1.86. The full appraisal document is included in Dropbox. Please
note that the appraisal is not public information and shall not be shared.
Based on the appraisal and the commercial use proposed for Lot 2, Block 1, a price of $2.25 per usable
sq. ft. for both lots is suggested ($1,316,695.50). Not noted in the appraisal, but a larger, 14.8 acre
commercial parcel one block from Highway 10 could command a premium higher than this value,
especially in our dwindling commercial market, as this would be the largest, platted, development- ready,
P a w E R E U 6 Y
NaA f RE]
commercial lot in Elk River. Staff suggests $2.47 per usable square foot. The sale of the property for a
commercial use would require a rezoning of the eastern parcel.
Project information. The proposed applicant reported that the project would include $11.8 million in
improvements. Based on the information provided by the proposed applicant, the value of the land and
buildings would be $6.444 million. Future additions, equipment, parts inventory, working capital, and
other soft costs not taxable bring the total to 12.444 million.
For comparative purposes, the Home Depot is 122,000 sq. ft. on 11.61 acres. (GATR 42- 46,000 sgft,
15.725 acres) Both properties are valued at 4.5 million. The taxable value for this building is $37 a foot.
Home depot uses 24% of the property for the building, GATR proposes to use 7% for the building.
Taxable value. Information provided by the proposed applicant shows an assumed taxable value of
$4.597 million, including a value of $66.25 per foot. According to the County Assessor, the $66.25 per
foot building valuation is a full retail finish, and may be high for the body shop and service areas of the
building. A minimum assessment agreement could be signed to maintain the necessary taxable value.
This will impact the taxes payable to the school district and the state.
Job Growth. Based on the information provided, proposed job growth on opening day (expected end of
2015) are 38 jobs, and after two years, 60 jobs. Around 25% of these jobs are commission based, and
15% are less than the reporting requirement. Average wage of all jobs is $27 per hour.
Business Subsidy support. The EDA may consider supporting an application for business subsidy. The
proposed applicant suggested Tax Abatement and Microloan funding. Support for an application only
encourages the applicant to apply, it does not stipulate approval. Per DEED rules, Retail establishments
are not eligible for the Jobs Incentive Microloan however they may be eligible for the Energy Efficiency
Microloan.
Financial Impact
N/A
Attachments
• Letter of intent
• GATR memo dated January 12, 2015 and supporting documents:
■ Job information
■ Site layout
■ Concept elevation
■ Car dealership comparison
■ EDA packet dated December 15, 2014
N: \Departments \Community Development \Economic Development \EDA \Administrative \Agenda \EDA Agenda Packets \2015 \1 -20- 2015 \6.8 sr
Consider sale of lots 1 and 2, Block 1 NEBCII.docx
DECKLAN
812 Main Street NW - Suite 250 " Elk River, MN 55330 " www.decklanaroup.com
13 November 2014
City of Elk River
ATTN: Jeremy Barnhart
13065 Orono Parkway
Elk River, MN 55330
RE: Letter of intent to purchase Lots 1 & 2, Block 1 of Nature's Edge Business Center, 9.85 buildable acres
Dear Mr. Barnhart,
As you know, GATR Truck Center has hired Decklan Group, an economic development consulting firm to work with
them and all government entities as the business moves forward to locate their project in Elk River. We would like to
acquire Lots 1 & 2, Block 1, of Nature's Edge Business Center; the northern portion of PID 75- 820 -0020. 1 have attached
a site map depicting the two sites.
On October 31, 2014, GATR Truck Center owner Bob Neitzke and I met with you and City Engineer Justin Femrite to
discuss this project and solicit staff comments regarding GATR's proposed development. Based on our discussions,
staff's comments were favorable, and we look forward to moving ahead with this project.
The purpose of this letter is to document our intent to purchase the two properties at $2.00 square foot for the
buildable area; this equates to a total of $858,132.
We ask that the City does not initiate or carry on negotiations for the sale of the property with any party other than
GATR Truck Center at this time. We are interested in entering into a formal purchase agreement on this property,
contingent upon receiving approval on all applicable land use and zoning applications required.
Please let us know what you need from us to move forward with drafting the purchase agreement. We will also be
pursuing applicable financial programs as well.
If you have any questions, please contact me at 763 - 568 -9498, or annie @decklangroup.com.
We appreciate your time.
Annie Deckert
Decklan Group
Attached: NEBC Site Map
Robert Neitzke
GATR Truck Center
DECKLAN
812 Main Street NW - Suite 250 " Elk River, MN 55330 " www.decklanaroup.com
13 November 2014
City of Elk River
ATTN: Jeremy Barnhart
13065 Orono Parkway
Elk River, MN 55330
RE: Letter of intent to purchase Lots 1 & 2, Block 1 of Nature's Edge Business Center, 9.85 buildable acres
Dear Mr. Barnhart,
As you know, GATR Truck Center has hired Decklan Group, an economic development consulting firm to work with
them and all government entities as the business moves forward to locate their project in Elk River. We would like to
acquire Lots 1 & 2, Block 1, of Nature's Edge Business Center; the northern portion of PID 75- 820 -0020. 1 have attached
a site map depicting the two sites.
On October 31, 2014, GATR Truck Center owner Bob Neitzke and I met with you and City Engineer Justin Femrite to
discuss this project and solicit staff comments regarding GATR's proposed development. Based on our discussions,
staff's comments were favorable, and we look forward to moving ahead with this project.
The purpose of this letter is to document our intent to purchase the two properties at $2.00 square foot for the
buildable area; this equates to a total of $858,132.
We ask that the City does not initiate or carry on negotiations for the sale of the property with any party other than
GATR Truck Center at this time. We are interested in entering into a formal purchase agreement on this property,
contingent upon receiving approval on all applicable land use and zoning applications required.
Please let us know what you need from us to move forward with drafting the purchase agreement. We will also be
pursuing applicable financial programs as well.
If you have any questions, please contact me at 763 - 568 -9498, or annie @decklangroup.com.
We appreciate your time.
Annie Deckert
Decklan Group
Attached: NEBC Site Map
Robert Neitzke
GATR Truck Center
DECKLAN
0 0 0 G� R O U P
MEMORANDUM
TO: Jeremy Barnhart, Community Operations & Development Deputy Director
Cal Portner, City Administrator
Elk River EDA
FROM: Annie Deckert, Decklan Group
DATE: January 12, 2015
SUBJECT: Response for request for information from J. Barnhart Dated 12 -18 -14 re: GATR Truck
Center
BACKGROUND
On December 18, 2014, 1 received the attached letter from the City regarding GATR Truck Center's
proposed project.
RESPONSE TO INFORMATION REQUESTED
Below are the responses for your consideration:
7. Thepropez -y valuationyou have submitted is $19.8 million. How didyougetto the $19.8 million
improvement value?
• Land (15.72 acres, 14.28 buildable @ $2 /sq.ft.)
• Site improvements (site prep, landscaping, etc.)
• Building (30,300 at $140 /sq.ft., 32' height)
• Future Additions (12,000 at $100 / sq.ft., 32' height)
• Equipment /Machinery /Fixtures (air compressors, part
burners, paint booth, sand blasters, etc.)
• Parts Inventory
• Working Capital
• Other (soft costs)
• Total Project Cost (TPC)
• Hasa cost of constmction statement been prepared?
$ 1,244,074
$ 1,000,000
$ 4,200,000
$ 1,200,000
$ 900,000
$ 1,600,000
$ 2,000,000
$ 500,000
$ 12,444,074
According to VP of Design Build & Services for Winkelman Building Corporation Tom
Bruce, the estimate for the building outlined in the attached sketch is $4.51VI; ideally the
'future' service and body areas will be built immediately, however are not included in
the cost estimate. Building the 'future' areas immediately (GATR's ideal situation) will
add an additional $1.2M to the building cost. Once we move forward on the land
purchase, additional details will be determined, and a detailed construction statement
will be provided to staff.
2. I assume preliminary information has been submitted to the county (building materials, si .Ze, layout, design
for them to base their value estimate. Please include this infor- nation for the EDA to consider.
Information provided to County
• Truck dealership
• Building materials comparable to existing buildings in Northstar Business Park & Nature's Edge
Business Center
• Both parcels will have C -3 zoning
• 46,000 square feet (5,000 office), approximately 120'x 300'
• Estimated cost of construction = $100 /sq.ft.
• 32' building height
Information provided by County
• Land = $1,550,000 ($2.50 per foot guestimate)
• Building = $3,047,800 ($66.25 per foot)
• Total Value = $4,597,800
Using 2015 proposed rates: Total Tax = $194,854
• County = $47,488
• City = $43,154
• School = $46,399
• State = $46,515
• MV Tax = $6,743
• Other = $4,555
3. Doesyour client anticipate signing a minimum assessment agreement?
GATR Truck Center is willing to sign a minimum assessment agreement.
4. The job pay range is between $12 to $'900 per hour (or $125. Are the six sales positions (up to $1251
hr.) commission - based?
The sales positions are commission based; however detailed pay plans are proprietary and are
negotiated with each position. Top sales positions within GATR trucking earned approximately
$185/hr in 2014. The Sales Manager, Parts and Sales positions are commission based.
5. Upon opening you state they will have 23 jobs. After twoyears it looks as though 40 -50 jobs are created.
Are these in addition to the 23 jobs?
Upon opening, GATR Truck Center anticipates hiring 10 -15 FTE; at the end of 2015, they
anticipate having 38 employees. By the end of 2017, they anticipate having a minimum of 60
FTE. The attached job spreadsheet was created in a "worst -case scenario ", using the minimum
number of employees and average hourly wage. The company anticipates having a minimum
total FTE employee count of at least 77 FTE within five years of opening. The other three GATR
locations employ a total of approximately 230 people; the Sauk Rapids location employs 102;
Mr. Neitzke anticipates the Elk River location could be his top location. The top sales people in
the Sauk Rapids location average $180 /hr.
6. LVhat has to occur for the body shop to open?
GATR Truck Center anticipates the body shop to be built in conjunction with the rest of the
building. Specific job creation related to the body shop can be found in the attached job
information spreadsheet.
Of the 92 jobs associated with the body shop, are they in addition to the 40 -50 jobs added after the second
year?
Yes
7. Based on the jobs distribution, there are up to 7 sales relatedpositions, and the rest are service based.
GATR Truck Center anticipates having up to 15 sales related positions by the end of 2017 at
minimum.
8. LVill outdoor storage be required, like ABI�A provides for their operations?
GATR Truck Center anticipates potentially needing 3,000 -5,000 square feet of outdoor storage,
and will apply for the applicable permits needed to do so. Items to be stored include a variety of
truck parts, and will be screened to meet the requirements as outlined in the ordinance.
9. It would be he pful for the EDA if there was a sketch dimPing showing how the properly will be used.
The proposed sketch drawing of the GATR Truck Center is attached.
10. You mentioned tax abatement to hep with the gap financing. LVill it be abatement be requested for the full
value.
As mentioned at the December 15, 2014 EDA meeting, we are not able to identify the exact
dollar value of abatement we will be requesting until we know what the city will be charging for
the property.
9 9. WIN other city / EDA financing sources be sought?
GATR Truck Center anticipates applying for the newly created Jobs Incentive EDA Microloan to
help offset the cost of the project.
ADDITIONAL INFORMATION
After reviewing staff's report to the EDA, dated 12- 10 -14, 1 provided project information that already
had been provided to staff, but not included in the report to the EDA via email. The industrial /car
dealership comparison spreadsheet prepared by staff, failed to include the annual tax base paid per
user. Increasing the city's light industrial tax base, commercial tax base, and employment base is one of
the EDA's goals in the strategic plan, so I felt it beneficial this information was included as well.
Based upon the projects identified by staff in the comparison spreadsheet, the following is true based
upon GATR's proposed project, and the anticipated tax estimates provided by County Assessor Dan
Weber (preliminary; more accurate estimates are made once a final site plan is complete):
• Based upon preliminary tax estimates, total estimated annual taxes for GATR's proposed project
are $194,894
• GATR's estimated taxes are $93,856 higher than the average annual industrial taxes
• GATR's estimated taxes are $148,374 higher than the average commercial car sales /repair
annual taxes
• GATR's estimated project value is $4,475,675 higher than the average commercial car
sales /repair project
Tax information supporting these figures is attached and was pulled off the Sherburne County GIS
website. To save my client money, I opted not to complete the number of employees and average
hourly wages per user, however, GATR's project will create two times the new jobs of PPC, and ten
times the number new jobs proposed for the Morrell Companies proposed expansion, at an average
hourly rate higher than the two companies.
The EDA met on December 15, 2014 to discuss the project, and per their direction, Mr. Barnhart
provided me with a letter of additional information needed to process our request.
SUMMARY
We have been working with the city for nearly six months to bring this project to the Elk River
community, and have submitted a vast amount of project information for staff and the EDA's
consideration. We appreciate the EDA "taking the properties off the market" at the December meeting,
and hope action can be taken at the January meeting.
At the January EDA meeting, over sixty days will have passed since we sought direction on entering into
a purchase agreement with the city. There is no policy or process in place as it relates to responding to
this type of request; this can cause confusion, and a feeling of "not being wanted" by the business
owner, particularly when the level of detail of information asked for from each business varies so
greatly. Moving forward, it would be beneficial to have some type of checklist with approximate
turnaround time to follow for future land purchase requests, to maximize efficiency, and ensure all
business are treated fairly. Without this information, it has proven challenging to provide staff with the
information they decide they need before they can make a decision.
We have worked hard to provide you with all the information you need, and would greatly appreciate
you taking action to sell us the property so we can continue to move forward, submit all necessary
permits and financing applications, in hopes to break ground on this project as soon as feasible.
If you have any questions or need additional information, please contact me at 763 - 568 -9498 or
annie @decklangroup.com
ATTACHMENTS
• GATR Truck Center Job Information spreadsheet
• GATR Truck Center project sketch as prepared by Winkelman Builders
• Industrial /Car dealership repair comparison spreadsheet as prepared by J. Barnhart with the
addition of 2014 taxes paid per the Sherburne County Beacon website
Job Information- GATR Truck Center
Position*
end of
2015
end of
2017
Ave. hrly
wage*
Sales **
2
4
$ 70
General Manager
1
1
$ 75
Parts Manager
1
1
$ 50
Sales Manager
1
1
$ 100
Technicians /Service
8
14
$ 20
Parts
6
12
$ 20
Parts Delivery
2
4
$ 11
Shipping & Receiving
1
1
$ 35
Receptionist
1
1
$ 11
Office Support
1
1
$ 13
Finance Manager
0
1
$ 40
Shop Foreman
1
2
$ 30
Service Manager
1
1
$ 62
Service Writer
1
3
$ 25
Parts Supervisor
1
1
$ 25
Body Shop Manager
1
1
$ 45
Body Shop Foreman
1
0
$ 23
Body Shop Wash Rack
3
3
$ 11
Body Shop Technician
1 51
8
$ 18
TOTAL EMPLOYEES
1 381
60
$ 27
Commission based (detailed pay -plans are
proprietary)
# of positions & ave. hourly wages are at low -
end (safe side)
Current top sales positions @ $180 /hr **
Average wage /hr
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Industrial - Car dealership repair comparison
Bldg size/
ID Arrec RIA& e;-Y,- V..1....
RST CAYO
75- 659 -01 5
2.48
20,000
$1,092,600.00
8,064.52
♦ {il Yom./ i.\rl \.
$440,564.52
Coin - Tamer
75 -659 -0110
5.86
50,636
$1,743,400.00
8,640.96
$297,508.53
Alliance Machine
75- 757 -0115
2.84
35,200
$1,575,700.00
12,394.37
$554,823.94
S ortect
75 -757 -0120
9.29
80,000
$4,611,900.00
2,877.78 $
8,611.41
$496,437.03
Bauer
75- 757 -0210
2.64
21,193
$1,385,200.00
8,027.65
$524,616.97
PPC
75- 820 -0309
10.36
100,000
$5,000,000.00
9,652.51
$482,625.48
Jones
Industrial averages
75- 427 -0120
2.4
5.124286
36,350
49,0541
$1,238,700.00
$2,378,214.29
15,145.83
70,537.24
$516,125.00
$473,254.50
GA`IR Lots as Ind
14.8
$ 7,004,166.54
Cornerstone 7
75- 821 -0105 1
17.73 4
49,933 $
$ 2,962,800.00 2
2,816.30 $
$167,106.60
LeFehvre Trucking 7
75- 718 -0105 7
7.5 2
23,380 $
$1,240,800.00 3
3,117.33 $
$165,440.00
Steiss Auto sales 7
75 -011 -3215 1
1.9 4
4,066 $
$ 240,700.00 2
2,140.00 $
$126,684.21
Commercial avera s 7
7.10251 2
20,445 1 $
$ 1,222,125.00H 2
2,877.78 $
$172,069.69
GA'IR lots as Commercial 1
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City of
Elk
River
Request for Action
To
Item Number
Economic Development Authori
6.2
Agenda Section
Meeting Date
Prepared by
General Business
December 15, 2014
Jeremy Barnhart, Deputy Director, CODD
Item Description
Reviewed by
Letter of Interest: GATR
Reviewed by
Action Requested
Respond to the letter of interest received for Lots 1 and 2, Natures Edge Business Center II.
Background /Discussion
The city has received a letter of interest from GATR to purchase two lots in Natures Edge Business Park
Second Addition. GATR is a full- service heavy duty and medium duty truck dealer with locations in
Cedar Rapids and Des Moines, Iowa and Sauk Rapids, Minnesota. Based on the information provided to
date, the use is retail and service commercial.
The two lots north of 168"' would be combined, creating one 14.8 acre parcel for the construction of a
truck sales and service center. GATR has suggested a purchase price of $2 per square foot (sf for the
buildable area only (excluding the 4.95 acres in easement and setback areas), $858,132. The sale of the
property for a commercial use would require a rezoning of the eastern parcel.
The two parcels have been appraised totaling $1,173,000. The full appraisal document is included in
dropbox. Please note that the appraisal is not public information.
The EDA's, 2013 -16 Strategic Plan, has a stated goal "...to increase the city's light industrial tax base,
commercial tax base, and employment base." As available commercial and industrial land dwindles, the
sale of these parcels should be carefully considered.
Availabili ty
The attached Vacant Commercial and Industrial Properties Map shows the 38 vacant parcels within the
city zoned as Business Park (BP), Highway Business (C -3), and Industrial (I -1, I -2, or I -3). Typically,
industrial businesses looking to expand operations seek parcels 10 acres in size or more. Of the 38
parcels, four are 10 acres or more. The city owns four adjacent parcels that could be combined into two
10+ acre parcels including the subject parcel.
Highest and best use
A formal site plan has not been developed; previous conversations have suggested a 36- 45,000 SF
building on the 14 -acre parcel. It is not known how many people would be employed by the business.
Because a large portion of car sales and repair lots are devoted to display, the taxable value per acre is
lower than more densely used industrial parcels. The EDA should expect that the taxable value per acre,
if sold for truck repair/ sales to be about a third of what an industrial parcel would net.
P a w E R E U 6 Y
NaA f RE]
Area Character
The development of the Natures Edge Business Center was intended as a gateway into the community.
The EDA and the city have spent significant time and resources in the development of plans and
infrastructure intended to capitalize on the opportunity offered by 90 acres immediately adjacent to a
future Highway 10 interchange and the train station.
Employment
No employment data has been supplied.
Financing
GATR has indicated their desire to secure tax abatement financing from both the City and the County.
Because no site plan has been developed, nor has employment information has been provided, staff
suggests formal action be continued until such information can be provided. GATR desires some
feedback on the request.
Attachments
• Letter of intent
• Desired parcel map
• Available site map
• Industrial tax comparison
N: \Departments \Community Development \Economic Development \EDA \Administrative \Agenda \EDA Agenda Packets \2015 \1 -20- 2015 \6.8
at3a Letter of Interest GATR.docx
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Industrial -Car dealership/ service comparison
Bldg size/
Industrial ID Acres Bldg size Value acre Value/ acre
RST CAYO
75- 659 -0129
2.48
2000
$ 1,09200.00
8,064.52
$ 440,564.52
Coin- Tainer
75- 659 -0110
5.86
50,636
$ 1,743,400.00
8,640.96
$ 297,508.53
Alliance Machine
75- 757 -0115
2.84
35,200
$ 1,575,700.00
12,394.37
$ 554,823.94
S ortect
75- 757 -0120
9.29
8000
$ 4,611,900.00
8,611.41
$ 496,437.03
Bauer
75- 757 -0210
2.64
21,193
$ 1,385,200.00
8,027.65
$ 52406.97
PPC
75- 820 -0309
10.36
10000
$ 50000.00
9,652.51
$ 482,625.48
Jones
75- 427 -0120
2.4
36,350
$ 1,238,700.00
15,145.83
$ 516,125.00
Industrial averages
5.124286
49,054
$ 2,378,214.29
70,537.24
$ 473,254.50
GATR Lots as Ind
14.8
$ 7,004,166.54
Commercial car sales/ repair
Cornerstone
75- 821 -0105
17.73
49,933
$ 2,96200.00
2,816.30
$ 167,106.60
Autoworks
75- 011 -2205
1.28
4,400
$ 444,200.00
3,437.50
$ 347,031.25
LeFebvre Trucking
75- 718 -0105
7.5
23,380
$ 1,240,800.00
3,117.33
$ 165,440.00
Steiss Auto sales
75- 011 -3215
1.9
4,066
$ 240,700.00
2,140.00
$ 12604.21
Commercial averages
1
7.1025
20,445
$ 1,222,125.00
2,877.78
$ 172,069.69
GATR lots as Commercial
14.8
$ 2,546,631.47