6.1. EDSR 02-09-2004 ITEM # 6.1.
• . 1d/
City of
Elk.
River
MEMORANDUM
TO: Economic Development Authority
Mayor & City Council
FROM: Catherine Mehelich, Director of Economic Development
DATE: February 9, 2004
SUBJECT: Consider Concept Approval of Orluck Industries, Inc. Expansion
Siting Proposal
Attachments
• Preliminary Expansion Siting Proposal for Orluck Industries,February 5, 2004.
• Issue
The attached Preliminary Expansion Siting Proposal has been submitted by staff to Orluck
Industries, Inc.with regard to the company's proposed expansion and relocation project.
Staff has proposed that the City consider selling its city-owned Joplin Street lot to Orluck
Industries for the construction of a light industrial/business park building. Orluck
Industries is requesting that the City and County provide Tax Rebate Financing in order to
write-down the land cost to $0. Mr. Orluck is anticipated to be present for the EDA
meeting to discuss the proposed project.
Background
Orluck Industries conducts light,precision machining of plastic and metal components for
the medical,computer, semi-conductor and tele-communications industries. The final
product components consist of either a fixture or testing device for the above industries.
The company currently employs 13 full-time staff and 2 part-time positions with an hourly
wage between$15.00-22.00 per hour.
Staff has been in contact over the past two and a half years with Mark Orluck,President of
Orluck Industries, Inc. Currently leasing approximately 4,800-square feet in Dayton,MN,
the company is seeking a suitable location within the northwest metro area to expand. The
City of Big Lake has aggressively pursued the company's relocation project,in addition to
staff's efforts. In 2002 staff had proposed the same Joplin Street lot for Mr. Orluck's
proposed project.
Consider Approval of Orluck Industries Preliminary Proposal
EDA Meeting February 9,2004
Page 2 of 2
• Mr.Orluck 23,000-square Poses to construct an approximatelyro foot building,in which
his company would occupy 13,000-square feet and balance would be leased to business park
district eligible uses.
Staff has proposed the following site and financial package for the project:
• Location-A 2.79-acre parcel located at the southwest corner of the Joplin Street
and Business Center Drive intersection. The parcel is currently owned by the City of
Elk River and was purchased from the County upon tax forfeiture in 2001.
• Write-down of 100% of land costs upfront by way of Tax Rebate Financing that
would then reimburse the City for land costs estimated at$201,520.
As is often the case,this project is on a tight schedule and staff is doing its best to
accommodate the timeframe where possible. Mr. Orluck is in the process of completing the
necessary paperwork,including the TRF application and submitting site plans. Although the
TRF application was not available for inclusion in this packet,it is staff's intention to
provide a copy of the application and a rating sheet at the EDA meeting.
In addition to writing down the cost of the land, a land use amendment must also be
processed by the City. While the zoning is Business Park,the underlying land use is
Community Commercial. The land use must be changed to Light Industrial for the project
to move forward.
• Action Requested
Staff recommends that the EDA and City Council consider approval of the Preliminary
Proposal concept for the Orluck Industries project and direct staff to complete the due
diligence process for the necessary land use amendment, financial analysis, and Tax Rebate
Financing process. Per the City's TRF policy,any requests over the amount of$25,000
requires financial review and but-for analysis by the city's financial advisor, Ehlers&
Associates.
In addition to the Council's approval of the proposal concept, staff recommends that the
City Council direct staff to initiate the land use amendment application process to change
the land use from"Community Commercial" to "Light Industrial".
•
. 4k
City of
Elk
liver City of Elk River
Preliminary Expansion Siting Proposal
Orluck Industries, Inc.
February 5, 2004
Site
A. Proposed Location
2.79 acre lot
Lot 1, Block 2,Country Crossing Business Center
SW Corner of Joplin Street&Business Center Drive Intersection
Access from far westerly side of lot to Business Center Drive, and the far southerly
side of the lot to Joplin Street
See attached Location Map.
B. Zoning/Land Use Requirements
Business Park/Community Commercial
A land use amendment to be administered by the City(to change to Light Industrial
• land use)
C. Building Requirements
Building and site to comply with Business Park District Ordinance and other City
requirements.
See attached Business Park District Ordinance Requirenants.
D. Land Cost/Value
$1.66/sf 2.79-acres Total: $201,520
Includes special assessments,park dedication, storm drainage improvement estimate
($15,000) and land cost.
E. Project Timeframe
Upon acceptance of this Preliminary Proposal and a letter of intent,the Director of
Economic Development will prepare and submit a comprehensive proposal
including a detailed project timetable for finance and building permit timing and
application requirements.
At this time the proposed site would require a land use amendment to be submitted
by City staff. This process can take up to 60-days,to be completed by April 19,
2004. Financing application review and considerations can take up to 45-days and
can run concurrently with the land use amendment,building site plan and permit
411/ ,application review process.
A Conditional Use Permit is required if loading docks or overhead doors face a
public street.
City of Elk River
Preliminary Proposal for Expansion Siting
• Orluck Industries-February 5,2004
Page 2 of 2
11. Financing
A. Project Costs
Land $ 201,520 2.79 acres at$1.66/SF
Construction $1,000,000 Estimate - 20,000 SF at $50.00/SF
Relocation Costs $ 50,000
Equipment $ 0
Total Uses $1,251,520
B. Proposed Business Financing Sources
Bank $ 1,000,000
Owner Equity $ 50,000
Tax Rebate Finance $ 201,520 50/50 City and County's
Total Sources $1,251,520
Total City Assistance Proposed: $ 100,760
Total County Assistance Proposed: $ 100,760
C. Job&Wage Goals (to be met within 2 years of building occupancy)
Job Retention 13 full-time at$15.00-20.00/hour and
2 part-time at $17.00/hour
• D. Financing Applications
Tax Rebate Financing assistance, or Tax Abatement,is proposed to be provided in
the form of"upfront" financing,in which the business/property owner receives the
benefit of using the land cost as "instant equity"when considered by a bank. Upon
an executed development agreement,the city would transfer the land to Orluck
Industries for$1.00 and the city would be reimbursed annually with 100% of
abatement proceeds upon receipt of annual real estate taxes by the City and County
for up to an amount equal to the land cost,presently estimated at 10 year term.
See attached Tax Rebate Financing P vjation Worksheet
Requires Orluck Industries completion of City and County Tax Rebate Financing
Applications and payment of applicable fees.
Proposal is contingent upon approvals from the Elk River Economic Development
Authority and Elk River City Council,in addition to the Sherburne County
Economic Development Alliance and Sherburne County Commission.
E. Other
Proposal is exclusive of project contractor/builder.
Orluck Industries is eligible to apply for the EconornicDerelopment Terlmical Assistance
& Operations ConsultingProgrvn for up to $2,000 grant toward consulting services
from MN Technology, Inc.
•
Preliminary Proposal Accepted:
By Date - -
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For site specifics call Cathy Mehelich at 763-635-1041 \
Phone: 763.441,742.eNote This map does not show the entire 11 ^i :I
city limits of the City of Elk River.
Fax:763.44-177425
www.ci.elk-river.mn.us
COUNTRY CROSSING BUSINESS CENTERS
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• § 30.1293 ELK RIVER CODE
•
(19) Ministorage. d. Mail order operations.
(20) All uses allowed as a conditional use in e. Telecommunication operations.
the I-1 zone.
f. Sherburne County fair.
(e) Architectural standards. No provisions of g Warehouse space not exceeding 50
section 30-938 except subsection 30-93S(2) per-
taining to exterior building finish and subsection percent of the entire building.
30-938(3) pertaining to roofing standards applies h. Showroom space.
this ts C11atr1Ct. i. Repair and maintenance, excluding
(Code 1982, § 900.12(15)) auto repair.
r/ Sec. 30-1294. BP business park district. (2) Permitted uses allowed when the under-
lying land use is highway business are as
(a) Purpose. follows:_
(1) The business park district is:established a. Health athletic clubs.
to encourage a planned, integrated envi-
ronment for certain industrial, office, and b. Personal service establishments.
commercial uses which are compatible c. Financial institutions.
with and complement each-other as well
as the surrounding land uses. The under- (c) Accessory uses. Accessory uses in the BP
lying land use designation within the dis- district are as follows:
trict may vary and may be either light
S industrial or highway business. Develop-
mentparking within the business park district ((1) OOff street par2) Private recreational facilities.
will correspond with the land use desig-
nation. Industrial and office uses are al (3) Public shelters and essential services.
lowed where the land use designation is (4) Retail sales, provided the following condi-
light industrial, and commercial uses are lions are mer:
allowed where the land use designation is . u
highway business. a. The retail sales activity shall not be
located in an administrative office
(2) It is the intent of this section that devel- facility, but shall be located within a
opment reject common themes using corn- business, the principal use of which
patible architectural design and consis- , is not commercial sales.
tency in signage,landscaping,and lighting.
It is also the intent to encourage busi b. The retail sales activity shall not
nesses which generate a high number of occupy more than 15 percent of the
jobs per square foot rather than predoln- Foss floor area; or a maximum of
inertly warehouse tie uses. 5,000 square feet of the occupied
quarters, vahichever is less.
(b) Permitted uses. Permitted uses in the BP
district are as follows: c. The retail sales activity shall be re-
lated and subordinate to the princi-
(1) Permitted uses allowed when the under- oal use.
lying land use is light industrial are as -
follows: d. Npromotingthat
o sign identifying or at
retail sales occur within the building
a. Light manufacturing. shall be visible from outside the build-
b. Research and development laborato ina.
ries.
e Freestanding,-retail shops and stores
c.
Government, business, and profe� shall be limited to those which corn-
sional offices. element other uses within the busi-
CD30:138
110 LAND DEVELOPMENT EEL+ LATIONS - 30-1294
ness park and provide a service to (2) Conditional uses allowed when the under-
those other businesses, and shall not lying land use is highway business are as
exceed 20,000 square feet in size. follows:
f Retail/wholesale sales incidental to a. Hotels and motels.products manufactured. assembled, b. Licensed day care facilities.
or warehoused on the premises may c. Retail shops and stores which corn-
be permitted as an accessory use element and seIve the business park,
provided no more than ten percent of subject to the standards set forth in
the building is used for retail/whole- subsections (c)(4)e and f of this sec-
sale sales. tion.
(5) Therapeutic massage when offered within
d. Motor vehicle specialty service sta-
the confines of a medical or chiropractic tions.
clinic. e. Loading areas/overhead doors when
located in front yards.
(6) Temporary signs as permitted in section f. Class I restaurants.
'30-651 et seq.
(e) Additional standards. The following addi-
(7) Permanent signs. Not withstanding the tionalstandards apply in the BP district:
provisions of section 30-850 et seq.. the (1) Loading spaces and overhead doors.
following requirements shall be met:
a. Loading spaces/overhead doors. shall
• a. All freestanding signage shall be of a be located in designated rear yards
monument style sign and have a and secondarily in designated side
maximum size of 64 square feet and
yards.Loading areas/overhead doors
height of eight feet. shall not be located in designated
front yards unless approved as a
b. One on-premise business wall sign conditional use.
per occupancy, not to exceed two
b. Loading spaces and overhead doors
square feet in sign area for each shall be designed to be compatible
linear foot of the building frontage with the principal building:Architec-
up to a maximum of 123 square feet tura" techniques and landscaping
per occupancy is permitted. shall be employed to reduce visual
impacts from adjacent properties and
(d) Conditional uses. Conditional uses in the roadways.
BP district are as follows:
(2) Dumpsters and refuse enclosures.
(1) Conditional uses allowed when the under- a. All dumpsters shall be completely
lying land use is light industrial are as screened from public view by using
- follows: enclosures constructed of similar ma-
a. Warehouse space exceeding- 50 per-
centterial as the principal building.
of the total building floor area b. Renese enclosures shall include gates
up to a maximum of 65 percent. and be located in designated rear or
side yards.
b. Vocational, technical and trade
schools. (3) Rooftop or ground electrical eouipnlent:
signs.
c. Loading areas/overhead doors when a. All utility equipment shall either be:
located in front yards. 1. Screened from the eve level view
d. Aboveground storage tanks. of adjoining properties by use
of exterior walls and/or land-
e. Government buildings and facilities. soaping;
Supp. No 2 CD30:139
§ 30-1294 ELK FIVER CODE'
2. Painted to match or comple- durable nonfade surface and
merit the building structures; their fasteners are of a corrosion-
,
Or
ol:osion-
or resistant design.
3. Incorporated into an architec- 6. Stucco, E.I.F.S., and other
turai design, as approved by cementitious coating.
the building and zoning admin- , . Wood, provided the surfaces are
istrator. finished for exterior use or wood
b. Notwithstanding the provisions of of proven exterior durability is
subdivision II of division 5 of this used, such as cedar, redwood,
article, the following requirements andior cypress.
regarding signage shall be met: 3. Other materials determined as
1. All freestanding signage shall acceptable by the planning de-
be of a monument style sign partment.
and have a maximum size of 64 c., Major exterior surfaces that are ad-
square feet and height of eight jacent to any public street, public
feet. trail/path, or adjacent residentially
2. One on-premises business wall zoned properties shall be of one of
sign per occupancy, not to ex- the acceptable materials and shall
ceed two square feet in sign be combined with at least 30 percent
area for each linear foot of the of one or more acceptable materials,
building frontage up to a max or with 40 percent -punched open
. imu n of 123 square feet per inns, with or without glass (or as
occupancy, is permitted. much as allowed by the Uniform
4j Exterior building Knishes. Building Code, whichever is less),
neither of which are to be concen-
a. It is the intent of the city to promote trated in any one location, unless to
and encourage high standards of cre accentuate a design feature. Major
ative architectural design in the busi- exterior surfaces that are visible from
ness park district. but not adjacent to any public street,
b. In the business park zoning district, public trail/path, or adjacent residen-
the following are acceptable building tally zoned properties shall be con-
materials and finishes: sidered transition walls and may have
1. Brick. less than the 30 percent combination
or less than 40 percent punched open-
2. 'v atonal or cut stone. trigs, but either shall not be reduced
3. Integrally colored split face(rock to zero percent). Reductions below
face). burnished, or glazed con- 20 percent shall require staff ap-
crete masonry unit:(excluding provai. Such walls shall be screened
plain or painted). from view with additional landscap-. ,
4. Integrally colored and exposed ing.The requirement to have at least
aggregate precast concrete pan- 30 percent of one or more acceptable
els (excluding single-T or doe- materials shall not apply to the load-
bie-T panels, plain, uncolored, ing dock wall.
' or raked finish) or specially de
d. 1\lajOr exterl0r surfaces that are ad-
Signed, cast-in-place concrete.
jacent to any public.Street, public
J. Class architectural metal, fi- trail/path. or adjacent residentially
IIIberglass and aluminum, pro- zoned properties shall not exceed
vided such panels are factory 160 feet Zero inches in length with-
fabricated and finished with a out a nxinlnluni four-foot depth chanCe
Supp. No. 2 CD3O: 40
• LAND DEVELOPMENT REr' JLATIONS § 30-1310
(recesses, protrusions, or a doIribina- manner so that It cannot be seen
tion thereof),with at least two feet of from the adjacent public street,pub
such change to be in the entire height lic path/trail, or adjacent residen-
of the facade. dally zoned property at the same
e. Alternatively, exterior wall surfaces elevation of file first floor o1 the
are to be designed with architectural building.
interest through multiple design tech- (; I,ands C ap i 72g. Notwithstanding the prowl-
niques such as, but not limited to, sions of subdivision Iv of division 5 of this
architectural forms, reveals, tex- ,.Acle, the following requirements shall
tures, cornice detailing, changes in be met:
surface planes, color, punched open- a. Of the total number of overstory
ings and/or changes in parapet ele-
trees required, a minimum of 25
vations. The use of design tech- percent shall be ornamental trees
niques alone or lower percentage of and 25 percent shall be conifer trees.
additional acceptable materials noted
in subsection (e)(4)c of this section b. A landscaping credit of up to 25
shall require site plan review and
percent may be given to a site plan
approval by the city planning coin-
which contains exterior sculptures,
mission.
quired for storm drainage and other
fountains, ponds beyond those re-
f. The building shall be designed so as
site enhancements as approved by
to prevent the appearance of straight, the building and zoning administra-
III
lines in the horizontal and tor.
vertical surfaces.
c. Underground irrigation shall be in-
g. Main entrances shall be emphasized stalled within the front yard and all
with a complementary material which landscaped areas adjacent to a pub-
is different from the primary build- lic right-of-way.
ing material. (Code 1982, § 900..12(16); Ord. No: 00-11, § 1,
h. Garage doors shall have a color that 6-19-2000; Ord. No. 00-16, §§ 1-3, 9-18-2000;
matches or coordinates with the Ord.No. 01-13,§1, 8-20-2001; Ord.No. 02-01, § 1,
building's primary body color. 1-22-2002; Ord. No. 02-04, § 2, 4-15-2002)
Editor's note—at the cityrequest additional material
i. The building shall be designed to was added to subsection 30-1294(6(7) which expanded this
screen equipment located on the roof subsection with a., b.
of the building. Alternatively, such
equipment shall be located in such a Secs. 30-1295-30-1310. Reserved.
III
Supp 'U. 2 rD30:141
4); :;o 311 ELK RIVER CODE
Subdivision, II. Dimensional Regulations
Sec. 30-1311. Principal structures.
Principal structures shall comply with the Iollowing dimensional regulations:
-Building Setbacks
Minimum
Lot Re- Garage Maximum Maximwun
quire- Front Side Side Rear Lot Cover- Height
rnents (feet) (feet) (feet) (feet) age (feet)
1-11 1 acre 30 25 20 40% 45
100' width
I-21- 1 acre 30 25 20 40% 60
100' width
,BP1 11/2 acres 35 20 30 40% 45
1 Must hook up to city sewer and water if within the city sewer district.
(Code 1982, § 900.18(1))
Sec. 30-1312. Accessory structure setbacks.
Accessory structures shall comply with the following dimensional regulations:
. Front Set- Side Set- Rear Set- Maximum Agricultural
back back back Height Fences Buildings
District (feet) (feet) (feet) (feet) (feet) (deet)
•
I-1 30 10 10 40 ' 0 —
1-2 30 10 10 60 0 —
(Code 1982, § 900.18(2)) •
Secs. 30-1313-30-1561. Reserved.
DIVISION 9. OTHER NONOVERLAY (b) Permitted uses. Permitted uses in the A-1
DISTRICTS district are as follows:
(1) Agricultural uses (five-acre minimum lot
Subdivision I. In Generalsize).
(2) Public parks,playgrounds and open space.
Sec. 30-1562. A-1 agricultural conservation
district. (3) Facilities for flood and erosion control.
(4) Horticultural uses.
(a) Purpose. The agricultural conservation dis- (5) Golf courses and country clubs.
trict is established for the purpose of preserving,
promoting, maintaining, and enhancing the use of (6) Single-family dwellings.
land for commercial agricultural purposes;to pre-
(7) V1oanl homes n compliance with section
vent scattered and leap-frog-nonfarm growth, and
30-800.
"'protect expenditures for such public services as
ads and road maintenance, and police and fire (8) Licensed day care facilities for 12 or fewer
protection. children.
Supe. Nc. 2 CD30:142
0CITY OF ELK RIVER
TAX REBATE FINANCING PROJECTION WORKSHEET
Project Name: Orluck Industries Expansion/Relocation
TRF Project: 20,000-sq.ft. light manufacturing facility,located on 2.79-acres
Assumption: Projection is based on estimated payable 2004 tax rates and estimated project market value.
The Project will be assessed upon actual tax rates and market value in the year following construction.
v - ,k;.rds` _ , Z » ,,.a .¢...Z aV
State Class Rate ASSUMPTIONS
Up to $150,000 0.015 Pay 2004
Over $150,000 0.020 Pay 2004
Tax Capacity Rate
City Portion 0.43734 Pay 2004 est.
County Portion 0.44363 Pay 2004 est.
School District Portion 0.32709 Pay 2004 est.
State Portion 0.54447 Pay 2004 est.
Other Jurisdictions* 0.03559 Pay 2004 est.
Total Tax Capacity Rate 1.78812 Pay 2004 est.
•
IINP.1T - � It tc ia� y
Land Value $ 1x A ,212700 }0 $1.75/sf for 2.79 Acres
Building Value ;$'E,, 1,000,000 0 3 $50/sf for 20,000-sqft
Total Market Value $,Ma, 1,.212,700 O0
MAX Years of TRF Project ,` 1 ? 4;-
Property's Total Tax Capacity $ 23,504.00
Propertypie0fikaa-kliaiiikiiii*iitgvrillAiiiidititiidiizne
City Portion $ 10,279.24
County Portion $ 10,427.08
School District Portion $ 7,687.92
State Portion $ 12,797.22
Other Jurisdictions $ 836.51
Total Estimated Real Estate Taxes $ 42,027.97
Total TRF Needed Land Cosh $20'1,520*AtIIRFY4aiite Land Cost= $1.66/sf
City 1/2: $100,760.00 10
County 1/2: $100,760.00 10
'.Amount of abatement will vary depending on market value,tax rates, class rates, construction schedule and inflation on MV.
•
"Includes City HRA, City EDA,County HRA,County Rail Authority
"Does not include Market Value School Excess Levy Referendum 2003 rate of 0.07597%
FILE:orluckTRF.xls 1/26/2004