6.2. EDSR 02-09-2004 ITEM # 6.2.
• 1i
City of
Elk
River
MEMORANDUM
TO: Economic Development Authority
FROM: Catherine Mehelich, Director of Economic Development
DATE: February 9, 2004
SUBJECT: Consider Concept Approval of Gradient Technology Expansion
Siting Proposal
Attachments
• Preliminary Expansion Siting Proposal for Gradient Technology,February 2, 2004.
Issue
The attached Preliminary Expansion Siting Proposal has been submitted by staff to Gradient
Technology with regard to the company's proposed relocation project. Gradient
Technology proposes to construct a 13,000-square foot light industrial/business park
building for their office,research&development, and equipment fabrication operation.
Staff has proposed that the company purchase a 1.5 acre lot within the Elk River Business
Park and that the City consider a write down of the land cost to $0 through a pay-as-you-go
note to the company. Staff anticipates that a representative from the Gradient Technology
will be present for the EDA meeting to discuss the proposed project.
Background
Gradient Technology(G.D.O.,Inc.) demilitarizes munitions for various branches of the
military. None of the demilitarization is performed at the company's Minnesota facility,but
rather at Crane Naval Service Warfare Center in Crane, Indiana. The Minnesota facility will
be used for Gradient Technology's business office and for providing chemical engineering
design services and equipment fabrication. The company will also have a lab for conducting
research and development.
The company currently employs 13 full-time staff, including 7 based in Minnesota and 6 in
Indiana and elsewhere. The positions have an hourly wage between$16-75.00 per hour.
The company projects to create 3 to 5 new positions at the Minnesota facility within 2-years.
The new positions likely consist of management and engineers.
•
Consider Approval of Gradient Technology Preliminary Proposal
EDA Meeting February 9,2004
Page 2 of 2
• Staff has been in contact over the past one and a half years with Eric Haehn,Vice
President/CFO of Gradient Technology. The company currently leases space in Blaine,MN
and is seeking a suitable location within the northwest metro area to relocate. The City of
Big Lake has aggressively pursued the company's relocation project,in addition to staff's
efforts.
Mr.Haehn proposes to construct a 13,000-square foot building,in which the company
would occupy the entire space.
Staff has proposed the following site and financial package for the project:
• Location-A 1.5-acre parcel to be subdivided within the Elk River Business Park.
The business park is owned by a partnership between Amcon Construction,
Brookstone, Inc., and Fisher Land Development.
• Write-down of 100% of land costs by way of a pay-as-you-go Tax Rebate Financing
note that would then reimburse the company for land costs estimated at$105,197.
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.Haehn 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.
• Action Requested
Staff recommends that the EDA consider approval of the Preliminary Proposal concept for
the Gradient Technology project and direct staff to complete the due diligence process for
the 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.
i
02/02/2004 16: 46 17152328492 ACA INC rAur= CIL
Feb 02 04 03s25p GRRDIEHT TECHNOLOGY 7637929972 p. 2
•
City of Elk River
Preliminary Expansion Siting Proposal
Gradient Technology
Revised February 2, 2004
1. Site
A. Proposed Location
1.5 acre lot
A proposed subdivision of Lot 5, Block 1,Elk River Business Park
Access from Industrial Circle.
See attached.Location Map.
B. Zoning/Land t, g Requirements
Business Park/Light Industrial
An administrative subdivision(lot split) to be administered by the landowner prior to
sale_
• C• j3 Winglicauirsnments other
Building and site to comply with Business Park District Ordinance andCity
requirements. An accessory building for materials storage could be allowed.
See attached Business Park District Ordinaner Requirements.
D. lend C sr/Valuc
$1.61/sf 1.5-acres Total: $105,197
Includes special assessments and park dedication.
•
E. Project Ti.niefrarne
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 rhis time the proposed site would reouirc an administrative subdivision
application,to be submitted by the landowner to the City Council for consideration.
This process could be completed within 30-days. Financing application review and
considerations can take up to 45-days and can run concurrently with the
administrative subdivision,building site plan and permit application review process.
02''02/2004 16:46 17152326452 ALA iNU I
I-1,11-
Feb
"`"`Feb 02 04 03:25p GRADIENT TECHNOLOGY 7637929972 P_3
City o:Elk River
Prr]iIninary Proposal for Expansion Siting
Gradient Technology —January 14.2004
Page2of2
H. Financing
A. ?Mica Cost.1
Land $105,197 1.5 acres at$1.61/SF
Construction $650,000 Estimate - 13,000 SF at$50.00/SF
. q pment $ f1
Total Uses $755,197
13. Propo cd B__usiness Financing Sources
Bank $574,924 90 %Building Cost
Owner Equity $ 75,076 10%if using SBA504 via Bank
Tax Rebate Finance S 105.197 50/50 City and County*
Total Sources $755,197
*Total City Assistance Proposed: $ 52,598.50
*Total County Assistance Proposed: $ 52,598.50
C. Job&WLgc Cmals (to be met within 2 years of building occupancy)
Job Creation 5 full-time at$15.00/hour (minimum)
Job Retention 13 full-time at$13.00-75.00/hour
D. Financing Applications
• Tax Rebate Financing assistance, or Tax Abatement,is proposed to be provided in
the form of"pay-as-you-go"basis,in which the buyer(Gradient Technology)pays
improvement costs upfront,and then is reimbursed annually with 100% of
abatement proceeds upon receipt of annual real estate taxes by the City and County
for a maximum term/amount equal to the land cost or 7-years,the earlier. The
buyer could consider an assignment of the"pay-as-you-go"note to a bank for
"upfront equity" financing.
F. Other
Proposal is contingent upon letter of approval from qualified lending institution.
Proposal is contingent upon approvals from the Elk Rives Economic Development
Authority,City Council and Sherburne County Board of Comriiissioacrs.
Proposal is exclusive of vroject contractor/builder. However,Amcon Construction
or the landowner partnership would consider accepting an assignment of the
abatement note in exchange if the buyer builds with Amcon Construction.
Additional acreage, beyond buyer's initial needs,may also be considered if building
with Amcon.
See allached Minton rorreryondence n:Gradient Tetrology Prrefro.ral
Prelim.. - roposcl Accepted:
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13065 Orono Parkway
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PROPOSED NORTHSTAR CORRIDOR 1 \\ �� a �
COMMUTER RAIL DEPOT _ � �" —
V A\171stAV
ELK PATH BUSINESS CENTER i .- • e,\,, \, �"
80 ACHES - I')
GAGNE PROPERTY —, \gip —
18 ACRES ,� —_
ELK RIVER BUSINESS PAR 165th AVE
25 ACRES
ELK RIVER EDA PROPERTY 1 \ 'k�r
1 45 USEABLE ACRES OUT OF 90
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CASCADE INDUSTRIAL PARK I 1 \ __
46 ACRES _I 1 , 7 i(
NEW INDUSTRIAL DEVELOPMENT i I �\~-.____
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it 1i� 1EXPANSIONS /RETENTION I - A��--v, f —
For site specifics call Cathy Mehelich at 763-635-1041 \�_
F i ;i 1 `ir --
Phone: 763.441.7421) Note, This map does not show the entire j �i
Fax:763 441.7425 city limits of the City of Elk River. _
www.ci.elk-river.mn.us
§ 30-1293 ELK RIVER CODE
0
(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 30-938(2) per-
percent of the entire building.
taining to exterior building finish and subsection
30-938(3) pertaining to roofing standards applies h. Showroom space.
to this district. i. Repair and maintenance, excluding
(Code 1982, § 900.12(15)) auto repair.
Sec. 30-1294. BP business park district. (2) Permitted uses allowed when the under-
(a) Purpose, lying land use is highway business are as
iI 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:
I trict may vary and may be either light
industrial or highway business. Develop- (1) Off-street parking lots or facilities.
• ment within the business park district (2) 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 tions are met:
allowed where the land use designation is
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 reflect 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 predom gross floor area, or a maximum of
inantly warehouse type uses. 5,000 square feet of the occupied
quarters, whichever 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- pal use.
lying land use is light industrial are as
follows: d. No sign identifying or promoting that
retail sales occur within the building
a. Light manufacturing. shall be visible from outside the build-
b. Research and development laborato- ing.
ries. e. Freestanding retail shops and stores
", shac. Government, business, and prates-
ll be limited to those which com
sional offices. plement other uses within the busi-
CD30:138
LAND DEVELOPMENT REGULATIONS § 30-1294
41111
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 plement and serve 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.
30-851 et seq.
(e) Additional standards. The following addi-
(7) Permanent signs. Not withstanding the tional standards 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 128 square feet tural techniques and landscaping
per occupancy is permitted. shall be employed to reduce visual
(d) Conditional uses. Conditional uses in the impacts from adjacent properties and
BP district are as follows: roadways.
(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-
teriala. Warehouse space exceeding 50 per as the principal building.
cent of the total building floor area b. Refuse enclosures shall include gates
and be located in designated rear or
up to a maximum of 65 percent.
side yards.
b. Vocational, technical and trade
schools. (3) Rooftop or ground electrical equipment;
signs.
c. Loading areas/overhead doors when a. All utility equipment shall either be:
located in front yards. 1. Screened from the eye level view
d. Aboveground storage tanks. of adjoining properties by use
• of exterior walls and/or land-
e. Government buildings and facilities. scaping;
Supp. No. 2 CD30:139
30-1294 ELK RIVER CODE
2. Painted to match or comple- durable nonfade surface and.
ment the building structures; their fasteners are of a corrosion-
or resistant design.
3. Incorporated into an architec- 6. Stucco,. E.I.F.S., and other
tural design, as approved by cementitious coating.
the building and zoning admin- 7. 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 and/or cypress.
regarding signage shall be met: 8. 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-
imum of 128 square feet per ings, with or without glass (or as
occupancy, is permitted. much as allowed by the Uniform
(4) Exterior building finishes. 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 tially 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. Natural or cut stone. ings, 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 unitJexcluding proval. 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 dou- materials shall not apply to the load-
ble-T panels, plain, uncolored, ilia dock wall.
or raked finish)or specially de- d. Major exterior surfaces that are ad-
signed, cast-in-place concrete. jacent to any public street, public
5. Glass, architectural metal, fi- trail/path, or adjacent residentially
berglass and aluminum, pro- zoned properties shall not exceed
• vided such panels are factory
fabricated and finished with a 160 feet zero inches in length with-
out a minimum four-foot depth change
Supp. No. 2 CD30:140
• LAND DEVELOPMENT REGULATIONS § 30-1310
(recesses,protrusions, or a combina- 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. tially zoned property at the same
e. Alternatively, exterior wall surfaces elevation of the first floor of the
are to be designed with architectural building.
interest through multiple design tech- (5) Landscaping. Notwithstanding the provi-
niques such as, but not limited to, sions of subdivision IV of division 5 of this
architectural forms, reveals, tex- article, 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 corn- which contains exterior sculptures;
mission. fountains, ponds beyond those re-
quired for storm drainage and other
f. The building shall be designed so as site enhancements as approved by
to prevent the appearance of straight, the building and zoning administra-
unbroken 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 city's request additional material
i. The building shall be designed to was added to subsection 30-1294(c)(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.
i
Supp. No. 2 CD30:141
§ 30-1311 ELK RIVER CODE
.
Subdivision IL. Dimensional Regulations
Sec. 30-1311. Principal structures.
Principal structures shall comply with the following dimensional regulations:
Building Setbacks
Minimum
Lot Re- Garage Maximum Maximum
quire- Front Side Side Rear Lot Cover- Height
ments (feet) (feet) (feet) (feet) age (feet)
I-11 1 acre 30 25 20 40% 45
100' width
I-21 1 acre 30 25 20 40% 60
100' width
..k>BP1 11/2 acres 35 20 30 40% 45
'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
Height Fences Agricultural
Set-
back back back Buildings
District (feet) (feet) (feet) (feet) (feet) (feet)
I-1 30 10 10 40 0 —
1-2 30 10 10 60 0 --
(Code
(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:
Subdivision I. In General (1) Agricultural uses (five-acre minimum lot
size). _
(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) Model homes in compliance with section
vent scattered and leap-frog nonfarm growth, and 30-800.
to protect expenditures for such public services as
etoads and road maintenance, and police and fire (8) Licensed day care facilities for 12 or fewer
rotection. children.
Supp.No. 2 CD30:142
Design e Construction Construction Management
January 14, 2004
Mrs. Catherine Mehelich
Director of Economic Development
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
Re: Gradient Technology Proposal
Dear Catherine:
We are pleased to learn of Gradient Technology's proposed facility plans. We
have prepared a site plan indicating 1.5 acres of prime property available for
their proposal.
The proposed purchase price, which is also the current listing price, is $1.25
per square foot, plus $.36 in special assessments. Thus, the property price is
as follows:
65,340 s.f. @ 1.25 81,675 „�/ j
• 65,340 s.f. @ .36 $ 23,522 G l
$105,197 /0, (,fe
With the goal of achieving a land cost for Gradient Technology of one dollar
both Amcon Construction Company or the land partnership will consider
assignment of a Tax Rebate Financing (TRF) note for reimbursement of the
land cost. With this type of transaction we can also propose, under a
contract, to deliver the facility "key" ready to Gradient Technology.
With the limited information we have, we estimate the cost for a 13,000 s.f.
block building and associated improvements to be in the range of $55-60 per
square foot.
We hope that this satisfies the preliminary information for Gradient
Technology and would emphasis the built-in value of the Elk River Business
Park property should remain significantly higher than the existing Big Lake
Industrial Park.
Sincerely,
Amcon Construction Company
111111111111111117, 4
Kevin G. Maas
Director of Sales and Marketing
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• CITY OF ELK RIVER
TAX REBATE FINANCING PROJECTION WORKSHEET
Project Name: Gradient Technology Expansion/Relocation
TRF Project: 13,000-sq.ft.light manufacturing facility,located on 1.5-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.
1 6 fir; "` ,, ,, a .,_.0 a �!
moi �;�-
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.
•
Land Value $..
Building Value t
Total Assessed Market Value ;1- $poittocapnim
MAX Years of TRF Project E.. ?,,ivitagesirg
Property's Total Tax Capacity $ 19,250.00
City Portion $ 8,418.80
County Portion $ 8,539.88
School District Portion $ 6,296.48
State Portion $ 10,481.05
Other Jurisdictions $ 685.11
Total Estimated Real Estate Taxes $ 34,421.31
a ,... ... . ._, eF0,7_
Land Cost= 1.61/sf
City 1/2: $52,598.50 6
County 1/2: $52,598.50 6
"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%
FI LE:g radtechTRF.xls 1/22/2004