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7.0. EDSR 08-11-2003 ITEM 1 7. S City of Elk .�.-. River MEMORANDUM TO: Economic Development Authority CC: EDA Marketing Committee FROM: Catherine Mehelich, Director of Economic Developmen DATE: August I I, 2003 SUBJECT: Industrial Land Development Strategy -- Update Attachment • EDA Marketing Committee Meeting Minutes -July 22, 2003. . • Matrix Comparison of Key Industrial Client Requirements by City of Elk River Product Offering, and concept maps. Background The City's goal is to be "the light industrial hub for small to medium-size firms in the northwest metro region". This mission was adopted by the EDA as part of the Strategic Industrial Marketing Plan. Over the past two years staff has experienced two primary barriers to successfully recruiting small to medium sized light industrial development in Elk River. The two barriers are: • Availability of 1.5 - 2 acres lots • Land costs At its June meeting the EDA directed staff and Sid Inman of Ehlers&Assoc.,to proceed in meeting with each industrial landowner to gather information that will assist staff in developing a process for each landowner,that reduces the price competition between landowners within the city,while at the same time allowing them to be competitive with land outside of the city. Analysis The landowners of the following development sites were contacted for a meeting: • Elk Path Business Center-west business park • Gagne Property-west business park • • Elk River Business Park- east business park • Cascade Industrial Park- southeast industrial park Industrial Land Development Update August 11,2003 EDA Meeting Page 2 of 2 • In addition, staff gathered information and research on property special assessments and the estimated costs to prepare the sites for immediate sale and development. Following the landowner meetings, staff and Mr. Inman presented the attached revised Matrix Comparison of Key Industrial Client Requirements by City of Elk River Product Offering,to the Marketing Committee for discussion. The committee recommends the following conclusions and requests direction from the EDA: • Only three properties are realistic for competitive industrial marketing in the short term: o Elk Path Business Center(Phase I) o Elk River Business Park o EDA-Brown Property(Phase I) • Landowners should be provided an equal base amount per square foot for their property,then the city should write down to zero dollars to be competitive. • The city should consider using special assessments and,if necessary,write down improvement costs with tax increment financing (TIF) or tax rebate financing(TRF). • The city should consider using TIF/TRF to pay for park dedication fees. • In summary,in order for the city to be competitive, it will need to reduce the land cost to zero dollars by using TIF/TRF and park dedication fees. Upon the direction of the EDA,the committee recommends that staff complete the analysis. The analysis will include a strategy for which to determine the basis to which the city may participate for industrial development on each site,including established goals for the type of user, building standards, and level of assistance needed to make the site competitive within the market. The completed analysis and strategy would be presented to the EDA at its regular September meeting. • MEETING OF THE ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY MARKETING COMMITTEE • HELD AT THE ELK RIVER PUBLIC SAFETY BUILDING, MAIN CONFERENCE ROOM TUESDAY,JULY 22, 2003 Members Present: Jim Barthel,Chris Carlson, Gary Santwire,Jim Simpson,Daryl Thompson, and Mark Urista Members Absent: Dan Tveite Staff Present: Catherine Mehelich,Director of Economic Development Heidi Hall, Economic Development Assistant Others Present: Sid Inman, Ehlers&Associates 1. Update on Meetings with Property Owners: Sid Inman, Ehlers&Associates Mr. Inman stated that he and staff had met with for of the five industrial landowners since the Marketing Committee's June 3`d meeting. Mr. Inman stated that the landowners agreed that Elk River must become competitive with its surrounding communities. Mr. Inman added that the landowners seemed excited about a competitive marketing strategy for light industrial development. 2. Discussion • Committee Member Gary Santwire expressed the importance of remaining realistic regarding industrial land that is readily available rather than land that is still in the concept phase. Director of Economic Development Catherine Mehelich stated that only the following properties are "development ready" (i.e. platted, serviced with rpads and/or infrastructure): • Elk River Business Park • Cascade Industrial Park(7 acres) • Country Crossing (city-owned 2.79 acres) Mr. Santwire responded that Cascade Industrial Park is not a realistic option for most prospects due to the lack of city services it provides. Mr. Santwire added that the City needs to develop a short term plan (as well as a long term plan) for industrial development in order to accommodate the small to medium size prospects that are currently choosing to locate elsewhere. The Committee discussed providing incentives for current industrial landowners to develop their land. Mr. Inman stated that deep subsidies to most landowners will be necessary in order for Elk River to compete with surrounding communities. As an example,Mr. Inman mentioned that discussions with two of the landowners indicated that they cannot afford to improve their land. Two incentive ideas brought forth to reduce land cost were deferring park dedication fees until a building permit is issued or paying for park dedication fees with tax abatement revenues. Mr. Inman also proposed that the city sell assessment bonds for the improvements and capitalize TIF interest ito cover carrying costs. The Committee analyzed Matrix 2:Comparison of Key Industrial Client EDA Marketing Committee Minutes Page 2 July 22,2003 iRequirements by City of Elk Riter Product Offering and came to the conclusion that the amount of incentives should be provided based on realistic land prices,which means that property owners with high land prices would not receive as much of an incentive. The Committee discussed the pros and cons of each site: Elk Path Business Center • Too costly to improve all 80 acres upfront • May be cost effective to consider phase of lots off of Waco Street since owner wants higher price for frontage lots Gagne • Owner wants to sell 8 acres as-is which results in expensive carrying costs if improved • Committee agreed owner price is too high for participation Elk River Business Park • Property is "development ready"with no future improvement costs • Property is priced at market rate Cascade Industrial Park • Without city services the market for light industrial users is limited • City may consider incentive write-down for specific users based on quality job creation and building design Country Crossing • Only 4 acres immediately available • City-owned EDA Brown) Property • 28 acres in 15C phase,minimal write-down needed • EDA owned Committee Member Chris Carlson provided the Committee with an example of his own business situation. He mentioned that when his company is ready to expand again that he will consider a lot in a City that will provide him with the best incentive. Mr.Carlson added that although he would prefer to be located in Elk River,business decisions are made based on bottom-line reality,not preference. The Committee agreed that tax base and jobs will be lost unless the City decides to compete with surrounding communities in regards to industrial land development.Committee Member Jim Simpson stated that the loss will be more expensive than choosing not to be competitive. Committee Member Mark Urista added that the competitiveness of industrial land should be considered based on what is best for the City as a whole and not on a select few private landowners. • EDA Marketing Committee Minutes Page 3 July 22,2003 • 3. Committee Recommendations It was the consensus of the Committee that the following conclusions be recommended to the EDA: • Only three properties are realistic for competitive industrial marketing in the short term: Elk Path-Phase 1, Elk River Business Park, and the EDA(Brown) Property-Phase 1 • Landowners should be provided an equal base amount per square foot for their property, then city should write down to zero dollars to be competitive • The city should consider using special assessments and if necessary,write down improvement costs with'III' or TRF • The city should consider using TIF/TRF to pay for park dedication fees Upon the direction of the EDA,the Committee recommends that staff complete the analysis and present to the EDA for approval. The Committee also recommended that staff research the last 10 years of industrial construction (private/public sites and incentive provided) and research the tax base increase based on full build out of at least the "development ready" property. In summary,in order for the city to be competitive, it will need to write-down the cost of property to zero dollars using TIF/TRF assessments and park dedication fees. 4. The Meeting of the Marketing Committee adjourned at 5:30p.m. Heidi Hall, Economic Development Assistant • t O SA' n d d b 0 C. a) U, _bA m o b o 1:1 o on L. ea 0 • bVo b O 0 a4. L � N 0 0 -� () ° a aJ g O o 'oU U .a 8 •cid bA - R3 �-+ S". L w O O A O. 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