6.1. & 6.2. SR 09-06-2005
Item # 6.1. & B.2.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~ector of Planning
DATE:
September 6, 2005
SUBJECT:
1) Consider Redevelopment Program for Redevelopment
District No.1, Sherburne County
2) Consider Project Plan for Target Technology Center,
Sherburne County
Request
TIle City Council is asked to consider, on bellalf of Sllerburne County, dle rede\Telopment
program for Rede\TeloplTIent District No.1, and tlle project plan for Target Tecllnology
Center.
Attachments
. .L'\ugust 8, 2005 IvIelno froln Sllerburne County -L'\ttorney I(adlY Heaney
. Resolution No. 05 -
. Description, Rede"velopment Program for Rede\ielopment District No. 1
. Description, Project Plan for Target Tecllnology Center
.L'\s tlle Council is a\vare, Sllerburne County purcllased tlle 76-acre Elk Patll Business Center
late in 2004. TIle County l1as entered into discussions \vitll Target Corporation for purcIlase
of approxitnately 25 acres in order to construct a second Target Tecllnology Center on a
portion of tlle property. Subdi'Tiding t11e property and rev"ie\ving tlle site plan for tlle
Technology Center are tlle follo\ving nvo itelns on tllls e,rening's agenda.
III order for Sllerburne County to enter into a contract for tlle sale of tile property to a
specific buyer, tlle land lTIUst be transferred to tile Sllerburne County H~\, \vl10 may tllen
appro\Te a rede'TeloPlnent progralTI and project plan for sale of tlle land to a specific entity.
Tl1ese actiol1s \vill not create a tax increlnent financing district, but are tile legal mecl1anisln
\vitbin \vlucll tlle County can acllie'le its objecti\Tes of selling the site to a specific party.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
I"arget Corporation/Sherburne County
September 6, 2005
Page 2
TIle City Council is asked to find tllat tile rede\Teloplnent plan and project are consistent
\'litll tlle City's COlnprellensi\Te Plan Staff Ilas analyzed tlus request and finds tllat tlle
requested rede'Telopment prograln and project plan are consistent \Vitll tile City's plan.
Planning Commission Action
On _August 23, 2005, tile Planning Commission considered a similar resolution as requested
by Sllerburne County. TIle COlnmission 'Toted unanllnously to appro'Te tlle resolution.
Recommendation
Staff reconunends tllat tlle City Council appro\Te tile attaclled resolution tllat states tllat tile
rede\Teloplnent prograln al1d project plan are consistent \vitll tlle City's COlllprellensiv^e Plan.
S:\PLANNING\Case Files\200S\P 05-14 Elk Path Business Center 3rd\09 06 CIS CC Red Dist memo,doc
Sherburne County Attorney's Office
. and
Victim Witness Services
Xatl1leen 1l. '1feaney, Sherburne County llttorney
DATE:
August 8, 2005
TO:
Michelle McPherson, Director of Planning
City of Elk River
FROM:
I
Kathleen A. Heaney, Sherburne County Attorney \t.M
RE:
Sherburne County HRA Redevelopment Program
The City ofElle River Planning Commission and City Council will soon review the Sherburne
County HRA Redevelopment Program for Redevelopment District No.1, the Project Plan for
Target Technology Center, Elk Path Business Park Third Addition, Elk River, l\1N and the
ass~ciated CUP and plat. The City needs to review and appro\'e the County HRA program and
Target project plans because the land is in the City.
E'ventuq.lly, the County HRA will conduct a public hearing. on the proposed land sale to Target.
After that public hearing, the County HRA can authorize the sale of the land to Target.
There are statutory procedures that the' County HRA must follow before its public hearing.
There needs to be a redevelopment program for the property and a proposed project plan that
conforms with the redevelopment plan.
The City of Elk River must revie,v and approve the rede'velopment plan and project plan because
the property is in the City. The redevelopment plan and project plan must go before the City
Planning-Commission and City Council.
Consequently, Before the County HRA can conduct the public hearing and authorize the sale of "
the land to Target, the City Planning Commission and City Council need to do the following in
the following order at their respective hearing dates:
(1) Review and approve the Sherburne County HRA Redevelopment Program for
Redevelopment District No.1,
(2) Review and approve the Project Plan for Project Plan for Target Teclmology Center,
Elk Path Business Park Third Addition, Elk River, 1\1N, and
(3) Review and approve the CUP and plat.
13880 Highway 10! Elk River, MN 55330-4601
(763) 241-2565 · Fax (763) 241-2575 · 1-800-433-5244
attorney@co. sherburne.mn. us
www.co.sherburne.mn.us
City of Elk River
August 8, 2005
Page 2
The procedure must be done in this order at their respective hearing dates.
Thank you very much for your consideration and cooperation in reviewing this matiere This
development has the potential to be a great investment for the future of the City of Elk River and
Sherburne County.
cc: Ryan Companies
Rebecca Kurtz, Ehlers & Associates, INC.
Brian Bensen, Sherburne County Administrator
Sherburne County Board of Commissioners
CITY OF ELK RIVER
SHERBURNE COUNTY
STATE OF MINNESOTA
Council member
adoption:
introduced the following resolution and moved its
RESOLUTION NO. 05 ·
RESOLUTION OF THE CITY COUNCIL OF ELK RIVER FINDING
THAT THE SHERBURNE COUNTY HOUSING AND
REDEVELOPMENT AUTHORITY'S REDEVELOPMENT PROGRAM
FOR REDEVELOPMENT DISTRICT NO. I AND PROJECT PLAN FOR
THE TARGET TECHNOLOGY CENTER CONFORM TO THE
GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT
OF THE CITY OF ELK RIVER.
BE IT RESOL'lED by the City Council (dle "Council") of tlle City of Elk Ri~ler, IvIinnesota
(tlle "City"), as follo\vs:
\'VHEREAS, tlle Housing and Redevelopment i\udl011ty for Sllerbmne County, IvIinnesota, (tlle
"County HRA") llas proposed to adopt a Rede'Telopment Program for Redevelopment District No.1
and a Project Plan for the Target Teclmology Center tllerefore and has submitted tlle Program and Plan
to tile Elk Ri,Ter City Planning COlmnission pursuant to .l\1illllesota 5 tatl/tes, Section 469.002, Subd. 14, 16
and 22, and 469.027
Section 1.
Recitals.
1.01. Tile HRA has proposed to adopt tile Rede\Telopment Program for Rede\Telopment
District No.1 (tile "Rede\Teloplnent Program") and a Project Plan for the Target Technology Center
(tile "Project Plan") tllerefore (tlle Rede\Telopment Program and tlle Project Plan are referred to
collecti'Tely l1erein as tlle "ProgralTI and Plan") and has submitted the Program and Plan to the Council
pursuant to i11ill1lesota Statl/tes Chapter 469, and Section 469.002, Subd. 14,16 and 22, and 469.028 all
inclusi'Te, as alnended and presented for the Council's consideration.
1.02. Tile City has in\Testigated dle facts relating to dle Prograln and Plan and llas revie\ved tile
Program and Plan as prepared by tlle County HRA.
1.03. TIle City 11as perforlned all actions required by law to be performed prior to the appro\Tal
of the proposed Program and Plan, including, but not funited to, a revie\v of and \vntten C01l11nent on
tile Program and Plan by tlle City Planning Commission.
Section 2.
Findings for tlle Adoption and .i\ppro\Tal of tlle Program and Plan.
2.01. Tile Councilllereby finds tllat tlle Program and Plan, are intended and, in tlle judgment
of tllls Council, tlle effect of sucll actions \vill be, to pro\r1de an impetus for de\Telopment in tile public
interest and accolnplisI1 certain objecti\res as specified in tlle Program and Plan, \vruch are hereby
incorporated 11erein. TIle findings of the Council in tlle Program and Plan are based on \ral1.0US studies,
reports and facts a\railable to the Council and are neitller arbitrary nor unreasonable.
Section 3.
Findings for tile -L<\ppro\ral of the SllerblUne County HM's Rede\Teloplnent District No.
1 and Project Plan.
3.01. TIle Council hereby finds tllat the Program and Plan are in tile public interest and are a
furtllerance of tlle public Ilealtll, safety and \velfare.
3.02. TIle Council furtller finds tllat tlle proposed de\Telopment \vill afford lnaximmll
opportunity consistent \vitll tlle sound needs of tlle City as a \vllole, for tile de\Telopment of the Target
Tecllnology Center by pri\Tate entelprise as set fortll in Exllibit A.
3.03. TIle Council furtller finds, declares and determines tllat the City made the abo\re findings
stated in tllls Section and llas set forth tlle reasons and supporting facts for each determination in
\vriting, attacl1ed Ilereto as Exlubit ...r\. TIle Council has revie\'ved tlle attacl1ed Exlllbit i\ and finds it to
be accurate, correct and in tlle best interest of tlle I1ealtll, safety and \velfare of tlle City.
Section 4.
Public Purpose
4.01. TIle adoption of tlle Program and Plan conforms in all respects to tlle requirelnents of
i\1iJlllesota Statutes 469.027 and 469.028, subd. 2, and \villIlelp fulfill a need to de\Telop an area of tlle City,
to pro\Tide employment opportunities, to unpro\re the tax base and to imprO\Te tlle general econolny of
tlle State and tllereby serves a public purpose.
Section 5.
j\ppro\ral and -L"-\doption of tlle Program and Plan.
5.01. TIle Program and Plan, as presented to tlle Council on tllls date, including \Vitllout
limitation tlle findings and statelnents of objecti\res contained tllerein, are hereby reviewed and
appro'ved, and s1lal1 be placed on file in the office of the Sherburne County HM.
TIle lnotion for tlle adoption of tlle foregoing resolution \vas duly seconded by Councillnelnber
, and upon a ,Tote being taken tllereon, tlle follo\'ving 'Toted in fa\ror tllereof:
and tlle follo\ving ,roted against tlle salne:
Dated: September 6, 2005
ATTEST:
:i\Iayor
(Seal)
S:\PLANNING\Case Files\2005\P 05-14 Elk Path Business Center 3rd\Elk River Council Resolution.doc
EXHIBIT A
RESOLUTION NO.
The reasons and facts supporting the findings for the apprO\Tal of the Sherburne County HRA. Rede\Telopment
Plan for Rede\Teloptnent Dist11.ct No.1 and tlle Project Plan for the Target Technology Center, as required
pursuant to tlle applicable J.\1innesota Statutes, Section 469.021 and 469.028, SlIbdilJision 2 are as follo\vs:
1. Finding that the RedelJelop/lient District 1"\]0. 1 and the Prqject Plan fOr the T all/t Tecbnology Center confOrllls to tbe
general plan fOr the develop/lient or redelJelop/lient of the /11tlJlicipali!J' as a lvhole.
TIle Planning Commission re\Tie\ved tlle Plan on ~August 23, 2005, and found tllat the Plan conforms
to tlle general de\reloplnent plan of tlle City and is consistent \Vitll tile City's COlnprehensi\Te Plan.
2. Finding that RedelJelopJJlent Dist17'ct No. 1 and the Prqject Plan fOr the T alget Technology Center lvill affOrd /Jlaxi/Jll1/11
oppoltunitJJ, consistent lvith the sound needs of the Ci!JJ as a lvhole, fOr the develop/J1el1t or redevelop/lient oj~
RedelJeloplllent District ]\To. 1 bJl prilJate enlelPrise.
TIle Rede\Telopment District No.1 and tile Project Plan for the Target Tecllnology Center \vill result
in increased employment in the City and tlle State oflvIinnesota, an increased tax base of tlle State, and
add a higll quality de\Telopment to tlle City.
S:\PLANNING\Case Files\2005\P 05-14 Elk Path Business Center 3rd\Elk River Council Resolution.doc
. 7-Z!;;-oS
REDEVELOPMENT PROGRAM
for
REDEVELOPMENT DISTRICT NO.1
SHERBURNE COU1\TTY
STATE OF IvlJ}Jl\TESOTA
Sherburne County Public Hearing: _, 2005
fiLE
Drafted by: EHLERS & ASSOCIATES) INC.
3060 Centre Pointe Drivel RoseviJlel Minnesota 55113...1105
is RECEi\~Fr:~=u
7- _.::l ,'-/,; ~
TABLE OF CONTENTS
(for reference purposes only)
SECTION I - REDEVELOPMENT PROGRAM FOR REDEVELOPMENT DISTRICT NO.1 ...............................1
SUBSECTION A. FORWARD...................................... ........... .... .......... ......... ...................... "... ....... .......................1
SUBSECTION B. STATUTORY AUTHORITY. n.. .......... u. ............................... .......................... ............."................... 1
SUBSECTION C. STATEMENT OF PUBLIC PURPOSE .............................................................................................1
SUBSECTION D. BOUNDARIES OF THE REDEVELOPMENT DiSTRiCT.......... .................... ......... n........."..............." ...1
SUBSECTION E. LAND USE IN THE REDEVELOPMENT DiSTRiCT................. .................... ........ ............................. ".2
SUBS ECTI 0 N F. ST A TEM ENT 0 F 0 BJ E CTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . · . · · . . . . . · . · · . · · . . · · · 2
SUBSECTION G. STATEMENT OF AND FINDING OF PUBLIC PURPOSE ................................................."..................3
SUB SECT ION H. P U 8 Lie LAN D . . . . . . , . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . · . . . . . . · · . . . . · · · · . . . 4
SUBSECTION l. ENVIRONMENTAL CONTROLS .. ................................."..... ...........u......"...................... ....."............ 4
SUBSECTION J. ADMINISTRATION OF THE REDEVELOPMENT DISTRICT ...........................".......................................4
EXHIBIT A - MAP OF REDEVELOPMENT DISTRICT NO" 1
SECTION I- REDEVELOPMENT PROGRAM
FOR REDEVELOPMENT DISTRICT NO. 1
Subsection A.
Forward
This document constitutes Sherburne County's Redevelopment Program for Redevelopment District No.
1 as required in Minnesota Statutes 469.029~ subd. 1.
Subsection B.
Statutory Authority
The statutory authority empowering the County to establish the Redevelopment District is Minnesota
Statutes Chapter 472A: the Minnesota Municipal Redevelopment Districts Act. This Redevelopment
Program has been prepared in accordance with the applicable provisions of the Redevelopment Districts
Act.
Subsection c.
Statement of Public Purpose
The Sherburne County Board and the Housing and Redevelopment Authority of Sherburne County:
Minnesota, determine that it is necessary, desirable, and in the public interest to designate, establish,
develop, and administer a Redevelopment District in Sherburne County pursuant to the Redevelopment
Districts Act. The purpose of the Redevelopment District is to provide a means for financing public
iInprovements and facilities necessary if the County is to attract additional commercial and industrial
development and increase employment opportunities in those areas of the County designated for these
uses.
The Sherburne County Board and the Housing and Redevelopment Authority fmd that there is a demand
vvithin the County for increased commercial, industrial, and residential development and, that the
Redevelopment District, as amended, includes ~ea in the County designated for business and
development. However, extensive commercial, residential and industrial development in this area is not
possible absent the installation of certain public facilities, including improved water and sanitary sewer
service, additional streets and roads, and others. The high cost of constructing such facilities cannot be
met, and additional commercial, residential, and industrial development is therefore not possible without
public intervention. Therefore, the Redevelopment District is created by the County to make public
intervention and assistance possible, construction of the required public facilities possible, and to
encourage development of designated commercial and industrial areas of the County.
Subsection D.
Boundaries of the Redevelopment District
The geographic boundaries of Redevelopment District No. 1 are set forth on the map attached as Exhibit
A to this Redevelopment Program.
These boundaries have been selected to include those areas of the County ",,'hich:
1. Are zoned and planned for office/telecommunications development but require that certain public
improvements be installed to make such development possible;
2. Have water and sanitary sewer service made available in the immediate area but require potential
water and sanitary sewer laterals, therefore, making development possible;
Sherburne County
page 1
Redevelopnlent Program for Redevelopment District No.1
Subsection E.
Land Use in the Redevelopment District
Present Land Use
The Redevelopment District includes the parcel as shown in Exhibit A. This parcel consists of an
undeveloped area of the County designated for business and industrial uses.
F-uture Land Use
The purpose of the Redevelopment District is to encourage increased business and commercial
development in this area of the County designated for these uses. It is anticipated that installation of
public improvements contemplated in and made possible by the amended Redevelopment Program will
make possible future land uses and development within the expanded Redevelopment District including
increased business and or commercial uses in the corporate campus in the Redevelopment District of the
County.
Subsection F.
Statement of Objectives
The Sherburne County Board seeks to achieve the following objectives through the creation of the
Redevelopment District and the implementation of this Redevelopment Program:
1. Provide impetus for office/telecommunications development by providing the public facilities
necessary to make such development possible;
2. Increase employment opportunities in the County by encouraging additional commercial and
industrial development;
3. Provide employment opportunities that provide \\rages higher than a living wage in the County;
4. Provide adequately serviced commercial and industrial areas of the County to accommodate
desirable users;
5. Preserve, enhance and diversify the tax base of the County;
6. Foster development and gro\\1:h of Minnesota businesses in the County;
7. Provide an impetus for a development \vhose traffic patterns and buildings will have minimal
impacts on the residents and surrounding properties;
8. Develop the land as a corporate campus setting with aesthetically pleasing buffers, building
quality and other amenities;
9. Facilitate a development that integrates \vith the existing Sherburne County Government Center,
including green space as well as a high building quality;
10. Facilitate a development that has minimal to low impact on the environment;
11. Foster development that maximizes the existing infrastructure, including water and sewer
utilities;
12. Preserve and enhance the quality of life in the County; and
Sherburne County
page 2
Redevelopment Program for Redevelopment District No.1
13. Provide maximum opportunity, consistent with the needs of the County for development by
private enterprise.
Subsection G.
Statement of and Finding of Public Purpose
In recent months, the County bas been reviewing the future development of the community. This revievl
has defined several important roles for Sherburne County.
. Facilitating development activities that are compatible vlith overall community development
objectives of the County.
. Removing the physical and economic barriers to development.
. Providing the infrastructure needed to support development.
. Providing sites for future development.
The County intends to use the powers allowed under the Municipal Redevelopment District Act to fill
these roles, to promote development and redevelopment throughout the Co~ty, and to pool resources in
order to reduce financial barriers to providing development and redevelopment opportunities.
The County has found that there is a need for development and redevelopment vlithin the Redevelopment
District based upon the following conditions:
1. The Redevelopment District requires active promotion, attraction, encouragement and
development of economically sound commerce through government action for the purpose of
preventing emergence and continuation of blight and the occurrence of conditions requiring
redevelopment.
2. The Redevelopment District contains vacant, unused, underused and inappropriately used land.
The land is currently is being farmed. However, the land is not irrigated, and due to the sandy,
loam soil, it does not produce a high production yield.
3. The property contiguous to the Redevelopment District is commercial, light industrial, . and
government use on two sides and residential use on two sides. The underlying zoning of the
property is for commercial development.
4. The existing infrastructure in the Redevelopment District is inconsistent with the agricultural use.
'A main V\'ater and sewer line exists north of the property and bi-sects the agricultural area. Roads
to service the Redevelopment District are in existence. Development of the property would
maximize the value of the infrastructure servicing the site.
5. The Redevelopment District contains tax exempt property, and therefore does not contribute to
funding the services to the property which are provided by the community.
6. ..11.. Phase I has been completed on the Redevelopment District. The property does not contain
v,retlands, wells on site, items of archaeological or historical significance, or plants or animals that
are ecologically rare.
Sherburne County
page 3
Redevelopment Program for Redevelopment District No. 1
Subsection H.
PubHc Land
Acquisition of lands for the parks and trails system is to be through land dedications and purchase when
funds are available.
Subsection l.
Environmental Controls
All development within the Redevelopment District will be subject to existing environmental controls
established by state and federal law and the Elk River Code of Ordinances, including but not limited to
the following:
1. The National Environmental Protection Act, and related regulations;
2. The Minnesota Environmental Protection Act, and related regulations;
3. The Minnesota Environmental Rights Act;
4. The Minnesota Critical Areas Act, and related regulations;
5. The Elk River Flood Plain Management Ordinance;
6. The Elk River Shoreland and Wild and Scenic River Management Ordinance;
7. The Elk River Subdivision Ordinance;
8. The Elk River Zoning Ordinance;
9. Sections 1300 and 1302 of the Elk River Code of Ordinances regulating sanitary sewage disposal;
10. National Pollutant Discharge Elimination System permit, and related regulations.
No additional environmental controls are proposed.
Subsection J.
Administration of the Redevelo pment District
Administration of the Redevelopment District is the responsibility of the County Administrator, under the
supervision of the County Board. Public streets, parklands, and other public property are the
responsibility of the local unit of governments and shall be maintained in the same manner as all other
public property in the County.
Private property owners will be resp onsible for the maintenance of their parcels following development.
Sherburne County
page 4
Redevelopment Program for Redevelopment District No.1
EXHIBIT A - MAPS OF REDEVELOPMENT DISTRICT NO.1
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PROJECT PLAN
for
TARGET TECHNOLOGY CENTER
Elk Path Business Park Third Addition
Elk River, Minnesota
SHERBURNb COUl\lTY
STATE OF MThTNESOTA
Sherburne County Public Hearing: _, 2005
;.".; .~ '.:: :::"\:i~:ih
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Drafted by: EHLERS & ASSOClATES1 INC.
3060 Centre Pointe Drive I Roseville1 Min nesota 55113...11 05
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TABLE OF CONTENTS
(for reference purposes only)
SECTION I - PROJ ECT PLAN FOR TARGET TECH NOLOGY CENTER.......................... ........ ........... ........... ...1
SUBS E CTI 0 N A. FOR WARD. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
S U BSECTI 0 N B . STATUTO RY AUTHO RITY . ....... .... ......... ......................... . . ... .. ............ ....... ...................... .... 0........ ........ 1
SUBSECTION C. PROJECT DESCRiPTION.................... .................... ........... .......... .......... ................ ...... ...... 0............. 1
SUBSECTiON D. PROPERTY OWNERSHIP .................... .0................................................. ................................. ....... 1
SUBSECTION E. EXISTING CONDITIONS .................. ..................................................... ........................................ ...2
SUBS ECTI 0 N F. ApPLI CATION PROCESS..... o. .. ................... . ........ ........ .. ................... .......................... . ..... ... .......... . 2
SUBS E CTI 0 N G. 0 P E RA TI 0 N S ................................................................................................................................ 3
SUBSECTION H. SITE DESiGN...... ............................. ................... ............................. ....... ......... .............................4
SUBSECTION I. GRADING, ORAl NAGE AND EROSION CONTROL............ ......... u...................... .... n....... ............ .......6
SUBSECTION J. UTILITY DESiGN............. ...... ......................... ....... ..................... ............... ....... ........................ ....6
SUBSECTION K. LANDSCAPE DESiGN........................... ................... ........................... ................ ................. ...........8
SUBSECTION L. ARCHITECTURAL DESiGN..... .......... ........ ................ .............. u.. ........... .........................u n..... n..... 8
SUBSECTION M. OFF-SITE IMPROVEMENTS.................................................... ....... n.......... ......................................8
SUB S E CTI 0 N N. S C H ED U LE ... . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . .. . . . . . . . . . . . . . . .. . . . . . . . . . . . .. . . 9
SUBSECTION O. ADMINISTRATION OF THE PROJECT PLAN................................................... ...................................9
EXHIBIT A - MAPS
EXHlBIT B - SCHEDULE
SECTION 1- PROJECT PLAN FOR TARGET TECHNOLOGY CENTER
Subsection A.
Forward
This document constitutes Sherburne County's Project for the proposed Target Technology Center to be
located within Redevelopment District No.1.
Subsection B.
Statutory Authority
The statutory authority empowering the County to establish the Redevelopment District is Minnesota
Statutes Chapter 472A, the 1\1innesota Municipal Redevelopment Districts Act. This Redevelopment
Program has been prepared in accordance with the applicable provisions of the Redevelopment Districts
Act.
Subsection C.
Project Description
Target Corporation has proposed construction of a technology center for Target Corporation in Elk
Ri,rer, 1\1.innesota. The facility is sited immediately; northeast of the intersection of County Road 30
and ~7aco Street within tl1e existing Elk Path Business Center Second Addition plat.
The building 'Will be constructed on a 28.5 acre lot. The proposed har~ surface covers only a
fraction of the total lot area. The building itself is a minimum of 250-feet from the nearest
boundary. Large berms, landscaping, and a lO-foot minimum high security ,-vall provide excellent
screening. Superior building finishes, integrated storm water pending, and the absence of
commercial signage provide a park-like appearance that is unique for a business park development.
The Target Technology Center is a 159,400 SF facility constructed 'With the primary purpose of
. housing computers that are used to store and process data. The proposed facility is a heavy user of
municipal water to cool the facility, and generates high wastewater flows that generally require
relatively low treatment. The facility also has high electric power demands. These demands w1ll
generate a steady revenue stream for a gro\Ving City that is looking to expand its infrastructure.
In spite of its size and utility demand, the building generates low traffic volume for minimal impact
on the existing rOadWa}i system. The building generally has less than a dozen emplo~yees on site at a
gi\Ten time, and only 30 parking stalls are proposed.
Target Corporation has evaluated several sites in the T\Vin Cities metropolitan area to determine the
appropriate location for this new facility. Generally speaking, the existing infrastructure pro'\rides
ample capacity, and the site location provides the secure environment that Target is seeking given
the proximity to the law enforcement center.
Subsection D.
Property Ownership
The existing Elk Path Business Center, Second llddirion, is o\1.711ed by Hoyt Partners. Sherburne
County has purchased the property on a contract-for-deed. In order to sell the property to Target,
the County must subdivide the portion of the property that is to be sold, and transfer o\VIlership to
Sherburne County Project Plan for Target Technology Center
page 1
the County Housing and Redevelopment Authority (HR.A..).
l~ccording to the terms of their o'\.VIlership, the HR-A must also adopt a Redevelopment Plan and a
Project Plan. Both these processes require a public hearing process and are subject to a public
comment period. They can, however, be processed simultaneously.
Once the land is platted, the HR.A. assumes ownership of the property, and the Redevelopment Plan
and Project Plans are adopted, the HR-A. can sell the property to Target. Hoyt Partners is aware of
the pending subdivision and land sale and has indicated its cooperation. Target Corporation -will
OVln and maintain the facility.
Subsection E.
Existing Conditions
The proposed Target site is undeveloped rolling topography. There are no trees on site 'With the
exception of the 'J.resterly edge of a tree stand that extends approximately 30 to 40 feet into the
easterly site boundary. The majority of the site is presently tilled, -with the exception of a golf driving
range that fronts on Waco Street that measures approximately 10 acres.
Geotechnical investigation has shown that on-site soils are well-drained sands and gravels that -will
support high bearing pressures, and -will infiltrate stormwater.
Subsection F.
Application Process
The application process includes a Preliminary Plat and Final Plat application to accomplish the
subdivision of property described abo\Te; a Conditional Use Permits for: "Loading areas/ overhead
doors when located in front yards" and "above gtound storage tanks"; and Site Plan Approval.
Preliminarv Plat
The proposed preliminary plat of the Elk Path Business Center 1b.ird j\dclition proposes to
subdivide the existing 76.4 acre Outlot A of the Second Addition into:
o 28.5 acre Lot 1, Block 1
o 0.6 acre extension of 1820d Street
o The remaining 47.3 acres of undeveloped property w-ill be re-platted as Outlot _A.., Elk Path
Business Park 1b.ird i\.ddition.
The plat also proposes perimeter drainage & utility easements per City ordinance. Utility easements
are proposed over the public watennain that makes up public fire loop around the perimeter of
building and for the hydrant leads.
11. drainage & utility easement is proposed over the on-site pond and O'\ler the portion of the storm
sewer that conveys storm stormwater through the site from the public right-of-ways in Waco Street
and 182nd Street.
Final Plat
The proposed final plat application memorializes the preliminary plat in a recordable document.
Sherburne County
page 2
Project Plan for Target Technology Center
This document will be filed with Sherburne County upon approval. .
Conditional Use Pennits
City Ordinance Section 30-1294, Cd), (1), states that a proposed use 'Within the BP-Business Park
requires a Conditional Use Permit if loading areas or overhead doors are located in front yards. The
proposed lot has public frontage on the north, west, and south boundaries.
The applicant v.~ request approval of a conditional use to allow proposed seven (J) overhead doors
and a loading dock area on the south side of the building. Target believes the conditional use should
be approved in part because the true "front" yard(s) for this building are on the west side (since the
front door is proposed on the west building face), and the north side (since the main parking lot is
located on the north side of the building).
The proposed conditional use permit is requested based on the fact that Target will provide
screening elements that exceed standard ordinance requirements. The proposed site plan provides a
10-ft minimum height screening wall along the south boundary of the service yard, as well as berm
with a maximum height of 7-ft.
Also, City Ordinance Section 30-1294, (d), (1) states that a proposed use 'Within the Business Park
requires a Conditional Use Permit for above ground storage tanks. Our proposed site plan includes
six (6) cooling towers, and one (1) above-ground water storage tank. Target seeks a conditional use
approval for these above ground tanks on the basis of the screening provided, as well as an
agreement to paint the tanks 'With an earthtone color that will match the coior of the building face.
Site Plan ...A..DD!Oval
Target seeks Site Plan Approval for our proposed site based on its proposed design meeting or
exceeding all performance standards for the BP-Business Park zoned property. The proposed site
design will prov-ide a park-like setting that \vill be a good neighbor for the existing adjacent land-
uses, and would also be a good fit for any institutional uses that Sherburne County may propose in
the future on the remaining 47.3 acres within the Business Park.
Some of the highlights of this proposed development are as follows:
o LO\~l-impact development (impervious less than 500/0)
o Well-screened loading dock/ service areas
o Attractive building materials
o Lo,^," traffic volumes
o No rooftop equipment/Minimal exterior equipment
o No commercial signage - ...Address signing only
o High-security environment
Subsection G.
Operations
Target has an existing Technology Center in Brooklyn Park, M:N that was constructed approximately
four years ago. As that facility is forecasted to reach its capacity, Target is looking to have a new
facility completed that '\\till provide additional capacity.
The primary purpose of the Technology Center is to store and operate thousands of computers and
Sherburne County
page 3
Project Plan for Target Technology Center
keep these computers linked to every distribution center and every store across the country. The
data storage computers are only located on the second floor, which measures approximately 50,000
SF. The entire purpose of the remaining 110,000 SF on the lower level is to maintain a stable
environment, and security for the equipment on the second floor.
The first floor includes an office area with a reception area, offices for the maintenance staff, and
some data processing is done. There are also break rooms, storage rooms, entire rooms dedicated to
control panels, generators, and roomsVlith electrical equipment to assure power loads axe consistent.
There is also a loading dock where computers come in, as well as other supplies used to run the
facility.
Municipal water comes into the building and is routed through a series of cooling pipes through the
computer area to prevent over-heating. Water is treated and run though the cooling towers and re-
circulated until it is eventually blown off into the sanitary sewer system.
In addition to the constant flow, there is also an emergency water tank that is located outside the
building. This is the'large cylindrical tank that stands next to the six cooling towers. This tank
maintains an on-site back-up supply of water that could be used to feed the cooling system while the
municipal connection is restored.
The electrical power to the computers is generally dra\V!l from the municipal system, but periodically
the Technology Center runs off of the generators for a short period of time. This is done to
constantly aSSUIe that the generators are ready to run when they are called upon.
The facility is high-security and accepts no visitors unless they are cleared through the corporate
Target office, and identification is provided.
Subsection H.
Site Design
Due to the critical nature of the equipment that \\@ be housed in this facility, special attention is
taken to maximize security and minimize the threat from natural disasters. The proposed building
has been sited in the central portion of the lot maximizing setbacks from each of the property lines.
In addition to providing screening, the substantial berms are also prov-ided to provide \Vinci shelter
and to hide the mass of the building, making it inconspicuous to passers-by. The 10-ft screening
walls are provided for similar reasons, as well as to provide security.
Retaining walls, stairs, and handicap ramps are intentionally designed to provide grade separation
from the roadways and parking lot and the first floor elevation. This is to prevent a vehicle from
being rammed into the side of the building, and to assure that the building is well above any
localized flooding.
Building Coverage
The building footprint is 105,900 SF, \\Thich represents a GF_AR of 8.50/0. The maximum allo~able
building coverage in the BP-Business Park is 400/0. The second floor measures 53,500 SF, for a total
finished building area of 159,400. The F_AR is 12.80/0.
Sherburne County
page 4
Project Plan for Target Technology Center
Parking
Typically, twelve to t\Venty employees may be in the building at any given time. Visitors are
infrequent, hence the need for paved parking stalls is minimal. The Land Uses used to determine
the required parking counts from Section 30.903, are as follows:
Office: 17 stalls (based on 5,000 SF of office at 1 space per 300 SF)
'V;iarehouse: 10 stalls (based on one for each !\Va employees (20) on the major shift) or
77 stalls (based on 154,400 SF of warehouse at 1 space per 2,000 SF)
TOTAL REQUIRED STAllS: 94 stalls (17 stalls + 77 stalls)
Site Plan proposes 30 parking stalls, which is based on the parking demand typically experienced at
the existing Target Data Center in Brooklyn Park. The relTIllining 64 stalls are proposed as proof-of-
parking.
The parking stalls are proposed to be 10-feet "'Wide by 20-feet long. Dimensions are increased from
the City's standard required 9 foot \.Vidth to provide additional room for visitors that may be loading
or unloading equipment from their vehicles.
Impervious Coverage
The total proposed impervious coverage on the site is 5.39 acres, which represents 18.90/0 of the
total site area. This number includes the proof-of-parking stalls and the gravel pavement in the
service yard, but excludes the proposed fire lane along the north side of the building. The fire lane is
proposed to be constructed \^lith pervious pavement.
Setbacks
The folloVling table compares the proposed Parking Lot Setbacks to the minimum parking setback
requirements listed under Section 30-895, (3).
Side ~~{ ard
Rear YaId
ProDosed
121.7' (182nd)
186.0' (Waco)
266.8' (Co. Rd. 30)
N / il..
454.8'
Required
25.0'
25.0'
25.0'
Front Yard
20.0'
20.0'
Building Setbacks (Section 30-1211)
Side Yard
Rear Yard
Proposed
225.3' (182nd)
305.2' (Waco)
418.3' (Co. Rd. 30)
N/ll
545.7'
Rea uire d
35.0'
35.0'
35.0'
Front Yard
20.0'
30.0'
ScreenL1'1g
The site plan provides for be:rming around the west and south sides of the site, as well as a 10-foot
high security wall around the entire perimeter of the service area. This exceeds screening
Sherburne County
page 5
Project Plan for Target Technology Center
requirements for parking/lqading areas abutting residential zoned property. No berming is pro\rided
on the north and east sides of the site as these face internal parcels within the Business Park '\\There
screening is not required.
Trash Enclosures
The site plan proposes to store a compactor and dumpster in one loading dock berth ~tbin the
service area. The service area will not be visible from outside the security wall.
_Above Ground Tanks
The plan proposes six cooling towers arranged in a grid pattern two units \.Vide by 3 units deep.
Details for the cooling towers are provided in the plan set, and the cooling towers axe shown on the
proposed building elevations as well as the perspective drawings. These towers V\rill be set on
pedestals approximately 7-feet off the ground for a total height of approximately 31-feet..
The plan also proposes a water cooling tank that will be approximately 40 feet in diameter and stand
approximately 45 feet tall. Both the cooling towers and the water tank v.rill be located witbin the
service yard area behind the 10-ft high screening wall.
Subsection l.
Grading, Drainage and Erosion Control
The on-site soils axe superb for construction, and gi\len the extensive greenspace \Vith which to
work, as well as the ability to e}".'Pand the size of the pond, or increase the volume of the berms, we
are confident that we will be able to reach an on-site earthwork balance.
Parking lot slopes are all Vlitbin 1.00/0 minimum and 3.00/0 maximum. Earthen slopes are designed to
be 4:1 or flatter, and \vill be sodded or seeded to minimize any erosion potential. The swale along
the east side of the site will be anchored "\vith temporary wood mulch fiber blanket, and bio-roll
check dams 'vvill be used to control temporary erosion while seed is taking.
Roof drainage will be directed through scuppers and downspouts on the exterior of the building wall
to a subterranean storm sewer system. There will be no internal roof drain system. This is done to
prevent any natural disaster associated "With rooftop flooding that could result from clogged roof
drains.
The stormwater pond on-site will be designed to handle the 100-year back-to-back stOlID event, and
Vi.rill retain all stormwater on site. .Soils are excellent for infiltration, and therefore the pond may not
hold a permanent pool under dry conditions.
The pond is proposed to be over-sized to provide capacity for stormwater from the City's proposed
off-site improvements to Waco Street and the extension of 182nd Street east of\\7aco Street Target
is proposing to over-size this pond in exchange fa! reduced stormwater trunk fees.
Subsection J.
Utility Design
Due to the high electric power loads to power the computers, the high demand for circulated
cooling water to keep the facility from over-heating, and the sanitary se'\XTer loading from the blow-
Sherburne County
page 6
Project Plan for Target Technology Center
off- of the cooling towers, the utility demands of this facility are substantial.
Electric Service
Target will require that a total service load of 8,884 I<wjl0,452K\l.l\., 0.85 power factor be pro\rided
to the site by August 2006 for commissions of the Technology Center.
Upon completion in fall of 2007, The facility \\rill require !:\Va feeds of 15KV nominal service to a
disconnect location on site. Conduit from the disconnect location to the facility \Nill be provided by
th e o"\\7D.er.
In addition to the main power feeds, Elk River Municipal Utilities will also run a feed for temporary
power to be used for construction activities. This power source will be maintained indefinitely to
power the life safety circuits Vlithin the building.
Elk River Municipal Utilities is in process of determining whether they can meet the temporary
service demand for commissioning \Vith their existing infrastructure. They have determined that in
order to meet the ultimate demands, they will have to add a new electrical substation. This is a
substation that they have been recently considering, and the revenue from the Target facility (along
Vlith existing demand) is expected to generate adequate revenue to support such a facility.
Water Main
The Technology Center has a total demand (excluding irrigation) of 137,000 gallons per day. This
includes a peak flow demand is 142 GPM (204,480 gallons per day), or average flOVl of 95 GPM
(136,800 gallons per day) to tlle cooling towers.
The domestic use for occupants Vl.ill require a peak flow of 60 GPM (86,400 gallons per day) and an
average flow of 900 gallons per day. Target's fire flow requirements are 1270 GP11 peak flow \\i1.th
activation of a dry sprinkler system and a hose to extinguish a fire.
There is an existing 10" Water Main that runs east west just north of the proposed north property
line of the Target site that was recently constructed. Hydrant flow tests recently taken indicate that
the flow demands can be met by the municipal system, but a private fire pump on the interior of the
building will be required to meet the required pressures.
The utility plan proposes an 8" public water main loop around tl1e perimeter of the building "\Vith
public fire hydrants Vlithin a 20' "ride public drainage and utility easement. The building services '\vill
be private and '^-rill not be "Within easements.
Sanitarv Se\.ver
The sanitary se"ver requirements for the facility are 114 GPM peak flOVl, or 78,660 gall day average.
The 12" PVC Sanitary Trunk Main that runs east west just north of the proposed north property
line of the Target site pro\rides more than adequate capacity for this loading. The City Engineering
Department has said that the treatment plant can easily handle this flow, and the flow \Vill actually
help justify a recently constructed lift station near the Business Park that is currently running under
capacity.
Storm Sewer
Sherburne County
page 7
Project Plan for Target Technology Center
The Target Technology Center development. proposes to construct a network of manholes and
concrete reinforced storm sewer pipes to collect on-site stO!ffi\\rater runoff. The storm sewer and
the on-site pond are also proposed to be sized to handle runoff from the proposed public
improvements to expand Waco Street from the south end of its current urban section to County
Road 30.
The plan proposes a drainage and utility easement over the segments of pipe through which this
public stormwater is conveyed. As indicated earlier, Target is proposing to do so in exchange for an
equivalent reduction in the stormwater fees that would normally be assessed to this development.
Natural Gas
It is not anticipated that natural gas service will be required to serve this building.
Diesel Gas /Emergency Power
The project proposes to install twO 10,000 gallon underground fuel tanks to store diesel fuel that \"ill
be used to operate the emergency power generators. Target and Ryan Companies \"ill design the
tanks in full compliance Vlith all lv1J?CA and EP ll" requirements) and keep updated maintenance
records for the tanks. Detailed drawings \V-ill be submitted Vv-ith the building permit plans.
Telephone/Fiber Optics
Target construction personnel have been coordinating telephone and fiber optic service -with local
providers. They are convinced that they ",111 be able to receive service capacity that will be required
to serve this facility. Locations of these services will be added to the construction plans.
Subsection K.
Landscape Design
The proposed landscaping for the site meets the City Ordinance requirements, and includes a variety
of species including 51 deciduous trees of seven different species, 31 ornamental trees of four
species, 38 coniferous trees of three species) and 54 shrubs of five species.
Landscaping is well-dispersed across the west portion of the site, specifically concentrating tree
masses along berms and near the intersections of Waco Street and 182nd, as well as Waco Street and
County Road 30. Ornamental trees and shrubs are also grouped near the building entrance.
Turf seed \lJ1ll be used in the yard areas outside the limits of the bituminous, and sod \\rill generally
be used v.rithin the paved areas. The Landscape Plan v;.7jJl meet or exceed all ordinance requirements.
Subsection L.
Architectural Design
Information to be added at a later date.
Subsection M.
Off-Site Improvements
City staff has indicated that they will be looking to this development to finance their portion of the
construction cost to e}:..4:end the improvements to Waco Street from the south end of the existing
urban section dO'Jvll to County Road 30. It is also likely that the City would install sewer and water
Sherburne County
page 8
Project Plan for Target Technology Center
Vlith this improvement.
Target Corporation "Will benefit from the water main e:z.."'1:ension as it v.r:ill provide a vital segment of
the fixe loop. However, the City '\Vill have to evaluate whether or not sanitary sewer needs to be
extended with this project since the Target site can be served by the existing sanitary sewer line that
runs along the north boundary of the site.
City staff also indicated that they would prefer to have 182nd Street extended into the Elk Path
Business Park north of the Target site, and to have Target take their access from 182nd as opposed to
coming directly off of Waco VJith a private driveway.
Target "Will petition to have the Waco Street and 182nd Street roadway improvement project
implemented simultaneously with their project so that the utilities and roadways "r:ill be in-place for
the Technology Center project as it is completed.
Target may elect to waive the public assessment hearing if the price of the project is reasonable.
They would then eA"pect to pay their portion of the cost of the road through Chapter 429
assessment.
Subsection N.
Schedule
Maintaining the following schedule is critical to the viability of this project. In order for Target to
have this facility operational in time to accept the forecasted capacity, Target must close on the
property and begin construction in fall of 2005.
See .!~ppendix B.
Subsection O.
Administration of the Project Plan
Administration of the Project Area is the responsibility of the County Administrator, under the
supervision of the County Board. Public streets, parklands~ and other public property are the
responsibility of the local unit of government and shall be maintained in the same manner as all other
public property in the County.
Private property owners will be responsible for the maintenance of their parcels following development.
Sherburne County
page 9
Project Plan for Target Technology Center
EXHIBIT A - MAPS OF PROJECT AREA FOR TARGET TECHNOLOGY CENTER
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EXHIBIT B · SCH EDULE