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Home My WebLink About#03 - 180 Acre SiteSTAFF REPORT DATE: February 11, 2020 DISCUSSION AGENDA ITEM: 180 acres of City Property on Ideal Ave SUBMITTED BY: Kristina Handt, City Administrator BACKGROUND: In November the city council approved a resolution in support of a Pre Development Finance Grant from the Washington County CDA to look at making the 180 acre site on Ideal Ave shovel ready. Staff has been working with our consultants on concept plans for the area. We’ve come up with 3 different concepts (A, B, and C) which are included in your packet. ISSUE BEFORE COUNCIL: Staff is seeking Council feedback on potential development layouts of the 180 acres to aid in our analysis. PROPOSAL DETAILS/ANALYSIS: As mentioned above, staff along with our consultants (Focus Engineering and Hoisington Koegler Group Inc) have had meetings to master plan the 180 acres. I’ve erred on the side of including all possible developments that have been brought up-city hall, ballfield, dog park, commercial, business park, and residential. It’s important to remember these are only high level concepts. Use, size, location, etc can all change at this point. Most of the land is guided as rural area development (RAD) in the 2040 Comprehensive Plan so a comp plan update would be needed before any of these uses could be implemented. We are looking for feedback from Council tonight on things they like and don’t like. Are there any uses we haven’t included that we should consider? Are the proposed uses acceptable? We know that details like buffering different uses will be needed upon implementation but have not gotten very detailed at this point. Stormwater ponds are generally shown where the topography supports it (drainage area across the northern section, low wetland areas on the south section, etc) but they could also be changed upon final development. We are planning assuming sewer would be available from Oakdale. As we have been working through this process, we’ve been approached by a number of interested parties. One firm interested in both the south and northern sections is North Point Development. I’ve included background information about them in your packet. They had presented some options for development of the southern portion of the development last month that were similar to some of the options we had been working on. They have indicated they are also interested in the northern portion of the property and if Council is open to this use would provide a proposal for the northern section as well. FISCAL IMPACT: Unknown at this time. Will be completed at end of grant process. ATTACHMENT: • Development Concept Plans A, B, C • North Point Development Background Info • North Point Option A1 layout • Northpoint Option A2 layout LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - CONCEPT A DRAFT - JANUARY 24, 2020 CONCEPT A LAND USE ACRES Industrial / Business Park 70.75 Commercial 7.50 City Hall / Public Work 9.00 Low Density Residential 24.25 Community Park 17.75 Stormwater 20.00 200’0’400’800’1200’N LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - CONCEPT B DRAFT - JANUARY 24, 2020 200’0’400’800’1200’N CONCEPT A LAND USE ACRES Industrial / Business Park 98.00 Commercial - City Hall / Public Work 11.00 Low Density Residential - Community Park 16.25 Stormwater 23.25 LAKE ELMO SECTION 16 DEVELOPMENT MASTER PLAN - CONCEPT C DRAFT - JANUARY 24, 2020 200’0’400’800’1200’N CONCEPT A LAND USE ACRES Industrial / Business Park 71.00 Commercial 9.25 City Hall / Public Work 11.25 Low Density Residential 14.00 Community Park 22.50 Stormwater 19.25 LAKE ELMO MINNESOTA BeyondTheContract.com CORNERSTONEBRANDSNORTHPOINTDEVELOPMENT At a Glance ACTIVEMARKETS Currently active in 21 states with 22 projects under construction OFFICE LOCATIONS Kansas City: Headquarters St. Louis, Chicago, Cincinnati, Sacramento, Detroit, Harrisburg Last updated beginning of Q1 2020 74.6 MM SF INDUSTRIAL SPACE DEVELOPED & MANAGED SINCE 2012 $6.5+BILLION TOTAL CAPITAL RAISED SINCE 2012 17.8 MM SF INDUSTRIAL SPACE CURRENTLY UNDER CONSTRUCTION 14.2 MM SF INDUSTRIAL SPACE LEASED IN 2019 ±46,500JOBS CREATED IN OUR DEVELOPMENTS $1.5 BILLION INCENTIVES NEGOTIATED FOR OUR CLIENTS BeyondTheContract.com CORNERSTONEBRANDSNORTHPOINTDEVELOPMENT At a Glance WORKING WITH NORTHPOINT: TESTIMONIALS “Hanover 9 is among 2,000 acres of prime real estate in the South Valley that sat idle for decades because mining left a blighted “moonscape” that repelled private commercial investors. The investments, the jobs and the sheer pace of development driven by NorthPoint is changing the economic conversation in Pennsylvania, and it is bringing national attention and national companies to our doorstep here in Luzerne County,” - Senator John Yudichak “NorthPoint has stood side by side with our entire team in delivering our new Greencastle, Pennsylvania facility. We appreciate their honesty, hard work, and get it done approach” - Bob Hermann Staples Senior Project Manager - Engineering & Construction “NorthPoint has been tremendous on delivering our last three fulfillments centers throughout the US with unprecedented timelines. We consider NorthPoint a true partner in our real estate needs.” - Mike Gilbert Chewy.com VP of Operations 223+ INDUSTRIALCLIENTS References available from our clients; a few are represented below NORTHPOINTDEVELOPMENT LAKE ELMO MINNESOTA Regional Site Location MINNEAPOLISMINNEAPOLIS ST PAULST PAUL LAKE ELMO PROJECT SITE LOCATION VIEW THIS SITE ON GOOGLE EARTH NORTHPOINTDEVELOPMENT LAKE ELMO MINNESOTA Site Location, Conceptual Masterplan NORTHPOINTDEVELOPMENT LAKE ELMO MINNESOTA Conceptual Masterplan, Option A BUILDING 1±216,000.F.S 260' x 832'BUILDING 5 ±149,000 S.F.260' x 572' BUILDING 4±176,000 S.F. 260' x 676' BUILDING 3±162,000 S.F. 260' x 624' BUILDING 2±149,000 S.F.260' x 572'N tS ht43Ideal Ave N Union Pacific RRnoitneteDStillwater Blvd NMIXED USE/RESIDENTIAL ±96 ACRES32nd St N31st St NSite Area ± 77 Ac. Building Coverage ± 26% Total Building Area ± 852,000 sf Building 1 Area ± 216,000 sf Building 2 Area ± 149,000 sf Building 3 Area ± 162,000 sf Building 4 Area ± 176,000 sf Building 5 Area ± 149,000 sf SITEDEVELOPMENTPLAN NORTHPOINTDEVELOPMENT LAKE ELMO MINNESOTA Conceptual Masterplan, Option B BUILDING 1±216,000.F.S 260' x 832'BUILDING 3 ±162,000 S.F. 260' x 624' BUILDING 2 ±149,000 S.F. 260' x 572'N tS ht43Ideal Ave N Union Pacific RRnoitneteDMIXED USE/RESIDENTIAL ±96 ACRES4 GNIDLIUB±000,823 S.F.024' x 780'Stillwater Blvd N32nd St N31st St NSite Area ± 77 Ac. Building Coverage ± 26% Total Building Area ± 855,000 sf Building 1 Area ± 216,000 sf Building 2 Area ± 149,000 sf Building 3 Area ± 162,000 sf Building 4 Area ± 328,000 sf SITEDEVELOPMENTPLAN NORTHPOINTDEVELOPMENT LAKE ELMO MINNESOTA Building Examples Riverside Horizons III Riverside Horizons IIPark 70/75 Logistics Park Kansas City Three Trails Industrial Park Logistics Park Kansas City Central Industrial Park NORTHPOINT DEVELOPMENT EXPERIENCE : CAPABILITY : QUALITY BeyondTheContract.com CORNERSTONEBRANDSNORTHPOINTDEVELOPMENT Key Principals Nathaniel Hagedorn Founder / CEO With 17 years of commercial real estate experience, Nathaniel is responsible for the overall strategy of the company and is principally focused on guiding development, equity relationships, leasing and management activities for the firm. Nathaniel has raised over $6,500,000,000 in capital in the last six years for our various real estate investments. To date, our fi rm has developed and managed in excess of 74,600,000 SF of commercial space and over 4,400 apartments. Mark Pomerenke Chief Investment Offi cer Founding Partner As Chief Investment Offi cer, Mark is responsible for overseeing NorthPoint’s investment activity, developing and structuring capital relationships, and evaluating new development opportunities. Mark joined NorthPoint in 2012 and has held various project management and executive roles within the company with direct experience in Industrial, Multifamily, Senior Living, Self Storage, and Infrastructure development. These experiences provide a deep and direct development expertise across many asset classes which has shaped NorthPoint’s approach to evaluating and structuring investment opportunities to align partner interests, optimize the probability for success, and minimize downside risk. Mark earned his Bachelor’s Degree in Electrical Engineering from the University of Notre Dame. Chad Meyer President Founding Partner With 21 years of industrial engineering and construction experience, Chad is responsible for the general oversight & growth of development, brownfi eld re-development and Design Build industrial construction for NorthPoint Development projects nationwide. Currently, NorthPoint has over 74,600,000 SF of industrial projects completed, and is on track to double industrial deliveries nationally in the next twenty four months. Prior to joining NorthPoint Development, Chad served as the Regional Director of ARCO National Construction and an Industrial Systems Engineer at GE. Brent Miles Chief Marketing Offi cer Founding Partner With 16 years of economic development experience, Brent is responsible for development prospects, incentive offers and approvals, and governmental relations. Brent’s day to day tasks include contracts for incentives, real estate and land development negotiations, and governmental fi nancing structures. In addition to his role at NorthPoint Development, Brent is President of NorthPoint Incentive Consultants (NPIC) which assists businesses with Federal, State, Local, and Utility Incentive packages. During his career, Brent has procured more than 600 incentive programs for clients. Jed Momot Chief Strategy Offi cer Partner As Chief Strategy Offi cer, Jed is responsible for executing upon strategic initiatives for NorthPoint Development. These initiatives range from growing key relationships to identifying and executing upon development opportunities such as build-to- suit projects for key clients and redevelopment of brownfi eld sites across the United States. Jed joined NorthPoint in 2015 after holding various roles with Brinkmann Constructors, a Nationwide Design/Build contractor. Over his 12 year career, Jed has gained a broad range of experience in development, construction, and project execution across asset classes including industrial, brownfi eld redevelopment, retail, multi-family, senior living, and government. Jed earned his Bachelor’s Degree in Architectural Engineering from the Missouri University of Science and Technology in Rolla, Missouri. Wakeel Rahman Development Manager As a Development Manager, Wakeel assists with the sourcing and development of projects on a national basis. As a member of the sourcing team he provides expertise in in site acquisition and entitlements, underwriting, and project management. Prior to joining NorthPoint, Wakeel led execution for a national multifamily developer, structuring, closing and originating over $100M in development projects. Johan Henriksen VP of Development Partner With over 20 years of experience in real estate development, Johan provides expertise that incorporates development, site selection, business and economic incentives procurement, capital market solutions, and construction project management for client-specifi c BTS solutions. RJ Agee Director of Development R.J. has over 15 years of development and construction experience in a wide array of projects including industrial, senior living, self-storage, healthcare and life sciences. His primary role with NorthPoint is to manage the early stages of development projects, where his engineering background helps him to understand and evaluate complex sites with unique constraints. He is adept at partnering with local authorities to forge mutually benefi cial relationships that minimize entitlement and approval timelines. Kelly Clark Chief Asset Management Offi cer Founding Partner As Chief Asset Management Offi cer, Kelly is responsible for the management and oversight of NorthPoint’s managed real estate holdings inclusive of the Industrial and Multi-Family portfolios. Kelly has over 16 years of successful property management and business development experience including an extensive background in portfolio management and property operations. Kelly’s expertise includes new construction, lease-up, acquisitions, value-add and dispositions. She is a CAPS designate through the National Apartment Association and is a graduate of the Lyceum Program. Kelly actively serves on the Board of Directors as the Vice Chairman and co-chair for the Community Outreach Committee for the Apartment Association of Kansas City. BeyondTheContract.com CORNERSTONEBRANDSNORTHPOINTDEVELOPMENT Partners and Services WHOWEARE Established 2012, our firm differentiates itself from competitors through a strong engineering and technical focus. We also have expertise in logistics, labor and incentives. Our motto “Beyond the Contract” embodies the concept that no contract can be written to reflect everything that will occur in a complex real estate transaction. Our approach in all business relationships is to be fair and to operate by the “Golden Rule.” NORTHPOINTPARTNERS NorthPoint’s data analytics team facilitates rapid location screening and site-specific assessments on a variety of attributes. DataPoint provides valuable insight into labor market supply/demand, site suitability, freight cost for inbound/outbound shipments, proximity to common carrier shipment facilities, business climate/property taxes, Brownfield redevelopment opportunities and real estate market conditions. NORTHPOINTSERVICES THE IN-HOUSE DIFFERENCE INCENTIVES & ENTITLEMENTS NEGOTIATIONS SITE SELECTION ASSISTANCE SITE PLANNING EXPERTISE LABOR & LOCATION ANALYTICS PROPERTY MANAGEMENT ARCHITECTURAL DESIGN CONSTRUCTION & FACILITY DESIGN OVERSIGHT LOGISTICS EXPERTISE With over 40 years of civil engineering and site planning experience, SitePoint’s services include preliminary site planning, grading schematics and utility analysis, advanced 3D modeling capabilities, ground based LiDAR scanning and low altitude aerial photogrammetry. As NorthPoint grew to become one of the largest private developers of industrial space in the US, it became necessary to develop an in-house team of architects to support the firm’s efforts. StudioNorth is a staff of talented architects and designers that can routinely create site plans, building layouts and renderings in less than 24 hours. This has been a huge competitive advantage for the firm and has allowed us to consistently outperform our competitors who outsource the majority of their architectural work. BeyondTheContract.com CORNERSTONEBRANDSNORTHPOINTDEVELOPMENT Empower People : Enhance Lives TOTAL CHARITABLECONTRIBUTIONS OVER $4,060,702 JUST A FEW OF THE MANY CHARITIES WE SUPPORT KANSAS CITY BUSINESS JOURNAL’SBEST PLACE TO WORK “For us, it’s really been about THE PEOPLE.” 2013 SMALL COMPANY CATEGORY 2nd 2014 MEDIUM COMPANY CATEGORY 1st 2015 MEDIUM COMPANY CATEGORY 1st 2016 MEDIUM COMPANY CATEGORY 1st 2017 MEDIUM COMPANY CATEGORY 1st 2018 MEDIUM COMPANY CATEGORY 1st One of our top honors is winning the ‘Best Place to Work in KC’ 7 years in a row. TAKE OWNERSHIP OF EVERY SITUATION DO THE RIGHT THING EVERY TIME MAINTAIN OUR FINANCIAL DISCIPLINE OUR CORE VALUES SET THE FOUNDATION OF OUR CULTURE AND GUIDE US IN EVERY ONE OF OUR BUSINESS TRANSACTIONS. - Nathaniel Hagedorn CEO/Founder when asked to name the main reason for Northpoint’s success We believe we have an obligation to give back to the community through charitable efforts and, as a token of our appreciation to those who have helped us succeed, we will pay it forward. The relationships with our customers, employees, and investors are our most valuable assets. We will strive to always take care of each other and to operate our business so that we maintain our culture of appreciation, respect, transparency, and avoid office politics. Every individual shall take ownership, be accountable, and take responsibility while avoiding blame, excuses, and denial. We will always strive to admit, learn, and grow from failure and mistakes. As we conduct our business, we will operate with the highest integrity and we shall strive to live by the Golden Rule. We will approach every deal with an appropriate margin of safety and maintain our financial discipline while never stretching for a deal or becoming greedy. PUT PEOPLE FIRST LIVE GENEROUSLY 2019 MEDIUM COMPANY CATEGORY 1st BUILDING 1±216,000 S.F.260' x 832'BUILDING 5 ±149,000 S.F. 260' x 572' BUILDING 4 ±176,000 S.F. 260' x 676' BUILDING 3 ±162,000 S.F. 260' x 624' BUILDING 2 ±149,000 S.F. 260' x 572'34th St NIdeal Ave N Union Pacific RRDetentionStillwater Blvd NMIXED USE/RESIDENTIAL ±96 ACRES32nd St N31st St NN 2020.01.21 1" = 400' 3M SITE (LAKE ELMO, MN)Concept Plan A1 BUILDING 1±216,000 S.F.260' x 832'BUILDING 3 ±162,000 S.F. 260' x 624' BUILDING 2 ±149,000 S.F. 260' x 572'34th St NIdeal Ave N Union Pacific RRDetentionMIXED USE/RESIDENTIAL ±96 ACRESBUILDING 4±328,000 S.F.420' x 780'Stillwater Blvd N32nd St N31st St NN 2020.01.21 1" = 400' 3M SITE (LAKE ELMO, MN)Concept Plan A2