2_Northfield Project Reference Document_Memos by Jody Gunderson

Memorandums :

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2002 Northwest Neighborhood Transportation Task Force Recommendations

The following is a summary of materials reviewed within the 2002 Northwest Neighborhood Transportation Task Force Recommendations document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park. The Northwest Neighborhoods Transportation Task Force was established by the Northfield City Council in 2001. The Task Force was charged with the responsibility of providing recommendations regarding transportation issues in the northwest neighborhoods of Northfield. Recommendations 1.

Roadways and Thoroughfares A. Extend Foliage Ave. from 320th Street to North Ave. as proposed in the 2001 Comp Plan. B. Realignment of Cty Rd 23 should be changed from what is proposed in the 2001 comp plan. The task force recommends that it extend west for Â˝ mile on 320th St. and then south on Decker/Garrett Ave to Hwy 19. C. Thye Parkway should be an east/west thoroughfare between 320th and Greenvale Ave. D. The city should straighten the connection between Kildahl Ave. and North Ave. E. There should be a connection from Falk Ave. to Lincoln Parkway at the southern edge of the Northfield Retirement Center. F. Remove MSAS designation on Greenvale Ave. from Spring Street to Lincoln. G. Consider MSAS designation on Thye Parkway

2. Bikes and Trails A. Encourage new road construction include planning for bicycle traffic, especially along collector routes.

123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

Northfield 3rd Business and Industrial Park November 6, 2009 Page 2

Project Inventory

3. Sidewalks A. Supports the inclusion of sidewalks in all new development. B. When new streets are developed, include, at a minimum, at least one side of the street have contiguous sidewalks C. Consider the safety of children in the design of sidewalks at all schools. 4. Safety A. Consider design options to maintain speed limits at posted levels, including raised medians, posted reduced speed zones at school areas, Reconstruction of Lincoln Parkway as a boulevard, and introductions of bike lanes on the roadway surface of Lincoln Parkway. B. Incorporate traffic reduction measures along Falk Ave. C. Incorporate a multi-use trail along Lincoln Parkway D. Monitor traffic at Eveleth and North Ave. Introduce a 4-way stop or signal if traffic counts warrant. E. Improve safety at Lockwood and Meldahl through design, lighting and signage. F. Publicize, promote and/or develop new mass transit options for NW Northfield with particular focus on the major traffic generators â&#x20AC;&#x201C; Northfield Hospital, St. Olaf College and Northfield Retirement Center.

Demographics Population is currently 3,314,039 Projected to be 3,469,860 by 2014; a 0.92% annual growth rate Gross Metropolitan Product in 2008 was $193.9 billion; 14th in nation, grew by 3.9% Employees: 2,259,896 in 2009; 11.8% in manufacturing

8 submarkets for industrial 328,259,965 SF of industrial property as of 3Q09

Direct available rate is 10.91% ‐‐ highest in five years Direct vacancy rate of 7.15% in 3Q09 (up from 5.7% last year) and 10 to 11% total vacancy (including sub‐lease space), Greater MSP area industrial vacancy rate is currently below the national industrial vacancy average

Absorption is (2,446,982) SF in the first 3 quarters of 2009 Range since 2001 has been from 7,350,507 to (317,901) SF not including current low Average 1,881,885 SF without 2009 Current average asking lease rates are $4.13 (average across types) Actual rates are lower and include incentives Property prices 30% lower than 2007 peak Property prices 30% lower than 2007 peak Cap rates near historical average

942,000 SF has been built in first 3 quarters of 2009 22% less than same period in 2008 61% build to suit 526,500 SF under construction – all build‐to‐suit Speculative industrial development for the near term is expected to remain on hold, but building obsolescence (1% to 2% per year typically, in MSP this equals 3 to 6 million square feet per year) is still continuing and low product inventory and improving economic continuing and low product inventory and improving economic conditions will ultimately drive demand. Market rents are well below replacement cost rents at today’s yields which is an unsustainable trend long term. Either construction costs must decline or rents must rise for new development to resume.

Strongest growth area is considered to be the Northwest Affordable housing Population growth Transportation corridor BUT, south is growing too Estimates for recovery 18‐24 18 24 months months Right now raw land has essentially no value Conclusions Time frame needs to be long term Northfield is an outer ring suburb of Twin Cities – not in the submarkets as defined by metro area brokers

Competitive Market Area I‐494 to Owatonna Shakopee Eagan Lakeville/Farmington Faribault Owatonna Looking at businesses located there size type sector lease rates recent sales Looking at businesses located there, size, type, sector, lease rates, recent sales activity Asking about incentives, level of infrastructure, amenities, property tax relief or abatements, infrastructure grants, training credits, TIF, economic development bonds, enterprise zone programs, free trade zones, etc.

MEMO

To:

Mark Koegler, HKGI

mkoegler@hkgi.com

Jeff McMenimen, HKGI

jmcmenimen@hkgi.com

From:

Joe Samuel, MSA

Subject: Date:

Northfield Business Park - Infrastructure Inventory/Analysis November 2, 2009

The following is a brief summary of infrastructure components associated with the development of Site A (northern site) and Site B (southern site). The summary was prepared based on review of previously completed reports and studies. The format of this memorandum includes general discussion and specifics related to Site A and Site B. Additional analysis/research will be needed as conceptual plans are prepared for the two sites.

1 Public Utilities 1.1 Sanitary Sewer A comprehensive sewer study was completed in 2007. The study investigated a combined sanitary sewer service area for the cities of Northfield and Dundas. The study was prepared as a guide to define the sewer service area and accommodate anticipated development and growth in Northfield and Dundas. General Information â&#x20AC;&#x201C; (Figure 1.1) The Comprehensive Sewer Study investigated fourteen different scenarios for the long-term development of Northfield and Dundas. The preferred scenario outlined in the Comprehensive Study (Scenario 6) is based on full development of the urban reserve areas (as defined by Northfield and Dundas) and is anticipated to accommodate development growth for the next 20-years. Site A and B are within the urban reserve area. Trunk Sanitary sewer improvements are needed to develop Site A and/or Site B. Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

Site A (North Site) • Site A will require the extension of sanitary sewer from the east or from the south. • Site A is in three sewer subdistricts (Heath Creek, Mud Creek, and North Draw). Anticipated sewer flows from Site A will be evaluated with respect to flows anticipated in the comprehensive sewer study. • Extension of the sanitary sewer will benefit Site A as well as future sewer needs to the west of Decker. • The nearest sanitary sewer main is located on 80th Street adjacent to the hospital. The existing 12” sanitary sewer services the hospital and increases to 15” and then to 18” as the sewer flows to the east. • Long-term service to Site A is thru the Heath Creek Interceptor which runs north and west through Site B. Site B (South Site) • Site B will require the extension of sanitary sewer from the east. • Site B is part of the City’s ultimate service area and was planned as a residential land use in the Comprehensive Sewer Study. • The nearest sanitary sewer is located along Industrial Drive west of Armstrong Road. • Sanitary sewer improvements are proposed along Dundas Blvd. A combination of 10”, 12”, 15”, and 18” trunk sewer mains will extend westward from Dundas Blvd. into Site A. • Extension of the Heath Creek Interceptor through Site B is part of the Cities long term sewer plans.

1.2 Water Service A comprehensive water study was completed in 2006. The study investigated the existing distribution system and made recommendations to improve the water system based on planned growth within Northfield. General Information – (Figure 1.2) • Future development of Site A and/or Site B will require the extension of water services from the City’s existing water system. • Currently, the City’s water supply capacity exceeds the maximum daily demand. Per the water study, the City’s population growth rate is projected at 17%. At this rate, the City anticipates its first well improvement (new well) in 2018 and additional wells in 2035 and 2049. Site A (North Site) • Site A which is currently designated as an agricultural zone is planned for future commercial and business park use per the 2006 Water Study. Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

• Water to service the site can be provided by extending the existing water system east of Site A. • The future water service can extend from two locations: 1) an existing 12” watermain serving the hospital on 80th Street and 2) an existing 12” watermain at Eveleth Avenue. • From these two locations, the watermain can extend westerly into the new development and provide a looped watermain system. • In addition to the 12” watermain extension to service Site A, the Comprehensive Water Plan anticipates a 16” watermain along County Road 19 from St. Olaf College northward to 80th Street. This extension of the 16” watermain will provide the necessary fire flow and reliability for the northwest portion of the City. • The Comprehensive water study identifies a proposed booster pressure zone in which Site A falls in. Without the booster station less than desirable water pressures may occur. Figure 1.2 shows the approximate location of the booster station. • In addition to a booster station, the City has also identified a need for an elevated storage tank in the northwest portion of the City. The elevated tank is planned to hold 0.5 to 0.75 MG of water. • The type of uses anticipated within Site A should be identified as well as estimating the anticipated water demand from intended users. The actual amount of water needed by end users in Site A may be more or less than the estimate assumed in the Comprehensive Water Study. Site B (South Site) • Site B was historically outside of the City limits and has been annexed. The Comprehensive Water Study anticipated Site B within the City’s ultimate service area. • The land use plan used in the Comprehensive Water Study anticipated a residential land use of 3-4 units/acre for Site B. • Water to service the site can be provided by extending the existing water distribution system northeast of the site into Site B. • Water service can be extended form two location: County Road 19 and Armstrong Road; and Industrial Boulevard. • Per the Comprehensive Water Plan, new 12” watermain would extend west into and through Site B. • Both 12” extensions would extend to Decker Avenue where they would be connected to complete a new watermain loop. • Based on the Comprehensive study, even with the water loop through Site B, there may be a small portion of Site B along Decker that may experience lower than desired water pressure. • Determination of the type of uses proposed (i.e. industrial versus residential), their water demand and pressure requirements will be Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

evaluated with respect to the Comprehensive Water Plan and identify if other improvements to the City water system is needed.

2 Private Utilities General Information – (Figure 2.1) • Calls have been placed to the individual providers as well as Gopher State One to obtain plans and schematic drawings for the location of private utilities within or near Site A and Site B • Additional information on Gas, Fiber, Telephone, and Cable will be forthcoming.

2.1 Electric – Xcel Energy Site A (North Site) • Overhead electric lines currently run along County Road 23 to the north along 330th Street West to the south. • Site A can be serviced from electrical utilities along Garret Avenue, which runs down the center of the site. Electrical services can then be extended from Garret Avenue into the site. • Verification of end user electric needs will be required to determine if existing service is adequate. Site B (South Site) • Overhead electric lines currently run along Decker Avenue to the west, 90th Street East to the north, 100 Street East to the south, and along the existing railway to the east. • Site B can be serviced with electricity from all sides of the site. Verification of end user electric needs will be required to determine if existing service is adequate.

2.2 Gas – Xcel Energy Site A (North Site) • Existing gas lines run along 80th Street East to Decker • Verification of end user gas needs will be required to determine if existing gas service is adequate. Site B (South Site) • Existing gas lines run along 90th and 100 Street. • Verification of end user gas needs will be required to determine if existing gas service is adequate. • electric lines currently run along Decker Avenue to the west, 90th Street East to the north, 100 Street East to the south, and along the existing railway to the east. Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

2.3 Fiber, Telephone & Cable Information on service providers and available connection points for Site A and B are forthcoming.

3 Storm Water Management 3.1 Best Management Practices •

•

A comprehensive surface water management plan was completed in 2007. The study investigated land and water resources, identified water resource concerns, management goals concerning water quantity, water quantity and guidelines on storm water management. Storm Water best management practices for sites A and B shall be implemented in accordance with the Minnesota Pollution Control Agency and the City of Northfield Comprehensive Surface Water Management Plan.

3.2 Rate Control General Information • New developments will be required to meet the Pre-Settlement conditions for the 2 (2.8 inches in 24 hours) and 100 (6.1 inches in 24 hours) year critical events. Pre-Settlement conditions are defined as the estimated land coverage prior to European settlement. Site A (North Site) • Additional requirements beyond what is stated under General Information is not anticipated for rate control pertaining to Site A.

Site B (South Site) • Site B will be required to meet the maximum discharge rate of 0.1 cfs per acre for the 100 year critical storm event, due to the fact that it is located with in the Rice Creek Sub watershed, per the City of Northfield Comprehensive Surface Water Management Plan.

3.3 Infiltration General Information • Based on the soils hydrologic group the following infiltration rates shall be used: Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

Hydrologic Soil Group A B C D • •

• • • •

Infiltration Rate 0.50 in/hr 0.25 in/hr 0.10 in/hr 0.03 in/hr

According to the Natural Resource Conservation Service (NRCS) soil survey, both sites A and B contain soils that are predominately classified as soil group B. According to the City of Northfield Comprehensive Surface Water Management Plan new developments are required to infiltrate storm water runoff except where it is demonstrated to be a risk to groundwater quality, the land use is incompatible, or soils are not conductive to infiltration. Conditions that will prohibit infiltration for either site A or B are not anticipated. Pre-treatment of storm water is required prior to discharge to an infiltration basin. Infiltration systems will be sized to infiltrate the runoff from the impervious surface area from a 0.34-inch rainfall event. Projects that discharge storm water from a point that is with in 1-mile of and flows to a trout stream, impaired water, or scenic or recreational river must infiltrate 0.5-inch of runoff from all impervious surfaces. Infiltration practices shall maintain three feet of separation between the bottom of the system and the top of the groundwater or bedrock/impervious surface.

Site A (North Site) • Additional requirements beyond what is stated under General Information is not anticipated for infiltration pertaining to Site A. Site B (South Site) • Site B may require additional infiltration of runoff from a 1-inch rainfall over the impervious surface area due to its proximity to Rice Creek.

3.4 Water Quality Treatment General Information (Figure 3.1) • Per the Comprehensive Surface Water Management Plan new developments must adhere to one of the following water quality treatment standards: o Developments must incorporate effective non-point source pollution reduction Best Management Practices to achieve 90% total suspended solids removal and 60% phosphorous removal from the runoff generated by the 2.5 inch rainfall. o New Developments must treat storm water to the National Urban Runoff Protection guidelines which include: a permanent pool volume greater than or equal to the 2.5” storm over the entire contributing drainage area, Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

•

a permanent pool depth greater than or equal to 4’ and less than or equal to 10’, side slopes of 3:1 (horizontal to vertical) or flatter, a 10’ wide safety shelf below the permanent pool, and a pond ratio of 3:1 length to width. Catch basins shall have a 2’ deep sump, and a 3’ deep sump prior to discharge to a wetland, lake, or stream.

3.5 Stream, River, Wetland Buffers General Information • Scenic or Recreational river segments and trout streams (special waters) shall require an undisturbed buffer zone of 100 linear feet from the ordinary high water mark (OHW) of the special water. • The city promotes and encourages the establishment of wetland buffers where feasible. Site A (North Site) • In reviewing USGS and National Wetland Inventory maps, wetlands may be present on Site A. The determination of wetlands that may fall within the project area will require confirmation through wetland delineation by a certified wetland delineator. Site B (South Site) • Rice Creek which is classified as a trout stream runs through Site B and will have to maintain an undisturbed 100 foot buffer zone from the OHW.

4 Transportation General Information – (Figure 4.1 & 4.2) • Metropolitan Council and Rice County are projecting a 50% population growth by 2030 with in the City of Northfield, Dundas and surrounding townships. • Increase in population will have impacts on the existing roadway system • There have been three recent studies to address anticipated growth and transportation needs in Northfield: o Comprehensive Transportation Plan – Northfield (Nov 2008) o Northwest Northfield Highway Corridor Study – Dakota/Rice County & Northfield (Jan 2009) o Northfield Area Access Management Safety Plan – MNDOT (Mar 2009) Site A • Preferred alignment of CSAH 23 has been defined and is reflected on attached exhibit. • CSAH 23 will be classified as Minor Arterial • CSAH 23 roadway design is 150-foot right of way; 36-wide road with shoulders; turn-lanes at intersections Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

• Acceptable intersection control – traffic signal; thru-Stop; Partial Access; Road-About • Access between CR 96 and TH 19 will be ¼ mile for full access and 1/8 mile for secondary • Access Management along CSAH 23 is controlled by Rice and Dakota County • TH 19 environmental study conducted 2009/2010 • TH 19 is classified as Principal Arterial • Speeds range from 55mph (west of Decker) – 35 mph (east of Decker) • Access between I-35 and Decker will be 1-mile full access; ½ mile secondary and intersection control as needed. • Access between Decker and TH will be ½ mile full access; ¼ mile secondary access and signal spacing at ¼ mile. • Access Management along TH 19 is controlled by MNDOT • Conceptual roadway layout is in attached figure with access to CSAH23, 80th Street. • Roadway layout internal to Site A is governed by City of Northfield. Site B • Improvements to Decker/CSAH 23 will be necessary to provide access from the West. • Access from the east will be from Armstong/Dundas Boulevard • Access form the north would be obtained with a connection to 90th Street. • Roadway layout internal to Site B is governed by City of Northfield.

Offices in Illinois, Iowa, Minnesota, and Wisconsin 412 Hayward Avenue North, Oakdale, MN 55128 (651) 714-9600 (866) 452-9454 FAX: (651) 738-9655 WEB ADDRESS: www.msa-ps.com G:\Projects\10500s\10540s\10540\10540004\Documents\Exhibits\Northfield - Project Invent

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2005 Natural Resources Inventory

The following is a summary of materials reviewed within the 2005 Natural Resources Inventory document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park. Purpose Assess the natural areas and open space areas within the City of Northfield and Urban Expansion Area (collectively referred to as â&#x20AC;&#x153;project areaâ&#x20AC;?) in order to guide current and future planning efforts. In addition to completing the Minnesota Land Cover Classification System (MLCCS) mapping, the study included a brief review of the streams within the project area, assessment of wildlife habitat, and identification of any rare or unique features. 10,207 acres were mapped, representing 79 different cover types, ranging from impervious surfaces with pavement and buildings to rare, high quality rich fen (type of wetland) community. Findings 1. Of the 10,207 acres, the following were found: - 3,758 acres of impervious surface - 750 acres of maintained areas (mainly lawn and park areas) - 3,736 acres of cropland - 1,963 acres of open space 2. High quality natural areas found in the project area: - Rich fen at Hauberg Woods - High quality floodplain forests along the Cannon River - Good quality maple-basswood and oak forests along the stream corridors, especially Heath Creek 3. Unique features found in the project area: 123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

Northfield 3rd Business and Industrial Park November 6, 2009 Page 2

Rich fen at Hauberg Woods Spring Brook (significant trout stream) Limestone cliffs along Heath Creek Numerous scenic overlooks along the stream corridors and some outlying areas Cannon River (a State Wild and Scenic River)

NRI Findings Related to the North Site Geomorphology 1. Des Moines Lobe SupraGlacial Drift Complex Pre-European Settlement Vegetation 1. Hardwood forest (oak, maple, basswood, hickory) 2. Aspen-oak land Land Cover Summary 1. 2. 3. 4.

Project Inventory

Planted or cultivated vegetation (bulk of land area) Artificial surfaces and related areas (small amount) Forests (small amount) Herbaceous (small amount)

Wildlife Habitat Value 1. Low (entire site) NRI Findings Related to the South Site Geomorphology 1. Des Moines Lobe SupraGlacial Drift Complex 2. Dissected Bedrock Terranes Bedrock dominated 3. Fluvial Alluvium Pre-European Settlement Vegetation 3. Hardwood forest (oak, maple, basswood, hickory) Land Cover Summary 1. Planted or cultivated vegetation (bulk of land area) 2. Artificial surfaces and related areas (small amount) 3. Forests (significant amount, focused along creek corridors)

Northfield 3rd Business and Industrial Park November 6, 2009 Page 3

Project Inventory

4. Herbaceous (small amount) 5. Woodland (small amount) Concentration of Natural/Semi-Natural Areas 1. Forests and low-lands along Spring Brook 2. Upland and low-land forests along Heath Creek Unique Features 1. Limestone Bluffs along Heath Creek Wildlife Habitat Value 1. Low (bulk of site) 2. High (concentrated along creek corridors) Stream Assessment (Heath Creek) 1. 2. 3. 4. 5.

Contains unique features (limestone bluffs) Includes quality oak, maple-basswood forest Wetland restoration areas near industrial park Contains attractive vistas Streambank channel stable

Stream Assessment (Spring Brook) 1. Contains unique features (trout habitat) 2. Includes quality oak, maple-basswood forest 3. Sensitive stream that has special protection preventing any alteration to the quantity, quality or temperature of the water discharged into the creek. 4. Reed canary grasses dominate wetland areas

MEMORANDUM To:

Northfield Design Team

4545 Airport Way

From:

Michael Russell

Denver, CO 80239

Date:

November 30, 2009

Project: 3RD BUSINESS & INDUSTRIAL PARK Subject: DESIGN CHARRETTE INDUSTRIAL GUIDELINE INFO _____________________________________________________________________________________________

Tenant & User Expectations: The following tenant expectations are common to all Industrial users: •

Competitive Improved Land Purchase Prices and Facility Rents: Basic MSP Industrial Market statistics: o

MSP Current Industrial Market Facility Mix & Vacancy:

Distribution (Warehouse): +15%

Manufacturing: +40%

Office Warehouse/Office Showroom/R&D/Flex: +25%

Other: +20%

As of 9/30/09, industrial market direct vacancy was +7.2% o

•

Basic Greater MSP Current Industrial Rent & Sales Ranges:

Class A Distribution (Warehouse): Average asking rent of $4.13 per building square foot per year (NNN), but trading as low as $3.00 per building square foot per year (NNN) based on recent landlord efforts to keep buildings occupied

Manufacturing, R&D/Flex & Other: Asking rents of $5.00 to $10.00 (average $7.47/SF/YR Blended) per building square foot per year (NNN)

Local Industrial Owner/User Facility comparable Sales Prices

Local comparable Land Sale Prices

Transportation and Access to Major Highways: o

Access to major North/South and East/West Highways

Highway and Local Road Maintenance

Transportation Connections to Customer Markets (travel time to I‐15 and I‐80)

Supply chain and logistics costs for a typical company are 8% to 10% of their total sales; 50% of those supply chain and logistics costs are transportation; remaining costs are inventory at +25%, warehousing at +11.25%, real estate at +3.75%, and Customer Service/Administration at +10% •

•

Park or Site Size, Layout & Traffic Flow: o

Access/Egress

Truck versus Car Traffic (Co‐Mingling, Traffic Safety)

Signals

Population within a 500 Mile Radius: o

Northfield = +x%, or + xx million people (need to determine)

Other Examples: Reno = +16%, Chicago = +28%, Cincinnati = +40%, Columbus = +46%, Memphis = +29%, Southern California = +15%, Atlanta = +25%

•

Highway Visibility

•

Controlled Zoning with Covenants (Quality and Maintenance Concerns with Neighboring Facilities)

•

Professional and Upscale Facility Appearance: Office Showroom, Flex and R&D users tend to look for higher level of building and landscape architecture, Office Warehouse and Distribution users tends to look for “middle of the road” level of building and landscape architecture and Manufacturing users will typically look for lower end building and landscape architecture (some manufacturers will want pre‐engineered metal buildings in lieu of more “investment grade appearance” institutional buildings).

•

Proximity to and/or Availability of: o

Labor Force (Wage Rates, Turnover Rates, Union Activity)

Suppliers and Customers for quicker service times and less transportation costs

R&D users will look for :

High Quality Technical and R&D Workforce

Proximity to University and University Faculty

Remaining Industrial users will look for work force with higher education and vocational training

•

Adjacent Attractive and Affordable Housing

Air Freight: Considerations include small package versus cargo, pick‐up and delivery cut‐ off times and non‐stop international service

Public Transit Network

Retail/Service businesses that support employee population

Quality of Life Issues such as: o

Clean air and water

Open space enjoyment

Conservation of and proximity to natural resources and wildlife

Outdoor recreation opportunities (hiking, golf, skiing, camping, etc.)

Community safety, low crime

Local cultural and intellectual conditions available

•

Taxes: Not including rent, taxes are usually one of the largest cost components of an industrial facility’s ongoing annual operating expense; important consideration in overall facility economic analysis

•

Federal, State and Local Incentive Analysis: Tax abatements, infrastructure grants, training credits, TIF, economic development bonds, enterprise zone programs, free trade zones, etc.

•

Underground Utility Services to and around Site, Including Fiber Optics; Manufacturing users will look closely at power, water and sewer capacities and availability to ensure their process needs can be met. Power and water (fire) service from multiple circuits and feeds will be preferable to address customer redundancy concerns for Distribution, Flex and Manufacturing users.

•

Site Environmental and Soils Conditions

•

Low utility costs

•

Rail Availability and/or Intermodal Terminal Proximity: Recently, more freight is being shipped via rail (and container), so industrial facilities have recently tended to move closer to intermodal terminals and/or request rail served sites o

Rail requirements are site and user specific

Intermodal Terminals supply a wider range of users; main considerations will be:

Traffic patterns to and from intermodal terminal are important, plus good transportation connections to coastal and inland markets

Onsite container storage and capacity of intermodal terminal

•

To keep drayage costs economical, industrial facilities should be located within 20 miles (or closer) of the intermodal terminal

Sustainable Initiatives: Environmental, social, business, community aesthetics, renewable energy

Distribution Facility Information: General Distribution Facility Description: Distribution space is generally defined as a single or multi‐tenant facility specifically designed to provide warehouse (storage of goods) and office space to larger industrial users, typically with 2.5% to 10% office build out. Distribution space will typically have larger tenant sizes (15,000 SF and up), and accordingly will be designed with larger bay sizes (column spacing) to accommodate the larger demised space needs. Other Distribution space characteristics include: A.

28’ to 36’ inside building clear heights.

There are two basic Distribution facility designs, single (front or rear) load buildings and flow‐through (cross‐dock) buildings. Building depths for single load buildings range from 180’ to 240’, with flow‐through building depths ranging from 300’ to 550’ (sometimes more) building depths.

In multi‐tenant buildings, each tenant will have separate building entry and signage, to maintain their business identity.

Power Demand: For preliminary planning purposes, we can utilize 1.5 to 3.0 watts/building SF to determine preliminary Distribution facility power requirements (including office and warehouse spaces).

Natural Gas Demand: For preliminary planning purposes, we can utilize 10 to 15 kBtu/building SF/year to determine preliminary Distribution facility natural gas requirements (including office and warehouse spaces).

Annual Direct/Indirect GHG Emissions for Light Industrial and Warehouse Uses = +3.0 to +4.0 to 5.0 pounds CO2 per building square foot.

Tenant Types: Tenant types for Distribution space typically includes retail, wholesale, 3PL (Third Party Logistics), metals, automotive, building supplies, computer, electronics, packaged goods, electrical/mechanical equipment, food, medical/pharmaceutical, durable consumer goods, furniture and paper/packaging enterprises and uses.

Site Depths and Pad Sizes: In the Northfield proximate markets, Distribution facilities (and dock‐high building pads) will likely range from 50,000 SF to 150,000 SF in size (there may be larger individual customer‐specific building size demand).

Single Load Buildings: For single load buildings with no onsite trailer parking, ideal site depths will range from 455’ to 515’.

Flow‐Through Buildings: For flow‐through buildings, ideal site depths will be: •

Flow‐Through with No Onsite Trailer Parking: 640’ to 890’.

•

Flow‐Through with Onsite Trailer Parking at One Side of the Building: 695’ to 945’.

•

Flow‐Through with Onsite Trailer Parking at Both Sides of the Building: 750’ to 1,000’.

Site Coverage (FAR) and Parcel Size Ranges: Competitive Distribution site coverage typically runs from 35% to 45% FAR, based on net usable acreage. Based on building sizes between 50,000 SF and 150,000 SF, we can generally expect that parcel sizes will be: A.

Smaller Facilities: 4 to 6 acres depending on site geometry.

Larger Facilities: 8 to 14 acres depending on site geometry.

Office Warehouse, Office Showroom, Flex, Incubator and R&D Facility Information: General Office Warehouse, Office Showroom, Flex, Incubator and R&D Facility Description: Office Warehouse, Office Showroom and Flex space is generally defined as single or multi‐tenant facility specifically designed to provide warehouse and office space to small industrial, retail and R&D users, typically with 25% to 50% office build out. Space can typically have smaller tenant sizes (750 SF and up), and accordingly will be designed with smaller bay sizes (column spacing) to accommodate the smaller demised space needs. Incubator space is very similar to Flex space, but has a slightly different focus; that focus is “retail or industrial space that is affordable to new low‐paying rent businesses”. Incubator space differences typically include office build‐out of 5% to 20%, and incubator facilities may have inside building clear heights of less than 16’. Campus and non‐campus R&D space is very similar to Flex space, but trends toward larger tenant, entire building or multiple building space needs. R&D space differences typically include office build‐out of 25% to 100%, and R&D facilities may have inside building clear heights of 14’ to 20’. R&D users will look for space flexibility, ability to have their own space security, aesthetic quality of building (exterior and interior) design and utility availability to meet higher MEP operational requirements. Large population R&D operations may look for availability to develop multiple story building(s) spaces.

Space characteristics include: A.

16’ to 20’ inside building clear heights.

70’ to 120’ building depths, sometimes more.

Truck loading at the building will usually be via at‐grade overhead doors, with tighter truck circulation areas designed for side loading/unloading only (usually 75’ to 100’ (typical 25’ to 35’ turning radius) drive aisles between buildings). We have seen instances where one or more common area exterior stand‐alone loading dock(s) may be provided in multi‐building Flex parks, but this is not the norm.

Each tenant will have separate building entry and signage to maintain their business identity.

Power Demand: Because of the larger office build‐out component, Flex space will usually have a higher power requirement (per building SF) than distribution facilities. For preliminary planning purposes, we can utilize 12 to 20 watts/building SF to determine preliminary Flex facility power requirements.

Natural Gas Demand: For preliminary planning purposes, we can utilize 20 to 40 kBtu/building SF/year to determine preliminary Office Warehouse, Office Showroom, Flex, Incubator and R&D facility natural gas requirements (including office and warehouse spaces).

Annual Direct/Indirect GHG Emissions for Flex Uses = 4 to 6 times the CO2 per building square foot emissions generated by Distribution Warehouse.

Tenant Types: Tenant types for Office Warehouse, Office Showroom, Flex, Incubator and R&D space typically includes internet, telecommunications, computer, electronics, back office operations, laboratory, professional service, medical, pharmaceutical, government, showroom, warehousing/storage, contractors, light manufacturing & assembly, after‐market product, research/development, product development, local start‐up business and retail/service enterprises and uses.

Site Depths and Pad Sizes: In the Northfield proximate markets, these facilities (and near grade level building pads) will likely range from 15,000 SF to 150,000 SF in size (there may be larger individual customer‐specific building size demand). For these buildings, ideal site depths will range from 265’ to 455’.

Site Coverage (FAR) and Parcel Size Ranges: Competitive site coverage for these facilities typically runs from 20% to 30% FAR, based on net usable acreage. Based on building sizes between 15,000 SF and 150,000 SF, we can generally expect that parcel sizes will be: A.

Smaller Facilities: 2 to 5 acres depending on site geometry.

Larger Facilities: 8 to 14 acres depending on site geometry.

Manufacturing Facility Information: General Manufacturing Facility Description: Manufacturing space is generally defined as a single tenant facility specifically designed to provide light and heavy manufacturing of goods (factory), with small warehouse and office space to industrial users, typically with 5% to 15% office build out. Manufacturing space will normally be designed with larger bay sizes (column spacing) to accommodate specific user needs. Other Manufacturing space characteristics include: A.

24’ to 40’ (or more) inside building clear heights.

Basic Manufacturing facility designs can be similar to Distribution single (front or rear) load buildings and flow‐through (cross‐dock) buildings, but because the Manufacturing process (inside the building) can vary substantially from user to user, facility designs may not be so “cookie‐cutter”. Similar to distribution facilities, building depths for single load buildings can range from 180’ to 240’, with flow‐through building depths ranging from 300’ to 550’ (sometimes more) building depths.

Truck loading at the building will be via dock‐high overhead doors (usually less dock door density that Distribution facilities), with smaller larger truck circulation areas designed for rear trailer loading/unloading; truck courts and maneuvering areas of 130’ to 150’ (typical 45’ to 50’ turning radius) are required.

In single‐tenant buildings, the tenant will have building entry and signage, to maintain their business identity.

For preliminary planning purposes, and not considering extraordinary specific user power requirements, we can utilize 3.0 to 5.0 watts/building SF to determine preliminary Manufacturing facility Site and Building Shell power requirements (including building shell, office and warehouse spaces; manufacturer process and equipment loads not included). We have seen total power needs for manufacturing range from less than 10 watts/building SF (light manufacturing) to more than 150 watts/building SF (heavy manufacturing), including the manufacturer’s process/equipment loads.

Natural Gas Demand: For preliminary planning purposes, and not considering extraordinary specific user natural gas requirements, we can utilize 10.0 to 15.0 kBtu/building SF/year to determine preliminary Manufacturing facility Site and Building Shell natural gas requirements (including building shell, office and warehouse spaces; manufacturer process and equipment loads not included). Increased natural gas demand for manufacturing processes will depend totally on internal process requirements of each particular user.

Annual Direct/Indirect GHG Emissions for Manufacturing Uses = 10 to 50 times the CO2 per building square foot emissions generated by Distribution Warehouse Uses.

Tenant Types: Tenant types for Manufacturing space will typically includes food, beverage, textiles, apparel, footwear, wood products, paper & converted paper (corrugated, box, container, etc.), printing, chemical, pharmaceutical, plastics, rubber, tire, building products, glass, fabricated metals, general purpose & industrial machinery, communication equipment, electronic components, controlling & measuring device, lighting equipment, household appliance, communication & energy wire, electrical equipment & components, automotive, motor vehicle parts, aircraft engine & parts, transportation equipment, cabinetry, furniture, window coverings, medical equipment and other miscellaneous manufacturing enterprises and uses.

Site Depths and Pad Sizes: In the Northfield proximate markets, Manufacturing facilities (and semi dock‐ high building pads) will likely range from 25,000 SF to 250,000 SF in size (there may be larger individual customer‐specific building size demand). A.

Single Load Buildings: For single load buildings with no onsite trailer parking, ideal site depths will range from 455’ to 515’.

Flow‐Through Buildings: For flow‐through buildings, ideal site depths will be: •

Flow‐Through with No Onsite Trailer Parking: 640’ to 890’.

•

Flow‐Through with Onsite Trailer Parking at One Side of the Building: 695’ to 945’.

•

Flow‐Through with Onsite Trailer Parking at Both Sides of the Building: 750’ to 1,000’.

Site Coverage (FAR) and Parcel Size Ranges: Competitive Manufacturing site coverage typically runs from 25% to 35% FAR, based on net usable acreage. Based on building sizes between 25,000 SF and 250,000 SF, we can generally expect that parcel sizes will be: A. Smaller Facilities: 4 to 8 acres. B. Larger Facilities: 12 to 25 acres.

PLEASE NOTE: Manufacturing processes and facility requirements will vary substantially from user to user, so manufacturing facility criteria, utility demand, site depths, pad sizes, site coverage and parcel sizes will have a variety of drivers and solutions. While a number of the prospective manufacturing users may fall within the parameters discussed above, some manufacturers will not; manufacturers’ requirements that do not fall into the parameters discussed above will have to be evaluated on a case‐ by‐case basis, and include assessment of site planning impacts to the remaining industrial lands (preferably before establishing each manufacturing user land sale transaction pricing) .

Site Slopes: ProLogis’ typical design guideline reads “Design site grades to maintain minimum slopes of 1% and maximum slopes of 3.5% in truck areas. Any deviation from this must be approved in writing by the Developer and/or Owner.” ProLogis has allowed 5% to 7% in a very few instances where it was the best solution, but only in limited areas around the ends of the buildings and in transitions to automobile parking areas; slopes and cross‐slopes in truck maneuvering and truck dock areas greater than 3.5% should be avoided if at all possible.

Comparable Projects for Northfield The following illustrates some comparable industrial or business park developments in the U.S. that have explored new development possibilities, including a mix of retail and other nonindustrial uses, the addition of amenities, and the integration of sustainable environmental initiatives or â&#x20AC;&#x153;eco-industrial parkâ&#x20AC;? features. The Northfield design team can draw from these comparable projects in creating potential development concepts for the two business park sites in the community. Heal Creek Business Park, Rhinelander, WI: This community in northern Wisconsin has completed plans for a 260 acre sustainable business park. Key features include over 127 acres of wetlands, walking trails, and trout streams within the business park. One of the stated goals of the business park is to stem the "brain drain" and offer the youngest and brightest an opportunity to live and work in their hometown. Engineers from Foth Infrastructure, the designer of the park, have divided the project into geographic nodes. Tentatively, light industrial has been proposed for the west side, high density residential living space in the center, and a tech park / commons area to the east side. The targeted completion date is 2011 but is dependent on obtaining funding for infrastructure and related improvements.

Illustrative master plan of Heal Creek Business Park

GloryBee Foods Business Park, Eugene, OR As part of its efforts to locate a site for its own operations, natural foods distributor GloryBee Foods is developing its own small (60 acre) sustainable business park, of which GloryBee will occupy 15 acres. The company is targeting tenants with similar values and outlooks concerning sustainable development. GloryBee has set goals for energy efficiency, with features such as maximum natural lighting, operable windows for ventilation, solar panels to generate electricity and to heat water, and a system to use waste heat from coolers in the cold storage area to heat water. The company had set tentative goals for tenants in the park, including ones calling for the production of 35 percent of electricity from renewable sources, and surpassing city code requirements for energy and water efficiency by at least 20 percent. The overall goal is to produce a distinctive industrial development that reflects the company's values and ideals of supporting local food production and reducing environmental impact, and helps other businesses achieve the same. GloryBee was working with a local design firm to prepare the park's covenants, conditions, and restrictions. The company had paid about $1.8 million for the 60 acre parcel and had plans to spend $1.5 million to design the park and pay for its roads and other infrastructure. Mountain Ranch Business Park. Fayetteville, AR: This business park represents the third phase of the 460-acre mixed-use Mountain Ranch development adjacent to I-540 in the Fayetteville area. Northwest Arkansas has embraced sustainability and sustainable developments as a result of initiatives by Walmart (headquartered in nearby Bentonville, AR) to promote sustainability in its supply chain and in its own internal operations. Drawing from Walmart’s initiatives and sustainability programs at the University of Arkansas in Fayetteville, the Northwest Arkansas area is billing itself as a “Green Valley”. The Mountain Ranch Business Park will retain much of its natural surroundings, minimize site disruption and work to attract companies that would like to construct green buildings or use the LEED rating system. Other features within the development include low-impact street lighting to reduce light pollution, the use of recycled pavement in driveways, and the use of locallysourced materials. The park plans to use green waste to provide for chipping to protect vegetated areas. The development also plans to design landscaping to minimize water usage and reduce impacts on local stormwater facilities and streams. Horizons Business Park, Riverside, MO The community of Riverside, MO, a small suburb of Kansas City along the Missouri River just to the north of downtown, incorporated a large industrial park of over 600 acres, constituting a large share of its overall acreage, in its recent renewal of its comprehensive plan. The 600 acre Horizons property includes flat Missouri River bottom land (farm land) adjacent to Interstate 635 and located less than 10 miles from Downtown Kansas City. The “full industrial park plan” for the community calls for the industrial park and industrial uses to comprise the vast majority of the Horizons property. The plan, crafted by BNIM, does provide for open space connections throughout the industrial park and the inclusion of a small commercial area to provide services

for customers and employees of the industrial park. Importantly, the industrial park master plan preserves levees and open space wetland areas directly adjacent to the Missouri River.

Los Morros Business Park, Albuquerque, NM The 500-acre Los Morros Business Park trumpets its location (and associated quality of life advantages) adjacent to the Huning Ranch master planned community of 2,000 acres near Albuquerque. It promotes the connectivity of trails and ponds on the business park site to the nearby community. The image below, however, shows that the business park is fairly conventional in its uses. It provides a representation of a fairly conventional suburban business park layout found throughout the United States. Tract sizes range from 2 to 50 acres, and developers designed Los Moros to provide convenants that protect property owners and wellplanned product segmentation. The business park is located adjacent to I-25, the main northsouth arterial in the state.

Cape Charles Sustainable Technologies Park, Virginia Cape Charles, an area of high unemployment and a faltering economy, created an eco-industrial development plan in 1994 in order to re-energize the local economy and preserve its rich natural and cultural assets. The Park initially consisted of a multi-tenant building design with the flexibility to accommodate a range of light manufacturing firms. A public-private management partnership provides a set of codes, covenants, and restrictions to encourage and reward both environmentally sound practices and involvement with the local communities. The pilot building for the park included green design features, such as solar panels, maximum energy efficiency and skylights for natural daylighting of workspaces. The first building was completed in 1999 and leased to Energy Recovery, a manufacturing, research, and development firm. The Parkâ&#x20AC;&#x2122;s plan called for the preservation of the 30-acre Coastal Dune Natural Area Preserve and 60 additional acres of natural areas. Walkways and trails, including an overlook on to Chesapeake Bay, were included in the park. In the first few years after its opening in 1999, the Cape Charles park attracted over $8 million in local investments and recruited two additional companies â&#x20AC;&#x201C; Hauge Technologies, a manufacturer of pressure exchangers, and Delisheries, a gourmet baking mixes company. The Joint Industrial Development Authority of Northhampton County operated the park as a non-profit entity. Unfortunately, the park failed to spur tenant interest beyond the first building and is now defunct and was for sale for conventional uses by 2008. The county does not anticipate being able to attract a buyer prepared to operate the park according to the original eco-friendly values.

Potential reasons for the downfall of the park plan include the regionâ&#x20AC;&#x2122;s underlying economy and distance from major markets.

Photo of the initial building constructed at Cape Charles Newberg, Oregon The exurban community of Newberg (population of approximately 18,000 residents and home to George Fox University), located about 20 miles southwest of Portland, recently completed a master planning process for an industrial park area on the edge of the community. As outlined in the two illustratives below, the community carefully considered planning for open space connections, wetlands, and other environmental assets in creating potential plans for the park. The community also provided a range of different parcel sizes to accommodate various users, including both large and small scale employers.

A second alternative, below, provides for a neighborhood amenity center in the middle of the industrial park to serve both employers and employees.

Design Workshop, Inc.

Memorandum

Landscape Architecture

To:

Northfield Design Team

Land Planning

From:

Eliot Hoyt

Date:

November 30, 2009

Project Name:

Northfield 3rd Business and Industrial Park

Project #:

4580

Subject:

Absorption Forecast for Industrial Development

Copy To:

DW File

INTRODUCTION Over the last 25 years in the US, there has been a strong relationship between Gross Domestic Product (GDP) and industrial development, as measured by occupied warehouse space (see Figure 1) As the economy of the county has grown, industrial output has grown and the movement of goods and services has grown – movement that is tracked through industrial warehouses. Industrial development tracks not only the upturns in the GDP, but also closely follows the declines. Warehouse space is easy to build – a new facility can be ready in six months – and easy to shut down. Manufacturing facilities gauge their output monthly and just-in-time production is becoming the norm in most sectors. Figure 1: Correlation Between U.S. GDP and Warehouse Space Occupancy

Northfield Industrial Absorption Forecast

11/30/2009

The absorption of industrial real estate in the US has typically been strong. Again, construction time for warehouse and distribution facilities is short, so the market responds to demand and tends to not get overbuilt the way other sectors do. Over the last 25 years there has never been a full year of negative absorption in the national market. That changed in 2009, and, although the final numbers are not in, they will break the trend. Figure 2: Net Industrial Absorption for the Top 30 U.S. Markets, 1983 – 2008

Source: Prologis, 2009

CONTEXT In building a projection for industrial absorption for Northfield, we must understand that particular area in the context of a greater whole. Northfield has captured a small portion of the market activity in the Minneapolis-St. Paul (MSP) metro area in the past, but it could capture more in the future if it had a competitive advantage and strong marketing. Businesses have relocated to Northfield from across the metro area, and it is a player in the five state distribution patterns of the upper Midwest. In order to understand the industrial development patterns that influence the market in Northfield, we looked at a ten year period from 1997 to 2008 – the data available from the Bureau of Economic Analysis at the US Department of Commerce (BEA) – and tracked GDP and industrial indexes for the state. The BEA also tracks data for metropolitan regions, but only GDP data from 2001 to 2008 was available for the Minneapolis-St. Paul region. For the GDP we tracked gross dollars and the real GDP index. For industrial activity, we looked at total industries, manufacturing, durable goods, non-durable goods, and transportation. The data does not include the downturn from the current recession, since the 2009 data has not been made available yet. In October, the Minnesota Office of Management and Budget reported that 2 | P a g e

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their economic consultants, IHS-Global Insight, estimated the real GDP decline for the state in 2009 to be 2.5 percent. The data from the last decade for the state shows fluctuations in the different industrial sectors of Manufacturing, Durable Goods and Non-Durable Goods. Warehousing and Storage seems to have spiked in the late 1990s and then held relatively constant, until returning to track with the other sectors in 20032004. Over all, the All Industry Index had a steady increase. (see Figure 3). Figure 3: Ten Year Trend for Indexes of Industrial Activity in Minnesota

Industrial Indexes for Minnesota 180.00 170.00 Manufacturing Index

160.00 150.00

Durable Goods Index

140.00 130.00

Non Durable Goods Index

120.00 110.00 100.00

Warehousing & Storage Index

90.00

All Industry Index 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008

80.00

Source: Bureau of Economic Analysis, November 2009

The Gross Domestic Product of Minnesota has also increased steadily over the last decade (see Figure 4). As noted above, the estimated GDP for 2009 will show a decrease of 2.5 percent, but the Office of Management and Budget reported in October that their economic consultants (IHS-Global Insight) forecasts a return to growth in 2010. Global Insight’s projection of a 2.1 percent increase in 2010 is a bit more conservative than the Blue Chip Consensus forecast also tracked by the State – the Blue Chip forecast calls for 2.5 percent growth for the same period. The Global Insight forecast predicts that growth will reach 2.9 percent in 2011. This is a full point below the average growth rate for the past decade (see Figure 5). During that timeframe the annual rate of change ranged from 2.8 percent to 7.3 percent and averaged 4.9 percent. The Office of Management and Budget cites national forecasts that predict unemployment will not reach pre-recession levels until 2012 as factor in the state’s slower recovery.

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Figure 4: Ten Year Trend for Gross Domestic Product in Minnesota

Minnesota GDP (in millions of current dollars) $270,000 $250,000 $230,000 $210,000 $190,000

GDP

$170,000 $150,000

Source: Bureau of Economic Analysis, November 2009

Figure 5: Ten Year Trend for Gross Domestic Product in Minnesota, with Percentage of Annual Change

Gross Domestic Product of Minnesota (in millions of current dollars) Annual Period GDP Change 1997 $ 155,938 1998 $ 164,897 5.7% 1999 $ 172,874 4.8% 2000 $ 185,093 7.1% 2001 $ 190,231 2.8% 2002 $ 198,558 4.4% 2003 $ 208,179 4.8% 2004 $ 223,454 7.3% 2005 $ 232,802 4.2% 2006 $ 240,891 3.5% 2007 $ 252,472 4.8% 2008 $ 262,847 4.1% Average 4.9% Source: Bureau of Economic Analysis, November 2009

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The figures for the Minneapolis-St. Paul area are similar to the state data, with an average annual growth of 4.5 percent over the last eight years, a high of 7.0 percent and a low of 3,5 percent (see Figure 7). Again, these figures from the Commerce department do not have numbers for 2009, because the data is not all in yet, and they only made available data from the last eight years. Still, these historical figures are useful for establishing a trend for the market region once the recovery is in place. Figure 6: Eight Year Trend for Gross Domestic Product in Minneapolis-St. Paul

MSP GDP ‐‐ All Industry Total (in millions of current dollars) $200,000 $190,000 $180,000 $170,000 $160,000

All Industry Total

$150,000 $140,000 $130,000 2001 2002 2003 2004 2005 2006 2007 2008

Source: Bureau of Economic Analysis, November 2009

Figure 7: Eight Year Trend for Gross Domestic Product in Minneapolis-St. Paul, with Percentage of Annual Change

Period

MSP GDP All industry total $ 2001 142,733 $ 2002 147,753 $ 2003 154,475 $ 2004 165,293 $ 2005 172,356 $ 2006 178,479 2007 $

Annual Change

3.5% 4.5% 7.0% 4.3% 3.6% 4.6% 5 | P a g e

Northfield Industrial Absorption Forecast 186,738 $ 2008 193,947 Average

11/30/2009

3.9% 4.5%

Source: Bureau of Economic Analysis, November 2009

INDUSTRIAL DEVELOPMENT IN MINNEAPOLIS-ST. PAUL The next step in building a projection of absorption is to tie industrial real estate development to the GDP. The current volume of built industrial real estate in the MSP metro area is 328,259,965 square feet (according to Third Quarter 2009 market reports issued by CBRE). Between 2001 and 2008 the MSP market averaged 1.88 million square feet of industrial development absorbed per year, with annual rates ranging from negative 318,000 square feet to 7.35 million square feet (see Figure 8). This year will have a very significant negative absorption, but that is due to the extreme environment created by the recession. As the data collected by Prologis shows, negative absorption in the industrial real estate market is rare and short-lived (see Figure 2). Once the current vacancies have been absorbed, which will take 18 to 24 months according to local brokers, we should be able to expect a return to an average absorption similar to the last decade. That assumption is based on the strong, consistent pattern in GDP and industrial indexes demonstrated over the past ten years. The fundamentals of the market are still strong. Figure 8: Past Eight Years of Industrial Real Estate Absorption in Minneapolis-St. Paul

Source: CBRE, November 2009

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INDUSTRIAL DEVELOPMENT IN NORTHFIELD The current amount of occupied industrial property in Northfield is 2,618,565 square feet in 110 buildings (see Figure 9). That represents a little less than one percent of the industrial development in the MSP area. Figure 9: Industrial Properties in Northfield

Industrial Properties (from stormwater utility classification)

Count Total Area Avg. Area

Ind.Bldgs. (sq. ft.) 110 2,618,565 23,805

Ind. Parcels (acres) 69 301.3 4.4

Ind. Parcels (sq. ft.) 69 13,124,199 190,206

Source: Northfield Economic Development Agency

Assuming the GDP continues to grow at a rate similar to the average of the last decade over the next twenty years – with the expected cyclical declines – and assuming that the creation of new industrial space demand will track the change in GDP as it tends to do in this country, we can predict how much industrial property demand will be created in Northfield. The low point of the range for GDP growth in the MSP market over the last eight years – 3.5 percent – was set as the “level” rate for the next 20 years. Accounting for the fact that local brokers are estimating an 18 to 24 months before new industrial land is developed, the growth for the first two years was kept flat, with just a small allowance for replacement due to functional obsolescence and build-to-suit projects. Assuming that there will be a cyclical slow down at some point in the next twenty years, a reduction of growth rate over a three year period was incorporated at approximately the midpoint of the forecast period. This model predicts an annual absorption of approximately 100,000 square feet, with a total creation of 2.14 million square feet by 2030 (see Figure 10). In April 2008, Dakota County published a market study on commercial and industrial space in their jurisdiction. In comparison, it projected a demand for 2.3 million square feet of industrial space in the city of Lakeville between 2008 and 2030 and 2.175 million square feet of demand in Eagan. This projection, with Northfield absorbing a similar amount of industrial space as Lakeville and Eagan, depends on the availability of land ready to develop and competitive marketing.

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Figure 10: Forecast of development of New Industrial Properties in Northfield

Period

Projected Growth

2009

Northfield Industrial Development (SF)

Annual Absorption (SF)

2,618,565

2010

0.5%

2,631,658

13,093

2011

0.5%

2,644,816

13,158

2012

2.5%

2,710,936

66,120

2013

2.8%

2,786,843

75,906

2014

3.0%

2,870,448

83,605

2015

3.5%

2,970,914

100,466

2016

3.5%

3,074,896

103,982

2017

3.5%

3,182,517

107,621

2018

3.5%

3,293,905

111,388

2019

3.0%

3,392,722

98,817

2020

1.0%

3,426,649

33,927

2021

2.5%

3,512,316

85,666

2022

3.0%

3,617,685

105,369

2023

3.5%

3,744,304

126,619

2024

3.5%

3,875,355

131,051

2025

3.5%

4,010,992

135,637

2026

3.5%

4,151,377

140,385

2027

3.5%

4,296,675

145,298

2028

3.5%

4,447,059

150,384

2029

3.5%

4,602,706

155,647 8 | P a g e

Northfield Industrial Absorption Forecast

2030

3.5%

4,763,801

161,095

Total

2,145,236 SF

Average

102,154 SF

11/30/2009

9 | P a g e

Design Workshop, Inc. Landscape Architecture Land Planning Urban Design Strategic Services

Memorandum To:

Northfield Design Team

From:

Eliot Hoyt

Date:

November 30, 2009

Project Name:

Northfield 3rd Business and Industrial Park

Project #:

4580

Subject:

Site Program for Charette

Copy To:

DW File

INTRODUCTION Based on the preliminary findings from our market analysis, we have the following recommendations for the design team working on the charette for the 3rd Business and Industrial Park in Northfield. The program recommendations provided here are based on the preliminary findings of the market analysis and discussions with the Steering Committee, Economic Development Authority members, property owners and internal design team members. PROGRAM Industrial The program for industrial land is based on an analysis of the proportions of each property type in the Minneapolis-St. Paul metropolitan region, adjusted according to the market conditions we have observed in the I-35 corridor from Eagan to Owatonna. In particular, the amount of Bulk Warehouse will be less in Northfield, due to its distance from the freeway. Office Warehouse accounts for over 40 percent of the market in the metro area, but in Northfield we feel that there will be less demand for this, and it will be mostly in the subcategory of Flex and R&D. The greatest portion of the market will be in Manufacturing, we believe, but that will cover a wide range of facility sizes. The building sizes will tend to be small, based on an inventory of the existing manufacturing facilities in Dakota County published by the county in April, 2008. Still, the design team should plan for the possibility of some large facilities, on the order of 250,000 SF. The remaining development is categorized as Other, which includes truck terminals (like McLean) and specialty manufacturing and other industrial uses. Industrial Development Program Type Percentage (by SF) Bulk Warehouse 15% Office Warehouse 15% Office Showroom 10% Manufacturing 40% Other

20%

Typical Building Size 50,000 to 150,000 SF 50,000 to 150,000 SF 15,000 to 40,000 SF 25,000 to 75,000 SF Up to 250,000 SF 10,000 to 25,000 SF

DESIGNWORKSHOP Asheville • Aspen • Austin • Denver • Phoenix • Salt Lake City • Tahoe

1390 Lawrence Street, Suite 200, Denver, Colorado 80204 • (tel) 303-623-5186 • (fax) 303-623-2260 www.d e signwork shop.co m

The site requirements of each development type are defined in the “Charrette Kit” prepared by Prologis and provided under separate cover. Several other development types were discussed at the Steering Committee earlier this month, including an energy production facility, a community college extension, and a conference facility. The planning recommendations for each are summarized briefly below: Energy Production Facility The model that was discussed was the Faribault Energy Park, a recently completed project in the market area. HKGi completed the site design for the project and has direct experience with the site planning issues involved. The key factors driving site selection for this facility were proximity to a large capacity natural gas line and to electric transmission lines. The facility is located in a 35-ac site, which includes ponds for water used in the energy production and cooling operations. The site was designed in such a way that it is considered an amenity by the community. Community College There are many forms that community college-type educational facilities can take, from classes offered on location in the offices of businesses that are seeking training for their staff to standalone campuses. The model that probably works best for Northfield is a satellite campus that would include one or two buildings with classrooms and perhaps a media facility. These classrooms can be located in a standard office building (e.g. Penn State Great Valley Campus in spec office buildings built by Liberty Property Trust), or they can be built as an educational facility (e.g. Front Range Community College sites – see attached examples). One factor might be the amount of special facilities required for training (e.g. commercial kitchen, laboratory or flight training facility, nursing facility, etc.). A suggestion was made at the meetings earlier this month to contact South Central Community College to investigate their interest in setting up an extension at Northfield (this research is still in progress). Conference Facility There are many sizes and types of conference facilities – including some that are co-located with community college facilities (example: Colorado Mountain College’s conference campuses – see attached examples). Below is a summary of three of the more relevant types of conference facilities for suburban locations (not including resort destinations).

Type Executive

Typical Uses Mid- and upper-level training and management development, management planning, sales meetings

Corporate

Technical and sales training for mid- and low-level employees; management development meetings; corporate events

Facilities 225 to 300 mid-size to large guest rooms; several mid-size conference rooms, many break-out rooms, some recreation facilities and food service; total building size: 215,000 to 340,000 SF 125 to 400 rooms of varying sizes; many training/conference rooms; specialized rooms (according to industry type served); auditorium; some recreational facilities; limited food service; for non-residential size ranges from 10,000 to 40,000 SF, Page 2

University/Academic

Executive education for middle managers, continuing education programs and specialized training, academic meetings and symposia

for residential minimum of 200,000 SF, can be up to 400,000 SF for management development center 50 to 150 small to mid-size rooms; moderate number of conference rooms; amphitheater; auditorium; limited recreation facilities and food service; total building size can range from 75,000 to 160,000 SF

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EXAMPLES Community Colleges Front Range Community College is an active, progressive, competitive member of the Colorado Community College system with campuses and facilities from Denver north to Fort Collins, often located in mixed-use centers, lifestyle centers, and business parks. Below are some examples of facilities they operate in or close to business and industrial parks. [NOTE: scale reference in each image]

Boulder County Campus â&#x20AC;&#x201C; Longmont, Colorado â&#x20AC;˘ Located in business park with research, manufacturing and distribution facilities

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Community Learning Center – Loveland, Colorado • Located adjacent to High School and Agilent Technologies facility

Larimer Campus – Fort Collins, Colorado • Free standing campus on major “technology road” in Fort Collins (including HP, Intel, Poudre Valley Hospital System, etc.)

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Westminster Campus â&#x20AC;&#x201C; Westminster, Colorado â&#x20AC;˘ Free standing campus at juncture of four counties and near major technology route between Denver and Boulder (including Sun Microsystems, Level 3, McDATA, Ball Corp., Century Health, etc.).

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Conference Center/Education Center Colorado Mountain College has three campuses that serve dual purposes – community college classrooms and conference facility for hire. [NOTE: scale reference in each image] Timberline Campus – Leadville, Colorado • Facility can house and feed up to 140 people • 64 rooms with private baths (128 beds) • 8 class/meeting rooms for 25 to 50 people, wired for online teaching • Science, natural resource and computer labs • Cafeteria and lounge • Access to historic Hayden Ranch

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Alpine Campus – Steamboat Springs, Colorado • Facility can sleep up to 220 people • 19 classroom rooms, largest holds 50 people • Meeting room for 150 people • Computer lab and library • Dining hall • Gymnasium

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Spring Valley Conference Center – Glenwood Springs, Colorado • 600 acre site near I-70 • Facility can house 200 people in 110 rooms with private baths • 10 classrooms with capacities up to 40 people, many are “smart rooms • Meeting rooms with capacity from 75 top 100 people • Large cafeteria • Climbing wall and challenge course

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Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK CHARRETTE PREPARATION: SUSTAINABLE DEVELOPMENT - OVERVIEW AND PRACTICES The following memo has been prepared to provide charrette participants with a general reference regarding sustainable development practices. I.

Sustainable Development Overview Sustainable development is defined as balancing the fulfillment of human needs with the protection of the natural environment so that these needs can be met not only in the present, but in the indefinite future. Most experts agree that a sustainable development must balance social, economic and environmental goals and attempt to reconcile the often competing interests in these three areas. In communities across the nation, there is a growing concern that current development patterns -- dominated by what some call "sprawl" -- are no longer in the long-term interest of our cities, existing suburbs, small towns, rural communities, or wilderness areas. The features that distinguish sustainable development in a community vary from place to place. In general, sustainable development invests time, attention, and resources in restoring community and vitality to center cities and older suburbs. A community is not truly sustainable until the basic needs of all its citizens are met. New sustainable developments are more town-centered, transit and pedestrian oriented, and have a greater mix of housing, commercial and retail uses. They also preserve open space and many other environmental amenities.

II.

Sustainable Development Practices Promote Compact Development Patterns -

By encouraging buildings to grow vertically rather than horizontally, communities can reduce the footprint of new construction, and preserve more greenspace.

It provides and protects more open, undeveloped land to absorb and filter rain water, reduce flooding and stormwater drainage needs, and lower the amount of pollution washing into our streams, rivers and lakes.

Compact building design is necessary to support alternative transportation choices. Communities seeking to encourage transit use to reduce air pollution and congestion 123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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recognize that minimum levels of density are required to make public transit networks viable. -

Local governments find that on a per-unit basis, it is cheaper to provide and maintain services like water, sewer, electricity, phone service and other utilities in more compact neighborhoods than in dispersed communities.

Research has shown that well-designed, compact communities that include a variety of house sizes and types command a higher market value on a per square foot basis than do those in adjacent conventional suburban developments.

Minimizes random development.

Provide Mix of Land Uses -

A variety of land uses in close proximity to one another provides an alternative to driving, such as walking or biking.

Mixed land uses can provide a more diverse and sizable population and commercial base for supporting viable public transit.

It can enhance the vitality and perceived security of an area by increasing the number and attitude of people on the street.

Providing a mix of land uses will provide the community with a range of jobs and services.

Mixing land uses can help the larger community realize substantial fiscal and economic benefits. Commercial uses in close proximity to residential areas are often reflected in higher property values, and therefore help raise local tax receipts.

Retail businesses recognize the benefits associated with areas able to attract more people, as there is increased economic activity when there are more people in an area to shop.

In today's service economy, communities find that by mixing land uses, they make their neighborhoods attractive to workers who increasingly balance quality of life criteria with salary to determine where they will settle.

Balance Housing with Job Opportunities -

Creates employment opportunities

Enhanced economic and social vitality.

Reduced dependence on the automobile and traffic congestion.

Positive benefits to the environment â&#x20AC;&#x201C; reduction of greenhouse gas emissions

Reduced costs to businesses and commuters

Reduced expenditures on public facilities and services

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Promotes flexible working environments

Typically expands the options for housing choices

Quality of life and health benefits

Provide Multiple Modes of Transportation -

Reduce dependency on the automobile.

Reduce potential traffic congestion, noise and air pollution.

Conserves energy.

Ensure connectivity between pedestrian, bike, transit, and road facilities within TCAAP and to the broader Arden Hills community.

Disperse traffic more efficiently.

Provide more mobility choices for residents and employees.

Potentially reduce the impacts to the regional transportation systems.

Provide a Range of Housing Choices -

Supports a more diverse population, providing places for young professionals, families, and seniors.

Provides empty nesters whom have spent their lives in a particular community the ability to remain in that community and live in a type of housing that requires less maintenance and cost than a detached single family house.

Provides affordable housing opportunities.

Infrastructure resources are used more efficiently when housing is less spread out and developed more compactly.

Increased densities that result from greater housing diversity contributes to a better jobs-housing balance.

Can generate the critical mass to support neighborhood transit stops, commercial centers, and other services.

Create Walkable Neighborhoods -

Walkable communities locate within easy and safe walking distances the goods (such as housing, offices, and retail) and services (such as transportation, schools, libraries) that a community resident or employee needs on a regular basis.

Walkable communities make pedestrian activity possible, thus expanding transportation options, and creating a streetscape that better serves a range of users - pedestrians, bicyclists, transit riders, and automobiles.

Lower transportation costs.

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Provide more opportunities for social interaction.

Promote healthy lifestyle choices - improving personal and environmental health.

Provide Access to Parks, Trails and Open Spaces -

Ensures a rich variety of social and recreational needs for all residents in the community.

Provides organization and identity for the community.

A comprehensive and connected trail and sidewalk system provides an alternative to driving, such as walking or biking.

Provides significant environmental quality and health benefits.

Can be integrated with ponds and rain gardens providing an amenity for the community while providing important storm water management and water quality functions.

Enhances property values, thereby returning additional tax revenue to the City.

A variety of park sizes, types and amenities provides active and passive recreational alternatives for a diverse population.

Preserve and Protect Natural Open Space and Resources -

Research has shown that protection of open space may lead to an increase local property values, thereby increasing property tax bases.

May help prevent flood damage.

Provides significant environmental quality and health benefits.

Open space protects animal and plant habitat, and places of natural beauty.

Preservation of open space benefits the environment by combating air pollution, attenuating noise, controlling wind, providing erosion control, and moderating temperatures.

Open space also protects surface and ground water resources by filtering trash, debris, and chemical pollutants before they enter a water system.

Conserve Water Resources -

Use of native plant materials reduces need for irrigation

Passive irrigation systems reduce need for irrigation and water infrastructure

Reduction of infrastructure costs

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Lower long term maintenance costs

Enhanced habitat quality â&#x20AC;&#x201C; through the use of indigenous plant and environmental systems

Minimize wastewater by using ultra low-flush toilets, low-flow shower heads, and other water conserving fixtures.

Recycling rainwater and greywater for purposes like urinal flow and irrigation can preserve potable water and yield significant water savings.

Promote Low Impact Stormwater Management Practices -

Permeable pavements, rain gardens, green streets and green roofs can reduce the amount of stormwater runoff and enhance infiltration of stormwater.

Reduced wetland impacts and associated impact fees.

Reduced erosion and pollution to nearby streambanks

Improved water quality.

Reduces frequency and severity of flooding.

Potential increases in property values.

Reduced site infrastructure and maintenance costs.

Improved groundwater recharge through infiltration.

Habitat protection

Improved aesthetic quality

Integrate stormwater management with open space systems

Promote Energy Efficiency -

Passive design strategies can dramatically affect building energy performance. These measures include building shape and orientation, passive solar design, and the use of natural lighting.

Renewable energy sources can reduce impacts of greenhouse gas emissions.

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Utilization of local foods and materials can reduce transportation and shipping costs, having a positive benefit to the environment.

Improved air quality

Renewable energy resources such as geothermal can lead to long term reductions in energy costs.

Studies have shown that natural lighting has a positive impact on productivity and well being.

Promote Waste Reduction -

Recycling programs can lead to the reduction of solid waste

Positive benefits to air, soil and water quality.

Reuse of natural resources can be utilized for building materials.

Preserves wildlife habitat and natural resources.

Reuse and recycling of construction and demolition materials keeps materials out of landfills and reduces long term project costs.

Solid waste can provide bio fuel sources for energy production.

Promote Green Building Standards -

Use resources more efficiently when compared to conventional buildings.

Provide healthier work and living environments.

Contributes to higher productivity and improved employee health and comfort.

Improves air and water quality.

Reduces solid waste.

Higher initial costs can be effectively mitigated by the savings incurred over time due to the lower-than-industry-standard operational costs.

Leads to the reduction of greenhouse gas emissions.

Can lead to job creation in “green” industries.

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With energy costs on the rise, the low operating costs and easy maintenance of green buildings make for lower vacancy rates and higher property values.

Efficient buildings exert less demand on the local power grid and water supply, stretching the capacity of local infrastructure.

Green buildings seek to facilitate alternatives to driving, such as bicycling and public transport, which eases local traffic while encouraging personal health and fitness.

3rd Business and Industrial Park Northfield Economic Development Authority Hoisington Koegler Group Inc. Design Workshop Northland Securities EcoDEEP MSA Professional Services P L i ProLogis

Northfield Business and Industrial Park

Market Analysis Progress Report Agenda ece Activities c es • Recent • Definition of market area • Identification of competition • Methodology for demand and absorption • Methodology for comparables analysis • Trends in industrial development • Thoughts on Northfield Business and Industrial Park

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Recent Activity • • • •

Site visit Market tour Interviews with business operators Broker meetings

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Market Area â&#x20AC;&#x201C; 1 Day Drive

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Market Area â&#x20AC;&#x201C; Metropolitan Region

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Industrial Submarkets

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Vacancy and Availability

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Absorption

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Construction

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Growth

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Competitive Area Shakopee

Eagan

Lakeville

Northfield

Faribault

Owatonna

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Shakopee, MN

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The Waters Business Park - Eagan, MN

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Lakeville, MN

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Faribault, MN

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Owatonna, MN

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Demand and Absorption Projections • Methodology – GDP as a leading industrial demand and absorption indicator – Federal Reserve Board’s Board s Index of Manufacturing Output (IMO, monthly) – Monthlyy truck traffic flows – Manufacturing ISM Report on Business ((Institute for Supply pp y Management, g monthly) y) Weighed g against g Estimated Population p Growth Northfield Business and Industrial Park

Comparables and Case Studies • Strategy – Investigation of Business Parks in Communities with Similar Profiles (college towns in the Midwest p primarily, y but not exclusively) – Investigation of Business Parks Integrating Amenities and Features appealing to quality of life – Investigation of Business Parks Worldwide that integrate a fuller range of uses (office, residential hospitality residential, hospitality, retail) Northfield Business and Industrial Park

College Towns

• Grinnell College –Grinnell, Gi ll IIowa

• Knox College –Galesburg, IL

• Davidson College –North North Carolina

Northfield Business and Industrial Park

Comparables Case Studies • Heal Creek Business Park – Rhinelander, Rhinelander WI

• GloryBee Foods Business Park, – Eugene, Eugene OR

• Mountain Ranch Business Park – Fayetteville, AR

Northfield Business and Industrial Park

Trends in Industrial Property • Splinter/Consolidate – Will depend in large part on the price of oil

• Medical technology and office, food service support and professional service uses are likely growth areas – Data centers, centers to the extent water water, power and fiber networks are available

• High Bulk buildings – 32-feet and over for warehouse, gives flexibility Northfield Business and Industrial Park

Trends in Industrial Property • Sustainability focus is growing fast – Big players are committing to LEED-certified LEED certified buildings – ProLogis: all new buildings are LEED – Uponor in Lakeville is seeking certification – Northmarq won a 2009 Xcel energy efficiency award ((same award as St. Olaf’s))

– Models for generating renewable energy onsite – with a return -- being tested – Prologis solar program – Potential for geothermal in MN

Northfield Business and Industrial Park

Conclusion • Qualities that have attracted businesses to Northfield (from interviews) – Strong sense of place and community – Workforce is well-educated well-educated, loyal and reliable – Access to both Minneapolis and St. Paul – Access to the airport without going through the city

Northfield Business and Industrial Park

Conclusion • Qualities that may have hindered growth and retention – Not right on I-35 I 35 – Lakeville, Shakopee and Eagan are closer to city and airport – Need to pay same rate as Twin Cities because close enough that people can commute – In the past the city did not always actively help businesses to locate and grow here – Almost impossible p to attract businesses from out of state because of the tax structure (true for entire market) – Build B ild tto S Suit it only l within ithi market k t unless l iincentivize ti i Northfield Business and Industrial Park

Conclusion • Need to differentiate from competitive market area • More than raw land with potential for infrastructure • Master plan for amenitized park with good infrastructure and access • Strong design guidelines • Seek opportunities to integrate uses • Potential for co co-generated generated power power, heating and cooling • Look for synergies with existing companies (Malt-O-Meal, Cardinal Glass, hospital) • Look for businesses interested in co co-branding branding with city/colleges • Aggressive use of state programs

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Northfield 3rd Business and Industrial Park Project Inventory Common Themes 1. Promote economic development by supporting existing businesses, retaining and attracting talent, aggressive business recruitment and by increasing the availability of commercial and industrial land. 2. Promoting expansion of new commercial and industrial sites should not detract from the vitality of downtown Northfield. 3. Future development should be considerate of elements that have historically defined Northfieldâ&#x20AC;&#x2122;s small town character, agricultural heritage, local architecture, and traditional development patterns. 4. Engage St. Olaf and Carleton Colleges better by attracting and retaining alumni and recent grads with jobs in Northfield and finding industries that align with the colleges. 5. Protect and preserve significant natural resources and environmentally significant areas, particularly along the Spring Brook and Heath Creek waterways. 6. Promote sustainable development practices â&#x20AC;&#x201C; conserve energy, reduce waste, reduce reliance on the automobile, promote healthier lifestyles and encourage green building techniques. 7. Improve the entry points (gateways) into the community, particularly along Highway 19, by creating architectural and site design standards.

8. Provide diverse and affordable housing choices for those who choose to live and work in the community. 9. Target the retention and recruitment of those industries that have the highest potential for success in Northfield:

Logistics Specialty Manufacturing Healthcare and Medical Professional and Technical Services Information Technology

10. Work with stakeholders to ensure that any new industrial park be powered by renewable energy, be developed using best environmental practices, and attract “green” businesses of many types. 11. The greenway corridor is one of the most important aspects of the park system. Maximizing access to the greenway is especially important. 12. Minimize vehicle traffic by providing a mixture of land uses, pedestrian-oriented development, compact community form, safe and effective multi-modal circulation systems and adequate onand off-street parking facilities.

The eco-industrial park concept is based upon several fields of research and practice that have emerged in the last decade, including industrial ecology, cleaner production, and sustainable urban planning, architecture, and construction.

Some Principles of Industrial Ecology The word ‘industrial’ is used here to also denote service and construction, not just manufacturing industries. Connect individual firms into industrial ecosystems

Close loops through reuse and recycling.

Maximize efficiency of materials and energy use.

Minimize waste generation.

Define all wastes as potential products and seek markets for them.

Balance inputs and outputs to natural ecosystem capacities

Reduce the environmental burden created by releases of energy and material into the natural environment.

Design the industrial interface with the natural world in terms of the characteristics and sensitivity of the natural receiving environment.

Avoid or minimize creating and transporting toxic and hazardous materials (when needed; synthesize locally).

Re-engineer industrial use of energy and materials.

Redesign processes to reduce energy usage.

Substitute technologies and product design to reduce use of materials that disperses them beyond possibility of recapture.

Do more with less (technically called dematerialization).

Align policy with a long-term perspective of industrial system evolution. The above principles were adapted from Tibbs 1992. We add the following: Design industrial systems with awareness of the social and economic needs of local communities.

Optimize local business and job development opportunities.

Offset impacts of industrial development on regional systems through investments in community programs, as needed.

EIPs require integration of engineering, architecture, urban planning, business management, real estate development, finance, landscape design, ecology, economic development, information systems design, and many other disciplines. The strong place-based focus of EIP design contrasts with the policy and sectoral focus of many CP initiatives. EIP policy requirements can inform the design of CP’s policy recommendations. Both are essential components of the transition to a sustainable economy and complement each other quite well.

Our working definition of “Industrial Ecology” is that it is an approach to managing human activity on a sustainable basis by:

Seeking the essential integration of human systems into natural systems;

Minimizing energy and materials usage;

Minimizing the ecological impact of human activity to levels natural systems can sustain.

Its objectives are:

Preserving the ecological viability of natural systems.

Ensuring acceptable quality of life for people;

Maintaining the economic viability of systems for industry, trade and commerce;

Design of the eco-park infrastructure, landscaping, and buildings could reduce greenhouse gas emissions through passive solar design, energy efficiency, use of renewable energy sources, landscaping to enhance CO2 absorption, use of low-energy water treatment systems, materials systems to support recycling and reuse of water and materials, and transportation infrastructure favoring rail, among many other options. (Chapter 8 discusses all of these options for the physical design of EIP infrastructure and buildings.) An EIP can support reductions in tenant GHG emissions through covenants, training, services, and collaborative programs (provided by service companies, a Tenant Association, or a Cleaner Production Center). Some of the key strategies that reduce GHGs are more efficient use of inputs, reduction of the volume of pollution and wastes, utilization of energy, water, and material by-products, use of alternatives to GHG producing chemicals or processes, and employee transportation programs. Recruitment could also target companies with technologies that directly contribute to GHG reductions such as biomass energy generators or plants producing alternatives to GHG chemicals. Collaborative programs with local communities and industries would support municipal, residential, commercial, and industrial GHG reduction programs throughout the region. EIP management could enlist government agencies and local universities to create handbooks, toolkits, and competitions supporting CO2 and other GHG reductions. This initiative would need to develop a process and tools to monitor and account for all reductions achieved within the eco-park system and in the community. Support for this might come from environmental or energy agencies and universities, who would also track the procedures for financing GHG reductions and for trading credits. While serving a worthy cause, this is action that deserves a cash return to the EIP, its tenants, and its community.

Some Principles of Sustainable Design and Construction Apply these principles across time to each stage of a project: development, planning, design, construction, operation, and deconstruction. The bullets suggest a few ways to apply these principles to energy, water, materials, and land resources. Minimize resource consumption. (Conserve)

Design for energy efficiency in building design, HVAC systems, and lighting.

Use passive solar and daylighting features.

Select materials and design for durability. Maximize resource reuse. (Reuse)

Redevelop existing sites rather than breaking new ground.

Reuse construction materials, assemblies, and products.

Include greywater systems to reuse water.

Use renewable or recyclable resources. (Renew/Recycle)

Use building materials with recycled content, i.e. tiles with recycled glass.

Specify woods from sustainable forests.

Protect the natural environment (Protect Nature)

Minimize disruption of the natural environment in site preparation and construction.

Select materials for low impact in their extraction and processing.

Create a healthy, non-toxic environment. (Non-Toxics)

Select non-toxic materials and equipment.

Provide fresh air for all occupants.

Integrate building and infrastructure design into the natural and human environments.

Landscape the site using native plants of the region and ponds or wetlands to capture stormwater runoff.

Incorporate features to reduce impact of development on community transportation systems.

2.1.1 Sustainable Urban Planning Design of eco-industrial parks calls for strong integration into their communities. In the next chapter we discuss the relations of an EIP with its host community or communities. Another level of integration implies broader urban planning. Sustainable urban planning seeks to integrate land use, transportation, waste treatment, and infrastructure into a unified plan optimizing community use of energy and materials and reducing urban sprawl. While seeking a healthy relationship to ecosystems, a sustainable community plan also addresses issues of social and economic equity.

2.1.2 The Ecosystem as Guide to Landscaping Take into account natural habitats, stability of dominant plant/animal groups, wetlands, and endangered or threatened species in developing the site landscaping plan. A primary question is, to what extent can the existing ecosystem be preserved and incorporated into the design of landscaping and

water management? If the site is damaged from previous use, to what extent can it be reclaimed and restored as an ecosystem? The landscaping of an eco-industrial park will lend itself to recreational uses: walking and jogging trails, picnic grounds, and bird viewing spots, to name a few.

2.1.3 Site orientation An often overlooked characteristic of a site is its orientation. Simply noting which way is North and where the sun rises and sets provides an initial basis for using a building's exposure to sun. Daylighting can reduce the need for electrical lighting, which also lowers the need for air-conditioning. Passive solar heating and cooling can serve office areas, cafeterias, warehouses, and many other spaces.

2.1.4 Micro-climates Gathering data on your site's micro-climates provides valuable guidance to design of infrastructure and landscaping and the form and orientation of buildings within the site. Each site may have important variations in wind patterns, temperature, and precipitation. Map the hot, cool, wet, windy and dry places in your site and use this information regularly in your planning process. It can have significant impact on issues like heating and cooling costs. Your landscape design can help modify wind and storm water flows, and snowdrift patterns through such tactics as planting groves of evergreen trees or building constructed wetlands at critical locations.

2.1.5 Vegetation Existing native trees, shrubbery, flora and grasses provide clues about the site's climate, micro-climates, hydrology, geology, topography and ecology. They also can be a core component of the landscaping plan. Introduced vegetation (species native to the region as much as possible) can improve micro-climates and energy efficiency by acting as shade and windbreaks. Enough trees can have a major cooling effect in the whole site. Carefully designed landscaping also reduces erosion and adds to biodiversity, which encourages wildlife settlement. Vegetation with appropriate species in wetlands helps filter pollutants. Droughttolerant species minimize water consumption. Generally native plant landscaping reduces maintenance costs. LIMA, a Philippine industrial estate in Batangas Province, has included design elements that protect local ecosystems. LIMA Land has a subsidiary, LIMA Nurseries, Inc. which acts as the caretaker for all 700 hectares of the property. The nursery grows endangered Philippine plant species to plant in LIMA City and on the parkâ&#x20AC;&#x2122;s grounds. The estateâ&#x20AC;&#x2122;s wastewater treatment plant ensures that wastewater discharged from the estate is cleaned to class "A" effluent standards. This recycled water will be used primarily in the irrigation of Lima Cityâ&#x20AC;&#x2122;s fully landscaped environment. (LIMA 2000 http://www.lima.com.ph/) Below, under infrastructure for water, we discuss a closed-loop water system in a Thai industrial estate that incorporates constructed wetlands for tertiary treatment.

2.2 Design of Physical Infrastructure Industrial park infrastructure encompasses the physical support systems used by most, if not all, of the tenants of the park (and their employees and support services). This includes facilities for transportation of materials and people to and from the site (e.g., roadways, railways, docks and harbors, and canals); for production and supply of energy (e.g., photovoltaic, wind, and fuel cell generating stations, electrical distribution lines, gas pipelines, etc.); for storage, treatment and flows of water to and from the site; for materials management; and for telecommunications (e.g., telephone cables, fiber-optic networks, satellite dish antennas, and meeting/conference rooms). We will describe a number of options in each of these areas that can support your design team in achieving your EIP environmental and economic performance objectives. Several overall guidelines may be useful to consider in infrastructure design:

Infrastructure is the foundation on which the whole EIP will be built. Everything depends upon it. It must be reliable, attractive (where visible), unobtrusive, easy to maintain, and economic to operate.

Involve regulatory and other permitting agencies early when considering any innovative technologies. Negotiate exceptions to present codes that could block some of them.

Emphasize ease of maintenance as well as ease of redesign and reconstruction to accommodate continuing cost savings and technical innovation. (For instance, common underground utilities for water, gas, communications flows could be in easily opened sub-surface channels, not requiring breaking up and repaving streets.)

Seek infrastructure technologies that can operate in a modular and/or decentralized fashion, whenever this is economically and technically feasible. (Energy co-generation units, for instance, can be installed where needed over time, in contrast to a large centralized power plant.)

Design installation of infrastructure to maintain natural characteristics of the site, including landforms, slopes, waterflows, windflows, trees, and plants.

Modular and decentralized technologies save present investment so long as provision is made for adding additional capacity as it is required. For example, when installing renewable energy equipment, just put in the number of fuel cells, wind turbines, or solar-cell arrays that are needed in the next few years, and place them as close to the point of use as you can. This is much cheaper than building a large, central fossil-fueled power plant, based on the projected needs 15 to 20 years in the future. You are also in a position to upgrade to higher performance technologies easily, as they evolve. One example of this last principle is a civil engineering approach called trenchless technology. This is a method of laying pipes, cables and other utility items by underground excavation with almost no disturbance at the surface. This can be used in the installation of pipes through tunnelling, microtunnelling and pipe jacking techniques. The method can handle pipes from 100mm (4inch) up to 3m (10 foot) in diameter.

2.2.1 Transportation Effective transportation infrastructure is central to any industrial park's success. Each tenant requires easy access for its customers, employees, and suppliers.

Each needs dependable and economic transport of raw materials to the site and of finished products from the site to the customerâ&#x20AC;&#x2122;s location. Key environmental performance objectives in the design of the transportation infrastructure include reducing energy use, air emissions and ground contamination to minimize impact on the land and optimize use of materials. By taking a systems approach in achieving these objectives, your team will integrate physical and social aspects of design. For example, employee transportation services and incentives offered by EIP management can reduce the need for single car trips and parking facilities. 2.2.1.1

Roads and Parking

Porous paving allows water to percolate through the surface rather than run off in concentrated flows. A variety of products including recycled plastic block, wire mesh, and concrete pavers allow some normally paved areas to be solid enough for parking and walking, yet open enough for grass to grow. For solid paving, select materials for durability, i.e., crumb rubber added to asphalt extends asphalt life significantly. It may be useful to calculate a figure-of-merit as a target; perhaps the area of occupied floor space in the EIP divided by the area of paved roadways. Strive to maximize this ratio. 2.2.1.2

Transportation of Materials and Products

In many developing countries developers may be able to benefit from the financial, social, and environmental advantages of rail transportation. If you include rail access in your site selection criteria and build rail infrastructure into your transportation system, you will lower energy and air emissions burdens from transportation. In addition, rail transport is simply less costly as long as flexibility in the logistics of getting product to market is maintained. You can offer tenants this flexibility by including a piggy-backing terminal, with an overhead crane and truck tractors to move trailers onto rail cars when necessary. Depending on the size of your park, rail passenger transportation for employees may also be feasible. Rail also opens access to a potentially useful innovation for materials processing. 2.2.1.3

Mobile Materials Processing Units

You may find that some materials flows create niches for intermediate companies in your EIP to process by-products into usable feedstocks. For instance, a refinery on a truck or railcar could purify toxics for reuse on-site, neutralize them into benign waste, or refine them to reusable elements. Possible technologies include: oil/water separation, neutralization, solidification, centrifuge separation, biological treatment, and distillation of solvents. The unit would include the range of treatment technologies required for the materials generated at each site. Many non-toxic by-products may not accumulate at a rate sufficiently rapid to warrant a processing plant on-site to turn them into usable feedstocks. Processing equipment on a rail car (or truck) could move the service around a circuit of industrial parks. This could eliminate transportation and storage of toxics by processing them where they are used. Rail tank cars transport a major share of

toxics and often are used for storage before use. (Personal communication with Jose de Jesus Vargas, chemical engineer and manager of a Gases Industriales air separation plant in Mexico. February 10, 1995. He was part of the design team for a mobile PCB processing unit proposed for US-Mexican border industrial parks.) Priority in planning should still go to toxic use reduction strategies and searching for effective substitutes or process changes. When there are no alternatives, companies should seek to reduce toxic risks through synthesis at point of use wherever possible. 2.2.1.4

Transportation of People

Movement of employees to and from work and in the course of their work is a major use of energy and source of air emissions. EIP design can reduce these environmental costs by creating a range of transportation services in coordination with the local/regional transportation system. This service may create business and job opportunities in your community. Some options for employee transportation include:

When climate and residential patterns permit, make it easy for people to walk or bike to work. (Many industrial parks in Asia include residential areas as part of the development. The merit of such mixed-use planning will depend upon the industrial mix in the park and the willingness of employees to live near their work.)

Create EIP services to support car-pooling and offer van transportation, integrated with regional transportation services.

Park management may coordinate access to dependable and prompt transportation services which can be scheduled for off-site work trips by employees of any companies at the site.

Consider using vehicles (buses, vans, taxis) powered by electricity, compressed natural gas (CNG), or fuel cells. Vehicle manufacturers are seeking high profile sites for demonstrating their new models.

Provide attractive waiting areas at bus stops and taxi stands with appropriate weather shelters.

Consider limiting or eliminating “free” parking for employees as a disincentive to single-driver trips. Encourage tenants to provide incentives to achieve this goal.

Encourage tenants to consider staggered shifts or starting times which can significantly reduce peak traffic congestion. Management can provide a transportation coordination service to support this.

Telecommuting can be a major contributor to traffic reduction and employee satisfaction.

Some basic services at the EIP can reduce employee transportation needs before and after work: a daycare center for children, a bank branch or ATM machines, a pharmacy, and similar facilities may significantly reduce the need for local travel. If parking areas are placed under buildings, carefully consider the location of entries to the buildings, so as to avoid having polluted air from the parking areas enter the buildings. Air from underground parking areas in a Japanese office building is captured and blown upward through soil-bed filters, where microbes destroy the toxins, including carbon monoxide and oxides of nitrogen. (“Urban Oasis” in Popular Science. Jan. 1995).

2.2.2 Energy Infrastructure We have suggested two basic environmental performance objectives for energy infrastructure in an EIP: optimize total energy use and maximize use of renewable sources. A feasible goal within the first objective could be reducing energy usage by 50% in the total system of the EIP, its infrastructure, and its plants compared with conventionally designed parks and plants. The potential for renewable sources will vary greatly from area to area, however many industries need reliable sources of quality energy enough to pay premium rates. Energy infrastructure offers a good illustration of the need for systems thinking in EIP design. As companies contract to build plants at your park, your design team can offer energy efficiency planning resources to those not already aware of the full range of opportunities. As they design their plants embodying a high level of energy efficiency, their estimates of peak power needs will go down, reducing the capacity of grid and on-site power sources needed. We will discuss means of achieving energy related performance objectives at the infrastructure level and then again at the plant level. (We have already considered options in transportation for reducing energy use.) 2.2.2.1

Optimize Energy Use

The basic question here is how does your EIP get the greatest amount of work done for each unit of energy input through design of park infrastructure? (Under building design below we discuss how this question in answered for each facility.) Technologies like energy cascading and co-generation are ways to achieve this at the park level. Note that energy has “quality;” electricity is usually the highest quality form. Cooling energy is generally a higher quality form than heating energy. Higher quality energy costs more than lower. As energy is used, its quality degrades, from higher to lower quality. Recognition of these quality levels leads to the concept of energy cascading. Why use high-quality energy (a flame at over 1500 degree F) to heat an office or manufacturing area (to 68 degree F) when low-quality by-product heat from an industrial process (at 150-300 degree. F) is quite adequate? The process industries (e.g., refineries, chemical plants, and pulp & paper mills) make extensive use of heat exchangers in order to squeeze maximum use out of each unit of energy purchased. Other kinds of industries could do this much more. A bakery, for example, creates abundant hot air in the ovens. How could that otherwise wasted heat be effectively used to heat offices, or hot water for the kitchen, or some process in the next plant down the street? Cascading and Co-Generation There are many opportunities for energy cascading or “getting more bang for the buck” by using energy two or more times, at various quality levels. Co-generation is an example of this tactic (generating electricity and heat, together). The fuelderived energy used to generate electricity degrades to heat (often in the form of steam) which can then be used in a process where high-temperature heat (or steam) is required. Perhaps the low-grade steam from this process can be used to heat the office areas or a warehouse. Cascading tactics may be used within a single facility or between two or more separate plants.

At Kalundborg, the power plant feeds steam and hot water to several other plants rather than discharging it to the environment. This has increased the efficiency of its operation by approximately 10%. With enough customers for steam, Valdemar Christensen, the plant manager, estimates he could gain another 30-40% in efficiency. (Personal communication 1994) Energy cascading requires conduits for the steam or hot water moving between plants. At Kalundborg, this infrastructure had to be built by the two companies party to the exchange. In a new EIP with an adequate source facility, such piping could be added into the site-plan as companies needing it are recruited and strike their deals. As they negotiate their contracts they will determine who pays for this. Cooling towers are found in most industrial and commercial facilities. To cool a space or process, heat is discarded into the air or sometimes into surface waters. While developing your EIP, support tenants in avoiding such waste by finding a need for the (low-grade) energy being “thrown away”. The source company or on-site customers can use this waste energy to fulfill needs, rather than buying yet more fuel or electricity. An example; waste heat from a boiler (which goes up the chimney) can be captured by a heat exchanger to provide heat for many industrial processes. At Kalundborg, the power plant's waste heat dries wallboard at a neighboring plant. Electricity for an EIP may be generated on-site, brought in via high-voltage lines from the local utility, or both. If it is feasible to generate it on-site, there are excellent opportunities for cogeneration and cascading. If on-site electricity production involves a conventional steam turbine driven generator, explore beneficial use of the by-products from pre-treating the boiler water or from the flue-gas treatment (fly ash, or gypsum, resulting from the use of limestone to “scrub” noxious chemicals from the flue gas). If a gas-turbine generator set is used, consider how the waste heat (in the turbine exhaust) can be captured (cogeneration) and used for process or space heating/cooling. Gas-turbines have another advantage over conventional boiler/steam turbine/generator sets; they can be installed in smaller capacity modules so that as power needs increase, the capacity can quickly be expanded. This dramatically lowers the cost (and risk) of building a larger power plant sized for the (future) needs of the EIP. This advantage is useful for solar and wind power installations, as well. Modular gas-turbines, when feasible, may be distributed around the EIP. Decentralization reduces the risk (fire, accident, power outage) and the distance that cogenerated heat must be piped. Relations with Utilities With few exceptions, the EIP will need to be tied into the local utilities electrical grid, even if there is on-site generation capacity. Depending on the load pattern on the local grid, it may be very attractive for the utility to put generating capacity on the EIP site in excess of the site's needs. The (cogenerated) heat from this additional capacity would then be available for on-site use while the excess electricity goes out on the grid. Utilities may have conservation or DSM (demand-side management) specialists, to help customers identify energy-savings measures and to counsel them on the

purchase and installation of newer, more efficient equipment and appliances. In some cases, they may pay fees for additional design time needed to increase energy efficiency in a project. If your utility has such personnel, involve them in the design of the EIP. Otherwise there are engineering firms that specialize in all aspects of energy efficiency. 2.2.2.2

Maximize Use of Renewable Sources

The level of use of renewable energy sources in your EIP will depend upon your region's solar, wind, bio-mass, and other renewable resources. The energy needs of your park's companies will also determine the role these sources can play. So once again, we have an objective that is highly site-specific in its realization. We will discuss why renewable sources offer economic as well as environmental benefits and a few specific options that can be applied. A major argument for on-site energy generation (from any source) is dependability of supply. Production shutdowns due to blackouts and brownouts are very costly. Avoiding them reduces a significant risk. Photovoltaic or solar thermal energy sources are dependable and clean. They can be deployed in portable or remote units, avoiding the costs of lines. The environmental benefit of renewable sources is that they avoid net emissions of greenhouse gases and the depletion of finite fossil fuel resources. A simple example of photovoltaic solar cells in an EIP would be using them to power lighting, controls, and environmental sensors at remote locations on the site. This reduces the need for cables and possibly enables more flexible control systems. A more sophisticated option would be including portable photovoltaic or possibly solar-thermal generators to serve seasonal or intermittent processes. These might be used to drive pumps for unloading liquids, grains, and powders from rail calls to plants. Or a food processing plant could use these energy modules to help manage seasonal demand for heating and cooling by augmenting central sources. (The movie industry has pioneered development of solar generators because of their quiet operation.) Acquiring and using such portable solar generators in an EIP's power system could lower the peak demand of the park on the power grid. This would reduce the cost of transmission lines to the power grid and to the plants. When not scheduled for park use, these modules could feed electricity back into the grid. Take all of these factors into account in determining the cost effectiveness of such renewable energy sources. A number of corporations have piloted the use of fuel cells as backup power sources, including Sapporo, Kirin, and Asahi Breweries in Japan. Manufacturing plants have tested units ranging up to 200 kW in Japan, the US, and Europe. An industrial park with tenants like food processors producing organic by-products could use biogas as the feedstock to produce the hydrogen used by fuel cells.

2.2.3 Water Infrastructure As with energy, the first objective should be conservation: reduce demand on external supplies by efficient use and re-use. Consider multiple-use strategies similar to the energy cascading we describe above. It is reasonable to set a goal that all water used on the site will be recycled or reused, in so far as there is

demand for it. Also, there are proven alternatives to conventional energyintensive water treatment systems, including Living Machines速 and constructed wetlands, which we discuss below. Such alternatives are useful choices for an EIP water system that seeks to optimize re-use.

Water, just like energy, has different useful levels of quality. Traditionally, we only consider two quality levels; drinking water (potable) or wastewater (sewage), but there are obviously many possible intermediate levels, that can be profitably used in a well-conceived EIP. These include:

Hyper- or ultra-pure water (for use in making semiconductor chips);

De-ionized water (for use in biological or pharmaceutical processing);

Drinking water (for use in the kitchens, cafeterias, water fountains, etc.);

Wash water (to clean delivery trucks, buildings, etc.); and

Irrigation water (used on the lawns, shrubs, trees in the EIP landscape).

There is no reason that each of these uses should be met by one common water supply. Wastewater from the semiconductor manufacturer, for example, might be ideally suited for less demanding operations within that same plant, or next door, to scrub down the floors or wash the trucks. EIPs located on coasts, or near brackish surface waters, may find it possible to use this available water for cooling purposes (in power plants, foundries, paper mills, chemical plants, or oil refineries). In hot climates, it may be feasible to spray wastewater onto the roofs of the EIP buildings, to help cool them, and thereby reduce the air-conditioning costs. Certainly, the site landscaping can be watered or irrigated, as required, with recycled water to enhance the beauty and marketability of the EIP. To implement these approaches to water re-use and conservation, your design team will need to consider a more complex network of pipe systems for different qualities of water. This suggests planning your site to reduce distances between plants to minimize infrastructure investment. “Waste” Water Treatment Plant Local authorities are likely to require on-site wastewater treatment. This is an opportunity, not a burden. There are many innovative ways to deal with wastewater recycling. Not only can the water usually be recycled or made suitable for use in other processes, but the treatment facilities may be developed as integral partners of the whole EIP. The treatment plant may purchase byproduct materials from other tenants, or supply them or the park management with dried sludge (as a boiler fuel or for compost to use on the landscaping if it is not polluted.) The water treatment plant can also become an attractive part of the EIP site. An ecological treatment plant known as a Living Machine® uses anerobic processes for pre-treatment and then uses the water for greenhouses, lagoons, and wetlands (providing habitat for wildlife). These facilities use no noxious chemicals, release no foul odors, produce salable byproducts, and look more like a horticultural operation than a sewage works. Major steps in the processing use plants and micro-organisms that are specific to the area and the qualities of the input waste water. (As with conventional treatment plans, pre-treatment at the individual factory may be required before sewage or process water moves to this system.) Most Living Machines use ponds and wetlands areas as an essential part of their water recycling processing, which enhances the beauty of the EIP site. These water areas also attract wildlife.

Living Machines are now used to treat municipal sewage waters in communities like Arcata, CA, Providence, RI, Frederick, MD, and San Diego, CA. They are particularly well suited to handling industrial waters and are in use at M&M Mars candy plants in Texas, Nevada, and in Brazil. As part of an EIPâ&#x20AC;&#x2122;s park-wide water system they could play a useful role for many other industrial sectors. (http://www.livingmachines.com) Storm water runoff is a source that you can integrate into your EIP's water system, reducing demand on the utility. Above we describe the created streams and wetlands at Herman Miller's Phoenix Designs plant, designed by William McDonough + Partners. These provide purification for road runoff before the water flows out to a neighboring river and wildlife habitat. In a drier climate, you can view wetlands or lakes as storage basins, holding water for appropriate uses on the site.

A Closed-Loop Water System in Thailand Management at Eastern Seaboard Industrial Estate has created a closed-loop water system at this site southeast of Bangkok. Vivat Jiratikarnsakul, Sr. Vice President of Hemaraj Land and Development, began the system design from the beginning of the planning process. It was essential to invest early in capacity and alternative piping so the water infrastructure could accommodate all necessary processing for reuse. The Estate’s companies use a total of 36K cubic meters of water each day, with supplies coming from reservoirs in the region, fed by rainfall. Nearly all factories in the estate are required to maintain their own pre-treatment plant, after which their waste water flows to primary and secondary aerated lagoons. (The Estate maintains an emergency pre-treatment plant in case of breakdown of the factories’ plants and an inorganic waste water treatment plant.) A constructed wetland provides tertiary treatment and a holding pond (600K cubic meters) which cleans the water to higher than the Industrial Estate Authority standard. An online monitor shows BOD between 6 and 10, meeting Class 2 standard. Plants in this wetland are selected to remove residual heavy metals remaining after earlier treatment. A holding pond is the last piece in the system. From here the water goes through a dedicated retreatment plant process and returns to a supplementary system of pipes the Estate uses for landscaping and to supply several factories needing it for cooling. Management is researching the feasibility of using the recycled water for growing rice on adjoining farmland. A U-ditch drainage system manages storm water and will be integrated with the recycled water system in a next step of development. The holding pond is home to 300,000 fish and diving ducks. The fish can not be marketed for human consumption. (The fish test for heavy metals at a level below legal limits but they would not have a good “image”.) Management is exploring the possibility of supplying them to an alligator farm in the Rayong region. During the winter migratory water fowl use the pond as a resting place. The Estate engineers are testing a new treatment method, known as “a reed bed purifying system. This will use gravel-filled ponds with floating islands to grow tropical flowers for market. The flowers, other plants, and fixing bacteria will aerate waste-water, possibly replacing the mechanical aeration ponds and cutting the cost of their energy usage. Proceeds from export sale of the flowers will fund local education programs. In addition, a Ford-Mazda plant at this Estate has its own internal recycled water system for irrigation and wash down. Select photos also use Ford recycled water photo

2.2.4 Material By-Products and Solid Waste Materials handling in a traditional industrial park is usually managed by each company. In your EIP, it may be useful to provide an infrastructure to support the exchange of materials among plants and to handle some by-products marketed

off-site. These park facilities could also deal with those by-products that no one has yet figured out how to market. (In our chapter on by-product exchanges we suggest that companies should consider giving each significant by-product a product number and account line to calculate costs of production and disposal. It might inspire innovation to quantify this reality: "Wastes are really products we pay to produce and then we pay someone to take them off our hands." When un-marketed by-products are toxic, EIP management and tenants would need a clear legal framework around liabilities, probably similar to those used by toxic waste disposal companies. We discuss a toxic materials system below. EIP materials infrastructure options include:

Conveyors, pipes, or other appropriate means of moving by-product materials from one plant to another. (Paid for by individual companies in most cases.)

Storage structures to accumulate by-products for sale off-site.

Storage structures to accumulate toxic materials for on-site processing or off-site disposal. (With failsafe design, impeccable quality control, and an instant emergency management system.)

A toxic storage, treatment, and refining unit. (On-site or perhaps a portable unit making regular visits, as described above in transportation.)

A composting operation for landscaping and kitchen by-products.

Infrastructure for moving by-product materials or water within the park needs capacity for rerouting, perhaps by placing tubes and conveyor belts above ground in a shed. Or they could be placed in an undersurface channel that is easily opened. Some materials handling facilities (other than toxic storage) might also handle reusable materials from other plants outside the park, making them profit centers for EIP management. A mobile toxics unit could also provide onsite treatment for plants in the area. Environmental managers at TSS, a Japanese company manufacturing crystals for cellular phones in Thailand, showed us bins of crystal trimmings they were stockpiling. While they could not find any current users for this by-product they felt it was compact enough to save until they could identify a market. (TSS 2000 Personal communication) 2.2.4.1

Toxic Discards Management

Toxic chemicals, heavy metals, batteries, and contaminated materials or equipment are a health and environmental risk that are often poorly managed. With proper handling some substances can become a valuable stream for resource recovery. To support best practices within your EIP companies your overall resource recovery management system and environmental policies need to also include Cleaner Production training and incentives for phasing out the use of toxic materials in your tenant companies. Solutions may be found in product and process redesign; workplace practices such as separation of different toxic materials used; and in using non-toxic products of green chemistry (see Chapter 6 for discussion of green chemistry in the section of Petro-EIPs). Corporate reporting of toxic materials used at each industrial site provides industry peers and citizen groups with the data needed to encourage improvement. The US

Toxic Release Inventory is one model for this. ISO 14000 reporting standards should include hazardous materials usage and incidents. Even when toxic regulations are strong or disposal costs high, companies or collectors may simply dump toxics or subject them to inadequate treatment with serious emissions. Fees for appropriate disposal are high and enforcement of the regulations is often lax. An EIP should work with regulatory and development agencies, trade associations, and NGOs to create a collection system and treatment facility that makes it easy and cost-effective for businesses, government operations, and households to dispose of these substances. Larger industrial parks with tenants requiring it may set up their own system. It is not appropriate to recommend specific technologies for treatment because this field is evolving rapidly. Don’t get stuck with soon outmoded, high priced solutions. Overseas trade and aid agencies are very aggressive in marketing the technologies of their own companies. It is vitally important to have completely independent evaluation of competing technologies and to not rely upon the claims of the sales force. Your evaluation should determine that the system avoids transferring the environmental damage from one level to another (as in solidification of liquid waste and landfilling, with subsequent ground water contamination). One proven technology is re-refining used oil and solvents and returning them to their initial user or to the market. So long as these materials are kept separate by the source company and the processing is done to high standards, this is a more eco-efficient solution than treatment and disposal. A facility in Thailand illustrates this technology. (See Chapter 7, Policy, for further discussion of hazardous materials management.) A Solvent Re-Refinery in Thailand Recycle Engineering is a solvent re-refining operation developed as a ThaiGerman joint venture in the Eastern Seaboard industrial region southeast of Bangkok. The facility accepts a wide variety of industrial solvents at a gate fee less than 1/3 the fee at Thailand’s only hazardous materials landfill. The rerefining equipment was built and is operated to German environmental standards, higher than those required by Thailand. The partners in Recycle Engineering are Patikarn Mahuttanaraks, a chemical engineer, and Thomas Sacks, an inventor and entrepreneur who has build at least a dozen similar facilities in Europe. The Thai plant includes distillation, evaporation, filtration, extraction, and refining processes. (Customers include multinational manufacturers in automotive, electronic and computer industries.) The facility’s processes produce minimal solid or liquid wastes and emissions to the air. Residues are used as fuel for boilers and the backup generator. The emergency preparedness, prevention, and management system is built to capacity for worst case events, including extended typhoons. Recycled products may go back to the producer, to other firms, or to export markets. With some customers, the facility set up is dedicated to a specific users’ re-refining requirements because of the need for fail/safe processes. The users’ spent solvent is handled through batch processing and returned to him at standards he specifies. Quality control is done for each barrel, not just the

batch. The products are at or very near standards for virgin chemicals. Capacity of the operation at this phase of build-out is 10 thousand tons per year. Planned expansion will take it to 20K. The business employs 105 workers. Housing is included on the site, for those who choose. The refinery could handle at least 25 different solvents but so far the facilityâ&#x20AC;&#x2122;s permit only allows processing of 5 solvents. Customers pay the higher rate to send the rest to the toxic disposal landfill, where the only processing is solidification. Recycle Engineeringâ&#x20AC;&#x2122;s managers would like to see hazardous materials policies that would allow them to get permits for classes of substances since their chemical composition does not call for very different processing parameters. At present they must apply for a separate permit for each solvent. Contact information recycle@loxinfo.co.th Patikarn Mahuttanaraks, is managing director. Thomas Sack is design and operations engineer, as well as coinvestor.

Mobile Materials Processing Units You may find that some materials flows create niches for intermediate companies in your EIP to process by-products into usable feedstocks. For instance, a refinery could purify toxics for reuse on-site, neutralize them into benign waste, or refine them to reusable elements. Possible technologies include: oil/water separation, neutralization, solidification, centrifuge separation, biological treatment, and distillation of solvents. The unit would include the range of treatment technologies required for the materials generated at each site. Some by-products (benign or toxic) may not accumulate at a rate sufficient to warrant a processing plant on-site to turn them into usable feedstocks. Processing equipment on a rail car (or truck) could move the service around a circuit of industrial parks. This could eliminate transportation and storage of toxics by processing them where they are used. (Rail tank cars transport a major share of toxics and often are used for storage before use.) (Jose de Jesus Vargas 1995. personal communication) Priority in planning should still go to toxic use reduction strategies and searching for effective substitutes or process changes. When there are no alternatives, companies should seek to reduce toxic risks through synthesis at point of use wherever possible.

2.2.5 Telecommunications Telecommunications technologies have become central to business success in a world where main street intersects the information highway. At the same time, they can reduce many environmental burdens (i.e., cutting paper use and movement, and the need for travel or providing rapid access to feedback on environmental conditions). Telecommunications technologies will have an impact on eco-industrial parks comparable to those for making energy and materials products available for re-use. Telecommunications includes a wide variety of technologies: video conferencing, the Internet, World Wide Web, e-mail, telephone, telex, fax, beepers and pagers, satellite linkages, and EDI (Electronic Data Interchange, the protocol used widely today in placing and confirming orders to suppliers). Electronic sensors and controls may also be considered an extension of telecommunications. Your EIP's telecommunications infrastructure can contribute to the success of your tenants, especially small to mid-size companies, and to the operation of the park itself. The system can include tools to support byproduct transactions among EIP companies and with those outside the park and common data bases for shared marketing and research.

A few options for the site infrastructure include: Â&#x192;

Satellite downlink equipment and a site-wide network of fiber-optic cables (for high band width communications) will connect your EIP to the world for business communications and learning, and your companies to one another.

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Employees in the EIP will be able to use this network for long-distance video conferencing and education. They can access video transmissions from universities, colleges, and private training firms as well as computer-based learning networks.

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Automate building and grounds operations by installing a local area network to monitor, sense and control access, lighting, temperature and humidity control, security, and fire or flooding alarms.

Reduce water usage by installing moisture sensors in the landscape to control irrigation.

Air and water quality sensors linked to computers can provide a continuing record of environmental conditions at and around the site. Sensors on water and materials lines from one plant to another or from plants to treatment facilities can indicate potentially dangerous situations. This monitoring record could help resolve regulatory difficulties or conflicts over the quality of by-products.

Include occupancy sensors to automatically turn lights off and turn down the thermostat in unoccupied conference rooms, auditoriums, and office areas. Install light intensity monitors, to adjust lighting fixtures near windows when sunlight is available.

2.2.6 The Commons We consider an eco-industrial park as a community of companies, so one vital aspect of the infrastructure is physical space that enables their employees to interact. By building common facilities in your EIP, you will make cost savings available to your tenants and create new revenue streams for the park operating company. Some possible components of this EIP Commons include:

An auditorium and meeting rooms suitable for educational/training activities, business meetings, conferences, and community meetings. This could include a learning center operated by a local college or university;

A cafeteria, restaurants, private dining rooms, and a take-out counter;

A health, sports and fitness center;

A library, telecommunications, and audio-visual center;

An EIP visitor center with educational displays on the design and functioning of the park and reports on its environmental and economic performance;

A day-care center;

An emergency response center; and

Offices for firms providing common support services to tenants.

Such a Commons would add to the marketing appeal of your development through the quality of life it offers employees and the savings for park companies. It would enable tenants to reduce their costs of construction and operation and provide abundant opportunities for employees to get to know one another. Newer industrial parks and estates in Asia are including many of these features. Examples include LIMA in Batangas Province, Light Industry and Science Park in Laguna, Philippines, and Eastern Seaboard Industrial Estate in Thailand. We discuss shared services using these facilities in Chapter 10, Management.

2.3 Industrial Facility Design The architectural design of a factory’s building shell and offices is usually isolated from the engineering of its industrial process. Companies building new plants in your EIP can gain major advantages by integrating the many innovations of sustainable architecture and process engineering to include advanced technologies and methods for pollution prevention, energy efficiency, and industrial ecology. For future tenants, the likely benefits of linking the engineering and architectural aspects of facility design will be more efficient and profitable plants, more productive employees, and fewer burdens on the environment. These advantages add to the competitiveness of your development and may translate into additional revenues for the park. We will discuss this integrated approach first, and then the many options for sustainable building design. Some larger companies that you recruit may already be working with more systemic plant design processes. Many smaller firms (and some of the larger ones) may need support to integrate these diverse, and now fragmented, aspects of facility design. Of course, larger companies control their new plant design process in collaboration with major engineering construction companies. They may even have standard facility designs they follow, without much adaptation to local conditions. You need to be sensitive in exploring how your team may support their design process. You can begin setting the context in project recruitment literature and site-visits from prospects. By offering support services and asking the right questions you will discover which companies could benefit from a more integrated approach to design. In most cases plants designed in terms of their local environment will be more effective. Smaller companies locating in your park may contract with your development company to manage their design and construction processes. Or you may offer pre-built space for them. This will place more of the responsibility for design integration upon your team and the consultants and contractors you bring in. The management of the firms will need a clear understanding of the benefits they will gain since design costs may be higher. Some options for supporting more integrated facility design include:

Create a data base of designers and consultants capable of supporting tenants in this integrated approach.

Include consultants in Sociotechnical Systems (STS) methods of designing facilities and work systems for high performance.1

Offer workshops on integrated facility design for tenants' design teams (possibly through university engineering and architecture schools).

Link companies' design teams through an online web site for sharing ideas (chiefly, on their design processes, not results).

Questions of facility design are very specific to the industry and company, often involving proprietary information. The tenants' design teams may feel they have 1 Companies using this approach include Volkswagen Canada, Hoescht Celanese, and Exxon Canada. See Appendix 2, Supplementary Information, for a brief overview.

little to learn from designers who are not in their industry. However, a more integrated design approach enables visualizing the plant as a whole system, with performance of all subsystems optimized together. For instance, operating costs can be lowered significantly by a holistic approach that links office and plant lighting and heating, process heating or cooling needs, and other plant energy requirements. An example of such integrated design is Compaq Computers Austin Texas plant. “Facilities manager, Ron Perkins, learned of the Rocky Mountain Institute and its work on efficiency, particularly lighting and the systems integration of lighting with heating, ventilation, air conditioning (HVAC) and building design. It was, in his words, ‘a critical connection.’ Improved lighting alone in the latest Compaq buildings would have provided savings with a direct 2.7-year payback. But coupling the improved lighting with a better insulated building shell allowed the use of smaller HVAC units, which resulted in zero marginal costs when considering the entire building. In other words, the buildings cost the same as the earlier ones to construct but had significantly lower energy costs. Year after year, these efficient buildings have saved Compaq hundreds of thousands of dollars.” (Romm 1995) Although there are many innovations in sustainable design that are relevant to industrial facilities, there are considerations that place limits on their application. A sustainable construction researcher, Charles Kibert, observes, "A major problem in applying sustainable design to industrial facilities is that technical performance issues in systems and materials are a lot more stringent than those needed for residential and commercial buildings." For instance, the performance requirements for a power plant or chemical process plant, at any scale, make it difficult to base materials selections on a recycled content criterion. The first order needs are safety, durability, and successful operation and maintenance.

2.4 Building Design Buildings, like products, have a life-cycle. Effective design demands attention to the full span of a facility's life. We begin our discussion of building design with a review of what this means for the design process. We then review some major options for the design of energy, materials, and water systems in buildings that have emerged in the last two decades. (Some are actually re-discovered traditional practices.) They contribute to the design of more efficient, less polluting, and more habitable buildings. Industrial facility designers have generally gone further in incorporating energy efficiency than the materials and water options. Architects and engineers have advanced practice in all three areas; principally in office, commercial, and residential building design. The Resources section at the end of this chapter includes a wide variety of organizations and references to help your team gain access to ideas, cases,and designers in all of these areas.

2.4.1 Life-cycle Building Design. For designers the long-term challenge is to consider each stage of a building's life-cycle and to seek an overall plan that balances economic and environmental

needs through all of these stages. Ideally, this design will be backed up by a budget using life-cycle costing to demonstrate the return on investment and life time savings gained by paying the possibly higher initial construction costs. The issues range from constructability to maintainability and finally de-constructability. Recently many integrated methods and tools have emerged to help designers consider these qualities of a building. We discussed these in the early part of this chapter under logistics engineering and other means of achieving integrated design. These methods include support for weighing the trade-offs among the different aims of building design. (Design for environment and analytical hierarchy process methods also support analysis of trade-offs. See Appendix 2.) The following describes a few of the many important environmental factors to design for in planning a building and its production system. Constructability: The traditional questions regarding constructability are can we put it up within our budget and schedule and are our contractors able to do it? In an EIP a design team will also ask what environmental impacts will each design choice impose in terms of the construction process and how can we minimize them? Durability: The objective of conserving environmental and economic resources suggests design for durability. How can our structural, energy, and materials choices enable an optimal life for this building? The quality of structure, materials, and construction must be optimized in terms of the function the building will play. Questions of durability interact with the next concern, flexibility. Flexibility: Building owners will be able to extend the life of the building if it is designed with flexibility, making it easy to redesign, expand, and retrofit as uses and technologies change over time. For instance, William McDonough designed Walmart's environmental demonstration store to enable future conversion into apartments. In an eco-park plant, design should readily enable changes needed to accommodate new materials or energy by-product exchanges. Energy systems design should include the capability for using new renewable energy technologies as they become cost-effective. Use of modular energy system design enables the expansion of both conventional and renewable sources as demand grows. Flexible design enables less durable building components to be readily replaced without impacting more durable structures. Also, some building techniques (such as force-fit, no nails technique) facilitate moving interior walls and reusing building materials. Maintainability: Designers can offer building managers major cost savings through designing to minimize the need for maintenance and to enhance the ease of maintenance. These qualities also increase the durability of structures and components and reduce the possibility of costly production shutdowns. Issues in building design include concern for materials, equipment, components, wires, pipes, inner and outer surfaces, access routes, and the effects of maintenance on the building's inhabitants. Integration of design for maintenance of the building and the manufacturing system is an especially important area. Prevention of failures in either area reduces the likelihood of major losses due to production downtime.

Livability: Designers are giving increasing attention to manufacturing, service, and office space as a habitat for homo sapiens. Important questions include: how do we best maintain quality of air and light? What materials choices will insure a healthy environment? Can co-workers interact comfortably with each other? and Do they have access to a natural environment? These have turned out to be questions whose answers have bottom-line results. Employees are more productive in a livable work space, as demonstrated by projects incorporating such features as daylighting, a good supply of fresh air, and avoidance of materials emitting low levels of toxins. (Romm 1994) Deconstruction: Design for deconstruction seeks a regenerative process at the end of a building's life-cycle. The fundamental question is, how can we recapture highest value from the energy and materials invested in this structure when we take it apart? Possibly the intersection between durability and flexibility offers the most fruitful answers in the planning stage. For instance, modular design of structures and equipment could enable recyling of whole construction units into new projects.

2.4.2 Energy “Rather than isolated collections of components, buildings are integrated systems that interact with their environments. Through effective energy use,“whole” buildings levy the smallest possible environmental impact, while enhancing their users’ comfort and productivity.”— Passive Solar Industries Council, 1998 The costs of operating a building's energy systems over a lifetime may easily surpass its total initial construction costs. This realization has led designers to seek new (and sometimes old) methods for operating buildings with a much higher level of energy efficiency. Utilities with demand-side management programs have offered technical support and loans repaid by savings in energy bills to encourage these innovations. Tools for life-cycle costing2 of energy systems are more highly developed here than in other areas of design. The fields of sustainable architecture and industrial process design have probably advanced further in this realm than any other. Energy is also the area where designers have clearly demonstrated the benefits of systems thinking in planning buildings. Passive solar design for heating, cooling, and daylighting reduces the required size of heating, cooling, and ventilating systems. Co-generation from industrial processes can also reduce HVAC requirements. This suggests the value of a design integrating the building energy systems and its manufacturing processes. 2.4.2.1

A Building's Total Energy Budget

A building consumes energy in two fundamental ways:

Through the operation of its lighting, heating/cooling systems and the equipment needed for the functions performed in it. This is a building's operating energy.

2 Life-cycle costing is a method for determining the savings in building operating costs provided by initial investments in construction for higher efficiency (or other values).

Through the energy embodied in it by the creation, processing, and transportation of all construction materials and building equipment, and by all processes of construction and ultimate demolition. This is embodied (or embedded) energy.

A total energy budget is the sum of these two accounts. What do these distinctions mean for designers? The most significant energy savings in recent decades have come from innovations in operational energy, i.e., application of passive solar heating and lighting, or energy efficient equipment and lighting. Designers need to apply these approaches more broadly, but the next real breakthroughs will be in reducing the energy embodied in buildings. Life-cycle analysis indicates how much embodied energy is necessary to maintain, replace and repair materials over the lifetime of a building, including final demolition and disposition of materials. The more qualitative tools of design for environment may be very useful to support designers wanting to consider embodied energy in their choices. Computer Aided Design programs now often include access to data bases for measuring embodied energy (and other lifecycle data). These enable the designer to determine how materials or process choices impact the embodied energy investment. For instance, how do the energy demands of high-rise complexes differ from those of low-rise structures? What is the difference in embodied energy invested for pouring concrete, using pre-cast concrete, or for putting steel structural forms in place? 2.4.2.2

Energy efficiency

Designers can draw upon a variety of building automation technologies to conserve energy. These include:

Scheduled switching-lights are programmed to turn on or off at prescribed times.

Occupancy sensors detect when space is occupied and only then activate lighting. When space is vacant, lights are turned off. Systems employing this technology can save 30-50 percent over conventional lighting.

Occupancy sensors can also detect when a space is too crowded, which leads to oxygen depletion and carbon dioxide build-up. The sensor signals the ventilation system to provide more fresh air.

Dedicated controllers in HVAC systems enable local adjustment of temperature and air flow to suit the needs of individuals or zones within a building. Users can customize heat, cooling and ventilation, saving energy and increasing employee comfort and productivity.

Integrated HVAC systems can be designed to optimize total system performance. Chiller/heaters can provide simultaneous heating and cooling by recovering waste heat. Load tracking should respond to real space conditioning needs.

Additional means of gaining higher efficiency include the selection of:

Heating/cooling systems that embody heat exchangers, dedicated controllers, and closed-loop cooling towers.

Double-glazed windows with high "R" (insulative) qualities are most efficient. Windows that open aid in ventilation and personal comfort. For passive lighting and heating, install windows with low-E glazing, which permits the sun's visible energy to enter while preventing indoor heat from escaping.

Select insulation with appropriate R values for the climate.

Motors used in industrial processes and building systems offer another major opportunity for energy efficiency. Joe Romm says, “Motors use a vast amount of energy--in the United States, about half of all electricity and almost 70 percent of industrial electricity. Yet motors are unusually inefficient and oversized. A typical inefficient motor uses ten to twenty times its capital cost in electricity each year. Thus high-efficiency motors, new control systems, and systematic process redesign afford tremendous opportunities for energy savings” (Romm 1994) Because of the relatively high energy costs in many Asian countries there are many cases of efficient design and retrofitting of facilities. The Centre for the Analysis and Dissemination of Demonstrated Energy Technologies http://www.caddet-ee.org/ee_tools.htm includes cases and tools for analysis and design. Supersymmetry is a Singapore-based engineering company whose web site describes projects throughout Asia. For OlympiaThai the case included design and oversight of construction for mechanical systems in Thailand's first green office building. Components include super efficient pumping and air handling, triple filtration of outside air, water recycling of condensate, efficient fan coil units, and variable speed drives. A Becton Dickinson Medical Products plant in Singapore underwent monitoring and upgrading of central chiller plant pumps, gaining an energy savings of over 60%. Malaysia Telekom worked with Supersymmetry through a "shared-savings" contract to reduce the operatingcosts of a central chiller plant by more than 50% “at no first-costs to the client.” The Alliance to Save Energy has initiated programs in several Asian countries, including India and China. http://www.ase.org/programs/international/ The Energy Conservation Center in Japan is cooperating in energy-saving and anti-global warming measures on a global scale. It promotes and supports energy-saving activities in developing countries, mainly focusing on policy proposals and technical cooperation. <www.eccj.or.jp/index_e.html 2.4.2.3

Energy Sources

Industrial facilities typically use fossil fuels as the primary source of energy including coal, natural gas, and oil. The efficiency of this use can be increased through co-generation, as discussed above in energy infrastructure. The cost of operating HVAC systems can be cut by using excess heat from the generation of energy or manufacturing processes. 2.4.2.4

Passive solar

Passive solar energy is the renewable energy option for building design most frequently employed so far. Designers are applying this ancient energy technology in state-of-the-art manufacturing, service, and office buildings for lighting and heating. Successful options include:

Sunspaces collect solar heat for the building when it is needed but can be closed off from the building at night or during the summer.

Thermal storage walls absorb heat from sunlight, then slowly release the heat during the evening and night.

Natural air flows cool building spaces on hot days using cross ventilation. Install windows on the windward side that are smaller than those on the leeward side to create a positive air flow.

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Deciduous trees (existing or introduced) shade buildings during the summer and open them to sun exposure in the winter. (Forested areas in the landscaping can reduce temperatures across the whole site.)

Passive solar energy for lighting is known as "daylighting". Test locations and orientation to determine where daylighting can provide a significant portion of a building's lighting needs without heat or glare. Daylighting interiors is practical even on overcast days. â&#x20AC;&#x153;Light shelves" on the outside of a building can bounce light into a room through windows along the ceiling. Reflectors and light tubes are other means of conveying sunlight to work spaces.

2.4.2.5

Active solar

See energy infrastructure above for discussion of applications of active solar energy which may be suitable in facility design at current cost levels. You may also find that active or passive solar water heating is useful at your location. Solar photovoltaics are also a potential source of a backup power supply. Beyond considering such short-term possibilities, the important guideline is to design for flexibility. Plant energy managers should be able to readily incorporate active solar energy sources as the technologies become fully competitive with fossil fuel sources. 2.4.2.6

Fuel Cells

Hydrogen fuel cell technology is likely to evolve fairly rapidly in the next decade, thanks to the major investments in both transportation and energy generation and the competition between suppliers like Daimler and United Technologies. Energy utilities are installing demonstration fuel cell systems in order to start their learning process. While wide-spread application may take the next 20 to 30 years, the technology is now suitable for a backup power supply, a resource critical to many industries like electronics manufacturing and food processing.

2.4.3 Materials Sustainable designers are considering several environmental factors in their choice of materials: embodied energy content and other life-cycle impacts of the material; the source; the recyclability of the material; and toxic content. These factors complement traditional criteria of durability, strength, and appearance. The American Institute of Architects has collaborated with the U.S. EPA in lifecycle analysis of building materials. Results of this analysis are published regularly as installments of the Environmental Resource Guide, organized by the Construction Specifications Institute (CSI) materials categories. The Environmental Resource Guide team is currently working to restructure this data to make it more accessible to designers in the course of their work. The US National Institute of Standards and Technology (NIST) has released this lifecycle analysis (LCA) data together with the rest of the Guide in electronic form on a CD-ROM. Computer Aided Design (CAD) and Design for Environment tools may also be useful to guide materials choices. CAD systems can enable quick reference to life-cycle data bases.

2.4.3.1

Embodied energy

Embodied energy is the total energy required to produce a product, from initial extraction of raw materials to final delivery. Studies of the embodied energy impact of different building materials reveal wide disparities. Production of aluminum requires 70-times more energy than an equal weight of lumber. Steel requires 17-times more energy than wood; brick 3.1-times more; and concrete block 3-times more than wood. (AIA Environmental Resource Guide, Topic. III.A.6.) Aluminum and steel, however, are considerably stronger by weight than an equal weight of wood. The designer should also consider other issues when choosing sustainable construction materials (e.g., durability and recyclability or, is the wood from a certified sustainable forestry source. To minimize embodied energy, materials should be recycled whenever possible and recycled material should be used. Recycling bypasses the most energyintensive steps of manufacturing such as the conversion of ores and feedstocks into basic materials, particularly in metals. 2.4.3.2

Sources of Materials

Sustainable building practice favors the use of material that has recycled content, and/or material that comes from renewable resources. At times the high performance standards of industrial facility design may outweigh these criterion. A wide range of materials have recycled or by-product content such as engineered wood systems, agriboard panels, tiles with recycled tire or glass content, roofing shingles made from recycled plastics and many others. Designers need to use virgin wood products with attention to the renewability of the source. Tropical hardwoods such as mahogany are generally non-renewable. Harvest of such tropical woods leads to rainforest deforestation. Whole logs from old growth forests are still being exported from NW United States and NE Canada. Lumber from these sources should also be avoided. However, some virgin wood products may be ecologically superior to products containing energy intensive recycled material, as in this example from a Native American tribe. Sustainable Forestry An indigenous tribe in Wisconsin, The Menominee, has been practicing sustainable forestry methods since the 19th century. The tribe's lands contain the most biodiverse commercial forest in the state. Out of 25 species that existed in this forest in 1864 only one species, the elm, has been lost from disease. Otherwise the mature Menominee forest looks and functions as it did in its natural condition. The Menominee use selective harvesting and strict management plans to maintain the natural ecosystem, while producing about 30 million board feet of lumber each year. Sustainable forestry methods are being tested in tropical rainforest ecosystems, such as a demonstration project in Palcazu Valley, Peru. The project has been profitable, already producing timber harvests without requiring the devastating

swidden agricultural methods (slash and burn) that are used throughout the rainforests. (AIA. 1993. Environmental Resource Guide, Topic.III.E 11-13) 2.4.3.3

Recyclability

Another environmental factor in material specification is the ability to recycle materials in the construction process and at the end of the building (or component) life-cycle. We discuss means of recycling during construction in Chapter 6. Designers can specify dimensions and forms of materials to make recycling and re-use easier during construction. 2.4.3.4

Non-Toxic Materials

Designers also need to minimize use of materials with toxic content that affect building inhabitants or the surrounding environment. Over 1,000 indoor air pollutants have been measured in buildings. These toxics are in such products as floor coverings, insulation, composite wood products, floor and wall coverings, paints, ceiling tiles, caulks and resins. For example, some carpets and carpet glues contain formaldehyde and paints often contain VOCs (volatile organic compounds). Many suppliers are emphasizing non-toxic alternatives. Benign non-toxic material such as hardwood can be used for floors and walls, ceramic tiling in floors, and steel in some internal structure. Adequate supply of fresh air through HVAC and openable windows mitigates the effects of materials for which there are no functional alternatives.

2.4.4 Water 2.4.4.1

Efficiency

Designers can gain significant savings in water use through equipment choices. Options include low-flow shower heads, faucets, and toilets and electronic sensors or foot-pedals to control faucets. Efficient design of open cooling tower systems should reduce water use and minimize pollution from chemicals used. 2.4.4.2

Recycling/reuse

Design options here include:

Plan dual systems of pipes, separating human wastes from graywater.

Depending upon reuse opportunities, you may need a system to accommodate several grades of water, with equipment or natural means for filtering and processing. Deep soil beds may be sufficient for most graywater.

Passive recovery systems or heat pumps can recapture heat in industrial process water.

Tanks or ponds for capture of stormwater from roofs may be useful in dry regions.

Overall, you will need to design building water systems in terms of actual or potential interchange with other plants at your EIP or with a site-wide water recycling system such as the Thai Eastern Seaboard case described above.

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2009 Northfield Land Development Code (DRAFT)

The following is a summary of materials reviewed within the 2009 Northfield Land Development Code (DRAFT) document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park. Purpose of the Land Development Code The City of Northfield carries out the policies of the comprehensive plan by classifying and regulating the uses of land and structures in the city. The Land Development Code is adopted to protect and promote the public health, safety, morals, and general welfare of the city. More specifically, the purpose of these regulations is to: 1.

Maintain and enhance the community’s small town character

2. Preserve and protect the area’s natural, historic, and cultural resources while providing for improved methods of integrating these resources in the community. 3. Encourage growth in infill locations as the desired location of development with expansion on the edge of the city a secondary priority. 4. Create residential community areas with strong neighborhood qualities including pedestrian-friendly streets, community gathering spaces, and basic commercial needs within walking distance. 5. Encourage the development of neighborhoods that incorporate a variety of housing types to serve the needs of a diverse population 6. Allow for places with a mixture of uses that are distinctive and contribute to the city’s overall vitality. 7. Provide standards and guidelines for continuing strategic growth and sustainable development. 123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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8. Provide for the expansion of diversification of the economic base to assure a strong economy. 9. Promote an ethic of sustainability in all activities to ensure that proposed development and redevelopment will, at a minimum, conserve energy and natural resources. 10. Improve and promote connectivity to better serve residents and to improve the function of the overall street network. 11. Ensure that proposed development is of human scale, primarily pedestrian-oriented to the extent appropriate, and designed to create exceptional streetscapes and pedestrian spaces. 12. Minimize vehicle traffic by providing a mixture of land uses, pedestrian-oriented development, compact community form, safe and effective multi-modal traffic circulation and adequate on- and off- street parking facilities. 13. Protect the rural character of certain areas of the community as identified in the comprehensive plan 14. Encourage vibrancy in the downtown core and fringe areas. 15. Ensure compatibility between different types of development and land uses. 16. Create a comprehensive and stable pattern of land uses upon which to plan transportation, water supply, sewerage, energy, and other public facilities and utilities. Zoning District ED-F The study area sites for the master planning effort are located in Floating Zoning District ED-F (Economic Development Floating District). Purpose The Economic Development Floating District (ED-F) is applied to areas of the city appropriate for employment with an urban campus type character with a focus on sustainable, high quality development that is designed in a way to preserve the cityâ&#x20AC;&#x2122;s natural resources while simultaneously promoting economic development. This district will provide opportunities for corporate administrative offices and medium sized research and development firms to locate in the city. Land uses within the district should be designed to minimize impact on any residential uses by appropriate buffering and overall subdivision design. High standards of appearance and design will be required and maintained with restrictions on outdoor storage and activities with undesirable characteristics. ED-F District Site Development Standards

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1. The minimum lot size shall be 20,000 square feet 2. The minimum lot width shall be 100 feet 3. The front build-to line shall be within 30 to 65 feet of a lot line that is adjacent to a street. 4. The front building faĂ§ade shall occupy a minimum of 60 percent of the lot width. 5. The minimum side yard setback shall be ten feet from a lot line or 20 feet from a side street. 6. The maximum height shall be 50 feet unless authorized by a conditional use permit. 7. More than one principal building may be located on a single lot. Other Development Standards In addition to the standards established for the ED-F district, all development shall be subject to all other applicable standards in Article 3: Development Standards. (Too numerous to summarize here. Refer to Land Development Code â&#x20AC;&#x201C; Article 3: Development Standards) Permitted Uses (P) Permitted (C)Conditional Use Permitted 1.

Permitted Principal Uses A. Agricultural Use Category - Crop Raising and Forestry (P) B. Office Use Category - General Office (P) - Medical or Dental Clinic or Office (P) - Office/Business Service Uses (P) C. Commercial Use Category - Animal Hospital/Veterinary Clinics (P) - Auto Service Stations (P) - Banks or Financial Institutions (P) - Convenience Stores (C) - Day Care Facilities (C) - Drive-Thru Establishments (P) - Parking Lots (P) - Personal Services (C) - Restaurant (C) - Restaurant, Fast-Food(C) - Restaurant, Limited Service (C) - Retail Sales and Service (P)

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D. Industrial, Manufacturing, Research and Wholesale Use - Automobile and Truck Repair, Incl Body Work (C) - Bakeries (Factory or Distribution) (P) - Bulk Storage of Liquids (C) - Distribution Facilities (P) - Industrial Uses (indoors) (P) - Mining Extraction and Aggregate Processing (C) - Research and Development Laboratories (P) - Warehouses (P) E. Public, Institutional, or Recreational Use Category - Indoor Recreational Facilities (C) - Open Space and Conservation Areas (P) - Public Access to Rivers and Streams (P) - Public and Semi-Public Buildings (P) F. Public Facilities, Telecommunications, Utilities Use Category - Essential Services (P) - Public Transit Stations (P) - Regional Pipelines, Utility Transmissions and Relay Towers (P) - Telecommunications Facilities and Antennae (P) - Utility Structures (P) 2. Permitted Accessory Uses and Structures -

Accessibility Ramps (P) Amateur Radio Towers (P) Detached Garages (P) Detached Storage, Utility Sheds, Gazebos, and other similar structures (P) Satellite Dishes (P) Solar Energy Systems (P) Wind Turbines (C)

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2008 Parks, Open Space, and Trail System Plan

The following is a summary of materials reviewed within the 2008 Parks, Open Space, and Trail System Plan document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park. Community Input 1. Preserve the sense of place and livability of the community while accommodating growth and evolving recreational and social trends. 2. There is a shift in adult recreational trends from organized sports (soccer, softball, etc.) to passive/informal activities (hiking, biking, etc.) 3. The greenway corridor is one of the most important aspects of the park system. Maximizing access to the greenway is especially important. 4. Greater focus on developing a comprehensive trail system is needed, especially the greenway-based trails. The trails should be interlinked, attract use for recreation, fitness/health and alternative transportation. 5. Maintaining a working relationship with the colleges is important, especially as it relates to implementing the greenway and trail system plans. Park Use Trends 1. Decreasing participation in nature-based activities: fishing, hunting, wildlife watching, state park attendance, etc. 2. Growing disconnection with nature 3. Barriers to getting outdoors include time, family obligations, work responsibilities, lack of money, weather, bugs, lack of outdoor skills and equipment, lack of knowledge and concerns of safety. 123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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4. Aging population is affecting recreational trends 5. More ethnically diverse population with widely diverse expectations 6. Obesity/health concerns 7. Greater diversity of recreational opportunities available to all age groups 8. Funding issues â&#x20AC;&#x201C; less government aid available 9. Increasing urbanization 10. Technology is competing for peopleâ&#x20AC;&#x2122;s discretionary time and creating more sedentary time 11. Energy costs are rising and limiting peopleâ&#x20AC;&#x2122;s willingness to travel far for recreation 12. climate change is impacting our natural resources and weather Active Living/Design for Health Movement 1. With obesity rates and other health risks associated with inactive lifestyles on the rise, well-designed and located parks, open spaces, and trails are proving increasingly more important and beneficial to society in terms of promoting physical health and economic prosperity. 2. Well planned and designed parks, open spaces and trails enhance perceptions of quality of life, social well-being and general mental health. Objectives 1. Use parks, open space and trail corridors as major factors in shaping development. 2. Maintain and enhance the natural character and qualities of the community by providing parks and natural areas. 3. Provide uninterrupted hiking and biking trails throughout the community. 4. Provide trail connections to adjacent townships. 5. Safely protect park and trail users from development and associated vehicular traffic. 6. Preserve significant natural resources as open space.

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7. Ensure sustainable and desirable natural resource areas and ecological systems are protected and managed. 8. Provide a diversity of recreational opportunities throughout the parks, open space and trails system. Park and Open Space Plan 1. New neighborhood parks may be required in newly annexed areas in the City. 2. There is a great opportunity to blend neighborhood parks into the greenway system in the annex areas. 3. Site selection for new neighborhood parks: -

3 acre minimum, 5 acres preferred. Centrally located Balance between developable open space and natural areas Provide pedestrian access via trail/sidewalk system Connect to greenway to expand sense of space.

4. Design of neighborhood parks should be tailored to the neighborhood being served. Natural Greenway Corridor â&#x20AC;&#x201C; A System of Public and Private Lands The proposed regional greenway and trail system is located on each of the two business parks sites and connects these sites to other community destinations and neighborhoods. 1. The natural greenway corridor is defined as a connected system of protected natural areas and cultural resources accessible for human use. 2. Serves to protect, preserve and enhance natural open spaces and maintain connections between these areas. 3. Emphasizes protection and restoration of high quality resources 4. Seeks to balance protection of the health and function of natural areas with providing human access for recreation, education, and non-motorized transportation. 5. Allows for incremental growth, with connections to neighboring communities and nearby natural and cultural resources being top priorities. 6. Protecting portions of privately-owned land as permanent open space will occur through managed collaboration and negotiation with developers and land owners as land is developed.

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7. The natural greenway corridors identified in the Greenway System Plan illustrate general alignments. Specific alignments and areas dedicated for greenway should be developed through the master planning and development process. Model Guidelines for Greenway System 1. The overall greenway corridor width is suggested at 500’ or more minimum width. 2. The corridor should consist of the following subset of areas: A. Natural Resource Enhancement Zone - Represents the outer edges of the greenway corridor - 50’ or more average minimum width desired. - Width may vary depending on infiltration requirements for managing stormwater B. Natural Resource Conservation Zone - 50’ or more average minimum width desired when no trail is present. - 100’ or more average minimum width desired when trail is present. C. Natural Resource Protected Zone - Width varies - Center of greenway corridor - Natural landscape buffer Trail System Plan 1. Develop an interlinked system of high value trails throughout the city that connect with adjoining communities and the state trail. 2. Provide reasonable trail access to the natural resource amenities within the community. 3. Provide an appropriate level of universal accessibility to trails throughout the system. 4. Trails should be designed for safety, convenience, recreation, fitness and alternative transportation opportunities. Trail Types 1. Destination trails – paved trails for walking, jogging, bicycling and in-line skating located within a greenway, open space, park, parkway, or designated trail corridor.

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2. Linking trails - trails that emphasize safe travel for for walking, jogging, bicycling and in-line skating to and from parks and around the community. Most often located within right of ways or utility easements. 3. Sidewalks â&#x20AC;&#x201C; emphasize safe travel for walking and jogging within residential areas and business districts and to/from parks and around the community. Most often located within road rights of way. 4. Natural trails â&#x20AC;&#x201C; commonly used in areas where natural tread is desired and harmony with the natural environment is emphasized. Use is limited to hikers and joggers. 5. On-road bikeways â&#x20AC;&#x201C; Bike routes and lanes are on-road facilities that primarily serve fitness and transportation bicyclists and in-line skaters.

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2008 Northfield MN Energy Task Force Recommendations“An Action Plan for Northfield Area Energy Sustainability”

The following is a summary of materials reviewed within the 2008 Northfield MN Energy Task Force Recommendations “An Action Plan for Northfield Area Energy Sustainability” document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park.

The Northfield Energy Task Force (NETF) was established by the Northfield City Council in 2007. The Task Force was charged with the responsibility of providing recommendations regarding energy challenges. The NETF was given a one-year term to respond to the following charges: Charge One: Assess opportunities to develop local energy efficiency and clean energy projects that will a) protect the community from future energy price and supply instability, b) enhance local economic development, and c) provide local, regional and global environmental benefits. Recommendations: 1. Lead clean energy projects and model energy conservation/efficiency efforts within the community to create social norms of energy conservation/efficiency for all. 2. Direct city staff to consider climate, energy, environmental, economic, and social impact of all decisions using life cycle analysis and monetary impact analysis. Life cycle analysis should include social cohesion and dislocation, community resiliency and vulnerability, physical, economic, environmental, security, energy, and climate assessment. Monetary impact analysis would include financial cost/benefit analysis and consideration of available funding resources.

123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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3. Develop local policies and initiatives that help create demand for green collar occupations through public sector investments and incentives and requirements that drive private sector investments. 4. Create a permanent Energy Commission reporting directly to the City Council. 5. Set up a 1-Stop-Shop for energy and staff it with a professionally qualified energy coordinator. 6. Create/expand city policies, ordinances, plans and guidelines. Charge Two: To assess the efficacy of creation of a municipal electric utility or special energy district in achieving Charge One. Recommendations 1. The city should not pursue a municipal utility at this time of economic uncertainty because the costs for this project are so great. 2. Work with key stakeholders to ensure that any new industrial park be powered by renewable energy, be developed using best environmental practices, and attract green businesses of many types. 3. Work toward establishing a special energy district for high efficiency combined heat and power (CHP) and cooling that would service existing industrial and institutional users. Charge Three: To recommend citywide target greenhouse gas emissions reductions to fulfill Milestone 2 of the City’s commitment to the Cities for Climate Protection Campaign (CCPC). Recommendations: 1. Set significantly more aggressive targets for Northfield and the surrounding, partnering townships such as a) “Carbon-Free by 33” (100% reduction by 2033), b) 15% reduction by 2013, and c) 50% reduction by 2028. 2. Begin annual measurement/inventory update immediately. Inventory results for the previous calendar year should be reported no later than June 30 of each year via the City website to the EQC, to the City Council, and to the public. Charge Four: To develop an action plan to meet the CCPC targets identified in Charge Three and report to City Council by the end of may 2008. Recommendations:

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1. Use local government policy tools to facilitate achievement of CCPC targets listed in Charge Three. 2. Recommend a Climate Action Plan of 10 items.

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2008 Comprehensive Plan

The following is a summary of materials reviewed within the 2008 Comprehensive Plan document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park.

Goals and Objectives 1. Vision Statement Northfield values its unique heritage as a mill and college town, and will reflect its community identity by preserving its historic and environmental character, and enhancing its quality of place through a progressive and sustainable development pattern. 2. Protect and preserve significant natural and agricultural resources, and environmentally significant areas. 3. Diversify and expand Northfieldâ&#x20AC;&#x2122;s economic base. 4. Reduce reliance on the colleges as the economic drivers of the community. 5. Ensure the long term viability of downtown Northfield. 6. Maintain the Northfield community character. Create design standards that will ensure new development is in accord with existing character. 7. Enhance the relationship between the community and the colleges. 8. Promote sustainable development practices â&#x20AC;&#x201C; conserve energy, reduce reliance on the automobile, promote healthier lifestyles and encourage green building techniques. 9. Plan for strategic growth. 123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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10. The natural environment will be protected, enhanced and integrated into the community. 11. Promote multiple modes of transportation. 12. Promote a high quality of life by providing a balanced and sustainable system of parks, trails and open spaces. 13. Plan for and prioritize the development of community facilities to provide benefit to the residents of Northfield. 14. Promote economic development by supporting existing businesses, retaining and attracting talent, aggressive business recruitment and by increasing the availability of commercial and industrial land. 15. Provide affordable and diverse housing options. 16. Places with a mix of uses that are distinctive and contribute to the city’s vitality are preferred. 17. Protect the rural character of certain areas within the community. 18. Streets should be a safe and attractive public realm. 19. Enhance the connectivity between neighborhoods and community destinations. 20. Create opportunities to bike and walk throughout the community. Demographic Composition 1. Over 150 year old community. 2. Population growth rate relatively consistent at 18% per decade since the 1950’s. 3. College students (ages 18 – 24) make up 28% of Northfield’s population. 4. Approx. 90% of Northfield’s population is white, non-hispanic. 5. Northfield has a lower per capita income than that of either Rice or Dakota Counties and the State of Minnesota. Much of this can be attributed to the high numbers of student population. 6. Northfield has a high level of educational attainment. 43% of the population age 25 and older hold a bachelor’s degree.

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7. Nearly half (45.7%) of all Northfield residents are employed in education, healthcare or social services. Manufacturing is the second largest employer (10.9%) 8. In 2000, 21% of Northfield residents commuted to work. This is a relatively low number compared to 50% commuters in Dakota County. 9. Like most of the state, Northfield’s population is expected to age and household size is expected to decrease as the Baby Boom population ages. Community Identity 1. Northfield gets much of its identity from its location along the Cannon River, its historic downtown core, the college campuses and its surrounding rural landscape. 2. Future development should be considerate of the elements that have historically defined Northfield’s small-town character, agricultural heritage, local architecture, and traditional pattern and form of the community. 3. The history and the potential future of the railroad are key identity elements. 4. The unique character of the built environment includes minimal setbacks which creates a vibrant streetscape. 5. Development patterns should respect the historic street, lot and block patterns. 6. Northfield’s gateways into the community are not cohesive and do not reflect Northfield’s character. 7. Northfield has a variety of public spaces that contribute to the overall character of the community. These are especially important to the community identity as they host a variety of public events and festivals. 8. An important aspect of Northfield’s identity is its social capital: a high percentage of people supporting, creating or teaching arts and culture. However, arts and culture programs are lacking a central hub or physical space. 9. Northfield is well recognized for its educational institutions. The presence of the two colleges enhances the local school system and the general richness of community life. The campuses are excellent examples of pedestrian friendly environments and use of open space. 10. Objectives and strategies: A. Continue to preserve Northfield’s rural heritage. - Maintain the rural character of roadways on the edge of the community.

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Ensure that new development is compatible with the natural and manmade environment.

B. Strengthen downtown as an historical and cultural center of the community. C. Preserve historic sites and structures. D. Encourage a traditional development pattern. - New development should be compatible with the existing grid network. - Provide a mix of uses. - Contribute to the public realm - Create complete streets with trees, sidewalks, etc. - Orient buildings to the street with minimal setbacks. - Encourage architectural styles and scales consistent with overall community identity. E. Improve the entry points (gateways) into the community - Include attractive landscaping and public art. - Work with MnDOT to incorporate traffic calming and safe pedestrian crossings along Hwy 19. F. Continue to host and sponsor local arts and cultural activities and festivals. G. Continue to support local schools and colleges. Land Use 1. Enhance the small town character. 2. Protect, enhance and integrate the natural environment into the community. 3. When new growth occurs on the edge of the community, plan for growth patterns which minimize infrastructure and community services. 4. Promote environmentally sensitive and sustainable development practices. 5. Places with a mix of uses and contribute to the cityâ&#x20AC;&#x2122;s overall vitality are preferred. 6. Neighborhood serving commercial should be small scaled and integrated into the residential context. 7. Promote a wide range of housing choices. 8. Protect the rural character of certain areas within the community. 9. Streets should be a safe and attractive public realm.

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10. Enhance the connectivity between neighborhoods, community destinations and commercial areas by providing trails, sidewalks and bikeways. 11. Create opportunities to bike and walk throughout the community. 12. Encourage compact development patterns. 13. Guide new commercial development in a mixed-use pattern. 14. Orient commercial buildings to shape and define the streetscape. 15. Provide adequate open space and public gathering spaces. 16. Create architectural and site controls for development along Highway 19 in order to present a high quality image for the character of the city. 17. Provide locations that facilitate economic development opportunities. 18. Improve transportation choices and efficiency. Environmental Resources Topography 1. The Cannon River Valley is the dominant topographical feature in Northfield. The river forms the low point of the community but various high points are spread along the length of the river and certain hillsides and tributaries feature steep slopes. Soils 1. Agricultural soils maintain a moderate to high level of productivity. Soils in the valleys and low areas with steeper slopes may have a limited building suitability. Water Resources 1. Aquifers provide the groundwater for the city and surrounding areas. 2. Northfield is part of the Cannon River watershed, consisting of four subwatersheds â&#x20AC;&#x201C; Spring Creek, Rice Creek (Spring Brook), Heath Creek and Lincoln Waterway. 3. The Cannon River and Rice Creek are waterways protected by the Minnesota DNR. 4. In 1980, the Cannon River was added to Minnesotaâ&#x20AC;&#x2122;s State Wild & Scenic Rivers Program. â&#x20AC;&#x201C; in order to protect rivers with outstanding natural, scenic, geographic, historic, cultural and recreational values.

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5. Rice Creek is one of the last remaining cold water native trout streams in Minnesota. It provides the habitat for Brook Trout, the native trout species in Minnesota. 6. Primary threats to the Rice Creek trout habitat are agricultural practices and future development â&#x20AC;&#x201C; including surface water runoff containing excessive sediments, pesticides, or fertilizers, and an increase to the speed volume or temperature of runoff water. 7. In 1997, the Cannon River Watershed Partnership began working on ways to preserve and protect the Rice Creek watershed. Natural Communities Several unique and important natural features in the community were identified in a Natural Resources Inventory (NRI) including the following: 1. High quality floodplain forests along the Cannon River 2. Good quality maple-basswood and oak forests along the stream corridors, especially Heath Creek. 3. Rice Creek trout habitat. 4. Limestone cliffs along Heath Creek. 5. Numerous scenic overlooks 6. Cannon River 7. Open space areas on the campuses of St. Olaf and Carleton College. Additional Environmental Issues 1. Resource conservation 2. Reduction of waste materials. 3. Hazardous waste, air quality and noise pollution controls Current Protection Programs 1. Environmental Quality Commission 2. NPDES MS4 Permit

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3. Organic pest management policy 4. Tree preservation policy 5. Well head protection program 6. Leadership in Energy and Environmental Design (LEED) standards for public facilities. 7. Greater Northfield Greenway System Action Plan 8. Other tools and strategies for protecting environmental resources: -

Fee simple acquisition Conservation or preservation easement Purchase of development rights Overlay zoning Transfer of development rights Bonus/Incentive zoning Clustering Performance based zoning Streambank setback or resource protection zones Urban growth boundaries

Goals and Objectives 1. Develop a city-wide sustainability plan 2. Protect and enhance environmentally significant areas. 3. Protect and enhance water quality. 4. Conserve energy in public and private sector developments. 5. Promote the reduction of solid waste generated. 6. Minimize the negative consequences of hazardous materials. 7. Maintain or improve air quality. 8. Minimize negative noise impacts. 9. Increase the density of the communityâ&#x20AC;&#x2122;s urban forest. 10. Reduce contributions to climate change.

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Parks and Recreation 1. Implement a cohesive, effective and efficient comprehensive park system plan. 2. Provide residents with parks and natural areas for recreational uses, protection of the natural environment, and visual/physical buffering of land development as a means to maintain the sense of place, ambiance, appearance and history of the community. 3. Provide residents with a high quality, interconnected trail system for recreation and transportation as a means to tie parks and open space together. 4. Provide for the preservation and conservation of ecological systems and natural resources within the city. 5. Maximize the park and recreational opportunities available to residents of the community. Community Facilities 1. Community facilities are important contributors to the small-town, pedestrianfriendly, neighborhood environment that makes Northfield unique. 2. Community gathering areas should be integrated into new developments to promote opportunities for social interaction and public events. 3. New facilities should reflect the character of the existing neighborhood. 4. Any new facilities should be built environmentally responsible and energy efficient. Economic Development 1. Promote economic development by supporting existing businesses, attracting and retaining talent, aggressive business recruitment and by increasing the availability of commercial and industrial land. 2. Reposition Northfield to be more competitive in its economic development initiatives in relation to the Twin Cities, the Rochester corridor and the surrounding communities. 3. The 2006 Economic Development Plan describes 3 priority strategies for the community: -

Diversify the economic base Maintain Northfieldâ&#x20AC;&#x2122;s sense of place

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Attract and retain talent

4. Making land available for commercial and industrial development can lead to quality employment opportunities, increased tax base and ancillary businesses that support existing businesses. 5. Expansion of the commercial and industrial base is important to sustain the overall health and vitality of the Northfield community. 6. Promoting the expansion of new commercial and industrial sites in Northfield should detract from the vitality of downtown retail and businesses. 7. The growing relationship between higher education and economic development and the opportunity presented by St. Olaf and Carleton Colleges makes the attraction and retention of college graduates the most promising strategy for developing Northfieldâ&#x20AC;&#x2122;s talent base. 8. Provide affordable housing for those who wish to work and live in the community. 9. Minimize barriers to retention and expansion of existing businesses in Northfield. 10. Offer leveraging financial tools to strengthen businesses and promote business expansion. 11. Promote development patterns that emphasize pedestrian scale, minimize building setbacks, ensure public health and safety and discourage large parking areas in front of buildings. 12. Target the retention and recruitment of those industries that have the highest potential for success in Northfield: -

Logistics Specialty manufacturing Environmental technologies Healthcare and medical Profession and technical services Information technology

13. Seek opportunities for Northfield Hospital to be a stimulus for economic development. 14. Target small business incentive programs. Housing

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1. Provide housing for all who live and work in Northfield. 2. Green technology, environmental considerations and strong neighborhood qualities should be combined to provide a safe, secure and pleasing living environment. 3. 56% of Northfieldâ&#x20AC;&#x2122;s housing stock is single family detached units. 9% of existing housing stock in 2000 was attached housing. 4. The fastest selling type of housing in Northfield in 2000 was attached twin homes. This was consistent with much of the metro area. 5. Housing costs continue to be a concern in Northfield. Providing affordable housing options is important for people who live and work in Northfield. 6. The lack of affordable housing for lower wage and single workers may explain why there has been a â&#x20AC;&#x153;leakageâ&#x20AC;? in the housing market to more affordable towns nearby. 7. Provide alternative housing types and styles, including mixed-use neighborhoods, accessory units, apartments and other innovative approaches to housing. 8. Establish standards for compact residential development and intensified land uses. 9. Provide housing that is accessible to community resources such as jobs, commercial districts, bike and pedestrian paths. 10. Establish standards for green building techniques. Implementation 1. Involve a wide variety of stakeholders in the implementation of the recommendations set forth in the Comp Plan. 2. Monitor and evaluate implementation. 3. Provide resources for implementing the plan. 4. Develop appropriate regulatory tools to implement the plan. 5. Establish metrics for success.

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Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2007 St. Olaf Non-Core Lands Study

The following is a summary of materials reviewed within the 2007 St. Olaf Non-Core Lands Study document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park. Mission Quantify the value of the college’s non-core lands and identify the highest and best uses for the property. Parcels For the purposes of this report, the non-core lands exclude the college campus itself and the “natural lands” located immediately adjacent to the campus and south of North Ave. The noncore parcel most significant to the 3rd Business and Industrial Park master planning effort is Parcel D, an 80 acre site located immediately to the west of Northfield Hospital and north of North Ave. Findings 1. Parcel D’s estimated land value = $2,200,000 - $4,000,000 2. The study recommends any development efforts undertaken by the College focus on Parcel’s D or C. It is also recommended that the College place restrictions on any potential development, either in the form of deed restrictions or restrictive covenants on the sale of any lands or in the form of restrictions within a ground lease of the land. Interviews 1. Issues raised in meetings with the Board of Regents - Educate students - Increase the endowment (as a way to further the goal of educating students) 123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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Be a responsible member of the Northfield community

2. Issues raised in meetings with the City of Northfield - Increase the tax base through the creation of a business/industrial park - Maintain the downtown and preserve the character of Northfield - Engage St. Olaf and Carleton Colleges better by attracting and retaining alumni and recent grads with jobs in Northfield and finding industries that align with the colleges. - Capitalize on the fiber optic capacity of St. Olaf and Carleton Colleges 3. Issues raised in meetings with the Faculty and Staff - Parcel F and the Heath Creek area was considered a precious resource and should not be developed - Any action should clearly express the College’s commitment to the environmental studies program and sustainability - Parking is a campus wide problem and should be addressed with any changes to the surrounding lands. - The rural nature of the College and views from the main campus should be considered in all plans. 4. Issues raised in meetings with the Northfield Hospital - Concern that the hospital is an “island” surrounded by farm fields and frustration that adjacent St. Olaf land has not been developed. - Hospital president was under the impression that the “Ole Village” was going to be developed and provide both the loop utilities and the second access road (connecting Parcel C to Cedar Ave.) that the hospital needs. - The hospital favors the development of parcels C and D. 5. Issues raised in meetings with the State Representative - Rep. Bly expressed a concern that Hwy 19 needs improvements, however any work on Hwy 19 may not be funded for 10 years or more. - If St. Olaf were to develop non-core lands, Rep. Bly would prefer to see the land utilized for renewable energy such as biofuels research and development or as a location for a larger, more environmentally responsible company. Community Forums 1. Concerns in the community forums revolved around the following topics: - Maintain a continuous habitat or ecological corridor - Importance of land as an educational resource - St. Olaf’s image as a rural campus - The aesthetic, tranquility and perceived safety that the open buffer provides - The type of development that may take place, ie. retail, industrial, etc. 2. Majority of students would like land to remain as open farm land.

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3. If the lands were to be developed, students would prefer to see development concepts related to biofuels, research, a biotech research park, a â&#x20AC;&#x153;greenâ&#x20AC;? business park, and other education related uses. 4. Overwhelming opinion in community meetings was that the lands should be preserved as agriculture and open land. Parcel D If St. Olaf should decide to develop Parcel D, they should evaluate the targeted business based on: 1. Potential job or research opportunities for students 2. Synergy with St. Olafâ&#x20AC;&#x2122;s mission and goals 3. Sustainability practices Recommended industries: 1. 2. 3. 4.

Environmental technologies Professional/technical services Information technologies Healthcare/medical

Creative Solutions for Land Planning and Design

Hoisington Koegler Group Inc.

MEMORANDUM Date: To: From: Re:

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK

November 6, 2009 Jody Gunderson Jeff McMenimen Project Inventory

2006 Comprehensive Economic Development Plan

The following is a summary of materials reviewed within the 2006 Comprehensive Economic Development Plan document. The materials summarized will have an influence on the master planning effort for the Northfield 3rd Business and Industrial Park. Community Assessment Strengths 1. 2. 3. 4.

Highly educated workforce Authentic downtown Presence of St. Olaf and Carleton Colleges Growing healthcare sector

Weaknesses 1. Lack of industrial space and land resources 2. Low rates of retention of graduates Opportunities 1. 2. 3. 4.

Riverfront development Medical and related industries Business expansion out of Minneapolis/St. Paul Expansion of existing businesses

Threats 1. Suburbanization of Northfield 2. Loss of independent retail downtown Economic Development Strategies

123 North Third Street, Suite 100, Minneapolis, MN 55401-1659 Ph (612) 338-0800 Fx (612) 338-6838

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1. Diversify the economic base A. Make land available for business expansion - Update information on preferred development sites - Determine level of city involvement - Engage development community - Develop area plan - Position property as “blue ribbon” project - Develop marketing and recruitment strategy B. Concentrate on the needs of existing businesses - Enhance business retention and expansion (BRE) program - Support small business development C. Implement a targeted industry recruitment strategy - Build awareness among decision makers in target industries - Build awareness among corporate site selectors - Establish written incentives policy D. Raise awareness of Northfield in the region - Develop media strategy - Enhance Northfield Chamber’s Ambassador efforts - Leverage conferences and networking opportunities E. Explore options for leveraging existing fiber network - Create task force - Issues request for proposal 2. Maintain Northfield’s quality of place A. Maintain and enhance the existing downtown - Activate the Cannon River - Increase density of uses downtown - Encourage downtown housing B. Develop coordinated retail strategy - Formalize retail working group - Compile existing data on the downtown retail market - Identify appropriate retail prospects - Link retail and tourism C. Re-define Northfield’s relationship to its neighbors - Identify best practices - Form Rice County working group 3. Attract and retain talent A. Increase connection with current and former students

Project Inventory

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Explore mechanisms for re-capturing Carleton and St. Olaf alumni Engage current students

B. Continue to engage leadership of colleges in economic development - Encourage joint participation - Explore best practices for economic development and higher education C. Increase range of housing options - Support current programs - Work with major employers to document scope of housing issues. - Work with HRA to identify additional programs - Review existing ordinances D. Create entrepreneurial and innovative startup opportunities - Form virtual incubator - Expand use of the capital investment fund - Engage higher education in this strategy - Create an innovative and entrepreneurship task force - Leverage state and federal funding - Host design competitions underwritten by local companies - Provide stipends to promising engineers and students in the region E. Take steps to integrate cityâ&#x20AC;&#x2122;s growing Hispanic/Latino population - Increase understanding of the Hispanic/Latino population - Address systemic issues most closely tied to economic development Target Industry List The following industries were identified as having the highest potential for success in Northfield: 1. Logistics Firms involved in moving goods from producer to consumer in the most efficient manner. More sophisticated than warehousing and trucking activities in the past. 2. Specialty Manufacturing Firms requiring IT capacity for manufacturing and paying above average wages for technical skills. Markets are specialized and emphasis is on design over production. 3. Environmental Technologies Products and processes which are environmentally beneficial or benign. Includes industries such as renewable energy, sustainable building products, pollution control equipment, waste management, and remediation services. 4. Healthcare/Medical

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Activities range from direct patient care to diagnostic services to medical research. 5. Professional/Technical Services Includes a variety of occupations: attorneys, accountants, marketing and advertising, architects, and engineers, testing and R&D. 6. Information Technology Includes firms that produce, transmit, or process data. Examples include publishing, software, broadcasting.

Warehouse: Development/Design Trends & Quality Issues Michael Russell 11/30/09

Warehouse: Development/Design Trends & Quality Issues I.

Development & Design Trends

II.

Quality Issues

III.

The Kind of Buildings Users Are Looking For Today

Development & Design Trends

Development & Design Trends 1.

Entitlements y y y y y y

Building Fenestration & Articulation Landscaping Roof Screening Service Area and Loading Dock Screening Traffic Wetlands & Environmental Impacts

Water Quality y y y

Detention (slow flow of water off site) vs. Retention (hold water on site in ponds) Pre-Treat water run-off before discharge Surface drainage minimum 1% slope (even if local codes allow less)

Development & Design Trends 3.

Brownfield Development y y y

Prior Use of Property Remediation Issues Ground Water Contamination (Regional or Site Specific)

Incentives y y y y y y y

State, local and property tax abatements/exemptions Income tax credits and grant programs for job creation Low interest loan programs Enterprise zone benefits Impact fee rebates/exemptions Infrastructure assistance Employee recruitment, training and relocation assistance

*Approvals are becoming more regulated, stringent and technical, and longer lead times are required for project approvals and entitlements, especially in major metropolitan areas

Development & Design Trends 5. Sustainable Design â&#x20AC;&#x201C; LEED Buildings y Worldwide: y Approx. 2,270 LEED certified projects / approximately 65 are industrial y Approx. 17,700 LEED registered projects / approximately 530 are industrial y LEED rating system specific for distribution centers in early development y Best practices: y Air-tight building construction y High efficiency lighting systems y Day-lighting y Recycled and locally sourced materials y High-reflectance roofing y Low-usage water systems and landscaping y Brownfield redevelopment

Development & Design Trends y Requires more documentation through design and construction y Financial implications: y Adds 1% to 3% to initial project costs y Operating costs reduced through energy, water savings y Studies show LEED office buildings obtain higher rents and sales prices, lower vacancy; no study done to date on industrial LEED facilities

Development & Design Trends High Efficiency Lighting Upside:

30-75% lighting energy savings

Downside:

upfront cost

Products:

T5 or T8 lighting in conjunction with photo cells and motion sensors

Cost:

Avg. premium of $0.26/SF on new build Avg. cost of $1.09/SF on retrofit

Payback:

1-2 years on new build 3-5 on retrofits

Utility Rebates: vary by utility

Quality Issues

Quality Issues 1.

Site Coverage (FAR) y y y y

Formula: (Building SF) divided by (Site Area in SF) Typical FAR Range: 30% to 50% Function of site geometry, topography, natural features at the site and easements Resist temptation to over-work site at the expense of parking, truck court or truck access

Site Grades y y y

Balanced site? Do not allow site finish grades greater than 7% Check elevations required for flood plain, storm drain and sewer inverts

Quality Issues 3.

Soils y y y y

Understand PVR (potential vertical rise), do not exceed 1” Soil composition and usability critical Make sure project team understands geotechnical consultant’s recommendations and requirements Ensure structural engineer followed and used those recommendations in building design

Paving Design y y y y y y

Require design to provide for 15 year design life – need estimated truck trip counts and truck loads Minimum 60’ concrete truck apron at truck docks Heavy duty asphalt paving at truck drives and maneuvering areas Light duty asphalt paving at automobile parking areas Provide concrete landing gear (dolly) pad aprons for trailer parking areas Specific Markets – Concrete Paving

Quality Issues 5.

Slab Design y y y y y y y y

Minimum 6” thick, 4,000 psi/550 flexural Minimum Floor Flatness/Levelness Rating: Ff=35 Fl=25, with minimum local values of Ff=25 Fl=15 With taller clear height buildings, consider slab thickness (for higher concentrated loads) and flatness/levelness (for rack vertical alignment) criteria in design Reinforced with rebar: #3 at 16” on center each way Smooth or plate dowels at all construction joints Control joints at maximum 15’ spacing Use a “penetrating” floor sealer Use vapor barrier under slab areas to receive floor coverings, or in high groundwater locations

Roofing y y y y

Types: BUR, EPDM, TPO to meet local code, climate and market conditions Insulation to meet energy code minimums per location Warranties and Guarantees Penetrations: All roof penetrations are potential leaks

Quality Issues 7.

Dock Doors & Equipment y y y y

Fire Protection System y y y y y

9â&#x20AC;&#x2122;x10â&#x20AC;&#x2122; dock doors with high cycle springs Levelers with bumpers Seals/Shelters Canopies in wetter climates ESFR (Early Suppression Fast Response) Municipal water source and pump requirement Design system to eliminate in-rack sprinklers if possible Use minimum schedule 10 piping Check for and pre-treat water for biologic (micro-organism) corrosion

Electrical y y

Ensure main electrical service size is large enough for initial plus future use as much as possible Warehouse interior lighting has changed from predominantly Metal Halide to motion controlled Fluorescent (higher initial cost, lower energy consumption over time)

The Kind Of Buildings Users Are Looking For Today

The Kind Of Buildings Users Are Looking For Today Building Types

1. A. B. C.

Flow-Through (Cross Dock) Front Load Rear Load

The Kind Of Buildings Users Are Looking For Today A. Flow-through (Cross Dock)

Conventional Flows

Flows Outbound

Storage

Flows Inbound

The Kind Of Buildings Users Are Looking For Today B. Front Load

Flows Inbound

Storage

Flows Outbound

The Kind Of Buildings Users Are Looking For Today C. Rear Load

Flows Flows Outbound Inbound

Storage SF

The Kind Of Buildings Users Are Looking For Today 1. Truck Court Depths and Maneuvering Areas y y y

Minimum 130’ deep truck courts (60’ concrete truck apron, 70’ heavy duty asphalt) Do not use fronting streets for truck maneuvering Design site truck circulation so truckers can back trucks in over their left shoulders (for easier sight lines)

2. Trailer Parking Stalls y y y y

Typical trailer parking stall is 12’x55’ Trailer stall ratios can vary from 1 Space per 10,000 SF to 1 Space per 1,000 SF Trailer stalls are usually required on larger flow-through (cross dock) distribution facilities (not as critical or in demand on rear or front load facilities) Can be utilized by customers for “buffer” storage of goods

3. Fire Department, Car and Truck Site Access y y y

On single or multiple building projects, make sure truck access is part of primary planning criteria Good site planning and design minimizes truck traffic crossing or co-mingling with car or pedestrian traffic Many fire jurisdictions are now requiring paved fire truck access on all four sides of these facilities

The Kind Of Buildings Users Are Looking For Today 4. Inside Building Clear Height y y y y

Building Column Bay Spacing y y y

Typical Building Clear Height 1995: 24’ Typical Building Clear Height 2009: 32’ to 36’ Clear height measured inside first storage bay or at building eave? Taller clear heights require focused floor load (structural), fire sprinkler, lighting and racking design considerations Typical Column Bay Spacing 1995: 40’ x 40’ Typical Column Bay Spacing 2009: 50’ x 50’, 52’ x 50’ with 60’ dock staging bays Today’s customers require many variations, no “one size fits all”

Truck Dock Doors y y

Typical dock door ratios vary from 1 Dock Door per 20,000 SF to 1 Dock Door per 5,000 SF Most Common Dock Door Size: 9’ x 10’

The Kind Of Buildings Users Are Looking For Today 7. Dock Equipment y y y

Fire Protection y y y

Dock Equipment 1995: 1/3 to 1/2 of truck dock doors fitted with levelers and seals, remaining dock doors fitted with dock bumpers only Dock Equipment 2009: All truck dock doors fitted with levelers and seals Pit-type levelers preferable to sill mounted edge-of-dock levelers

ESFR (Early Suppression Fast Response) sprinkler systems are preferred because they cover a wider variety of warehouse storage protection needs without in-rack sprinklers ESFR sprinkler systems work in buildings with roof deck heights of 45’ or less Building roof deck height and top of product storage inside the building dictate ESFR sprinkler head design (K-14, K-17 or K-25), operating pressures and decision tree on in-rack sprinklers

Warehouse Lighting y y

Typical Warehouse Lighting 1995: Metal Halide or HPS Light Fixtures to 20 Fc average maintained lighting level (measured at 30” above the floor) Typical Warehouse Lighting 2009: Fluorescent Light Fixtures at 25 Fc to 30 Fc average maintained lighting level (measured at 30” above the floor), Most with Occupancy Sensor Control

The Kind Of Buildings Users Are Looking For Today 10. Rail y y y

Static or Reduced Demand for Rail Served Facilities More focus on facilities with close proximities to Intermodal access Rail providers are more focused on high volume Intermodal business and less on low volume rail car users

11. Roofing y Historically built-up and single-ply black EPDM roofing systems are common y Trending toward single-ply white TPO roofing systems Cost is becoming more competitive White membrane provides solar reflectivity and LEED benefits Mechanically attached roofing systems weigh less than Ballasted roofing systems, and provides for more efficient structure y Comparable warranties to BUR and EPDM y y y

12. Ventilation y Building ventilation often dictated by local codes, however code required ventilation does not provide enough air movement for employee comfort y Trends developing for employee comfort: y y

Spot cooling in areas with high concentration of employees Big fans to circulate larger volumes of air

The Kind Of Buildings Users Are Looking For Today 13. Daylighting y Increased use of skylights and clerestory windows in appropriate climates y Increased daylighting allows for a reduction in electrical energy consumption y Contributes to achieving the requirements for a LEED certified building 14. Other Functional Trends y Painted interior walls and white roof deck to increase reflectivity y Electric services designed for expansion y Shore power for trucks to eliminate on-site idling y Dedicated parking facilities for high-efficiency vehicles, car pools and bicycles y Outdoor employee welfare areas

15. Aesthetic Trends y y y y

Architectural appeal Corporate image and branding Building orientation LEED driven requirements

The Kind Of Buildings Users Are Looking For Today Keys to Todayâ&#x20AC;&#x2122;s Warehouse Facilities: A. Develop and maintain minimum quality, building and site standards B. Consider building flexibility, durability and generic use criteria in design of the facility for

broader future customer base (turnover or exit strategy)

C. Adapt specifications to reflect regional or local market standards and best practices D. Invest in a slightly higher initial cost to yield lower maintenance and operating costs over

the life of the facility or facilities

NORTHFIELD 3RD BUSINESS AND INDUSTRIAL PARK Project Goals and Objectives 9/24/09

1. Diversify the economic base of Northfield by making land available for business and industrial expansion that will serve to provide opportunities for new investment, tax base expansion, job creation and wage enhancement. 2. Create a master plan and design guidelines that will insure that the new development patterns and design character maintain Northfieldâ&#x20AC;&#x2122;s distinctive quality of place. 3. The development plan(s) should provide a positive gateway identity into the Northfield community. 4. Create a plan for successful businesses and industries that will complement rather than compete with the economic vitality of the downtown business community. 5. The planning process must include effective methods of engaging the participation of property owners, business and industry stakeholders, campus representatives and the citizens at large. 6. Promote a high quality development that incorporates a sensitive approach to design while protecting and enhancing environmental resources. 7. Promote energy efficient and sustainable development patterns, land uses and buildings that incorporate LEED standards. 8. Develop a plan that provides for and promotes multi-modal transportation for the delivery of goods, services and overall access to the area. 9. Create a development strategy that reflects feasibility in the marketplace and provides a realistic potential for business and industrial development adding to the economic vitality of Northfield. 10. Develop strategies for successfully marketing the development to potential end users. 11. Develop a plan and strategies to successfully attract and retain a talented and educated workforce.

City of Northfield Stormwater Ordinance – Draft 1 (May 19, 2010) To be included in the City Code of Ordinances, Chapter 22, division 2 – Stormwater Management DIVISION 2. – STORMWATER MANAGEMENT Section xx-xxx. – Purpose, scope and definitions (a)

Purpose. The purpose of this division is to minimize negative impacts of stormwater runoff pollution on the city’s water resources by regulating development activities and by assuring longterm effectiveness of existing and future stormwater management facilities on public and private property. This division sets forth rules and regulations to manage the stormwater runoff and establishes procedures for the development and approval of a stormwater management plan. This division is adopted pursuant to the authorization contained in Minnesota Statutes Chapter 103B, Section 103F.401, Section 103F.441, and Minnesota Rules Chapters 7050 and 7090.

(b)

Applicability. A stormwater management plan meeting the standards and procedures established herein shall be submitted for any project that exceeds the following impervious surface coverages for the parcel.

Comment: Determining an applicability threshold or trigger is a critical program decision. Some options include: •

Addition of new impervious surface (e.g. 5,000 square feet). The amount could vary by land use type or zoning district. This could include an amount added over a period of time so as to catch the incremental addition of new impervious surface.

•

Lot coverage (e.g. impervious surface) exceeding a specified percentage. This could vary by land use type or zoning district and/or whether the project is a new development, redevelopment or in the Rice Creek subwatershed (see following table with arbitrary percentages – for discussion purposes).

Land Use (could specify by zoning district)

New Development

Redevelopment/expansion

Any project located in the Rice Creek subwatershed

Residential

22%

Commercial

85%

Industrial

85 %

•

Location of the project in relationship to expanded discharges permit requirements (e.g. pre-1984 development, land developed between 1984 and 2009, or new development - 2010 and later)

•

A combination of some of the above ideas.

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A stormwater management plan is a comprehensive and expensive undertaking for applicant to complete and city staff to review and should only be completed for projects with significant impact. Consider implications for individual residential projects and an appropriate threshold to limit application in residential situations. Could consider a “fee in lieu” approach toward all residential projects, except really big projects (c)

Exceptions. A Stormwater Management Plan is not required for the following: (1)

Any part of a subdivision if a preliminary plat for the subdivision has been approved by the City Council on or before the effective date of this Article.

(2)

Any site plans approved on or before the effective date of this Article.

(3)

A lot for which a building permit has been approved on or before the effective date of this Article.

(4)

Emergency work to preserve life, limb, or property.

(d)

NPDES Construction Stormwater Permit. All stormwater management plans must comply with the most recent NPDES permit requirements as administered under the Minnesota NPDES General Stormwater Permit for Construction Activity, Permit Number MN R100001 and all subsequent revisions, except where more specific requirements are contained herein.

(e)

TMDL Allocation Plans. All stormwater management plans must be in compliance with TMDL allocation plans, and other special plans as shall be adopted and amended from time to time.

(f)

Compliance with city plans and permits. All stormwater management plans must be prepared in accordance with the city’s Surface Water Management Plan (SWMP), Greenway System Action Plan and the city’s current NPDES MS4 Permit.

(g)

The city may waive requirements of this ordinance upon making a finding that compliance with the requirements will involve an unnecessary hardship and the waiver of such requirements will not adversely affect the standards and requirements set forth in this ordinance. The city may require, as a condition of the waiver, such dedication (e.g. land, easement, etc.), construction, or fee in lieu of construction as a contribution to off-site facilities, as may be necessary to adequately meet said standards and requirements.

(h)

Definitions. (see separate document)

Section xx-xxx. – Application, review and approval process (a)

No building permit, grading permit, erosion and sediment control permit, site plan approval or subdivision approval shall be issued until the city has approved a required stormwater management plan. A stormwater management plan application shall be made on a form provided by the city and shall include all accompanying documents required by the city. Approval of a stormwater management plan does not exempt the applicant from the requirements and permitting authority of other agencies having jurisdiction over the work performed nor from other permitting processes required by the city. The process and requirements for approval of a stormwater management plan are specified below: (1)

Residential.

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Comment: Application procedures for residential projects may be clearer after determining an applicability threshold for residential activity. Application procedures for site plan review and platted development follow. These procedures are based on procedures in the city’s erosion and sediment control ordinance. (2)

Site Plan. a.

Application. The submittal requirements listed herein shall be submitted with an application for a site plan review.

Stormwater management plan. The plan shall be prepared by a licensed professional engineer or other professional acceptable to the city.

Application fee. A fee shall be paid by the applicant. The fee shall cover the costs of application review and all routine inspections for monitoring compliance and enforcement. Any inspections and administration of the application triggered by a correction notice are not included in this fee. The amount of the fee shall be set by city council resolution from time to time.

Escrow deposit or financial security. The city shall require financial security in such form and amounts as deemed necessary to assure that the work, if not completed in accordance with the reviewed plans and specifications, will be corrected to eliminate conditions posing a danger to public health, safety and welfare, adjacent property and the environment. The security shall be in the form of a surety bond, cash bond, or an irrevocable letter of credit. The financial security must be in place prior to any work. The amount of financial security required will be calculated based on the work detailed in the plans and specifications. The city may require a portion of the security to be provided as a cash escrow based on the proposed work. The applicant may be required to maintain the escrow at a minimum amount set by the city.

Application review. The city’s development review committee shall review the application for completeness and compliance with standards as part of the site plan review. City staff may request changes or additional information from the applicant.

Reviewed plans. If the plans meet the performance standards and requirements of this Ordinance, the city shall endorse in writing or stamp on the plans “Reviewed.” However, construction activities may begin only upon approval of the site plan review application. Such reviewed plans shall not be changed or deviated from by the applicant without authorization from the city. One set of reviewed plans shall be returned to the applicant, and that set shall be kept on the site of project site at all times during which the authorized work is in progress.

Compliance inspections. Compliance inspections shall be completed as part of the construction observation. Any issues of non-compliance will trigger enforcement procedures set forth in h. and i. below.

Non-compliance; correction notice. If construction of the stormwater management facilities do not comply with approved plans, city staff shall write a correction notice and deliver it to the applicant. Corrections must be made as

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specified in the notice. The notice may also include an order for plan modifications.

(3)

Follow-up on non-compliance; stop work order. City staff shall complete a follow-up inspection at the time designated for corrections or plan modifications to be complete. If staff determines that the corrections or plan modifications have not been completed, staff shall issue a stop work order and set a time limit for corrections or plan modifications to be completed under the stop work order. Staff shall complete an additional compliance inspection at the time specified for completion in the stop work order. If the work is not completed, the city may initiate a correction of items that do not comply with the stop work order and may draw down the financial security to cover the cost of such correction or plan modification, the additional inspections required, and the administrative work involved, including legal costs, if any.

Project completion. The project will be considered complete and the remaining escrow returned upon submission of all as-built plans, proof that all required recordings have been completed, and final inspection and approval by the city. After one year, the city shall conduct a warranty inspection to verify management facilities are performing as planned. Upon a passing inspection, the financial security deposited with the city for faithful performance of the approved plans and to finance necessary remedial work shall then be released, provided no action against such security has been filed prior to that date. The city reserves the right to retain all or a percentage of the security during the warranty period.

Platted development. a.

Application. The submittal requirements listed herein shall be submitted with applications for preliminary and final plat.

Stormwater management plan. The plan shall be prepared by a licensed professional engineer or other professional acceptable to the city.

Application fee. A fee shall be paid by the applicant. The fee shall cover application review and all routine inspections for monitoring compliance and enforcement. Any inspections and administration of the application triggered by a correction notice are not included in this fee. The amount of the fee shall be set by city council resolution from time to time.

Escrow deposit or financial security. The city shall require financial security in such form and amounts as deemed necessary to assure that he work, if not completed in accordance with the reviewed plans and specifications, will be corrected to eliminate conditions posing a danger to public health, safety and welfare, adjacent property and the environment. The security shall be in the form of a surety bond, cash bond, or an irrevocable letter of credit. The financial security must be in place prior to any work. The amount of financial security required will be calculated based on the work detailed in the plans and specifications. The city may require a portion of the security to be provided as a cash escrow based on the proposed work. The applicant may be required to maintain the escrow at a minimum amount set by the city.

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Application review. The cityâ&#x20AC;&#x2122;s development review committee shall review the application for completeness and compliance with standards as part of preliminary and final plat review. City staff may request changes or additional information from the applicant.

Reviewed plans. If the plans meet the performance standards and requirements of this Ordinance, the city shall endorse in writing or stamp on the plans â&#x20AC;&#x153;Reviewedâ&#x20AC;? at time of final plat review. However, construction activities may begin only upon approval of the final plat application. Such reviewed plans shall not be changed or deviated from by the applicant without authorization from the city. One set of reviewed plans shall be returned to the applicant, and that set shall be kept on the project site at all times during which the authorized work is in progress.

Project completion. The project will be considered complete and remaining escrow returned upon submission of all as-built plans, proof that all required recordings have been completed, and final inspection and approval by the city. The release of the escrow will be completed as part of the acceptance process for the plat improvements. After one year, the city shall conduct a warranty inspection to verify management facilities are performing as planned. Upon a passing inspection, the financial security deposited with the city for faithful performance of the approved plans and to finance necessary remedial work shall then be released, provide no action against such security has been filed prior to that date. The city reserves the right to retain all or a percentage of the security during the warranty period.

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(4)

Grading

Comment: A stormwater management plan may not be needed with a grading permit. Anticipate that the addition of any impervious surface will be associated with a building permit, a site plan review application or plat application. Section xx-xxx. – Post-Construction Performance Standards for Stormwater Management Comment: The structure of this section is adapted from Lakeville and Farmington, which are following the Vermillion Rule structure. The structure is used as it recognizes that water quality and volume control performance standards are related. The Lakeville and Farmington approach also encourages volume control/infiltration where practical and it integrates temperature controls into water quality and rate control standards, standards where ponds are typically used to meet requirements. (a)

Water Quality Criteria (1)

Best management practices shall be implemented that reduce the total suspended solids load by ninety (90) percent, and the phosphorus load by sixty (60) percent from the runoff generated by a 2.5 inch rainfall for the site as a whole, as compared to no runoff management controls. These standards may be met through the runoff volume reduction criteria below (subsection (c) of this section). If the criteria are met through ponding, the following guidelines for the design of wet detention basins shall be followed:

Comment: Per the SWMP, this standard applies to all projects. The city might want to consider using the 2-year 24 hour event instead of the 2.5 inch rain event. It’s a slightly larger event, but using a “year” event is consistent with how all other design parameters/standards are communicated – designers prefer consistency. For redevelopment/expansion sites, the city could consider a lower standard (e.g. there shall be no net increase in phosphorus and sediment load from the site.) or allowing payment of a fee (SWAC) to achieve standard at an off-site city-owned facility. a.

A permanent pool (“dead storage”) volume below the principal spillway (normal outlet) which shall be greater than or equal to the runoff from a 2.5-inch storm over the entire contributing drainage area assuming full development.

A permanent pool average depth (basin volume/basin area) which shall be > 4 feet, with a maximum depth of < 10 feet.

Basin side slopes above the normal water level should be no steeper than 3:1, and preferably flatter. A basin shelf with a minimum width of 10 feet and 1 foot deep below the normal water level is recommended to enhance wildlife habitat, reduce potential safety hazards, and improve access for long-term maintenance.

The pond should be wedge shaped with the inlet at the narrowest end and the outlet at the widest end. A length to width ration of 3:1 or greater shall be used whenever possible. Distance between outfalls and outlets should be maximized.

Skimmers or other similar devices are required on pond outlets. Designs shall provide for skimmers that extend a minimum of 4 inches below the water surface and minimize the velocities of water passing under the skimmer to less than 0.5 feet per second for rainfall events having a 99% (1-year event for consistency?) frequency.

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Side slopes shall be seeded with native seed mix appropriate to the site conditions. Planting upland buffers on side slopes including trees are encouraged (required?)

Vegetation shall be appropriately maintained by the applicant during the first two years to ensure plant establishment and survival. The city shall withhold sufficient financial security to warrant plant survival for two years. The city will release the security after determining that the side slopes are stabilized, that intended vegetation is well established and that it is relatively free of invasive species.

Comment: item (g) is not a SWMP policy, but is added for consideration to improve aesthetics, managing vegetation warranty beyond project completion could be a contracting issue for the city/contractor). (2)

Infiltration/filtration options, described under runoff volume control are the preferred approach to satisfying the water quality treatment requirements in areas that drain to Rice Creek and its tributaries. (Would they be preferred in all locations, not just Rice Creek?)

Comment: Item (3) below is from the Vermillion River Rules and used by Lakeville and Farmington. This rule allows wet ponds in trout watershed, the benefit is that it provides flexibility for development, especially if soils are not conducive for infiltration. We don’t believe that this is a practical standard to use as no one can really prove that there is “no net increase” in the temperature of the discharge. A recommended alternative would be to not allow wet ponds in the Rice Creek subwatershed and require that water quality treatment occur through infiltration/filtration (with 100 ft setback, see volume control section) and allow rate control through dry ponds/basins where live storage draws down in 24 hours (MN Stormwater manual suggests 12 hours (page 246).Most of the soils in the Subwatershed appear to be B soils, conducive for infiltration. (3)

Ponds with permanent wet pools are allowed in areas that drain to Rice Creek and its tributaries, if the applicant demonstrates: a.

No net increase in the temperature of the discharge for the 2-year 24-hour event with the use of alternative technologies (infiltration/filtration practices) and has met the volume control requirements of these standards; or

That the wet pond is designed for zero discharge for the 2-year, 24-hour event; or

That the volume control requirements of these standards are met and the following measures are used to the extent practical in order of decreasing preference: 1.

The wet pond is designed with a combination of measures such as shading (doesn’t really work), filtered bottom withdrawal, vegetated swale discharges, or constructed wetland treatment cells that will limit temperature increases (difficult to prove).

Additional volume control measures are used beyond that required to meet the runoff volume standards as a means of limiting the frequency and duration of discharges from the pond.

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(4) (b)

For all projects, street catch basins must have a three (3) foot sump. (SWMP says 2 foot, but 3 foot is a significantly better sediment trap)

Runoff Rate Control Criteria (1)

Expansion/redevelopment projects. For the 2-year (10-year is also suggested to protect downstream systems) and 100-year 24-hour SCS Type II storm events and the 100-year 10day snowmelt event (Table 1), the proposed post development runoff rate must not exceed the existing conditions runoff rate at all points leaving the site. The city may reduce or waive the need for expanded on-site improvements if downstream facilities can accommodate the additional rate increase. In flood prone areas and landlocked subwatersheds, greater restrictions may apply (this sentence added to give city flexibility to be stricter, if necessary). Pervious curve numbers shown in Table 3 shall be used for existing and new turf grass.

Comment: SWMP policies did not specify the rain event for this rate control policy. The 2-year and 100year events were assumed so as to be consistent with the rate control policy for new development and Rice Creek. (2)

New development and development in the Rice Creek Subwatershed. For the 2-year (10year is also suggested to protect downstream systems)and 100-year 24-hour SCS Type II storm events and the 100-year 10-day snowmelt event (Table 1), the proposed post development runoff rate must not exceed the rate for pre-settlement conditions. Presettlement conditions shall be defined as the estimated land cover in the area before European settlement as determined by historic topographic and photographic data. Runoff curve numbers shown in Table 2 shall be used for determining presettlement conditions. In flood prone areas and landlocked subwatersheds, greater restrictions may apply (this sentence added to give city flexibility to be stricter, if necessary). Pervious curve numbers shown in Table 3 shall be used for existing and new turf grass.

Comment: If the city decides to not allow wet ponds in the Rice Creek Subwatershed, the following item would be modified to state that wet ponds are not allowed. Rate control would be achieved through dry basins (or other means such as infiltration/filtration) that drain within 24 hours (or 12 if recommendation of MN stormwater manual is preferred) (3) Detention basins with permanent wet pools are allowed in areas that drain to Rice Creek and its tributaries provided post construction water quality criteria in subsection (a) (3) of this Section are met. Table 1.Precipitation for different storm events SCS Type II 24-hour Precipitation storm event 2-Year 2.8 inches 10-Year 4.25 inches 100-Year 6.1 inches SCS Type II 10-day snow melt 100- year 10-day snow melt 7.05 inches

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Table 2. Runoff curve numbers for pre-settlement “Big Woods” conditions Hydrologic Soil group Runoff Curve Number

A 35

B 55

C 70

D 77

A 61*

B 61

C 74

D 77

Table3: SCS Pervious Curve Numbers for Turf Grass Hydrologic Soil group Runoff Curve Number

*Curve number of 61 is used for both A and B soils to reflect the standard landscaping practice of placing loamy soils on top of compacted subgrade in preparation for the placement of turf grass. (4)

The stormwater system must be designed to provide discharge capacity or level of service for the following system components. The city may allow variance to these standards if regional ponding systems are located downstream. Local storm sewer – 5-year event Trunk storm sewer – 10-year event Storm ponds, pipe and drainageways connecting ponds, and open channels – 100-year event.

(c)

(5)

For stormwater collection systems not designed to meet rate control standards (e.g. catch basins), a clogging factor of 50% will be used to size intake structures

(6)

No orifice having a diameter less than 8 inches is allowed in the design of rate control structures within the city. If a structure having an opening less than 8 inches is required to meet rate control requirements, the required rate control for a site will be increased to allow a rate consistent with an opening of this size.

(7)

An emergency spillway or outlet from ponding areas shall be installed at a minimum of 1 foot below the lowest building opening and shall be designed to have a capacity to overflow water at an elevation below the lowest building opening at a rate not less than 3 times the 100-year peak discharge rate from the basin or the anticipated 100-year peak inflow rate to the basin, whichever is higher.

Runoff Volume Control Criteria (1)

New development and expansion/redevelopment projects. Projects must infiltrate the first 0.75 inches of runoff from impervious surfaces.

(2)

Rice Creek subwatershed. For the 2-year 24-hour SCS Type II event (Table 1), the proposed post development runoff volume must not exceed the existing (would city prefer presettlement?) conditions runoff volume at all points where runoff leaves the site. Infiltration/filtration basins must be setback at least 100 feet from top of bank of Rice Creek to minimize thermal impacts to groundwater and Rice Creek.

(3)

When using infiltration for volume control, infiltration volumes and facility sizes shall be calculated using the appropriate hydrologic soil group classification and saturated

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infiltration rate in Table 4, or using documented site specific infiltration or hydraulic conductivity measurements completed by a licensed soil scientist or engineer (required for regional infiltration facilities). Infiltration practices shall be designed to infiltrate the required runoff volume within 72 hours (NPDES permit requires 48 hours for trout streams). Table 4.Hydrologic soil groups and saturated infiltration rate Hydrologic Soil group Saturated infiltration rate (inches per hour) * Infiltration is not required in C and D soils (4)

A 0.50

B 0.25

C 0.10*

D 0.01*

The following standards apply to infiltration facilities or practices: a. Pretreatment of stormwater runoff is required to protect the infiltration systems from clogging with sediment and to protect ground water quality. (SWMP policy on this seemed to require pre-treatment to water quality standard requirement) b. Cannot be used within four hundred feet (400’) of a municipal or other community supply well or within one hundred feet (100’) of a private well unless specifically allowed by an approved wellhead protection plan.(these distances came from Farmington, does the city have its own specifications e.g. from a wellhead protection plan?) c. Cannot be used on areas with less than three feet (3’) vertical separation from the bottom of the infiltration system and the seasonal high water table or bedrock, or 10 feet where fractured bedrock is present. d. Cannot be used for runoff from fueling and vehicle maintenance areas and industrial areas with exposed materials posing contamination risk. e. Cannot be used in type C and D soils without soil corrections.

(5)

Where achieving volume control standards through infiltration is not possible due to site limitations (see subsection immediately above), or where space limits opportunities for site redevelopment and expansion, the city may reduce and/or waive volume control standards. In considering reducing or waiving volume control requirements, the following will be considered in order of decreasing preference: a. Modifications to the site design to incorporate additional LID or “better site design” practices as described in the Minnesota Stormwater Manual, to the extent practical. b. Use of filtration practices. c. Opportunities for storage and reuse of water on-site. d. Contribution of a fee in lieu of on-site volume control measures (SWAC?). Fee is contributed towards achievement of the volume control requirement through an off-site city-owned and managed facility.

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Comment: The city should establish criteria and conditions by which a project is eligible for a fee-in-lieu payment for off-site compliance with the standards of this ordinance. (d)

General Performance Standards (1)

Stormwater management practices shall be designed according to the most current technology as reflected in the MPCA publication “Minnesota Stormwater Manual,” as supplemented and amended from time to time.

(2)

All structural or engineered stormwater treatment facilities shall be located in an outlot or in a drainage and utility easement dedicated to the city. Facilities may be located within the right of way at the city’s discretion. Access of sufficient size shall be provided to each treatment facility to perform maintenance activities identified in the maintenance plan.

(3)

All applicants shall submit as-built plans for all structural or engineered facilities at project completion. The plans must show the final design specifications for all facilities. Plans must certify that the facilities meet the performance standards and be signed by a registered professional engineer.

(4)

Stormwater management plans must show construction staging and specifically address measures to preserve the infiltration capacity of proposed infiltration facilities to ensure that the performance of such facilities are not impaired at the conclusion of construction. Plans shall also demonstrate methods of staging construction to minimize soil compaction of landscaped areas during construction. Soil testing and decompaction may be required if site construction activities negatively impact soil permeability.

Section xx-xxx. – Flood Control (a)

The lowest floor elevation of any structure shall be at least 2 feet above the elevation of the highest known historic high groundwater elevations.

(b)

The lowest floor elevation of any structure shall be at least 2 feet above the 100-year surface water flood elevation for the area

Comment: The SWMP policy requiring that building openings be 2 feet above the 100-year high water elevation was redundant with the above two items and was thus not included. Section xx-xxx. – Shoreland Areas (a)

The following standards apply to development in shoreland areas as defined by the Shoreland Overlay District: (1)

For any project, runoff from parking areas with 10 or more spaces or in excess of 3,000 square feet must meet the water quality criteria of Section xx.xxx subsection (a) (page 6). Treatment of runoff through volume reduction and infiltration practices are encouraged.

Comments: The requirement from the proposed shoreland rules requires treatment of one inch of runoff, however, this is superseded by the city’s stricter standard requiring that the 2.5 inch event be treated. This particular requirement may be moot if the city adopts an applicability threshold lower than or equal to 3,000 square feet of new impervious surface.

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(2)

For any new development or redevelopment/expansion project adjacent to special waters (e.g. Cannon River and Rice Creek), an undisturbed buffer zone of not less than 100 linear feet from the water body shall be maintained. For all other waters a buffer of 50 feet shall be maintained. Buffers shall be measured perpendicular from the edge of water on each side of the water body and shall be provided and maintained at all times for all permitted activities adjacent to the water body. Exceptions for areas such as water crossings, limited water access and restoration of the buffer are allowed if the exceptions are documented in the stormwater management plan application. Replacement of existing impervious surface within the buffer is allowed.

Comment: The NPDES rule of 100 feet is included above for special waters. The shoreland rules require that a buffer of at least 50 feet be maintained. Is the city interested in a requirement to establish a buffer (of any width) in shoreland areas where none exist today? Section xx-xxx. â&#x20AC;&#x201C; Low Impact Development (a)

Low impact development (LID) practices are encouraged for all projects to the greatest extent reasonable, subject to the limitations described in Section xx.xxx subsection (c) (4) (on page 10). The city encourages the following LID or better site design practices as described in the Minnesota Stormwater Manual. (1)

Better site design practices: a. Natural area conservation b. Site restoration to prairie or forest c. Stream and shoreline buffers d. Disconnection of impervious cover e. Roof top disconnection f. Use of grass channels for conveyance g. Reduction of impervious surfaces

(2)

Engineered or structural practices a. Bioretention b. Infiltration c. Filtration

Section xx-xxx. â&#x20AC;&#x201C; Maintenance Agreement and Maintenance Plan (a)

The applicant and city shall enter into an Agreement that documents all responsibilities for operation and maintenance of all stormwater practices. Such responsibility shall be documented in a maintenance plan and executed through an Agreement. The Agreement shall be executed and recorded with the parcel.

(b)

The stormwater maintenance agreement shall be in a form approved by the city, and shall, at a minimum: (1)

Designate the owner or other responsible party which shall be permanently responsible for maintenance of the structural or nonstructural measures.

(2)

Pass responsibility for such maintenance to successors in title.

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(3)

Grant the city and its representatives the right of entry for the purposes of inspecting all stormwater measures at reasonable times and in a reasonable manner. This includes the right to enter a property when the city has a reasonable basis to believe that a violation of this Ordinance or maintenance agreement is occurring or has occurred and to enter when necessary for abatement of a public nuisance or correction and enforcement of a violation of this Ordinance or agreement.

(4)

Allow the city to repair and maintain the facility, if after proper and reasonable notice by the city to the owner of the facility. The Agreement shall permit the city to certify the costs of the maintenance/correction to the taxes for the subject property.

(4)

Include a maintenance plan that contains, but is not limited to the following:

(5)

Identification of all structural stormwater practices.

A schedule for regular inspection, monitoring, and maintenance for each practice. Monitoring shall verify whether or not the practice is functioning as designed and may include, but is not limited to quality, temperature, and quantity of runoff.

Identification of the responsible party for conducting the inspection, monitoring and maintenance for each practice.

Identify a schedule and format for reporting compliance with the maintenance plan to the city.

Section xx.xxx. â&#x20AC;&#x201C; Application submittal requirements Comment: These submittal requirements could be included in a â&#x20AC;&#x153;submittal checklistâ&#x20AC;? form that the Engineering Department provides to applicants. This would help reduce the length of the ordinance.

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Each application shall include the following items unless waived by the city in writing: (a) Completed application forms, fees, escrow, and security deposit required by the city. (b) Estimate of costs necessary to perform all erosion and sediment control measures for determining appropriate financial security. (c) Copies of permits or permit applications required by other jurisdictions (e.g. NPDES, Wetland Conservation Act, Clean Water Act Section 404). (d) Narrative description of the project including the proposed permanent stormwater management practices and how they achieve the stated purpose. (e) A plan of existing predevelopment site conditions, including: (1)

A certificate of survey showing all property lines, lot dimensions, lot area, and all easements (drainage, utility, other).

(2)

Existing zoning classifications for the land.

(3)

Location of all buildings, impervious surface, and outdoor uses including all dimensions and setbacks.

(4)

Location of all roads, driveways and parking areas including all dimensions and setbacks.

(5)

Location and dimensions of existing natural and artificial water features on-site and adjacent to the property, as well as normal water level and ordinary high water level. 100year flood, and delineated wetland boundaries, if any. If not available, appropriate flood zone determination and wetland delineation, may be required at applicantâ&#x20AC;&#x2122;s expense.

(6)

Location and description of vegetative cover, wooded areas, and a clear delineation of any vegetation proposed for removal.

(7)

Location of any preservation areas or other officially designated natural resource areas.

(8)

The location of all special waters and impaired waters as identified in the most recent listing by the MPCA that receive runoff from the project within one mile of the project.

(9)

Map of the watershed drainage area. (available in the Surface Water Management Plan).

(10) Map of soil types, infiltration rates, depth to bedrock, and depth to seasonal high water table. Soil borings may be required by the city. (11) Existing elevations shown with 2-foot intervals or less. (f) Construction plans, including: (1)

Location of construction easements.

(2)

Lot sizes, layout, numbers and dimensions of lots and blocks.

(3)

Minimum building setback lines as required by the Land Use Ordinance.

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(4)

Finished grading plan containing contours at 2-foot intervals or less that clearly show the relationship of proposed changes to existing topography and remaining features.

(5)

A drainage plan of the developed site showing in which direction and at what rate stormwater will be conveyed from the site and setting forth the areas of the site where stormwater will be allowed to collect.

(6)

Location of existing and proposed sanitary sewer, water and storm sewer pipes.

(7)

Landscape plan including the location, type, size, and description of all proposed landscape materials and proposed ground cover.

(8)

Presettlement, existing and post development conditions hydrologic calculations, as needed to show compliance with the relevant performance standards.

(9)

Elevations, sections, profiles, and details as needed to describe all natural and constructed features of the project.

(10) Locations of all stormwater management practices, drainageways, infiltration areas, and areas not to be disturbed during construction. (11) Normal water level, 100-year water level, and emergency overflow elevations for proposed ponding areas on the site as well as for existing wetlands, ponds, lakes, streams and rivers, if available. (12) Hydrologic analysis shall be based on SCS methods using a Type II storm distribution, twenty-four-hour duration (except for snowmelt), and average soil moisture conditions (AMC-2) as defined by the SCS. (g) Easements and other property interests in a form acceptable to the city to allow permanent access to the stormwater facilities for ongoing and regular inspection. (h) Maintenance agreement and management plan as described in Section xx.xxx above. Section xx.xxx. â&#x20AC;&#x201C; Stormwater and urban runoff pollution control Comment: This section addresses potions of BMP 3b-1of the cityâ&#x20AC;&#x2122;s MS4 Permit. Enforcement is through Section xx-xxx which applies to all sections of this ordinance. (a)

Illegal Disposal. (1)

Discarded Materials. No person shall throw, deposit, place, leave, maintain, or keep or permit to be thrown, placed, left, maintained or kept, any refuse, rubbish, garbage, or any other discarded or abandoned objects, articles, or accumulations, in or upon any street, alley, sidewalk, storm drain, inlet, catch basin conduit, drainageway, or drainage structure, business place, or upon any public or private plot of land in the City, so that the same might be or become a pollutant, except in containers, recycling bags, or other lawfully established waste disposal facility.

(2)

Landscape Materials and Debris. No person shall apply fertilizer or chemicals or dispose of leaves, dirt, or other landscape debris into a street, road, alley, impervious surface, catch

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basin, culvert, curb, gutter, inlet, ditch, natural water body or watercourse, flood control channel, canal, storm drain or any fabricated natural conveyance. Fertilizers and chemical applications shall not occur within 16.5 feet of any wetland or the vegetation line abutting water resources. (b)

Illegal Discharges and Illicit Connections. No person shall cause any illegal discharge to enter the municipal stormwater system unless such discharge: (1) consists of non-stormwater that is authorized by an NPDES point source permit obtained from the MPCA; or (2) is associated with fire fighting activities. No person shall use an illicit connection to intentionally convey nonstormwater to the City stormwater system.

(c)

Good Housekeeping Provisions. Any owner or occupant of property within the City shall comply with the following good housekeeping requirements: (1)

Chemical or Septic Waste. No person shall leave, deposit, discharge, dump, or otherwise expose any chemical or septic waste in an area where discharge to streets or storm drain systems may occur. This section shall apply to both actual and potential discharges.

(2)

Runoff Minimized. Runoff of water from residential property shall be minimized to the maximum extent practicable. Runoff of water from the washing down of paved areas in commercial or industrial property is prohibited unless necessary for health or safety purposes and is not in violation of any other provision of the Cityâ&#x20AC;&#x2122;s Land Use Code.

(3)

Storage of Materials, Machinery, and Equipment. Materials or equipment shall be stored to limit the risk of contamination by runoff and conform with local, state, and federal requirements. a. Objects, such as motor vehicle parts, containing grease, oil or other hazardous substances, and unsealed receptacles containing hazardous materials, shall not be stored in areas susceptible to runoff. b. Any machinery or equipment which is to be repaired or maintained shall be placed in a confined area to contain leaks, spills, or discharges.

(d)

Removal of Debris and Residue. (1)

All motor vehicle parking lots located in areas susceptible to runoff shall be kept clean of debris and residues. Such debris shall be collected and disposed of properly.

(2)

Fuel and chemical residue or other types of potentially harmful material, such as animal waste, garbage or batteries, which are located in an area susceptible to runoff, shall be removed as soon as possible and disposed of properly or as determined by the city. Household hazardous waste may be disposed of through the City collection program or at any other appropriate disposal site and shall not be placed in a trash container.

Section xx.xxx. â&#x20AC;&#x201C; Inspection (to be completed similar to section in Eros and Sediment control ordinance)

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Section xx.xxx – Monitoring (to be completed similar to section in Eros and Sediment control ordinance)

Section xx.xxx – Enforcement by legal or administrative action (to be completed similar to section in Eros and Sediment control ordinance)

Section xx.xxx – Appeal (to be completed similar to section in Eros and Sediment control ordinance)

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