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EDA 02/10/03OFFICIAL FILE COPY CITY OF NEW HOPE EDA MEETING City Hall, 4401 Xylon Avenue North Monday, February 10, 2003 President W. Peter Enck Commissioner Sharon Cassen Commissioner Don Collier Commissioner Mary Gwin-Lenth Commissioner Steve Sommer 1. Call to Order 2. Roll Call 3. Approval of Regular Meeting Minutes of January 27, 2003 4. Discussion Regarding Preliminary Development Proposals for City-Owned Property at 9200 49th Avenue (Improvement Project No. 597) 5. Adjournment CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 EDA Minutes Regular Meeting January 27, 2003 City Hall CALL TO ORDER ROLL CALL APPROVE MINUTES 7801 BASS LAKE RD OFFICE BUILDING IMP. PROJECT 719 Item 4 New Hope EDA Page 1 President Enck called the meeting of the Economic Development Authority to order at 8:48 p.m. Present: W. Peter Enck, President Sharon Cassen, Commissioner Don Collier, Commissioner Mary Gwin-Lenth, Commissioner Steve Sommer, Commissioner Motion was made by Commissioner Collier, seconded by Commissioner Gwin- Lenth, to approve the Regular Meeting Minutes of December 9, 2002. Voting in favor: Enck, Cassen, Collier, Gwin-Lenth, Sommer. Voting Against: None; Absent: None; Abstained: None. Motion carried. President Enck introduced for discussion Item 4, a Resolution Approving Office Lease for Tenants at 7801 Bass Lake Road (Improvement Project No. 719). President Enck expressed reluctance of lease requirements. He commented that the tenants should be allowed to remain in the building as long as there is sufficient cash flow for operations. Commissioner Cassen explained that the reason for the leases is to ensure rentals for at least one year to generate cash flow. She noted after one year the tenants can terminate the lease with a 90-day notice. She commented that although the tenants verbally indicated their intent to stay, there was no guarantee. Mr. Ken Doresky, Community Development Specialist, was recognized. He stated staff is requesting consideration of a resolution prepared by the City Attorney approving long-term tenant leases (12 months with automatic 12 month renewal and a 90 day termination clause after the first year) for tenants currently located in the city-owned office building located at 7801 Bass Lake Road. On December 9, 2002, the Council approved a resolution awarding a management contract to Quest Real Estate, the low quote firm, in the lump sum amount of $300 per month to manage the office building and directed staff to further inquire with the tenants about signing long-term leases. The city closed on the property on December 16. On November 12, the Council discussed property management and rental options for the building and requested that staff solicit quotes from professional management from and determine the status of leases and interest in remaining in the building for a period of twelve (12) to eighteen (18) months. On October 28, the Council approved a resolution authorizing acquisition of the property by direct purchase or eminent domain and directed staff to return to the Council with property management and rental options for discussion at a later date. City goal #2 is to pursue the maintenance and redevelopment of commercial and residential properties within the city. The Council has been addressing this goal through the city's many redevelopment activities, including acquiring properties from willing sellers in designated redevelopment areas. Over the past few years, the city has purchased a total of fourteen properties located in Planning District 6 (east Winnetka area) as January 27, 2003 referenced in the city's Comprehensive Plan. The city has, at times, assumed operating responsibilities for various properties between relocating tenants and site clearing activities. Most recently, staff assumed operating responsibilities during this interim period for the residential four-plex apartment buildings previously located at 7601-41 62na Avenue North. The city purchased these buildings in 1998 for redevelopment purposes, relocated the tenants, cleared the sites and landbanked the properties. On January 16, staff, the City Manager, City Attorney, and relocation consultant met to further discuss the leases. Based on that meeting and information gathered, staff recommends that the city offer one-year leases with an automatic one-year renewal and a ninety-day termination clause during the second year. City Attorney, Steve Sondrall, explained that everything is negotiable. It was presumed that the city would need the building vacant after two years, thus the 50% rent increase after the two-year period. Commissioner Gwin-Lenth asked about unit 210 and whether a lease would be required since it is subleased. This tenant would not be entitled to full relocation benefits because of his status in the building. She asked if he is willing to sign the lease for 15 months. Mr. Sondrall stated that the lease is for 24 months, but either party can opt out after 15 months. Commissioner Sommer asked if the city is locked into 15 months. Mr. Sondrall replied affirmatively. Commissioner Sommer pointed out that this prohibits immediate redevelopment activity. Mr. Sondrall stated that staWs opinion is that nothing would happen for 15 to 24 months. President Enck explained that planning would continue, but it is unlikely that anything would materialize in less than 15 months. Mr. Donahue stated timing is structured around the building season next year, and it is unlikely that anything would happen before then. Commissioner Collier stated that these are long-term tenants who have been in this building for years on a month-to-month rent basis. Mr. Doresky clarified that a few had a lease through March; and the rest were month-to-month when the city purchased the building. The city's purchase of the building voided the leases. Commissioner Collier was not receptive to lease requirements since most of the tenants are presently on a month-to-month rent basis. City Manager Donahue explained that one of staff's concerns is cash flow. The leases protect the city and give tenants assurance of the building's status for a mimmum of 15 months. President Enck disclosed that he understands staff's perspective but the city has already assured the tenants that they can remain in the building until it is demolished. Discussion ensued regarding the city's recourse if tenants failure to make lease payments, relocation benefits, and insurance protection. City Attorney Sondrall stated a lawsuit could be initiated if tenants failed to make payments. He stated the issue of relocation benefits was kept separate from the lease agreement. He noted there are no security deposits or advance rent requirements. Lastly, he stated the building is covered through the city's insurance policy (including fire protection). MOTION Item 4 Motion was made by Commissioner Cassen, seconded by Commissioner Gwin- Lenth, to approve the resolution approving office lease for tenants at 7801 Bass Lake Road. Voting in favor: Cassen, Gwin-Lenth; Voting against: Sommer, Collier, Enck. Motion failed. New Hope EDA Page 2 January27,2003 UPDATE/EGAN COMPANIES IMP. PROJECT 732 Item 5 ADJOURNMENT Staff was directed to continue renting the property on a month-to-month basis and to advise the tenants of the city's intentions to operate the building for one to two years provided enough tenants remain in the building to generate a positive cash flow. President Enck introduced for discussion Item 5, Update on Request by the Egan Companies, 7100 Medicine Lake Road, for Financial Assistance to Relocate and Expand Facility in the City (Improvement Project No. 732). President Enck stated Egan Companies has rescinded their request for financial assistance to relocate and expand in the city. The staff worked closely with Egan Companies to relocate to 8801 Science Center Drive. Unfortunately, Egan Companies has chosen to relocate to Brooklyn Park. President Enck stated Egan Companies recognized the efforts of Mr. McDonald and the city staff. He stated their new location will give them the space they need. The EDA expressed appreciation that Egan Companies explored the feasibility of remaining in New Hope. Motion was made by Commissioner Collier, seconded by Commissioner Cassen, to adjourn the meeting. All present voted in favor. Motion carried. The New Hope EDA adjourned at 9:16 p.m. Respectfully submitted, Eve Lomaistro Recording Secretary New Hope EDA Page 3 January 27, 2003 EDA : REQUEST FOR ACTION Originating Department Approved for Agenda Agenda Section Community Development ~- 3-10-03 EDA "- Item No. By: Kirk McDonald By: ~ '~---~-' 4 DISCUSSION REGARDING PRELIMINARY DEVELOPMENT PROPOSALS FOR CITY-OWNED PROPERTY AT 9200 49TM AVENUE (IMPROVEMENT PROJECT NO. 597/ REQUESTED ACTION Within the past several months, staff has been contacted by and met with three different parties who are interested in potentially developing the city-owned property at 9200 49th Avenue North. All three parties have submitted letters of interest for the development of the site. Staff requests to discuss these preliminary proposals with the EDA and receive direction from the EDA as to how to proceed. It is still staff's desire to sell this property, coordinate on a new development so that additional tax revenues are generated, and achieve the city's storm water goals on the site. POLICY/PAST PRACTICF In the past, the City Council or Economic Development Authority has reviewed and considered proposals for development on city-owned sites on a case-by-case basis and authorized staff to negotiate on select proposals. BACKGROUND In June 1997, the City of New Hope purchased this vacant 2.8 acre industrial site because a portion of the property was identified in the New Hope Surface Water Management Plan as a future site for a water quality pond to help improve the water quality of the large wetland north of, and adjacent to, the site. The City acquired the property to have control over the future development of the site and has been interested in a ~otential joint-cooperative development where a development could occur in conjunction with the installation of a water quality pond. The 1997 appraisal on the property indicated a value of $282,000, but the appraisal was discounted due to the poor soils on site. The City purchased the property for the adjusted appraised value of $195,000 and the City Engineer has estimated that the City would need to utilize one acre of the site for ponding improvements, leaving approximately two acres available for development. Over the past several ~,ears, the City Council has discussed several potential developments for this site, but no development proposal has moved forward due in part to the poor soil conditions on the property. In 2000, a permit application for the water quality pond excavation was approved by the Army Corps of Engineers and DNR, however, the permit has lapsed. It is the City Engineer's opinion that the permit could easily be renewed. It is staff's desire to move forward with some type of development on this property and to complete ponding excavation in coniunction with the development. MOTION BY SECOND BY Request for Action Page 2 3-10-03 The property is zoned I, Industrial and is located on the north side of 49th Avenue approximately 600 feet east of Highway 169. Industrial zoned properties are located to the north, east and west, with a wetland to the southwest and R-1 single family homes to the southeast, across 49t~ Avenue. Two well-designed buildings are located on either side of this site, with a three-story brick office building located to the west and Englund Graphics located to the east. The property is located in Planning District No. 3 and the Comprehensive Plan indicates the primary goal within this district is the preservation and enhancement of its industrial land uses, and specifically suggests promoting industrial infill development of the remaining vacant parcels on Bass Lake Road and 49th Avenue. The Zoning Code states that the purpose of the I, Industrial District is to provide for the establishment of heavy industrial and manufacturing development use which, because of the nature of the product or character of activity, requires isolation from residential or non-compatible commercial uses. The I District is also intended to provide for large scale activities of a sociological nature not suited to other districts, but reasonably compatible with the same characteristics suitable for general industrial use. Some of the more common permitted and conditional uses allowed in the I District are as follows: Permitted Uses - The following are permitted uses in an I District: · Research, medical, dental or optical laboratories · Warehouses · Building materials/appliance and furniture retail sales · Engraving, printing and publishing · Wholesale business · Manufacturing, etc. The manufacturing, compounding, assembly, packaging, processing, treatment or storage of products and materials. · Office business Conditional Uses - The following are conditional uses in an I District: · Open outdoor storage as a principal or accessory use. Open outdoor storage as a conditional accessory use, where the open outdoor storage area exceeds 20 percent of the gross floor area of the principal structure, subject to specific performance standards. · Planned unit development, industrial · Restaurants · Motels/hotels · Trucking operation. Truck terminals and major truck repair provided the site is adjacent to an arterial street. In June 2002, the City Council reviewed two preliminary proposals for this property: SVK Development/townhome project and Navarre relocation of Ahrens Trucking to this site. As the fDA is aware, the direction to staff was to coordinate on the relocation of Ahrens Trucking to this site to accommodate the Navarre expansion. At the August 12, 2002, City Council meeting, the City Council approved a conditional use permit/site plan for Ahrens Trucking to relocate to this site, but as the fDA is aware, this project did not proceed. In the opinion of the City Attorney, there is no reason the City cannot move forward at this time and consider other development proposals for this city-owned property. If the fDA is in agreement that the City should move forward and consider other proposals for this site, staff requests to briefly discuss the proposals received to date and receive direction from the fDA regarding how to proceed. Staff requests that the fDA determine which of the proposals it is most interested in and staff would then work with the parties to develop more detailed plans pertaining to their proposals. Page 3 2-10-03 Request for Action PROPOSALS 1. Quest Real Estate, Inc./Plymouth Hei.qhts Pet Hospital The first individuals that approached staff about the development of this site since the Ahrens Trucking proposal has not proceeded is Quest Real Estate, Inc. in conjunction with the owners of the Plymouth Heights Pet Hospital. Per the attached correspondence from Quest Real Estate, "This letter shall serve to express our interest in purchasing the vacant parcel of land located at 9200 49th Avenue North in New Hope for construction of a pet hospital. My client, the Plymouth Heights Pet Hospital, has been operating very successfully at 3401 North Highway 169 in Plymouth for over 20 years. The clinic employs approximately 25 people including five doctors and is well known for the high quality of medical services it provides. However, due to significant business growth, the owners are seeking to expand their facility but are constrained by the size of their lot. In order to accommodate their current and future space requirements, they are interested in acquiring approximately two acres of undeveloped land in the immediate area. As discussed in my previous correspondence dated October 22, 2002, and during our meetings on November 25 and December 16, 2002, the above referenced property appears to be very compatible to my client's needs. The location of the subject property and its proximity to their existing facility would be very desirable for serving their established client base. In addition, the size of the site at 2.9 acres is nearly one acre larger than the amount of land required by Plymouth Heights Pet Hospital should the City of New Hope be interested in retaining part of the site for use as a drainage or water retention pond. The larger site size would provide an excellent natural buffer between the proposed clinic and the adjacent buildings and allow for the preservation of many of the existing trees. The proposed structure would consist of a single story, "state of the art" pet hospital and boarding facility totaling approximately 7,000 square feet in size. In an effort to address the significant problems with adverse soil conditions, the building would be constructed on a concrete pad and incorporate pilings, if required. The building would most likely be positioned on the west side of the property to provide space for parking in front and to the east side of the structure. The architectural design of the building could easily compliment the surrounding residential and office land uses. For example, the roof would be pitched with a brick exterior fac,.ade. Plymouth Heights Pet Hospital is a proven, financially strong business engaged in a rapidly expanding service of caring for pets within the community. Obviously, the availability of the property and cost are critical concerns for my client and they are prepared to move forward very quickly on purchasing and developing the subject parcel of land should an agreement be researched. We are seeking a formal response from the City of New Hope regarding their interest in entering into an agreement with Plymouth Heights Pet Hospital for the "Option To Purchase" the above referenced property within the next 90 to 120 days. This would allow us the opportunity to establish a mutually agreeable price and provide the City of New Hope with comprehensive architectural plans and specifications. We look forward to the opportunity of presenting our proposal to the New Hope City Council and possibly working with the City on a project that will benefit many." Request for Action Page 4 3-10-03 2. Driveway Desi,qn Driveway Design has recently contacted city staff and has indicated an interest in the property, as they are in the process of selling their existing property in Plymouth. Staff shared the previously approved plans with them and they have submitted the attached correspondence, which states, in part: "Driveway Design is moving from its Plymouth location and is looking for a lot in the area to build a new facility. After looking at the site and reviewing the site plan and proposed building plans already approved, we concluded that this was close to a perfect match for the relocation of Driveway Design, who has many ties to New Hope. Since starting business in 1977, we have installed numerous pdvate driveways for your residents. We have also paved quite a few parking lots in your city. Some of the work includes New Hope Bowl, City of New Hope - Sunshine Factory lot, reconstruct the City Hall and Police Station lots and demolition of the old bathhouse. In addition, we have plowed snow for many of your businesses since the mid 1970s. This season we are contracted with the City of New Hope to plow City Hall, the Police and Fire stations and the Ice Arena. Coming back to New Hope is a natural. The purpose of this letter is to convey our interest in the property located at 9200 49th Avenue. This Letter of Intent describes our intended use of the property and proposed time frame to proceed when an agreement is reached. We would like to work with the City of New Hope to create a new home for Driveway Design. The plans drawn for Ahrens Trucking are very close to our needs. We would be adding a 30' x 40' or 50' front office to the 60' x 80' building already proposed. The front parking lot and driveway would be StreetPrintTM structured asphalt. We are willing to move extremely quick on this project. If an agreement is reached and approvals met soon, we would start tree removal and general site clearing before the frost is out of the ground. Also, with the water main and street reconstruction scheduled for this summer, we would like to get as much heavy work completed before the street project is started." 3. Amcon Staff also recent met with the Director of Sales and Marketing from Amcon Construction Company, who submitted the following brief letter of interest: "The purpose of the letter is to confirm our interest in acquiring and developing the site. As discussed, we have interest in building either an office building, or a series of office condominiums compatible with the adjacent neighborhood. This week will begin preliminary feasibility analysis by reviewing the geotechnical report and discussing the storm water requirements. We will then complete a site plan and preliminary pricing that must include either a pile system of foundations or substantial soil correction. Once this information is obtained, we can provide a written offer to acquire the property. Staff feels that these are all good proposals and all of the parties seem agreeable to coordinate with the City on soil correction issues. Proposals #1 and #3 would probably be more compatible with the residential neighborhood to the south and with the adjacent office-type use properties to the west and east, however, the Council has previously approved plans for a use similar to proposal #2 and it appears they would utilize very similar screening techniques and construct a quality building. Staff requests that the EDA provide staff direction as to: Whether the EDA is agreeable to opening up this property for development proposals, and How the EDA would like staff to respond to these letters of interest. Staff feels it would be helpful if the EDA would identify which of the proposals they are most interested in and staff would then coordinate with those parties on more detailed information. Request for Action Page 5 3-10-03 ATTACHMENTS · Zoning/Topo/Address Maps · 1/19/03 Quest Real Estate Correspondence · 1/28/03 Driveway Design Correspondence · 1/20/03 Amcon Construction Correspondence CHURCH OF - CHRIST HOUSE O1: ~ LUTHERAN . CHURCH " ~' HIGHVIEW SCHOOL AVE N TOWER NE EU SC: Plymouth Heights Pet Hospital Proposal QueSt Suite 150 10700 Old County Road 15 Plymouth, MN 55441 : r', ~- in ~/es,_o rs,.' el: 763-595-9511 ax: 76~595-9512 January 19, 2003 Mr. Kirk McDonald Director of Community Development City of New Hope 4401 Xylon Avenue No. New Hope, MN 55428 RE: Letter of Interest 9200 49th Avenue No. New Hope, MN PID # 07-118-21-23-0022 Dear Mr. McDonald: This letter shall serve to express our interest in purchasing the vacant parcel of land located at 9200 49th Avenue North in New Hope for construction of a pet hospital. My client, the Plymouth Heights Pet Hospital, has been operating very successfully at 3401 North Highway 169 in Plymouth for over twenty years. The clinic employs approximately 25 people including five doctors and is well known for the high quality of medical services it provides. However, due to significant business growth, the owners are seeking to expand their facility but are constrained by the size of their lot. In order to accommodate their current and future space requirements they are interested in acquiring approximately two acres of undeveloped land in the immediate area. As discussed in my previous correspondence dated October 22, 2002 and during our meeting on November 25 and December 16, 2002, the above referenced property appears to be very compatible to my client's needs. The location of the subject property and its proximity to their existing facility would be very desirable for serving their establish client base. In addition, the size of the site at 2.9 acres is nearly one acre larger than the mount of land required by Plymouth Heights Pet Hospital should the City of New Hope be interested in Mr. Kirk McDonald January 19, 2003 Page Two retaining part of the site for use as a drainage or water retention pond. The larger site size would provide an excellent natural buffer between the proposed clinic and the adjacent buildings and allow for the preservation of many of the existing trees. The proposed structure would consist of a single story, "state of the art" pet hospital and boarding facility totaling approximately 7,000 square feet in size. In an effort to address the significant problems with adverse soil conditions, the building would be constructed on a concrete pad and incorporate pilings, if required. The building would most likely be positioned on the west side of the property to provide space for parking in front and to the east side of the structure. The architectural design of the building could easily compliment the surrounding residential and office land uses. For example, the roof would be pitched with a brick exterior fagade. Plymouth Heights Pet Hospital is a proven, financially strong business engaged in a rapidly expanding service of earing for pets within the commtmity. Obviously, the availability of the property and cost are critical concerns for my client and they are prepared to move forward very quickly on purchasing and developing the subject parcel of land should an agreement be reached. We are seeking a formal response fi'om the City of New Hope regarding their interest in entering into an agreement with Plymouth Heights Pet Hospital for the "Option To Purchase" the above referenced property within the next 90 to 120 days. This would allow us the oppommity to establish a mutually agreeable price and provide the City of New Hope with comprehensive architectural plans and specifications. If you should have any questions, please call me. We look forward to the opportunity of presenting our proposal to the New Hope City Council and possibly working with the City on a project that will benefit many. S~ h~~ A. Ludovissie CC: Pierce Fleming; Plymouth Heights Pet Hospital Driveway Design Proposal IVEWAY ESIGN 4810 W. Medicine Lake Dr. · Plymouth, MN 55442 · 763-559.9004 · 763-550-1165 fa~ · www. drfvewaydesign, net January 28,2003 Mr. Kirk McDonald City of New Hope 4401 Xylon Ave. N. New Hope, MN 55428 Dear Mr. McDonald and City Council: Two weeks ago, while at City Hall on another business matter, I mentioned to Kirk that Driveway Design is moving from its Plymouth location and is looking for a lot in the area to build a new facility. Kirk told me about the City property located at 9200 - 49~ Ave. N., also known as the future Arens Trucking site. After looking at the site and reviewing the site plan and proposed building plans already approved, we concluded that this was close to a perfect match for the relocation of Ddveway Design. I'd like to take a moment to give a bdef history of Ddveway Design and myself. My parents bought a new home on 40a and Maryland Ave. N. in 1955 and continue to live there today. My dad, Roald Johnson, was the Justice of th® Peace for New Hope. I grew up in the community, went to High School at Cooper and Armstrong, graduating in the first class in 1971. I've continued to have ties in New Hope my entire life. Driveway Design also has had many ties to New Hope. Since starting business in 1977 we have installed numerous private driveways for your residents. We have also paved quite a few parking lots in your city. Some of the work includes New Hope Bowl, City of New Hope - Sunshine Factory lot, reconstruct the City Hall and Police Station lots and demolition of the old bathhouse. In addition, we have plowed snow for many of your businesses since the mid-1970's. This season we are contracted with the City of New Hope to plow City Hall, the Police and Fire Stations and the Ice Arena. Coming back to New Hope is a natural. The purpose of this letter is to convey our interest in the property located at 9200 - 49th Ave. N. This Letter of Intent describes our intended use of the property and proposed time frame to proceed when an agreement is reached. My wife, Lanet, and I would like to work with the City of New Hope to create a new home for Ddveway Design. The plans drawn for Arens Trucking are very close to our needs. We would be adding a 30' x 40' or 50' front office to the 60' x 80' building already proposed. The front parking lot and ddveway would be StreetPrintTM structured asphalt. City of New Hope Page 2. We are willing to move extremely quick on this project. If an agreement is reached and approvals met soon, we would start tree removal and general site clearing before the frost is out of the ground. Also, with the watermain and street reconstruction scheduled for this summer, we'd like to get as much heavy work completed before the street project is started. Thank you for your consideration and we look forward to working with you soon. sir , // Vice President Amcon Construction Proposal Design · Construction · Construction Management January 20, 2003 Mr. Kirk McDonald Director of Community Development City of New Hope 4401 Xylon Avenue North New Hope, Minnesota 55428 Re: 9200 - 49th Avenue North Dear Mr. McDonald: I would like to thank you for your time last Wednesday. We hope that we can work with you and Ken to facilitate a successful development at the above site. The purpose of this letter is to confirm our interest in acquiring and developing the site. As discussed, we have interest in building either an office building, or a series of office condominiums compatible with the adjacent neighborhood. This week will begin preliminary feasibility analysis by reviewing the geotechnical report and discussing the stormwater requirements with Vince at Boonestro. We will then complete a site plan and preliminary pricing that must include either a pile system of foundations or substantial soil correction. Once this information is obtained, we can provide a written offer to acquire the property. Meanwhile, should other serious interest surface, please inform me. We anticipate some expenses to accumulate during this analysis in order to make a bona fide offer. You may telephone me at 952-200-4646 if you have any questions or concerns. Sincerely, Amcon Construction Company Kevin G. Maas Director of Sales and Marketing Kgm Cz Jim Winkels H:\ real ~stxte\ NEWHOPE\ l_20_03KirkIVlcDonald.d o~ 200 W. Hwy. 13 · Bumsville, Minnesota 55337 Phone: 952-890-1217 · FAX: 952-890-0064 PHILOSOPHY A new building may be the most important investment your company will ever make. Amcon is ideally suit- ed to helping you make the most of that investment. At Amcon, we distinguish ourselves in many ways: by decades of experience, expertise in meeting the needs of many industries, an emphasis on value engineering, and our commitment to customer service. For more than 25 years, we've provided start-to-finish design and construction for industrial, manufacturing, commercial, retail, institutional, multi-tenant, and office buildings. Our many long-term client relationships attest to our quality and performance. As our client, you can call on a team of experienced architects, engineers, and project managers. Although we offer a full range of expertise, you can always select the individual services you need. And you always have access to our top management. What really sets us apart is our commitment to project integration, which means that you have one contact point throughout the project. We start with careful planning. At Amcon, we remove obstacles long before we break ground. Our specialists focus on each aspect of your project; one experienced project manager oversees every- thing. In practice, this means dollars are spent wisely and resources are expended efficiently. Design decisions are evaluated for their effect on construction - and vice versa, and your budget and timeline are alwaYs taken into account. It means engineers and architects solve problems as a team. It all comes down to communication. Integrated project management means your questions are not simply answered: they are anticipated. You have a single person who can answer any question or update you on any aspect of the project. PROJECT MANAGEMENT The key to integrated project management is the project manager. At Amcon, you will benefit from having a single person guide your project from start to finish - answering your questions, updating you on developments, and serving manager also makes sure that all parties involved - clients, architects, engineers, construction managers, sub-contractors, material suppliers - understand the implica- tions of any changes for cost, time- as an extension of your company. This means coordinating design, finance, and construction activities, keeping you informed, and soliciting your input. There are no surprises with Amcon. Your project manager will ensure that your budgets are followed and your deadlines are met. We keep track of all project documents and act as a clearing house for your questions. The project line, and design. Our commitment to project management continues after the project has been finished. We monitor ongoing needs and evaluate possible improvements. Our goal is to establish a long term partnership, providing building solutions that will grow with your business. PRE CONSTRUCTION Planning is the key to success. And listening is the key to planning. We begin by assessing your needs and goals and determining your .budget. We study your operations. We draw on our own experience with similar projects. Then, we develop introduce value engineering early on - so we can help you get the most building for your money. Throughout this process, we solicit your input and incorporate your comments. We update estimates as designs develop - always keeping your V and price altern~ n solutions and evaluate site opt!0ns. At Amcon, a team of specialists work together from the very start. This conserves time and money while maximizing design options. By involving architects, engineers, and project managers in the planning stages, we are able to get key players working toward solutions to a shared goal. This allows us to objectiVes in mind, always explaining your options. Our expertise, coupled with our single source approach, will get you in your new building sooner. Finally, we act as a liaison for obtaining approvals and permits. We can even help you negotiate public and private financing. DESIGN As the design process unfolds, we continue to listen to you - and to each other. Our design expertise begins from the ground up. Civil engineers provide land - use analysis and site design, considering important factors such as cost of site preparation create designs that embody- and enhance- your corporate image, to create the kind of buildings that motivate employees and impress clients. By using state-of-the-art computer design and drafting systems, we help visualize your com- pleted building - while helping you and accessibility of services and infrastructUre. Once a site is selected, our in-house structural engineers work with our architects to translate your needs into design solutions. We work with city planners and other officials to expedite approvals and meet govern- ment requirements. But a building is more than its function. Our architects also strive to make informed decisions. Depending on your needs, we can deliver every- thing from preliminary ;3D renderings to full construction documents. Finally, our commitment to integrated design extends to the last detail. Interior designers use space planning to further refine your solution. After all, you aren't just building a building. You're creating a workspace. CONSTRUCTION Everything comes together on the construction site. It is here that Amcon's commitment to integrated project management pays some of its greatest rewards - in more efficient work, in more effective solutions. We offer full general contracting fairly, we help ensure the best possible work. We keep a clean, safe site, so you can take pride in your building long before it is completed. A post-construction meeting assures that expectations have been met and that maintenance will proceed services and project management. We provide complete field supervision - managing your timeline and coordi- nating the many related tasks that add up to a successful project. You are regularly updated on progress and involved in decisions at whatever level you feel is appropriate. We hire, schedule, and supervise subcontrac- tors. By holding sub - contractors to high standards while treating them All in all, you benefit from more than twenty five years of experience covering many states and hundreds of projects. These projects range from retail to multi-tenant residential to office buildings, from large indust- rial plants to specialized clean-room facilities. Whatever your needs, our experienced construction profession- als can do the job.