Economic Development Report 2017
CITY OF NEW HOPE
ECONOMIC
DEVELOPMENT REPORT
11/1/2017 New Hope, Minnesota
The city of New Hope Economic Development Report highlights
redevelopment projects throughout the city from the previous year
and the tools that are in place to promote development activity.
The city’s Economic Development Authority promotes and facilitates
business development and housing redevelopment activities.
CITY OF NEW HOPE ECONOMIC DEVELOPMENT REPORT
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CITY OF NEW HOPE
O V E R V I E W & H I S T O R Y
LOCATION
The city of New Hope is a suburb located northwest
of Minneapolis with strong neighborhoods, an
abundance of parks and recreation opportunities,
excellent schools, with great shopping nearby. The
city has easy access to the entire Twin Cities area
with major arterials of Highway 169, Highway 100,
Interstate 694, and Interstate 394 all nearby.
POPULATION (2010)
20,339
YEAR FORMED
1953
AREA
5.1 square miles
JOBS
11,080
BUSINESSES
490
PARKS/ACREAGE
18/200
SCHOOL DISTRICT
ROBBINSDALE AREA/281
SCHOOLS
5
CITY FACILITIES
Ice Arena, Swimming Pool, Golf Course, Outdoor Theater, Fire Station
HISTORY
1900s: Farming-rich community, settled as part of Crystal Lake Township
1930s: Residents of Crystal Lake Township began movement to incorporate township
1936: City of Crystal formed, rural residents in western half broke away and formed township
known as New Hope
1936-1953: Housing developments led to farmers being a minority in New Hope
1953: Rapidly developing township of New Hope incorporated as a city to prevent losing
more of its land and residents to Crystal via annexation
1953: Population of 600
1958: Population of 2,500
1971: Population of 24,000
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CITY OF NEW HOPE ECONOMIC
DEVELOPMENT REPORT
E X E C U T I V E S U MM A R Y
The city of New Hope’s Economic Development Authority (EDA) promotes and facilitates business
development activities. It considers proposals on a case-by-case basis and utilizes a broad-base of
public financing options. Membership of the EDA is identical to that of the New Hope City Council. Council
members are appointed to the commission for terms concurrent with the City Council terms and the mayor
acts as president of the authority. The city manager serves as the executive director. The city employs
various resources to help businesses grow and reach their goals.
Businesses & Assistance Programs
Local commercial and industrial businesses are extremely important to the city. The City Council has
undertaken programs and initiatives to address both commercial and industrial properties. These
programs focus on:
Retaining existing businesses.
Assisting with expansions.
Attracting new businesses to vacant available buildings.
Attracting new construction to a limited number of available vacant sites.
Improving communication with businesses and responding more effectively to business concerns
and inquiries.
Business Subsidy Program
The city’s Business Subsidy Program addresses policies related to the use of Tax Increment Financing (TIF),
tax abatement, and other business assistance programs for private development. It serves as a guide in
reviewing applications requesting business assistance. All projects must meet mandatory minimum
approval criteria and the level of assistance is evaluated on a case-by-case basis. Assistance can cover
project costs as allowed for under Minnesota Statutes. The EDA considers using a business assistance tool
to assist private developments in circumstances in which the proposed private project meets one of the
following uses:
To meet the following housing-related uses:
o To provide a diversity of housing not currently provided by the private market.
o To provide a variety of housing ownership alternatives and housing choices.
o To promote affordable housing for low- or moderate-income individuals.
o To promote neighborhood stabilization and revitalization by the removal of blight and the
upgrading in existing housing stock in residential areas.
To remove blight and encourage redevelopment in the commercial and industrial areas of the city
in order to encourage high levels of property maintenance and private reinvestment in those
areas; including façade improvement.
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To increase the tax base of the city to ensure the long-term ability of the city to provide
adequate services for its residents, while lessening the reliance on residential property tax.
To retain local jobs, increase the local job base, and provide diversity in that job base.
To increase the local business and industrial market potential of the city of New Hope.
To encourage additional unsubsidized private development in the area, either directly or through
secondary "spinoff" development.
To offset increased costs of redevelopment over and above the costs that a developer would
incur in normal development.
To accelerate the development process and to achieve development on sites which would not be
developed without this assistance.
Loan Programs
The city has partnered with the Lending Center at the Center for Energy and Environment (CEE) to offer a
convenient one-stop service that provides commercial and non-profit property owners in New Hope
access to a comprehensive array of financing and rehabilitation services. The CEE Loan Program provides
financing to New Hope businesses making cost-effective energy efficiency improvements. Nonprofit
organizations that are interested in reducing their energy costs are eligible to apply for funds through
the CEE to help finance energy-efficient projects implemented in properties owned and/or occupied by
nonprofit entities.
Outstanding Business Award Program
The city’s Outstanding Business Award Program was initiated in 2006 to recognize the city's businesses'
contributions to the local community. The purpose of the award program is to recognize businesses for
noteworthy accomplishments such as expanding or improving a building or property, creating new jobs
for New Hope residents, reaching a milestone year in business, or providing outstanding community
service. Nominations are accepted quarterly for the award.
Business Networking Group
The New Hope Business Networking Group was started by New Hope business owners in 2010 to create
an open forum for networking within the city. The group is open and free to all New Hope business
owners. The Business Networking Group meets regularly at one of the participating businesses. The city is
also a long-time member of the TwinWest Chamber of Commerce.
Open to Business
The city has partnered with Hennepin County and Open to Business, a company that provides free
business advice and gap financing. Open to Business is a partnership between Golden Valley, New
Hope, and the Metropolitan Consortium of Community Developers (MCCD), an association of nonprofit
community development organizations serving the Twin Cities. With the help of a matching grant from
Hennepin County, the two cities work with MCCD to provide business consultation services and financial
advice to small local business owners and aspiring business owners. MCCD staff hold open office hours
each month at New Hope City Hall. The program offers help in several areas, including:
Business plan assistance.
Financial management.
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Bookkeeping set‐up and training.
Loan packaging.
Real estate analysis.
Marketing assistance.
Strategic planning.
Professional referrals.
Open to Business facilitated one loan of $105,000 and one credit building loan of $240 in 2013, one
credit building loan of $240 in 2014, and one direct loan of $12,035 in 2016.
Employment
There are approximately 490 commercial/industrial/service businesses in the city, 31 of which opened in
2016. Employers in New Hope account for approximately 10,360 jobs, with the major employers listed
below:
Major Employers Products/Services Employees Employees
Independent School District No. 281 Education 1,900
Intermediate District 287 Education 868
Minnesota Masonic Home/North Ridge Care Center Skilled nursing care facility 695
St. Therese Home of New Hope Skilled nursing care facility 689
Hy-Vee Grocery & convenience store 627
Perrigo Company Pharmaceutical & medicine manufacturing 333
Coborn’s Delivers Direct selling establishments 240
Liberty Diversified International Stationery supplies 200
Dakota Growers Pasta Company Macaroni & spaghetti 150
Waymouth Farms, Inc. Salted & roasted nuts & seeds 150
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Planning & Development
The city continues to see sustained growth and development as major redevelopment projects come to
fruition. Overall development activity has increased annually since 2012 and the city anticipates that
growth will continue over the next several years.
Development Activity
From 2012-2016, $134,401,888 of reinvestment was approved in the city through construction permits.
The city is striving to increase momentum to continually increase the tax base, while regularly providing
the highest level of services delivered to residents, businesses, and property owners of the city. The city
has set a goal of increasing the total valuation of work for permits from 2013-2015 by 10% for 2016-
2018. Total valuation of work completed in city in 2016 was $37,740,765, which equates to 45% of the
total valuation of work for permits between 2013 and 2015.
2012 2013 2014 2015 2016
Permits issued 2,167 2,212 2,141 2,169 2,607
Fees collected $300,967 $356,242 $485,371 $512,461 $602,391
Valuation of work $12,813,093 $17,069,459 $32,802,509 $33,976,062 $37,740,765
$0
$5,000,000
$10,000,000
$15,000,000
$20,000,000
$25,000,000
$30,000,000
$35,000,000
$40,000,000
2012 2013 2014 2015 2016
Valuation of Work in New Hope
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The following planning and development activities occurred in the last year:
Parkview (Under Construction)
Centra Homes negotiated with the city to purchase the former Winnetka Learning Center property at
55th and Winnetka avenues and was granted a comprehensive plan amendment to re-guide the area
for one- and two-family residential. The city had purchased the 17-acre site in 2013 with a goal of
diversifying available housing stock in the city. Centra Homes received all necessary approvals, including
the rezoning of the property and final plat subdivision of the land. The Parkview subdivision is a 60-unit
housing residential development that consists of 29 traditional single-family homes and 31 detached
townhomes. Permits have been issued for each of the homes, and both types of homes are now sold out.
The two-story, single-family homes sold for an average price of $378,418, ranging between $314,178
and $438,676. The single-family homes range from 2,585 to 3,990 square feet and include a variety of
models and floor plans. Each model includes a two-car garage, with several models offering an option
for a three-car garage. The detached townhomes sold for an average price of $299,911, ranging
between $273,995 and $334,777. The detached townhomes range from 1,974 to 2,128 square feet
and are association maintained. There are four standard models, all of which include a full basement and
space for a 12-foot deep deck or patio. The project is currently under construction and expected to be
completed by December 2017.
The city created a redevelopment Tax Increment Financing District (TIF) in conjunction with the project that
authorized the expenditures for land/building acquisition, site improvements and preparation, utilities,
administrative costs, and other qualifying improvements. In 2013, the city purchased the former Winnetka
Learning Center property from Independent School District 281 for $1.75 million. After demolition and
site preparation, the city had expended over $2 million in costs preparing the land for redevelopment. In
2014, the city sold the property to Centra Homes for $777,000. The TIF District allows for the city to
recoup the land write-down costs and administrative fees.
Ironwood (Under Construction)
Alatus, LLC is constructing a four-story, 182-unit luxury apartment building on the city-owned site
adjacent to the New Hope Village Golf Course. The city completed a market feasibility study in the
spring of 2015 to determine what type of redevelopment was best suited for the site and concluded that
luxury apartments were the most viable option. The final plat and vacation of easements for the project
were approved in February 2017 and construction of the $27.3 million building began in the summer of
2017. Building amenities include a pool deck with lounge chaises and grilling stations, an indoor/outdoor
entertainment suite with rooftop grill, work-from-home spaces, create space/do-it-yourself workshops,
panoramic views of the New Hope Village Golf Course, a 24/7 fitness center, studio, and indoor sauna,
a resident coffee bar, and a pet spa. The city and developer negotiated a city-provided loan that will
assist in adding a high-efficiency HVAC system, which will help the building achieve LEED Certification
and result in no carbon footprint for the entire building.
The city created a redevelopment Tax Increment Financing (TIF) District in conjunction with the project that
authorized the expenditures for land/building acquisition, site improvements and preparation, utilities,
administrative costs, and other qualifying improvements. In 2007, the city purchased five, 12-unit
buildings. With land acquisition, relocation costs, and demolition, the city invested nearly $2.2 million into
the project. In 2017, the city sold the property to Alatus, LLC to facilitate the construction of the 182-unit
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apartment building for $1.443 million. The TIF District allows the city to recoup the land write-down costs
and administrative fees.
Good Samaritan (Under Construction)
Good Samaritan is expanding its campus in New Hope with the construction of a three-story, 31-unit
assisted living facility. Construction on the building, which will be located at 2765 Virginia Avenue North,
began in October 2017. Residents of the new $4.4 million facility will live on-site full time; however, the
individual units will not include full kitchen facilities. There will be separate areas in the building for
dining, bathing, exercise, nursing care, activities, and administrative services. The current operations of
Good Samaritan are conducted in a facility that has 77 beds and includes skilled care and rehabilitation
services. The addition will provide housing and service options for the customers of Good Samaritan that
are not currently available at the location and will be connected to the campus by an enclosed walkway.
Good Samaritan acquired two parcels to the north of the property in 2012, where the assisted living
facility will be constructed. The building connection and site layout created the need for special zoning
considerations and the property was rezoned to Planned Unit Development (PUD) in order to allow the
flexibility necessary to accommodate the proposal. The city created a housing Tax Increment Financing
(TIF) District in conjunction with the project that authorized the expenditures for site improvements and
preparation, utilities, administrative costs, and other qualifying improvements. The TIF District facilitates
the construction of a 3-story, 31-unit assisted living facility on the campus.
Dunkin’ Donuts (Completed)
An abandoned gas station and car wash at 7820 42nd Avenue North received approvals to be
redeveloped into a sandwich shop in June 2015. In 2016, the gas station and car wash were demolished
to make way for the 2,000-square foot donut and coffee shop. The $1.07 million project was completed
and Dunkin’ opened on December 7, 2016.
Extra Space Storage (Completed)
A Conditional Use Permit was granted to allow for the conversion of an 83,600-square foot warehouse
at 2711 Nevada Avenue North into a self-storage facility. The majority of the building was divided into
630 climate-controlled storage units, which are available in a variety of sizes and occupy two floors
within the building. Several exterior modifications and improvements were made to the building, including
fresh paint, a new roof, additional windows, parking area improvements, and the construction of an
outdoor storage area. The improvements were valued at approximately $775,000.
Avtec (Completed)
A 20,763-square foot, $5 million expansion project was completed in July 2017 at Avetc Metal Finishing,
located at 9101 Science Center Drive. The expansion enlarged the company’s shipping and receiving
operations area to provide better truck access, more docks, and a dedicated area for deliveries and
pickups. The expansion includes an investment in an on-site power source and enhanced employee
facilities. Avtec Metal Finishing provides chemical finishing, electroplating, and mechanical finishing
services.
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Pioneer Metal (Completed)
Pioneer Metal Finishing moved its operations to a previously vacant industrial building at 4800 Quebec
Avenue North in 2017. The business invested approximately $10 million into the building and relocated
approximately 100 employees from its previous location in Minneapolis. Founded in 1945, Pioneer Metal
Finishing offers a wide array of metal finishing services, including anodizing and electroless nickel; paint
and powder coating; and chromate, tin, zinc, and precious metal platings.
Horwitz Mechanical (Completed)
Horwitz Mechanical purchased and moved their headquarters to the building located at 7400 49th
Avenue North in 2017. Interior renovations were completed in the spring before the business moved its
operations into the building in July 2017. Horwitz Mechanical employs 93 on-site employees, with an
additional 300 employees in the field. The business has been located in New Hope since 2008 and
continues to grow rapidly. Horwitz designs, installs, and maintains mechanical systems.
Housing
Loan Programs
The city has partnered with the Lending Center at the Center for Energy and Environment (CEE) to offer a
convenient one-stop service that provides residential property owners in New Hope access to a
comprehensive array of financing and rehabilitation services. The Home Improvement Loan Program
encourages and supports the preservation of existing housing by providing loans to improve the basic
livability and/or energy-efficiency of the borrower’s home. The Low Interest Loan Program, Unsecured
Loan Program, and Interest Subsidy Program provide loans and funds to homeowners to make
improvements to their properties. An Emergency Deferred Loan is also available for homeowners that
have emergency improvement needs but do not qualify for other home improvement loan or grant
programs.
2013 2014 2015 2016
Loans/Subsidies/Leveraged Funds 3 7 4 5
Amount $13,090 $99,487 $40,693 $46,096
Scattered Site Housing
Over the years, the city has acquired several properties as part of the Scattered Site Housing Program.
The primary focus of the program is to target distressed single-family properties throughout the city, with
the goal of improving residential neighborhoods. The program currently emphasizes acquiring homes for
demolition in order to provide vacant lots for the construction of new single-family homes. The city uses its
Economic Development Authority (EDA) to purchase the homes. The EDA uses its cash reserves for the
acquisition and demolition costs associated with each property. The EDA expects that a loss will be
incurred on each project, as the cost to acquire the distressed properties and prepare the sites for
redevelopment exceed the value of the new vacant lot. To cover this loss, the EDA uses Community
Development Block Grant funds that are provided by the federal government and administered locally
by Hennepin County. The following scattered site housing projects were completed over the last year:
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Address Previously Assessed Value Sale Price/New Value Percent Increase
4415 Nevada Ave N $23,000 $383,000 1,565%
4417 Nevada Ave N $23,000 $364,000 1,482%
4511 Boone Ave N $182,000 $320,000 76%
In addition to the projects listed above, there are six additional scattered site projects that were
underway as of when this report was published.
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
4415 Nevada Ave N 4417 Nevada Ave N 4511 Boone Ave N
Scattered Site Housing Projects
Previously Assessed Value Sale Price/New Value
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Property Values
2012 2013 2014 2015 2016
Taxable
market value
$1,223,862,183 $1,235,267,314 $1,334,517,728 $1,430,939,117 $1,535,054,114
Percent change -7.98% 0.93% 8.03% 7.23% 7.28%
$0
$200,000,000
$400,000,000
$600,000,000
$800,000,000
$1,000,000,000
$1,200,000,000
$1,400,000,000
$1,600,000,000
2012 2013 2014 2015 2016
Property Values
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Household Value
2012 2013 2014 2015 2016
Median household value $164,000 $168,000 $180,000 $188,500 $196,000
$140,000
$150,000
$160,000
$170,000
$180,000
$190,000
$200,000
2012 2013 2014 2015 2016
Median Household Value
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COMPLETED &
ONGOING PROJECTS
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Parkview
Parkview is a 60-unit housing
development under construction
at 55th and Winnetka avenues
by Centra Homes. The residential
development consists of 29
traditional single-family homes
and 31 detached townhomes
and will be completed in
December 2017. The two-story,
single-family homes will range
from 2,585 to 3,990 square feet
with a variety of models and
floor plans. Each model includes
a two-car garage with a number of models offering an option for a three-car garage. The
detached townhomes will range from 1,974 to 2,128 square feet. The city of New Hope
purchased the 17-acre site in 2013, with a goal of diversifying available housing stock in the
city.
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Parkview
ADDRESS
DETACHED TOWNHOMES
SALE PRICE ADDRESS
SINGLE-FAMILY HOMES
SALE PRICE
5530 UTAH AVE N $273,995 5521 WISCONSIN AVE N $314,178
7920 55TH CIR N $277,188 5517 WISCONSIN AVE N $328,879
5527 UTAH AVE N $278,304 5511 WISCONSIN AVE N $333,001
5526 UTAH AVE N $281,826 8049 55TH LN N $353,027
5521 UTAH AVE N $284,638 5531 WISCONSIN AVE N $361,336
5501 UTAH AVE N $293,753 5527 WISCONSIN AVE N $365,312
8008 55TH LN N $294,446 8041 55TH LN N $366,121
8004 55TH LN N $294,873 8024 55TH LN N $367,500
5520 UTAH AVE N $295,246 8044 55TH LN N $371,715
7916 55TH CIR N $295,454 5526 WISCONSIN AVE N $374,012
5517 UTAH AVE N $297,861 8053 55TH LN N $378,759
5536 UTAH AVE N $298,000 8020 55TH LN N $380,000
8012 55TH LN N $307,979 8036 55TH LN N $380,308
8016 55TH LN N $311,359 5520 WISCONSIN AVE N $382,472
7933 55TH CIR N $315,338 5530 WISCONSIN AVE N $382,694
7929 55TH CIR N $316,132 8037 55TH LN N $397,275
5511 UTAH AVE N $322,822 5501 WISCONSIN AVE N $397,522
5531 UTAH AVE N $324,311 5507 WISCONSIN AVE N $415,862
8000 55TH LN N $334,777 8048 55TH LN N $428,275
8028 55TH LN N $429,860
8057 55TH LN N $438,676
AVERAGE $299,911 $378,418
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Ironwood
Alatus, LLC is constructing a four-story,
182-unit luxury apartment building on
the site adjacent to New Hope’s golf
course. The driving of approximately
700 pilings took place in September
2017 with building foundation work
beginning shortly thereafter. Sewer
and water infrastructure improvements
will be completed by January 2018.
Framing, core components, and
mechanical work will take place
between December 2017 and
November 2018. It is anticipated that
construction of the $27.3 million building will be completed by December 2018. The city
completed a market feasibility study in 2015 to determine what type of redevelopment was best
suited for the site and concluded that luxury apartments were the most viable option. Results from
the study supported high-density use of the property and highlighted the demand for luxury
multifamily housing within the city. The final plat and vacation of easements for the project were
approved in February 2017. Building amenities include a pool deck with grilling stations, an
indoor/outdoor entertainment suite with rooftop grill, work-from-home/creative spaces, do-it-
yourself workshops, panoramic views of the golf course, a 24/7 fitness center, studio, and indoor
sauna, a resident coffee bar, and a pet spa. The city and developer negotiated a city -provided
loan that will assist in adding a high-efficiency HVAC system, which will help the building achieve
LEED Certification and result in no carbon footprint for the entire building.
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Good Samaritan
Good Samaritan is expanding its campus with the construction of a three-story, 31-unit assisted
living facility. Construction began on the building, which will be located at 2765 Virg inia Avenue
North, in October 2017. Residents of the new $4.4 million facility will live on-site full time;
however, the individual units will not include full kitchen facilities. There will be separate areas in
the building for dining, bathing, exercise, nursing care, activities, and administrative services. The
current operations of Good Samaritan are conducted in a facility that has 77 beds and includ es
skilled care and rehabilitation services. The addition of the proposed assisted living facility will
provide housing and service options for the customers of Good Samaritan that are not currently
available at the location. The facility will be connected to the Good Samaritan campus by an
enclosed walkway.
Good Samaritan acquired two parcels to the north of the property in 2012, where the assisted
living facility will be constructed. The building connection and site layout created the need for
special zoning considerations and the property was rezoned to Planned Unit Development (PUD)
to allow the flexibility necessary to accommodate the proposal. The project is most closely
aligned with the zoning standards found in the R-5 Senior/Disabled Residential District, therefore
its standards served as the base zoning guidelines in creating the PU D standards for this project.
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Dunkin’ Donuts
An abandoned gas station and car wash at 7820 42nd Avenue North received approvals to be
redeveloped into a sandwich shop in June 2015. In 2016, the gas station and car wash were
demolished to make way for the 2,000-square foot donut and coffee shop. The $1.07 million
project was completed and Dunkin’ opened on December 7, 2016.
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Extra Space Storage
A Conditional Use Permit (CUP) was granted to allow for the conversion of an 83,600 -square
foot warehouse at 2701 Nevada Avenue North into a self-storage facility. The building also
houses an adhesive labels company that continues to occupy the western third of the building. The
remainder of the building was divided into 630 climate-controlled storage units. The units are
available in a variety of sizes and occupy two floors within the building. Customers enter the
facility in their vehicles through a one-way drive aisle that goes through the building. Several
exterior modifications and improvements were made to the building, including fresh paint, a new
roof, additional windows, parking area improvements, and the construction of an outdoor storage
area.
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Avtec Metal Finishing
A 20,763-square foot, $5 million expansion project was completed at Avetc Metal Finishing,
9101 Science Center Drive. The expansion enlarged the company’s shipping and receiving
operations area to provide better truck access, more docks, and a dedicated area for deliveries
and pickups being transported by smaller vehicles. The expansion includes an investment in an
on-site power source, minimizing the impact that power outages will have on production and
delivery dates. It also improved safety, will allow for future process expansion, and includes
conference and training rooms. Enhanced employee facilities have created a better workplace
environment for staff. Avtec Metal Finishing provides chemical finishing, electroplating, and
mechanical finishing services.
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Pioneer Metal Finishing
Pioneer Metal Finishing moved its operations to a previously vacant industrial building at 4800
Quebec Avenue North in 2017. The business invested approximately $10 million into the building
and relocated approximately 100 employees from its previous location in Minneapolis. Founded
in 1945, Pioneer Metal Finishing offers a wide array of metal finishing services, including
anodizing and electroless nickel; paint and powder coating; and chromate, tin, zinc, and precious
metal platings.
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Horwitz Mechanical
Horwitz Mechanical purchased the easterly of the two buildings located at 7400 49th Avenue
North in 2017. Interior renovations were completed in the spring, before the business moved its
operations into the building in July 2017. Horwitz Mec hanical employs 93 on-site employees,
with an additional 300 employees in the field. The business has been located in New Hope since
2008 and continues to grow rapidly.
Horwitz designs, installs, and maintains mechanical systems. The company specializes in new
construction, renovation, and retrofit of commercial, industrial, and institutional facilities. Horwitz
provides engineering, design, installation, and ongoing service support for the heating,
refrigeration, air conditioning, sheet metal, and plumbing markets in the Twin Cities.