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Agenda - 02-12-2008-2
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Agenda - 02-12-2008-2
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9/2/2008 8:43:08 AM
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BOCC
Date
2/12/2008
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Agenda
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2
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Minutes - 20080212
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\Board of County Commissioners\Minutes - Approved\2000's\2008
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Section Five -Site Review <br />I. Characteristics of Successful Sites <br />The researcher was charged with leading an effort to identify the most feasible site for <br />development of a shared-use food and agricultural facility in the four-county area. <br />Several key factors were used to evaluate if certain sites might be suitable for the project, <br />based upon characteristics of successful examples elsewhere in the country. <br />Characteristics of successful sites include form of site ownership, affordability (including <br />acquisition costs and renovation costs), access to utilities, suitability and size of floor <br />plan, location in proximity to users and ease of access, and proximity to service providers <br />and others who could provide project support. <br />Site Ownership <br />All of the successful shared use food processing centers the researcher is aware of are <br />owned by local governments, state governments, or nonprofit agencies. There are many <br />good reasons for this. First of all, benefits from these projects are designed to accrue <br />primarily to the clients who access the facility for services, and not to the owner of the <br />project or site. Regional shared use facilities struggle to break even from user fees, even <br />when the clients themselves are able to make profits, expand their businesses, and create <br />jobs and income. There is an inherent tension between the project's need to charge <br />reasonable use fees and its clients who desire to minimize costs and increase business <br />profits. The tension is further exacerbated if a landlord desirous of profitable rents also is <br />introduced to the mix. <br />Additionally, projects that will rely on grants from foundations and governments are at a <br />disadvantage when the physical infrastructure is owned by afor-profit entity: Most grant <br />funds are eligible only to 501-c-3 nonprofit corporations or governmental entities. Very <br />few grant making organizations would be willing to invest in fixed infrastructure <br />improvements at a site owned by a private entity. Furthermore, a project will likely need <br />to secure along-term (ca. 10-year or more) lease or other legal agreement to entice grant <br />makers to invest in any project, whether or not the site is owned by a nonprofit or <br />governmental agency. <br />On a balance sheet, securing a site on a nominal long-term lease is very favorable from <br />the perspective of grant makers. In this case, the existing physical infrastructure can be <br />considered a committed asset of the project, and in certain cases the valuation of the <br />building and land can be counted as a match toward grants. In a traditional private lease <br />agreement, the value of the rent cost is a liability rather than an asset to the project, and <br />funds would be necessary to secure rent before income from use fees .begin. <br />Cost <br />Two important site costs must be considered before securing the project location: <br />acquisition costs and physical infrastructure improvement costs. <br />In most existing cases, initial acquisition costs for shared use food processing centers <br />have been either nominal (such as a $1/year lease), or far below market rates. Project <br />36 <br />
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