We are a team of data center technology and energy experts that partner with communities to maximize economic development opportunities through our long-term vision, master-planned development projects. Our technology campuses, which will house data centers, are thoughtfully designed and planned to maximize economic benefits for communities while minimizing disruption. We work closely with citizens, municipalities, and utility companies to ensure everyone is involved through every step of the process. We are proud that this approach minimizes unplanned impacts and differentiates us from more traditional ad-hoc data center development.
We work closely with communities to create economic impact that directly supports local priorities. Revenues from data-center campuses contribute to better local infrastructure, schools, and services, with minimal traffic or municipal strain.
We work closely with local economic development departments to help establish diversified long-term local tax base, with permanent well-paying jobs and community investment that extends beyond our technology campus.
Our team works directly with energy companies to ensure that power resources are efficiently deployed and build dedicated substations.
We work collaboratively with municipalities to ensure that the development and infrastructure plans align with local priorities. Our long-term horizontal planning and community-first approach provides a strategic commitment from planning through development.
We work directly with state and local officials to develop a strategic approach to development that supports critical infrastructure improvements, job growth, and significant economic impacts locally, regionally, and statewide.
Data centers support the physical infrastructure for the technology we rely on in our daily personal and professional lives. Data centers store data and applications so businesses, hospitals, banks, and more can safely store and process their and their users’ data. When you shop or bank online, store photos on the cloud, or run any streaming service, you rely on a data center.
Almost every technology-based activity interfaces with data centers to some degree. This includes all modern industries based in IT, telecommunications, financial services, healthcare, media, government, education, and energy sectors which all rely on data centers to ensure operational continuity, data security, and regulatory compliance.
The concept and execution of our business is built on the culmination of decades of exposure and experience of every facet of the digital infrastructure economy. We are proud to have more than 200 collective years of multi-faceted experience in engineering, constructing and operating telecommunications, data networking, and data center infrastructure.
Compared to residential, commercial, and other industrial land uses, data centers produce far less traffic, produce a greater economic return, create jobs, and have less impact on community resources (i.e., schools, parks, first responders, social services, etc.)
When researching ideal markets for our technology parks, we look at several factors: Proximity to fiber networks, availability of power and proximity to existing high-powered transmission lines, the ability to integrate with the regional technology architectural network, proximity of consumers, a diverse and local workforce that can fill a wide array of jobs, and the opportunity to partner with a community so that we can bring a low-impact project that has high economic return. Farmington is an ideal location for a technology park, and we hope to show the significant economic benefits it will create including: job opportunities, generating tax revenue, attracting capital investment, and stimulating the growth of ancillary businesses and services in the area.
At full build-out, it is expected that this technology park will bring significant tax revenue to the City of Farmington, the Farmington Public School District, and Dakota County. A comprehensive financial analysis evaluating the full scope of tax generation is in process. The results of the tax generation analysis will be shared with the public once complete and reviewed by the city.
How taxes generated from this use are distributed will be determined by the city, School District, and Dakota County through their annual budget review process. Potential improvements that could receive the tax allocation could include, but are not limited to:
Schools: Building improvements, purchase of new technology, improve sports facilities, increase teacher salaries
Emergency Services: Improve or construct new facilities such as fire and police stations, purchase of new technology, training programs for first responders
Infrastructure: Water and sewer upgrades, road improvements
Community Facilities: New parks, new trails, improve park features such as play equipment, seating, shelters, and restrooms
Government Employees: Addition of police and fire personnel, retain existing employees and attract top talent for open positions
Property Tax: In many jurisdictions where data centers are located, property tax increases can be off-set by the tax contributions that can cover many of the overall budget needs
The construction of data centers and data center-specific infrastructure require a variety of specialized trades including but not limited to electricians, network engineers, utility contractors, plumbers, steel workers, and myriad other heavy civil trades which can be filled by Farmington residents. Once built, the data centers will require ongoing (permanent) skilled labor that can also be filled by local residents. These jobs consist of security, IT technicians, data center operations technicians, HVAC technicians, electricians, engineers, etc.
This campus at full build is anticipated to create approximately 277 new high-quality jobs. It is likely there will be other ancillary jobs related to the ongoing maintenance of the facility i.e., landscaping, painting, misc. repair, etc. There are some management and technical roles that degrees are preferred, but most on-site jobs require certifications or licenses rather than degrees. Master Planned Data Center Campuses also stimulate additional jobs in and around the area. A study out of Northern Virginia has shown that for each 1 job inside a data center, 3.5 jobs are created in the surrounding community.
Dakota County Technical College (DCTC)
Location: Rosemount, MN
Relevant Programs: Information Systems Management, Network Administration, Cybersecurity
Inver Hills Community College
Location: Inver Grove Heights, MN
Relevant Programs: Information Technology Support, Network Technology and Security, Computer Science
Normandale Community College
Location: Bloomington, MN
Relevant Programs: Computer Technology, Network Administration, Cybersecurity
University of Minnesota – Twin Cities
Location: Minneapolis, MN
Relevant Programs: Computer Science, Information Technology Infrastructure, Electrical and Computer Engineering
Metropolitan State University
Location: Saint Paul, MN
Relevant Programs: Computer Information Technology, Cybersecurity, Data Science
Tract looks for several key considerations when identifying land for a data center campus. Land located near existing high-powered transmission lines means that minimal extensions of power infrastructure are needed to serve the site. Large assemblages of land enable a data center campus to be planned with greater setbacks / buffer areas and landscaping to reduce the visibility of the buildings from neighboring properties. Additionally, with larger tracts of land, campuses can be planned with minimal to no impacts to natural environmental features such as wetlands and floodplains. Once a potential site is identified, Tract prepares a “test fit” to better understand how many buildings could be constructed in consideration of larger setbacks and landscape buffer areas, protection of natural features, and the location of the infrastructure (water, sewer, roads) that will be needed to serve the property.
Location
The site is located in the southeast area of the City of Farmington. Biscayne Ave. frames the south eastern border of the site, 220th St. traverses the northern border of the site, and 225 St. intersects the site.
Size
The site is 348 acres, which supports a larger master planned campus to enable larger setbacks and buffer areas than what would be minimally required under the City’s MUCI Zoning District. A larger site also enables the clustering of this type of use in one location, instead of smaller developments scattered across the city in and ad hoc manner.
Power
A System Impact Study has been completed and the Facility Study is underway with Great River Energy (GRE). GRE is Dakota Electric’s power supplier and they have ownership responsibilities on the 345kV transmission line located adjacent to the site along the southern edge of the master planned campus. The project site is served by Dakota Electric Association (DEA) who Tract will be working with to identify specific project needs that will be used to design the needed electrical infrastructure for the site.
Renewable Energy
Tract and future end-users have a common mission in procuring and utilizing renewable energy sources, energy-efficient equipment, and power management strategies to reduce the campus’s carbon footprint and ensure reliable electric supply for the facilities. In 2023, the State passed a bill that requires Minnesota to be carbon free by 2040. GRE and DEA have every intention to meet this standard and have indicated that this project will not have any impact on meeting that standard.
Zoning
The purpose of the Planned Unit Development Overlay is to provide for development alternative that allows for greater flexibility in site and building design where projects are a benefit to the city and it’s residents. In some instances, such as building setbacks, Tract is proposing development standards that greatly exceed the City’s requirements. For other standards, Tract requests more flexibility to that the site can be developed as efficiently as possible. Below is a comparison of some of the development standards proposed:
| Standard | Building Setback | Natural / Landscape Buffer | Building Height | Fence Height |
|
MUCI Zoning District |
0’ – 20’ | 25’ | 40’ |
8’ |
| PUD Overlay | 150’ – 250’ | 40’ | 50’ – 80’ |
14’ |
Tract also proposes a 40-foot natural buffer area. This buffer area is intended to protect existing, healthy trees and to provide an additional area for landscaping to help screen the development from adjacent properties.
Cooling
The naturally cooler ambient temperatures of Minnesota support Direct Evaporative Air-Cooling Technologies (DEAC) which require less water for cooling than other technologies.
Fiber
The project will have no negative impact on connectivity in the area. In fact, broadband connectivity may improve as a result of this project. New fiber providers and fiber paths will be built to enable connectivity for the data centers within the Farmington Technology Park. These new fiber networks will create competition with existing providers resulting in more robust options for residents and businesses.
Water
Data center developers prioritize water efficiency and sustainability in their operations. They employ technologies such as advanced cooling systems, water recycling, and efficient landscaping practices to minimize water consumption and environmental impact. The project will connect into City water and sewer infrastructure and will be investing in the water and sewer infrastructure improvements required to serve the site. The City and Tract are discussing the use of recycled water to cool these data centers, eliminating much of the need for domestic water. The project will also generate new taxes to help fund the water system growth in addition to other City projects.
Roads & Traffic
In general, data centers produce significantly less traffic than residential and commercial development and other types of industrial development due to a relatively low number of visitors, as shown below. The chart compares the traffic generated by the data center campus on this site vs. the site being developed for residential or commercial uses.
A Traffic Impact Study has been prepared for this proposed development. The study identified the need for minor improvements to construct east and westbound turn lanes into the site along MN50 and the construction of northbound and southbound turn lanes at the intersection of MN 3 and 225th St. Tract will pay for all required road upgrades to serve this project.
Noise
Modern data centers are designed to minimize noise emissions and employ advanced cooling and infrastructure technologies to ensure quiet operation. Nevertheless, noise levels will comply with the State of Minnesota Pollution Control Standards Rule 7030 ‘Noise Standards’.
We will keep our Farmington Technology Park web page up to date, but please don’t hesitate to reach out to us directly with any questions.
