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East GateBusiness Park

Prepared by:

Bill Nicoloffoffi ce: [email protected]

Ryan Flintoffi ce: 801.927.2000rfl [email protected]

Developed By:

www.jlproperties.com

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Executive Summary

Development Team

Renderings & Site Plan

East Gate Concept & General Plan

Site Aerial

Area Map

JL Properties

Agent Profi le

Area Information

Table of Contents

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1755 East 1450 South Ste. 100 | Clearfi eld, UT 84015Offi ce 801.927.2000 l Fax 801.416.1020

Overview The “East Gate Business Park” is a LEED certifi ed, class A business park located

in Layton, Utah. Developers, JL Properties, support Layton City’s vision of attracting

aerospace, advanced composites, defense industries, and data centers to this premier

business park. We are capable of developing offi ce, industrial, research, and/or data

centers within the park

The 90+ acre site is the cornerstone of the 600 acre East Gate Development. The

property is immediately adjacent to the east gate entrance of Hill Air Force Base which is

Utah’s largest employer, providing jobs for more than 23,000 military and civilian personnel.

“East Gate Business Park” is ideally located in the heart of northern Utah with easy access

to Salt Lake City, Ogden, and interstate connections to all neighboring states.

Location “East Gate Business Park” is located immediately east of HAFB in northern Davis county.

When required, contractors located within the development will have access to and from

HAFB by means of the new east gate.

Close proximity and easy access to I-15, I-84 and I-80 make this location ideal for all

prospective tenants.

Highlights

• 20,000 - 1,000,000 SF

• Class A Business Park

• LEED Certifi ed Development

• 30 min. from Salt Lake International Airport

Executive Summary

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Developer Over the Company’s 19-year history, JL

Properties has grown and managed a portfolio

owned by affi liated entities with a market value

in excess of one billion dollars. In the last 8 years JL has successfully

undertaken new project development involving over $700 million in

construction activity.

Architectural Engineers GSBS Architects have been at the forefront of

sustainable design for more than three decades.

They became a leader in LEED certifi ed design by designing the Utah

Olympic Speed Skating Oval, which was one of the fi rst 13 buildings

worldwide designated as LEED-certifi ed (Leadership in Energy and

Environmental Design) by the United States Green Building Council.

Civil Engineers Great Basin Engineering, Inc. is a highly respected consulting

civil engineering fi rm headquartered in Ogden, Ut with over Fifty years

experience, specializing in land use planning and government relations

consulting.

General Contractor Big D Construction was founded in 1967 through the superior

leadership of Dee Livingood. They have six(6) offi ces in the

western United States and are licensed in 21 States employing

over 650 individuals. Decades of experience allow them to

guarantee the best value, delivery, and quality— each and every time.

Marketing Team Newmark Grubb Knight Frank is one of the world’s

leading commercial real estate advisory fi rms. NGKF

provides comprehensive real estate solutions to clients across the globe as

well as on a local, regional and national level with 300 offi ces in 42 countries

throughout the world.

Development Team

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FAIRFIELD ROADFAIRFIELD ROAD

Sun HillsSun HillsGolf Course

Golf Course

Hill Air ForceHill Air ForceGolf CourseGolf Course

Hill Air Force BaseHill Air Force Base

Renderings

HAFBHAFBEast GateEast Gate

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Sun HillsSun HillsGolf CourseGolf Course

Hill Air ForceHill Air ForceGolf CourseGolf Course


Renderings

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3500

NO

RTH



Inaugural tenant

PRELIMINARY CONCEPTPRELIMINARY CONCEPT

Founded and run by engineers, Janicki Industries designs and builds high-precision tooling for aerospace,

marine, wind energy and transportation customers. Our R&D lab continuously pushes the boundaries of

composite fabrication materials and techniques. Customer-needs drive this process. Our proprietary 5-axis

CNC machines are unrivaled in scale and precision, with machining envelopes up to 100 feet in length. A

full-service engineering company, we specialize in large complex projects with demanding timelines. Using

enterprise project management software, we provide customers real-time information regarding project

resources, timelines and costs.

Site Plan

The Janicki/NU Warehouse building was awarded these honors for outstanding construction and design:

Industrial Building ($0 - $25M)Project of the Year 2011

Design-Build Merit Award 2011Rocky Mountain Region

2011 Excellence in ConstructionIndustrial over $5M

Associated General Contractors

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Hill Air Force Base (HAFB) has been a crucial component

of Utah’s economy for over half a century. As Utah’s

largest employer, HAFB has provided jobs both on

Base and through numerous contractors. Layton City

is very fortunate to have a strong relationship and

common borders with HAFB.

To support the Base Layton City is planning an

Industrial/Business Park adjacent to the east border

of HAFB. To facilitate this development, HAFB has

constructed a new east gate allowing contractors direct

access to and from HAFB.

The City has recently installed infrastructure and public

utilities on the East Gate site to facilitate development. The City will install more infrastructure and public utilities

as needed for future developments. The East Gate site is accommodating and can house a wide variety of

industries. This development is zoned to allow HAFB contractors the location and fl exibility needed to maximize

effi ciency.

The East Gate site is located in the heart of northern Utah. The area is easily accessible as it is located near

four major Interstate Highways (I-15, I-80, I-84 and Highway 89). The site has direct access to both Ogden

and Salt Lake City. Interstate 80 is a major trucking route that provides straight access to Colorado, Wyoming,

Nevada and Idaho. The site is also located near other transportation means, including railroad lines, and is just

thirty minutes from the Salt Lake International Airport.

There is approximately 600 acres of developable land

at the East Gate site. The natural environment of the

development is picturesque with beautiful rolling hills

surrounding an 18-hole golf course. The East Gate

site is located at the base of the Wasatch mountains,

and overlooks the Layton valley and the Great Salt

Lake.

Source: Layton City Website: http://www.laytoncity.org

East Gate Development

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Business Center

JL Properties

80’ R/W

Future Warehouse

Existing Residentia

Existing Residential

Hill Air ForceGolf Course

Future Business Park Expansion Phase II

Sun HillsGolf Course

Landfi ll

Hg

Offi ce Enclave

Residential Area

WasatchIntegrated WMD

60’ R/W

Restaurants

Hgwy 193

Hotel

R&DChurch

Future Sun Hills Golf Course Site

Future Business Park Expansion Phase I

SITESITE

East GateBusiness Park

Legend

Retail

Hotel

Offi ce

Manufacturing

Flex Space (Manufacturing)

R&D

Multi-family Residential

Open Space

Park Space

Right of Way

Parking

Alley

Trail

Entry Feature

Conceptual Land use Plan

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FreeportDistr ibution

Center

Hil l Air Force Base Hil l Air ForceGolf Course

East GateDevelopment

For

t L

ane

Ha r

r is o

n B

ou

le

Gordon Avenue

Riverdale Ro ad

Ada

ms A ve

nue

Pa r

kwa y

300 North

Main Street

Antelope Drive

600 South

220 0

We s

t

1900

Wes

t

S ta te St reet

1700 South

Sou t h W eber Drive

Was

hin

gto

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ou

Mai

n S

t ree

t

Fa i

rfie

l d R

oad

193 193

84

15

89

N

Site Aerial


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SITESITE

SLCSLCInt. AirportInt. Airport

Area Map

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JL was formed in 1990 by the two

current principals, Jonathan Rubini and

Leonard Hyde. Today, Mr. Rubini and Mr.

Hyde are supported by an experienced

JL staff, which includes property managers, building

engineers and a sophisticated system of fi scal control and

management. Over the Company’s 19-year history, JL has

grown and managed a portfolio owned by affi liated entities

with a market value in excess of one billion dollars.

Firm History

At its inception, JL focused on the acquisition of distressed Alaska real estate assets. Alaska at that time

was suffering through a deep economic shock, and many real estate assets were under extreme economic

pressure. Alaska has also historically been characterized by the limited pool and availability of private equity.

In that environment, JL forged alliances with non-traditional sources of capital, including many Alaska Native

Corporations. JL also focused on real estate assets with unique legal or operational impediments. Many of

these acquisitions remain in the JL portfolio, and we continue to enjoy and expand our relationship with our

early partners.

Today, JL fi nds itself as the largest and most active real estate development and management fi rm in Alaska.

JL continues to look for acquisition opportunities, particularly those with unique challenges. While the bulk

of JL’s portfolio is in Anchorage, JL recently expanded its acquisition strategies into Salt Lake City, Utah and

New Mexico, where we have participated in eight opportunities where distressed assets were successfully

repositioned.

Over the past 8 years JL has, together with affi liates, successfully undertaken new project development. JL-

affi liates typically own the real estate assets, which JL develops. During that period, JL developments have

involved over $700 million in construction activity. JL has developed 8 offi ce buildings, totaling over 1,000,000

sq. ft. of Class A offi ce space. In addition, JL has developed over 1200 military housing units.

We approach development opportunities with a unique blend of entrepreneurial risk and conservativism. We

are aggressive in identifying and creating development opportunities; we do not begin construction, however,

until much of the development risk is resolved. In almost all instances, we work with a team of design and

construct fi rms selected for their strength and expertise in their respective disciplines. Our projects are typically

fully leased before construction begins, in several instances to governmental entities in response to public

procurements.Source: http://jlproperties.com

JL Tower in Anchorage, Alaska

JL Properties: Developer

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www.ngacres.com

“Bill is one of my most valued employees. He is self motivated, eager to succeed, and has a natural talent for sales. Above all, though, is the fact that I trust him implicitly. Bill will be sorely missed here.”

Contact:

Apria Health CareArincBoyd CoffeeCargo Master Trucking Co.FastenalGeneral AtomicsHome Oxygen Inc.IHOP International Commerce Exchange

Janicki IndustriesLesco Inc.Lincare Inc.Northrup GrummanPaul Davis RestorationSaicUS Express Trucking CompanyUS FoodserviceWells Fargo Bank

National Clients:

Purdue University: BS Major in Business Management & AdministrationCurrently pursuing CCIM designation Currently pursuing SIOR designation

Education & CredentialsAlder ElectricAround The BlockAutocraftersBaer Canyon DevelopmentBonneville BuildersClarediClifco Metal ManufacturingClip Co.Davis County Food BankDavis County School DistrictFreeport WestHorsley & CompanyInterwest ConstructionJanisan Inc.

Karen Foster DesignKeir CorporationKenco DrywallN&S DevelopmentParadigm CommunicationsRBH SoundSalmon HvacSecurity InvestmentsUS DevelopmentUtah StateYusef Manufacturing

Local Clients:

Hill Air Force Base (Hill AFB) has played a prominent and important

role in the development of Davis County’s economic base for more

than half a century. As the state and the county’s leading employer,

Hill provides jobs for more than 22,000 military and civilian personnel,

including people directly employed at the base, civilian contractors,

and various other tenant organizations located on the base. In addition

to the salaries paid to the military and civilian force, Hill AFB spends

almost $1.0 billion annually for construction and purchases of various

goods and services.

Hill AFB is an Air Force Materiel Command base of the U.S. Air Force. In its current confi guration, Hill AFB

covers almost 6,700 acres, spanning two counties (Davis County and Weber County, with the largest

portion of the base located in Davis).

Historical Overview

Hill AFB began as a 3,000 acre supply and maintenance depot offi cially opened in November 1940 and

offi cially named Hill Field in honor of Major Ployer T. Hill.1,2

With the onset of World War II, the depot was elevated to command status and employment at the depot

grew to nearly 22,000, some 15,780 civilians and 6,000 military personnel. In 1948 Hill Field became Hill

Air Force Base.3

The Base experienced consolidation following WWII, until the outbreak of hostilities in Korea in 1950. During

the Korean Confl ict, employment at the base reached almost 16,000 people in 1952. Following the Korean

Confl ict, the depot’s maintenance production lines continued work on jet aircraft such as the F-84, F-89,

F-101, and F-102, and employment at the depot stabilized at around 12,000 people.4

In 1955, the Ogden Arsenal was combined with Hill Field, doubling the size of the base to about 6,700

acres. Starting in1959, the depot became the logistics manager for the Minuteman Intercontinental Ballistic

Missile as well as management and maintenance of the F-101 “Voodoo” and F-4 “Phantom” fi ghter aircraft.

As Utah became a major player in the missile industry, Hill took on a new profi le gaining the, maintenance

responsibilities for the F-16 “Fighting Falcon In the mid-1970s.”5

1. Hill Air Force Base History, available at: www.hill.af.mil/main/library/history.

2. Leonard, Glen M. A History of Davis County. Utah State Historical Society (1999).

3. ibid.

4. Arrington, Leonard and George Jensen. “The Defense Industry of Utah.” Utah State Planning Program Economic and Population Studies

(February 1965).

Hill Air Force Base

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HAFB Continued...

In 1982, the center was designated as system manager for the Peacekeeper ICBM. In 1998, Ogden ALC

won the maintenance workload from the Sacramento ALC depot. The center teamed with Boeing for a

public/private contract totaling $1.7 billion over fi ve years to accomplish repair of additional aerospace

commodities along with the A-10 aircraft.6

In 2004, Hill AFB began its Falcon STAR (Structural Augmentation Roadmap) program. The purpose of this

$1 billion program was to ensure that F-16s meet their original expectations and serve beyond the year

2020. Aircraft modifi cations will continue through 2014, with most of the work performed at Hill AFB. In July

of 2010, the Air Force announced that Hill AFB is one of two preferred bases to receive three of the fi rst

operational squadrons of the F-35 Lightning II, the Joint Strike Fighter that will eventually replace the F-16.7

Outlook

Hill AFB escaped closure under the current recommendations of the Base Closure and Realignment

Commission. In addition to BRAC’s decision to

keep Hill open, the base has received several

assignments that have expanded its role in the Air

Force. Those assignments include upgrading all

356 A-10 Thunderbolt aircraft, and maintenance

for the C-17 Globemaster III aircraft. On July 15th

2009 Hill AFB offi cially received the award for

maintenance of two Unmanned Aerial Vehicles

(UAV’s), as well as the RQ-4A Global Hawk. In

September 2010 the fi rst 70,000 SF facility

was opened with a second under construction

designated for maintenance on the new F-22A

Raptor, which will eventually replace the F-15.

The expanded assignments at Hill AFB will ensure

the base’s viability well into the future.

5. Crispin, Jan and Pamela Perlich. “Economic, Demographic and Fiscal Impacts of Closing Hill Air Force Base: A Statewide and Regional

Analysis.” Bureau of Economic and Business Research, David Eccles School of Business, University of Utah (April 2004).

6. Hill Air Force Base History, available at: www.hill.af.mil/main/library/history.

7. Economic Report to the Governor: 2005. Governor’s Offi ce of Planning and Budget, available at: www.governor.utah.gov/dea.

Source: Wood, James andJohn Downen. ““The Changing Economic Structure and Current Baseline of Davis County and Municipalities.”

Bureau of Economic and Business Research, David Eccles School of Business, University of Utah (June 2007).

Available at: http://www.co.davis.ut.us/documents/economic_development/davis_county_structureand_changes.pdf

Proposed East Side Master PlanF-22A and UAV Maintenance Facilities

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Layton City is located centrally between Ogden to the North and Salt Lake City to

the South. The natural geography of the community is diverse, stretching from the

base of the Wasatch Mountains to the shores of the Great Salt Lake. The

landscape is picturesque with both mountain and valley views. Layton

City is the largest City in Davis County and the 7th largest City in Utah.

The Layton City economy offers businesses the fl exibility needed to grow

at their distinctive pace. Layton boasts well-planned industrial areas,

unparalleled retail centers, accessible offi ce space and a border with Hill Air Force Base. The City also has a

sturdy, well-educated and diverse work force that will fi t the many needs of any business.

The Layton Community offers a high quality of life. The City is located within a short drive of several world

class ski resorts. The City also has several retail centers and almost every national retailer and restaurant.

Hill Air Force Base (HAFB) has been a crucial component of Utah’s

economy for over half a century. As Utah’s largest employer, HAFB

has provided jobs both on Base and through numerous contractors in

the surrounding communities. Layton City is very fortunate to have a

strong relationship and common borders with HAFB.

To support the Base and provide family sustaining jobs for our

community, Layton City has been a driving force behind the new

East Gate Industrial/Business Park. To facilitate this development,

HAFB has constructed a new east gate. The new east gate will allow

contractors direct access to and from HAFB. The City has recently

installed infrastructure and public utilities for the East Gate site to

facilitate development. In October, 2007 the Layton City Council

adopted the East Gate Economic Development Project Area. This

designation allows the City to use Tax Increment Financing to facilitate

development.

Layton City Quick Facts

Population 70,000 (2009)

Land Area 28.14 Sq Mi

Avg. Age 26

Davis Conference Center

Layton City

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Davis County is Utah’s smallest county in land area. It is a narrow

strip of land only 223 square miles on the shore of the Great Salt

Lake but it is the third largest county in population. An estimated

248,000 residents live in the County’s fi fteen communities. This area

offers some of northern Utah’s most popular attractions, including the

Great Salt Lake, Lagoon Amusement Park, Cherry Hill Campground

and Waterpark, and direct access to Antelope Island State Park.

The establishment of Hill Air Force Base in northern Davis County

and other defense installations nearby created a surge of civilian

employment. Hill AFB quickly became and remains the state’s

largest employer. Diversifi cation brought rapid post-war growth. By

1990 the population had reached 188,000 and the 2000 census

recorded 238,994. Being the fastest growing of the four major urban

communities along the Wasatch Front, Davis County is projected to

build out with a population of about 360,000 by the year 2030.

Davis County now enjoys a wide mix of people representing

many ethnic, cultural, and religious backgrounds. The

communications age has tied Davis County to the world. Its citizens

today are part of an economic and social pattern that reaches far

beyond the County’s tiny geographical limits.

Today, many nationally known commercial, industrial, recreational,

and service companies provide diversifi ed employment opportunities

for residents of Northern Utah. The Freeport Center is the largest

distribution center in the United States with more than nine million

square feet of covered storage and fi ve million square feet of open

storage occupied by more than 125 nationally renowned companies.

Source: Davis County, Utah

Antelope Island Bison Herd

70

15

80

84

215

80

15

80

201

40

St. George

Provo

Salt Lake City

OgdenGreat Salt

Lake

Lake Powell

UtahLake

DAVISDAVISCOUNTYCOUNTY

Davis County

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July 2009 July 2009

63,400 66,100

223,300266,000

610,400

MSA Labor Force Size

9.8%

16.7%

7.8%

8.5%

16.4%

12.3%

11.2%

8.3%

4.0%

6.6.0%

0%

1 %

%

1 0%

%

%

Age Range Demographics

8.8.

0.00.0

12.012.0

4.4.

16.016.0

18.018.0

0 -

4

5 -

14

15 -

19

20 -

24

25 -

34

35

-4

4

45

-5

4

55

-6

4

U.S. NM NV ID

CO CA AZ UTAH

250.9

212.1

164.3148.7

126.9

116.0

94.473.4

31.8 11.8Industry Breakdown (#'s in 1,000's)

Trade-Trans-Util GovernmentProf & Bus Svc Edu & Health

63,400 66,100

223,300266,000

610,400

MSA Labor Force Size

9.8%

16.7%

7.8%

8.5%

16.4%

12.3%

11.2%

8.3%

%

0%

0%

1 %

%

1 0%

%

%

0 -

4

5 -

14

15 -

19

20 -

24

25 -

34

35

-4

4

45

-5

4

55

-6

4

Age Range Demographics

4.0

Utah Workforce Overview Key Demographics With a young and growing workforce, Utah is an excellent state of relocate and expand a business!

3rd fastest growing population! Youngest state; Median age – 29.0 Largest households & highest birthrates Average turnover rate = 1.4%

U.S. NM NV ID

CO CA AZ UTAH

Source: Decision Data Resources (2008)

Educated Labor Force Utah residents are highly educated, often ranking higher than the nation and surrounding western states.

250.9

212.1

164.3148.7

126.9

116.0

94.473.4

31.8 11.8Industry Breakdown (#'s in 1,000's)

20% of the population in grades K-12! 91% with a high school diploma 29% with a college degree

Trade-Trans-Util GovernmentProf & Bus Svc Edu & HealthManufacturing Leisure & HospitalityConstruction Financial ActivitiesInformation Mining & Nat. Resources

90.8%

88.5% 88.0%

85.1% 84.7% 84.7%

82.3%81.1%

UTAH CO ID United States

AZ NV NM CA

Education Attainment - High School Diploma*

*Note: Data provided for population age 25+. Source: Decision Data Resources (2008)

Labor Force Size Utah’s civilian labor force size is 1,377,500, as of January 2009.

80% of Utah’s total labor pool resides along the Wasatch Front

Source: Bureau of Labor Statistics (July 2009)

Labor Force by Industry Utah’s economic cluster initiative works to create sustainable advantages around seven emerging sectors: 1) aerospace/aviation, 2) defense/homeland security, 3) energy/natural resources, 4) financial services, 5) life sciences, 6) software development/IT, and 7) outdoor products and recreation. Utah’s total current labor force is divided into ten primary industries.

Source: Utah Department of Workforce Services (June 2009)

July 2009

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5.4%6.5%

7.6% 7.8% 8.2%9.5%

11.3% 11.5%

UTAH NM CO ID AZ United States

NV CA

State Unemployment Rates

1.1% 1.5

%

1.5%

1.3%

0.8

%

2.8

%

4.1%

4.8

%

4.5

%

3.2

%

2004 2005 2006 2007 2008

Job Growth

U.S. UTAH5

.8% 7.1%

7.2% 8.0

%

8.8

%

12.4

%

16.7

%

18.4

%

U

Job Growth Utah consistently outperforms the nation in overall job growth and continues to attract business development. Utah’s workforce is well-known for its strong work ethic. Overall, Utah has a 1.4% turnover rate.

Utah one of few states projected to have full recovery by 2011 (IHS Global Insight)

TAH ID NM CO AZ United States NV CA

Union Membership

Source: Governor’s Office of Planning & Budget

Unemployment Rates Utah maintains a low unemployment rate compared to the nation and surrounding western states.

Utah’s metro area unemployment rates:

Logan = 4.1% Ogden/Clearfield = 5.2% Provo/Orem = 4.8% Salt Lake City = 5.2% St. George = 6.7%


Unionization Utah is a right-to-work state and has an extremely low union member affiliation.

10th lowest in the nation with 5.8% union membership


Foreign Language Skill Set Utah has an unmatched number of bilingual residents of all ages. The great number of Utah foreign language speakers is far beyond expectations for a state without seaports or close proximity to other countries. Here are some key facts about Utah’s residents:

Collectively, Utah residents speak 90% of the world’s written languages

60% of public school students study a foreign language

80+ language courses are offered to Brigham Young University students

77% of Brigham Young University students speak a second language and 47% lived outside the U.S. for 1+ years

180 languages are spoken by University of Utah students

201 S. Main St., Suite 2150 Salt Lake City, Utah 84111 801-328-8824 www.edcutah.org

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