Available
Buildings

Community
Profile

Local
Incentives

Shannon
Industrial Park

available buildings, Office & Retail Space
Atchison Kansas

This information is provided as a service of the Atchison Area Chamber of Commerce. Sites are listed upon request of owner or contact person. For more information regarding these sites, or to have property listed, please contact the Atchison Area Chamber of Commerce at 200 S. 10th, P.O. Box 126, Atchison, KS 66002.

Phone (913) 367-2427.

Building permits are required for remodeling, contact building inspector at City Hall, 367- 5560

For Lease

For Sale

Available Land

community profile

city zoning and licensing

ZONING

Before making a commitment to purchase or lease business property it is important to verify that the zoning of the property is compatible with the planned use. This information can be obtained from the City Zoning Officer - Terry Griffin 515 Kansas Ave. 367-5506. The zoning of property can be easily determined if you can provide the legal description of the property [lot(s), block, and addition].

House Occupation Permit

A home occupation is defined by the following (must meet all criteria):
The premise is primarily used for dwelling purposes;
Business use of the property is secondary and in no way changes or adversely affects the surrounding residential neighborhood;
There is no employment of help other than residential family members by blood or marriage;
There are no outdoor display or storage of material;
No signs displayed except those permitted in the zoning district;
No commodity is sold on the premises except that which is prepared on the premises;
No more than 20% of the new floor area of the dwelling is devoted to the occupation;
No mechanical equipment used which makes loud, unnecessary, or unusual noise, or any noise that annoys or disturbs others.
The appearance of the structure is in no way altered that it may be recognized as serving a non-residential purpose.

A home occupation permit may be obtained through a conditional use permit application process (see below).

Conditional Use Permit

Certain uses are allowable in particular zoning districts only as a "conditional use". This involves an application process and a formal hearing before the Planning Commission. The Planning Commission has the authority to grant or deny a conditional use permit, and also to place reasonable restriction of the business, such as hours of operation, requiring off-street parking accommodations, etc.

An application for a conditional use permit may take from 45 to 60 days for complete action. The amount of time would depend on when the application is filed with respect to the date to the Planning commission meeting. The Planning Commission meets on the first Wednesday of every month.

Application for a conditional use permit may be obtained from Terry Griffin, the City Zoning Officer. The cost for filing an application is $25.00. Any pertinent written information can be filed with the application, such as drawings of proposed alterations and details about your venture. This information can be helpful in conveying a clear understanding to the Planning Commission of what you desire to achieve. It also demonstrates careful planning of your business venture.

City staff is required to place a legal publication in the newspaper at least twenty days before the hearing dates, detailing information about your application. Notices will also be mailed to surrounding property owners within 200 feet. It may be helpful for you to personally discuss your plans for the property with the surrounding residents.

It is important that you attend the public hearing to provide information and answer questions from the Planning Commission. This will be an open meeting, and anyone present has the opportunity to comment on the application. When the hearing is complete, the Planning Commission will make a decision whether to grant or deny your request. If the application is granted, any conditions placed upon the use will be specified at that time.

Rezoning a Property

Certain uses are not allowed as a conditional use in particular zoning districts. In some cases, the only available avenue is rezoning the property (please note that rezoning is not always possible). In general, rezoning may be an option if there is an adjacent zoning district n which this use is permitted.

An application for rezoning may take from 40 to 75 days for complete action. The amount of time will depend on when the application is filed with respect to the date of the Planning Commission and City Commission meetings.

Applications for rezoning may be obtained from Terry Griffin, the City Zoning Officer. The cost for filling an application is $50.00. Any pertinent written information can be filed with the application, such as drawings of proposed alterations and details about your venture. This information can be helpful in conveying a clear understanding to the Planning Commission of what you desire to achieve. It also demonstrates careful planning of your business venture.

City staff is required to place a legal publication in the newspaper at least twenty days before the hearing dates, detailing information about your application. Notices will also be mailed to surrounding property owners within 200 feet. It may be helpful for you to personally discuss your plans for the property with the surrounding residents.

It is important that you attend the public hearing to provide information and answer questions from the Planning Commission. This will be an open meeting, and anyone present has the opportunity to comment on the application. When the hearing is complete, the Planning Commission will make a recommendation to the City Commission on your application. The final decision on rezoning the property rests with the City Commission. In order to rezone a property, the City Commission must pass an ordinance on two readings. This means the ordinance will be voted on at two separate meetings. Regular City Commission meetings are held on the first and third Mondays of the month.

BUILDINGS

Fire Prevention Codes

A structure shall be brought into compliance with current provisions of the Uniform Fire Code and Life Safety Code Handbook upon the existence or occurrence of any of the following events:

Where there is a change in property ownership or property usage:
When the existing structure in which such conditions exist contrary to such codes is replaced with a new structure; When an existing structure is enlarged, extended, or altered; When an existing structure is restored or repaired subsequent to having been destroyed by fire or explosion, act of God or the public enemy; When it is clearly apparent to the fire chief that failure to comply with such codes will cause a distinct hazard to life.

The Atchison Fire Department recommends that a Uniform Fired Code/Life Safety Code inspection be made before you financially commit to purchase or lease a commercial building.

When engineering or architectural plans are made for a new building or alteration of an existing structure, these plans must be submitted to the fire department for review and approval.

Company Officers inspections are made each year on all commercial buildings. During the inspection, fire department personnel will check maintenance of items in place and make notification of any violations to the owner. Subsequent inspections are made to ensure those violations are corrected.

Building Codes

In general, a building permit is required for new construction or alterations of existing structures. Construction must be in compliance with current provisions of the Uniform Building Code. When engineering or architectural plans are available, these plans must be submitted to the building inspector for review and approval.

The following information must be submitted in addition to construction plans/drawings: the legal description of the property, names of all contractors, and a total cost of the project.

Building permit cost for new construction is $0.10/sq. ft. (including basements & attached garages) with a minimum fee of $25.00. The plan review fee is 60% of the building permit fee. The building inspector will make periodic inspections during construction.

LICENSES

Certain types of businesses are required to obtain a license or permit from the City. More common examples are listed below:

Bed & Breakfast Establishments: Bed & breakfast facilities may be permitted as a "Conditional Use" (see Zoning). There shall be no more than six (6) guest rooms in any facility. No liquor license may be issued to a bed & breakfast facility. The establishment must be occupied and run by the property owner of record. The facility must be licensed annually (annual fee is $10.00), and must be opened to regular inspections by the City Building Inspector and/or City Fire Chief for compliance with fire, health, and safety regulations.

Cereal Malt Beverage Establishments: Application for cereal malt beverage license may be made to the City Clerk - Phyllis Walton, 515 Kansas Ave. 367-5500. Licenses are classified in two categories:
General Retailer - sale and dispensing at retail for consumption on premises (annual fee $65.00 + $25.00 State Liquor Stamp); and Limited Retailer - retail sale not for consumption on premises (annual fee $50.00 + $25.00 State Liquor Stamp). A number of regulations govern licensing and sale of cereal malt beverages. This information may be obtained from the City Clerk. Cereal malt beverage licenses must be reviewed and approve annually by the City Commission.

Alcoholic Beverage Establishments: Licenses from both the State of Kansas and the City of Atchison are required for sale of alcoholic beverage. Any person desiring a license for sale of alcoholic beverages may make application to the City Clerk, and shall present the license issued by the state. Local licenses for "Liquor by the drink" are classified in two categories:
Class A - Non-profit social, fraternal or war veteran's club for exclusive use of members and guest (annual fee $100.00); and Class B - a premises operated for profit (annual fee $250.00). A local license for Liquor Store Sales requires an annual fee of $300.00. A number of regulations govern licensing and sale of alcoholic beverages. This information may be obtained from the City Clerk. Alcoholic beverage licenses must be reviewed and approved annually by the City Commission.

Ice Cream Vendors (Mobile Vendors): The annual license fee is $25.00. The applicant must furnish the City a certificate of sufficient liability insurance. Any vehicles used for vending must pass inspection by the City Inspector.

Peddlers, Canvassers & Solicitors: Each person engaging in the business of peddling, canvassing or soliciting must obtain a permit to do so. The applicant must furnish a surety bond in the amount of $2,000. Application for a permit must be obtained from the City Clerk.

Other Businesses Requiring City Licenses or Permits (see City clerk for requirements):
Adult Entertainment (erotic dance studios, entertainers license)
Advertising (posting or distributing advertising material)
Alarm companies
Alarm users
Carnivals
Circuses
Electricians
Flea Markets
Garbage & trash haulers
Gasfitters
Kennels
Junk dealer/storage yard
Merchant police services
Plumbers
Sign hangers
Tree trimmers

local incentives
local enterprise zone act

The act establishes a non-metropolitan regional business program which will provide business expansion and development incentives on a statewide basis. Businesses expanding or locating in Atchison County may be eligible for:
A one-time job creation tax credit of $2,500 per net new job;
An investment tax credit of $1,000 per $100,000 qualified business facility investment; and Sales tax exemption on the purchase of personal property or services purchased for the purpose of constructing, reconstructing, enlarging, remodeling, or equipping a qualified business facility.

Atchison qualifies as a designated non-metropolitan region and may receive an enhanced credit of $2,500. To qualify for these incentives, manufacturing businesses and retail businesses (eligible for the sales tax exemption only) must create two net new jobs. Non-manufacturing, non-retail businesses must create five net new jobs to qualify. Retail businesses are only eligible for the sales tax exemption if located in a community of 2,500 population or less.

LOCAL PROPERTY TAX EXEMPTION

The board of county commissioners of the governing body of a city may exempt from ad valorem taxation of all or any portion of the appraised value of all buildings, commensurate land and improvements, and all associated tangible personal property used exclusively by a business for the purpose of: (a) manufacturing articles of commerce; (b) conducting research and development; or (c) storing goods or commodities which are sold or traded in interstate commerce. Total or partial ad valorem tax exemption may be in effect for no more than 10 years after the calendar year in which the business commences its operations or an expansion is completed. (H.C.R. 5047, L1986; art. 11, sect. 13, Kansas Constitution).

Both the City of Atchison and the Atchison County Commissioners have a tax incentive policy in place. The two primary objectives in granting tax incentives for economic development are (1) to provide needed jobs and (2) to expand the economic tax base of Atchison County. In determining the actual amount of tax incentives granted, the following factors and criteria are considered.

NEIGHBORHOOD REVITALIZATION ACT

TAX REBATE: Atchison is one of a handful of counties that offer a tax rebate for new and rehabilitation of existing structures. The rebate is a refund of the real estate taxes which would otherwise be payable on the actual value added to a property through construction or rehabilitation. For investments of $3 million or more, a 95% rebate of city, county, and school district taxes is given for 10 years. Investments of $500,000 to $3 million receive a 95% rebate for six years and a 70% rebate for the remaining four years of a ten-year rebate.

1. A tax incentive shall be based upon the number of new full-time equivalent jobs created through the use of property which qualifies under current Kansas laws and the provision of the Statement of Policy and Procedures, Tax Exemptions and Incentives for Economic Development, not to exceed 100% of ad valorem tax. The schedule for calculations of and incentive will be as follows:

CALENDAR YEAR TAX INCENTIVE PER EMPLOYEE

2. “Full-time Equivalent Job” is defined as employed for 2,000 hours per calendar year. In the initial year of operation of a firm, the property of which is granted an exemption from ad valorem taxes, such number of hours shall be prorated based upon the number of full months of operation during such calendar year.

APPLICATION & RECORDING FEES

At the time of filing its articles of incorporation, each domestic corporation (any corporation organized under Kansas law) pays to the Secretary of State an application and recording fee of $75.

A corporation classified as foreign (any corporation organized under the laws of another state) must pay to the Secretary of State a filing fee of $100 to obtain a certificate of authority to do business in Kansas.

TAX CREDIT FOR RESEARCH

In order to encourage research and development activities within the state, taxpayers who invest in research and development are entitled to tax credits against their Kansas income tax liability (K.S.A. 79-32, 182 et seq.)

Research is defined as “expenditures in research and development activities” made for such purposes, other than expenditures of money made available to the taxpayer pursuit to federal or state law, which are treated as expenses allowable for deduction under the provisions of the federal internal revenue code of 1954, as amended.

Kansas law establishes the maximum credit at 6.5% of an enterprise’s annual qualified research and development expenditures. However, only 25% of the allowable annual credit may be claimed in any one year. Any remaining credit may be used against future income tax obligations, until the total amount of credit is exhausted.

TAX CREDIT FOR DAY CARE FACILITIES

Tax credits are offered against Kansas income tax liability for businesses providing child day care services to employees. These credits apply to taxpayers that pay for or provide child day care services for their employees or that provide facilities and necessary equipment for child day care services (K.S.A. 79-32, 182 et seq.).

The credit is equal to 30% of the amount spent in Kansas during the tax year for child day care services purchased for the dependent children of the taxpayer’s employees. However, the credit for any taxpayer cannot exceed $30,000 for any tax year.

For the employer wishing to establish a child day care facility primarily for the employees’ dependent children there are other criteria to consider. A credit of up to 50% of the amount spent in the establishment of such a facility can be taken, up to $45,000 per taxpayer per year. One or more taxpayers may work together to establish such a facility.

No credit is allowed unless the child day care facility or provider is licensed or registered in Kansas. The amount of the credit in excess of the taxpayer’s liability for the tax year will be refunded. The aggregate amount of child day care facility credits that may be claimed for any fiscal year cannot exceed $3 million statewide.

CREDITS FOR EXPANDING / RENOVATING AN EXISTING BUSINESS

Certain facility expansions and renovations, which meet the requirements of a “qualified business investment”, are also eligible for Job Creation, Investment, and Enterprise Zone credits. If a facility was owned and operated by the taxpayer before improvements, a qualified business investment is defined as the difference between the final value of the facility after the expansion and the average value of the same in the year prior to the investment. If the property is newly acquired, its value (for the purpose of calculating the credit) is the original cost: or eight times the net annual rate if leased by the taxpayer. Also the business may opt to transfer or retain the credits if the facility is acquired by or leased to another entity.

HIGH PERFORMANCE INCENTIVE PROGRAM

Eligible companies may receive substantial tax and other incentives if they satisfy employee wage and training criteria. Generally not eligible are retailers, wholesalers and certain industry classifications related to agriculture, mining and construction. For companies which are otherwise eligible but are not manufacturers and /or out-of-state commercial and governmental customers. Incentives potentially include a sales tax exemption and a generous income tax credit on capital investment in a qualified business facility, income tax credit when minimum required levels of employee training are exceeded, and match funding to reimburse businesses for up to half of the cost of hiring consultants to improve business operations.

TAX REBATE INCENTIVE PROGRAM
Atchison County

During the 1994 legislative session, lawmakers passed Senate Bill 732, which provides tax rebates for new construction and the rehabilitation of existing structures. A “tax rebate” is a refund of the property taxes which would otherwise be payable on the actual value added to a property due to a qualified improvement. Under the Neighborhood Revitalization Plan, the taxes relating to the assessed value on the property prior to the improvement may not be reduced and will continue to be payable. New construction, additions, and major rehabilitation will increase the assessed value. The length of the tax rebate will be for ten years.

CRITERIA FOR RESIDENTIAL PROPERTY(New and Rehab Projects)

VENTURE CAPITAL AND SEED CAPITAL PROGRAMS

Instituted to increase the availability of risk capital in Kansas. These programs make use of income tax credits to encourage investment in venture and seed capital pools as a early stage financing for small businesses. Businesses demonstrating strong growth potential but lacking the financial strength to obtain conventional financing are the most likely candidates for risk capital funding. The Business Development Division is in operation and continues to develop a network of venture capital resources to assist qualified small businesses in locating potential sources of venture capital financing.

 INTERNATIONAL TRADE INCENTIVES

The Kansas Department of Commerce (KDOC) can help your company sell its products in international markets through the following programs:

Export Finance Counseling: KDOC helps organize effective export strategies. Staff utilizes knowledge of federal government programs and advises customers on contacts in the international banking community.

Kansas Trade Show Assistance Program: KDOC will reimburse up to $3,500 of your company’s eligible expenses to exhibit Kansas products at a foreign trade show or $1,500 per domestically held international show. Up to $7,000 may be received by individual Kansas companies annually.

Marketing Research: Free market research assistance is available for your product in international markets. KDOC can also assist in qualified agent / distributor searches throughout the world.

Trade Missions / Trade Shows: KDOC organizes several trade missions every year. Kansas companies are invited to participate in these missions which are frequently led by the Governor.

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shannon industrial park

Shannon Industrial Park is a 250-acre tract located three miles west of the Atchison City limits on U. S. Highway 73. The park is zoned for heavy and light industry and is located in an enterprise zone. It is served by rail. The City of Atchison completed a $3 million infrastructure project, which included city sewer, adequate water storage, and paved and lighted streets. The industrial park is annexed into the city limits and surrounded by agricultural land on all sides.

HIGHWAYS
U.S. 73 runs adjacent to the industrial park south of the property and connects with U.S. 59/K4 four miles east of Shannon Industrial Park. 286th Rd, formerly U.S. 73, travels to the north of the industrial park. Interstate 29 is 30 minutes away. Interstate 70 and Interstate 35 are within less than one hour.

WATER SUPPLY
The City of Atchison supplies water to Shannon Industrial Park through a 500,000-gallon tower. A portable water booster pump station is capable of providing water supply at 70 psi for fire protection.

TELECOMMUNICATIONS
Telephone service is provided by Sprint.

POLICE & FIRE PROTECTION
Shannon Industrial Park is under jurisdiction of the Atchison Police Department. The security alarm system is wired to the Atchison Police Response Board. This site is also served by the Atchison City Fire Department, which has a class 4 rating.

EMERGENCY MEDICAL SERVICE
Riverbend Regional Hospital operates EMS service.

ELECTRIC POWER
Electric power supply lines are located along the north boundary of the site. The site is within the geographic area served by the Westar Energy. Power is supplied by three-phase, 12-4-70 grounded.

NATURAL GAS SUPPLY
An interstate gas transmission line passes under the section line road approximately 0.6 miles north of the site. Williams Gas Pipeline Company owns this line. The Kansas Gas Service Company provides marketing of natural gas to existing customers in this general area. Gas supply is available up to the present limit of 216 million cubic feet per day per user. The main line is 4" plastic with a 39 LB delivery.

SANITARY SEWAGE COLLECTION & DISPOSAL
Wastewater is diverted to the City's municipal wastewater treatment plant through a force main with a 400-gpm capacity. The City of Atchison provides an 8" line.

TOPOGRAPHY
The site is generally of a “rolling” nature with slopes varying from nearly flat up to approximately 7%. Surface drainage and the general topography of this site are excellent for industrial development.

SOILS
Soils in this area are generally of the clayey loess type deposited in a rather thick layer over glacial drift. Approximately one foot of topsoil covers most of the site, with dark brown silty clays underneath to depths of up to 18 feet. A geotechnical report is available from the Chamber of Commerce.

RAIL
The Union Pacific Railroad runs adjacent to the north end of the Industrial Park. A rail spur runs into the point of entry at the northeast corner. Northwest Pipe Company has extended the track into their tract of land. Union Pacific runs daily on this main line, both north and south.

The Shannon Industrial Park is owned by the Atchison Area Economic Development Corporation, a non-profit corporation. In addition to enterprise zone incentives, the City of Atchison provides a tax exemption incentive for the job creation. For additional information contact the Economic Development office at (913) 367-2427 or 1-800-234-1854.

INDUSTRIES AND MAJOR EMPLOYERS

LOCAL ENTERPRISE ZONE ACT

The act establishes a non-metropolitan regional business program which will provide business expansion and development incentives on a statewide basis. Businesses expanding or locating in Atchison County may be eligible for:

Atchison qualifies as a designated non-metropolitan region and may receive an enhanced credit of $2,500. To qualify for these incentives, manufacturing businesses and retail businesses (eligible for the sales tax exemption only) must create two net new jobs. Non-manufacturing, non-retail businesses must create five net new jobs to qualify. Retail businesses are only eligible for the sales tax exemption if located in a community of 2,500 population or less.

The board of county commissioners of the governing body of a city may exempt from ad valorem taxation of all or any portion of the appraised value of all buildings, commensurate land and improvements, and all associated tangible personal property used exclusively by a business for the purpose of: (a) manufacturing articles of commerce; (b) conducting research and development; or (c) storing goods or commodities which are sold or traded in interstate commerce. Total or partial ad valorem tax exemption may be in effect for no more than 10 years after the calendar year in which the business commences its operations or an expansion is completed. (H.C.R. 5047, L1986; art. 11, sect. 13, Kansas Constitution).

Both the City of Atchison and the Atchison County Commissioners have a tax incentive policy in place. The two primary objectives in granting tax incentives for economic development are (1) to provide needed jobs and (2) to expand the economic tax base of Atchison County. In determining the actual amount of tax incentives granted, the following factors and criteria are considered.

TAX REBATE INCENTIVE PROGRAM

Atchison County

During the 1994 legislative session, lawmakers passed Senate Bill 732, which provides tax rebates for new construction and the rehabilitation of existing structures. A "tax rebate" is a refund of the property taxes which would otherwise be payable on the actual value added to a property due to a qualified improvement. Under the Neighborhood Revitalization Plan, the taxes relating to the assessed value on the property prior to the improvement may not be reduced and will continue to be payable. New construction, additions, and major rehabilitation will increase the assessed value. The length of the tax rebate will be for ten years.

CRITERIA FOR AGRICULTURAL, COMMERCIAL, AND INDUSTRIAL PROPERTIES
(New and Rehab Projects)

CRITERIA FOR RESIDENTIAL PROPERTY
(New and Rehab Projects)

taxes

Kansas is a "Right - to - work" State. This is reflected in the Midwestern work ethic and favorable labor relations in Atchison.

STATE INCOME TAX

Corporate:

Corporation Solely Within State Lines

Net income (under $50,000) 4%

Net income (over $50,000) 3.5%

Corporation Operating Inside & Outside State Lines

Option of the "3-factor formula" or the "2-factor formula

3 - Factor Formula

Sales in Kansas + Property in KS + Payroll in KS

Total Sales Total Property Total Payroll

2-Factor Formula

Sales in Kansas + Property in KS

Total Sales Total Property

PERSONAL PROPERTY TAX

First $30,000 3.5%

$30,000 - $60,000 $1,050 + 6.25% of income

Over $60,000 $2,925 + 6.45% of income

ATCHISON SALES TAX

City 1%

County 1%

State 5.3%

7.3%

Interested in figuring your local sales tax? The Kansas Sales Tax Calculator does the trick, based on taxes collected by the Kansas Department of Revenue.

ASSESSMENT RATIO

Real Property

Personal Property

Utilities

Motor Vehicles

assessed valuation and rate of assessment

TAX LEVY

2004 Assessed Value: $60,783,548 (City), $110,282,344 (County)

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