Master Redevelopment Plan - Bulloch Countybullochcounty.net/wp-content/uploads/2011/09/I16... · National Trends—Georgia Growth yGeorgia’s population grew more than 3.4 million

Master Redevelopment Plan Master Redevelopment Plan for the for the

II--16 / US 301 Interchange 16 / US 301 Interchange

Bulloch County GA

The Consulting Team The Consulting Team

Presentation OutlinePresentation OutlinePresentation OutlinePresentation Outline

Key National and Regional Trends

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Key National and Regional TrendsKey National and Regional Trends

1. The increasing effects of Globalization

2. The lingering effects of the Great Recession

3. Georgia’s rapid growth4. The emergence of a

powerhouse SE United States “global portal” combining Port of Savannah and Hartsfield-Jackson International Airport

5. The importance of interstates as the “connective tissue” of the economy

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National TrendsNational Trends----GlobalizationGlobalization

Globalization is the defining economic trend of the coming decade based on four essential elements:Ń Hyper-connectivity (Friedman)

through the internet and telecom revolution removing distance as a barrier to commerce

Ń “The rise of the rest” (Zakaria) means we are competing worldwide for goods and services

Ń Global logistic system —we are creating logistic networks worldwide to ease/spread the flow of goods and services

Ń Natural resources to power the system are not equally distributed—oil, gas, coal, food, wood products—price spikes can slow the system

National TrendsNational Trends

y The scope of the Great Recession is vast, and its impacts will linger for years.

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Source: BLS, CalculatedRisk.com

National TrendsNational Trends——Georgia GrowthGeorgia Growth

y Georgia’s population grew more than 3.4 million people between 1990 and 2010—it will add 2.8 million more in next twenty years

y Georgia added almost 1.6 million jobs 1990-2010– will add another 1.7 million by 2030.

y Georgia projected to add a new job for every 1.7 new residents in next twenty years, verses a new job for every 2.3 residents last twenty years. Source: BAG, Woods & Poole

National TrendsNational Trends——Global PortalGlobal Portal

Combination of Port of Savannah and Hartsfield-Jackson International Airport unique “global portal” for all of Southeast USŃHJAIA is busiest airport world-wide since 1998

x 85 million passengers annually x global connections to 80 citiesx Delta Hub, SWA major expansionx Major focus is expansion of cargo

activityŃPort of Savannah leading SE port facility

x Fourth busiest container port in U.S.--#1 in SE

x Undergoing major deepening for arrival of larger Panamax ships

x No other SE State has this combination of access to global markets

Influence of the Port of SavannahInfluence of the Port of Savannah

Proximity to the port of Savannah creates opportunities for industrial growth in Bulloch County which are likely to increase as the port continues to grow.

y The port is responsible for 295,443 full- and part-time jobs (6.7 percent of Georgia’s total employment)

y Fastest growing container port in the nation.

y Responsible for moving more than18 percent of all East Coast container trade.

y Between FY2001 and FY2010,the Port of Savannah has grown 158.3 percent in its container throughput.

National TrendsNational Trends——Interstate NetworkInterstate Network

Importance of Interstate System for economic growth:yGeorgia is bracketed by two dominant N/S Interstate routes—Ń I-95 for eastern seaboardŃ I-75 Midwest/Florida route

yE/W linkagesŃ I-20 to Port CharlestonŃ I-10 Port of Jacksonville

yI-16 links Georgia’s Global Portal, Ń Port of Savannah and Atlanta region, Ń I-20, Ń Connects to I-95, I-75. key linkage Ń GA “development highway” system

also key

Educational Synergies in BullochEducational Synergies in Bulloch

Ogeechee Tech. College

Georgia Southern University

y Over 2,900 studentsy Provides GA Quick Start

customized training to new area employers

y Wide range of programs in health, law enforcement, GED, business administrative, accounting

y Over 19,600 students, grad and undergrad

y 3,378 graduates in 2010y New civil, electrical and

mechanical engineering programs

y Programs in logistics and information tech.

Local Demographic and Economic Overview

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Analysis GeographiesAnalysis Geographies

Demographics analyzed at several levels

y Bulloch Countyy 20 Mile Radiusy 10-County I-16 Corridor

y Data Sources:Ń Woods & PooleŃ ClaritasŃ US CensusŃ Bureau of Labor Statistics

Demographic Forecast: Bulloch CountyDemographic Forecast: Bulloch County

Sou

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Woo

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y Bulloch’s population has been growing relatively quickly, at 2.5% annually for the last 20 years.Ń Pace will continue, somewhat

slower at 2.2% over next 20 years.

Ń Represents an average of 1,700 new residents annually.

Ń 700 to 900 new households annually over next 20 years.

y Growth exceeds neighboring counties, but lags major Metro areas.

y Population growth is projected to outpace job growth.

Population

Employment

Bulloch County Demographics: Bulloch County Demographics: Household CompositionHousehold Composition

y Bulloch County has a high percentage of non-family households, largely due to the presence of the university.

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Source: Claritas

Bulloch Co. Demographics: Age ProfileBulloch Co. Demographics: Age Profile

y Bulloch’s population is significantly younger than the region or statewide.

y Significantly fewer middle-agers, suggests that students tend to leave the county when they are done with school.

y Median age is 10 years younger than state.

Source: Claritas

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Bulloch Co. Demographics: EducationBulloch Co. Demographics: Education

y Bulloch County has among the highest educational achievement levels in the region

y Significantly higher than other I-16 Corridor CountiesŃ 78% are high school

graduatesŃ 25% have 4-year

degreesŃ 12% have advanced

degrees.Source: Claritas

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Bulloch Co. Demographics: Income Bulloch Co. Demographics: Income DistributionDistribution

y Existing income levels in Bulloch are modest:Ń More than half of

Bulloch households earn less than $35,000

Ń 9 % of households in Bulloch earn over $100,000 compared to 14% of Statewide

Ń Bulloch median income is 74% of Georgia median income

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Source: Claritas

y Bulloch County’s housing inventory reflects the student population.Ń 45% of residents rent

their homes, compared to 33% state-wide

Ń 51% live in single-family detached housing, compared to 66% state-wide.

y 19% live in mobile homes, compared to 10% statewide.

y Home values tend to be more modest: $125K median vs. $144K state-wide

Bulloch Co. Demographics: HousingBulloch Co. Demographics: HousingSource: Claritas

BullochBulloch’’s role in the Is role in the I--16 Corridor16 Corridor

y Bulloch County/ Statesboro is the “capitol” of the I-16 CorridorŃ Strongest concentration of

people, jobs, & cultureŃ Bulloch has 12% of

corridor’s land, 25% of population, and 29% of jobs.

Ń Share of jobs & population expected to increase to 30% by 2030.

Ń Best educated in corridorŃ Most/best cultural

amenities

Source: Woods & Poole

Employment Profile

Bulloch County Employment: Job Growth Bulloch County Employment: Job Growth

y Strongest Employment Sectors over next 30 years are projected to be:Ń Government (Including

GSU)

x 2.3% Growth, 231 new jobs/yr

Ń Healthcare & Education

x 2.7% Growth, 166 new jobs/yr

Ń Service & Hospitality

x 1.8 % Growth, 122 new jobs/yr

y Manufacturing is forecast to be stable, Ń However, Bulloch’s

economy is small enough that a supportive industrial policy can counter this trend.


Bulloch County Employment: Job Growth Bulloch County Employment: Job Growth

Top Bulloch County Employersy Braswell Foods (Food)y Briggs & Stratton (Machinery)y Brodie Meters (Manufacturing)y Bulloch County y City of Statesboroy East Georgia Regional Medicaly Georgia Southern Universityy Great Dane (Manufacturing)y King America (Textile)y Robbins Packing (Food)y The Sack Company (Construction)y Vericon (Manufacturing)y Wal-Mart Distribution

Employment: Share of All Jobs 1990Employment: Share of All Jobs 1990--20402040

Source: W&P,BAG

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Gov.�&�MilitaryGov.�&�Military

Healthcare�&�EducationHealthcare�&�Education

RetailRetail

Service�&�HospitalityService�&�Hospitality

FIREFIRE

Knowledge�,�Info,�Admin,��Knowledge�,�Info,�Admin,��Mgmt�&�ArtsMgmt�&�Arts

ManufacturingManufacturing

Wholesale,�Transportation�&�Wholesale,�Transportation�&�WarehouseWarehouse

Construction�&�UtilitiesConstruction�&�Utilities

Farm,�Forestry�&��MiningFarm,�Forestry�&��Mining

Bulloch County Job Share Georgia State-wide Job Share

y Bulloch Co. will see growth in the share of governmental, retail and F.I.R.E. and construction jobs over coming decades

y Manufacturing, knowledge based industries, and service and hospitality jobs will maintain their share of a growing local job market

y Georgia will see growth in Health and Education, F.I.R.E. (Finance Insurance & Real Estate) , and knowledge-based jobs

Bulloch Wages vs. Coastal GABulloch Wages vs. Coastal GA

y Bulloch Co. benefits from a lower wage structure than the 9-County Coastal Georgia region in key employment sectors:y Manufacturing wages in Bulloch Co. at $716 per

week are 63% of the average for Coastal Georgiay Transportation and warehousing wages in Bulloch

at $689 per week are 79% of the Coastal Georgia average.


Market Assessment

Competitive SitesCompetitive Sites

y We looked at 43 industrial parks and sites in 12 counties between Macon and Savannah along Interstate 16.

y The facilities covered a wide spectrum of quality, size and style.y How should your park be positioned among all this competition?


Top Six Competitive Sites:y Gateway Regional Industrial Park, (Bulloch)

y Metter-Candler County Industrial Park

y Interstate Centre (Bryan)

y AMB- Morgan Business Center (Chatham)

y Chatham County Economic Development Site

y I-16 North Industrial Park (Twiggs)


Gateway Regional Industrial Parky 970+ Acresy Statesboro, GA

Ń 6 mi to I-16

Ń 49 mi to Port

y Warehouse & Manufacturing orientationy Key Features:

Ń Tier 1 job tax credits

Ń Pads ready to build

Ń 1 vacant building

Ń Rail

Ń Water & power

Ń Strong, diversified tenant base anchored by Wal-Mart, Briggs & Stratton

Ń Good services nearby

Ń Lacks interstate/GA 301 visibility

Ń Reaching build-out


Interstate Centre (Bryan)y 1,100Acresy East of Pooler, GA

Ń Adjacent to I-16

Ń 18Mi to Port

y Key Features:Ń 2 phases

Ń Consistent high-quality quality design & identity


Ń Available facilities

Ń Water & power

Ń Excellent infrastructure

Ń Room for expansion

Ń Water & power

Ń Fire Station

Ń Anchors Oneida, Oracal


Metter-Candler County Industrial Park(Candler)

y 250+ Acresy Metter GA

Ń Adjacent to I-16

Ń 55 Mi to Port

y Primarily Warehouse & Distributiony Key Features:


Ń 2 Vacant buildings

Ń Airport nearby

Ń Room for expansion

Ń Water & power

Ń Good services nearby

Ń Poor entrance & design

Ń Lacks 1-16 visibility


AMB- Morgan Business Center (Chatham)

y 250 Acresy Near Pooler, GAŃ 1 mi to I-16, 3 mi to I-95Ń 7 mi to Port

y Key Features:Ń 500K SF Spec BuildingŃ Water & powerŃ High-quality infrastructureŃ Poor entrance & visibilityŃ Pads ready to buildŃ No tenants yet


Chatham County Economic Development Site

y 1,557+ Acresy Near pooler, PAŃ 1 mi to I-16, I-95Ń 8 mi to Port

y Key Features:Ń Water & powerŃ Excellent InfrastructureŃ Poor entrance & visibilityŃ Pads ready to buildŃ Anchor: Mitsubishi


I-16 North Industrial Park (Twiggs)

y 115+ Acresy Jeffersonville, GA

Ń Adjacent to I-16

Ń 145 mi to Port, 22 to Macon

y Academy Sportsy Key Features:

Ń Pad ready to build

Ń Limited room for expansion

Ń Water & power available

Ń Poor entrance & few nearby services

Ń Excellent highway presence & visibility

Ń Anchor: Academy Sports


y Assessment of Competitive Facilities:Ń The majority of the 43 facilities visited would not be

competitive with a new Bulloch County facility:x Lack infrastructurex No access in sitex No development has occurredx Poor interstate access and/or visibilityx Lack of effective marketing/minimal information and promotionx Older buildings not competitive with new client requirements


Characteristics of Top Competitorsy Facilities are well planned, with access

roads, key infrastructure in placey Facilities are being actively marketed by

County or public/private partners to prospects

y On “radar screen” of Georgia Ports Authority marketing staff

y Have defined incentive programy Have pad-ready sites, available building

inventoryy Are development ready, ability to act

within 90 days critical in current markety Have support services in proximityy Local leadership responsive and flexible

to changing demands market conditions


Competition for Incentivesy The competition between counties is fierce. y Common incentives in the current marketplace

include:Ń Free or subsidized landŃ Nominal lease/sale pricesŃ Property tax abatements (5 to 20 years)Ń START Job TrainingŃ Local facilitation ofx Design, Engineering & Constructionx Entitlements & Permittingx Economic Development & Incentivesx Training & staffing

Ń Direct cash subsidies

Competitive AssessmentCompetitive Assessment


StrengthsStrengths

WeaknessesWeaknesses

y Interstate 16-adjacency and visibility y Tier-1 State tax creditsy High capacity interstate design & truck-friendly exity Access to educated labor pool with competitive skills at reasonable costy GSU and Ogeechee Tech presencey Flat, buildable terrainy Bulloch established as industrial location (Gateway/Wal-Mart)y Bulloch/Statesboro’s strong business recruitment track recordy Agglomeration-clustering potential y County already owns potential site

y Distance from Porty No rail, but nearbyy Current lack of sewer and water, telecom infrastructurey Distance from Statesboro’s/ Bulloch’s many other assets/servicesy Depth of skilled labor pool?


OpportunitiesOpportunitiesy Expansion of Port-related business, W & D, advanced manufacturing,

logistics, transportation servicesy Broaden county job base with top tier facilityy Creative partnership with GSU & Ogeechee Techy Tap into student labor pooly Statewide Economic Development support

y Substantial inventory of existing built inventory & vacant sites in I-16 corridor

y Strong competition from other top tier sitesy Incentives war could intensifyy On-going Recession limits ability to prepare for future

ThreatsThreats

Industrial PotentialIndustrial Potential

How much industrial park do we need?y Typical land coverage is 10%, meaning 100

acres will typically yield 450,000 SF of industrial space.

y Average industrial building in area is approximately 200,000 to 300,000 SF

y Gateway Industrial Park has 18 buildings with +/- 4 Million SF on 1,000 Acres.Ń Gateway took 15-20 years to get to its current levelŃ Gateway has room for approximately 4 to 5 more typical

buildings

Industrial RecommendationsIndustrial Recommendations

Long Term Recommendation:y Phase 1: 250 Acre Industrial/Business ParkŃ 1 million SF of industrial/Flex/Warehouse or ManufacturingŃ 3 to 5 typical buildings/TenantsŃ Would support estimated 1,000-1,250 jobsŃ Front-load infrastructure for phase one,Ń Infrastructure for subsequent phases as needed.Ń Heavily subsidize & incentivize first user to prime siteŃ 750-1,000 acre Industrial/Business Park

y Subsequent Phases: Build out to 750-1,000 acresŃ Multi-phase single park or multiple parks on interchange quadrantsŃ Could support 10 to 15 typical major tenants of 300,000 SFŃ Similar in Size to Gateway Industrial parkŃ Absorption Span +/- 20 years (assuming one 300,000 SF deal/2 years)

Industrial RecommendationsIndustrial Recommendations

Critical Elementsy In order to for the proposed I-16 / 301

Industrial park to be competitive:Ń Ensure that Phase 1 sets a strong template for

subsequent phases:x Quality design, infrastructure, & landscapingx Strong visual presence and highway visibility

Ń Extend consistent theme with subsequent phases.Ń Ensure staff readinessx Deals need to move quickly or prospects will move on

down the roadx Ensure all infrastructure, permitting, & zoning either in

place or ready to go within 90 days.

Local Serving Retail PotentialLocal Serving Retail Potential


y Potential future retail demand:Ń Bulloch’s retail

base will grow modestly to accommodate local population growth

Ń Bulloch represents nearly 40% of all growth in corridor

Ń 1.3 M SF of new retail county-wide over next decade.

Ń Additional retail inventory will have to be induced (Destination-oriented retail)

Bulloch Co. Retail Opportunity GapBulloch Co. Retail Opportunity GapSource: Claritas, ULI, BAG

Bulloch has a well-balanced retail inventory.No major gaps between supply and demand.

Destination Retail PotentialDestination Retail Potential

y Highway & Tourism Potentialy Bulloch’s travel & tourism industry far exceeds most counties.

Ń Bulloch ranks 29th out of 159 Georgia Counties in Travel & Tourism related spending & jobs

y I-16 traffic is relatively low: 18,000 Veh/day vs. 69,000 on I-95

Source: GA. Dept of Economic Development, 2008

Retail RecommendationsRetail Recommendations

The I-16 301 does not appear to have strong potential for general local-serving or destination retail.yTraffic volumes, population densities, and incomes do not support significant retail over next decade.

yMost growth-related retail will tend to cluster closer to existing population concentrations in Statesboro.

yRetail tenants will be drawn to larger population centers and traffic volumes.

yWe do see potential for the development of travel-related commercial uses adjacent to the interchange.

Recommendation: Interstate Travel Plaza

y Challenge Metter’s dominance of interstate commercial.

y Compete on quality & experience

y Commercial services to support industrial park

y 2 to 4 mid-range hotel/motels

y Dining Options

y Landscaping & Design options

y Public Space

y Travel Services

Residential Potential & RecommendationsResidential Potential & Recommendations

y Population forecasts indicate modest household growth countywide.Ń 500-700 new households annually over next 20 years.Ń Most new housing will be build closer to existing

population centers and university.

y No clear demand driver for significant new housing construction near interchange.

y Long term, redevelopment and shifting land use patterns may support additional housing in study area at far end of study period (15+ years)

Land Use

Existing Land Usey The map on the following

page shows the land uses that currently exist in the Study Area, on a property-by-property basis.

IͲ16/US�301�Study�Area� �Existing�Land�Use�by�Acres�

Land�Use�Number�of�parcels� Total�Acres�

� � �Active�Agriculture� 28� 1,269.1�Farmstead� 3� 128.3�Residential� 15� 58.7�Commercial�Sales�&�Service� 11� 120.2�Mixed�Residential�&�Commercial� 1� 64.2�Trans.,�Communications�&�Utilities� 2� 4.7�Public�&�Institutional� 1� 0.3�Undeveloped� 19� 95.9��

Total� 80� 1,741.4� �

Development Focus Areasy The map on the following

page identifies areas that best lend themselves to particular types of future development, in a broad sense.

y These areas are delineated in general terms based on such factors as existing land use patterns, ownership patterns (including both personal and corporate holdings), transportation access, and market-driven locational factors.

y The table to the right defines the various Focus Areas that are shown on the map.

Master Redevelopment Plan Master Redevelopment Plan for the for the

II--16 / US 301 Interchange 16 / US 301 Interchange

Bulloch County GA

Documents

Master Redevelopment Plan - Bulloch Countybullochcounty.net/wp-content/uploads/2011/09/I16... · National Trends—Georgia Growth yGeorgia’s population grew more than 3.4 million