I-16 / US 301 Interchange

Master Redevelopment Plan
for the
I-16 / US 301 Interchange
Bulloch County GA
The Consulting Team
Presentation Outline
Presentation Outline
Key National and Regional Trends
5
1.
2.
3.
4.
5.
The increasing effects of
Globalization
The lingering effects of the
Great Recession
Georgia’s rapid growth
The emergence of a
powerhouse SE United States
“global portal” combining Port
of Savannah and HartsfieldJackson International Airport
The importance of interstates
as the “connective tissue” of
the economy
Key National and Regional Trends
6
Globalization is the defining
economic trend of the coming
decade based on four essential
elements:
Hyper-connectivity (Friedman)
through the internet and telecom
revolution removing distance as a
barrier to commerce
“The rise of the rest” (Zakaria) means
we are competing worldwide for goods
and services
Global logistic system —we are
creating logistic networks worldwide to
ease/spread the flow of goods and
services
Natural resources to power the
system are not equally distributed—
oil, gas, coal, food, wood products—
price spikes can slow the system
National Trends--Globalization
The scope of the Great Recession is vast, and its
impacts will linger for years.
Source: BLS, CalculatedRisk.com
National Trends
8
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
Georgia added almost 1.6 million jobs 19902010– will add another 1.7 million by 2030.
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 Trends—Georgia Growth
Combination of Port of Savannah
and Hartsfield-Jackson
International Airport unique “global
portal” for all of Southeast US
HJAIA is busiest airport world-wide
since 1998
85 million passengers annually
global connections to 80 cities
Delta Hub, SWA major expansion
Major focus is expansion of cargo
activity
Port of Savannah leading SE port
facility
Fourth busiest container port in U.S.-#1 in SE
Undergoing major deepening for arrival
of larger Panamax ships
No other SE State has this combination
of access to global markets
National Trends—Global Portal
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.
The port is responsible for
295,443 full- and part-time
jobs (6.7 percent of Georgia’s
total employment)
Fastest growing container port
in the nation.
Responsible for moving more
than18 percent of all East
Coast container trade.
Between FY2001 and
FY2010,the Port of Savannah
has grown 158.3 percent in its
container throughput.
Influence of the Port of Savannah
Importance of Interstate
System for economic growth:
Georgia is bracketed by two
dominant N/S Interstate routes—
I-95 for eastern seaboard
I-75 Midwest/Florida route
E/W linkages
I-20 to Port Charleston
I-10 Port of Jacksonville
I-16 links Georgia’s Global Portal,
Port of Savannah and Atlanta region,
I-20,
Connects to I-95, I-75. key linkage
GA “development highway” system
also key
National Trends—Interstate Network
Ogeechee Tech.
College
Over 2,900 students
Provides GA Quick Start
customized training to
new area employers
Wide range of programs
in health, law
enforcement, GED,
business administrative,
accounting
Georgia Southern
University
Over 19,600 students,
grad and undergrad
3,378 graduates in 2010
New civil, electrical and
mechanical engineering
programs
Programs in logistics and
information tech.
Educational Synergies in Bulloch
Local Demographic and Economic
Overview
14
Demographics analyzed
at several levels
Bulloch County
20 Mile Radius
10-County I-16 Corridor
Data Sources:
Woods & Poole
Claritas
US Census
Bureau of Labor Statistics
Analysis Geographies
ion
ulat
Pop
Bulloch’s population has
been growing relatively
quickly, at 2.5% annually
for the last 20 years.
Employmen
t
Pace will continue, somewhat
slower at 2.2% over next 20
years.
Represents an average of
1,700 new residents annually.
700 to 900 new households
annually over next 20 years.
Source: Woods & Poole
Growth exceeds
neighboring counties, but
lags major Metro areas.
Population growth is
projected to outpace job
growth.
Demographic Forecast: Bulloch County
16
Bulloch County
has a high
percentage of
non-family
households,
largely due to
the presence of
the university.
Bulloch County Demographics:
Household Composition
Source: Claritas
17
Bulloch’s population is
significantly younger
than the region or
statewide.
Significantly fewer
middle-agers, suggests
that students tend to
leave the county when
they are done with
school.
Median age is 10 years
younger than state.
Source: Claritas
Bulloch Co. Demographics: Age Profile
18
Bulloch County has
among the highest
educational
achievement levels in
the region
Significantly higher
than other I-16
Corridor Counties
78% are high school
graduates
25% have 4-year
degrees
12% have advanced
degrees.
Source: Claritas
Bulloch Co. Demographics: Education
19
Existing income levels
in Bulloch are modest:
More than half of
Bulloch households earn
less than $35,000
9 % of households in
Bulloch earn over
$100,000 compared to
14% of Statewide
Bulloch median income
is 74% of Georgia
median income
Bulloch Co. Demographics: Income
Distribution
20
Source: Claritas
Bulloch County’s
housing inventory
reflects the student
population.
45% of residents rent
their homes, compared
to 33% state-wide
51% live in single-family
detached housing,
compared to 66% statewide.
19% live in mobile
homes, compared to
10% statewide.
Home values tend to be
more modest: $125K
median vs. $144K
state-wide
Source: Claritas
Bulloch Co. Demographics: Housing
Bulloch County/
Statesboro is the
“capitol” of the I-16
Corridor
Strongest concentration of
people, jobs, & culture
Bulloch has 12% of
corridor’s land, 25% of
population, and 29% of
jobs.
Share of jobs & population
expected to increase to
30% by 2030.
Best educated in corridor
Most/best cultural
amenities
Source: Woods & Poole
Bulloch’s role in the I-16 Corridor
Employment Profile
Strongest Employment
Sectors over next 30
years are projected to be:
Government (Including
GSU)
2.3% Growth, 231 new
jobs/yr
Healthcare & Education
2.7% Growth, 166 new
jobs/yr
Service & Hospitality
1.8 % Growth, 122 new
jobs/yr
Manufacturing is forecast
to be stable,
However, Bulloch’s
economy is small enough
that a supportive industrial
policy can counter this
trend.
Source: Woods & Poole
Bulloch County Employment: Job Growth
Top Bulloch County Employers
Braswell Foods (Food)
Briggs & Stratton (Machinery)
Brodie Meters (Manufacturing)
Bulloch County
City of Statesboro
East Georgia Regional Medical
Georgia Southern University
Great Dane (Manufacturing)
King America (Textile)
Robbins Packing (Food)
The Sack Company (Construction)
Vericon (Manufacturing)
Wal-Mart Distribution
Bulloch County Employment: Job Growth
Bulloch County Job Share
Bulloch Co. will
see growth in the
share of
governmental,
retail and F.I.R.E.
and construction
jobs over coming
decades
Manufacturing,
knowledge based
industries, and
service and
hospitality jobs
will maintain their
share of a growing
local job market
Georgia will see
growth in Health
and Education,
F.I.R.E. (Finance
Insurance & Real
Estate) , and
knowledge-based
jobs
Georgia State-wide Job Share
Gov. & Military
Healthcare & Education
Retail
Service & Hospitality
FIRE
Knowledge , Info, Admin,
Mgmt & Arts
Manufacturing
Wholesale, Transportation &
Warehouse
Construction & Utilities
Farm, Forestry & Mining
Source: W&P,BAG
Employment: Share of All Jobs 19901990-2040
26
Bulloch Co. benefits from a lower wage structure than
the 9-County Coastal Georgia region in key
employment sectors:
Manufacturing wages in Bulloch Co. at $716 per
week are 63% of the average for Coastal Georgia
Transportation and warehousing wages in Bulloch
at $689 per week are 79% of the Coastal Georgia
average.
Bulloch Wages vs. Coastal GA
Market Assessment
Source: Woods & Poole
We looked at 43 industrial parks and sites in 12 counties between
Macon and Savannah along Interstate 16.
The facilities covered a wide spectrum of quality, size and style.
How should your park be positioned among all this competition?
Competitive Sites
Top Six Competitive Sites:
Gateway Regional Industrial Park, (Bulloch)
Metter-Candler County Industrial Park
Interstate Centre (Bryan)
AMB- Morgan Business Center (Chatham)
Chatham County Economic Development Site
I-16 North Industrial Park (Twiggs)
Competitive Sites
Gateway Regional Industrial Park
970+ Acres
Statesboro, GA
6 mi to I-16
49 mi to Port
Warehouse & Manufacturing orientation
Key Features:
Tier 1 job tax credits
Pads ready to build
1 vacant building
Rail
Water & power
Strong, diversified tenant base anchored by
Wal-Mart, Briggs & Stratton
Good services nearby
Lacks interstate/GA 301 visibility
Reaching build-out
Competitive Sites
Interstate Centre (Bryan)
1,100Acres
East of Pooler, GA
Adjacent to I-16
18Mi to Port
Key Features:
2 phases
Consistent high-quality quality design &
identity
Pads ready to build
Available facilities
Water & power
Excellent infrastructure
Room for expansion
Water & power
Fire Station
Anchors Oneida, Oracal
Competitive Sites
Metter-Candler County Industrial
Park(Candler)
250+ Acres
Metter GA
Adjacent to I-16
55 Mi to Port
Primarily Warehouse & Distribution
Key Features:
Pads ready to build
2 Vacant buildings
Airport nearby
Room for expansion
Water & power
Good services nearby
Poor entrance & design
Lacks 1-16 visibility
Competitive Sites
AMB- Morgan Business
Center (Chatham)
250 Acres
Near Pooler, GA
1 mi to I-16, 3 mi to I-95
7 mi to Port
Key Features:
500K SF Spec Building
Water & power
High-quality infrastructure
Poor entrance & visibility
Pads ready to build
No tenants yet
Competitive Sites
Chatham County
Economic
Development Site
1,557+ Acres
Near pooler, PA
1 mi to I-16, I-95
8 mi to Port
Key Features:
Water & power
Excellent Infrastructure
Poor entrance & visibility
Pads ready to build
Anchor: Mitsubishi
Competitive Sites
I-16 North Industrial Park
(Twiggs)
115+ Acres
Jeffersonville, GA
Adjacent to I-16
145 mi to Port, 22 to Macon
Academy Sports
Key Features:
Pad ready to build
Limited room for expansion
Water & power available
Poor entrance & few nearby services
Excellent highway presence &
visibility
Anchor: Academy Sports
Competitive Sites
Assessment of Competitive Facilities:
The majority of the 43 facilities visited would not be
competitive with a new Bulloch County facility:
Lack infrastructure
No access in site
No development has occurred
Poor interstate access and/or visibility
Lack of effective marketing/minimal information and promotion
Older buildings not competitive with new client requirements
Competitive Sites
Characteristics of Top Competitors
Facilities are well planned, with access
roads, key infrastructure in place
Facilities are being actively marketed by
County or public/private partners to
prospects
On “radar screen” of Georgia Ports
Authority marketing staff
Have defined incentive program
Have pad-ready sites, available building
inventory
Are development ready, ability to act
within 90 days critical in current market
Have support services in proximity
Local leadership responsive and flexible
to changing demands market conditions
Competitive Sites
Competition for Incentives
The competition between counties is fierce.
Common incentives in the current marketplace
include:
Free or subsidized land
Nominal lease/sale prices
Property tax abatements (5 to 20 years)
START Job Training
Local facilitation of
Design, Engineering & Construction
Entitlements & Permitting
Economic Development & Incentives
Training & staffing
Direct cash subsidies
Competitive Sites
Competitive Assessment
Strengths
Interstate 16-adjacency and visibility
Tier-1 State tax credits
High capacity interstate design & truck-friendly exit
Access to educated labor pool with competitive skills at reasonable cost
GSU and Ogeechee Tech presence
Flat, buildable terrain
Bulloch established as industrial location (Gateway/Wal-Mart)
Bulloch/Statesboro’s strong business recruitment track record
Agglomeration-clustering potential
County already owns potential site
Weaknesses
Distance from Port
No rail, but nearby
Current lack of sewer and water, telecom infrastructure
Distance from Statesboro’s/ Bulloch’s many other assets/services
Depth of skilled labor pool?
Competitive Assessment
Opportunities
Expansion of Port-related business, W & D, advanced manufacturing,
logistics, transportation services
Broaden county job base with top tier facility
Creative partnership with GSU & Ogeechee Tech
Tap into student labor pool
Statewide Economic Development support
Threats
Substantial inventory of existing built inventory & vacant sites in I-16
corridor
Strong competition from other top tier sites
Incentives war could intensify
On-going Recession limits ability to prepare for future
Competitive Assessment
How much industrial park do we need?
Typical land coverage is 10%, meaning 100
acres will typically yield 450,000 SF of industrial
space.
Average industrial building in area is
approximately 200,000 to 300,000 SF
Gateway Industrial Park has 18 buildings with
+/- 4 Million SF on 1,000 Acres.
Gateway took 15-20 years to get to its current level
Gateway has room for approximately 4 to 5 more typical
buildings
Industrial Potential
Long Term Recommendation:
Phase 1: 250 Acre Industrial/Business Park
1 million SF of industrial/Flex/Warehouse or Manufacturing
3 to 5 typical buildings/Tenants
Would support estimated 1,000-1,250 jobs
Front-load infrastructure for phase one,
Infrastructure for subsequent phases as needed.
Heavily subsidize & incentivize first user to prime site
750-1,000 acre Industrial/Business Park
Subsequent Phases: Build out to 750-1,000 acres
Multi-phase single park or multiple parks on interchange quadrants
Could support 10 to 15 typical major tenants of 300,000 SF
Similar in Size to Gateway Industrial park
Absorption Span +/- 20 years (assuming one 300,000 SF deal/2 years)
Industrial Recommendations
Critical Elements
In order to for the proposed I-16 / 301
Industrial park to be competitive:
Ensure that Phase 1 sets a strong template for
subsequent phases:
Quality design, infrastructure, & landscaping
Strong visual presence and highway visibility
Extend consistent theme with subsequent phases.
Ensure staff readiness
Deals need to move quickly or prospects will move on
down the road
Ensure all infrastructure, permitting, & zoning either in
place or ready to go within 90 days.
Industrial Recommendations
Potential future
retail demand:
Bulloch’s retail
base will grow
modestly to
accommodate local
population growth
Bulloch represents
nearly 40% of all
growth in corridor
1.3 M SF of new
retail county-wide
over next decade.
Additional retail
inventory will have
to be induced
(Destinationoriented retail)
Local Serving Retail Potential
Source: Woods & Poole
Bulloch has a well-balanced retail inventory.
No major gaps between supply and demand.
Source: Claritas, ULI, BAG
Bulloch Co. Retail Opportunity Gap
Highway & Tourism Potential
Bulloch’s travel & tourism industry far exceeds most counties.
Bulloch ranks 29th out of 159 Georgia Counties in Travel & Tourism related
spending & jobs
I-16 traffic is relatively low: 18,000 Veh/day vs. 69,000 on I-95
Source: GA. Dept of Economic Development, 2008
Destination Retail Potential
The I-16 301 does not appear to have strong potential for general localserving or destination retail.
Traffic volumes, population densities, and incomes do not support significant retail
over next decade.
Most growth-related retail will tend to cluster closer to existing population
concentrations in Statesboro.
Retail tenants will be drawn to larger population centers and traffic volumes.
We do see potential for the development of travel-related commercial uses adjacent
to the interchange.
Recommendation: Interstate Travel Plaza
Challenge Metter’s dominance of
interstate commercial.
Compete on quality & experience
Commercial services to support
industrial park
2 to 4 mid-range hotel/motels
Dining Options
Landscaping & Design options
Public Space
Travel Services
Retail Recommendations
Population forecasts indicate modest household
growth countywide.
500-700 new households annually over next 20 years.
Most new housing will be build closer to existing
population centers and university.
No clear demand driver for significant new
housing construction near interchange.
Long term, redevelopment
and shifting land use
patterns may support
additional housing in study
area at far end of study
period (15+ years)
Residential Potential & Recommendations
Land Use
Existing Land Use
The map on the following
page shows the land uses
that currently exist in the
Study Area, on a propertyby-property basis.
I 16/US 301 Study Area
Existing Land Use by Acres
Number of
parcels
Land Use
Active Agriculture
Farmstead
Residential
Commercial Sales & Service
Mixed Residential & Commercial
Trans., Communications & Utilities
Public & Institutional
Undeveloped
Total
Total Acres
28
3
15
11
1
2
1
19
1,269.1
128.3
58.7
120.2
64.2
4.7
0.3
95.9
80
1,741.4
Development Focus Areas
The map on the following
page identifies areas that
best lend themselves to
particular types of future
development, in a broad
sense.
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.
The table to the right defines
the various Focus Areas that
are shown on the map.
Master Redevelopment Plan
for the
I-16 / US 301 Interchange
Bulloch County GA