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Midwest Mega-Commerce Center Document
- 1. 1 Mid-West Mega Commerce Site 4.21.14 4 April, 2014
- 2. 32 TABLE OF CONTENTS 4 Foreword 5 Introduction 7 Overview 10 Education 19 Housing Demographics 28 Transportation 44 Conclusion 46 Mega Site Comparisons 54 Industry Clusters 60 Trends in Employment & Wages 62 Web Applications 64 Wind Energy 68 Recommendations 74 Press Release 76 News Article 78 Site Attractions 80 Appendix A 81 Appendix B 82 Appendix C 83 References CLIENT Jamie Gentry Enterprise Advisory Group, LLC FAYETTE COUNTY COMMISSIONERS 133 South Main Street, Suite 401 Washington Court House, Ohio 43160 Phone: (740) 335-0729 Fax: (740) 333-3530 Dan Dean Jack DeWeese Tony Anderson Steve Luebbe PE, PS, County Engineer CREDITS Rick Trott, First Vice President Columbus Commercial Real Estate (CBRE) Columbus Office Rebecca Ruan-O’Shaugnessey former State of Ohio Deputy Chief of the Office of Strategic Business Investments Joseph K. Wauben Operations Planning Honda Transmission Mf. of America, Inc. 6964 State Route 235 N, Russells Point, OH The Ohio State University Knowlton School of Architecture City and Regional Planning Department Knowlton Hall 275 W. Woodruff Avenue Columbus, OH 43210-1138 PROFESSOR Chad Gibson, AICP FALL 2014 STUDIO STUDENTS Beck, Hannah Ehrsam, Brian Fisher, Brad Galbreath, Sarah Gray, Hannah Knox, Emily Selmek, Jordan Stiving, James Swift, Alex Wilson, Aubrey Table of Contents
- 3. 54 INTRODUCTION The site being addressed by this document includes 1,660 acres of industrially-zoned land located along Interstate 71 in Fayette County, Ohio. This massive site is intended for large-scale economic development and has been enhanced with significant infrastructure improvements of approximately $8.5M. Previous to The Ohio State University’s involvement via an undergraduate studio course in the City and Regional Planning Department, the Mid-West Mega Commerce Center (www.m2c2.biz) has been on the market for several years. The site is Ohio’s largest certified “Jobs Ohio” location (www.jobs-ohio.com), which is centrally-located. However, in spite of these attractive features, it has not been able to sell. The goal of this document is to provide fresh ideas, recommendations and tools for the marketing and development of this site. Having 1,660 acres of agricultural land is not out of character for the area, but implementation of a thriving, active industrial engine at this location would be an extraordinary boost to the local, regional and even State economy. Promoting and selling this industrial site will foster economic development and provide quality jobs. This material is a compilation of research to be used as a marketing and development strategy for the Mid-West Mega Commerce Center. Originally, research topics were broken down into five groups; housing overview and availability, impact of the former DHL facility in nearby Wilmington, transportation, and workforce & grants. From the original topics, ideas branched out into other topics such as the mega site comparisons,industryclusters,trendsinemployment&wages,webapplications,andwind energy. Extensive,in-depthresearchwasgathered, analyzed, and visually displayed within a time frame of four months. In order to attract international clients, a website has been online for about two years. In this document there are recommendations to improve the search engine optimization. After, collected statistics, facts, and data the students’ have provided multiple marketable tools and strategies. Furthermore, The students’ of the City and Regional Planning Department at the Ohio State University would like to thank guest speakers Rebecca Ruan-O’Shaugnessey and Rick Trott for their consultations during the process. Introduction FOREWORD The Mid-West Mega Commerce site (www.m2c2.biz) is easily passed by if heading north or south on Interstate 71 in rural Fayette County, Ohio. However, as Ohio’s largest Job Ready Site, the beauty and serenity of these flat farm fields conceal the opportunity to create a significant economic engine. The potential impacts of fully developing this 1,660-acre property would be felt well beyond the region or even the State. There is real money to be made here, not just by a single developer, land owner or company executive, but by the multitude of employees who would gain long-term employment from a bustling new manufacturing facility in this location. The hundreds, if not thousands of jobs created by such a business would completely transform the regional economy, enhancing the productivity of the land beyond the high-protein, non-GMO soybeans and corn the area is known for internationally. It has been retold that potential buyers of the site have stood in the middle of this pristine countryside and seriously wondered about the availability of workers in the area. Our research clearly indicates that there are more than enough able-bodied and educated individuals looking for work in the area that will meet the needs of almost any company. Our work doesn’t just conclude, “If you build it, they will come”. It takes current data and clearly shows that there is ample workforce availability, unemployment and underemployment numbers aside. Ohio is well-known for its strangely high number of quality colleges and universities. This fact plays perfectly into a prospective businesses’ needs by providing a large volume of well-educated, job-seeking people to fill offices and take their company to the next level. The infrastructure is in place. Highway and rail routes are readily accommodating. Most importantly, major investment has already been made in the property to the tune of over $8M. A phased site development pattern is readily accommodated for growing companies. Our assignment was to assist the Fayette County Commissioners in the marketing and development of this truly “clean slate” site with tools, ideas, and recommendations moving forward. These 10 students have responded to this request aggressively, and have created a document that will no doubt have use and life outside the academic realm. In just a short 15-week educational term, a variety of professional-grade items have been produced which will give those who are involved with the Mega Site real traction to attract an epic end-user. -Chad D. Gibson, AICP Foreword
- 4. 76 OVERVIEW Reconstruction and preparation for the Mid- West Mega Commerce Center Site started in 2004. It has been certified job ready since April, 2012. Ohio’s Job Ready site certification entails the industrial site to meet minimum standards and include the necessary attributes for the most advanced industrial facilities. Therefore, future investors are ensured standards. Fortunately, the site is in close proximity with major cities such as Cincinnati, Dayton, and Columbus. All three of the cities are within 90 miles or an hour and a half drive to the site. With close proximity to major cities, the twenty-seven surrounding countiestotalapopulationof7,978,400providing a consistent workforce for the megasite. Further break down of populations for all counties are provided in the document. All of the demographics include Fayette, Clinton, Madison,Greene,Clark,Highland,Pickaway,Ross, Montgomery, Pike, Warren, Miami, Champaign, Union, Franklin, Butler, Failfied, Preble, Adams, Brown, Clermont, Hamilton, Jackson, Vinton, Darke, Hocking, and Scioto counties. Each of the counties were subdivided into three rings to convey spatial relationship in proximity to the Mid-West Mega Commcerce Center. Purple is used to denote Fayette county, orange is used for the counties that touch Fayette, and green is used for counties that touch the counties around Fayette. This color scheme is used throughout this booklet in maps, graphs, and charts. Important Dates 2001 Oct. Hyuandai Site Search 2002-2006 Assembled site, rezoned, Development Planned 2006 May Honda Site Research jULY JRS apps submitted 2012 APRIL JRS Certification 2013 MAY M2C2 Website launch Connectivityandaccessibilitywasamajorportion of the research and analysis. In the continuing document, the road conditions, distance to the sites in miles & miles, road proposals, and ideas for an addition of an interchange are explained in detail. Given that Ohio is ranked 5th in the nationformilesoffreightrail,mapsweremadeto demonstraterailaccessthroughOhio,majorports, and intermodal container terminal locations. Along with social and economic demographics, a housing review was conducted. Housing reviews included the twenty-seven counties surrounding the megasite. Average housing size, the total housing units, total vacancies, and median home values were collected and taken into account for the analysis and conclusion. A section regarding the education levels and abilities were compiled to inform the investors of possible workers. Locations of universities and colleges are visually displayed to show opportunity for a variety of higher-level education. For further marketing purposes, there is a table comparing the Mid-West Mega Commerce Fayette County Introduction
- 6. 1110 Education Education EDUCATION Private 4-Year Colleges 2-Year Colleges 4-Year Public Universities Private High School Locations College Enrollment by County Number of High Schools
- 8. 1514 Education Education Total Enrollment 372,208 Total Enrollment 139,704
- 10. 1918 Education Conclusion With the given research, there are plenty of opportunities for higher education. There are approximately 34 two-year collegs, 35 for four-year public universities, and 58 private universities. For those who are unfamiliar with the area, Ohio provides multiple options for colleges as well as high schools. According, to the research there isn’t a linear rigor of higher education. If there is a manager who would like to give his/her children quality education there are multiple options near Fayette County. Varied educational opportunities enhance M2C2’s marketable attributes. Education Conclusion Housing Demographics HOUSING DEMOGRAPHICS Median Home Values Median Household Income Average Household Size Home Ownership Percentage Annual Population Retention Total Housing Units Vacancy Percentage
- 11. 2120 Current median household income is comporable to the wages at Mid-West Mega Commerce Center. Housing Demographics Housing Demographics Home values within 60 miles of Fayette County have affordable housing because the median home values is less than median home values for Ohio and the US.
- 12. 2322 Housing Demographics Housing Demographics 85% (23 out of 27) of the counties have above average home ownership percentages. There are on average 2.5 people in an Ohio household.
- 13. 2524 This graph shows the percentage of people staying in the same home for a year or longer on average from 2008 to 2012. This graph is significant because it shows that the people in Fayette county and in the surrounding area are generally not moving away from the region. Furthermore, M2C2 would have a steady workforce. Housing Demographics Housing Demographics This graph shows the number of total housing units in the surrounding areas gathered using 2010 Census data GIS. The units are what is available in each county, both occupied and vacant.
- 14. 2726 HOUSING CONCLUSION The percentage of available houses corresponds with the population demographics. The majority of median home values within the three concentric rings are lower than the median house value. For recent graduates looking for work, the housing is affordable. There are affordable housing options within each county. Housing Demographics Housing Conclusion This graph shows the percentage of available affordable housing, which would appeal to future workers.
- 15. 2928 Students colloborated in teams to design different road proposals for Mid-West Mega Commerce. Road proposals were designed to fit the needs for light industrial, heavy industrial, entertainment, hotels, restaurants, and transportation. Transportation Transportation TRANSPORTATION Current Mean Travel Time to Work Distance to the Site (Minutes) Distance to the Site (Miles) Proposed Road-Rail Truck/Rail Intermodal Container Locations Proposals 1-5 Road Access Proposals Rail map of Ohio Rail map of the United States Truck/Rail Intermodal Connections
- 16. 3130 Source: Google Maps Transportation Transportation Source: Google Maps
- 17. 3332 WORKFORCE The average time to work in minutes for Fayette, Clinton, Greene, Highland, Madison, Pickaway, Ross, Pike, Montgomery, and Clarkcountyarebetweenninteenandtwenty-nineminutes. Thecountiesinthethirdring(Warren,Miami,Champaign, Union, Franklin, Butler, Fairfield, Preble, Adams, Brown, Clermont, Hamilton, Jackson, Vinton, Hocking, and Scioto County average commuting time is between twenty-one and thirty-five minutes. The average commute time to the site is very similar to the current commute time for most counties. Workers would be willing to drive to M2C2. Since the workforce surrounds Fayette County the industrial site, M2C2, will have a steady workforce. Transportation Transportation Fayette County is 11.6 miles from the site, Clinton is 22.6 miles from the site, and Pike the longest distrance, in the second ring, is 57.9 miles away from the site. 17 out of the 26 counties are less than 60 miles from M2C2 making it easily accesible.
- 23. 4544 Conclusion CONCLUSION The population in Fayette County reaches nearly 29,000 people. However, Fayette County lays within the second most populous Midwest State and has close proximity with three major cities; Columbus, Dayton, and Cincinnati. The combined population of the counties laying adjacent to Fayette totals 1,126,000 people and within an hour drive this population numbers 3,411,700. Research on commuting patterns shows that the bulk of this population can reach Fayette County in a reasonable amount of time, in addition, research also shows that the housing stock within this area can sustain a healthy population. Demographics within and nearby Fayette County bespeak a population ripe for investment. Hence, the total investment for the Mid-West Mega Commerce Center totals $8.66 million where the state of Ohio has invested $4.01 million and Fayette County has invested $4.65 million. Despite the economic recession in 2007-2008, Ohio has rebounded as every industry within the state has seen yearly wages increase by at least 30% over the past ten years. These economic movements display the readiness of Ohio’s largest certified Job Ready site, therefore, future investors could take advantage of this economic activity. In addition, the Mid-West Mega Commerce Center has additional resources such as Ohio’s rich educational system and plentiful opportunity for alternative energy usage. The County and State governments truly care about the future of this site and these government bodies are willing to work in a quick and efficient manner to assist incoming investors in preparing this site for use.
- 24. 4746 Eastern USA AREA Site name State Site Location Acres available price per acre ($) Average Property Tax (yearly income) Zoning type Utilities rail access interstate access (distance to nearest ramp) Natural Hazards (2012) Earthquakes in the Past Year green energy Site/County Incentives State incentives Website Midwest Mega Commerce Center Ohio 9768 Milledgeville-‐ Jeffersonville Road, Jeffersonville (Fayette County) 1660 25,000-‐ 35,000 2.79% industrial water, electric, natural gas, fiber optic, sewer rail spur on site I71, road frontage and SR 35 Floods:3, Storms:3, Tornadoes:2 0 none Job Ready site, Foreign Trade zone, Enterprise Zone State of Ohio Job Creation Tax Credit, Ohio Enterprise Zone http://www.m2c2.biz Van Wert Super Site Ohio 1299 Industrial Dr Van Wert 45891 (Van Wert County) 1595 14500 2.32% n/a n/a none, currently under construction US 30, road frontage Floods:3, Storms:4, Tornadoes:3 0 none Job Ready site, recycling facility at site, Foreign Trade Zone Community Reinvestment Area Tax Exemption http://www.whyvanwert.org Hoosier Jack Mega Site Indiana 630 Wabash Avenue, Suite 101 Terre Haute (Vigo County) 4650 8500 1.70% M-‐2 Heavy Industry water, electric, natural gas, sewer, fiber optic positioned with rail as the site is served by CSX Transportation and the Indiana Rail Road Company. I70, 10 miles north; US 41, 2miles; St.Rt. 159 runs through property; St.Rt. 46 eastern boundary Floods:8, Storms:7,Tor nadoes:3 0 none Industrial Recovery Tax Credit, Hoosier Business Investment Tax Credit, Workforce 2.1 http://www.terrehauteedc.com/terre-‐haute-‐ available-‐commercial-‐industrial-‐ properties/terre-‐haute-‐commercial-‐industrial-‐ property-‐listings/219-‐hoosier-‐jack-‐mega-‐site POTENTIAL SITE: River Ridge automotive mega-‐site Indiana 6200 E. Highway 62, Suite 600, (Clark County) 1730 N/A 1.76% heavy industrial water, electric, sewer, natural gas none N/A Floods:7, Storms:6,Tor nadoes:4 0 none Enterprise Zone, Foreign Trade zone http://www.riverridgecc.com/index.php?/pro perties/site/63 Chinook Megasite Indiana Terre Haute 7000 N/A 1.70% industrial water, electric, natural gas, sewer, fiber optic yes I70, parallel to Floods:8,Stor ms:7, Tornadoes:3 0 none Skills Enhancement Fund http://www.csx.com/index.cfm/customers/ind ustrial-‐development/site-‐search/certified-‐ megasites/indiana/ Lewis & Clark Industrial Site Illinois I-‐270 & IL Route 3, Granite City 62040 1,400 22,000 3.45% industrial electricity, water gas, fiber n/a 270 and 255, 3 Miles. Floods:10, Storms:9, Tornadoes:3 0 none Enterprise Zone Program EDGE, HIB http://www.loopnet.com/xNet/Mainsite/Listin g/Profile/Profile.aspx?LID=16552295&SourceC ode=1lir2t003&Linkcode=17830&sourcecode= 1laf0tc02511008 AP Green Mega Site Missouri 1 AP Green Boulevard Mexico 65265 (Audrain) 1112 5000 1.59% industrial Water, electric, natural gas, sewer, fiber accessible I-‐70, 15 miles and US Rt 54, on site Floods:5, Storms:5, Winterstorms :5, Tornadoes:2 0 none Enhanced Business Enterprises Business Facility Tax Credit Program, Quality Job Program http://printbrochure.locationone.com/PDFHa ndler.ashx?id=201477&profilename=MO-‐ Administrator&doctypeid=1&site_id=201477 River Hill site Pennsylvania Oak Hill Road and Paul Hoffman Road, Karthaus 16845 1837.61 6802.31 2.83% none (subtype is industrial) water, electric, irrigation n/a State Route 1011 and State Route 987. Floods:3, Storms:3, Winterstorms :2 0 none Job Creation Tax Credit, Opportunity Grant Program http://www.loopnet.com/xNet/Mainsite/Listin g/Profile/Profile.aspx?LID=18442444&SourceC ode=1lir2t003&Linkcode=17830&sourcecode= 1laf0tc02511008 Carolinas I-‐77 Mega site South Carolina Richburg 1151 34,500 1.42% industrial water, sewer, electric, natural gas n/a I-‐77, 1 mile and I20, 47 miles Hurricanes:2, Drought:1, Winterstorm: 1 0 none Job Tax Credit http://www.landcrailroad.com/pdf_chester/tr acth.pdf The Carolinas' I-‐95 Mega Site South Carolina Dillon County 1920 10,00-‐ 20,000 1.10% not zoned water, sewer, electric, fiber, natural gas accessible I-‐95, parallel to and I-‐20, 30 miles Hurricanes:5, Winterstorm: 1 0 none Economic Impact Zone Investment Credit http://www.thecarolinasi95megasite.com/Site _Information.html Memphis Regional MegaSite Tennessee Haywood county 1720 n/a 1.52% industrial electric, gas, rail spur on site I 70 and I 79 Storms:8, Floods:6, Tornadoes:6 34 none Job Tax Credit, potentially no property tax http://tnmegasite.com/mrm.html I-‐24 Megasite Industrial Park Kentucky Hopkinville (Christian County) 42262 2,100 n/a 1.42% industrial water, sewer, natural gas, electric rail avaliable I-‐24, .01 mile Storms:8, Floods:7, Tornadoes:4, Mudslides:2 0 n/a Bluegrass State Skills Corporation Skills Training Investment Credit, Industrial Revenue Bonds http://www.tvasites.com/InSite.aspx?details= 4956 South Alabama Megasite Alabama Bay Minette (Baldwin County) 2,362 n/a 0.99% unzoned electric, water, fiber, natural gass CSX borders the SE portion of the site I-‐65, contiguous to site and I-‐10, 23 miles Hurricanes:13 , Floods:7, Storms:6, Tornadoes:4 0 n/a New project or expansion project Tax abatements, income tax capital credit http://www.southalabamamegasite.com/defa ult.aspx Mega Site Comparisons Mega Site Comparisons MEGA SITES COMPARISONS
- 25. 4948 Mega sites (midwest) Utilities (amount) electric fiber optic natural gas sewer water Ohio M2C2 69,000 volt transmission line and 12,470 volt distribution line runs along the south border (length?) 26 inch transmission line 12", capacity of 3mgd 12", 4000 linear feet Van Wert Super Site n/a n/a n/a n/a n/a Pataskala Corporate Park 138kV not on site not on site 10 inch 16 in West Central Ohio industrial Center 69kV on site 4" lines 10" and 12" lines 10"-‐15" lines Indiana Hoosier Jack Mega Site provided but no dimensions present but no dimensions present but no dimensions n/a 3"-‐6" lines POTENTIAL SITE: River Ridge automotive mega-‐site present but no dimensions n/a 6"-‐8" 8"-‐ 10" 6"-‐12" lines, 2mg water treatment plant Chinook Mega Site present but no dimensions present but no dimensions present but no dimensions present but no dimensions present but no dimensions Illinios Lewis & Clark Industrial Site present but no dimensions present but no dimensions present but no dimensions present but no dimensions present but no dimensions Missouri 1 AP Green Boulevard Mexico 65265 (Audrain) present but no dimensions present but no dimensions present but no dimensions present but no dimensions present but no dimensions Pennsylvania River Hill Site present but no dimensions none none none present but no dimensions HillsVille Aggregate Plant n/a n/a n/a n/a n/a Carolina Carolinas I-‐77 Mega Site accessible n/a 8 inch 8inch 300' away The Carolinas I-‐95 Mega Site n/a n/a n/a 12 inch 10 inch Tennesse Memphis Regional MegaSite n/a n/a n/a n/a n/a Kentucky I-‐24 Megasite Industrial Park on site n/a present but no dimensions 12 inch 12 inch Alabama South Alabama Megasite 12kV n/a n/a n/a 4" & 6" line Maryland Piney Reach Industrial Park n/a n/a n/a n/a n/a sites with around 500 acres Site name State Site Location Acres available price per acre ($) Average Property Tax (yearly income) Zoning type Utilities rail access interstate access (distance to nearest ramp) Natural Hazards (2012) Earthquakes in the past year green energy State incentives Website Pataskala Corporate park Ohio Etna Pkwy (Licking county) 520 (296.5 JR) 36,813 2.87% manufacturing water, electric, natural gas, sewer, fiber optic rail available, possible spur I70, 2miles and SR 16 Storms:8, Floods:7, Tornadoes:3, Mudslides:2 1 none State of Ohio Job Creation Tax Credit, Ohio Enterprise Zone http://www.pataskalacorporatepark.co m West Central Ohio Industrial Center Ohio Interstate 75 @ US 33 (Auglaize County) 471 15,000 2.36% industrial water, electric, natural gas, sewer, fiber optic rail spur on site I75, within 2 miles and SR 33 Floods:2, Storms:2 0 none Community Reinvestment Area Tax Exemption http://beyondshovelready.com HillsVille Aggregate Plant Pennsylvania W. Main Street at BFI Haul Rd, Mahoning township 541 n/a 2.86% industrial n/a n/a I-‐680 and Rt 224 interchange Floods:3, Storms:2 6 none Job Creation Tax Credit http://www.loopnet.com/Attachments/ E/3/6/E368E429-‐48B1-‐4A70-‐B800-‐ DD07C5281DA7.pdf Piney Reach Industrial Park Maryland Billingsley Road Parcel 1, Waldorf a combined amount of 121 acres 3,572,000 2.67% industrial n/a available Rt 301, 3min and Rt 5 Winterstorms: 5, Hurricanes:3, Snowstorms:3 0 none Job creation Tax Credit,Enterp rise Zone Tax Credits http://www.landandfarm.com/property /Piney_Reach_Industrial_Park-‐809788/ Mega Site Comparisons Mega Site Comparisons
- 26. 5150 On page 48 are site comparisons based on different types of utilities such as electric, fiber optic, natural gas, sewer, and water for different states. Below is a written explanation of possible site and county incentives categorized by states and individual sites. The states are highlighted in dark green and the organization is highlighted in light green. The following provides an easy format to look for possible incentives that are readily available. Ohio • Ohio Job Creation Tax Credit www.development.ohio.gov/files/bs/JCTCSummary.pdf o Provides refundable tax credit against a company’s insurance premiums tax, Commercial Activities Tax, or an Individual’s Ohio personal income tax obligations • Ohio Enterprise Zone o Economic development tool that provides real and personal property tax exemptions to businesses making investments in Ohio • Community Reinvestment Area Tax Exemption o Property tax exemptions for property owners who renovate existing or construct new buildings. Mid-West Mega Commerce Center • Job Ready site www.development.ohio.gov/redev/JRS_funding.htm o Funding to site was based on many standards to receive Certification o Provides optimal infrastructure capabilities and attract economy shifting investments • Foreign Trade zone o A site in the USA is legally considered outside the Customs territory for the purpose of duties, so goods may be brought into the site duty-free and without formal customs entry o No corporate tax of foreign income • No taxes related to property investment and inventory Van Wert Super Site • Job Ready site www.development.ohio.gov/redev/JRS_funding.htm o Funding to site was based on many standards to receive Certification o Provides optimal infrastructure capabilities and attract economy shifting investments •Recycling facility at site •Foreign Trade Zone o A site in the USA is legally considered outside the Customs territory for the purpose of duties, so goods may be brought into the site duty-free and Indiana •Industrial Recovery Tax Credit o Provides an incentive for companies to invest in former (more than 15 years) industrial facilities requiring significant rehabilitation or remodeling expenses o Open to occupants of or investors in industrial recovery sites •Hoosier Business Investment Tax Credit o To support job creation, capital investment and improve standard of living for Indiana residents. •Skills Enhancement Fund o Assistance to businesses to support training and upgrading skills of employees required to support new capital investment. (Reimbursement of around 50% of eligible training costs over two full calendar years) Hoosier Jack Mega Site http://terrehauteedc.com/index.php/incentives-terre-haute-vigo-county-indiana/state-tax-incentives-indiana-terre-haute •Business Development Incentives o Variety of incentive programs (not specified) o Qualifications are based on project merit, number and type of new jobs created or retained in Indiana and new capital investments added to the community River Ridge http://www.riverridgecc.com/index.php?/incentives •Enterprise Zone o Tax incentives based on a qualified investment o “Zone employers can earn tax credits for employing zone residents. Credit is subtracted from business state tax liability based on wages paid to employees who live in the zone and work at least 50% of the time in the zone on a job related at least 90% of the time to the zone facility.” Lewis and Clark •Enterprise Zone Program o Provides local tax incentives, regulatory relief and improved governmental services for economically depressed areas of the State. Missouri •Quality Job Program o Facilitating the creation of quality jobs by targeting business projects AP Green •Enhanced Business Enterprises o Provide tax credits to new or expanding businesses in a Missouri Enhanced Enterprise Zone. o Eligible business must be located in a Missouri Enhances Enterprises Zone, based on creation of sustainable jobs in a targeted industry or demonstrated impact on local industry cluster development. Mega Site Comparisons Mega Site Comparisons
- 27. 5352 Pennsylvania •Job Creation Tax Credit o A $1000-per-job tax credit to create new jobs in the state within three years o Established for the purpose of securing job-creating economic development opportunities through the expansion of existing businesses and the attraction of economic development prospects to the Commonwealth of PA. South Carolina •Job Tax Credit o Statutory incentives for businesses o No state tax, local income tax, inventory tax, wholesale tax, sales tax, or unitary tax. •Economic Impact Zone Investment Credit o Manufacturers locating in these zoned counties offer a one-time credit against a company’s corporate income tax of up to 5% of a company’s investment in new production equipment. I-77 I-95 Tennessee •Jobs Tax Credit o A company gets credit based on number of jobs created •No Property tax on . . . o Goods in progress o Finished goods inventories in hands of manufacturers o Goods in transit (free port) Memphis Regional Mega Site •N/A Kentucky •Industrial Revenue Bonds o Used to finance manufacturing projects and their warehousing areas, major transportation and communication facilities, most healthcare facilities etc. •Bluegrass State Skills Corporation Skills Training Investment Alabama •Income Tax Capital Credit o A business entity invests in a qualifying project that meets certain requirement and is approved . . . may receive annual credit against its income tax liability. •Tax abatements South Alabama Mega Site •New project or expansion project o A project consists of new investment at a new site in Alabama Maryland •Job Creation Tax Credit o A $1,000-per-job tax credit to create new jobs in the state to encourage businesses to expand or relocate to Maryland •Enterprise Zone Tax Credits o Eligible for income tax and real property tax (10 year, 80% credit against local real property taxes on a portion of real property improvements) in return for job creation and investments Piney Reach Industrial Park •N/A Mega Site Comparisons Mega Site Comparisons
- 28. 5554 Ohio Manufacturing Wholesale Trade Retail Trade Transportation/Utility Information Financial Activities Educational/Health Services Leisure/Hospitality Other Services Government Total Nonfarm Agriculture (May) 2004 822.1 232.4 619.9 187.5 92.2 310.9 746.3 495.8 226.9 801.7 5408.4 6.62 2005 811.5 235.5 611.3 195.8 89.9 308.5 762.3 499.8 224.5 799.6 5426.7 6.05 2006 796.3 237.6 602.9 205.2 88.4 305.6 778.5 500.9 222.3 800.1 5435.4 6.19 2007 771.3 238.2 600.5 212.1 87.7 299.8 793.9 500.6 220.3 797.1 5426.3 5.21 2008 739 236 589.5 208.5 85.8 290.3 813.9 492 216.7 796.2 5359.5 4.99 2009 629.4 220.4 560 186.8 80.8 279.9 828.4 476.9 208.6 788.1 5068.6 4.39 2010 620.5 215.1 551.9 180.6 77.6 276.7 840.6 475.3 206 780.2 5030.5 4.12 2011 638.6 218.1 555.1 184.6 76.1 278 852.3 483.5 207.3 764.7 5097.4 3.65 2012 656.2 223.9 559.1 189.9 75 279.9 865.8 500.7 211.8 761.1 5189.6 3.77 2013 662 227 562.4 191.9 74.8 283.2 877.9 516.2 213.6 758.5 5252.4 Ohio Employment (thousands) by Year (not seasonally adjusted) Ohio 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Manufacturing 15.20% 14.95% 14.65% 14.21% 13.79% 12.42% 12.33% 12.53% 12.64% 12.60% Wholesale Trade 4.30% 4.34% 4.37% 4.39% 4.40% 4.35% 4.28% 4.28% 4.31% 4.32% Retail Trade 11.46% 11.26% 11.09% 11.07% 11.00% 11.05% 10.97% 10.89% 10.77% 10.71% Transportation/Utility 3.47% 3.61% 3.78% 3.91% 3.89% 3.69% 3.59% 3.62% 3.66% 3.65% Information 1.70% 1.66% 1.63% 1.62% 1.60% 1.59% 1.54% 1.49% 1.45% 1.42% Financial Activities 5.75% 5.68% 5.62% 5.52% 5.42% 5.52% 5.50% 5.45% 5.39% 5.39% Educational/Health Services 13.80% 14.05% 14.32% 14.63% 15.19% 16.34% 16.71% 16.72% 16.68% 16.71% Leisure/Hospitality 9.17% 9.21% 9.22% 9.23% 9.18% 9.41% 9.45% 9.49% 9.65% 9.83% Other Services 4.20% 4.14% 4.09% 4.06% 4.04% 4.12% 4.10% 4.07% 4.08% 4.07% Government 14.82% 14.73% 14.72% 14.69% 14.86% 15.55% 15.51% 15.00% 14.67% 14.44% Ohio Employment (Thousands) by Year (not seasonally adjusted) This chart displays the change in employment across each industry within Ohio over the past decade. Over this period of time employment has decreased in Ohio, but it has been steadily increasing since the 2007-2008 recession. In addition, the Health/Education Industry has overtaken the Manufacturing Industry as the leading industry within Ohio. Trends in Employment & Wages Trends in Employment & Wages
- 29. 5756 2013 Ohio Michigan Indiana Illinois Wisconsin Minnesota Iowa Missouri North Dakota South Dakota Nebraska Kansas Pennsylvania 2013 Ohio Michigan Indiana Illinois Wisconsin Minnesota Iowa Missouri North Dakota South Dakota Nebraska Kansas Pennsylvania Manufacturing 662 555.1 492 579.1 458.0 307.8 214.4 252.6 25.5 41.6 96.1 162.8 563.3 Manufacturing 12.60% 13.52% 16.77% 9.99% 16.25% 11.08% 14.02% 9.25% 5.74% 9.97% 9.82% 11.86% 9.81% Wholesale Trade 227 163.6 116.9 298.1 118.9 130.8 69.2 118.5 26.6 19.8 41.9 60 225.6 Wholesale Trade 4.32% 3.99% 3.99% 5.14% 4.22% 4.71% 4.52% 4.34% 5.99% 4.75% 4.28% 4.37% 3.93% Transportation/Utility 191.9 125.1 135.3 265.9 99.9 93.1 64.1 95.6 26.1 12.5 52.8 56.3 245 Transportation/Utility 3.65% 3.05% 4.61% 4.59% 3.54% 3.35% 4.19% 3.50% 5.87% 3.00% 5.40% 4.10% 4.27% Information 74.8 55.3 35.7 99 47 53.6 26.1 58.2 6.8 6.1 17.1 27.5 88.4 Information 1.42% 1.35% 1.22% 1.71% 1.67% 1.93% 1.71% 2.13% 1.53% 1.46% 1.75% 2.00% 1.54% Financial Activities 283.2 202 129.1 368.4 161.7 181.1 103.4 164 22.9 29.7 71.6 75.7 312.5 Financial Activities 5.39% 4.92% 4.40% 6.36% 5.74% 6.52% 6.76% 6.01% 5.15% 7.12% 7.32% 5.51% 5.44% Educational/Health Services 877.9 637.5 439.1 876.7 424 491.2 223.2 432.9 58.9 68 147.2 187.8 1157.4 Educational/Health Services 16.71% 15.53% 14.97% 15.12% 15.05% 17.69% 14.59% 15.86% 13.26% 16.30% 15.05% 13.68% 20.15% MidWest Employment (Thousands) by States (not seasonally adjusted) Leisure/Hospitality 516.2 397.5 290.7 546 260.9 249.2 136.5 281.4 39.3 44.4 85.2 121 533.3 Leisure/Hospitality 9.83% 9.68% 9.91% 9.42% 9.26% 8.97% 8.92% 10.31% 8.85% 10.64% 8.71% 8.81% 9.29% Other Services 213.6 171.5 119.3 250.2 138 117.8 57.9 115.7 16.3 16 37.2 51.5 252.8 Other Services 4.07% 4.18% 4.07% 4.32% 4.90% 4.24% 3.79% 4.24% 3.67% 3.84% 3.80% 3.75% 4.40% Government 758.5 599.6 422.1 829.6 410.9 412.7 255.6 451 80 77.4 168.7 257.3 721.1 Government 14.44% 14.61% 14.39% 14.31% 14.58% 14.86% 16.71% 16.52% 18.01% 18.56% 17.24% 18.74% 12.56% Total Nonfarm 5252.4 4104.5 2933.3 5796.9 2818.1 2777.2 1529.6 2729.8 444.3 417.1 978.3 1372.9 5742.5 Trends in Employment & Wages Trends in Employment & Wages Midwest Employment (thousands) by State (not seasonally adjusted) This chart displays the changes in employment across each industry within the Midwest over the past decade. During this time the Health/Education Industry has surpassed the Manufacturing Industry in employment like Ohio, but employment within the Government surpasses both in many Midwest States.
- 30. 5958 Ohio Average Annual Salary 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 Change from 2000 Absolute Change Percent Change Change fom 2006 Absolute Change Percent Change Manufacturing $42,542 $42,739 $44,158 $45,908 $47,506 $48,208 $50,023 $51,423 $51,902 $51,230 $53,281 $55,318 $55,525 $12,983 30.50% $5,502 11.00% Wholesale Trade $44,803 $45,124 $46,063 $47,284 $49,882 $51,345 $53,253 $55,730 $57,119 $56,670 $58,670 $60,854 $62,444 $17,641 39.40% $9,191 17.30% Retail Trade $33,475 $33,878 $34,932 $35,828 $37,152 $38,629 $40,039 $40,708 $41,763 $42,485 $42,314 $43,253 $44,348 $10,873 32.50% $4,309 10.80% Transportation and Warehousing $33,475 $33,878 $34,932 $35,828 $37,152 $38,629 $40,039 $40,708 $41,763 $42,485 $42,314 $43,253 $44,348 $10,873 32.50% $4,309 10.80% Utilities N/A N/A N/A N/A N/A N/A N/A $75,224 $78,238 $79,890 N/A $83,282 $85,475 N/A N/A N/A N/A Information $45,079 $46,505 $45,914 $46,811 $49,014 $50,118 $51,358 $53,379 $54,801 $54,838 $56,906 $58,614 $60,183 $15,104 33.50% $8,825 17.20% Ohio Industry Wages Financial Activities $43,221 $45,792 $46,918 $49,505 $52,327 $54,079 $56,038 $58,713 $58,455 $58,893 $60,879 $62,773 $64,437 $21,216 49.10% $8,399 15.00% Education N/A N/A N/A N/A N/A N/A N/A $30,989 $32,337 $32,720 N/A $33,549 $34,081 N/A N/A N/A N/A Health Services $30,465 $31,580 $32,552 $33,446 $34,830 $35,592 $36,747 $37,451 $38,612 $39,499 $39,720 $40,294 $41,542 $11,077 36.40% $4,795 13.00% Accomodation and Food Services $10,919 $11,141 $11,374 $11,492 $11,702 $11,827 $12,096 $12,854 $13,131 $13,232 $13,564 $13,849 $14,271 $3,352 30.70% $2,175 18.00% Other Services $20,549 $21,172 $21,582 $21,924 $22,739 $23,068 $23,691 $24,434 $24,976 $24,983 $25,498 $26,141 $26,795 $6,246 30.40% $3,104 13.10% Agriculture $19,730 $20,696 $21,069 $21,427 $22,711 $23,247 $23,723 $24,945 $25,630 $26,497 $26,741 $27,836 $28,661 $8,931 45.30% $4,938 20.80% Ohio Industry Wages This chart displays the changes in the average annual salary across each industry within Ohio over the past decade. Every industry has seen an increase in their average yearly salary; this increase was even maintained throughout and past the 2007-2008 economic recession. Trends in Employment & Wages Trends in Employment & Wages
- 31. 6160 TRENDS IN EMPLOYMENT AND WAGES INDUSTRY RESEARCH SUMMARY The following information examines employment within the Midwest since 2004 by categorizing the data into industries of interest. Information pertaining to employment comes from The Bureau of Labor Statistics, and information pertaining to income comes from Ohio’s Department of Job and Family Services. When comparing employment data in Ohio to other states in the Midwest, one must keep in mind that Ohio employs more people than every other state except for Illinois (Pennsylvania also employs more people than Ohio. Although, Pennsylvania is, technically not a Midwest state, but has been included due to geographical proximity). NONFARM EMPLOYMENT The State of Ohio has seen a decrease of 0.0288% in nonfarm employment over the past decade, but this time frame does include the 2007-2008 recession. The most notable decreases in employment have been from the manufacturing, information, and agriculture industries. Within Ohio, manufacturing has lost 160,100 jobs and has gone from being 15.2% of Ohio’s employment to 12.6% of Ohio’s employment. Despite the 2.6% decrease, as of 2013, Ohiostillhasthelargestnumberofmanufacturingjobs within the Midwest (a ranking Ohio has maintained since 2004). Two other industries that have seen notable decreases in employment have been the information and agriculture industry. While the two industries employ less than 2% of Ohio’s workers, the information industry has lost almost 19% of its jobs and nonfarm jobs have decreased by 43% within this time frame. Even though these industries have not had a large impact on state employment, these trends should be taken into account when evaluating the use of land within Ohio. EMPLOYMENT INCREASE Despite the loss of jobs mentioned above, Ohio has seen a dramatic employment increase within the Educational and Health Services Industry. Since 2004, Ohio has had 131,600 jobs created within this industry which has caused this industry to become Ohio’s largest employer with 16.71% of the State’s jobs. In comparison to the rest of the Midwest, Ohio employs the most people within this industry. As for the rest of the industries within Ohio, there have not been any notable changes with employment. Industries that have seen a marginal decrease in employment include wholesale trade (loss in number of jobs, but increase in percentage of state employment), retail trade, government, other services, and financial activities. The following industries have seen a marginal increase in employment within Ohio; Leisure/Hospitality, and Transportation/Utility. On the issue of wages within Ohio’s industries, every industry has seen an increase in the average yearly wages since 2004 and since the 2007-2008 recession there has also been an increase in each industry. The industry with the largest increase has been financial activities where the average yearly wage has increased by $21,216 (its 49.1% increase was also the largest percentage increase). Since the start of the recession, the agriculture industry has seen the largest percentage increase with 20.8% and wholesale trade has seen the largest absolute change with an increase of $9,191. When looking at the industries that have had the biggest employment change, the average annual salary for manufacturing has had the smallest percentage increases whereas health services ranks among the top. Despite the apparent stagnant growth within the manufacturing industry, an expert in industrial real estate, CBRE First Vice President Mr. Rick Trott, informed our studio that the industrial market is the strongest it has been in 20 years. Wages within this industry have been increasing as Ohio exists as the leading Midwest state for manufacturing employment. The biggest challenge facing M2C2 would come from its size, projects that would require a 1,660 acre mega site only come the area once every 5-10 years. If the county wishes to continue targeting this sector then it would be best to make the process for building upon this site a quick process. The investment that would go into a site this large would cause an investor to want the process to go as quick as possible, and therefore, the infrastructure on the site must be fully installed for the site to be highly competitive. It would be best for Fayette County to determine if they wish to divide the site into smaller parcels and then immediate zone the area properly. All utility lines should be extended to the location in which the county would like to be built. Mr. Trott recommended two methods for the “ideal” site: 1. Have the first parcel built upon be immediately next to where the utilities are currently installed and extend all utilities from that spot as future incomers enter the area. 2. If financially feasible, put the first parcel the furthest from the utilities and extend all utilities to that location. Future incomers can just be placed nearer and nearer to the central location over time. 3. “It might even be worthwhile to do a concept plan for a 1 MSF manufacturing facility there, and show how utilities would be routed there.” - Rick Trott Theinformationanalyzedwhileresearchingindustries within the Midwest painted neither a positive nor negative picture. As the nation further distances itself from the 2007-2008 recession hope increases and if this site continues to be well-maintained then it can be competitive. All data used for this section can be found within the provided external hard drive and the data contains yearly employment numbers by industry for every Midwest state dating back to 2004 as well as Ohio’s average yearly salary by industry dating back to 2000. Trends in Employment & Wages Trends in Employment & Wages
- 32. 6362 The following is an explanation for enhancing the mobile applications and web- site research/optimization. The three most important things that we felt was an issue in regards to the website is the difficulty to search for the website, the lack of a presence on Google Maps, and the difficulty for the website to lead on smart phones and tablets. To tackle the inability to search for the website, without jumping through many expensive hoops, is to make it present on Google Maps. The approximate area of the site, along with a connection to the website and a brief description was submitted to a Google Maps edit, and after making the profile that submitted the edit more “reputable” in the eyes of Google (Reviewing other sites and be- coming credible) the site was accepted and is currently searchable on Google Maps. This solved the issue of the site not being on Google Maps, as well as creating a stronger online presence. The issue of the website being less than mobile friendly is somewhat ongoing, but not as pressing of an issue. The idea behind mobile accessibility is more so based around people seeing a sign for the site and wanting to look it up quickly. The way that the website is set up now, with a large image as the background, and a slideshow of images of the site, make it difficult to load on a portable device. The site for computer purposes is perfectly fine. Application design One of our more imaginative ideas for the site is the possibility of a mobile ap- plication that would promote the site, as well as show certain attributes about the site that would be useful for someone interested in developing there. This goes along with the website being more mobile friendly, and is based around people who want a lot of information about the site, in the quickest, and most convenient way. After speaking with an application developer, the idea seemed more plausible in terms of usefulness, but less reasonable in terms of price. The numbers that were thrown out ranged from $8,000 to $100,000, with ideas that stemmed from a glorified PDF document, to an augmented reality simulator that would act as a camera within the site showing certain data and statistics regarding the site. In the end, the price far outweighed the benefit, and there was no further discussion on a mobile application. MOBILE APP. & WEBSITE Mobile App. & Website Mobile App. & Website Outline of M2C2 on Google Maps. Example of a QR code that is scanned from the brochure. Once it is scanned by a smartphone it will take the user to the M2C2 website.
- 33. 6564 Mean Wind Speed at 100m Black Fork Wind Farm Timber Road Wind Farm Blue Creek Wind Farm Hardin Wind Farm Buckeye Wind Farm Hog Creek Wind Farm AMP-Ohio Mid-West Mega Commerce Center GLSC Russells Point Honda Wind Energy at the Mid-West Mega Commerce Center Zoning in I-1 Districts mandates: -All structures must be located no less than 200 feet from residentially zoned areas -Structures cannot exceed 50 feet in height Industrial Precedents: A project in Russells Point, Ohio uses two turbines to produce 10,000 mWh of energy, or approximately 10% of their energy needs. This manufacturing plant is located on a 200 acre site with compa- rable wind speed and roughness levels to M2C2 Recommendations: -Utilize a Power-Purchase Agreement , in which a private wind company develops the facilities on the premise that you will buy the generated energy credits.This occurs at no cost to M2C2. -Change zoning to allow for wind turbines in I-1 areas, or create aWind Power overlay district Maximum Number of Turbines: 10MW per square mile of land is ideal M2C2 is approximately 2.5 square miles, so has a maximum capaci- ty of 25 MW. The number of turbines depends on their size - for instance, a maximum of 33-750 kilowatt turbines, or 16 1.5-mega- watt turbines could be located at M2C2 Production Capacity *According to Juhl Energy, the average wind project is developed in 13-14 months Mean wind speed at 100 meters is 7.0-7.5 m/s at M2C2 Based on precedents and wind/land roughness levels on site, each 1.5 MW turbine on site could produce 5,000 mWh of energy. With the maximum number of turbines, up to 80,000 mWh are possible Zoning and Legal Factors: Wind Energy Wind Energy WIND ENERGY Wind Energy poster and maps by Emily Knox
- 34. 6766 M2C2 Source: State of Ohio Power Siting Board Power Density at 100 Meters M2C2 Surface Roughness Source: State of Ohio Power Siting Board M2C2 Mean Wind Speed at 100 Meters Source: State of Ohio Power Siting Board Wind Speed Map Wind speed is the most important factor to analyze when considering implementing wind energy. Turbines must have enough wind to reach their 'cut-in' speeds, in order to produce energy. At M2C2, mean wind speed at 100m is 7.0-7.5 m/s. This is comparable to existing wind farms in Ohio, and is a sufficient speed to generate energy. Roughness Map Roughness is a measure of the smoothness of nearby terrain and landscape, which can greatly affect the speed of wind reaching a turbine. If wind is slowed too much by obstacles or roughness, it lessens the energy production capacity for that area. Roughness at M2C2 is nominal. The majority of the site is measured at .03m, which would affect wind speed minimally. Power Density Map Wind Power Density provides a quantitative measure of wind energy at a particular location. It calculates the mean annual power available per square meter of swept area from the turbine, and takes into account wind velocity and air density. At M2C2, Wind Power Density at 100m is 300-400W/m2. This number is comparable to other wind farms around the state. Wind Energy Wind Energy
- 35. 6968 Recommendations Recommendations RECOMMENDATIONS Marketing Visibility Rebrand Mobile Application Website, Search Engine Optimization Brochure Media State & Federal Transportation I-71 Interchange Road Proposals Rail Spur Other Wind Energy Grants Demographics Low Risk of Natural Disasters Industry Clusters Building Permit Educational Opportunities Workforce Availability MARKETING • Improve visibility by implementing creative marketing, such as constructing a wind turbine with signage o Marketing is vital for any sale and there needs to be some sort of creative marketing that differentiates the M2C2 site from other industrial sites throughout the country. A wind turbine would draw significant interest to the site in addition to providing clean energy and a service. o Currently the sign along I-71 is difficult to read/understand when traveling in either direction. It does not seem to grab a driver’s attention, as it is simple and the colors blend into the surroundings. o Update: Daytime and nighttime renderings have been provided which demonstrate how such a marketing tool would look if implemented. • Rebrand to better identify the site’s attributes and create interest o The current logo and brand is somewhat plain and may not generate interest in the site. Rebranding will help generate new interest and may re-establish the interest of clients who have previously viewed the site. o “Mega” may not be an appropriate term if the site is going to be broken up and offered in parcels. o Update: Designed an example of a modern logo that takes into account the site’s attributes and provides a more specific tailored description. • Develop a mobile application with virtual tour capabilities, photos and updated info o A user friendly interface would allow visitors to get a brief overview of the site even if they are strapped on time or experiencing inclement weather. Providing a mobile information source will widen the audience having access to the site. Many people are able to gain a better understanding when presented with visuals. o Update: Dialog has occurred with a consulting firm which specializes in application design. Contact information, as well as a summary of the potential costs and benefits has been included in the document. • Update website with latest information and embed codes to allow for enhanced search engine recognition o Up-to-date information should always be included on the website, as this information is vital in marketing and selling the site. For example, the Google Maps view of the site has not been updated to show the presentroads. o Update: The site has been included on Google Maps, in addition to a description of the site and a link directing users to the M2C2 website. Utilize media to generate interest and awareness of the site’s positive attributes o Ensure that the community is invested and remains interested in the sale of the site. Fayette County should involve the public during the entire process and keep them up-to-date with the site. One strategy may be to hold events that increase awareness and attract people to the site. Issuing press releases, newsletters and articles informing the public on site updates is also important in these efforts.. o Update: Our studio has issued several press releases and has been attracting some media to attend our reviews. An article was published in the Washington Court House Record Herald on March 6, 2014. • Frequently reach out to State and Federal politicians to help market and advocate for the site o Advocating for the site should include periodical visits to representatives to ensure the site is fresh on their mind when they are interacting with potential clients. o Update: The mid-term presentation was attended by State Senator Bob Peterson, and other area politicians have been contacted regarding this effort.
- 36. 7170 this column folds over to the inside of the brochure this column is the outside back cover of the brochure this is the front cover 1 3 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2021 22 23 24 25 26 27 MidWest Mega Commerce Center 60 Miles30 Miles 2 3 4 5 6 7 10 * Bowersville** 23 * Greenfield ** 23* London ** 23* New Holland** 25* Xenia** 29* Springfield *Miles f*Miles from Site **City 11 41.6* Chillicothe 8 10 40.6* Circleville** 12 46* Miami** 13 47.6* Urbana** 32* Highland** 9 39.6* Lebanon** 14 48.6* Marysville 15 53* Columbus** 16 57.9* Waverly** > 60 Miles 18 60.9* Lancaster** 19 63.4* Eaton** 20 64.6* West Union** 21 65.4* Georgetown** 22 67.1* Batavia** 23 67.7* Cincinnati** 24 67* Jackson** 25 71.7* McArthur** 26 81.6* Greenville** 27 85.6* Logan** Midwest Mega Commerce Center 133 South Main Street, Suite 401 Washington Court House Ohio 43160 Phone (740) 335-0720 Fax (740) 333-3530 1,660 Acre Industrial Ready Site • Water &Sewage- Capacity is 1MGD • Electrical Services- 69 Kv & 12 Kv • Natural Gas- Over 600,000 Dekatherm Per/Day • Archaeological Survey-Complete • Environmental Survey-Complete • Soil Test Borings-Complete • Certified by Ohio • 7 Year direct care with County Commissioner Amenities Housing Availability Tax Incentives • No Individual Corporate Tax • No Export Product Tax Commuting There are 24 commutable cities within a 60 minute drive. Average daily traffic past the site include 156,860 on I-71 and 72,160 on Rt. 35. 574 68,664 12,670 19,305 18,085 254,098 168,859 15,907 21,209 31,943 12,516 Jeffersonville Greene Fayette Highland Clinton Montgomery Clark Madison Pickaway Ross Pike Total Housing Units Total Housing Units 28,501 57,992 38,864 39,641 46,443 43,895 58,764 54,647 53,750 $44,089 39,735 0 20,000 40,000 60,000 80,000 Jeffersonville Greene Fayette Highland Clinton Montgomery Clark Madison Pickaway Ross Pike Median Household Income Median Household Income 159,600 110,000 46,443 115,800 243,300 105,779 147,400 113,800 98,500 0 50000 100000 150000 200000 250000 300000 Greene Fayette Clinton Montgomery Clark Highland Pickaway Ross Pike Median Value of Owner-occupied Housing Units Median Value of Owner- occupied Housing Units M2C2.BIZ this is the center column of the open brouchure this is the right-hand column of the open borchure this is the left-hand column of the open brouchure 1600 + acres 1200 acres 1000 acres 800 acres 1 3 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2021 22 23 24 25 26 27 MidWest Mega Commerce Center 60 Miles30 Miles 2 3 4 5 6 7 10 * Bowersville** 23 * Greenfield ** 23* London ** 23* New Holland** 25* Xenia** 29* Springfield *Miles f*Miles from Site **City 11 41.6* Chillicothe 8 10 40.6* Circleville** 12 46* Miami** 13 47.6* Urbana** 32* Highland** 9 39.6* Lebanon** 14 48.6* Marysville 15 53* Columbus** 16 57.9* Waverly** > 60 Miles 18 60.9* Lancaster** 19 63.4* Eaton** 20 64.6* West Union** 21 65.4* Georgetown** 22 67.1* Batavia** 23 67.7* Cincinnati** 24 67* Jackson** 25 71.7* McArthur** 26 81.6* Greenville** 27 85.6* Logan** Ohio Means Jobs - On The Job Training Grant Jobs Ohio - Growth Fund Loan - Workforce Grant Economic Development Grant State Tax Credits and Abatements - Job Creation Tax Credit - Ohio Enterprise Zone Program - R&D Investment Loan/Tax Credit Ohio Enterprise Work Force Available Type of School # of Schools Enrollment Two Yr College 34 206392 Private 4 Yr 38 139704 Public 4 Yr Univ. 35 372208 There are 24 commutable cities within a 60 minute drive. Average daily traffic past the site include 156,860 on I-71 and 72,160 on Rt. 35. Employee Assistance Fayette County provides public transportation for people with disabilities through job and family services. An additional workforce can be found within the Agricultural industry surrounding Fayette County in their off season. Over 10 counties offer over 21,000 optional seasonal help. Potential Grants Organization Name (First/Middle/Last) Position or Title Business Address City/State/Zip/Country Phone Email Address ( ) How many acres would suit your development needs? 10 acres 500 acres 100 acres 50 acres Please provide any other questions we may answer below. Mail to: 133 South Main Street, Suite 401, Washington Court House Ohio 43160 Recommendations Recommendations MARKETING CONTINUED... • Distribute brochures with QR code at manufacturing trade shows and international industrial events. o Simple printed materials that provide basic information for the site should also be available. Information about the site needs to be distributed in as many formats as possible o Update: Two brochures with a QR code have been created which link to the M2C2 website. The first brochure provides an overview of the site with pertinent information for clients/developers. The second includes a mailer that can be sent back to M2C2 representatives expressing interest. Brochure with QR CODE TRANSPORTATION • 1-71 Interchange [pre-design and cost analysis] o A new interchange located north of the site has been recommended to provide increased access to the site from I-71. o Update: Have provided estimated costs and design standards from other interchanges throughout the United States but not actual estimated for an interchange in Fayette County. There are a number of factors that vary from location to location. • New road proposal o Any development on the site is going to require additional road infrastructure. o Update: Five road proposals have been created that would efficiently provide service for varying industries throughout the site. • Rail spur extension [update status and lay out process for facilitated extension] o Since the site is marketed to heavy industrial corporations that are most likely going to be interested on rail extensions into the site. Rail provides an efficient means of transporting raw materials and finished products. By laying out the status and process of developing a rail extension, Fayette County’s support of rail will be obvious. o Update: Rail spur extensions have been included in the road and land use proposals. OTHER • Implement wind energy o Constructing a windmill(s) could be an effective marketing tool that also reduces the long term energy costs of facilities located on the site. It is also a source of clean, renewable energy that will help meet energy production/ consumption standards. o Update: A feasibility study of wind energy was conducted using statistics from existing wind farms in Ohio, indicating that wind energy on the site is possible. Basic wind generation parameters were created to indicate potential capacity of wind energy at M2C2. In addition, renderings of what a windmill(s) would look like on the site have been provided. • Highlight available development grants o There are numerous grants that are offered by the State of Ohio, both for new businesses and job creation. o Update: To make it easier for the buyer of the mega site to apply for a grant, a chart with the available JobsOhio grants was created with a list of pertinent grants that might apply to them. • Demographics o Demographics have been updated for all areas including income, education, housing, and transportation. o Update: Concentric rings were used to format the data, breaking down the information by set distances from the site. • Highlight advantages o The Midwest Mega Commerce Center is a shovel ready site that has a lot of benefits over competing sites, including utilities and size. o Update: A comparison chart has been constructed illustrating how M2C2 compares to other mega sites in Eastern and Midwestern states. This comparison also compares M2C2 with smaller sites, of around five hundred acres. • Implement “Growth Boundary” o Fayette County has one of the richest farmlands in Ohio. In order to preserve the farmland and prevent urban sprawl around the site we suggest creating a growth boundary restricting how far construction can expand from the site. restricting how far construction can expand from the site. • Highlight low risk of catastrophic events o Natural disasters can be a concern for future buyers. o Update: To ease the minds of potential buyers, members of our team compared incidents of natural disasters in Ohio compared to other regions. Ohio has minimal rates of floods, earthquakes, mudslides and hurricanes. These low rates could be attractive to clients who are attempting to avoid the threat of disastrous events (i.e. the recent tsunami in Japan). • Use mega site comparison chart to adjust land price and other factors o If the site is subdividing into varying sized parcels rather than sold as one unit, the land should be sold at varying prices depending on acreage. ex. 1-100 acres = $24,000 per acre 101-500 acres = $18,000 per acre Entire site = $15,000 per acre o The price of the land should be included on the M2C2 website for quick access for interested buyers. o Update: The comparison chart created indicates that the price of land at M2C2 may need to be altered to become more competitive. • Use specific land use plans to cater to specific employment sectors o The buyer of the site is unknown, therefore the use and layout for their facilities are not yet defined. o Rebecca O’Shaughnessy, past deputy chief of the Office of Strategic Business Investment at the Ohio Development Service Agency, suggested increasing flexibility within the site by dividing it up or allowing other industries to develop. o Rick Trott, vice president of CBRE Group in Columbus, says “mega” companies come about rarely - only about once every twenty years. o Update: Five different road and rail proposalshavebeencreatedforthesite.Landuse plans with specific zoning have been suggested for each of these plans to illustrate how varying industries could divide the site. The also provide a strategy for phasing the development of M2C2. this is the center column of the open brouchure this is the right-hand column of the open borchure this is the left-hand column of the open brouchure 1600 + acres 1200 acres 1000 acres 800 acres 1 3 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2021 22 23 24 25 26 27 MidWest Mega Commerce Center 60 Miles30 Miles 2 3 4 5 6 7 10 * Bowersville** 23 * Greenfield ** 23* London ** 23* New Holland** 25* Xenia** 29* Springfield *Miles f*Miles from Site **City 11 41.6* Chillicothe 8 10 40.6* Circleville** 12 46* Miami** 13 47.6* Urbana** 32* Highland** 9 39.6* Lebanon** 14 48.6* Marysville 15 53* Columbus** 16 57.9* Waverly** > 60 Miles 18 60.9* Lancaster** 19 63.4* Eaton** 20 64.6* West Union** 21 65.4* Georgetown** 22 67.1* Batavia** 23 67.7* Cincinnati** 24 67* Jackson** 25 71.7* McArthur** 26 81.6* Greenville** 27 85.6* Logan** Ohio Means Jobs - On The Job Training Grant Jobs Ohio - Growth Fund Loan - Workforce Grant Economic Development Grant State Tax Credits and Abatements - Job Creation Tax Credit - Ohio Enterprise Zone Program - R&D Investment Loan/Tax Credit Ohio Enterprise Work Force Available Type of School # of Schools Enrollment Two Yr College 34 206392 Private 4 Yr 38 139704 Public 4 Yr Univ. 35 372208 There are 24 commutable cities within a 60 minute drive. Average daily traffic past the site include 156,860 on I-71 and 72,160 on Rt. 35. Employee Assistance Fayette County provides public transportation for people with disabilities through job and family services. An additional workforce can be found within the Agricultural industry surrounding Fayette County in their off season. Over 10 counties offer over 21,000 optional seasonal help. Potential Grants Organization Name (First/Middle/Last) Position or Title Business Address City/State/Zip/Country Phone Email Address ( ) How many acres would suit your development needs? 10 acres 500 acres 100 acres 50 acres Please provide any other questions we may answer below. Mail to: 133 South Main Street, Suite 401, Washington Court House Ohio 43160 Mailer from Brochure
- 37. 7372 Recommendations OTHER CONT... Modify the zoning to allow dense residential, office and hotel as a conditional use o Mega site investors don’t surface frequently; implementing more flexible zoning to allow for a greater variety of uses will increase the chances that the site is developed. Allowing dense residential, office uses or hotels as a conditional use would open up development options. o Update: The proposed plans show sections of land that could potentially be subdivided within the mega site. The proposed zoning would allow office buildings, retail spaces and hotels, for example, instead of limiting the site to exclusive industrial land uses. These recommendations would create variation within the site in attempt to attract a wider range of clients to the site. • Allow a “bonus” or other incentive to the first company who invests in the site o In attempt to catalyze development of M2C2, we recommend offering the first investor an extra incentive or bonus to encourage moving to the site. Using a special bonus may set M2C2 apart from competing megasites. o Update: The comparison chart shows the incentives offered by the individual site and the state. Be aware of the competition incentives. A list of incentive and brief descriptions of each is included in the appendix. • Indicate ease of building permit and construction processes o It takes on average just 14 days (30 days maximum) for a submitted building permit to be reviewed and returned to the applicant.This is pertinent information for all interested parties. o Update:Asummaryofthepermitprocess has been included in the document. • Highlight prevalence, proximity and proficiency of educational institutions o Investors are interested in education levels of the population in the surrounding area, as this would be their potential workforce. It is also beneficial to provide them with information regarding surrounding primary educational facilities. o Update: We have created graphs and mapsindicatingthelargenumberof,andlocation of, secondary and higher education institutions near M2C2 and in Ohio. • Highlight workforce availability o Investors need to be reassured that a sufficient workforce is available in the surrounding area. o Update: We identified workforce clusters to establish what type of trained workforce is available nearby. Unemployment data has been provided which highlights available workforce. A spreadsheet of trends in employment wages in the Midwest has been compiled.
- 38. 7574 Press Release MID-WEST MEGA COMMERCE CENTER DEVELOPMENT POTENTIAL ENHANCED BY OSU CITY & REGIONAL PLANNING STUDENTS -Fayette County, Ohio, April 22, 2014 -- The 1,660-acre Mid-West Mega Commerce Center (www.m2c2.biz), located along I-71 near Jeffersonville is Ohio’s largest Job Ready Site. The issue is that it is currently just producing soybeans and corn. Over $8.5M has been invested in the property, upgrading utilities and other infrastructure to attract a tenant. Multiple corporations including Honda and Hyundai have considered locating manufacturing facilities here, but have ultimately selected sites in other states. The City & Regional Planning Department at The Ohio State University was contacted by the Fayette County Commissioners to generate ideas, create tools and provide recommendations to increase the probability for industrial development of the site. On Tuesday, April 22nd at 6:30 p.m. at the OSU extension office, 1415 U.S. Route 22 SW, Washington C.H., OH 43160, the students will be presenting their semester’s work to the Fayette County Commissioners and other stakeholders. This presentation is open to the public, and you are cordially invited to attend. For more detailed information regarding this exciting project, please do not hesitate to contact me. Chad D. Gibson, AICP Associated Faculty Knowlton School of Architecture City and Regional Planning Department Knowlton Hall | 275 West Woodruff Avenue Columbus, OH 43210-1138 740-857-1401 Mobile gibson.207@osu.edu osu.edu Cranmer, Lance. 2014. RecordHerald. Web. 16 April 2014. Cranmer, Lance. 2014. RecordHerald. Web. 16 April 2014. Press Release Press Release
- 39. 7776 MIDTERM REVIEW Midway through the project research City & Regional Planning Students’ presented their findings and visuals to the commissioners, stakeholders, and Knowlton School of Architecture professors. Online Media Press Release
- 40. 7978 Fayette County is surrounded by a number of wineries, outdoor parks, golf courses and shopping centers. The locations are subject to change. Not all the locations are noted on the map. There is an in-depth list available in the appendix of find nearby attractions listed by attraction type and county. Multiple sources were used including: GIS, outdoorohio, googlemap, tripadvisor, mallseeker, tasteofohiowines, ohio golferguide, geology.com/city-map-of-ohio, wikipedia.org/wikei/list, and Visitkingsisland.com Attraction map created by Sarah Galbreath. Site Attractions 185 Museums 21 Shopping Centers 34 Winery and distilleries 236 Golf Courses 10 Parks 4 Amusement Parks (Not all of the golf courses were included on the graph)
- 41. 8180 Appendix A Appendix B Housing
- 42. 8382 Source: Google Maps Appendix B Transportation REFERENCES Hazard Information: www.City-data.com; www.Earthquaketrack.com Transportation Information: http://www.worldportsource.com/ports/USA.php; http://www.nationsonline.org/oneworld/usa__blank_map.htm; http://www.arkansashighways.com/roadway_design_division/Cost%20per%20Mile%20JULY%202011.pdf; http://epg.modot.org/index.php?title=234.2_Diamond_Interchanges; https://www.arema.org/files/library/2000_Conference_Proceedings/00025.pdf; http://pineandlakes.com/echo-news/2013-04-30/county-supports-diamond-interchange-at-cr-11highway-371-in-pequot-lakes Top industrial websites: http://www.cnbc.com/id/100832195; http://www.forbes.com/pictures/edgl45jgg/no-10-oklahoma-city-okla/ Employment data: http://data.bls.gov/pdq/querytool.jsp?survey=sm; http://ohiolmi.com/wages.htm Education Information: http://private-schools.findthebest.com/d/a/Ohio; http://www.50states.com/college/ohio.htm#.U1XAWRB_3AY Marketing Information: http://www.wikihow.com/Make-an-iPhone-App; http://www.appmakr.com/; http://chepri.com/ Census Data and Graph Information: https://www.census.gov/; http://www.makeuseof.com/tag/add-business-google-maps/; http://www.opsb.ohio.gov/opsb/; www.usa.com; GIS data; Google Maps; Geoldogy.com/city-map-of-ohio
- 43. 8584 Wind Energy Information: http://www.windpoweringamerica.com; http://www.windustry.org; http://www.nrel.gov/gis/wind.html; http://dsireusa.org; http://www.dispatch.com/content/stories/business/2013/01/25/honda-wind-turbines.html; http://anniegreenjeans.com/tag/windmill/ Industrial Mega sites Information: http://www.landandfarm.com/property/Piney_Reach_Industrial_Park-809788/; http://www.loopnet.com/Attachments/E/3/6/E368E429-48B1-4A70-B800-DD07C5281DA7.pdf; http://beyondshovelready.com; http://www.pataskalacorporatepark.com; http://www.southalabamamegasite.com/default.aspx; http://www.tvasites.com/InSite.aspx?details=4956; http://tnmegasite.com/mrm.html; http://www.thecarolinasi95megasite.com/Site_Information.html; http://www.landcrailroad.com/pdf_chester/tracth.pdf; http://www.loopnet.com/xnet/mainsite/listing/Profile/BasicMemberViewBasicListUpaspx?LID=18442444&MatchedKeywords=&PgCxtGuid=&PgCxtFLKey=&PgCxtCurFLKey=&PgCxtDir=Down; http://printbrochure.locationone.com/PDFHandler.ashx?id=201477&profilename=MO-Administrator&doctypeid=1&site_id=201477; http://www.loopnet.com/xNet/Mainsite/Listing/Profile/Profile.aspx?LID=16552295&SourceCode=1lir2t003&Linkcode=17830&sourcecode=1laf0tc02511008; http://www.csx.com/index.cfm/customers/industrial-development/site-search/certified-megasites/indiana/; http://www.riverridgecc.com/index.php?/properties/site/63; http://www.terrehauteedc.com/terre-haute-available-commercial-industrial-properties/terre-haute-commercial-industrial-property-listings/219-hoosier-jack-mega-site; http://www.whyvanwert.org; http://www.m2c2.biz Destination Information: www.mallseekers.com; www.outdoorohio.com; www.tasteofohiowines.com; www.ohiogolferguides.com; www.wikippedia.org/wikei/list.com; www.visitkingsisland.com; http://www.outdoorohio.com/; http://ohiowineries.net/;