Author Archives: allen

Fresno in the Center of the Action

Fresno in the Center of the Action: What Makes the Valley

Such an Attractive Redistribution Site to Warehousing

Companies?

The central San Joaquin Valley is becoming a major distribution center for the western United States — but its foothold could be challenged by competitors as diverse as a Mexican port and faraway Indian reservations.

An industry survey says relatively low operating costs and a mid-state location make the Valley a strong candidate when businesses are looking for new warehouse sites. “Fresno shows exceptionally well,” said John Boyd, a site relocation specialist.

He estimated the cost of operating a 500,000-squarefoot warehouse employing 225 people in Fresno at $17.2 million per year. It is a close second in California to Bakersfield, and only slightly more than Las Vegas and Reno. Until recently, the Nevada cities came up winners in the battle to reap property tax revenue and jobs from what economic development experts call the “logistics industry.”

But success for Las Vegas and Reno came with a price. “It’s economics 101,” said Stewart Randall, an industrial specialist at Colliers Tingey International in Fresno. “Everyone wanted to go to Reno and that drove up prices” in the region.

But cost is only part of the equation. Geography is as important, and businesses like that Fresno is dead center in the state. That makes it the best place to ship product statewide and has the added advantage of being midway between ports in Oakland and Los Angeles.

“Some have moved here because they want the option of the Oakland port if a strike occurs in Los Angeles,” Randall said.

The combination of low costs and location is the reason why Wal-Mart, Gap Inc., Sally Beauty Supply, Sears and Joanne’s have expansive distribution centers in the Valley — and why developers are building more warehouse space.

“Fresno is within a two-day drive of 11 of the largest cities in the Southwest and a four- or five-hour drive of every major market in California,” Boyd said.

Steve Geil, president of the Economic Development Corp. serving Fresno County, said the potential of warehousing and distribution can’t be overstated. “There is no question Fresno’s future is tied to that,” he said. More than 500 trucking companies operate in the area, two railways have facilities and the nation’s largest parcel companies have a presence at Fresno Yosemite International Airport.

Looking for space?

Geil said his agency continues to receive inquiries from businesses that need distribution centers, even in this slow economic climate. Logistics and distribution businesses comprise about one third of the 47 companies that are considering expanding into Fresno County, Geil said.

In the last six months, three businesses searching for sites for 1-million-square-foot distribution centers have toured the Valley, said Jon Cross, marketing director at The Allen Group, which is developing large-scale distribution centers in Visalia and Shafter.

The Allen Group has developed 2.5 million square feet of warehouses at its Mid-State 99 complex at Goshen Avenue and Plaza Drive in Visalia. About 300 of the 480 acres there remain available for development.

“Mid-State 99 works for California because it is one of the only areas in the Central Valley where UPS can reach Northern and Southern California overnight at ground rates,” he said.

Fellow developers Buzz Oates of Sacramento and Diversified Development Group of Fresno recognize the importance of geography. Both are expanding in the region.

Oates, who has 1.5 million square feet of warehouse property in Fresno, Tulare and Madera counties, is starting construction of an 82,000-square-foot building at a warehouse complex on Elm Avenue in southwest Fresno.

Oates also has bought 41 acres next to Kraft Foods at North and Orange avenues.

On Track

On Track

By Rob Roberts

Railroad tracks bisect the site of the planned intermodal facility called Logistics Park Kansas City west of Gardner. Intermodal shipping—the use of containers to move freight between trucks, trains, planes and ships—is nothing new for Kansas City.

“We’ve got intertmodal operations all over our city,” said Mark Sonnenberg, director of industrial sales and leasing for Colliers Turley Martin Tucker in Kansas City.

What’s new, Sonnenberg said are the three joint intermodal ventures with industrial developers—two launched by Class 1 railroads, the other by the Kansas City Aviation Department—that are detailed in this section.

Each will result in a modern, uncontested freighttransferring hub surrounded by hundreds of acres of distribution centers, most ranging from 400,000 to 1.5 million square feet. And together they will generate a brand-new industry for the region.

“We’re not making the pie bigger; we’re making a whole new pie,” said Bill Crandall, Kansas City president of The Allen Group, a San Diego-based developer planning more than 7 million square feet of industrial buildings around BNSF Railway Co.’s proposed intermodal facility in Gardner. Crandall, who formerly served Zimmer Real Estate Services LC as master developer for the Village West development in Kansas City, Kan., and development manager for the Sprint, World Headquarters campus in Overland Park, said his new job satisfied his flair for transformational developments.

“Historically, 250,000 square feet would be the biggest industrial, building you would see built in this market,” Crandall said. “But because of the new system of intermodalism being created by the railroads here, Kansas City is becoming a megadistribution market with demand for huge buildings.”

Although Crandall said he doesn’t expect the 1,000-acre Logistics Park Kansas City in Gardner to have its first pad-ready site available until at least mid- 2009, he already is courting two large distribution centers, including a 1.1 million-square-foot facility. The undisclosed user of that facility plans to consolidate 16 smaller distribution centers throughout the country at one site in the Kansas City area, Crandall said, and that’s just the tip of the iceberg.

“Because of the general malaise of the economy, the major national retailers are trying to control their bottom lines rather than build their top lines,” Crandall said, “and they’re doing that by consolidating 16 different distribution centers into one, or nine into five…. There’s probably about 5 million square feet of pending deals like that floating around in this market.”

Paul Licausi, president of Overland Park-based LS Commercial Real Estate, said he is working to give some of those deals a place to land before the intermodal parks are up and running. On Oct. 17, Licausi’s firm broke ground on the infrastructure for Midwest Commerce Center, a 151-acre business park in Gardner that will include big-box warehouse and distribution facilities totaling about 2.2 million square feet.

Licausi said he thinks the influx of big-box industrial users would have transpired aside from any intermodal development, for the economic reasons Crandall mentioned. As evidence, he pointed to 400,000- to 700-000-square foot distribution centers that companies such as Musician’s Friend Inc., Kimberly-Clark, Pure Fishing and Pacific Sunwear of California Inc. have announced here in the past few years.

But Licausi acknowledged that Midwest Commerce Center’s location, near the BNSF-Allen Group intermodal park, will make his site more attractive to many users.

“Is that the only factor in play? No,” Licausi said. “I chose that site because of its proximity to 1-35, the New Century AirCenter and both a skilled and nonskilled employment base. But does it help me to be three miles from the intermodal? You bet it does.”

Similarly, Dan Jensen, a principal of Kessinger/Hunter & Co. LC, credits the Gardner intermodal park and the CenterPoint-Kansas City Southern Intermodal Center in south Kansas City with increasing demand for a 600,000-squarefoot spec facility he has built in Olathe, plus an additional 2.5 million square feet he plans to develop nearby.

“It is truly remarkable that, right now, there are three major intermodal facilities under construction in a market of this size,” said Tim Cowden, senior vice president of business development for the Kansas City Area Development Council.

Sonnenberg, of Colliers Turley Martin Tucker, said he demand for intermodal facilities was kicked off ears ago by the offshoring of U.S. manufacturing to sian-Pacific countries. Initially, as the foreignmade oods re-entered the United States through est Coast ports, the bulk of them were loaded onto trucks, he said. Then, the railroads began to improve their track speed and capacity to get a bigger slice of the inbound-freight pie, Sonnenberg said, and fuel costs and other factors began diminishing the trucking industry as a long-distance shipping alternative.

“It takes one truck driver to haul one container,” Sonnenberg said, “and let’s say it takes three guys to drive a train carrying 300 containers. That’s a 100-to1 manpower advantage for rail.” Consequently, shippers began placing many of their inbound containers on rail lines running between the West Coast ports and intermodal facilities in big cities such as Chicago and Dallas. But, Crandall said, those facilities have grown congested as the volume of U.S. trade has ballooned – from $84 billion in goods in 1970 to more than $3 trillion today.

Bill Crandall, Kansas City president of The Allen Group, says,“It takes three days to get to Chicago” by rail from the WestCoast ports “and three days to get through Chicago.” KansasCity offers transcontinental shippers a less congested route.

Kansas City, which lies in the Mexico-to-Canada corridor served by Kansas City Southern and on BNSF Railway’s southern transcontinental main line between Los Angeles/Long Beach and Chicago, offered shippers an opportunity to avoid such costly congestion, said Chris Gutierrez, president of Kansas City SmartPort.

In Gardner, for instance, BNSF found a piece of affordable real estate long enough – at least 8,000 feet – to accommodate the intermodal trains, doublestacked with 250 to 280 containers, that will pull off its transcontinental line to be loaded from trucks or unloaded onto trucks.

In addition, Gutierrez said, Kansas City International Airport is one of few big airports in the country with enough land to accommodate an operation like the 800-acre KCI Intermodal Business Centre that Trammell Crow Co. is developing for air cargorelated logistics.

As construction on the new intermodal parks continues, Sonnenberg said, existing modern distribution space in this market continues to be gobbled up. The metro-wide vacancy rate for such space was just 2.3 percent in the third quarter, according to a report from Colliers Turley Martin Tucker.

“That means, as the economic recovery happens, we’re not going to have a glut of vacant space that’s going to take two or three years to fill up like Memphis, Chicago and Dallas do,” Sonnenberg said. “We will have no supply, so you will see Kansas City explode with development. Between the intermodals and other private developments, we are on the cusp of the most important two or three years in the history of our industrial real estate market.”

Logistics Park Kansas City will Become Crucial U.S. Hub

Logistics Park Kansas City will Become Crucial U.S. Hub

By Rob Roberts

DESCRIPTION: Logistics Park Kansas City will be home to several large distribution and warehouse facilities surrounding BNSF Railway’s rail-truck intermodal facility near 191st Street and U.S. Highway 56 in Gardner.

ACRES: The Park covers 1,000 acres. It is long enough to handle mile-and-a-half-long trains carrying 250 to 280 double-stacked containers, which are loaded and unloaded by crane at the intermodal facility.

DEVELOPER: The Allen Group, a San Diegobased industrial developer, was selected by BNSF to develop the logistics park.

WAREHO– USE SPACE: More than 7 million square feet COST: $735 million

PUBLIC ASSISTANCE: Gardner approved a 65 percent property tax abatement for the project. However, tenants of the logistics park will be charged a 15 percent origination fee, meaning a net 50 percent abatement for the tenants. The 15 percent origination fee will be used to help retire city bonds for infrastructure improvements required by the project. In addition, Johnson County recently agreed to finance the $14 million cost of improving 191st Street near the project, and Gardner has agreed to cover the remaining $31 million in road and bridge improvements. The city-financed improvements, which include improvements to Waverly Road and a connection to a future state-financed interchange with Interstate 35, will be completed in three phases based on development milestones: commencement of construction, completion of 1.5 million square feet and completion of 3 million square feet.

ALMOST DERAILED: The logistics park faced a potential construction delay earlier this year, when a bill calling for the state to back $60 million in cityand county-issued bonds for the infrastructure improvements got attached to unrelated legislation authorizing construction of two coal-fired power plants in Western Kansas. Gov. Kathleen Sebelius vetoed the legislation, threatening progress on the intermodal project. But Bill Crandall, president of

The Allen Group-Kansas City, said the threat was avoided by reducing the scope of the infrastructure projects to a total of $45 million and getting the city and county to finance those projects. Debt for the city-financed projects will be repaid through the tenant origination fees plus utility, franchise and excise tax revenue generated by the development.

TIMELINE: Target date for completion of the BNSF Railway intermodal facility is the fourth quarter of 2010. But Skip Kalb, BNSF’s director of strategic development and project manager for the Gardner project, said that assumes the U.S. Army Corps of Engineers quickly approves the railroad’s request for a Section 404 permit to move a stream on the site. The target date for the first pad-ready building sites in the logistics park is mid-2009. Total buildout of the park is expected in 12 to 14 years.

RAIL LINE: The BNSF intermodal facility will be located along the railroad’s southern transcontinental main line between Los Angeles/Long Beach and Chicago. U.S. Highway 56 and 1-35 will offer access to the intermodal facility for trucks picking up or delivering freight.

SPECIALIZATION: With the rapid growth of international trade and continuous east-west rail freight transit, Logistics Park Kansas City will be a key hub for distribution to population centers throughout the central United States.

INTERMODAL VOLUME EXPECTED: The intermodal facility will have initial capacity to handle 400,000 containers a year. Plans call for ultimate expansion of capacity to 1.5 million containers a year.

JOBS: More than 7,700 new jobs

ECONOMIC IMPACT: $1 billion annually

Logistics Sites for Every Need

Logistics Sites for Every Need

CenterPoint KCS Intermodal Center

Among the largest of industrial developments in the Midwest, CenterPoint Properties is partnering with Kansas City Southern Rail to create CenterPoint KCS Intermodal Center, a 370-acre intermodal facility and 970-acre industrial park.

The industrial park, opened in March 2008, already has $30 million invested, which is set to rise to $300 million. At build-out there will be up to 7 million square feet of warehousing. Mark C. Long, senior vice president and principal of Zimmer Real Estate Services, L.C, is leading CenterPoint’s marketing efforts. “About 350 acres have utilities and roads in place,” he said. “As a former airport, the site is level and large, capable of accommodating a 3 millionsquare-foot, rail-served industrial center.” KCS has 11,340 feet of main-line track bordering the site.

Joining established resident business Mazda North America is Schneider Trucking, the first new tenant. One of the most important attributes at CenterPoint is KCS itself, a Class I railroad. Regional drays—costing upwards of $230 per container, Long said are averted. Add to that KCS’s recent acquisition of rail infrastructure in Mexico—with service to the cost-effective, deep-water, high-capacity port of Lazaro Cardenas—and customers will be well served at this site.

In its current phase, KCS will increase its lift capacity from 10,000 to 0.5 million, with an eventual goal of 1 million.

BNSF Intermodal and Logistics Park Kansas City

Logistics Park Kansas City is a 600-acre intermodalserved logistics park located in Gardner, Kan., 25 miles southwest of Kansas City. It will have up to 7 million square feet of vertical development, including spec buildings.

LPKC is located alongside BNSF Railway’s 400- acre intermodal yard, soon to be under construction. BNSF handles more units annually than all other railroads in the Kansas City area combined, said F.E. “Skip” Kalb, Jr., BNSF’s director of strategic development.

“There are three major industrial sites going up in the region,” said William “Bill” F. Crandall, president of The Allen Group’s Kansas City operations and developer of the new Logistics Park. “None of this infrastructure existed in the past, but we aren’t just expanding the pie, we’re creating a whole new appetite for it—a whole new set of market opportunities. There is a lot of pent-up demand.” As one of state’s largest economic development projects in history, the LPKC project is expected to create 7,000 new jobs and have a $1 billion economic impact at full build-out.

Crandall spoke about sustainable attributes being integrated into LPKC’s planning, including best practices in landscaping; controlling construction waste and managing storm water; and possible Leadership in Energy and Environmental Design certification. “The greatest environmental benefit of the project is that we are taking trucks off the road, reducing drayage to blocks—not miles—and reducing fuel consumption and air emissions,” Kalb said. “A mile-and-a-half-long unit train takes 250 trucks off the road.” This will be the first “greenfield,” intermodal facility to install all-electric wide-span cranes that will load and offload trains in a quiet and fuel-efficient manner, he said.

Steven E. Forsberg, BNSF’s general director of public affairs, said the new half-million-lift facility will be open at the end of 2010. At full build-out it will accommodate up to 1.5 million lifts.

KCI Intermodal Business Centre

Kansas City International Airport is surrounded by thousands of acres that are now providing an excellent opportunity for businesses. Three years in the making, the Kansas City Aviation Department and its partners broke ground on the 800-acre KCI Intermodal Business Centre on October 14, 2008. It is expected to open in 2009. Civil site work is underway by the McAninch Corporation.

Developer Steven D. Bradford, managing director for Trammell Crow Co., said that the first phase—with 183 acres, four buildings and 1.8 million square feet of commercial space—will help airlines realize their full potential. KCI’s current all-cargo airline tenants include BAX Global, DHL, FedEx, Kitty Hawk and UPS.

“We intend to create an airport city,” Bradford said. “Air service is exceptional; you can be anywhere in the country by 8:30 a.m. Convenience, speed and cost savings will give tenants of the new center a competitive advantage.” Outlining the potential, he said, “We offer an excellent location for everyone— large distribution centers, high-profile headquarters or facilities with immediate proximity to air freight logistics providers. There is exceptional ground access, an educated workforce, a great quality of life and a low cost of living. These will drive the success of the KCI Intermodal Business Centre.”

Kessinger/Hunter Jensen Project

Less than 15 miles from Kansas City Southern Intermodal and six miles from BNSF Intermodal, in Olathe, Kan., is a vast speculative warehouse and distribution center. Answering the call for bigger facilities, the 40-acre, 600,000-square-foot warehouse—developed by Kessinger/ Hunter Jensen and built by one of the nation’s top builders, Walton Construction—has up-to-36-foot ceiling clearance, 136 dock-high doors, two drive-in doors, parking for 98 trailers and interior column spacing designed to accommodate 80,000 different racked pallet positions.

Indicative of a new breed of spec building, this project is the region’s first to market. Designed with flexibility in mind and situated on 40 acres, the facility is foreign trade-zone eligible, 1 mile from major interstates and essentially complete.

Daniel B. Jensen, principal of the KH Jensen project, said, “We are anticipating a user from outside the area—a company that is trying to decrease truck miles in their supply chain to save on fuel costs. Our project will appeal to retailers and high-end, highvelocity distribution centers with high-cube goods.

We are not the building for cargo that stacks 16-feet high; we will appeal to lightweight cargo, such as consumer goods.”

New Century AirCenter

Originally a naval air station that functioned in part as a logistics hub, the New Century AirCenter inherited an excellent multimodal center foundation. It is located along Interstate 35—approximately 25 miles southwest of downtown Kansas City; has an active commercial airport with 60,000 flights per year; and boasts its own rail system with spurs to customers and connections to the BNSF Railway main line. Eight of the 45 resident businesses regularly use rail. With air, rail and road it is a truly multimodal center.

Robert L. “Lee” Metcalfe, Johnson County Airport Commission executive director, described the 4.2 million square feet of office, warehouse, distribution and manufacturing space that is situated on 280 acres (out of more than 1,000 market-ready acres). Although the AirCenter offers leases only, Metcalfe said, they appeal to investor-savvy customers trying to minimize their asset numbers and improve their return on investment.

The AirCenter is located in a suburban area that can draw on rural and urban labor pools with a dependable work force. Companies in air-related businesses find the location particularly attractive. “One of our greatest strengths is that we are committed to speeding the process along, putting business in place here quickly,” said Tom Riederer, president of Southwest Johnson County Economic Development Corp.

Midwest Commerce Center

For 20 years, LS Commercial Real Estate has developed industrial real estate in the Kansas City area. The company’s latest project is 155 acres with 2.2 million square feet of buildings. Infrastructure is currently being put in the ground. There is good access to Interstate 35 and the park is just north of

BNSF Railway’s forthcoming intermodal facility. Describing the company’s approach, President Paul Licausi said, “We wanted to have the capacity to capture momentum, to build later on the initial phase. At full build-out there will be five buildings.” Essentially a distribution center equipped with crossdock facilities, its buildings will range in size from 442,000 to 750,000 square feet. “Our strategy is to put product in the ground—our first speculation building is 520,000 square feet. There are more inbound prospects needing product within 60 to 90 days than there are prospects needing product within 60 to 90 days than there are prospects for one-year build-tosuits,” Licausi said.

Kansas City – An Intermodal Mecca

Kansas City – An Intermodal Mecca

Kansas City is working hard to be the location of choice for large-scale corporate distribution centers, warehouses and manufacturing operations. Economic development officials aren’t lethargic in their efforts to achieve that goal, despite the fact that the region’s attributes shine very well on their own.

The area is a full-blown intermodal mecca, presenting a very wide range of rail, road and air infrastructure staffed by talented teams who are eager to serve current, new and expanding companies. That is one of the two main factors that truly differentiate Kansas City from its competitors. The second is that the region’s table is groaning under a veritable smorgasbord of building and site options.

Plentiful site options

The region presents a full array of choices to potential customers, including speculative buildings, build-to-suit with infrastructure in place, vacant and unimproved land and sub-surface warehousing. Spec buildings are an inducement to companies needing to expedite market entry. Their existence opens up the region to an entirely new set of relocation possibilities—companies in a hurry. Properties with utilities and roadwork in place appeal to the broadest spectrum of companies. Vacant land is also in high demand, allowing some companies to manage the development process from start to finish. Another option, subsurface warehousing, is a specialty in the region and appeals to savvy companies searching for unique advantages, such as a climate-controlled environment.

Growing demand leads to upsizing

The forecast for demand for all types of product in the region is promising. “At the end of the second quarter the net absorption of square footage in the nation’s industrial markets was a negative 9 million square feet but in Kansas City it is up,” said Paul Licausi, president of LS Commercial Real Estate. “The vacancy rate here was 2.3 percent for modern Class A space. In Memphis it is twice that.” The local market is bucking the national trend. Not dependent on one coast or one industry, diversification is helping it better weather the storm of high fuel costs, international competition and faltering financial markets.

When asked how large industrial projects continue to find funding, Licausi said, “If you have a good case study and your foundation is solid, there is plenty of money out there.” Most developers are working with a financial partner, such as an insurance or pension fund. “Only 20 years ago real estate wasn’t considered a safe investment—today’s portfolios are now moving from 20 percent real estate up to maybe 40 percent,” he said. “This represents billions of dollars of impacts and the money has to be invested in solid projects somewhere.”

Kansas City is preparing for a major change in focus—the demand for enormous spec buildings is rising. The local economic development community has noticed the trend over the last few years. Major distribution centers used to locate in Chicago, Dallas and Memphis, in part because the 100,000-squarefoot or smaller spec product being built in Kansas City was just too small. Kansas City watched prospects come in and then go, but things have changed. “We’re now routinely seeing 400,000-500,000- and even 800,000square-foot assembly facilities and distribution centers springing up here,” Chris Gutierrez, KC SmartPort president, said.

“There has been a paradigm shift, a change in strategies,” Licausi said. “It started with developers, moved to the municipalities and then the larger product was here.” One very visible example of the new government mindset is a proliferation of muchappreciated incentives, ranging from 10-year, 50-percent tax abatements to job training incentives, to the elimination of certain personal property taxes.

Spec buildings aren’t the only thing upsizing in Kansas City. As supply-chain cost management has become more sophisticated, area companies have ramped up their investment in intermodal yards and industrial parks, appealing to local cargo owners and corporate relocation specialists looking for savings. F.E. “Skip” Kalb Jr., BNSF Railway’s director of strategic development, said the timing is right for intermodal terminal expansions and business park developments too. Currently low industrial vacancy rates have spurred development and, “As companies reconsider their supply-chain strategies, they will examine not just the size but also the location of their distribution centers and warehouses.” If a region has a top product, now is a good time to offerit. “Another upside of the economy is low construction costs. When is it a bad time to save dollars?” Kalb said.

According to Robert J. Marcusse, president and chief executive of the Kansas City Area Development Council, the transportation component is approximately one-third of the total cost of a product on a store shelf. If transportation costs can be reduced, a manufacturer’s product can become much more competitive. William “Bill” F. Crandall, president of The Allen Group’s Kansas City operations and developer of the new Logistics Park Kansas City said, “Fully 60 percent of the proposals we have received recently are driven by the need to reduce expenses.” The Allen Group is answering that call with a new offering, a drayage calculator. It is a Web-accessible tool that allows companies to input numbers—including building size and container count—to compare costs and savings associated with locating in various parts of the Kansas City area.

The demand for rail-based intermodal centers is on the rise everywhere, said Steven E. Forsberg, BNSF Railway’s general director of public affairs. “Rail is needed more than ever due to its fuel efficiency,” he said. “Each ton moved by rail travels more than 450 miles on a gallon of fuel. That is almost double what it was in 1980, and three times as efficient as truck transit.” Of course, by their very design, most intermodal centers are truck-dependent, but a successful marriage occurs when railroads concentrate on higher-volume, longer hauls and trucks focus on shorter distances.

Licausi said Kansas City’s capacity to absorb inmarket uptake and large national companies is selfevident, but its attitude may not be as apparent. Capturing the region’s capabilities and aggressive marketing posture, he said, “All companies need to do … is to give us a chance at bat and Kansas City will hit a home run.”

Inland Port Savings

October 27, 2008

Inland port savings

By Richard S. Allen

During the past 40 years, the United States has enjoyed unprecedented growth in global trade volume with established and emerging trade partners. This increase in the shipment of manufactured goods and raw materials has played a central role in the growth of international trade and economic globalization, forcing the U.S. to seek faster and more efficient ways to move goods throughout the country. One of the most promising solutions is the development of inland ports.

In 1970, U.S. foreign trade volume totaled $84 billion for the entire year. In 2008, U.S. foreign trade volume surpassed S84 billion in the first 10 days of the year. In 2007, international trade accounted for nearly 25 percent of U.S. gross domestic product.

Conversely, domestic production of manufactured goods decreased from 24 percent of our GDP in 1969 to less than 10 percent by 2007. These statistics demonstrate international trade’s role in transforming the U.S. into a service-based economy that sources products from countries where they can be produced more economically.

While Canada remains the United States’ largest trading partner, the Pacific Rim region, whose countries offer inexpensive labor and goods, has become the top source of U.S. imports. More than $600 billion of the $1.9 trillion of total U.S. imports is shipped from Asia, a 91 percent increase over the past decade.

The process of sourcing, handling and transporting goods between raw material suppliers, manufacturers, retailers and consumers across the world is remarkable in both its scale and sophistication.

Heitman, a real estate investment management firm, says an inland port is characterized by seven key attributes: access to a major container seaport, an intermodal facility served by a Class I railroad, at least 1,000 acres of total land, foreign trade zone status, access to a local metropolitan market, accessibility to major interstate highways, and access to a strong local labor pool.

Organizations such as the Texas Transportation Institute and the Center for Transportation Research at the University of Texas define an inland port as any site meeting the above criteria that is located away from traditional land, air and coastal borders.

Inland ports facilitate and process international trade through strategic investment in multimodal transportation assets and by promoting value-added services as goods move through the supply chain. They facilitate the movement of large volumes of goods from congested seaports to major population centers. More than 65 percent of containerized freight arriving at West Coast seaports is consumed by markets east of the Mississippi River.

U.S. cargo volumes are projected to triple over the next 20 years, and by 2020 every major U.S. container port will see its total traffic volume double. Cargo traffic at West Coast ports is projected to grow at an average rate of 5 to 9 percent per year. This growth is straining existing port infrastructure and creating serious bottlenecks in the flow of imported goods.

Seaports such as LA-Long Beach have little room for expansion. The high costs of real estate, safety, pollution and increasing traffic congestion make it apparent that imported goods can no longer be efficiently processed in the immediate vicinity of their port of entry. Much import cargo is transferred directly from ships to railcars at the docks and transported to inland ports for further processing.

As demand for imports overloads capacity at U.S. seaports, the nation’s leading industrial development companies are recognizing that a wider national solution is urgently needed.

U.S. Class 1 railroads recognize the constraints facing the ports and are investing billions of dollars annually to increase the capacity of primary rail corridors.

This will make it easier for import shipments to be delivered by dedicated stack trains from crowded seaports to new inland ports where cargo can be transferred from rail to truck for the final leg of the delivery.

This creates substantial opportunities for savings. For example, let’s compare two companies seeking the optimal location for a million-square foot distribution facility that receives 15,000 containers per year. Company A locates within an inland port next to an existing intermodal facility, while Company B locates at a site 40 miles from the intermodal terminal. Company A will spend $1.1 million in drayage costs per year compared to Company B, which will spend $2.6 million.

As U.S. demand for imported goods increases in the years ahead, the importance of inland ports will continue to grow, especially those located at the intersection of multiple shipping routes with several modes of transportation.

Richard S. Allen is founder and chief executive of The Allen Group. He can be contacted at rallen@,allengroup.com.

High Fuel Costs Push Efficiency Efforts to Top of Supply Chain Agendas

October 24, 2008

High Fuel Costs Push Efficiency Efforts to Top of Supply Chain Agendas

Rapid increases in the price of diesel fuel have decimated transportation budgets and forced companies to look for strategic and tactical steps to become more fuel efficient

By Jean V. Murphy

On Jan. 2 this year the price of crude oil broke the psychological barrier of $100 a barrel. After running up to nearly $150 in July, the per-barrel price dropped back, but remains highly susceptible to market changes. This rapid price increase, coupled with sometimes violent volatility, is playing havoc with transportation costs and spurring companies to intensify efforts to make their supply chains more fuel efficient.

“The escalation we have seen in fuel costs this year is unprecedented and goes well beyond what any of our customers budgeted for—or what we budgeted for internally,” says Greg Lehmkuhl, executive vice president of operations at Con-way Freight, San Mateo, Calif. “As a result, our customers are looking at every aspect of their distribution strategy.” Lehmkuhl, previously an officer at Menlo Worldwide, Con-way’s logistics business, says Menlo customers are sending a clear and strong message that “everything is on the table, and that we should leave no stone unturned when it comes to helping them get these costs under control.”

“Customers have taken the handcuffs off in terms of things like co-mingling freight to improve cube utilization,” says Terry Miller, executive vice president–operations at Penske Logistics, Reading, Pa. “They are more open to this type of collaboration than ever before because everyone is feeling the pain.”

Schneider National, Green Bay, Wis., is getting similar feedback. “Everybody is essentially blowing through their transportation spend budget this year. And they are getting a lot of pressure from within the enterprise to try to find ways to mitigate those costs,” says Bill Matheson, president of the intermodal division. He predicts that this is just the beginning of a situation that will go on for many years. “Part of the challenge for these managers is to condition the rest of their organization to understand that the trend of recent years is reversed and supply chain costs are going up.”

High and volatile fuel costs also complicate planning going into 2009, says Tom Jones, senior vice president at Ryder System, Miami. “Nobody really knows where the price of oil will be and that means they don’t know what supply chain and logistics costs will be. This is having a cascading impact through organizations as they start developing 2009 business plans. It is very difficult to set a price for the cost of goods that will recover the cost of fuel when you have no idea what the cost of fuel will be.”

While companies can’t control oil prices, there are many things they can do to mitigate the impact of higher prices, both strategically and tactically. One strategic step, which also can reveal short-term opportunities, is to use network planning and optimization tools to assess whether current networks still make sense in light of higher transportation costs.

“We see a lot of companies re-evaluating network design, looking at how many facilities or distribution centers they should have and where those should be located,” says Tom Sanderson, CEO of Transplace, Frisco, Texas.

Sourcing decisions are getting a second look as well, he says. “A lot of manufacturing companies are reevaluating whether it still makes sense to manufacture as much in Asia, with the combination of a very long supply chain and very high level of fuel consumption, as opposed to somewhere like Mexico, which may have a little higher labor cost but also has a much shorter and much more fuelefficient supply chain.”

Lehmkuhl says Menlo already is seeing some nearshoring among its customers, especially in hightech industries. “We see huge growth in the Guadalajara area,” he says, noting that Menlo recently shifted its management office from Mexico City to Guadalajara and expanded its operations there “to better support our customers that are changing their manufacturing footprint from Asia to Mexico.”

While it is wise for people to revisit these questions, as many are, a re-evaluation will not necessarily result in changes on the ground, says Valerie Tardif, vice president of SmartOps, a provider of network and inventory optimization software based in Pittsburgh, Pa. “We are seeing a lot of network analysis being done at the high level, with people mostly trying to understand where the price needs to be for a barrel of oil before it really makes sense to change networks,” she says. “Companies don’t want to rush into decisions because there can be huge fixed costs involved. Redesign might save a few percentages in transportation costs, but the cost of implementing those changes sometimes wipes that out.”

“When I hear all this talk of bringing stuff back from Asia, I have to laugh,” says Chris Ferrell, associate director of the Supply Chain Consortium, a benchmarking group that operates under the umbrella of Tompkins Associates, Raleigh, N.C. “Transportation still only represents 2 percent to 3 percent of total delivered costs so it’s just crazy to think that higher transport costs are going to cause companies to stop manufacturing in China,” he says. “Should folks be taking an opportunity to do a network study and see if there is justification for a second DC or a different distribution center network?” he asks. “Absolutely, because most of these networks were set up at a time when fuel was not even half of what it is today. There probably is a need for incremental changes, but probably not for wholesale changes.”

Long term, however, companies will make many adjustments to accommodate higher fuel costs, says Chris Caplice, executive director of the Center for Transportation and Logistics at MIT, Cambridge, Mass. “I think we will see products and packaging being redesigned for more economical shipping and a greater use of postponement strategies. Thequestion we have to ask is what the price of fuel would have to be for it to make sense to start making these changes.”

“The only way for a company to know when it should start adjusting its strategies is to figure out its tipping point—the fuel price below which one network structure is appropriate and above which a different structure is appropriate,” says David Simchi-Levi, professor at MIT and chief science officer at ILOG, a developer of optimization technology and supply chain software based in Sunnyvale, Calif. “The tipping point is different for every company, he says, and the best way to find it is to run various scenarios using network optimization tools.

Given the current volatility of fuel costs and other factors, these scenarios need to be run more frequently than in the past, Simchi-Levi adds. “In the current environment, companies need to continuously evaluate their supply chain strategy.” Hitachi Consulting, Dallas, advises its clients to reassess their networks on a quarterly basis, says Pete Ward, a principal in the firm. “With today’s technology, once you have built the model, it is not difficult to input new parameters and run different scenarios. You can play with the model and see what you get. At the least, you’ll have something to think about,” he says.

“Our customers have driven us to create models that are effectively dynamic,” says Lehmkuhl. “They don’t just want to know what they should do at this point in time. They want to say, ‘here are the seven variables that determine what we should do, so let’s look at them on a monthly basis by feeding real, current data into the model to see if a different decision is justified.’” In doing that for numerous customers, “we have been able to continuously improve the models and make them even more accurate.”

Jeff Ryan, vice president at BravoSolution, a strategic sourcing and spend management solutions provider based in Italy, agrees that network modeling should be a dynamic process. He warns, however, that “there is a point where you can drive yourself nuts. You don’t want to rethink a brick-andmortar decision every other day. You don’t want to be so nervous about this that you keep taking little steps in all different directions.”

Modal Shifts

One variable that companies can change fairly easily is the choice of transport mode, and these options increasingly are being included in network scenarios, says Robert Schecterle, vice president at Aberdeen Group, Boston. “Network design is not just about where to put facilities, but also which transportation modes to use,” he says. “Companies want to be sure they are using the most fuel-efficient and low-cost mode that will meet their service requirements. With fuel prices going up, we see companies moving away from airfreight and increasing their use of ocean and rail.”

“We have been hearing shippers for the last three years talk about their desire to convert to intermodal and now they are taking action,” says Matheson. “They are being a lot more creative around their transit times and delivery requirements to accommodate a modal shift.”

This renewed interest in rail intermodal may lead to a shortening of the traditional thousand-mile lengthof- haul threshold for use of this mode, Matheson says. “We think there is potential for that to drop down to perhaps 750 or 800 miles in the East, depending on the fuel economics.”

The Allen Group, a San Diego-based developer of logistics parks, is convinced that intermodal will continue to grow and has invested in two large logistics parks close to intermodal rail heads in Dallas and Kansas City. The long-haul savings are compelling, says marketing director Jon Cross, but the Allen Group also provides significant savings on drayage. “We offer a flat $75 drayage fee from the UP intermodal facility to our property in Dallas,” Cross says. “If that same trailer were drayed to a warehouse near the Dallas-Ft.Worth airport the cost would be $200. On 15,000 trailers a year, that would be a $2m savings on the drayage alone.”

If fuel continues to stay at its current level or goes higher, many industry experts believe the future trend will be for companies to establish more DCs and hold additional safety stock closer to consumption points. “Where possible, these will be fed by intermodal service with a regional trucker getting the product to final destination,” says Sanderson. “Personally, I think we may see a lot of that truck distribution using natural gas vehicles,” he says.

The scenario of stocking more inventories closer to consumption points is most likely for companies that built rapid replenishment networks, which rely on frequent small shipments, says Tardif. “The cost of daily shipments or expedited shipments to stores or warehouses has become just too expensive to justify, she says. “We see renewed interest in inventory optimization and the forward positioning of more inventories to meet service needs.”

Jones believes that companies will be looking for more multi-client solutions as a way to position inventory closer to the customer. “It will depend on the value of the product relative to transportation costs—as always, it’s a tradeoff. But as fuel costs make transportation a more heavily weighted factor, I think it will force companies in many instances to carry more inventory.”

Combining inventory optimization with network optimization can help companies determine the best solution for their situations. But the ultimate answer to these issues lies further upstream, says Ferrell. “If you think about the way supply chains are built, you know that a lot of time and energy, in the literal sense, is being used to ship around a lot of stuff that is not needed. If companies spent time more on the inventory planning and demand sourcing side of the equation, they might find that they could make less. That’s where the real fuel savings are.”

That can happen only with “a lot more collaboration and trust” than is typically demonstrated between supply chain partners now, he says. “We still have way too many shippers and suppliers and customers all trying to optimize their individual supply chains and the overall result is far from optimal. These partners need to realize that it’s one giant supply chain and it can only be truly optimized when each participant has visibility to what their partner is doing upstream and downstream and agrees to collaborate around that.”

Asset Utilization

Maximizing asset utilization to ensure, to the greatest extent possible, that trucks run full and via the most efficient route is another perennial opportunity to improve fuel efficiency and lower costs. One way to get there is through load optimization tools that help companies combine shipments into full truckloads or containerloads. The savings potential is great. For one of its newer customers, Menlo increased the average container and trailer load rate from 71 percent to 90 percent, Lehmkuhl says. “That had the same effect as dropping the price of diesel by $1.25 a gallon,” he asserts.

Shippers have an important role to play here, says Jones. “They need to get rid of bad habits like sloppy ways of stacking pallets. They also need to really pay attention to the details of the size of pallets and the quantities they ship. Inefficiencies that used to be acceptable simply are not acceptable at the current cost of fuel.”

Deadhead, non-revenue miles that occur when an unloaded truck has to travel empty to the next pickup location are particularly painful when diesel is $4 to $5 a gallon, says Jeffrey Potts, vice president at LeanLogistics, Holland, Mich. LeanLogistics provides an on-demand transportation management solution to many carriers and shippers. Because all these customers are on a common platform, LeanLogistics has visibility to the macro network, which enables it to identify opportunities for continuous moves, Potts says. “We have visibility into 20 million shipments a year across all of our customers. With that level of visibility we see lot of opportunities to create more efficient moves that none of our customers would be able to see or do on their own. You need the technology and the density to be able to do that.”

With shippers, LeanLogistics looks at traffic patterns and identifies complementary carriers in the system “that are consistently putting empty capacity into that market. The other thing we do is to look at multiple shippers in the aggregate and identify ones with complementary freight lanes that allow us to run carriers in a dedicated fashion with very few empty miles and very high equipment utilization.”

ArrowStream, Chicago, provides a similar service for its customers, most of which are restaurant chains like Applebee’s, Arby’s and Steak ‘n Shake.

Scott Deibert, vice president of supply chain management at Steak ‘n Shake, says that in the past, when it asked carriers to quote a move from point A to point B, they typically would have to build in some premium for deadhead miles because they didn’t know where their next load would originate. “”Using ArrowStream to manage these moves has changed that because of its ability to combine the transportation needs of many similar customers,” he says. “ArrowStream is able to talk to the carrier, not just about a move from point A to point B, but also from B to C and on to the next move after that, and the next after that. It creates a series of consistent moves that can be packaged, which enables the carrier to offer a better deal.” He adds that this all is done with the permission of the companies involved.

Transplace is another logistics provider that looks across its customer base for opportunities to balance carrier capacity with freight moves. “A big part of our value proposition to our carrier base is that we can keep their trucks loaded more fully than might otherwise be possible for them because we manage freight for so many different manufacturers and retailers,” says Sanderson. “We are able to leverage the size and diversity and density of that freight network.”

Having the right technology also is critical, he adds. “Our technology enables us to know where all those trucks are going and to look within the network of freight to find other loads that will keep that truck moving.”

Having good transportation management software, either as a user or through a third-party, is essential to take advantage of many of the fuel saving opportunities out there, says Ferrell. In a recent survey on Fuel Saving Strategies by the Supply Chain Consortium, the need for TMS was a consistent theme, he says. “Whether you are talking about converting truckload shipments to intermodal or LTL shipments to multi-stop truckloads or your pallet configuration or zone skipping for parcel shipments, you need TMS.”

Ferrell says he was “smacked in the face,” to realize how many companies that have a pretty good TMS are not using it to the fullest ability. “We see pretty robust systems where companies have turned off some of the functionality or where there are people whose full-time job seems to be to override the system,” he says. “These are things that could be easily addressed and the savings would be immediate. It’s a ‘no-brainer.’”

One key way that TMS can help is to enable better visibility to both inbound and outbound freight, says Ryan. “We find that many manufacturers and retailers still are focusing all their attention on their outbound freight and not paying attention to their inbound,” he says. “Maybe the inbound move is handled by the supplier or even by their own fleet, but because there is no connection between inbound and outbound freight, those inbound trucks usually go away empty. Managing inbound and outbound together certainly could help fill those trucks up and save a lot of fuel.”

A related step is for shippers to allow carriers to see both inbound and outbound moves so that they can bid on combinations that make sense for their business. “There would be many more opportunities to reduce empty miles and reduce costs if inbound and outbound were tied together,” he says. “I’m surprised at how few companies can actually administer that kind of approach. From a transactional standpoint, the coordination of inbound and outbound is very weak.”

When suppliers control the inbound movement, transportation is often embedded in the delivered product price, which is another practice that companies should look at, says Lehmkuhl. “With transportation costs on the rise, this type of pricing may not be a good idea. Decoupling the logistics expense from the piece price gives more transparency and more control over that expense.” This is a high priority with some customers because their suppliers have increased piece prices and blamed fuel for the increases, he explains. “We could not analyze whether those increases were legitimate because there was no transparency,” he says.

Even if a company decides in the end to allow a vendor to continue embedding transportation in the delivered price, they should at least demand to see a decoupled price when comparing price options, says Ryan. “This allows you to see how efficient the vendor is with their transportation management. If you know the freight component you can see if one vendor is better than another in particular lanes or better than if you controlled the transportation yourself. Then you can decide whether to use their freight arrangement, but it shouldn’t be a default position.”

David Rutchik, a partner at consulting firm Pace Harmon, Vienna, Va., strongly urges companies to decouple accessorial charges as well, including fuel surcharges. “A lot of carriers follow what I call the ‘law firm model’, where the law firm charges $1 per page to make a copy of documents, a charge that has nothing to do with the actual cost,” he says. “These accessorials often are not aligned with actual costs and often are not all tied to the same indices. But people tend to look at them almost like an incremental tax and so they don’t question them. Customers could get a lot more visibility into their freight charges by demanding a la carte accessorials and, of course, the fuel surcharge is the largest of these.”

In managing fuel surcharges, the key is to make sure there is some incentive for the carrier to be as efficient as possible, says Ryan. “If it is a straight pass through, there may be insufficient incentive for a carrier to update its fleet,” he says.

Ward agrees. “A carrier with a good, new fleet, especially one operating in the flatlands, should be getting 6.5 to 7 miles per gallon, he says. “Customers need to ask their carriers about their miles per gallon and anything else that gets to the consumption of fuel.”

This is not just important for cost reasons but also for sustainability programs, which are increasingly important to shippers, he says.

“All of our customers are asking about our carbon footprint and how we impact the environment,” says Miller. “It’s a really big issue for them and we have employed full-time leadership to drive and maintain our focus on sustainability.”

“Right now the drivers for fuel efficiency and the drivers for being green are coming together to support each other,” says Schecterle. “We see those two things going hand in hand.”

Most carriers do not need their customers to challenge them on either fuel efficiency or sustainability because it is to their own advantage to be as fuel efficient and as green as possible. Many already have taken steps such as reducing the maximum miles per hour that trucks are allowed to run from 68 or 65 to 63 or even 60. Other common practices are the use of automatic sensors to check for engine efficiency and proper tire inflation, automatic engine shutdowns to decrease idling and the use of auxiliary power units for heating and cooling.

Sensors also are being used to monitor an operator’s driving habits and increased attention is being paid to driver training and to incentives for drivers to operate vehicles more efficiently.

“I believe that high fuel costs will essentially end up being an inefficiency tax,” says Ferrell. “It will inspire companies to start doing the things they should have been doing all along, but never needed to because the pain wasn’t great enough, and to stop doing silly things they never should have been doing because the added cost was not that big of a deal. Well, at $4.50 a gallon, it’s a big deal.”

Report: Dallas Metro Area to Grow As Logistics Hub

October 22, 2008

Report: Dallas Metro Area to Grow As Logistics Hub

By John McCloud

DALLAS-A new report distributed by Colliers International predicts the Dallas-Fort Worth area will continue to gain prominence as a logistics hub. According to the study, written by Dr. Terrance Pohlen, associate professor of logistics management at the University of North Texas, the area’s mid country location, abundance of affordable real estate and extensive rail networks make it an ideal location for 21st century distribution purposes.

“The strategic location of the area has attracted many businesses seeking short transit times from a single point to the US market,” says Pohlen. “Intermodal freight from Asia can reach the Metroplex within three weeks as opposed to four weeks to arrive in Houston or the East Coast. Trucks departing Dallas-Fort Worth can reach over 75% of the US population within a two-day drive time.”

According to Colliers executive vice presidents Tom Pearson and Chris Teesdale, increases in fuel costs are prompting distributors to reexamine how they do business. “We think that has a big impact on why a lot of decisions aren’t being made on new distribution centers,” says Teesdale. “They are trying to figure things out.”

As the UNT study shows, a decade ago, $500 worth of diesel fuel would have taken a truckful of merchandise all the way across the country, but at current prices the cargo would get only about 700 miles. Consequently, say Pearson and Teesdale, distributors are likely to opt for multiple warehousing locations closer to the markets they serve rather than rely on central depots. Though the shift will benefit multiple major distribution markets, they maintain it will benefit Dallas-Fort Worth more than most.

“That’s certainly a strategy these distribution operators are considering,” says Teesdale. “We are certainly going to see a lot more facilities being built here, although they would maybe not be the big million square-footers.”

According to the study, Texas has the second greatest number of railways among US states with 44 systems, including four class I systems – BNSF, Kansas City Southern, Union Pacific and CSX. It ranks first in the track mileage with close to 15,000 miles of track. BNS, Kansas City South and Union Pacific alone have more than 12,000 miles in the state.

The study also points out that Dallas-Fort Worth International Airport is the 11th largest cargo airport in the world, having moved up several points in the past decade, while Fort Worth Alliance Airport is the nation’s fastest growing cargo airport, with an average annual growth rate of 28%.

In addition, it notes the region’s strategic position at the confluence of north-south interstates 45 and 35 [the NAFTA Highway] and east-west interstates 30 and 20. As a result, the market is served by nearly 600 long-distance trucking companies, offering maximum two-day service to the 48 contiguous states.

According to Global Insight Inc., Texas handled 20.35 million 20-foot-equivalent-unit (TEU) containers in 2000 and is projected to handle 48.4 million TEUs by 2020, a 137.8% jump.

“The Metroplex is among the best positioned markets in the country for logistics growth,” Teesdale tells GlobeSt.com. “It has the land, it has the infrastructure, it has the location and it has the momentum.”

Beyond the Business Card

October 20, 2008

Beyond the Business Card

By Mandy Jackson

Richard Allen, chief executive officer of /san /diego-based office and industrial development firm The Allen Group. comes by his entrepreneurial streak naturally.

Allen’s parents started five different businesses in a 21-year span, ranging from candy distribution to paper cup manufacturing. After graduation from Bowling Green State University in Ohio in 1971, it was the paper cup business that brought Allen to California in 1985 and Visalia in 1986.

The paper cup business was sold three years later and the Allen family got into real estate. During the early ’90s, they had capital to invest at a time when others did not. They bought empty industrial buildings in Visalia, fixed them up and sold them.

The Allen Group built a very large portfolio of office buildings and eventually sold the assets to Los Angeles-based real estate investment trust Kilroy Realty Crop. Allen turned his attention to distribution centers and single-family homes in the Central Valley.

The homebuilding business was sold in 2001 to San Diego’s Corky McMkillin Cos., allowing The Allen Group to focus on building large master-planned industrial parks next to major inter-modal rail facilities.

While Allen maintains a home in Visalia, he lives most of the time in San Diego County’s Rancho Santa Fe community with his wife Jane. The two have been marries 37 years, but have been together for more than 40 years since high school in Ohio. Their son Luke works for The Allen Group as the company’s California Development Coordinator.

What intrigued you about logistics real estate?

I had developed on industrial focus early on in Visalia and maintained that. It was ongoing since we sold the cup business back in ’89. I had come across a project in Shafter, the International Trade and Transfer Center.

As part of my due diligence, I visited the Alliance Project, Ross Perot Jr.’s project in Texas. The ITTC was adjacent to the Burlington Northern Santa Fe railroad and there was some talk about intermodal development. What was driving customers to the Alliance Project was the intermodal center.

The ITTC ended up evolving from 150,00 square feet to more than 1 million square feet. Those buildings needed to be – and the tenants wanted to be – located next to where these thousands of containers of goods were coming from.

How is your business changing as fuel prices and the economic slowdown impact trucking companies accessing major distribution centers?

Interestingly, as fuel prices go up and the economy becomes more challenging, that really has been helpful to us. We have a 1.1 million square-foot facility in Kansas City and we’re talking to a nationally known company that is recieving the majority of their goods from overseas. They are in 16 different facilities in the Kansas City area. Now they have to be more efficient because the margins are being squeezed. They’re looking at relocating to a 1.1 million-square-foot facility near the new intermodal Burlington Northern Santa Fe project. As fuel prices go up, it becomes more and more important to locate these mega facilities close to where the goods are coming in.

What do you see as the biggest opportunities and challenges for commerical real estate in California?

The capital markets are the biggest challenge right now and the economy. The recession that is occurring, if that’s how we’re now describing it, has caused everybody to pull in their horses. The shortage of capital is making it difficult for everyone to do business.

What non-real estate experience is in your backgroun that you find yourself drawing upon in your real estate work?

I was fortunate to grow up with my parents starting five different businesses. The one thing I learned in that process is the key to do business is hiring the right people. You hire the people with the experience and skills to do the work. If you have a better team you’re going to do better.

What is the one thing people should know about you before doing business with you?

I think the thing we have really prided ourselves on is honesty and integrity and being able to do a deal on a handshake – kind of the old school of doing business. It’s not all about making money. We’ve been fortunate enough to do good business over the years and we are well-capitalized, but it’s more important to us to take care of our clients and our employees and maintain our reputation that we have built over the years.

If you weren’t doing this, what would you be doing?

My problem is I have the same problem my father has and that is a propensity to go out and start other businesses. If I weren’t in the real estate business, I have about three or four other ideas for businesses that I’d go out and start.

Where do you like to vacation?

My wife and I really enjoy riding our bicycles. I really wanted to ride my bicycle across America. I asked my wife to drive the car behind me and she said she wanted to do it with me. We rode from San Francisco to Portsmouth, N.H. (in 2000). We’ve been talking about doing it again next year because we both turn 60, but I have a couple months off to do it.

I ride my bike to and from work every day. I like to ride my bike, but I also don’t have a driver’s license because i have poor vision.

If you could have any super power, what would it be?

I wouldn’t want a super power. Super powers would be pretty scary and I’m not sure I’d want that responsiblity. I wouldn’t like to play God. I wouldn’t like to have the responsibility of making the decisions that go with that power.

If i had a super power, I would want it to be the ability to make people happy. If you could wave a wand and do that throughout the world, that would solve every problem that ever existed.

The Allen Group Secures $20M Bridge Loan for Dallas Logistics Hub

The Allen Group Secures $20 Million Bridge Loan for the Dallas Logistics Hub

One of the Most Sophisticated New Inland Ports Logistics Parks in North America 

San Diego, Calif. (Oct. 16, 2008) — The Allen Group, developers of the Dallas Logistics Hub (DLH), a 6,000-acre multi-modal logistics park in Dallas, Texas, announced today they have secured a $20 million bridge loan for the recapitalization of 1,031 acres within the DLH.

With the assistance of Holliday Fenoglio Fowler, LP, The Allen Group received a 36-month, adjustable-rate loan with American Bank of Texas.

“Securing this loan is a tremendous statement of support for the Dallas Logistics Hub by American Bank of Texas,” said The Allen Group Chief Financial Officer Ken Howell. “Achieving a financial transaction is tough in today’s capital markets; American Bank understands the significance of this project and its long term value creation.”

The land assemblage is located within the Dallas Logistics Hub, an Inland Port logistics park adjacent to Union Pacific’s Southern Dallas Intermodal Terminal, a proposed BNSF intermodal facility, four major highway connectors (I-20, I-45, I-35 and Loop 9) and Lancaster Airport, which is in the planning stage to facilitate air-cargo distribution.  DLH, which spans across the communities of Dallas, Lancaster, Wilmer and Hutchins, is master-planned for 60 million square feet of distribution, manufacturing, office and retail developments. For more information please visit www.dallashub.com