Category Archives: News

New Intermodal Hubs Add to Marketability for Inland Ports

November 2, 2007

Executive Overview: New Intermodal Hubs Add to Marketability for Inland Ports

By Lara L. Sowinski

There’s been an undeniable shift in U.S. import flows lately, and it seems to have happened gradually without much fanfare. Most notably, it hasn’t been the result of some breakdown along the West Coast due to labor, or service issues related to one particular mode of transportation or another.

More freight from Asia is coming into East Coast ports (while West Coast port volumes are flat and/or are in decline this year) and intermodal rail is expanding, in some cases at the expense of the trucking sector.

Norfolk Southern Railway (www.nscorp.com) reported last month that intermodal traffic now accounts for 22 percent of the railroad’s revenue—a close second behind the 25 percent market share held by coal—and intermodal is now the railroad’s fastest-growing freight category.

According to a Norfolk Southern executive, 51 percent of the railroad’s intermodal volume is comprised of international freight, and of that amount, about half is coming from the East Coast as opposed to a few years ago when roughly two-thirds originated on the West Coast.

Meanwhile, the Virginia Port Authority (www.vaports.com) said that for the 2007 fiscal year that ended June 30, rail traffic to and from its markets in the Midwest increased to more than 430,000 TEUs. The port’s executive director, Jerry A. Bridges, expects rail volumes to continue their upward trend. “A series of external factors combined with the Heartland Corridor coming online in the next two years, we believe, will really begin to drive some heavy rail volumes. Overnight service via the Heartland Corridor to some of our primary markets is going to draw even more attention to this port,” he said in a previous interview.

The Heartland Corridor, a joint venture between the Norfolk Southern Railway and the Federal Highway Administration, is a $150 million plan that will facilitate more efficient travel on the rail lines between the Norfolk, Virginia port region and Chicago. One of the goals is to allow trains to stack intermodal cargo containers for increased capacity and to cut down on truck traffic, while encouraging construction of shipping terminals at key points for intermodal connections.

Columbus, Ohio is one of those key points and a major inland port along the Heartland Corridor. “In 2006, we began work on a $62 million publicprivate partnership that we call the Rickenbacker Intermodal Terminal in Columbus, Ohio,” said Henry C. Wolf, Vice Chairman and CFO of Norfolk Southern, during an investors’ conference in June. “Developed in conjunction with the Columbus Rickenbacker Airport Authority, Rickenbacker will almost double our intermodal capacity in the critical Columbus region, which is a key logistics hub. Rickenbacker will serve as our first fully integrated logistics park, with more than 20 million square feet of distribution space surrounding the intermodal facility. Rickenbacker’s proximity to a vast amount of distribution space will create new efficiencies for customers locating adjacent to the facility.” Norfolk Southern is busy working on several other expansions to its network, too. The railroad’s “most ambitious corridor initiative,” says Wolf, is the Crescent Corridor, which will run from New Jersey through the Southeast and terminate in New Orleans.

“This project is intended to make Norfolk Southern more competitive for freight moving primarily on the I-40, I-75 and I-81 interstates. This project also will link in with the Meridian Speedway and allow Kansas City Southern and Norfolk Southern to expand their market reach along this corridor in and out of Texas via Dallas,” says Wolf. “Intermodal services in these corridors are largely underdeveloped, and in some cases non-existent, and highway congestion on the parallel interstates is increasingly severe. Overall, it is estimated that there are over a million divertible truckloads in this corridor.”

The Meridian Speedway, a $300 million investment project together with Kansas City Southern (www.kcsouthern.com), will offer the shortest possible rail routes from Southern California to the Southeast when completed in 2010, as well as provide track speeds of 60 miles per hour on more than 80 percent of the route.

The other Class I railroads are pursuing similar projects to accommodate more freight volumes and improve service to inland ports. BNSF Railway (www.bnsf.com) is nearly finished double-tracking its 2,239-mile long Transcon route between Southern California and Chicago. Close to 40 percent of all goods imported through Los Angeles-Long Beach are transported along BNSF’s transcontinental route, which passes through Kansas City. Late last year, BNSF and real estate developer Allen Group (www.allengroup.com) announced plans to build a 1,000-acre intermodal park in Gardner, Kansas, nearby Kansas City. In fact, Kansas City has seen a flurry of activity in the construction of new intermodal and logistics parks. Recently, Kansas City Southern and CenterPoint Properties (www.centerpoint-prop.com) unveiled their plan for a new intermodal park on the site of a former Air Force base there. The CenterPoint-KCS Intermodal Center will feature a 370-acre intermodal facility operated by Kansas City Southern and an 830-acre industrial park developed by CenterPoint Properties. Phase I of the redevelopment plan will include any necessary ground remediation, in addition to infrastructure and utility installations, to prepare the site for up to 3.5 million square feet of warehouse and distribution facilities.

“Kansas City is in an ideal position at the intersection of the nation’s freight transportation network, to become a significant distribution hub for international trade,” said Fred Reynolds, Senior Vice President of Development at CenterPoint Properties.

“As import and domestic traffic volumes continue to grow both south from Mexico and north from Canada, CenterPoint-KCS Intermodal Center will become an economically viable location for a variety of distribution-related customers.”

Imported freight can move in-bond to Kansas City for clearance by U.S. Customs and Border Protection, and the area is also designated as a Foreign Trade Zone. CenterPoint Properties is making significant investments in the Chicago market as well, including the CenterPoint Intermodal Center, a redevelopment project of the former Joliet Arsenal. The project is one of the largest private developments ever undertaken in the U.S., encompassing 2,200 acres with a total investment approaching $1 billion. The intermodal and industrial business park features a 770-acre intermodal yard, BNSF Logistics Park Chicago, and has the capacity for up to 12 million square feet of industrial and distribution facilities.

In Dallas, the Allen Group has started construction on the first industrial buildings in its Dallas Logistics Hub (www.dallaslogisticshub.com). The two warehouses now being built contain 827,000 square feet and will kick off the 6,000-acre industrial park located near Interstate 20 and Interstate 45. The Dallas Logistics Hub is adjacent to Union Pacific’s (www.up.com) Southern Dallas Intermodal Terminal. BNSF has plans for a similar facility in the area. Construction on the buildings is scheduled for completion in April.

Evidence of shifting import trade flows are found elsewhere. Perhaps the biggest development recently has been the opening of the Maher container terminal at Canada’s Port of Prince Rupert. China Ocean Shipping Company (COSCO) has been the first ocean carrier to sign on for the newest Pacific gateway, which boasts a two-day shorter sailing time from Asia to the West Coast of North America.

Canadian National Railway (www.cn.ca) has already invested $250 million in Prince Rupert and is pouring more into logistics parks and operations in Chicago and Memphis. For starters, CN and U.S. Steel Corp. have bought a significant portion of Chicago’s Elgin, Joliet and Eastern (EJ&E) Railway Company, which will eliminate a full 24 hours out of the transit time between Chicago and Memphis for CN. The double-stack intermodal service from Prince Rupert to Memphis began last month and includes daily service on 117-hour schedules. Business leaders in Memphis are upbeat not only because of increased import volumes, but better prospects for exports, too.

“What’s good for coming in is good for going out,” said an official with the Memphis Regional Chamber in an interview with The Commercial Appeal. Chinese companies already do more business in Tennessee than any other state, in part because they buy hundreds of millions worth of cotton from Memphis cotton merchants. Furthermore, the cost for exporting cotton through CN’s gateway at the Port of Prince Rupert may be cheaper, because as it is now, importers have to pay to move empty containers back to China. “That price is built in. What we’re saying is that it might be cheaper to piggyback on those goods coming in,” explained Barry Bartlett, spokesman for the Prince Rupert Port Authority. Meanwhile, during a trade delegation visit to Beijing last month, Tennessee Governor Phil Bredesen opened an economic development office there to help promote trade between the two cities. wt Sidebar: Port of Houston Grows Its Gulf Coast Box Business The Port of Houston (www.portofhouston.com) handles roughly 75 percent of the container business in the Gulf of Mexico, with most imports coming from Western Europe, followed closely by Asia, and most exports likewise destined for Western Europe, and secondly, South America.

In 2006, the port handled 1.6 million TEUs, which put further strain on Barbours Cut terminal, already operating at 150 percent capacity. Fortunately, the new Bayport Container Terminal began operations in February, adding 360,000 TEUs of capacity. Another 300,000 TEUs of capacity will become available once Phase 2 opens up later this year or early in 2008. Eventually, the Bayport Container Terminal will be able to handle 2 million TEUs upon full build-out in 2015.

Earlier this year, the Port of Houston and the Port of Galveston (www.portofgalveston.com) signed a memorandum of understanding to develop a master plan for a new 1,200-acre container terminal on Pelican Island, which is located near the Port of Galveston and about 30 to 40 miles south of the Port of Houston. The proposed facility would cost roughly $1 billion and depending on financing and permit issues, would not be up and running until 2016 at the earliest. However, Pelican Island offers several advantages, including a 40-foot deep shipping channel. Additionally, the widening of the Panama Canal, which is expected to be done in 2014, would boost container traffic to Gulf Ports such as Houston (about 12 percent of the port’s current throughput travels through the Panama Canal, but this is likely to rise to as much as 23 percent once the third set of locks are built). And while 2016 seems like a long way off, the proposed Pelican Island terminal is at the forefront of port officials’ agenda, mostly because the Port of Houston expects its container volumes to grow 11 percent annually over the next five years.

Tom Kornegay, executive director at the Port of Houston, told the Houston Business Journal last year that there would be enough container business 10 or 15 years from now to justify a new terminal. And, he wants to make sure the port is positioned to be able to handle future expansion comfortably.

“The simple answer is this: Barbours Cut was step one, Bayport is step two, and (Galveston) is step three, assuming we’re successful in getting this agreement,” he said.

Approximately 215 million tons of cargo moved through the Port of Houston in 2005 from ships and barges. Foreign cargo shipments were valued at $85.8 billion, making Houston the top U.S. port in terms of foreign tonnage.

Global, Trade, Transportation Trends Make ‘Location’ Matter More

November 1, 2007

Global, Trade, Transportation Trends Make ‘Location’ Matter More

By Edward B. Romanov

It’s become a somewhat tired axiom that the three most important success factors in real estate are “location, location and location.”

But the fact is, this statement’s never been truer, especially in the context of global trade and transportation trends, which are driving demand for larger, exceptionally well-located distribution and logistics facilities.

Consider the reality of global trade and transportation patterns in the U.S. today:

In 1970, the U.S. imported/exported a total of $84 billion in goods. We passed $84 billion in trade by the second week of January 2005 and currently exceed $3 trillion in 2007.

Today, Americans produce fewer of the goods they consume than ever before. Manufactured goods produced domestically have gradually decreased from 24% of GDP in 1969 to 12% in 2005, a 100-year low for the United States economy.

At the same time, shipments of manufactured goods and raw materials (total U.S. imports of goods alone) have risen to about $163 billion every month, with the Pacific Rim countries contributing the largest share of growth, with roughly $600 million last year.

Historically, most imported goods have been processed for direct shipment to their terminal destinations upon entry into the U.S., usually at or near one of the major American shipping ports. But this is changing. Increasingly, containers of goods shipped to the U.S. are transferred mostly by rail from the port of entry to an “inland port,” like our logistics parks in Central California, Dallas and future facility in Kansas City. These locations are becoming huge markets for the regional distribution of goods to the population centers throughout the U.S. This distribution process utilizes rail for the initial long-haul stage and trucking for the final leg.

Why are transfers to inland ports occurring more frequently, and what distinguishes a high-performance inland port?

To the first question, the sheer volume of goods now flowing through the nation’s seaports has in some cases overwhelmed the port’s capacity to process the goods; there simply isn’t enough space for the task. Because of their structural limitations or technological shortcomings, many of the facilities at or surrounding ports are aged, outmoded and ill-equipped to meet the goods-processing challenges of the twenty-first century. Finally, the cost of land and lease rates around the major sea port markets have increased dramatically, creating an over developed, over priced market.

New inland ports, on the other hand, are being designed and located precisely to accommodate today’s just-in-time supply chain management system demands. Optimally positioned inland ports are:

Bigger and more flexible. The consolidation of warehousing, logistics hubs and distribution centers have created the need for bigger facilities, from one million to four million square feet, consuming hundreds of acres of land that can be configured and reconfigured to accommodate all manner of picking, packing and storing processes.

Technologically advanced. The materials-handling equipment installed in many of these newer facilities can include miles of conveyer belts, laser scanners, computer management systems, and laser guided picking equipment. This equipment can cost as much or more than the total cost of the building itself.

Intermodal. Achieving the highest level of shipping efficiencies requires multi-modal transportation (i.e. rail to truck). Companies locating their distribution center next to an intermodal can save millions a year in drayage costs versus a similar facility located many miles away.

Located at the nexus of air, rail and highway systems. Distributors, shippers and manufacturers need to operate from locations that intersect multiple shipping routes via several modes of transportation, and be within reach — days if not hours — of customers or other end-users.

Notably, there are only so many prime locations in this country that can accommodate true inland ports. Highway systems have largely been built out and large land positions are limited, expensive and difficult to assemble.

Those who are successful at distribution and logistics in the decades to come will be those that capitalize on large facilities with sophisticated mechanical handling equipment located near intermodal facilities and at the nexus of our interstate highway systems.

Real Estate Notes

November 2007

Real Estate Notes

The Allen Group, a commercial development firm specializing in logistics parks and industrial developments, today announced construction plans for two additional industrial buildings at its

MidState 99 Distribution Center in Visalia, Calif., one of the fastest growing industrial markets in the State. The 139,590 square-feet MidState Hayes Building 5 and 140,700 square-feet MidState Hayes Building 6 will both be developed as warehouse/distribution facilities. The project is currently under construction, with both buildings available for occupancy in April 2008.

The MidState 99 Distribution Center has eight existing buildings totaling over two million square feet of space, all of which are 100 percent occupied. Current tenants include VF Corporation, International Paper Company, JoAnn Stores, Coast Distribution Systems, Workflow One, Worms Way, Bound Tree Medical, ORS NASCO and DATS Trucking. Approximately 200 acres are left for future build-to-suit opportunities up to one million square-feet.

The Allen Group’s MidState 99 Distribution Center is strategically located in the heart of California, with a two-day distribution radius reaching over 65 million people in the western United States. The logistics park offers tenants overnight distribution to 98 percent of California at ground rates through the local UPS regional hub, providing a distinct distribution advantage not available in the Northern or Southern California markets. MidState 99 is also adjacent to rail access and State Highway 99, the major trucking corridor in California.

NASCO: North America’s SuperCooridor Coalition

November 1 2007

NASCO: North America’s SuperCooridor Coalition

The multimodal transportation network known as NASCO runs through the heart of trade in the United States, Canada, and Mexico. Find out what makes this corridor unique and why companies are banding together to support it.

The NASCO corridor is a 2,500-mile-long multimodal transportation network linking Mexico, the United States, and Canada, connecting more than 71 million people, and supporting $1 trillion in total business between the three countries.

Stretching from the deepwater ports of Mexico, to the border crossing of Laredo, Texas, through 11 states, and to Eastern and Western Canada through the Ambassador Bridge and Winnipeg, Manitoba,

the NASCO trade corridor continues to expand trade opportunities beyond North American horizons.

To ensure the continued success and growth of the network, North America’s SuperCorridor Coalition (NASCO) is creating a sustainable plan to fund further investments in transportation and distribution infrastructure and drive economic growth on the national, regional, and local levels.

The tri-national non-profit organization, which was founded in 1994, includes departments of transportation from various states and provincial authorities along the north-south trade corridor; business development groups; inland port developers; and other public and private sector entities related to transportation and trade.

Its collective goal is to maximize the efficient and secure movement of goods along existing highway and rail infrastructures, while outlining strategies for investment and improvement, addressing technological/security innovations and environmental initiatives, and interfacing with various government interests to ensure its constituents’ voices are heard.

“NASCO’s strength has been in unifying the public and private sector to take action on the many transportation and trade challenges facing the corridor — principally, to focus on how to advance economic development and security through the U.S. heartland,” says Tiffany Melvin, Executive Director of the trade partnership.

The changing context of world trade, and specifically the role North American companies play in managing the global supply chain, is similarly breathing new life into NASCO’s 21st-century mission.

Coming Full Circle

Even as many U.S. consignees and shippers continue to chase Asia-inbound volumes with a parochial approach — a “U.S. West Coast, then all-water East Coast” myopia — the idea of a direct, southnorth/ north-south route between Mexico’s ports, the American heartland, and Canada’s rapidly developing hinterland is coming full circle and then some.

As U.S. companies increasingly rely on Asia to source raw materials and manufacture goods, West Coast ports are struggling to keep up with the volume of product and the growing demand of stateside consumers.

Currently, Los Angeles-Long Beach facilities handle roughly 40 percent of all cargo shipped into the United States and nearly 80 percent of all Asianorigin volume.

Further complicating this dilemma, increasing congestion in and around ports, a lack of available land to expand cargo warehousing and distribution facilities, aging infrastructure, and a dearth of available truck drivers and inland freight capacity are compelling U.S. consignees to consider alternative routings.

These swelling pain points position Mexican and Canadian ports on the Pacific Coast as enviable locations for transshipping North American-bound cargo, which only enhances the NASCO corridor’s value proposition.

While stateside shippers and consignees are unlikely to entirely forego their bi-coastal focus — given geographical constraints, the sheer volume of product moving from Asia into these ports, and the investments that have been made in these areas — the utility of leveraging a multimodal transportation corridor to facilitate inland distribution is growing.

It’s also forcing U.S. businesses to rethink their horizontal strategy and instead approach global trade initiatives from a new direction.

The transportation backbone of the NASCO corridor is Interstate 35, which stretches 1,568 miles from Laredo, Texas, through Oklahoma, Kansas, Missouri, and Iowa, to its terminus in Duluth, Minn.

Complementing this north-south artery are Interstate Highways 29 and 94, key east-west connectors to those highways, as well as railroads, airports, deepwater ports, and inland ports that feed and accommodate cargo volumes into and out of the region.

The fast-growing presence of inland ports, in particular, is augmenting the way economic development agencies and private industry are growing and marketing intermodal capabilities along the NASCO corridor to incentivize manufacturers and retailers.

If that isn’t enticement enough, current estimates predict the population along the southern portion of the NASCO region to mushroom 40 percent, from 16 million people in 2005 to 22.4 million people by 2030.

Cities such as Dallas and Kansas City, in particular, stand out because “as trade flows, real estate grows where people go,” says Jon Cross, Director of Marketing for The Allen Group, a San Diego, Calif.- based real estate developer.

“From a real estate perspective, we’re feeling that population growth,” continues Cross. Expectedly, U.S. manufacturers and retailers are feeding that “feeling” and inland port facilities and transportation carriers are key linkages within that supply/demand continuum.

As an example, Kansas City has emerged as a leading intermodal hub for Asian-origin cargo moving through Mexico’s ports of Manzanillo and Lazaro Cardenas. The city’s access to key east-west and north-south rail connections makes it an ideal complement to the I-35 over-the-road corridor.

Inland Port Position

NASCO’s North American Inland Port Network (NAIPN) to date includes Alliance, Texas in Fort Worth; Dallas Logistics Hub; KC Logistics Hub; Port San Antonio; Des Moines, Iowa; Winnipeg, Manitoba; Puerto Interior Guanajuato; Bajio Central Mexico; Interpuerto Monterrey; Proyecto Distrito Multimodal Villa XXI; and Durango, Mexico.

NAIPN is a tri-national subcommittee of NASCO that has been tasked with developing an active inland port network along the NASCO corridor to specifically alleviate congestion at maritime ports and U.S. borders.

The main guiding principle of the NAIPN is to develop logistics systems that enhance global security, but at the same time do not impede the cost-effective and efficient flow of goods. The NAIPN envisions an integrated, efficient and secure network of inland ports specializing in the transportation of containerized cargo in North America.

Railroads such as Kansas City Southern Railway (KCS) have been proactive at adapting their strategic development plans to match shifting global trade winds with the emergence of these inland ports.

The creation of a regional network of inland ports, gateway terminals, and intermodal facilities helps channel cargo and business into the NASCO corridor from both east and west, says David Eaton, Director of Corporate Affairs for Kansas City Southern de Mexico (KCSM).

“The reality of intermodal cargo is that it is high volume and low margin. So it is important to have big inland ports that can properly consolidate and transload cargo and manage the flow of trade to maximize economy and efficiency,” he notes.

Intermodal Is Good For Business

For NASCO trade, the development of inland ports is increasing throughput along the corridor, which is a major selling point for shippers. Savvy businesses are targeting areas with intermodal connectivity as places to locate distribution, warehousing, and manufacturing facilities.

“Large ‘big box’ retailers recognize the value and importance of locating DCs near intermodal ramps. It’s no longer simply a matter of finding the lowestcost lease option,” says Cross.

Real estate development companies such as The Allen Group and Chicago, Ill.-headquartered CenterPoint Properties in the United States and Intramerica in Mexico, are keen observers of where the market is shifting as well as the types of properties that are ideal for intermodal expansion.

Cross, in particular, values the “real” inland port scenario — 1,000-plus acres, intermodal, rail, and highway access, a foreign trade zone, and a strong labor pool.

“We want to offer ‘big box’ users total cost savings by providing land sites or building space next to these intermodal facilities — places where they can save millions of dollars in drayage costs. This reduces supply chain costs compared to other site locations farther away from intermodal connections,” observes Cross.

Matthew Tramel, Manager, Corporate Affairs and Marketing for CenterPoint Properties, echoes this sentiment, while further acknowledging the potential value these intermodal locations can offer in luring manufacturing operations to the NASCO region.

“While manufacturing in the heartland has slowed somewhat, it is still a significant driver of the North American economy.

Particularly in central locations with a strong labor pool and quick access to rail and road transportation, manufacturing should be well positioned for growth,” he says.

Accordingly, both companies have been working with the railroads on projects along the NASCO corridor.

In 2006, The Allen Group partnered with BNSF Railway to develop the KC Logistics Park in Gardner, Kansas, 25 miles southwest of Kansas City. The new inland port has 1,000 acres of land for an intermodal terminal and seven million square feet of distribution and warehouse facilities.

This past summer CenterPoint Properties collaborated with KCS to develop a 1,300-acre intermodal logistics park in south Kansas City, Mo. The CenterPoint-KCS Intermodal Center will feature a 370-acre intermodal facility operated by KCS and an 830-acre industrial park developed by CenterPoint Properties — with the potential for 3.5 million square feet of warehouse and distribution facilities.

Elsewhere along the NASCO corridor, The Allen Group has also broken ground on The Dallas Logistics hub — the largest new logistics park in North America, with 6,000 acres master-planned for 60 million square feet of distribution, manufacturing, office and retail developments.

Its location in the middle of the NASCO corridor and at a critical pivot point near the U.S./Mexico crossing only raises its potential value to crossborder shippers.

Moving forward, the evolution of the intermodal facility will be “a linchpin to the success of NASCO, as a critical rail-to-truck transfer point for both imports and exports, to and from the heart of North America,” offers Tramel.

North of The Border

While much attention has been duly paid to transportation and logistics activities south of the border, given the influx of Asian-origin container volume, Canada too has been progressively growing its presence along the NASCO corridor. Nowhere has this been more apparent than in the Province of Manitoba.

Long a transportation crossroads within Canada, serving as a pipeline between strong agricultural centers in the Western Plains and growing consumer areas in Ontario and Quebec, Manitoba has been polishing its reputation for more than a decade.

More recently its capabilities and trade potential have begun reflecting out beyond the continent — and North American trade partners like what they see.

As in the United States and Mexico, NASCO has provided the organization and incentive to bring myriad public and private sector interests together within Canada.

Darryl Gershman, Vice President/Owner of G2 Logistics, a Winnipeg-based 3PL with a pedigree in the trucking industry, is beginning to see strong government support for a unified transportation strategy.

“I have never seen as much momentum on all different levels of government and the private sector as I have seen with NASCO,” he says.

“We need the government to push for and support trade, create incentives, then inspire private sector investment. NASCO supports what NAFTA is supposed to be — free and secure trade between Mexico, the United States, and Canada,” he observes.

Ron Lemieux, Minister of Transportation and Infrastructure for the Province of Manitoba, shares a similar perspective from the public sector side.

“With NASCO, we believe we are stronger together than apart. When you consider that many members are direct competitors, that means something. We are a diverse group and we have our own agendas.

“But I like to think we’re not in competition with each other — instead we are competing against Europe and Asia. NASCO has enabled us to pull it all together and focus on how we can collectively make North America stronger.”

To point, in 1995 Manitoba’s economic development interests, Winnipeg city officials, and Canada’s private sector began rethinking the province’s role in north-south trade and how they could become more engaged and competitive in these types of activities, notes Greg Dandewich, Director of Economic Development, Destination Winnipeg.

“In Winnipeg, especially, we wanted to regionally develop the right type of partnerships to push our economy forward.”

Winnipeg’s historical underpinning as a transportation and distribution hub for Western Canada’s agricultural industries provided a clear pathway for future economic development activities.

“The challenge for us has been to figure out how to leverage this existing infrastructure and experience to fit into the new role of global supply chain management,” Dandewich says.

On the transportation end, Winnipeg remains a primary facilitator of trade, serving as a pivotal trucking and rail conduit within Canada, as well as linking Manitoba with the United States.

The city is directly connected to northern Minnesota through the cross-border port of Emerson via Highway 75 — which is also near where Canadian National, Canadian Pacific, and Burlington Northern and Santa Fe’s networks converge.

While the flow of commerce within Canada has invariably coursed from its West Coast ports eastward, businesses are beginning to look north toward the Port of Churchill and south to the United States and Mexico to grow trade activity.

“There has been much communication and collaboration between the province and officials in the United States — for example, Kansas City and San Antonio. We have been engaged in discussion about the importance of inland ports, their ability to alleviate traffic and expedite flow into and out of the United States and Canada, and how we can share best practices in Manitoba,” says Lemieux.

This ongoing dialog has been key to bringing different levels of government and private sector interests together to engage each other with a common goal.

“A few years ago, corridors, gateways, and borders were not prevalent in government lexicon. Now, each level of government understands its role in the bigger picture. Manitoba, Winnipeg, and Canada recognize that as a nation we need to develop trade capabilities to meet global supply chain requirements,” adds Dandewich.

Building A Bridge to the World

Winnipeg and Manitoba have been equally aggressive in mining new opportunities beyond what already exists to market and sell the region as a logistics and distribution nexus for global trade. Within this paradigm, the Port of Churchill plays an important and growing role in opening up the Northwest Passage to more shipping activity.

“The NASCO trade corridor can potentially have a tremendous impact on the port’s operation. There are more than 40 million consumers within easy reach of the corridor and it is a natural trade route between Murmansk, Russia and North America,” says Michael Ogborn, managing director of OmniTRAX, a privately held operator and manager of regional railroads operating between the Port of Churchill and Winnipeg.

The transportation company has been working with the Province of Manitoba to market the port to increase volume, diversify commodities, and attract import traffic.

Those efforts have thus far resulted in the first domestic shipment of wheat from the port to Halifax; the first inbound shipment of nitrogen fertilizer from Russia; and a record level of Canadian Wheat Board tonnage for export.

In addition, Ogborn and other officials have traveled extensively overseas to educate shippers and consignees about the port and its benefits.

Elsewhere within Winnipeg and Canada, government-led initiatives such as the Manitoba International Gateway Strategy and Asia Pacific Gateway and Corridor Initiative are helping shippers, consignees, and transportation businesses identify new ways to handle the growing volume of containers coming into the West Coast through Canada.

This entails figuring out how to better streamline the inland redistribution of containers from Vancouver; or perhaps rerouting movements through smaller ports such as Prince Rupert.

The Canadian railroads will be a critical link in this initiative, offers Dandewich, and given the fact that Winnipeg is the convergence point for Canadian Pacific and Canadian National, that positions both Manitoba and Winnipeg as major pieces in this emerging supply chain puzzle.

For Lemieux, the implications and incentives are clear: “We have always used transportation infrastructure as a trade enabler within Canada,” he says. “Now we are further developing Manitoba into a safe, secure, and efficient place for global trade.”

The NASCO Value-add

NASCO is also expanding its value proposition by taking an innovative approach to security, environmental, and risk assessment initiatives — areas where government and the private sector are looking for leadership.

The trade partnership’s North American Facilitation of Transportation, Trade, Reduced Congestion, and Security system — or NAFTRACS — is a project to develop and deploy cargo tracking and management technologies across the heartland. NASCO has teamed with several IT developers including Lockheed Martin Corp., Cadre Technologies, and Savi Networks to spearhead the effort.

“The program combines RFID reader/scanners with software and information networks that will allow shippers and authorities to track the flow of containerized cargo along the NASCO corridor,” says Melvin.

The pilot phase will begin in 10 high-traffic locations and includes the development of an integrated system that will link local city, county, state, regional, and national trade corridor management systems for improved freight management coordination, safety, and security.

Given U.S. industry and government’s slow progression toward piloting and implementing RFID, and the lack of standards that exist for executing and integrating such technology for mainstream use, NASCO’s ambition to eventually create its own corridor tracking system is both unique and visionary.

“NAFTRACS is defining the use of technology for secure cargo movement and is creating a standard for U.S. trade,” says Lemieux. “This approach provides smaller players in particular with the leverage and incentive to invest in RFID technology — in this way NASCO is becoming a technology change agent as well.”

In addition to driving visibility across the entire supply chain and creating a more secure network, NAFTRACS’ customer businesses will be capable of identifying and eliminating waste and creating more efficient routing options that reduce fuel usage — which dovetails with ongoing initiatives to green the supply chain.

To this end, NASCO and its member organizations have been actively engaged with the Environmental Protection Agency’s Blue Skyways Collaborative, a public/private effort to encourage voluntary air emissions reduction in North America’s heartland.

Through its myriad constituents, NASCO is stewarding trade partners to plan and implement projects that use innovations in diesel engines, alternative fuels, and renewable energy technologieswhile outlining other areas for improvement.

Aside from technology innovation, NASCO’s members are also helping steer businesses toward best practices in evaluating risk assessment, which can often be a daunting task when engaging in crossborder trade.

Aside from the sheer volume of cargo movingwithin the corridor and the necessary shipment manifests and customs documentation required, NASCO shippers also have to bear in mind how different insurance coverages integrate across the three countries.

Hurdling Insurance Obstacles

“Historically, each country has its own group of long-term insurance providers, which is fine if business begins and ends in that country,” says Steve McElhiney, President of EWI Risk Services, a Dallas, Texas-based risk solutions provider.

“However, when you start transiting borders, insurance coverages tend to be different — and this can present an obstacle.”

By enabling businesses to set up their own captive insurance companies, where they essentially fund the policy and insure themselves, EWI provides a standard through which businesses can assess and evaluate risk liability across all borders.

What NASCO does for regional and national trade growth only scratches the surface of its real value. Smaller economic development agencies and communities are reveling in the trickle-down stimulus of increasing trade in their local economies; and their voice lends credence to the power and promise of the NASCO partnership.

“Communities and companies greatly benefit by having a group such as NASCO focused on the multi-state corridor for improvements and development. Such coordination is key to improving the situation and heading off problems down the road,” says Scott Connell, Vice President of Economic Development for the Waco Chamber of Commerce.

The Greater Waco Chamber is currently working with industry alliances to provide forums for businesses and support agencies to discuss issues related to local growth, business attraction, infrastructure, workforce, and public policy.

Terry Bailey, Director of Business Development for the Council Bluffs, Iowa, Chamber of Commerce believes NASCO’s grassroots approach to building trade partnerships is trickling up through the hierarchy of government and private sector interests.

With a population of 60,000, Council Bluffs has always fallen in the shadow of its cross-river neighbor, Omaha, Neb. But five years ago the local business community, and city and county officials came together to address ways they could work more collaboratively to market the area and attract business.

Two years ago Iowa similarly circled its businessdevelopment and marketing gurus and began organizing a regional approach to selling the state. Now 15 regional groups come together and share best practices and information.

“In the past 18 months, I have never seen so much activity,” says Bailey. “Companies come to us looking for office space, as well as technology firms, back-office support, and some manufacturing.”

These initiatives on the local and regional levels are filtering up to the national and global scene thanks in large part to NASCO’s presence. The capacity and facility with which it has integrated all levels of government and private sector interests has been a key to its success.

“The internal culture of NASCO supports an attitude of respect for the care and nurture of valuable, unique, and innovative ideas. These bubble up easier in the NASCO environment, as opposed to public bureaucracies or tough private sector environments where such ideas can get short shrift,” says Melvin.

NASCO’s ideology is also one of inclusion, encouraging trade partnerships across the continent to interact with each other.

“Our vision is corridor-based, yes, but not corridordefined. NASCO hopes to serve as a model for all other corridors. Goods will come from every direction and move all across North America, which makes it important to work with others outside the NASCO corridor,” adds Melvin.

Mexico Recognizes NASCO

Not surprisingly, NASCO’s mission is crossing borders and reaching big government in a profound way. The Mexican government has recognized NASCO and its Mexico Committee — a group of public and private sector interests in Mexico dedicated to growing the country’s transportation capabilities — as an integral part of developing a national multimodal strategy.

Recently the government received the Mexico Committee as a full member on its advisory board for studying the country’s multimodal strategy — a report that will identify key corridors within Mexico for investment.

NASCO is also in the process of outlining a memorandum of understanding with the Mexico House Transportation Committee to develop guidelines and legislation for growing its multimodal corridors.

The Canadian government has been equally receptive. In October, Canada’s New Government and the Province of Manitoba proposed a strategic infrastructure project under the Asia-Pacific Gateway and Corridor Initiative to invest up to $21 million for the construction of an interchange of the TransCanada and Yellowhead highways and of a road/rail grade separation at the Canadian National main line.

“We believe NASCO will continue to play a great role in helping the local, state/provincial, national governments and private sectors develop a strategy for future investments,” says Melvin.

“NASCO will continue to serve as a transnational alliance with committed members working together to encourage, accept, nurture, and test new ideas and to fill and cover the many gaps that exist between public efforts and the missions and highly specialized needs of the private sector.”

Circling the ports

October 22, 2007

Circling the Ports

By Paul T. Rosynsky

For the last decade, California’s Inland Empire has been a gold mine for businesses that build and lease warehouse and distribution centers. With its vast tracts of open land, a ready labor force, friendly municipalities and close proximity to the largest port complex in the nation, the Inland Empire was a haven for businesses seeking to build and lease space for distribution operations. The Inland Empire is an area that begins about 50 miles east of Los Angeles and includes parts of San Bernardino and Riverside counties. One by one, large centers of 100,000 square feet or more shot up like a forest in what was once a barren desert.

The frantic growth even led some to speculate that outlying areas such as the Kern County cities of Lebec (93 miles north of the port complex) and Bakersfield (134 miles north of the ports) would become prime locations for the business of transferring goods. But as the economy continues its slow pace and fuel and other costs and fees associated with transportation rise, the rush to construct new distribution and warehouse centers in the Inland Empire is slowing. Instead, companies that build and lease the centers say, more companies are looking for locations close to the ports, which bring in more than 15 million containers a year.

“It has slowed down a bit as people go back to infill,” said John Magness, senior vice president for Hillwood Properties, a company that has built several distribution centers including Alliance California in San Bernardino. Following the old real estate adage that location trumps all other factors, companies constructing distribution centers frequently searched for sites closest to the ports and other transportation links such as freeways and railroads.

But during the real estate boom of the last decade, finding a location close to the Southern California port complex was difficult. The Allen Group is developing properties farther out from the ports than the Inland Empire. Land prices were high, and many cities chose to use the land for other purposes such as housing or commercial real estate.

The high demand for land led companies to the Inland Empire where municipalities were starved for development particularly the kind that came with jobs. For shippers, the Inland Empire also paid dividends as the price to operate there was cheaper than opening a center in the population center of Los Angeles County. The area exploded with development as did outlying areas where speculators build centers and industrial parks on spec, hoping to attract new distribution centers with cheap labor and land costs. The idea appeared to catch on, and distribution centers were developed even farther out than the Inland Empire.

IKEA built a distribution center in the Tejon Ranch development just along Interstate 5 in Lebec. Target opened a 1.7 million-square-foot center at the International Trade and Transportation Center near Shafter, which is 125 miles north of the ports of Los Angeles and Long Beach.

“The developers saw (the demand), and the real estate leaser saw it; it had tremendous growth opportunities,” said Paul Bingham, principal with Global Insight. “When you have trade growth, people need new facilities.”

The growth led to an almost frantic effort by shippers to construct new facilities.

“There were companies that felt pressured, it was the new thing, and everyone else was doing it,” Bingham said.

Shippers followed the big retailers to Inland locations. “You can’t get fired for going to Los Angeles or the Inland Empire,” added Jon Cross, marketing director for the Allen Group.

At the same time, many municipalities in the Inland Empire were welcoming the new development with tax breaks and other incentives. But as the economy began to soften, shippers found they had more options available. Bingham compares it to the housing market. During peak economic times, the price for housing in city cores skyrockets, leading many to find homes in outlying areas such as Tracy in the Bay Area or

San Bernardino County in Southern California. But when the economy goes soft, the real estate market follows, making it more affordable to buy a property closer to the city core. Mattel Inc. built a distribution center at San Bernardino’s Alliance California. With more options available, companies can calculate the risk and rewards of a certain location and find the balance between costs when finding a new location.

“You can think of it, in simple terms, like the housing market,” Bingham said. “When the market falls, you don’t need to go that far away because you can afford the closer-in places.”

With more options available, factors such as drayagecosts, congestion on local highways and real estate prices become determining factors during site location studies.

“The more sophisticated companies are trying to do those computations,” Bingham said. “You calculate the labor costs, the transportation costs, the taxes.”

At the same time, there is less pressure to find space because there is less trade. As a result, companies might not need a large new distribution center; their needs can be met with a smaller building closer to the ports.

“Companies are pulling back because they do not have the volume they had before,” Bingham said. Another factor adding to the slowdown is a cautious lending market, which makes financing a little more expensive.

“We had had a softening of the residential market, which has softened the lending market,” Magness said.

The slowing economy, however, will not last, and many say the growth that sustained the Inland Empire’s distribution center construction boom in the past will return, although with a little less rigor. In fact, many of the companies that have centers east of the Los Angeles-Long Beach port complex said even with the slower economy they continue to see some growth in their market.

“There is still much more property remaining,” Magness said. “As long as the ports of Los Angeles and Long Beach continue to grow, that is good news for us.”

While imports of containers will not reach the growth levels seen in the first half of the decade, many predict they will rise again, spurring another round of distribution center construction.The rush to build massive new distribution centers in the Inland Empire has slowed somewhat as the economy has slowed. “It is not going to go away,”

Bingham said. “We are confident in saying the market is going to come back.”

And when it does, companies that built centers in outlying areas could benefit.

“The Bakersfield region has been a little slower than we projected, but I think in the next three to five years, we are going to see a dramatic increase,” Cross said. “The new spot was the Inland Empire, but what we are seeing now is that the Inland Empire only has about three years worth of land left.”

Cross predicts that, eventually, the higher costs of transportation that come with building outside of the Inland Empire will be offset with the cheaper cost of land and ready labor force.

“Someone might say that your drayage cost to take a container to the Inland Empire from the port might be cheaper,” Cross said. “However, it is all abouttotal cost savings; there is no way your drayage costs can outweigh the cheaper lease costs.”

Cheaper lease costs will also become a factor as companies search for larger facilities to match the growth in size of containers and ships. As ships become larger, companies will have to handle more cargo at one time increasing the need for large warehouse space, Cross said.

“The Fortune 500 companies of the world are seeing the boxes get larger,” he said. “At the same time, there is becoming very little room to handle those boxes in the Inland Empire for a feasible cost.”

For some companies, such as large retailers like Target, that day has come, bu t for others, the Inland Empire will continue to be the prime location at least for now, others argue. Bingham agrees and said the current slowdown will not last.

“The real question is how much longer, is it two years or five years?” he said. “Those areas do not get crossed off the list; there is no situation where I see that happening.

“It’s not a boom time now, but that doesn’t mean you abandon the market and it has no role any more,” he continued.

Even companies with interests in the Inland Empire agree that the outlying areas will see their heyday.

“Those days will come for Tejon, Bakersfield and Shafter,” Magness said. “But before those markets hit their stride, you are going to see a lot more infill.”

In fact, Magness said his firm is constantly searching for new areas for speculation construction.

“We are actively pursuing other properties in and around Southern California,” he said. “There continues to be healthy competition.”

South Dallas County Becoming Freight/Warehousing Hub

October 16, 2007

South Dallas County Becoming Freight/Warehousing Hub

By Liz Moucka

Dallas, Tex. – Bob Moore Construction of Arlington, Texas has been contracted to build a major new office and warehouse building south of Dallas on behalf of developer First Industrial Realty Trust. The 758,922-square-foot office and warehouse building will be located in the DalPort Business Park in Wilmer, Texas, along I-45 south of I-20 in the vicinity of the Union Pacific Intermodal Terminal that opened in 2006. General contractor Bob Moore Construction will work with Dallas architect Pross Design Group, Inc. on this building. Ground breaking for the DalPort Business Park warehouse / office project is planned for November 5, 2007. The building is planned to be completed by early summer, 2008. The Allen Group, developer of the Dallas Logistics Hub (The Hub), a 6,000 acre logistics park in Southern Dallas County, has selected two Dallas area contractors for the construction of its first two spec warehouse/ distribution buildings, 3i Construction, LLC and MYCON General Contractors, Inc. Construction of Buildings 1 and 2 will be completed by February 2008.

The Dallas Logistics Hub (“The Hub”) is the largest new logistics park under development in North America, with over 6,000 acres master-planned for the development of 60 million square feet of distribution, manufacturing, office and retail uses with exceptional Intermodal, rail and highwayaccess. 3i Construction, LLC has been retained for the construction of DLH Building 2, a 192,850 square foot warehouse building and to provide additional construction services for The Hub’s DLH Building 1. MYCON General Contractors, Inc., of McKinney has been retained for the construction of DLH Building 1, a 635,000 square foot cross-dock distribution facility.

Allen Group Breaks Ground on 827,000 SF in The Hub

October 10, 2007

Allen Group Breaks Ground on 827,000 SF in The Hub

Distribution Center and Warehouse Will Deliver
in April 2008

By Alex Fox-Collis

The Allen Group started construction on DLH Building I, a 635,000-square-foot cross-dock distribution center, and DLH Building II, a 192,850- square-foot warehouse facility in the Dallas Logistics Hub, a 6,000-acre multi-modal logistics park. These first two buildings will bring 827,000 square feet of new industrial inventory to the Southeast Dallas County industrial market. Both buildings will be available for occupancy in April 2008. The properties are at 4800 and 4900 Langdon Road in Dallas, TX.

“The Hub has quickly emerged as the prime logistics location in North Texas because of its strategic access to rail, intermodal, and highwayinfrastructure,” said Daniel J. McAuliffe, president of Allen Development of Texas.

The development team includes GSO Architects, Kimley-Horn & Associates, MYCON and 3i Construction.

Daniel J. McAuliffe of the Allen Group handles preleasing.

Logistics Real Estate: Allen Group Kicks Off Construction

October 8, 2007

Logistics Real Estate: Allen Group Kicks Off Construction at
the Dallas Logistics Hub

By Jeff Berman

DALLAS—Commercial real estate developer The Allen Group recently said that it has begun construction on the first two industrial park buildings at the Dallas Logistics Hub (DLH), which, Allen says, is the largest new logistics park being developed in North America.

The new buildings include DLH Building 1, a 635,000 square-foot cross-dock distribution facility, and DLH Building 2, a 192,850 square-foot warehouse facility, which are scheduled to open in April 2008.

The DLH is a 6,000-acre multi-modal logistics park that will offer more than 60 million square-feet of industrial space for lease. It is master-planned for the development of 60 million square feet of vertical logistics and manufacturing space, according to the Allen Group. And it is adjacent to Class I railroad carrier Union Pacific’s Southern Dallas Intermodal Terminal, the Burlington Northern Santa Fe (BNSF) rail line and a proposed BNSF intermodal facility, major highway connectors—I-20, I-35, I-45 and Loop 9, and Lancaster Airport, which is in the master-planning stage to facilitate air-cargo distribution. Allen added that the DLH is a major component of the NAFTA infrastructure and will act as a major inland port bringing products from rail from the Gulf of Mexico and Pacific-based ports such as the Ports of Los Angeles, Long Beach, and Houston, and the Western deep water ports in Mexico for national and regional distribution.

Earlier this year, Dan McAuliffe, vice president for The Allen Group’s Texas management team, told Logistics Management that this first phase of development at the DLH will open up more than 750 acres of land. He added that the DLH’s development is part of four different cities in Texas: Dallas, Lancaster, Wilmer, and Hitchins. McAuliffe also said that the main benefit of the DLH for shippers is that it will provide them with several options for importing and exporting freight, as well as close proximity to an intermodal facility.

“Once a container is unloaded from a train to a trailer chassis, the haul to the warehouse [drayage] can in some case be more than $2.75 per mile,” he said. “When you evaluate the additional operating cost of a facility which is located 20 miles from the intermodal facility, the annual drayage costs could be equal to the rent paid on the warehouse.”

Other shipper benefits cited by McAuliffe were the DLH’s close proximity to major highways in Texas, and dual Class I railroad carriers, which he said would make the DLH the only industrial park in North America with dual Class I intermodal facilities that would give shippers greater flexibility and a higher level of service.

Dallas/Fort Worth Breaking News 827,850-SF Spec Project Gets Under Way

October 5, 2007

Dallas/Fort Worth Breaking News

827,850-SF Spec Project Gets Under Way

By Connie Gore

DALLAS-The long-awaited start of the first industrial space in the 6,000-acre Dallas Logistics Hub is about to get under way. The spec buildings, totaling 827,850 sf, will be ready to light in April. “On Monday, dirt will be flying,” vows Daniel J. McAuliffe, president of Allen Development of Texas. He tells GlobeSt.com that the start was delayed by a couple months as the San Diego-based developer made some design and site changes and followed through on a policy for 25% of the project to be subcontracted to minority- and women-owned businesses. “It was a bidding process that took longer than normal,” he says, explaining more news will be forthcoming in the coming weeks. McAuliffe says the decision to shift the buildings’ locations by 100 feet necessitated a slight redesign that also resulted in additional trailer spaces being factored into the plan and lower construction costs. The initial development, originally estimated to cost $35 million, will be situated on roughly 50 of the developer’s 6,000 acres.

4900 Langdon Rd. DLH Building 1 will be 635,040 sf, a 32-foot clear height cross-dock with 126 dock doors and up to 213 trailer spaces. The 4800 Langdon Rd. project will have a 185-foot truck court. DHL Building 2 at 4900 Langdon Rd. will be a traditional office/warehouse with 192,850 sf, 28-foot clear height, up to 363 parking spaces and 41 dock doors. The truck courts are 110 feet, 149 feet and 170 feet and trailer parking is available. GSO Architects of Dallas designed the buildings and is the structural engineer. Kimley-Horn & Associates’ Dallas team did the civil engineering for the development. In July, the Allen Group awarded DLH Building 1’s construction pact to Mycon General Contractors Inc. of McKinney, TX and DLH Building 2 to 3i Construction LLC, a Dallasbased minority-owned firm, which also will provide additional construction services for the larger box. McAuliffe says the industrial submarket, supported by one operating intermodal yard and another one on www.allengroup.com the drawing board, is living up to expectations. “In the last 60 days, quite a few large deals have identified where they want to go,” he says. “There are one million sf of deals in South Dallas that have been completed or on the verge of being completed.”

The Allen Group’s flagship space for the multimodal logistics park, envisioned as an international trade corridor, is being marketed at $3.35 per sf with a $3 per sf tenant-improvement allowance. At buildout, the park is projected to have 60 million sf of logistics, retail, office, hospitality, single-family and multifamily space plus direct or near-direct access to four freeways. It’s taken the developer nearly four years to get the groundbreaking development to a ground-breaking stage. McAuliffe says his team is locked in talks with one prospect for DLH Building 2 and chasing several deals for the cross-dock box. “The market’s there. The users are out there,” he reports. “But, you’ve got to build it before you see those users.”

Allen Group to Construct Two Buildings at MidState 99 Center

Valley Voice Newspaper

Allen Group to Construct Two Buildings at
MidState 99 Center

October 3, 2007

The Allen Group, a commercial development firm specializing in logistics parks and industrial developments, announced construction plans for two additional industrial buildings at its MidState 99 Distribution Center in Visalia, one of the fastest growing industrial markets in the state.

The 139,590-square-foot MidState Hayes Building 5 and 140,700-aquare-foot MidState Hayes Building 6 will both be developed as warehouse/distributionfacilities. The project is currently underconstruction,with buildings available for occupancyin April 2008.

The MidState 99 Distribution Center has eightexisting buildings totaling over two million squarefeet, all of which are 100 percent occupied. Current tenants include VF Corporation, International Paper Company, JoAnn Stores, Coast Distribution Systems, Workflow One, Worms Way, Bound Tree Medical, ORS NASCO and DATS Trucking.Approximately 200 acres are left for build-to-suit opportunities up to 1 million square feet. The development team includes: TaylorTeterPartnership, as architects and structural engineers Lane Engineers Inc., as civil engineers and B.J. Perch Construction, as general contractors.