2 JULY 2021 S I T E S EL E C T I O N 66 V O L UM E 6 6, NUM B E R 4 July 2021 T H E M A G A Z I N E O F C ORPOR A T E RE A L E S T A T E S T R A T E G Y A N D E C ON OMI C D E V E L OP M E N T t COVER STORY: Cover design by Negin Momtaz & Richard Nenoff t FEATURES 36 DATA CENTERS A roundup of U.S. and global location magnets for data center capital investment. 42 ADVANCED MANUFACTURING Apple is showing the world how to reshore and support advanced- industries companies all at once. 56 FOOD & BEVERAGE Growth in the alternative protein food market is ushering in a new corporate real estate category. 60 AEROSPACE America’s ‘Aerospace Alley’ is unfolding in the Rocky Mountain State. 70 SMART CITIES Achieving sustainable development goals is now a key smart city metric, especially in a post-pandemic world. 74 STARTUP & INNOVATION HUBS An exclusive contribution from JF Gauthier, founder and CEO of Startup Genome, examines emerging startup capitals around the world. 99 TALENT ATTRACTION Drew Repp of Emsi Burning Glass explores how Nevada has used data to connect talent with target industries, and now brings hope to COVID-impacted workers. 102 RURAL ADVANTAGE Site Selection project data identifies the top performers among the 1,267 rural counties in the United States. SUSTAINABILITY RANKINGS The sustainable investment market comes of age: Site Selection’s top U.S. and international destinations for transformative project investment. S I T E S E L E C T I O N JULY 2021 3 F OLL O W US! s i tes e l e c t io n . c o m ▼ INVESTMENT PROFILES 16 COLORADO 26 MARYLAND 34 ASCENSION PARISH, LOUISIANA 40 PFLUGERVILLE, TEXAS 54 ABILENE, TEXAS 64 HUNGARY ▼ DEPARTMENTS 4 EDITOR’S VIEW: RESHORING ANALYSIS POINTS TO BETTER DAYS AHEAD 159 INDEX TO ADVERTISERS 6 IAMC INSIDER: A letter from the Chair; disaster recovery planning guidance. 12 IAMC SPOTLIGHT A look at the future with three corporate real estate managers. UPSTATE SOUTH CAROLINA INTELLIGENCE REPORT 83 UPSTATE SOUTH CAROLINA INTELLIGENCE REPORT ▼ AREA SPOTLIGHTS 114 MISSOURI Fulfi llment centers are fulfi lling labor requirements across the Show-Me State. 122 NEW JERSEY The Garden State has big plans for o shore energy production. 140 LOUISIANA Energy facilities on the drawing board will be powered on renewable fuel sources, including pellets derived from sugarcane. 146 WISCONSIN The Foxconn story takes a turn for the better. 152 OKLAHOMA A multi-state site competition lands an EV factory in the Tulsa region. 156 UPSTATE NEW YORK The Port of Albany will be home to an o shore wind tower manufacturing operation, adding to the Capital region’s clean energy industry. ▼INTERNATIONAL UPDATE 14 NORTH AMERICAN REPORTS An architecture award winner makes use of demolition rubble; life sciences surge in NYC; Kansas City Southern connects with CN; the Chapter 313 incentive in Texas; wind in the Gulf of Mexico. 18 WORLD REPORTS A Ugandan entrepreneur builds a juice factory; FDI stats from UNCTAD; green projects in the Persian Gulf; the Pope’s EV; AI Innovation Zones in China. 22 ASIA How to assess functional-beverage packaging location options in the APAC region. 28 ATLANTIC CANADA Why metros throughout this region are seeing rapid investment from the professional services sector.4 JULY 2021 S I T E S EL E C T I ON EDIT OR’S VIEW MEMBER Site Selection (ISSN: 1080-7799) (USPS ), July 2021, volume 66 number 4. Published six times a year in January, March, May, July, September and November by Conway Data, Inc., 6625 The Corners Parkway, Suite 200, Peachtree Corners, GA 30092 USA. Periodical postage paid at Peachtree Corners, Georgia, and additional mailing offices. Single issue: $20 plus shipping. Annual subscription: $95 in the United States; $135 to non U.S. addresses. PRINTED IN USA. POSTMASTER: Send address changes to Site Selection, 6625 The Corners Parkway, Suite 200, Peachtree Corners, GA 30092 USA. ©2021 CONWAY DATA, INC. Publisher/Director LAURA LYNE Executive Vice President RONALD J. STARNER VP of Publications & Editor in Chief MARK AREND Managing Editor ADAM BRUNS Senior Editor GARY DAUGHTERS Managing Editor of Custom Content SAVANNAH KING Art Director SCOTT LARSEN Production Coordinator/Designer BOB GRAVLEE Lead Designers SEAN SCANTLAND RICHARD NENOFF NEGIN MOMTAZ Editorial Database Manager KAREN MEDERNACH Research Associates BRIAN ESPINOZA McKENZIE WRIGHT GLOBAL SALES & MARKETING Vice President of Sales CHARLES FITZGIBBON Vice President, Global Innovation GUILLERMO MAZIER Regional Director — Northeast U.S. MIKE GLENNON Regional Director — Midwest U.S. CATHY McFARLAND Regional Director — Southeast U.S. MICHELE RABALAIS Regional Director — Western U.S. PAUL NEWMAN Regional Director — U.S. MARGARET ROSE Central America BOBBY PEREIRA, +507 6673 1160 Regional Director — Latin America PILAR CERÓN, +507 6980 1533 Europe BRENDAN DOHERTY, +44 7999 786752 Japan HIROKO MINATO, +81 50 8882 3456 Korea CHUL LEE, +82 2 466 5595 Sales Development Representative MARTA RUSSELL Marketing Assistant CATHIE WENDT BUSINESS DEPARTMENT Chief Financial Officer DEBBIE PORTER CIRCULATION Circulation Manager JULIE CLARKE DIGITAL TECHNOLOGY TEAM Webmaster BEN YAWN Director of Programming & Analytics DANIEL BOYER IT Coordinator MARK BERTRAM The publishers believe that the information contained in this publication is accurate. However, the in formation is not war ranted, and neither Conway Data, Inc., nor the Industrial Asset Management Council, assumes any liability or responsibility for actual, consequential or incidental damages re sulting from inaccurate or erroneous information. Site Selection incorporates Industrial Development. PHONE: (770) 446-6996 FAX: (770) 263-8825 TOLL FREE: (800) 554-5686 EMAIL: editor@conway.com WEB: www.siteselection.com hankfully, the “New Normal” I wrote about here in the May 2020 issue did have an expiration date after all. There may not be a specific calendar date to point to. But rush hour traffic resembles pre-pandemic volumes, people are traveling in droves — even if masks are still required on planes — and real estate occupancy rates are on the rebound. These and other factors will vary geographically, but they’re clearly trending in the right direction. I’m even more optimistic about some economic trends regarding reshoring of operations I came across. The 2021 State of North American Manufacturing Annual Report from Thomas, the New York-based industrial sourcing and marketing platform, says 83% of North American manufacturers are likely or extremely likely to reshore production, up from the 54% of survey respondents who said they planned to reshore back in March 2020. The automotive and oil & gas sectors were the most motivated verticals with plans to add North American suppliers to their supply chains, the report argues. Most notable, this shift toward reshoring will lead to a massive amount of economic opportunity in the U.S., with the potential to drive $443 billion in economic value over the next 12 months. The Reshoring Initiative’s 2020 Data Report also has good news on this front. Despite COVID, it notes, reshoring numbers were up in 2020. Reshoring and foreign direct investment (FDI) job announcements for 2020 were 160,649, bringing the total jobs announced since 2010 to over 1 million (1,057,054). Also of significant importance: Reshoring exceeded FDI by nearly 100% for the first time since 2013. Two more takeaways: (1) In order to make the U.S. less vulnerable, there are now national initiatives to shorten and close supply chain gaps for essential products. The PPE, medical, tech and defense industries are most likely to benefit. Medical equipment and PPE are the first responders of new reshoring and FDI, with cases up nearly 2,000% and jobs up 400% from 2019; and (2) It’s expected that 2021 reshoring and FDI job announcements will be near 200,000, up by at least 25%. “With 5 million manufacturing jobs still offshore, as measured by our $900 billion/year goods trade deficit, there is potential for much more growth,” says Harry Moser, founder and president of the Reshoring Initiative. “We call on the administration and Congress to enact policy changes to make the United States competitive again.” We second the motion. Till next time, Mark Arend, Editor in Chief Reshoring Analysis Points To Better Days Ahead T6 JULY 2021 S I T E S EL E C T I ON www.iamc.org BOARD OF DIRECTORS Fall 2020 - Fall 2021 insider July 2021 Chair Jennifer Roth Bimbo Bakeries USA, Inc. Vice Chair Scott Cameron Sonoco Secretary/Treasurer Karen Shchuka Penske Truck Leasing Past Chair Colleen Caravati Corning Inc. Matt Boehlke Xcel Energy Michael Connors CORT Business Services Corp. James Eckert Owens Corning Jim Hazard, SIOR esrp Gregory Hitchin, CEcD City of Waynesboro Patricia Horvatich Pittsburgh Regional Alliance Linda Larson Andersen Corp. AJ Magner CBRE Betsy Power PepsiCo Pete Quinn IV, SIOR Colliers International President & CEO J. Tate Godfrey, CEcD What a difference a few weeks makes. In that time, it seems, vaccines have become widely available, cases of COVID-19 are plummeting nationwide and we as a nation are slowly returning to our retail shops, to our restaurants and to our workplaces. All of this bodes well for all segments of the industrial market — manufacturing, warehousing and distribution. Of course, no upcycle is without its risks, and with a turn of social and economic events toward more positive times come new challenges. For instance, how often did you hear the issue of supply chain constrictions and the need for greater inventory efficiency come up during our recent (and highly successful, I might add) Spring Forum? In a recent column, I asked where we are headed and how we will get through. “The answers,” I wrote, “have less to do with me than with pursuing our core purpose in this world: serving the members.” It is ironic in a way that throughout 2020, we heard that we are all in this together. Yet, at no time has that been truer than right now, as we pivot to a more robust economy ready to do business. As was documented at the Fort Worth Forum, we face new challenges such as the above-mentioned supply-chain shortages for construction materials, which obviously impact development, as well as climbing fuel prices, which threaten cost-effective distribution channels. I have heard members say that inventories might increase by 5% to 10%, just to have what has been called “safety stock” in order to weather interruptions. There is certainly effectiveness in that, but it is also a costly solution that runs counter to the just-in- time delivery strategies that have been put to practical use in the industry for years. (For more on the issue, please visit our Cornerstone Discussion Board at IAMC.org.) There is much talk as well about reshoring manufacturing operations these days and the growth of satellite or decentralized distribution centers. Both strategies could have a positive impact on greater supply-chain control while simultaneously cutting back on fuel expenses. In addition, the latter strategy would also allow this industry to satisfy the growing consumer need for same-day deliveries. On the first score, Chairman’s Circle sponsor Cushman & Wakefield recently reported that some 69% of nearly 750 surveyed manufacturers reported that they are exploring the return of production to the United States. Further, according to a recent blog by logistics provider Kardex, “Being closer to the customer decreases transportation costs and reduces the risk of supply-chain disruption if there is a delay/interruption in another part of the country.” As we reaffirmed in Fort Worth, discourse is always good. We read, we study, we learn and we share. Sharing our thoughts and views as part of a vibrant organization of peers brings clarity, and through clarity, hope. Of course, no one really knows how the long-term, post- pandemic market will shape up, not this early in the upcycle, still fraught as it is with so much uncertainty. However, this I know is true: As we pivot to what is tiringly called the “New Normal,” that hope will sustain us. Jennifer Roth Chair, IAMC Board of Directors With a New Day Come New Challenges, But Hope and Discourse Can Sustain Us Mark Your Calendar … Jennifer RothNext >