< Previous106 MAY 2025 SITE SELECTION He adds that “the cost of land was good, and we can access the labor we need very easily. People come to work here, and they don’t want to leave. Some of our workers have been with us for years. We also participate in several manufacturing organizations like the Treasure Coast Manufacturing Association and Florida Makes. ey support this region very well. ey are great neighbors, and we work together very well.” A Decade in the Making Leslie Boyd, managing principal of industry for CLA Indianapolis, a consulting fi rm that advises companies on tax incentives and location issues, says, “What you are seeing in Florida has all been done in the past years.” When I asked Boyd what makes Florida a good state for manufacturing, she said, “ ey have made a lot of intentional moves to do that with their highway and transportation network. ey are the top marine manufacturer in the country. ey are very strong in high-tech manufacturing. ey have invested a lot in higher education and secondary education in manufacturing. ey have created an environment conducive to creating a manufacturing workforce. And they have a lot of land in rural areas where there is an opportunity to invest. A lot of people are moving to Florida due to the state’s favorable tax rates. In short, they have done a lot of things well.” They have created an environment conducive to creating a manufacturing workforce.” — L eslie Boyd , Managing Principal of Industry, CLA Indianapolis They have created an environment Less than two years after opening a new plant in Tampa, Norwalt — a specialist manufacturer of custom-built automation — added 28,000 sq. ft. of new space to the operation. Image courtesy of Norwalt SITE SELECTION MAY 2025 107 Case in point, says Boyd, is the fact that Florida created a new position called Chief Manufacturing Officer. “Other states have better incentives, but Florida has been smart about its efforts,” she says. “With it getting harder to secure housing and property insurance in coastal areas, we are seeing growth in people moving to inland and more rural Florida communities. You can have a great life if you move to these inland areas.” A recent report by WalletHub bolsters Boyd’s assessment. According to WalletHub, Florida residents now have the sixth least total tax burden in the country; and the return on investment they receive from the taxes they do pay is second best in the U.S. Manufacturing employment in Florida increased 10% from 2019 to 2023. Source: Florida Department of CommerceINVESTMENT PROFILE: WASHINGTON, DC Developer plans community as place where federal workers will live, shop and play. O ne of the most scenic and underutilized spots in the nation’s capital is undergoing an extreme makeover that will transform the area into a hotbed of mixed-use development. The $1.5 billion, 8-acre project is called the Bridge District. Upon buildout, it will feature 2.5 million sq. ft. of mixed- use density currently under development. Located along the Anacostia River in Southeast Washington, DC, the district will have seven buildings including 2,000-plus residential units, a 225,000-sq.-ft. cyber innovation hub, 90,000 sq. ft. of retail space, open green space and parks, and much more. Situated at the foot of the Frederick Douglass Memorial Bridge and adjacent to Anacostia Park, this prime parcel offers scenic views of the Washington Monument and the U.S. Capitol. DC-based developer Redbrick LMD recognized the hidden value in this land and several years ago stepped up to spearhead the site’s redevelopment. The $450 million first phase opened this year with 757 residential units in three buildings: the Stratos, Poplar House and Alula. Each building offers a wide array of amenities; unobstructed views of the river and national monuments; premium apartment units at multiple price points; and convenient access to the nearby Anacostia Metro station. “Opening the first phase of the Bridge District is the culmination of more than 10 years of working with the city, our neighbors, capital partners and other stakeholders to bring a highly sustainable, new neighborhood to Washington, DC,” said Tom Skinner, managing partner of Redbrick LMD. “With a focus on nature, health and wellness, and immediate proximity to public transportation, parks and jobs, we believe the Bridge District will be a neighborhood that attracts residents, retailers and employers and a major contributor to the future economic growth of the city.” Among other factors drawing residents, businesses and investors to the neighborhood is the fact that the Bridge District is located a short walk from Nationals Park and The Yards and is adjacent to a 1,000-acre, waterfront national park. 108 MAY 2025 SITE SELECTION WELCOME HOME TO THE Bridge District by RON STARNER ron.starner@siteselection.comA Dwelling for Every Budget Designed by ZGF Architects and built by Hitt Contracting, the initial housing totals 750,000 sq. ft. and offers rents ranging from $1,700 to $4,300 per month. Phase two has 900 residential units in 900,000 sq. ft.; and phase three will be 750,000 sq. ft. of new development including the all-new National Campus for Cyber Leadership. Retailers are lining up to sign leases. Atlas Brew Works is a locally owned brewery and tap room that will also feature an Andy’s Piza kitchen in the shop’s 24,260-sq.-ft. location. Set to open in the second quarter of this year, Atlas operates 100% on solar energy. DC Fray, a pop-up outdoor sports and events area, has also signed a lease. The goal of the community is a zero carbon footprint, according to Redbrick LMD. The project represents the biggest new housing project east of the Anacostia River in decades. Redbrick acquired the first 4-acre parcel in the district in 2013 for a disclosed sum of $8.5 million. By 2020, Redbrick had amassed all of the acreage for a reported total of $16.8 million. The company took advantage of federal Opportunity Zone tax incentives for the historically disadvantaged neighborhood to help finance the project. Ground was broken in 2022. The first three 12-story apartment buildings in the Bridge District were completed earlier this year. Redbrick LMD hopes that federal workers will choose to live in the Bridge District, a short distance from the Department of Homeland Security and the soon-to-be completed Cybersecurity and Infrastructure Security Agency. Audi Field, the Navy Yard and the Joint Base Anacostia-Bolling are also nearby. The Bridge District will also connect to the new 11th Street Bridge Park, a collaborative project between DC government and Building Bridges Across the River. The partnership plans to convert the old 11th Street Bridge over the Anacostia River into the city’s first elevated park. Plans call for the development to feature outdoor performance spaces, playgrounds, urban agriculture and an Environmental Education Center. Located between the Washington Navy Yard and Anacostia Park, the new Bridge Park is being designed to be “a destination, a pedestrian and bicycle route, and an iconic architectural symbol across the Anacostia River,” according to the city. Retreat to a Waterfront Oasis The Bridge District and Bridge Park are part of a wave of redevelopment projects taking hold throughout DC. Just steps away from Bridge District along the Anacostia River lies Poplar Point, a 110-acre waterfront site that is in the process of being transferred from the National Park Service to the District of Columbia. Poplar Point will eventually include a 70-acre riverfront park and trail system and 25 acres for mixed-use development, including housing, community amenities, and other uses. On March 20, the District announced the selection of Therme Group’s proposal to develop 15 acres of the site into a $500 million resort and wellness spa destination. Therme DC is estimated to generate $1.5 billion in tax revenue for the District over 25 years; create 5,000 construction jobs during development; and generate 720 permanent jobs upon completion. Mayor Muriel Bowser said that Therme DC is a “unique opportunity for DC and an economic driver for Ward 8— creating jobs, attracting visitors, and delivering new opportunities for our residents.” The multinational firm selected DC after conducting a 2-year-long nationwide site search. The company is known for building and running expansive water park resort spas in Europe. “Therme DC will be a transformative addition to the city’s landscape and will set a new standard for how cities can integrate well-being into the fabric of urban downtowns, bringing access to green spaces, wellness and community- driven programming for both residents and visitors,” said Robert Hammond, president of Therme Group US. This Investment Profile was prepared under the auspices of the Washington DC Economic Partnership. For more information, contact Jez Kline at jkline@wdcep.com. On the web, go to www.wdcep.com. SITE SELECTION MAY 2025 109 These aerial images of the Bridge District were taken in October 2024 by Duane Lempke of Sisson Studios. Photos and renderings courtesy of Redbrick LMD110 MAY 2025 SITE SELECTION I n a landscape long dominated by a handful of American tech hubs, a new contender is quietly rewriting the rules of where innovation thrives. Phoenix, once considered an underdog in the race for tech talent and corporate attention, is catching up fast. According to CBRE’s Scoring Tech Talent report, Phoenix has broken into the top tech markets in North America, propelled by a % increase in its tech workforce over the last fi ve years. at brings the region’s tech talent total to over , workers, marking one of the most signifi cant growth trajectories in the nation. One factor in that job growth is the national attention Phoenix has attracted by LINDSAY LOPP lindsay.lopp@siteselection.com Innovation is thriving across the East Valley. TSMC plans to boost its U.S. investment to $165 billion, adding three new fabs, two packaging facilities and an R&D center to support AI-driven demand from major tech customers. Photo courtesy of TSMC THE REGION REDEFINING THE FUTURE OF TECH STATE SPOTLIGHT Arizona SITE SELECTION MAY 2025 111 from corporate decision-makers. A recent survey by Site Selection magazine ranked Phoenix among the top U.S. cities for corporate headquarters, tying with Memphis and San Diego. e city also cracked CBRE’s Top Tech Hubs report, ranking among the top North American tech markets for offi ce leasing activity and solidifying its place alongside longtime tech giants like San Francisco, Seattle and Austin. What’s fueling this momentum? A combination of aff ordability, infrastructure, access to talent and a public-private ecosystem designed to support fast growth. As rising costs and workforce pressures challenge older tech markets, the Greater Phoenix area, also known as the East Valley, off ers a compelling alternative: room and resources to grow. e promise isn’t theoretical; the region is already drawing some of the biggest names in tech. REDEFINING OF TECH (Continued on page )114 MAY 2025 SITE SELECTION TSMC Rolls On In March, TSMC revealed plans to invest an additional $ billion into its Phoenix facilities, pushing its total U.S. investment in Arizona to an astounding $ billion. is marks the largest single foreign direct investment in U.S. history, underscoring the Taiwanese semiconductor giant’s unwavering commitment to bolstering America’s semiconductor production pipeline. With this latest expansion, TSMC is set to build three new semiconductor fabrication plants (meaning six in all), two advanced packaging facilities, and a state-of-the-art R&D center. is massive investment follows the successful launch of TSMC’s fi rst Arizona plant, which began volume production of -nanometer chips in late . e $ billion facility is expected to create , high-tech jobs directly and support another , jobs indirectly. e second phase Selected Top Projects by Capital Investment COMPANY CITY INVESTMENT $M Taiwan Semiconductor Mfg. Co. Phoenix 25,000 Novva Holdings Mesa 3,000 Hyperion Energy Marketing Maricopa Cnty. 966 Pure Wafer Prescott 357 Applied Materials/AZ State Univ. Tempe 270 Source: Conway Projects Database BY THE NUMBERS ARIZONA Total Rev. as Share of Total Expenses, FY 2008-22: 105.17% Industrial power cost per kWh: $8.11 2021 Workers’ Comp Index Rate: 0.87 Number of NCRCs: 10,284 | Percent Improved 2023–24: 4.13% Higher Ed. R&D Expenditure in $000s: 1,738,688 Business Tax Climate Rank Change 2024–2025: -1 (Continued from page ) After completion, around 30% of our 2-nanometer and more advanced capacity will be located in Arizona, creating an independent leading semiconductor manufacturing cluster in the U.S.” — Dr. C.C. Wei , TSMC Chairman and CEO, speaking during an April 18 earning call of the “gigafab cluster” the company intends to develop in Greater Phoenix After completion, Next >