I have had the opportunity to attend various meetings around the area regarding transportation issues and planning. While at these meetings, I hear about other efforts being made by even more groups, grappling with the whole transportation planning to include The Neck area of the Peninsula in Charleston, The SCDOT plans related to multimodal, the BCDCOG Long range Planning, the New Carolina TDL Council and now the Sheeps Island Interchange. I find it amazing that so many efforts are going on at the same time and while I like to think they are not being conducted is SILOS and oblivious to the others, I suspect there is not enough communcations going on between the parties. The issue of tansportation and logistics is only going to get worse everyone…with the port working on opening up more terminals over the next several years and the anticipated increase in shipping container traffic, its a wonder that we arent much further along in the plan. I recently inquired to a number of people what the plan was for Container Drop yards to support the new Sheep Island Interchange which is supposed to bring huge new distribution facilities. However, so far, no one has been able to define who or what is focused on that segment. We didnt forget about them did we? With the continued elimination of heavy industrial in North Charleston which was a driver for container traffic, we must find new locations and ways to incorporate them into the master transportation plans. I just want to know what the plans are and from one source. I am including all the links to the various people who believe they are the planning people. Let me know if I am off the mark or maybe Im attending the wrong meetings. My clients expect me to be “in the Know”. Obviously my first challenge is to know who really is in charge of planning.
www.neckprosperity.org
www.scdot.org/inside/multimodal/multimodal_transplan.shtml
www.bcdcog.com/lrp.htm
www.scdot.org/inside/i-526corridoranalysis/default.shtml
www.newcarolina.org/clusters/tdlcouncil.aspx
more to follow…
Transportation Planning
Zoning for Container Parking in Greater Charleston
I have been busy as of late with a number of trucking companies, primarily drayage of containers to and from the port terminals. It is becoming increasingly more difficult to locate good sites with the appropriate zoning. Apparently the cities have been changing the regs to keep containers in Heavy Industrial zones. While I might understand this move in an attempt to improve the residential neighborhoods in close proximity, it astounds me that with Port activities increasing and even new terminals scheduled to open in the future, that the cities would force these trucking companies to relocate outside of city limits. These actions will ultimately lead to more congestion on the highways in and out of the terminal areas as well as reduce the tax base. It would seem to me that before making those decisions, a complete review of land within the cities be further reviewed and maybe more rezoned as Heavy Industrial or M-2, to be able to accommodate the shifts desired. Now we are forced to look at County property which may be less restrictive or further out beyond the city limits. Case in point, where i have had 2 companies extremely interested in a site which is now in the Light Industrial zone. I was told by Planning that if there is one container involved, regardless if on a chasis and just parking for a few days or grounded, it would not be allowed. Now if you stand in the middle of the site, and look directly across the street, there are containers stacked 5 high and chasis stacked as well. In addition, I spoke with the owner of the site who has been marketing the site for truck parking for some time (because thats what its been for many years) only to learn its not allowed any longer. This is a huge impact to the owner, given it is unlikely this site would be of interest to any other businesses. Well, I have not finished with my discussions on this subject. Given Iam very focused on the Trucking industry and Port related industries as a whole, I need to keep pushing for appropriate solutions. more to follow…
Hiring A Broker
Hiring a broker should be the next step after determining that you want to purchase or lease a property. The broker can provide you valuable information on the market conditions, availability of the type properties you have interest in and recommend certain processes to fulfill your request in the most efficient way. The agreement you put in place with the broker should be an exclusive agreement, so that they are assured of being compensated for their time, and you can be assured they will put in as much time and focus as necessary. You, the client, should refer to your broker, all information you receive, whether from other brokers, landlords/owners, or properties you become aware of, so that your broker can do the research and determine the appropriateness of those properties in relation to your specifications. Having an exclusive broker, allows you to focus on your business and other matters, while the broker is providing you with findings of just those properties that warrant discussion or your visit. Once the ideal property is identified, then together with your broker, you can strategize on an offer and allow the broker to be the interface with the property representative. I have witnessed many situations where a buyer/tenant have gone it alone and either ends up in the wrong property or the right property under less desirable terms. The right broker relationship will save you time and money and you can be assured that no property or opportunity has been missed. Hire a Broker and you will be glad you did.
Intermodal Transportation Professional
So I recently received my TWIC (Transportation Workers Identification Card) Card to be able to enter the various Port Terminals on an as needed basis. I feel the need to differentiate myself from others in my industry. That said, I am more interested in providing the absolute best service and guidance I can to my clients. So, I have now enrolled in a Course at the College of Charleston called, you guessed it, Intermodal Transportation Professional Development. This course has 4 segments to it, “arranging the move” “The port of Charleston” “moving the goods” “support activities and shippers”. Looks like a fun packed schedule with some recognizable names of local executives in their respective industries as speakers/lecturers. Learning not just the lingo and buzz words, but really understanding what the shipping and trucking industries do to move their inventory, be it rail, ships, trucks, will be of great value as I further my relationships in those industries and with their executives. The course is 2 full semesters long so hopefully things will sink in. Wish me luck and humor!
Brokers Opinion of Value BOV
I have started to look at this part of the commercial real estate business because so often there can be a bias on conducting a valuation. Since I do not take Listings for sale or lease, it would seem I would be better equipped to provide an unbiased approach. So, I will now make myself available to evaluate properties on behalf of sellers or buyers, as well as evaluate tenant leases, to determine a fair market value for each. In these market conditions, it can be extremely difficult to determine a true value, certainly for a non-commercial real estate professional. So if I can add value and assist anyone in a more precise and educated determination, then I have done a good job for a relatively small fee. So use me as a resource. I think you will be glad you did.
Cold Storage, Refrigeration
I recently did an evaluation of the “Cold Storage” or “Refrigerated” buildings in the greater Charleston market. Imagine my thoughts when I found there are only 3 properties and 2 of them belong to one end user. Only 1 is operated by a 3pl entity and they have a pretty small presence at this point. So I took my findings to the Port executives, who confirmed both my findings and the fact that we should have a much larger presence to drive more imports and exports of foods. So I then hit the road, meeting with industry associations, large 3pl cold storage operating companies and end users alike. So far the interest has been strong but all come with caveats. They need customers to commit to using their facilities through our port. No one wants to build on speculation. I now have commitments from a number of developers that are willing to build to suit and I have identified more than a dozen very qualified industrial sites with rail within a reasonable distance to the port terminals and I have buyin from 3pls and their customers. I believe its just a matter of time before we hear of shovels in the ground and large cold storage buildings going vertical. Can’t wait!
Leadership Charleston
Yesterday, I was one of 50 students that graduated from the Charleston Chamber of Commerce’s “Leadership Charleston” program. I am now one of hundreds if not thousands, of alumni of this incredible class. We have spent the past 10 months focused on meeting the best and the brightest in our region, so that we might understand the Social and Economic issues that surround our communities, to include, Health Care, Education, Military, Government, Transportation, to name a few. The fact is, that if everyone were to become as informed as we became this past year, we could as a community come together to make better decisions, increase volunteering, manage the political process better and become better citizens as a whole. I strongly encourage you to look into the program for you and/or your employees. Clearly one of the best and smartest things i’ve done since arriving in the lowcountry!
Trucking Along
So I recently attended the South Carolina Trucking
Association annual conference. Being my first time attending
I was unsure what to expect. I was pleasantly suprised at finding them very well organized and focused on the issues, of which
there are many. I listened to various presenters including experts
from the American Transportation Research Institute who conducts
research related to CSA’s, highway congestion and many others.
I am happy to say I have made some new friends in an industry
that I think we all take too much for granted. I have a new found appreciation.
The Charleston Cruise Industry
I don’t know about you, but I find most of the discussions around whether or not Charleston should have a Cruise business ridiculous.
The fact of the matter is The Port belongs to the State and they can operate any Port related business they want. The fact that they opted to partner with the City to discuss their concerns and create a thoughtful and robust plan fully supported by the Mayor is amazing. The Port did not have to relocate the Cruise Terminal, they chose to do so as good citizens. The fact that its going to cost them $25 Million and have requested nothing from the City or residents to pay for it is equally as amazing.
Why are so few people capable of creating so much debate over an issue they have literally no control or say over in the first place? The Cruise business, just like the colleges downtown or the tour buses from OFF, keep the city vibrant and alive. They provide for huge financial impact to our business owners and create the demand for our historic preservation by allowing us to engage in hundreds of tour guides. I have nothing to gain and everything to gain by having them here.
Good for the Port to have the vision and thick skin to boot!
