Missouri Certified Sites Sites Confirmation Process

1. Missouri Certified Sites Sites Confirmation Process Mark Dawson, CEcD Mike Chell, CEcD Tracy Brantner, CEcD

2. Presentation Outline • What are Certified Sites? • Background of Certified Site Programs • Characteristics of Certified Sites Programs • Benefits of Certified Sites • Two Programs Merge Into One? • Overview of Process & Requirements • Lessons Learned from a Missouri Community • Going Forward • Q & A

3. Benchmarking for Years

4. Certified • Main Entry: • certified • Function: • adjective • Date: • 1611 • 1 : having earned certification<a certified gemologist> 2 :genuine, authentic<a certified big shot><certified intellectuals> • Source: Merriam Webster On-Line

5. Shovel Ready Certified Site Select Site Deal Ready Site Ready Job Ready Not one single definition but rather a process. All In a Name?

7. Characteristics of a Certified Site • Available for Sale/Lease • Set Terms/price/condition • Long-term renewable and assignable options are permissible • Reduce “Seller Remorse”

8. Must Be Full Service Site • All utilities at site • Water, gas, electric, natural gas, etc. • Adequate Capacity • Capacity to meet projected demand • Alternate plans to meet demand and show ROW studies, cost estimates, timelines, etc (in writing)

9. Site Must Be Developable • Necessary due diligence completed • Environmental assessments • Geotechnical review • Mitigation completed • Man-made issues • Easements and relocation plan • Aviation • Zoning or CCR’s

10. Success Stories • In August 2005, Lowe’s broke ground on a certified industrial site in Lebanon, Oregon. The company’s real estate manager had this to say about Oregon’s certification program: "You cannot put a dollar value on having that work done in advance. Don’t let anyone ever tell you that it was not money well spent…the work you provided gave our engineers a big head start on evaluating the site and really helped move this site forward in our process."

11. Consultants Using Certification • "As location consultants, we've found there is more and more pressure from our clients when they are choosing a location for a project. The clients don't want to take a long time to choose a location and once it's chosen, they don't want to take a long time to get started building. That's where the call for certification started to become necessary.

12. Toyota Uses Certification • "Certification takes a site that wouldn't even be looked at sometimes and it puts it at least in the running for the first list of sites to be looked at. The certification process allows for us to move quickly and to remain anonymous at the beginning stages of the site search, especially if a community puts their certified sites on the Web. • "This is really important," continues Cuneo, "because when we have to start actually contacting economic developers about what we're looking for, that's when expectations rise and rumors get started and the cost of tracks of land goes up. So if we can do the preliminary search without all of that happening, it's better for everyone involved.” Dennis Cuneo Toyota North America

13. New York State Analysis(Late 1999-2007)

14. States with Certified Sites Programs

15. Missouri Programs See Opportunity • Ameren UE & Aquila both have Certified Sites Programs. • Parameters and guidelines developed separately. • Review of both programs found opportunities to develop a potential model for Missouri.

16. Missouri Site Confirmation Guidelines • Ownership • Copy of Realtor Listing Agreement (If applicable) • Title Report showing clear title • Title Report showing clear title • Documentation of easements • Parcel Size • Legal Property Description

17. General Aerial Photo Cover ½ mile radius around subject property Google Earth or state published orthoquads…Photo dated Planning Agency/Building Department Zoning Designations Regulations Site Access Rail Access Routing study if needed Cost estimates for new spur, switch, etc.

18. Rail Access • Name of Rail service provider's) • Contact data • Letter from railroad explaining their service and capacities to serve at site • Map showing proposed route to serve and costs to provide this spur • Aviation Issues

19. Utilities • Provide name and contact for each applicable utility • Provide a statement or communications of their willingness to serve the project • Review Site Guidelines for details • Parcel Boundary Survey • Name and contact for licensed land surveyor from state where site located • Provide sealed copy of boundary survey in accordance with national standards • Topography Map • Existing contours of site within last two years • Use two foot intervals

20. Phase I Environmental Assessment • Name and contact of preparing firm • Copy of Phase I report • Report completed within last 180 days and if longer, commitment to update upon offer on site. • Evaluation of risks from neighboring properties • Property history report back to 1940 • USGS current maps to review drainage patterns and issues

21. Wetland or Waters of US Boundaries • Map showing limits of any wetlands or environmentally sensitive areas • Documentation of acceptance of wetland boundaries by US Army Corps of Engineers • Threatened & Endangered Species Review • Name and contact and copy of certification of presence and species of state and federal threatened and endangered species within the boundary of the parcel or absence therof.

22. Local Drainage Requirements • Summary of local requirements for storm water management & erosion control • Prevailing Winds • Documentation and direction of the prevailing wind associated with property

23. Development Ready (Industry Specific) • Phase I indication of site issues • Phase II performed to identify Phase I findings and recommendations monitoring, removal or mitigation. • Remediation Plans submitted to appropriate agencies • Preliminary Site Layout • Site drawing of possible site accommodating end user anticipated

24. Geotechnical Assessment • Proper name and contact of geotechnical engineer • Report should show: • Suitable soils for construction • Soil cut and fill factors • Recommendation for pavement thickness • Site Development Costs Opinions • Name & contact of engineer familiar with building regulations & typical costs • Include: • Anticipated schedule • Estimated probable costs • Other fees, permits, etc. • Project Permitting • Copies of permits required for project • Estimated timeline for submittal and approval by governing bodies

25. Johnson County, MO Site

26. Shamrock Business Park

28. "Certified sites programs are the cutting edge of the economic development practice," notes Jennifer Tanner, project manager for CH2MHill Lockwood Greene. "Although only a few programs exist today, certified sites are quickly becoming a best practice.“ • Should Missouri have a Certified Sites Program?

29. Q & A