The Economic Impact Of Warehousing And Logistics

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Economic Impact of Warehousing & Logistics

Economic Impact of Warehousing & LogisticsACKNOWLEDGEMENTSAUTHORSTimothy S. Sullivan, Ph.D.John C. Navin, Ph.D.Warren D. Richards, M.S.Department of Economics & FinanceSouthern Illinois University Edwardsville School of BusinessPARTNERSMadison County GovernmentCity of EdwardsvilleLeadership Council Southwestern IllinoisSt. Louis Regional Chamber

Economic Impact of Warehousing & Logistics

Economic Impact of Warehousing & LogisticsEXECUTIVE SUMMARYThis report summarizes the warehousing and logistics industry’s role in the MadisonCounty, Illinois economy, focusing on the county’s three large logistics centers: GatewayCommerce Center, Lakeview Commerce Park, and Northgate Industrial Park. The mostimportant findings are presented below with additional detail provided in the full report.The three centers have a combinedannual economic impact of over 1.3billion in Madison County.The presence of the three centersgenerates almost 10,000 jobs inMadison County and about 445 millionof annual payroll. Tenants of the centersemploy almost 6,000 workers and theseworkers have a total annualcompensation of almost 300 million.The three centers generate about 50 million of state and local taxrevenue annually. While the tenantsqualify for various tax incentives, thecombined property tax payment isabout 6 million each year. Income,sales, corporate, payroll, and propertytaxes paid by workers, tenants, andsuppliers combine for an additional 44 million paid annually to the state ofIllinois, Madison County, and localtaxing bodies.The warehousing and storageindustry represents nearly 4% ofemployment in Madison County,which is 5.4 times the national level.Employment in the warehousingand storage industry has increasedsix-fold since 2001, and totalwages paid in this industry haverisen seven-foldMultimodal freight activity in the GreaterSt. Louis area is projected to increase by74% between 2012 and 2045. Over 54% ofthe tonnage is projected to be shipped bytruck (a 10% increase over 2012).

Economic Impact of Warehousing & Logistics

Economic Impact of Warehousing & LogisticsTABLE OF CONTENTSSECTION 1: INTRODUCTION . . .1SECTION 2: OVERVIEW OF THE LOGISTICS CENTERS . .22.1 GATEWAY COMMERCE CENTER .22.2 LAKEVIEW COMMERCE PARK . .52.3 NORTHGATE INDUSTRIAL PARK . 7SECTION 3: ECONOMIC INCENTIVES AND TAX REVENUE . .83.1 ENTERPRISE ZONES .83.2 TAX INCREMENT FINANCING DISTRICTS .113.3 FOREIGN TRADE ZONE . .113.4 TAX REVENUES .123.5 THE ECONOMY OF MADISON COUNTYAND THE ST. LOUIS MSA .123.6 THE WAREHOUSING AND STORAGE INDUSTRY . 13SECTION 4: THE ECONOMIC IMPACT OF COMMERCE CENTERS .154.1 ECONOMIC IMPACT METHODOLOGY . 154.2 SUMMARY OF THE ECONOMIC IMPACT .17

Economic Impact of Warehousing & LogisticsSECTION 1: INTRODUCTIONOver the past 36 years, Madison County, Illinois has seen dramatic growth in thelogistics, warehousing, and transportation industries. This growth has primarily been fueled bythe creation of large logistics complexes located in the area west of I-255, along Illinois Route111 and Illinois Route 3. Gateway Commerce Center, Lakeview Commerce Park, and NorthgateIndustrial Park include a combined 11 million square feet of warehouse space and have tenantsthat employ almost 6,000 workers.These centers are able to take advantage of their proximity to a sizabletransportation network. The logistics centers’ locations provide ready access to the interstatehighway system through I-64, I-55, I-255 and I-270. Multiple airports (St. Louis LambertInternational Airport, St. Louis Downtown Airport, and St. Louis Regional Airport) are locatedwithin 25 miles. America’s Central Port is within 20 miles, providing access to both rail and theMississippi River. The commerce centers provide a major boost to the Madison County1 P a g e

Economic Impact of Warehousing & Logisticseconomy. This study will provide a quantitative estimate of the economic impact of GatewayCommerce Center, Lakeview Commerce Park, and Northgate Industrial Park on MadisonCounty. This report will describe the centers, including brief summaries of their histories and ashort discussion of the incentives available for the tenants. It will also describe the importanceof the warehousing and storage industry and will provide an estimate of the economicimpact of the three centers.SECTION 2: OVERVIEW OF THE LOGISTICS CENTERS2.1 GATEWAY COMMERCE CENTERGateway Commerce Center isthe largest of the three centers interms of acreage and employment. It islocated at the intersection of I-270 andI-255, bordered on the northwest byPoag Road. (See Figure 1). Most of thecenter is located in Edwardsville, but thewestern portion is in Pontoon Beach.Photo 2: Gateway Commerce CenterSource: Google Maps2 P a g e

Economic Impact of Warehousing & LogisticsFigure 1: Gateway Commerce Center & Lakeview Commerce ParkSource: Madison County Maps & PlatsIt was developed by Tri-Star properties beginning in 1998. Its first tenant, DialCorporation, leased its building in April, 1998. The park’s other major tenants are Procter &Gamble and Unilever. Gateway Commerce Center has over 2,300 acres of developable spaceand has benefitted significantly from the trend of large manufacturers consolidating theirdistribution space. In fall 2016, Gateway Commerce Center added a new Amazon fulfillmentcenter with over 750,000 square feet of space. In addition to large scale warehousing,Gateway Commerce Center is also home to smaller packaging, distribution, and trucking3 P a g e

Economic Impact of Warehousing & Logisticscompanies. Table 1 below indicates Gateway Commerce Center businesses and the squarefootage of their buildings.Table 1: Gateway Commerce Center Tenants and Square Footage of their BuildingsCurrent TenantSave-a-LotBuskeOwens & MinorMenasha PackagingStaffing SynergiesCustom Distribution Services (CDS)DialWestRock Merchandising DisplaysAxcess Hiring ServicesWalgreensSpringfield Electric SupplyBL LogisticsLewis BakeriesPODSCrossFit Ten TwentyContegraGEODISYazakiProcter & GambleMenasha PackagingSaddle Creek Logistics ServicesGenco (Unilever)GEODISProcter & GambleQuality Packaging Speicalists InternationalWestRockUSF HollandProcter & GambleQuality Packaging Speicalists InternationalSchneider National CarriersTurner ElectricGenco (Hershey)Currently LeasingAmazonProcter & GambleCurrently LeasingBusiness TypeDistributionCoporate HQ & Third-Party LogisticsMedical Supply DistributionPackagingEmployment AgencyThird-Party LogisticsDial DistributionCorporate OfficeEmployment AgencyDistributionElectric SupplierThird-Party LogisticsBakery Foods DistributionMoving & StorageCrossfit GymConstruction CompanyThird-Party LogisticsAutomotive Supply DistributionDistributionPackagingThird-Party LogisticsUnilever DistributionThird-Party LogisticsDistributionPackagingPackagingTrucking CompanyDistributionPackagingTrucking CompanyElectric SupplierHershey Foods DistributionDistributionThird-Party Logistics-Building Number on 2121Square 14,890306,0904 P a g e

Economic Impact of Warehousing & Logistics2.2 LAKEVIEW COMMERCE PARKLakeview Commerce Park is thesecond largest center in terms ofacreage and employment. It is located inEdwardsville at the intersection of IllinoisRoute 111 and New Poag Road. (SeeFigure 2). It was developed in 1999, withits first property sold in 2004 to J.F.Electric. Lakeview Commerce Park hasover 750 acres with approximately 350Photo 3: Lakeview Commerce Parkacres still undeveloped. Word-WideSource: Google MapsTechnologies moved into LakeviewCommerce Park in 2007 and expanded to a third building in 2008. Lakeview CommercePark recently completed a 1.5 million infrastructure update, and, in fall 2016, a new Amazonfulfillment center opened with over 750,000 square feet of space. Table 2 below indicates thetenants of Lakeview Commerce Park and the square footage of their buildings.5 P a g e

The Economic Impacts of Warehousing &Logistics on Madison County, ILFigure 2: Lakeview Commerce ParkSource: Madison County Maps & PlatsTable 2: Lakeview Commerce Park Tenants and Square Footage of their BuildingsCurrent TenantOHLSpectrum BrandsWWTTelcobuy (WWT)Family Health Center (WWT)AmazonBusiness TypeThird-Party LogisticsPet Product DistributionSoftware DistributionSoftware DistributionHealthcare for WWT employeesDistributionBuilding Number on Map112334Square 5006 P a g e

Economic Impact of Warehousing & Logistics2.3 NORTHGATE INDUSTRIAL PARKNorthgate Industrial Park isthe oldest of the three centers. It islocated in Granite City, west of IllinoisRoute 3, approximately one milesouth of I-270. (See Figure 3). Firstestablished in the 1980s as part of aneconomic development outreacheffort by Illinois Power, the centerprovides almost 700 acres ofPhoto 5: Northgate Industrial Parkdevelopable real estate park.Source: Google MapsNorthgate Industrial Park’s largesttenants include Gateway Packaging, Chestnut Health Systems and Heidtman Steel Products.Table 3 below indicates the tenants of Northgate Industrial Park and the square footage of theirbuildings.Figure 3: Northgate Industrial ParkSource: Madison County Maps & Plats7 P a g e

The Economic Impacts of Warehousing &Logistics on Madison County, ILTable 3: Northgate Industrial Park Tenants and Square Footage of their BuildingsCurrent TenantHeidtman Steel Products, Inc.Precoat MetalsAir ProductsHD Supply WaterworksChestnut Health SystemsOHL/SearsUnited SteelworkersSachs ElectricOne Source Equipment RentalsGateway Packaging Co.Ehrhardt Tool & Machine, Inc.John Sakach Co (Slingmax Rigging Solutions)H&S Machine & Tools, IncBusiness TypeSteel SupplierCoal Coating CompanyGases & Equipment SupplierWater Works Equipment SupplierHealth ClinicThird-Party Logistics & DistributionUnion OfficeElectric CompanyEquipmental RentalsPackagingTool & Machine ManufacturingRigging Products SupplierTool & Machinery SupplierBuilding Number on Map123456777891011Square 21,66021,660120,97669,50090011,317SECTION 3: ECONOMIC INCENTIVES AND TAX REVENUE3.1 ENTERPRISE ZONESWhen the commerce centers werecreated, enterprise zones were the majorincentive feature to spur economicdevelopment. Both Gateway CommerceCenter and Lakeview Commerce Park arelocated within the Gateway EnterpriseZone, which was designated onSeptember 8, 1997 and is scheduled toexpire on December 31, 2027. (See Figure4). Northgate Industrial Park is locatedwithin the Southwestern Madison CountyEnterprise Zone, which was designated onJuly 1, 1985 and will expire on December31, 2030. (See Figure 5). The designation ofan enterprise zone provides numerousopportunities for development incentivesincluding the following: Property tax abatement (of up to10 years)Sales tax exemption on materialsused to renovate or improve realpropertySales tax exemption on machineryand equipmentUtility taxInvestment taxDividend subtractionJobs taxInterest deductions on loansEnterprise zone financing8 P a g e

Economic Impact of Warehousing & LogisticsBecause these incentives come with restrictions and/or investment minimums, not everybusiness located in the centers will qualify for every incentive.Figure 4: Gateway Enterprise ZoneSource: Madison County Maps & Plats9 P a g e

Economic Impact of Warehousing & LogisticsFigure 5: Southwestern Enterprise ZoneSource: Madison County Maps & Plats10 P a g e

Economic Impact of Warehousing & Logistics3.2 TAX INCREMENT FINANCING DISTRICTSIn addition to the enterprise zone designation, both Gateway Commerce Center andLakeview Commerce Park are located within Edwardsville Tax Increment Financing (TIF) DistrictIII. Portions of Northgate Industrial Park are located in the Granite City Industrial TIF. The TIFdistricts use the increase in property tax revenue to aid in development costs. After theconclusion of a TIF project (which is typically 23 years) the full revenue is available to thevarious taxing bodies. TIF funds may be used by developers for the following: The administration of a TIF Construction of public works orredevelopment projectimprovements Property acquisition Relocation expenses Job training Rehabilitation or renovation of existingpublic or private buildings3.3 FOREIGN TRADE ZONEGateway Commerce Center is also located within Foreign Trade Zone #31.Operated by America’s Central Port in Granite City, it is one of eight foreign-trade zones(FTZs) located in the State of Illinois. FTZs are specially-designated areas licensed by theForeign-Trade Zones Board of the U.S. Department of Commerce. An FTZ helps to offset thedisadvantages the customs process maycause for domestic producers. Within theFTZ, domestic activity involving foreignitems takes place prior to formal customsentry. Items residing in the FTZ aregranted duty-free treatment if they arere-exported, and deferral of dutypayment is granted on items solddomestically. For example, an FTZ willallow a domestic producer to importmaterials to be assembled within the FTZ.If the duty on the assembled productPhoto 6: Gateway Commerce CenterSource: Gateway Commerce Center(which is then sold domestically) is lowerthan the duties on the imported parts, the11 P a g e

Economic Impact of Warehousing & Logisticsproducer may pay the lower duty for the final product, thereby reducing the production costsof the domestic producer. If the product is assembled and exported without leaving the FTZ,the inports are treated as duty-free.3.4 TAX REVENUESAlthough the commerce centers are located within districts that provide tax incentives,the centers generate substantial tax revenue for the local taxing bodies. For tax year 2016,property taxes for Gateway Commerce Center and Lakeview Commerce Park are projected toprovide about 6 million to the local taxing bodies, including Madison County,Edwardsville, Pontoon Beach, and local school districts. In addition to property taxes, theadditional employment created by the centers, as outlined later in this report, generatessubstantial sales, income, property and payroll taxes for the State of Illinois and localmunicipalities.3.5 THE ECONOMY OF MADISON COUNTY AND THE ST. LOUIS MSAThis section summarizes the economies of Madison County and the communities inwhich the commerce centers are located. This summary provides context for the impact ofthe commerce centers. Table 4 summarizes the economic and employment situation in theseareas as well as the State of Illinois.Table 4: Regional Economic DataPopulationHousehold IncomeUnemployment RateIllinois12,859,995 57,5745.50%Madison County266,209 53,4315.90%Edwardsville24,992 71,0574.50%Granite City29,054 45,3576.80%Pontoon Beach5,637 45,304NASources: Population estimates (as of July 1, 2015) and median annual householdincome (2011-2015,in 2015 dollars) are taken from the US Census BureauState and county unemployment rates (for October 2016, not seasonallyadjusted) are taken from the US Bureau of Labor StatisticsCity unemployment rates (for October 2016, not seasonally- adjusted) aretaken from the Illinois Department of Employment Security10 P a g e

Economic Impact of Warehousing & LogisticsAs seen in Table 4, Madison County’s economic situation is weaker than the state as awhole. The county’s median household income is about 4,000 (7%) lower than the statemedian and the unemployment rate is 0.4% higher than the state rate.Among the local communities that host the commerce centers, Edwardsville’s economicsituation is stronger than Granite City and Pontoon Beach. Edwardsville’s median householdincome is about 18,000 (33%) higher than the Madison County median and theunemployment rate is more than 1% lower than the county’s. Granite City and PontoonBeach have median incomes that are about 8,000 (15%) lower than the county’s, andGranite City’s unemployment rate is almost 1% higher than the county’s. Please note that,as a relatively small community, Pontoon Beach’s unemployment rate is not calculated bygovernment sources.3.6 THE WAREHOUSING & STORAGE INDUSTRYTHE CURRENT SITUATIONThis section summarizes the size and importance of the warehousing and storage industryin Madison County. As seen in Table 5, while this industry represents less than 1% ofemployment in the U.S. and Illinois, it accounts for nearly 4% of employment in MadisonCounty. The location quotient of 5.4 indicates that the fraction of employment in this industryin Madison County is 5.4 times the national level.Table 5: The Warehousing & Storage IndustryWarehousing & StorageEmploymentTotal EmploymentWarehousing & Storagepercent of totalLocation QuotientUnited StatesIllinoisMadison 0.70%0.97%3.76%11.45.4Source: 2015 data take from US Bureau of Labor Statistics, Quarterly Census ofEmployment and Wages, Location Quotient CalculatorEmployment and compensation in Madison County’s warehousing and storage industryhas increased dramatically since 2001. As shown in Chart 1, the number of employees in thisindustry has increased six-fold since 2001, growing from about 500 to over 3,000. As seen in11 P a g e

Economic Impacts of Warehousing & LogisticsChart 2, the total wages paid in this industry has also increased dramatically, rising sevenfold from 17 million in 2001 to over 135 million in 2015. These values, of course, do notinclude the recent arrival of the two Amazon fulfillment centers that are projected to employabout 1,000 workers.Chart 1: Warehousing & Storage Employment (2001-2015)Source: US Bureau of Labor Statistics, NAICS 493, “Labor ForceStatistics from Current Population Survey”Chart 2: Warehousing & Storage Total Wages Paid (2001-2015)Source: US Bureau of Labor Statistics, NAICS 493, “Labor ForceStatistics from Current Population Survey”14 P a g e

Economic Impact of Warehousing & LogisticsPROJECTIONS FOR THE FUTUREThe warehousing and storage industry is projected to expand and increase inimportance. A recent Department of Transportation report (available at m) projects that the value of Greater St. Louis multimodalfreight activity will increase by 74% by 2045. Pharmaceuticals is projected to be the highestvalue commodity (over 67 million) and cereal grains is projected to be the highest-weightcommodity (over 37 million tons). Over 54% of the tonnage is projected to be shipped by truck(a 10% increase over 2012).SECTION 4: THE ECONOMIC IMPACT OFCOMMERCE CENTERS4.1 ECONOMIC IMPACT METHODOLOGYThis section reports an estimate of the combined economic impact of theGateway Commerce Center, Lakeview Commerce Park, and Northgate Industrial Park.Economic impact differs from economic activity in that it only includes transactions that add tothe output, employment, income and/or tax revenues of the Madison County region. Forexample, if a logistics facility located withinone of the commerce centers purchases 10,000 worth of material from a supplierlocated outside of Madison County, thepurchase would have no economic impacton Madison County, as the purchase wouldresult in no increase in output or income inthe county. However, the additionalproduction in the area creates a three-parteconomic impact on the local economy – adirect impact, an indirect impact, and aninduced impact. These impacts will affectPhoto 8: Lakeview Commerce Parkthe region’s output, jobs, workerSource: Clayco, Inc.compensation, and state-and-local taxrevenues. If a tenant of one of the centers produces 1 million of steel, this represents a 1million direct impact on Madison County’s output. This steel production will also generatedirect jobs, compensation, and the payment of state-and-local taxes at the facility. This 1million of output will require the facility to make purchases from its suppliers (such as raw15 P a g e

Economic Impact of Warehousing & Logisticsmaterials, shipping, and legal services). If any of these suppliers are located in Madison County,these purchases will produce additional impact. Furthermore, local suppliers will makepurchases from their suppliers (and so forth), who might also be located in Madison County.The additional production in Madison County at these various suppliers represents the indirectimpact on the Madison County economy. This indirect effect will increase the region’s output,jobs, compensation, and state-and-local tax revenue.Finally, as the employees of the steel producer and various local suppliers spend theirextra income (on, for example, groceries, clothing, and movies), a portion of thesedollars continue cycling through the Madison County economy, causing an induced impact.This induced effect will also increase the region’s output, jobs, compensation, and state-andlocal tax revenue.The total economic impactnumbers in this report refer to the sum ofdirect, indirect, and induced impacts.These impacts for output, jobs, workercompensation, and state-and-local taxrevenue will be reported in the nextsection. While some components ofeconomic impact can be readily tallied,others must be estimated. Many tenantswere willing to share their employmentnumbers, and some were willing to givePhoto 7: Lakeview Commerce ParkSource: Tilt-Up Concrete Assoc.their annual revenues. When tenantscouldn’t be contacted or were unwilling to cooperate, employment was estimated usinga combination of press reports, county averages by industry, and car counts. Many otherfacets of economic impact are impossible to calculate directly. For example, the impactgenerated by employees making expenditures in Madison County (the induced impact) must beestimated.Estimates of many of the impacts discussed in this section are calculated using theIMPLAN model. The IMPLAN model has been used for over 30 years by government agencies,consultants, and universities to perform economic impact analysis. It is a highly-respectedanalysis tool that combines an input-output model of county economies with econometricestimates and data from the United States Bureau of the Census and the United StatesBureau of Labor Statistics.16 P a g e

Economic Impact of Warehousing & LogisticsIMPLAN estimates of labor income are primarily based upon a combination of threefederal datasets: The Bureau of Labor Statistics’ Census of Employment and Wages, the CensusBureau’s County Business Patterns data, and the Bureau of Economic Analysis’ RegionalEconomic Accounts data. IMPLAN estimates reflect the conventional economic definition of“labor income” used in these data sets, which includes all forms of compensation, includingpay, benefits, and proprietor income. Because benefits represent about 30% of US privateindustry compensation, readers should recognize that the “compensation” values in this reportare higher than “pay” as used in less formal conversation. In addition, readers should note thatnot all of the workers in the Warehousing and Storage industry are “warehouse workers.”Employment at the three commerce parks includes supervisors, trainers, and back-office staffsuch as Human Resources and IT. In addition, a number of tenants primarily employ workers inhigher-paid occupations such as computer and health fields as well as the skilled trades.4.2 SUMMARY OF THE ECONOMIC IMPACTAs seen in Table 6, the three centers have a combined annual economic impact of over 1.3 billion. Over 880 million of output is generated each year within the three centers.As the payroll and vendor payments associated with this output circulate through the MadisonCounty economy, an additional 480 million of output is generated annually.The commerce centers generate almost 10,000 jobs and about 445 million ofannual worker compensation in Madison County. Tenants of the centers employ justunder 6,000 workers and these workers receive a total compensation of almost 300million per year. As these workers (and suppliers’ workers) spend their payroll dollars inthe region, another 3,854 jobs are created along with almost 150 million in annualcompensation.The commerce centers generate almost 50 million in state and local tax revenue eachyear. Despite various abatements, the tenants paid roughly 6 million in property taxes for2016. The tenants, various suppliers, and associated employees pay about 43 million annuallyin sales, payroll, property and other state-and-local taxes.The remaining tables provide estimates for the individual sites. Table 7 summarizesthe impacts of Gateway Commerce Center – the largest of the three locations. Table 8summarizes the impacts of Lakeview Commerce Park, and Table 9 summarizes the impacts ofNorthgate Industrial Park.17 P a g e

Economic Impact of Warehousing & LogisticsTable 6: Combined Annual Economic ImpactsDirectIndirect InducedTotal ImpactOutputJobsCompensationState & Local Taxes 884,937,869 481,708,126 1,366,645,9955,9913,8549,845 298,267,322 147,461,018 445,728,340 49,282,433Table 7: Gateway Commerce Center Annual Economic ImpactsDirectIndirect InducedTotal ImpactOutputJobsCompensationState & Local Taxes 583,163,763 299,141,596 882,305,3594,0022,3006,302 190,238,190 90,670,399 280,908,399 30,609,142Table 8: Lakeview Commerce Park Annual Economic ImpactsDirectIndirect InducedTotal ImpactOutputJobsCompensationState & Local Taxes 196,312,256 132,182,937 328,495,1931,5091,2372,746 83,140,074 43,601,778 126,741,852 12,567,469Table 9: Northgate Industrial Park Annual Economic ImpactsDirectIndirect InducedTotal ImpactOutputJobsCompensationState & Local Taxes 105,461,850 50,383,593 155,845,443480317797 24,889,058 13,188,841 38,077,899 6,105,82218 P a g e

Sep 08, 1997 · Employment in the warehousing and storage industry has increased six-fold since 2001, and total wages paid in this industry have risen seven-fold The warehousing and storage industry represe

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