March/April 2022 Chicago Industrial Propeties

What do employees want? Nearby labor critical to market’s continued growth

By Mia Goulart, Senior Staff Writer

Part of the challenge of a booming industrial market is finding enough labor to build and operate the buildings—both in the front office and in the warehouse.

Chicago Industrial Properties recently spoke with CRG Senior Vice President Jeff Lanaghan about the importance of locating new buildings close to a plentiful labor supply and what users can do to better attract and maintain skilled labor.

Location is the name of the game. Unemployment is at an all-time low across the U.S. and in Illinois (3.4% and 4.6%, respectively) due, in large part, to freelance jobs like Uber and Lyft. When it comes to finding employees for the industrial market, being located close to labor makes for greater odds of being selected by job seekers than a building further down the street, simply based on proximity. Location is not just important—it’s essential for filling factories, warehouses and manufacturing plants with the desired employees.

LABOR (continued on page 8)

The data center revolution: Microsoft project in Hoffman Estates just one of many in Illinois

By Mia Goulart, Senior Staff Writer

Life without technology is hard to imagine. It's a part of nearly everything we do, yet few people consider the infrastructure behind it, namely, data centers.

We’ve all heard of the mysterious “cloud,” but contrary to how we might imagine it, it is not white or fluffy, but rather a physical facility that centralizes an organization’s information technology operations and equipment for the purposes of storing, processing and

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Chicago Industrial Properties® (ISSN 1546-377X) is published bi-monthly for $59 per year by Real Estate Publishing Corporation, 1010 Lake St Suite 210, Oak Park, IL 60301. Contact the subscription department at 312.933.8559 to subscribe. © 2023 by Real Estate Publishing Corporation. All rights reserved. No part of this publication can be reproduced or transmitted in any form or by any means, electronic or mechanical including photocopying, recording or by any information storage or retrieval system.

2023 EDITORIAL BOARD

Jeanne Rogers

Arthur J. Rogers & Co.

Corey Chase Newmark

Jerry Rotunno Associated Bank

Joe Pomerenke Arco/Murray National Construction Company, Inc

Dan Fogarty Stotan Industrial

Adam Moore First Industrial Realty Trust Inc.

Ron Behm Colliers International

Adam Roth

NAI Hiffman

Mike Yungerman Opus Group

Glen Missner

The Missner Group

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What do employees want? Nearby labor critical to market’s continued growth Part of the challenge of a booming industrial market is finding enough labor to build and operate the buildings—both in the front office and in the warehouse. 1

The data center revolution: Microsoft project in Hoffman Estates just one of many in Illinois Life without technology is hard to imagine. It's a part of nearly everything we do, yet few people consider the infrastructure behind it, namely, data centers. 4

Steady construction predicted for 2023, but 2024 might be a different story Despite a teetering economy, commercial construction spending is expected to increase at a steady rate this year due to healthy architect and contractor backlogs.

6

So many new spec buildings, tenants just can’t fill them fast enough…right? Despite the rockiness of the economy in the last year, the sector has continued to hold its own.

12

MARKETPLACE

CONSTRUCTION COMPANIES/ GENERAL CONTRACTORS

Chicagoland ranks Top Metro in U.S. for Corporate Relocation and Site Selection; 10th year in a row For the 10th consecutive year, Site Selection Magazine has named Chicagoland the Top Metro in the U.S. for Corporate Relocation and Site Selection, as announced earlier this month. 14

FINANCE & INVESTMENT FIRMS

REAL ESTATE LAW FIRMS

Steady construction predicted for 2023, but 2024 might be a different story

By Mia Goulart, Senior Staff Writer

Despite a teetering economy, commercial construction spending is expected to increase at a steady rate this year due to healthy architect and contractor backlogs, according to a new forecast from the American Institute of Architects via Commercial Property Executive.

Commercial Property Executive reported that gains are projected to be just under 6% and almost 3% for the commercial sector: 15.1% for industrial facilities and 3% for retail and other commercial properties, which includes commercial/retail, distribution, transportation and communication.

Good news for the near future, but the outlook for 2024 is less optimistic, with slowing spending expected across the board except for educational construction.

The AIA’s Consensus Construction Forecast panel, comprising leading economic forecasters, is projecting commercial construction to slow to under 1% in 2024. Commercial Property Executive reported that commercial spending will drop 1.4% across all sec-

tors with spending cuts of nearly 3% in each, including industrial, which has been untouchable thus far.

Commercial construction spending did pick up toward the end of last year,

with gains nearing 10% on an annual basis, and while increase in labor and material costs did play a big role in this boost, the AIA noted one method to see increased output is to look at construction unemployment levels. In 2022,

commercial construction employment rose 4%, pointing to increased construction output, according to Commercial Property Executive.

Projects that began last year are expected to continue to completion, which is part of the panel’s optimism for construction spending to increase in most cases this year. Architecture firms are seeing backlogs averaging seven months, but the report noted backlogs can disappear if business conditions worsen and clients delay or cancel projects.

So, when exactly can a slowdown in construction spending be expected in 2024? The AIA Architecture Billings Index is pointing to Q3 or Q4, as the billings index fell below the 50-point threshold in Q4 2022 and lead time between design activity and construction activity is currently between nine and 12 months.

"The AIA’s Consensus Construction Forecast panel is projecting commercial construction to slow to under 1% in 2024."

So many new spec buildings, tenants just can’t fill them fast enough…right?

By Mia Goulart, Senior Staff Writer

Despite the rockiness of the economy in the last year, the sector has continued to hold its own, yet record-fast spec deliveries equal a vacancy rate that keeps on climbing, according to Colliers’ 22Q4 Construction Review. But just how long is so much valuable space predicted to remain on the market?

Developers delivered 6.5 million square feet of new spec product during Q3 2022 then repeated that total during Q4. Over the course of 2022, 64 spec buildings—20.8 million square feet—were delivered for a 35% increase over the previous record of 15.4 million square feet of spec deliveries recorded in 2019.

Tenants continued to lease space quickly in recently completed spec buildings, as well as buildings still under construction during each quarter of the year, but not fast enough to exceed the pace of deliveries during the latter half of 2022, based on the report, causing the first increase to the vacancy rate in recently completed spec product since 2019.

In fact, developers delivered more spec space in 2022 than any other year in the market’s history—a whopping 20.8 million square feet. While 56% of the space delivered in 2022 remained vacant at the end of the year, another 95 million square feet of spec product was delivered between 2013 and 2021, which was only 2.7% vacant at the end of the year, according to Colliers.

But patience is all it will take to fill the buildings. Despite the massive uptick in spec development witnessed during 2022, strong demand is predicted to result in most of that space being leased by the middle of 2023.

Developers were underway on 80 new spec buildings (30.2 million square feet) at the end of 2022, setting another new

record for the most spec space under construction at one time in the market’s history. Only 10% of that space was preleased at the end of the year, but Colliers said strong demand will translate to these buildings as well, especially once a majority of the product built in 2022 reaches a lease rate of 100%.

"Despite the massive uptick in spec development witnessed during 2022, strong demand is predicted to result in most of that space being leased by the middle of 2023. "

The challenge, though, is finding the right site. But how to do so? At the basic level, it’s looking on Google Earth to see where the rooftops or hiring a labor study group to determine which locations are best—or both. Often, Lanaghan will first pinpoint a location and then outsource a labor study to confirm the labor expected.

That’s how CRG secured the site for The Cubes at Country Club Hills—a 70acre, 1.03 million-square-foot project located near I-57 and 183rd Street in Country Club Hills, Illinois—about 27 miles from Downtown Chicago, 40 miles from O’Hare International Airport and 17 miles from Midway International Airport.

“We chose the site because we recognized the site had fantastic access to labor,” Lanaghan said. “It’s off of I-57 North/South, with direct access into Chicago, and I-80 East/West, also accessible to labor in Joliet and Northwest Indiana. We confirmed it was near a plentiful pocket of labor and, as a result, we found a user within a relatively short time frame.”

Prior to Lanaghan joining CRG in 2020, he worked a lot in Joliet. Companies flocked to Joliet for its strong labor population, so much so the submarket started to feel oversaturated with employers, which thinned out the employee bank. Lanaghan knew that by shifting the focus a little to the east, CRG would be able to tap into a much larger labor pool,

meaning the City of Chicago and Northwest Indiana. That was the thought process behind the location of CRG’s The Cubes, and Lanaghan said it worked out as expected. But that’s not to say there weren’t challenges throughout the process. While location is arguably half the battle, it’s not the only consideration.

One challenge is making sure a building has the amenities needed to attract and retain a user base. Companies are looking at potential buildings with more scrutiny, resulting in CRG’s additions of newly built office space, dock locks and battery-charging areas. Lanaghan also said outdoor picnic and recreational

Jerry Sullivan Principal

For over 45 years, DarwinPW Realty/ CORFAC International has been a leader in industrial and commercial real estate. The company specializes in brokerage, property management, investment and development services primarily in the Midwest. DarwinPW Realty’s highly qualified professionals are problem solvers and utilize a breadth of tools and knowledge to serve our clients best.

“At DarwinPW Realty, we look at building long term relationships and we achieve this by putting our clients’ interests above all others.

space, like bike paths and walkable trails, are important to consider.

Simply, employers are having to put forth more effort to maintain valuable employees, but it’s not just the frills they’re after. CRG has also seen an uptick in requests for basic safety features like storm shelters, especially following

the tornado in Edwardsville, Illinois, in December of 2021. As a result, The Cubes will feature a shelter for employees in the case of a similar event.

In addition to The Cubes at Country Club Hills, CRG is in the midst of a similar project in Minneapolis, Minnesota, called The Cubes at French Lake, and

the site was selected for the same reason—labor.

“In searching for a site around Minneapolis, CRG followed a similar pattern as for the site in Chicagoland,” Lanaghan said. “We identified a site where we anticipated a strong labor force before

verification to ensure we could supply the volume our users were expecting.”

The Cubes at French Lake is expected to open in 2023. CRG is also in the process of seeking sites for other large-scale projects in and around Chicagoland.

The Cubes at Country Club Hills .

disseminating data, according to Palo Alto Networks.

Though relatively new, the data center market has become one of the hottest sectors in the last few years to account for the growing needs of tech giants like Google, Amazon, Apple and Microsoft. They’re popping up left and right, and many of these companies, specifically Microsoft, have their sight set on one region: Chicagoland.

In 2021, Microsoft started construction on a three-building project on 37 acres within the Elk Grove Technology Park and received approval for another in neighboring Hoffman Estates, repre-

senting a $450 million investment into the community.

Microsoft’s Hoffman Estates project was first approved by the Village Board in May of 2021, and the Village of Hoffman Estates began working with them shortly after on a site plan that would be home to two, 200,000-square-foot buildings. Construction of first building was just completed, while finalization of the building’s interior and work on the second building will continue into 2023 and 2024.

But why are big tech/e-commerce companies prioritizing markets like Hoffman Estates when it comes to these assets?

Kevin Kramer, Director of Economic Development for the Village of Hoffman Es-

tates, said there are a few key elements to consider when selecting a site: fiber, as optimal connectivity depends on multiple redundant fiber connections; power; water for the cooling system; and a healthy legislative environment, as is the case in Hoffman Estates.

In 2019, the State of Illinois adopted an incentive program making it attractive for data centers to come to Illinois and this year exceeded $3 billion dollars-worth of data center investments.

“When companies see the state is incentive-friendly, that attracts attention from other data centers,” Kramer said. “Locally, Hoffman Estates amended its zoning ordinance to make these facilities a permitted use in our manufacturing and office districts, making it even easier for

companies to get the go ahead to start construction, which signals our desire to see this use in our community.”

Submarkets like Elk Grove Village and Hoffman Estates also have open space which is ideal when planning projects to this scale.

Simply, the facilities are mutually beneficial to both parties, which is the reason the region continues to push for them. Data centers diversify the economic landscape and provide significant revenue while requiring little from the municipality they’re located in.

“We’ve already seen about $5 million dollars in permit tax revenue,” Kramer said. “After our two buildings are fully completed and occupied, we’re expect-

ing another $1 million dollars per year from the electricity tax alone.”

Each asset type (i.e., retail, multifamily, etc.) is uniquely beneficial for a community’s economic growth, though Hoffman Estates is reportedly earning more profit from this project than they would from a different asset like single-family home subdivision, in that the latter would more frequently require municipality services.

In a statement shared in the Hoffman Estates Citizen, Mayor Bill McLeod said: “We’re excited to welcome Microsoft to Hoffman Estates, and we know they will have a positive effect on our community. Our police and fire departments won’t be called to the site very often, for

example, but the company’s contributions to our community could help our departments buy life-saving equipment to better serve our residents.”

The project will also provide nearly 300 construction jobs over the multi-year buildout and the completed facility will create the need for a highly-skilled labor force, with about 40–60 high-paying positions onsite.

In fact, they’ve proven so valuable to the community, Kramer is hoping for more, and it’s looking like it will happen sooner than later.

In addition to the original 53-acre plot, Kramer said, Microsoft recently purchased the adjacent 30 acres, though plans for the new parcel have yet to be revealed.

And while Microsoft is the first big tech company to establish a presence in Hoffman Estates, the Hoffman Estates Citizen reported that smaller technology companies will benefit from Microsoft’s plans to offer colocation, or “colo,” which enables tech enterprises to rent space for servers and other hardware to meet their technology needs so they can continue to grow.

"Locally, Hoffman Estates amended its zoning ordinance ... making it even easier for companies to get the go ahead to start construction, which signals our desire to see this use in our community."

Chicagoland ranks Top Metro in U.S. for Corporate Relocation and Site Selection;

By Mia Goulart, Senior Staff Writer

For the 10th consecutive year, Site Selection Magazine has named Chicagoland the Top Metro in the U.S. for Corporate Relocation and Site Selection, as announced earlier this month.

According to Choose DuPage, Site Selection Magazine reported that the Chicago-Naperville-Elgin market saw a record number of new and expanding projects (448) which is more than any other region in the U.S.

“If winning multiple championships establishes dynasties, what do you call it when you win ten years in a row?” asked Site Selection Managing Editor Adam Bruns. “In Chicagoland, they hand the ball back to the ref and act like they’ve been there before. Because they have. Our project data tell us the metro area continues to attract companies and the talent those companies covet. Led by World Business Chicago, the newly formed Greater Chicagoland Economic Partnership and most of all by talented professionals, workers and business leaders, the region continues to meet its challenges with creative solutions, bold programs and the sort of candor and openness that’s almost a Chicago brand.”

Big players like Mars Wrigley, Kellogg’s, Google, BMO, EeroQ, Bartesian, New Cold and Lion Electric are among companies that expanded or relocated to Chicago in 2022.

Interesting news, considering the challenges faced by Chicago after COVID19, but Bruns reported that a recent statistic from Kastle Systems found that among 10 major cities analyzed by how

many office workers had returned to the office during a week in February, Austin, Chicago and Houston were the only cities with returned-worker percentages higher than 50%.

But Illinois was not the only state to make the list in a big way.

In Texas, Dallas-Fort Worth-Arlington, Houston-The Woodlands-Sugar Land also repeated their rankings from last year, with 426 projects and 255 projects, respectively.

In the per capita category, Austin-Round Rock ranked No. 1 and DFW No. 2, followed by Cincinnati at No. 3, Chicagoland at No. 4 and Louisville/Jefferson County at No. 5.

" The ChicagoNaperville-Elgin market saw a record number

CIP MARKETPLACE

CONSTRUCTION COMPANIES/GENERAL CONTRACTORS

ALSTON CONSTRUCTION COMPANY

1901 Butterfield Road, Suite 1020

Downers Grove, IL 60515

P: 630.437.5810

Website: alstonco.com

Key Contact: Robert Murray, SVP/ Regional Manager, RMurray@alstonco.com, 908.966.1306

Services Provided: Alston offers a diverse background of design-build experience, general contracting and construction management of industrial, commercial, healthcare, retail, and municipal projects.

Company Profile: Alston Construction’s success begins and ends with our approach to planning, scheduling, and choosing the right team. We have been adhering to an open and collaborative approach since our founding more than 35 years ago.

Notable/Recent Projects: Project Heartland 1.5 Million SF build to suit distribution facility for Proctor & Gamble in Morris, IL. Lakeshore Manor 210 unit senior living facility in Northwest Indiana. Dynamic Foods 3PL 500,000 SF build to suit distribution and packaging facility in Wilmington, IL. Brown Deer Distribution Center 420,000SF two building speculative distribution center in Milwaukee, WI. 106,000 SF meat packaging facility in Northwest Indiana.

MCSHANE CONSTRUCTION COMPANY

9500 West Bryn Mawr Avenue Ste. 200 Rosemont, IL 60018

P: 847.292.4300 | F: 847.292.4310

Website: www.mcshaneconstruction.com

Key Contacts: Mat Dougherty, PE, President, mdougherty@mcshane.com

Services Provided: McShane Construction Company offers more than 35 years of experience providing design-build, design-assist and general construction services on a national basis The firm’s diverse expertise includes build-to-suit and speculative warehouse, distribution and manufacturing facilities, as well as multifamily, commercial and institutional developments.

Company Profile: Headquartered in Rosemont, Illinois with regional offices in Auburn, Alabama, Irvine, California, Phoenix, Arizona, Madison, Wisconsin and Nashville, Tennessee, McShane Construction Company provides comprehensive construction services on a local, regional and national basis for a wide variety of market segments. The firm is recognized as one of the Chicago area’s most diversified and active contracting organizations with a reputation built on honesty, integrity and dependability.

Recent/Notable Project: Industry Center at Melrose Park – the construction of three speculative industrial buildings in Melrose Park, Illinois. The new development incorporates a total of 651,617 square feet.

MERIDIAN DESIGN BUILD

9550 W. Higgins Road, Suite 400 Rosemont, IL 60018

P: 847.374.9200 | F: 847.374.9222

Website: meridiandb.com

Key Contacts: Paul Chuma, President; Howard Green, Executive Vice President Services Provided: Meridian Design Build provides construction and design/ build construction services on a national basis with a primary focus on industrial, office, medical office, retail and food and beverage work.

Company Profile: With a team of in-house professional project managers, Meridian has extensive experience coordinating the design and construction of new buildings, tenant improvements, and additions/ renovations from 15,000 square feet to 1,000,000+ square feet. Meridian Design Build has been a Member of the U.S. Green Building Council since 2007.

Notable/Recent Projects: Clarius Park Joliet Building #2, Joliet, IL - 906,517 sf speculative industrial facility for Clarius Partners. Commerce Park Chicago Building B, Chicago, IL602,545 sf speculative multi-tenant industrial facility for NorthPoint Development. Halsted Delivery Station, Chicago, IL - 112.000 sf package delivery station on a 17-acre redevelopment site for Prologis.

SUMMIT DESIGN + BUILD, LLC

1036 W. Fulton Market, Suite 500 Chicago, IL 60607

P: 312.229.4630

Website: summitdb.com

Key Contacts: Adam Miller, President, amiller@summitdb.com; Deanna Pegoraro, Vice President, dpegoraro@summitdb.com; Jon Silvers, Business Development, jsilvers@summitdb.com

Services Provided: Summit Design + Build, LLC is a provider of full service general contracting, construction management and design/ build construction services for the commercial, industrial, multifamily residential, office/tenant interiors, hospitality and institutional markets.

Company Profile: Located in Chicago’s Fulton Market and with regional offices in Tampa, FL, Austin, TX and North Carolina, Summit Design + Build has been involved in the design and construction of over 400 buildings and spaces totaling more than 10 million square feet over the firm’s 18 year history.

Notable/Recently Completed Projects: Eli’s Cheesecake (Industrial), 2217 Loomis (Industrial), 1436 W Randolph (Adaptive Reuse Hotel), 718 Main (Multifamily), Prenuvo (Medical TI), 5691 N Ridge Ave (Multifamily).

FOR

VICTOR CONSTRUCTION

2000 Center Dr., Suite East C219

Hoffman Estates, IL 60192

P: 847.392.6900

Website: victorconstruction.com

Key Contact: Zak Schuttler, President, ZakS@victorconstruction.com

Services Provided:Victor Construction Co., Inc. manages projects from ground-up site developments to interior buildouts, specializing in retail, industrial, and commercial markets.

Company Profile: Victor Construction Co., Inc. remains a family-owned and operated General Contractor. Having been in business since 1954, our firm has extensive experience managing every aspect of interior construction for the corporate, manufacturing, industrial, and retail sectors.

Notable/Recent Projects: Owens + Minor Distribution – 600K SqFt distribution facility that involved a full LED lighting upgrade, new HVLS fans, 200K SqFt section that required new cooling for medical distribution, an office renovation of 20K SqFt, and a new exterior employee pavilion.

FINANCE & INVESTMENT FIRMS

CENTERPOINT PROPERTIES

1808 Swift Drive Oak Brook, IL 60523

P: 630.586.8000

Website: centerpoint.com

Key Contacts: Bob Chapman, Chief Executive Officer, bchapman@centerpoint.com; Jim Clewlow, Chief Investments Officer, jclewlow@centerpoint.com

Services Provided: CenterPoint Properties is an innovator in the investment, development and management of industrial real estate and multimodal transportation infrastructure. CenterPoint acquires, develops, redevelops, manages, leases and sells state-of-the-art warehouse, distribution and manufacturing facilities near major transportation nodes. Our experts focus on rail and portproximate distribution infrastructure assets.

Company Profile: CenterPoint Properties continuously reimagines what’s possible by creating ingenious solutions to the most complex industrial property, logistics and supply chain problems. With an agile team, substantial access to capital and industry-leading expertise, we provide our customers with a competitive edge and ensure their success — no matter how great the challenge.

MARQUETTE BANK

10000 W. 151st Street Orland Park, IL 60462

P: 708-364-9131

Website: emarquettebank.com

Key Contact: Gene Malfeo, Senior Vice President, gmalfeo@emarquettebank.com

Services Provided: Full line of Commercial, Business and Real Estate loans customized to your individual needs including: commercial and residential construction loans, commercial mortgages, equipment loans and working capital lines of credit.

Company Profile: Marquette Bank started in Chicagoland in 1945 and is still locally-owned/operated. Expect quick decisions, competitive rates, easy application and personal service. Personal/business banking and lending, home mortgages, land trust services, estate planning, insurance services, wealth management and multifamily lending

REAL ESTATE LAW FIRMS

GOULD & RATNER

222 N. LaSalle St., Ste. 300 Chicago, IL 60601

P: 312.236.3003 | F: 312.236.3241

Website: gouldratner.com

Key Contact: Joe Marzo, Chair, Real Estate Practice, jmarzo@gouldratner.com

Services Provided: Counsel on nearly all real estate transactions, including purchase, sale and financing of office, industrial, hotel/hospitality and residential/multifamily development, as well as commercial and retail leasing, multiparcel assemblage, tax-deferred exchanges, management agreements, construction financing, litigation and environmental issues.

Company Profile: Gould & Ratner lawyers translate legal knowledge and business acumen into practical solutions that work for our clients, who include entrepreneurs, family businesses, and middle-market and Fortune 500 companies in real estate and many other industries in Chicago and nationwide.

TAFT LAW

111 East Wacker, Suite 2800

Chicago, IL 60601

P: 312.527.4000

Taft attorneys serve individuals and businesses throughout the Midwest with offices in Illinois, Indiana, Michigan, Minnesota, and Ohio. For a full list of our locations, visit www.taftlaw.com/about/offices.

Website: taftlaw.com

Key Contacts: Kathryn Kovitz Arnold, Co-Chair, Real Estate Practice Group, karnold@taftlaw.com Mark D. Rubenfire, Co-Chair, Real Estate Practice Group, mrubenfire@taftlaw.com

Services Provided: Enlightened legal counsel is a critical component of commercial real estate transactions. Taft’s 140+ real estate attorneys deliver timely, thoughtful counsel to navigate the complexities brought upon by the fluidity of current conditions.

Company Profile: At Taft, delivering outstanding legal performance to help clients succeed is what drives and motivates our 800 attorneys every day. Taft has offices in Chicago, Ill.; Cincinnati, Cleveland, Columbus, Dayton and Delaware, Ohio; Detroit, Mich.; Indianapolis, Ind.; Minneapolis, Minn.; Denver, Col.; Covington, Ky., Southfield, Mich., and Washington, DC. The firm practices across a wide range of industries, in virtually every area of law, including Bankruptcy and Restructuring; Business; Finance; Employment and Labor Relations; Energy; Environmental; Intellectual Property; Health and Life Sciences; Litigation; Paytech and Payment Systems; Private Client Services; Public Affairs; Real Estate, and Tax. With a proven track record of experience since 1885, the firm offers breadth and depth of legal expertise coupled with a trusted business perspective to help our clients reach their goals.

ADVERTISING OPPORTUNITIES IN THIS SECTION, PLEASE CONTACT SUSAN MICKEY AT SMICKEY@REJOURNALS.COM OR 773.575.9030