CROWS LANDING INDUSTRIAL BUSINESS PARK (CLIBP)
From the commissioning of the Naval Auxiliary Air Station Alameda in 1942 until the decommissioning of the Crows Landing Flight Facility / Ames Research Center by the National Aeronautics and Space Administration (NASA) in 1999, the military and civilian work force who lived and worked at the former Crows Landing airfield proudly served the nation. The multiple missions and operations that occurred at Crows Landing brought new residents to Stanislaus County and contributed to the economic prosperity of the County, Central Valley, and the State of California and to the security of our nation.
Military operations at Crows Landing decreased following the Cold War, and the airfield was identified for closure by the Department of Defense’s Base Realignment and Closure (BRAC) Commission during the 1990s. The United States Congress conveyed the former military property to Stanislaus County in 2004 pursuant to Public Law 106-82. Since that time, the County has embraced the opportunity to revitalize the County’s economy through the reuse of the former airfield to the benefit of County residents and the region as a whole.
For many years, the unemployment rate in Stanislaus County has been higher than the statewide average. Many jobs within the County do not provide wages that are sufficient to sustain a household, and as a result, residents seeking sustainable-wage jobs must undertake commutes to distant jobs centers outside of the County, frequently traveling to Sacramento and the San Francisco Bay Area (Bay Area).
A 2014 analysis of commuting patterns in the North San Joaquin Valley, which includes San Joaquin, Stanislaus, and Merced counties, indicated that approximately 23 percent of Stanislaus County’s employed residents commute outside of the County, and nine percent of its residents commute to San Francisco Bay Area communities. The five employment sectors with the highest proportion of residents traveling outside of the County to work were construction; transportation; warehousing and utilities; public administration; wholesale trade; and manufacturing.
For more than a decade, the County has pursued the development of a locally based, regional employment center on the 1,528-acre former military facility to improve its jobs-to-housing imbalance and provide locally based opportunities for sustainable-wage jobs that will not require commutes beyond the County’s borders.
To that end, the County has designated the former Crows Landing Air Facility as the Crows Landing Industrial Business Park (CLIBP) for the purpose of job creation. To support the economic development of the County’s west side in particular, and the County as a whole, the CLIBP will focus on the job creation in three of the five industries that cause its residents to commute most: industrial uses, including manufacturing and assembly; transportation and warehousing (logistics); public administration/facilities, including public administration offices, law enforcement, and public safety services; as well as general office, business park and similar uses.
MARKET ABSORPTION ANALYSIS
Based on a recent survey of available sites and interviews with select real estate brokers, the primary market area associated with CLIBP is defined as the two-county region of Stanislaus and San Joaquin Counties. Several key characteristics point favorably to the potential and the opportunity for success:
• CLIBP site consist of ~1,528 gross acres, of which 880 net acres are designated for industrial uses and have the potential to support ~15 million square feet of built inventory.
• The two strongest advantages offered by the CLIBP are its potential to support large building footprints and the proximity to the I-5 corridor
• The CLIBP site is estimated to represent 16% of total market area competitive land supply in the region and 40% of competitive land supply within Stanislaus County.
• The size of the CLIBP site and its proximity to residential development could position it to attract heavier industrial users and the site’s proximity to Silicon Valley could help attract users involved in emerging technologies.
• An estimated 56,700 new industrial jobs are anticipated in the primary area over a 30-year period.
• Model suggests there will be demand for ~18.9 to 26.4 million square feet of new industrial space in Stanislaus County during the next 30 years.
Reuse of the former Crows Landing military property with the CLIBP development are central to Stanislaus County’s ongoing strategy to create sustainable-wage jobs for the residents of Stanislaus County and the nearby areas of the North San Joaquin Valley.
With proximity to Interstate corridors and a proven location for logistics and goods movement sectors, the Crows Landing Industrial Business Park is poised to make a significant and positive impact on the jobs balance in Stanislaus County and Northern California over time. P
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