Unlocking Economic Potential: What Makes a Good Site a Great Opportunity

At Thomas & Hutton we engage in a wide array of projects, gaining firsthand insights into the critical factors that influence economic development project locations. Our extensive experience allows us to identify two consistent factors as top priorities across industries: well-prepared sites and a skilled workforce. The southeastern United States has experienced remarkable success in attracting new and expanding industries; however, this success presents a new challenge - replenishing the inventory of high-quality industrial sites.

Part one of this series explores what constitutes a successful site in the eyes of companies and their consultants, emphasizing the steps required to transform raw land into a ready-to-market industrial site. Drawing from our experience with industries such as logistics, advanced manufacturing, and technology-driven enterprises, we highlight the critical considerations and actionable steps to ensure site readiness and success.

Defining a Site

A “site” is not simply raw land on the outskirts of town or a former agricultural field awaiting repurposing. Instead, a true industrial site is a tract of land that has been:

• Studied for environmental purposes and infrastructure
• Entitled outlining entity control
• Planned for multiple industrial development scenarios
• Often permitted for the intended use of the main infrastructure to serve the site

Later in this article, we will look at three examples of land tracts that were transformed into state-certified industrial sites, complete with utilities and infrastructure, ready to accommodate advanced manufacturing operations. Their success demonstrates how proactive planning and strategic investment convert potential into tangible economic value.

Achieving this designation involves meeting specific requirements, including:

1. Control of Property

The property must be under the control of an economic development organization, agency, or government entity to facilitate seamless transactions. This control can take the form of fee ownership or options to purchase, offering flexibility and securing sales price and timing. ?

2. Due Diligence

Comprehensive due diligence is critical. ALTA Land Surveys with topography and utility locations, along with a thorough review of title matters, are foundational. Additional studies must address:

• Jurisdictional wetlands and streams
• Threatened and endangered species
• Potential environmental contaminants
• Archaeological sites and artifacts
• Special air emissions restrictions

Identifying and planning for mitigation of these constraints is essential to managing development costs and timelines.

3. Master Planning

Master planning establishes a clear vision for development and utility deployment. A well-designed layout communicates site potential and identifies the required site and infrastructure improvements—including water and sewer, roadways, electrical systems, and rail access—enabling accurate cost estimation, implementation scheduling, and determining tract valuation.

4. Site Certification Programs

Participating in certification programs structures the due diligence and planning process while providing external validation of site readiness.

5. Targeted Marketing

Marketing efforts should be strategic, and data driven. Initial steps include presenting the site to regional and statewide economic development teams and ensuring its inclusion in databases for site selectors. Up-to-date marketing materials and a well-maintained online presence further enhance visibility.

Engineering Success: From Concept to Completion

Case Study #1: Volvo US Operations and Volvo Training Center

In 2015, Volvo announced the construction of its first American manufacturing plant in Berkeley County, SC. The property is within a 6,000-acre rural area with no development infrastructure. Its location provided access to regional transportation networks and a strong workforce but required significant investment to support large-scale industrial operations. Volvo’s goal was to roll its first vehicles off the assembly line by late 2018, presenting a substantial challenge in establishing the necessary civil infrastructure within an aggressive timeline.

Engineering a Solution: Thomas & Hutton was retained to provide professional services for the 1,200-acre industrial development. Infrastructure planning included extensive transportation improvements, utility development, and site preparation. Given the site’s undeveloped nature, a multi-phase infrastructure approach was required. This included:

• Temporary water and wastewater facilities
• A 750,000-gallon regional water storage tank
• Extensive roadway improvements

To meet regulatory and engineering requirements, Thomas & Hutton collaborated with key stakeholders, including ReadySC, Berkeley County, and various State and Federal permitting agencies. Our team also coordinated contractors in multiple concurrent phased construction to ensure parallel timelines met the industry goal, expediting project completion.

Finalizing the Framework: Through strategic planning and coordination, Thomas & Hutton successfully delivered a fully operational site that now serves as Volvo's flagship U.S. manufacturing facility. The adjacent Volvo Training Center, a collaboration with ReadySC, supports workforce development and ensures a skilled labor pipeline. Today, the facility operates as a cornerstone of industrial growth in Berkeley County, illustrating how proactive investment in infrastructure and site readiness can drive long-term economic success.

Volvo Manufacturing Infrastructure received a 2018 ACEC National Engineering Excellence Awards National Award of Recognition, as well as an ACEC South Carolina Palmetto Award, the highest honor in the state. The project was also recognized by Engineering News Record (ENR) magazine as an ENR Southeast Best Regional Project in the Landscaping/Urban Development category.

Case Study #2: Bryan County Megasite

Identified in 2006, the 3,000-acre Bryan County Megasite had potential for industrial use due to its strategic location along U.S. Highway 280 and Interstate 16, plus its proximity to the port. Initially, the site was considered for a combustion-type OEM facility, but as market demands shifted, it became ideal for Hyundai's electric vehicle manufacturing plant.

Designing for Success: Thomas & Hutton played a crucial role in site selection, due diligence, master planning, permitting, and infrastructure design. The shift to an EV-focused facility required reworking preliminary engineering, increasing site size, and expanding water and sewer capacity from one to five million gallons per day. Regional water and wastewater improvements were also secured to support future growth.

Delivering the Vision: Now home to Hyundai Metaplant America, the Bryan County Megasite represents Georgia’s largest economic development project. The site is fully equipped to handle the demands of EV manufacturing, supporting job creation and regional economic growth.

The Bryan County Megasite received two 2025 ACEC Georgia Engineering Excellence Honor Awards: one in the Water Resources or Waste and Storm Water category for the 2 MG Composite Tank and Groundwater Well, and another in the Industrial and Manufacturing Processes and Facilities category for Mass Grading.

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Case Study #3: Scout Motors Inc. Facility

Located within the Blythewood Industrial Park in South Carolina, the 250-acre site had the space necessary to accommodate a large-scale automotive manufacturing operation. However, significant infrastructure improvements were required to meet the project’s scope and environmental compliance standards.

Blueprint for Development: Thomas & Hutton provided engineering and permitting services for the development, which includes six major production buildings and six ancillary support structures. The scope encompassed extensive road, stormwater, water, electrical, rail, and sewer infrastructure. A phased development approach allowed for efficient coordination and execution to meet industry schedule.

Building the Future: The Scout Motors facility is poised to be a major player in the EV manufacturing industry. Thomas & Hutton’s strategic planning and execution have ensured that the site is ready for production while meeting the required environmental and logistical requirements.

Patience and Discipline

Developing a successful industrial site requires patience and long-term commitment. The temptation to prioritize short-term wins can compromise a site’s full potential. Understand that a good site will attract lots of interest and knowing what the goal is for the time and investment into the process is difficult. Elected officials and board members change. The visionary that started the plan may no longer be there to hold course when opportunities present themselves. Framing goals and ensuring alignment across stakeholders can safeguard against these pressures, especially as leadership evolves over time.

The Winning Formula

When the right project arrives, sites that are thoroughly vetted and positioned for “speed to market” often become the preferred choice. Minimizing development risks transforms a good tract of land into a great site. Great sites, combined with visionary leadership, pave the way for enduring success.

Let’s build the future together. Partner with Thomas & Hutton, to transform your vision into reality. With our expertise in site development and economic growth, we’ll help you create impactful, sustainable solutions for your community. Contact us today to start your journey.