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Home My WebLink About05-20-2026 Meeting Minutes EDCMinutes of the PCEDC Regularly Scheduled Meeting Person County EDC Board Room 303 S. Morgan St., Roxboro, NC 27573 May 20, 2026 Voting Board Members Present: Dr. Claudia Berryhill- Secretary Mr. Kenneth Perry Mr. Phillip Allen- Vice-Chairman Mr. Jody Blackwell The Honorable Sherry Wilborn- Chair Ms. Allison Satterfield The Honorable Cynthia Petty Voting Board Members Absent: Mr. Gordon Carver Mr. Jay Poindexter Ex Officios Present: Ms. Katherine Cathey, County Manager Mr. Brooks Lockhart, City Manager Ex Officios Absent: Others Present: Dr. Kevin Lee, PCC President Mr. Nishith Trivedi Dr. Rodney Peterson, PCS Superintendent Mr. Bryan Garrett Mr. Courtney Bird ED Staff Present: Ms. Sally Vaughn Mr. Bryan Eatmon, Existing Industry Specialist Ms. Lauren Johnson Ms. Briana Whitt, Specialist (Minutes) Ms. Kim Strickland EDC Welcome and Invocation: At 2:00 p.m., Chair Sherry Wilborn called the meeting to order. Mr. Phillip Allen gave the invocation. Approval of the Minutes: Chair Wilborn asked for the approval of the April 28, 2026, regularly scheduled meeting minutes. A motion was unanimously approved to approve the meeting minutes for April 28, 2026, regularly scheduled. Motion: Dr. Claudia Berryhill Second: Mr. Jody Blackwell 1 of 38 Overview & Why it Matters: i. Administrative Update An update was provided regarding recent amendments adopted by the Board of Commissioners to clarify that the County is responsible for setting program direction for the Economic Development Director. It was explained that the County desired to explicitly reference the EDC-approved Action Plan as a component of that program direction. For the June meeting, members were advised that time should be reserved to establish an annual planning calendar, including the annual adoption of the Action Plan. This will support alignment between the EDC’s goals and the Director’s work plan. The annual ethics training will also occur at the June meeting, with anticipated modifications to expand its scope. ii. Opportunity Zone Update Members were briefed on the Opportunity Zone application timeline. It was noted that information from the State had not initially been available; however, following a gubernatorial listening session, the State released updated Opportunity Zone guidance the same afternoon. The filing deadline is in June, and staff and partners are working collaboratively to complete the submission. Members were also encouraged to identify individuals or agencies who should be included in the upcoming Johnston County visit, which will include briefings on airport development, school construction funding, and residential development initiatives. Suggestions for attendees were requested to be sent to staff for planning purposes. iii. Regional Meetings & Infrastructure Coordination A report was provided regarding attendance at the Research Triangle Regional Partnership (RTRP) State of the Region event. The event was heavily attended and included participation from multiple elected officials. The discussion emphasized the importance of city-county collaboration in matters such as residential development approvals and infrastructure investment. A historical overview was shared regarding the Western Sewer Project. Six years prior, the EDC and PCC had identified sewer access as a major barrier to development, prompting the County Commissioners to fund engineering work. Significant state grant funding has subsequently been awarded. Members were informed that a recent City Council vote on a project change order resulted in a split vote, which required the Mayor to break the tie in order for the project to continue. Members discussed the concerns expressed by those who opposed the change order, which centered primarily on cost escalation due to rock excavation. The discussion noted that the project area included several known rocky areas, resulting in higher-than-anticipated excavation challenges. 2 of 38 iv.Job Description Update A draft revision of the Economic Development Director job description was distributed electronically. Members were asked to submit comments or suggested edits by week’s end. The County Manager intends to post the position publicly the following week. v.Industrial Development Overview (Open Session Portion) Staff presented the 2023–2025 EDPNC Real Estate Reports and provided a summary of statewide and regional industrial trends. The reports indicated that manufacturing and assembly projects continue to represent the majority of industrial activity across North Carolina. Staff explained that demand for industrial sites remains high, particularly as more projects require heavy utilities, large acreage, and advanced manufacturing capabilities. It was noted that significant growth is occurring in the energy and clean-energy sectors, EV-related manufacturing, food and beverage processing, aerospace, defense, and data center development. Foreign direct investment remains strong, with Canada currently serving as the leading source of such investment. Staff further explained that statewide trends show a shift away from very large “mega-site” projects and toward mid-sized, speed-to-market sites and existing buildings. Staff also reviewed local employment and commuting data. The information demonstrated that employment levels in the county have fluctuated in recent years due to plant closures, consolidations, and offshoring decisions made by companies. The county continues to experience a high outbound commuter rate. Several long-standing employers have recently closed or announced reductions, underscoring the importance of maintaining an adequate supply of industrial product to support recruitment and retention efforts. Members discussed the longstanding principle of “No product, no project,” emphasizing that the county cannot attract new industry without sites or buildings that meet modern industrial specifications. vi.Industrial Requirements and Market Trends Staff provided preliminary project request data for 2026 and reported that approximately 84 percent of current industrial inquiries are for manufacturing operations. Staff stated that most prospects are requesting buildings with clear heights ranging from 26 to 36 feet and building sizes ranging from 50,000 to 300,000 square feet. Many prospects continue to express a preference for existing buildings to support accelerated timelines and speed-to-market needs. Staff also reported that rail access remains a requirement for only a limited portion of project requests, although some companies still list it as a preferred feature. Data center activity continues to grow, and these projects typically involve substantial power requirements. Members discussed the importance of ensuring that any future industrial development areas have sufficient electric utility redundancy, water and wastewater capacity, and overall infrastructure readiness to support advanced manufacturing and related sectors. 3 of 38 Closed Session: Chair Wilborn requested a motion to enter into Closed Session pursuant to NC General Statutes 143-318.11(a)(4) A motion was made, seconded, and unanimously passed to go into closed session. Motion: Mr. Phillip Allen Second: Dr. Claudia Berryhill Closed Session was entered into at 2:50 pm. A motion was made, seconded, and unanimously passed to come out of closed session. Motion: Ms. Cynthia Petty Second: Mr. Phillip Allen Closed Session was exited at 3:57 pm. Next Meeting: The next meeting is announced for Tuesday, June 23, 2026, at 4:00 p.m. in the Person County EDC Boardroom, 303 S. Morgan St., Roxboro, NC 27573. Adjournment: A motion was made, seconded, and unanimously passed to adjourn the meeting at approximately 3:57 p.m. Motion: Mr. Phillip Allen Second: Mr. Jody Blackwell _____________________________________ ______________________________________ Date Approved Secretary June 24, 2026 4 of 38 Date: May 20, 2026 Time: 2:00 pm Location: EDC Boardroom, 303 S. Morgan St., Roxboro, NC 27573 Regularly-Scheduled Meeting Agenda 2:00 Welcome The Honorable Sherry Wilborn Invocation Mr. G. Phillip Allen, Vice-Chairman **Request a motion to approve the April 28, The Honorable Sherry Wilborn Overview & Why It Matters The Honorable Sherry Wilborn **Request motion to enter into Closed Session pursuant to NC General Statutes 143-The Honorable Sherry Wilborn Set for June 23, 2026, 4:00 pm, EDC Boardroom The Honorable Sherry Wilborn **Adjourn The Honorable Sherry Wilborn **Action Requested 5 of 38 Industrial Development Trends 2023 -2025 EDPNC Real Estate Reports 2026 Person County Economic Development Data 6 of 38 2023 EDPNC Real Estate Report The report demonstrates that the state was experiencing: •Extremely high demand for industrial sites and buildings •Rapid growth in clean energy and EV-related manufacturing •Increasing utility-intensive projects •Rising foreign direct investment (FDI) •A continued shift toward mega site and heavy infrastructure readiness Key themes: •Automotive and energy projects were dominant sectors, accounting for 31% of all new -location opportunities combined. •Clean energy-related projects represented 94 opportunities, with especially large job and capital investment profiles. •Utility demands escalated significantly, with many projects requiring: •25–150+ MW electric capacity •High water/wastewater volumes •Rail access •International investment became increasingly important, with 48% of projects involving foreign - owned firms. Reflects a North Carolina project pipeline dominated by large-scale manufacturing recruitment, particularly in automotive, energy, and clean energy supply chain sectors. Manufacturing/assembly represented 82% of all projects and 83% of all new -location projects. 7 of 38 2023 EDPNC Real Estate Report The market strongly favored: •Large industrial site (200+ acres) •Manufacturing buildings between 100,000 – 500,000SF •Rail-served industrial parks •Utility rich mega sites • Heavy power infrastructure for EV and energy sectors 387 PROJECTS CREATED IN 2023 Business Recruitment Projects – 281 Existing Industry Expansions – 106 •Manufacturing/Assembly – 317 projects (82%) •Warehouse/Distribution – 19 projects (5%) •Service/Sales – 16 projects (4%) •Corporate HQ – 15 projects (4%) •R&D – 9 projects (2%) •Back Office/Shared Services – 7 projects (2%) •Data Center – 2 projects (<1%) •Call Center – 2 projects (<1%) Strategic takeaway: 2023 was the “industrial megaproject acceleration” year. Communities positioned with infrastructure - ready industrial land and utility capacity were best positioned to compete. 8 of 38 2024 EDPNC Real Estate Report Major shifts in 2024: •Automotive and energy remained strong, but biotech/life sciences and aerospace gained momentum. •More emphasis emerged around “mid -sized advanced manufacturing” rather than only megaprojects. •Food, beverage, and agriculture became one of the strongest real estate demand categories. •Aerospace/aviation projects showed unusually high capital investment and wages. •Site selection consultants became even more influential in project sourcing. Reveals a broader mix of industrial requirements: •Energy projects still required heavy utilities and large acreage. •Food and beverage projects demanded smaller footprints but strong water/wastewater capacity. •Automotive projects continued requiring very large sites and substantial utility infrastructure. Important observations: •Manufacturing square footage demand increasingly concentrated in the 50,000–300,000 SF range rather than only megaproject buildings. •More sectors sought existing buildings instead of greenfield-only sites. •Aerospace, biotech, and electronics projects brought significantly higher wages than traditional manufacturing. Total projects increased to 429, while manufacturing still represented roughly 79% of all projects. 9 of 38 2024 EDPNC Real Estate Report In 2024, communities needed: •Mid-sized speculative industrial buildings •Expandable industrial parks •Strong water/wastewater systems •Flexible advanced manufacturing space •Sites attractive to consultant -led searches •Workforce-ready locations with technical talent Strategic takeaway: 2024 marked a transition from “pure mega project chasing” toward a more diversified advanced manufacturing ecosystem. 429 PROJECTS CREATED IN 2024 Business Recruitment Projects – 282 Existing Industry Expansions – 144 •Manufacturing/Assembly – 338 projects (79%) •Warehouse/Distribution – 30 projects (7%) •Service/Sales – 23 projects (5%) •Corporate HQ – 16 projects (4%) •R&D – 13 projects (3%) •Back Office/Shared Services – 3 projects (1%) •Data Center – 4 projects (1%) •Call Center – 2 projects (1%) 10 of 38 2025 EDPNC Real Estate Report Key developments: •Energy became the single largest industry sector (14% of projects). •Biotech/life sciences, chemicals/plastics, and electronics all strengthened substantially. •Corporate HQ and office projects increased dramatically. •Military/defense-related opportunities doubled from 2024. •Data center activity became much more visible. The 2025 report also reveals several important strategic trends: •Wages rose significantly across nearly all sectors. •FDI remained extremely strong at 47% of projects. •Canada surpassed China as the top source of FDI projects. •Energy projects shifted somewhat toward smaller but infrastructure-heavy footprints: -Average energy building request fell below 200,000 SF -Average site request fell to 145 acres The 2025 report shows North Carolina entering a more mature and diversified industrial recruitment phase while maintaining strong manufacturing dominance. Total projects increased again to 434. 11 of 38 2025 EDPNC Real Estate Report Winning communities increasingly needed: •50,000–250,000 SF speculative buildings •Certified/shovel-ready sites •Redundant utility systems •Fiber and digital infrastructure •Buildings adaptable for electronics, biotech, aerospace, and defense uses •Executive -level office environments for HQ projects Strategic takeaway: 2025 reflects a shift from “quantity of industrial land” toward “quality and readiness of industrial product.” 434 PROJECTS CREATED IN 2025 Business Recruitment Projects – 355 Existing Industry Expansions – 79 •Manufacturing/Assembly – 343 projects (79%) •Warehouse/Distribution – 19 projects (5%) •Service/Sales – 15 projects (5%) •Corporate HQ – 27 projects (6%) •R&D – 9 projects (1%) •Back Office/Shared Services – 13 projects (3%) •Data Center – 8 projects (1%) 12 of 38 Key Takeaways for Economic Development Strategy 1.Manufacturing Remains the Core Target •Across all three years, manufacturing/assembly consistently represented approximately 79 – 83% of projects. •An economic development organization should continue prioritizing manufacturing recruitment. •However, “manufacturing” increasingly means: •Advanced manufacturing •Electronics •EV supply chain •Aerospace/defense •Biotech/life sciences •Energy equipment 13 of 38 Key Takeaways for Economic Development Strategy 2023 Dominated by: •Automotive •Clean Energy •Massive utility-intensive projects 2024: Diversified toward: •Food processing •Aerospace •Electronics •Mid-sized advanced manufacturing 2025 Further diversified toward: •Biotech •Defense •Data centers •HQ/office •Business services Key Takeaway: Communities should avoid over-specializing in only one sector (especially EV-only strategies). The strongest long-term strategy is a diversified advanced manufacturing portfolio. 2.The Market is Diversifying 14 of 38 Recommended Industry Sectors to Pursue Why: •Largest recurring sector across reports •High capital investment •Strong long-term national policy support •Includes battery, grid, solar, recycling, and electrification Needs: •High power capacity •Utility redundancy •Rail optional but helpful •100–250 acre sites •150k–400k SF buildings Tier 1 Targets (Highest Opportunity + Best Long -Term Alignment) Energy & Clean Energy Supply Chain 15 of 38 Recommended Industry Sectors to Pursue Why: •Consistent top sector •Very large employment impact •Massive supplier ecosystem Risk: Highly competitive sector statewide. Needs: •Large sites •Strong transportation access •Heavy utilities •Expandable industrial parks Tier 1 Targets (Highest Opportunity + Best Long -Term Alignment) Automotive / EV Supply Chain 16 of 38 Recommended Industry Sectors to Pursue Why: •Extremely high wages •High capital investment •Growth trend strengthened in 2024 – 2025 Needs: •Smaller, highly specialized buildings •Water/wastewater quality •Skilled workforce •Proximity to university systems Tier 1 Targets (Highest Opportunity + Best Long -Term Alignment) Biotech / Life Sciences 17 of 38 Recommended Industry Sectors to Pursue Why: •Military/defense doubled in 2025 •High wages •Less utility-intensive than EV projects •Strong fit for precision manufacturing communities Needs: •Modern advanced manufacturing buildings •Air/logistics access •Workforce pipeline •Secure industrial campuses Tier 1 Targets (Highest Opportunity + Best Long -Term Alignment) Aerospace / Defense 18 of 38 Tier 2 Targets (Good Fit for Many Rural Communities) Food, Beverage & Agriculture Why: •Strong and steady demand •Often compatible with rural workforce •Strong NC agricultural alignment Needs: •Water/wastewater •Cold storage/logistics •50k–150k SF buildings Chemicals/ Plastics/ Rubber Why: •Consistent high project volume •Strong investment levels Needs: •Industrial utilities •Environmental permitting readiness •Transportation infrastructure 19 of 38 Industrial Product Recommendations Highest Priority Product Types Mid-Sized Speculative Industrial Buildings Best market fit based on all three reports: •50,000–250,000 SF •28–36 foot clear heights •Expandable •Strong power •Modern truck courts This appears to be the “sweet spot” of the current market. Shovel-Ready Industrial Sites Especially: •75–250 acres •Utility-served •Permitted or near-permitted •Graded or certified Speed-to-market increasingly matters more than raw acreage alone. 20 of 38 Industrial Product Recommendations Highest Priority Product Types Flexible Advanced Manufacturing Space Design for: •Electronics •Aerospace •Medical manufacturing •Light assembly •Defense suppliers Utility Infrastructure Investment The reports repeatedly show: •Power availability is critical •Water/wastewater capacity is often decisive •Rail still matters for some sectors •Utility readiness is increasingly a competitive differentiator. 21 of 38 Bottom -Line Strategic Recommendation The reports collectively suggest that the next decade of economic development success will belong to communities that: 1.Develop smaller-to-mid-sized ready industrial products instead of waiting for megaprojects 2.Prioritize advanced manufacturing over commodity manufacturing 3.Invest aggressively in utilities and site readiness 4.Build diversified sector strategies instead of chasing only EV projects 5.Position themselves for consultant-driven searches 6.Emphasize workforce and quality-of-place alongside real estate Strongest overall sectors: Energy/electrification, advanced manufacturing, aerospace/defense, biotech/life sciences, and food processing 22 of 38 2026 Project Requests Projects: •59 Project Request January - May 2026 (As of 5/18/2026) •2 Projects have been submitted for the year 2026 7 Industrial Properties Available 8 12 15 14 10 Project Request January Feburary March April May 1.1803 N Main St. 2.385 Memorial Drive 3.4080 Durham Rd. 4.50 Providence Rd. 5.601 N Madison Blvd. 6.2300 Old Durham Rd. 7.2473 Durham Rd. Da t e A d d e d 11/13/2025 7/2/2025 6/25/2025 9/19/2019 7/30/2025 9/19/2019 12/17/2024 23 of 38 Building vs. Site 4 5 6 8 5 3 5 4 4 3 1 2 5 2 2 0 1 2 3 4 5 6 7 8 9 January February March April May Building Site Building or Site 59 Project request for 2026 (January – May) Existing Building Request: 28 (48%) Site Request: 19 (32%) Existing Building and or Site Request: 12 (20%)24 of 38 Real Estate Requirements for 2026 •Building •Average Square Footage Request – 185,000-330,000 SF •Average Ceiling Height Request – 26 Feet •Site •Average Acreage Request – 40-150 acres •Power Needs •Average 17 MW requirement •Water Needs •5,000 -60,000 GPD •Rail Needs •10 projects required rail •1 project preferred rail 25 of 38 Ceiling Height Requirements of Project Requests 4 1 1 1 2 4 1 4 2 2 6 2 1 2 2 0 1 2 3 4 5 6 7 Nu m b e r o f P r o j e c t s Ceiling Height 26 of 38 Square Footage Requirements of Project Requests 2 8 5 8 8 1 1 3 0 1 2 3 4 5 6 7 8 9 < 20,000 20,001 - 50,000 50,001 - 100,000 100,001 - 200.000 200,001 - 300,000 300,001 - 400,000 400,001 - 500,000 500,000 + Nu m b e r o f P r o j e c t s Square Footage27 of 38 Acreage Requirements of Project Requests 0 2 11 6 2 1 1 2 2 0 2 4 6 8 10 12 Unspecified 0-10 11-50 51-100 101-150 151-200 201-300 301-400 401-500 500+ Nu m b e r o f P r o j e c t s Acres28 of 38 2026 Project Requests: Industry Sectors 84% 2% 12% 2% Industry Sector Manufacturing Production/Testing Facility Distribution Data Center Key Takeaways: •Manufacturing is still dominating •Data Center development is on the radar Predictions: •Manufacturing is going to remain a top industry •Data Center development is going to become a more prominent industry sector as consumer demand drives growth29 of 38 Why is this exercise needed? •Jobs are being lost to automation, consolidation, offshoring, shuttering 30 of 38 Person County Employment Data (2020-2025) 9,326 9,517 9,536 9,512 9,288 9,063 8,800 8,900 9,000 9,100 9,200 9,300 9,400 9,500 9,600 2020 2021 2022 2023 2024 2025 Employment in Person County Employment in Person County31 of 38 Why is this exercise needed? •Companies make decisions without advance indicators 32 of 38 33 of 38 Why is this exercise needed? •No product, no project 34 of 38 2025 EDPNC Real Estate Report Strategic Takeaway: 2025 reflects a shift from “quantity of industrial land” toward “quality and readiness of industrial product.” (Comments from Dianne Jones, JLL) ~107 project requests in 2025, 3 -4 submissions 35 of 38 Source:https://analytics.nccommerce.com/area-profiles/#36 of 38 Person County Commuting Data (2020 -2025) 3,880 3,884 3,792 3,864 3,807 3,731 10,043 9,723 10,343 9,657 9,818 9,823 3,500 4,500 5,500 6,500 7,500 8,500 9,500 10,500 2020 2021 2022 2023 2024 2025 Commuting Data Inbound Commuters Outbound Commuters 37 of 38 Source:https://analytics.nccommerce.com/area-profiles/#38 of 38