The Site and Facility Planning Podcast

Where Will the Capital Land? Tariffs, FTZs, and the New FDI Calculus

Capital Wants Clarity: PMI’s Fast-Track Aurora Build, Shifting FDI, and FTZ Strategy in a Tariff-Heavy Era Host Andy Greiner connects three themes shaping 2026 site selection and industrial investment: speed, certainty, and readiness. The episode opens with Philip Morris International’s $600 million, 600,000+ sq. ft. Aurora, Colorado facility dedicated to ZYN nicotine pouches, built on a roughly two-year timeline from concept to production despite starting without land, completed design, or site infrastructure. PMI leaders describe overlapping design and construction, a vertically stacked production process for efficiency, operating under FDA manufacturing oversight, parallel workforce hiring and training with the Community College of Aurora, and the importance of selecting the right project team to meet an aggressive market-driven deadline as demand outgrew capacity at existing Kentucky operations. The conversation then focuses on foreign trade zones (FTZs) with Jeff Tafel of the National Association of Foreign Trade Zones, citing a benchmark survey where 49% of members reported increased FTZ activity in 2025 amid tariff uncertainty; he explains FTZ mechanics (duty deferral until goods leave the zone, tariff-free treatment for many exports), the need for project-specific economic analysis, FTZs’ role in reshoring and job retention, and ongoing policy attention including monitoring Supreme Court-related tariff outcomes and educating Congress on the FTZ program created in 1934. Finally, site selection advisor Nelson Lindsey of Parker Poe Consulting describes how tariff volatility and geopolitical uncertainty are slowing final foreign direct investment decisions—especially for small to medium-sized, often family-owned companies—citing added costs for importing machinery and a general desire for long-term policy certainty. He notes continued activity tied to the data center supply chain and ongoing Southeast U.S. attractiveness driven by automotive supply chains and long-term relationship-building, while emphasizing the competitive importance of site readiness (completed due diligence, utility capacity plans), speed-to-market, and leadership “personal touch” during site visits. The episode concludes that capital still wants to invest in the U.S., but projects land where certainty, speed, and readiness align. 00:00 Capital Wants Clarity: What This Episode Connects (PMI, FDI, FTZs) 01:34 PMI’s $600M ZYN Plant in Aurora: The Speed-to-Market Mandate 02:56 Building While Designing: Vertical Process Engineering on Raw Ground 04:30 Workforce Readiness in Parallel: Training, Hiring, and FDA-Grade Quality 05:23 The Playbook: Back-Planning From the Market Deadline + Partner Alignment 06:49 Why the U.S.-Only ZYN Facility Matters: Demand Growth and Capacity Strategy 08:46 Foreign Trade Zones 101: Why Tariffs Make FTZs a Site-Selection Variable 11:04 How FTZs Work: Duty Deferral, Cash-Flow Gains, and Export Advantages 12:01 FTZs as a Reshoring Tool + The Policy Fight to Keep the Program Visible 15:53 FDI Under Uncertainty: Tariffs, Family-Owned Investors, and Slower Decisions 19:36 Where Deals Still Happen: Southeast Momentum, Site Readiness, and Relationships 25:55 Wrap-Up: Certainty, Speed, and Readiness Decide Where Capital Lands Mentioned in this episode: This episode is sponsored by TNECD

Speedy Data Center Build Outs, Industries of the Future, and a First Person Account of a CEO Going Alone on Site Selection

AI infrastructure is forcing a new siting calculus—one defined by power, speed, and execution risk. Host Andrew Greiner speaks with Matt Landek (JLL) and Michalis Grigoratos (Infra Partners) on compressing “Time to First Token” with prefabricated delivery, then with Justin McAfee (WrightOne) on what communities must do to win and execute advanced manufacturing projects. Mark Cote closes with a scan of “industries of the future,” from SMRs and geothermal to critical minerals and defense innovation. Mentioned in this episode: This episode is sponsored by TNECD

North Carolina Secretary of Commerce Lee Lilley and Christopher Chung, CEO of the Economic Development Partnership of North Carolina

North Carolina’s Growth Playbook: Talent, Infrastructure, and Supply Chain Resilience Host Steve Kaelble interviews North Carolina Secretary of Commerce Lee Lilley and Economic Development Partnership of North Carolina CEO Christopher Chung about why North Carolina ranks highly for business, including No. 1 in access to qualified labor and a 2025 Platinum Shovel Award. They credit long-standing investments in higher education, community colleges, decentralized workforce programs, and strong in-migration, plus talent pipelines from universities, community colleges, and military transitions. They discuss boosting labor participation by addressing barriers such as childcare, transportation, housing, and broadband, citing state leadership roles, task forces, Charlotte’s transit funding effort, and Wilson’s subsidized rideshare. On supply chains, they emphasize ready sites, cost-competitive rural locations, and supplier matchmaking, with examples including Siemens Energy transformers and JetZero’s Greensboro aircraft project. They highlight critical infrastructure needs—roads, ports, airports, water/sewer—and anticipate continued manufacturing cluster growth and major workforce impacts from AI. 00:00 Welcome and Guests 01:01 Workforce Talent Edge 02:57 Growing Population Pipeline 06:04 Removing Participation Barriers 10:58 Supply Chain Resilience 17:37 Infrastructure That Wins 21:55 Rural Growth Strategy 23:45 Five Year Outlook and AI 28:42 Closing Thanks Mentioned in this episode: This episode is sponsored by TNECD

Power, Timber, and the World Cup — How Energy, Materials, and Cities Are Being Rebuilt

From next-generation energy to next-generation cities, this episode of Frontline looks at how innovation is reshaping the foundations of American industry. Segment 1 — Nano Nuclear: James Walker, CEO of Nano Nuclear Energy, explains why small modular reactors could soon power data centers, defense sites, and remote industries — and what’s holding them back. Segment 2 — Building with Timber: Graycor’s John Denbo takes us inside an Amazon warehouse built entirely from mass timber — one of the first large-scale tests of sustainable construction at industrial scale. Segment 3 — The City as Platform: Atlanta’s Rich McKay, Katie Kirkpatrick, and David Cummings discuss how the 2026 FIFA World Cup fits into a bigger plan for infrastructure, mobility, and startup growth. Hosted by Andy Greiner, Editor of Area Development Magazine. Mentioned in this episode: This episode is sponsored by TNECD

Women in Economic Development Conference Highlights

Recorded live in Chicago, this episode of the Area Development Podcast brings together some of the most engaging voices from the 2025 Women in Economic Development Conference. Nicole McBride (CBRE) opens with a deep dive into workforce dynamics and what companies are learning from shifting labor trends. Then, we drop into a lively incentives panel with Brooklin Salemi (Newmark), Shannon O’Hare (Cushman & Wakefield), Rose Davidson (JLL), and Beth Buckner (Moore & Van Allen) on how incentive programs are adapting to rising costs, hybrid work, and tighter compliance. Julie Miller (Vista Site Selection) follows with insights on how developers can align site-readiness and permitting strategies with real project timelines. And finally, Nina Albert, Deputy Mayor for Planning and Economic Development in Washington, D.C., closes the show with a look at how cities can make long-term infrastructure and land-use decisions that attract sustainable investment. Mentioned in this episode: This episode is sponsored by TNECD