Review of the Suitability of Longhorn Ammunition Plant as a Site For Industrial Development –

As compared to Greenfield (raw land) and/or developed sites.

Presented by H. C. Bradbury, Industrial Development Consultant

1.   Location, location, location.

For the vast majority of industrial applications the site is logistically handicapped, based upon it being 12-15+ miles from area major transportation arteries i.e. US 59 /I-20.  Entities that depend on inbound and/or outbound trucks, desire to be located on or near (1-3 miles) from major transportation arteries.  There are some DOT regulations that restrict certain type trucks to within 5 miles or less of a major artery.

There are a limited number of operations that might wish for a secluded site, chicken processing plants, timber/pulp mill operations, chemical plants, ammunition facilities, etc.   These plants are looking for seclusion, based upon the nature of their operation. A location in or adjacent to a National Wildlife Refuge is not the type of seclusion they are seeking, and they too require good access to transportation arteries.

2.  Infrastructure

The public water and sewer systems have long ago been removed from the Longhorn Facility. Any entity would have to provide the infrastructure for water/wastewater service.  This shortcoming would put the site at a distinct disadvantage when compared to sites with utilities, as in a city or industrial park. Further, the absence of this key infrastructure places the Longhorn site at parity with most undeveloped sites in east Texas.

3. Rail service

The area is served by rail, though the railroad spurs on the site have been removed. For an industry needing rail service, this would put the site at parity for rail service with any other site in East Texas that was close to rail service, as a spur would need to be installed. As compared to sites with rail service in place, this site would be at a disadvantage.

4. Site contamination

According to the Army, the subject acreage is contaminated from prior plant operations.  The Army is in the process of reviewing cleanup methodology and timing.  At some point in time in the future, the plan it to remediate the surface contamination of the site and transfer the acreage to USFW.  When the site is remediated (surface), whether it goes to USFW or to a local group for industrial development-- it will still have the stigma of having been contaminated, and when compared to the vast amount of uncontaminated Greenfield/developed land that is available in East Texas, the Longhorn site is at a distinct disadvantage for industrial development.  Note that the time frame for remediation of the shallow groundwater under areas of the site is estimated to continue for several years.

5.  Waste Disposal

Most manufacturing/industrial operation generate wastes that need to be treated and disposed of.  This is a result of taking a material or materials at one stage, and making something of higher value from these materials, and as a rule, the process generates waste.  One of the more common wastes generated, is water related.  Industrial wastewater treatment almost always requires a discharge to a waterway.  For the subject location, everything drains to Caddo Lake, is a water quality limited resource according to TCEQ. This is a distinct disadvantage, as entities who are looking for a new plant site location, typically seek areas that are not constrained with existing water quality issues.

6.  Water Right

The site does have a water right, which is understood to be part industrial and the other part non-consumptive. The availability of the water right per se is not a distinct competitive advantage, due to it being for a limited amount of raw untreated water, which there is little demonstrated demand. Further, if an entity was seeking “raw water” , it is available at Lake of the Pines through NETMWD. This water can be delivered anywhere along Big Cypress, including the Marshall intake structure, which opens up a vast delivery area.

7. Other key services lacking

Fire protection is provided by a volunteer fire department.  This is a risk management issue, and a distinct disadvantage when compared to sites that are covered with a full time fire department.

At this time, and for the foreseeable future, there is no high speed Internet service available. High-speed connectivity is vital for most businesses, and available near most population centers. The absence of the availability of this service is a distinct disadvantage for this site.