Looking for a place to #GrowinharmonywithNature? Then reach out to CAM, Inc. www.camincorp.com. Since January 1984, the company has been utilizing this concept to design and build well over 3 million square feet of commercial and industrial buildings throughout northeast Ohio. The company offers a full range of commercial and industrial real estate services, including on-staff design, construction management, facility management, real estate brokerage and project feasibility studies.
Celebrating a Milestone
In January 2024, the company embarked upon its 40th year of operation, never deviating from this sustainable development concept. The theme of this practice was first espoused by company founder, Charles A. (Chuck) Mockbee and continues to be reinforced today by second generation siblings: President Jeffrey C. Mockbee; Vice President (Sales/Marketing) Traci J. Mockbee; Vice President (Client Relations) Michael J. Mockbee, following their father’s retirement in 2003.
“In Harmony with Nature”
Allowed CAM, Inc. to construct its buildings using natural settings to the advantage of its tenants, area residents and corporate visitors. Aside from its build to suit construction projects, Company currently owns/operates more than 1.1 million square feet of office, warehousing, industrial flex and commercial space most notably within the City of Green, and the Village of Richfield. A large portion of the company’s early work was centered in their 140-acre business park development in the City of Green.
The Akron Canton Corporate Park
The Akron/Canton Corporate Park is strategically located halfway between Akron and Canton which is within 12 minutes of the geographic center of one million people. Strict design and construction criteria and covenants are maintained for the park to promote continuity and convey the Class “A” image CAM’s tenants have come to expect. The Park has many types of commercial real estate represented, including Class “A” Office, Research & Development, Assembly, Light Manufacturing, Warehouse and a Retail Center to support tenants’ needs. This recreational-like setting has extensive green space, a lake with fountain, jogging track, picnic tables and grills for the tenants’ enjoyment. Approximately 47 acres of land are still available for development.
Notable Tenant Companies: Hankook Tire; Chesterfield Companies; Continental Contitech; American Health Associates; Steer; Assurred Partners; Lincare; WesBanco; Harpst Becker; Pioneer Physicians Group; Crown Lift Trucks; ADT; Collins Aerospace; New Innovations; Surgere; First Meridian Title; CAM, Inc.; American Food Vending.
Stonegate Corporate Park
The Stonegate Corporate Park in the Village of Richfield, Ohio is strategically located between the Cleveland and Akron metropolitan areas. This park offers highway visibility and easy access to Interstate 77, Interstate 271 and the Ohio Turnpike providing tenants with easy access throughout Northeast Ohio. Scenic views of the escarpment along the Cuyahoga Valley provide an enhanced park like setting for both companies and employees. Picnic tables, fountains and natural outdoor settings highlight the esthetics of the park. Approximately 57 of the 103 of its acres remain available for future development opportunities.
Notable Tenant Companies: Cisco Systems; West Shore Homes; Fed Ex Custom Critical; SMC; Kings Medical Group; Newark; Oswald; Digital Print Systems
Recognizing Excellence
Throughout its 40-year history, CAM, Inc., and the Mockbee family have been recognized locally and nationally for their efforts. The company received Developers’ Awards of Excellence for eight of their buildings and two of the Corporate Parks from the National Association of Commercial Real Estate (NAIOP).
Chuck Mockbee received the esteemed Founders Award from NAIOP for his integral role in this national association. Chuck was a founder of the Northern Ohio Chapter of NAIOP, and served on the national board in various positions for more than 15 years. He received the Lifetime Achievement Award in 2002.
CAM, Inc. has received numerous awards and distinctions:
CAM, Inc. (family members and employees) have enjoyed strong working relationships within the community. Organizations such the Green Schools Foundation; The Celebration of Education (Green Local Schools); the Green Band and All Sports Boosters; United Way of Summit Medina Counties; Boys Scouts and Stewart’s Caring Place (Cancer Wellness). The company has enjoyed strong public-private partnerships with the City of Green; Green Area Chamber of Commerce; the Village of Richfield; Richfield Ohio Chamber of Commerce; the Greater Akron Chamber; JobsOhio and Summit County economic development agencies.
Building on a Legacy
In today’s post pandemic era, companies and employees require sustainable development practices that promote a sense of place, an environment for innovation, team building and mentoring; all in a comfortable and inviting atmosphere. Should your company be looking to grow or expand into the northeast Ohio marketplace, reach out to www.camincorp.com. CAM, Inc. and the Mockbee family will continue on its course set over four decades ago by Charles Mockbee with responsible real estate development, business and community engagement all within its culture of “In Harmony with Nature.”
The City of Green and Village of Richfield are in the process of updating their comprehensive (Land Use) Plans. Both initiatives are on a companion path to be completed by March 2024.
CAM, Inc. has significant real estate and development portfolios within each municipality and is very much engaged in both planning efforts.
In Green, CAM. Inc. has more than developed more than 500,000 sq. ft. of office, commercial, light industrial, flex, warehouse and retail space. The company owns more than 215 acres within the city of which approximately 50+ acres are vacant and available for future development.
CAM, Inc. had developed close to 400,000 sq. ft. of “Class A” office, warehouse, light industrial and flex space in the Village of Richfield. Of the approximate 103 acres under CAM, Inc. ownership within the village, more than 46 acres have been built upon, leaving approximately 57 acres available for future development opportunities.
The company is just one of many interested parties, individuals, entities having a significant interest at stake since both efforts will be creating a blueprint/strategy for the next several years to come.
Stakeholder engagement will be a critical component to the successful completion and implementation of each strategy.
What is a comprehensive Plan?
A comprehensive plan (often called “master plan,” “general plan,” or “land use plan”) is a long-range planning document that expresses a community’s overarching vision, goals, objectives, policies, and strategies for the future growth (or smart shrinkage), development; the preservation/protection of: community assets, existing neighborhoods, recreational areas, parks and green space.
The process of developing this plan should be a community-wide effort. All interest groups should play a part in delineating this vision. Specific goals and objectives should be developed along with a time frame for implementation.
With the major impacts of a plan affecting virtually everyone within a community, stakeholder engagement should a top priority throughout the entire development process.
Who are the Stakeholders?
Typical stakeholders during a comprehensive planning process include: citizens, government officials, municipal employees, business leaders, neighborhood associations, community, religious and not-for-profit organizations, consultants and media groups.
No stakeholders’ groups are ever the same. These groups mostly reflect the character, demographics and scale of the city, township, village they live, volunteer or do business in.
Stakeholders are comprised either individually (residents, employees, government officials, business/landowners, staff), or in groups (associations, government departments, governing bodies, commercial companies).
Who Facilitates a Comprehensive Planning Process?
Municipalities, who seek to update or undertake an entirely new comprehensive (land use) plan, typically employ the services/expertise of a planning consultant, as its facilitator. A planning consulting firm is primarily selected based upon proven experience and a very good track record.
The facilitator is there to make a municipality’s planning process not only easier but also more effective. Facilitators serve as neutral agents who “plan, guide and manage a group event to ensure that the group’s objectives are met effectively, with clear thinking, good participation and full buy-in from everyone who is involved.”
Professional facilitators typically will:
City of Green/Village of Richfield Comprehensive Plans
City of Green
The City of Green launched its 2023-2024 Comprehensive Plan update at the inaugural meeting of the City’s Comprehensive Plan Steering Committee on April 26 at City Council Chambers.
The 20-member steering committee includes one representative from each of the City’s boards and commissions, one representative from City Council, representatives from the city’s business and non-profit communities, 5 members of the community at large and one student from Green High School. This process is being led by key members of city staff responsible for implementing the plan and Kleinfelder Consultants approved by City Council January 10, 2023.
https://www.cityofgreen.org/CompPlan
Village of Richfield
The Village of Richfield began its 2023 Comprehensive Land Use plan update process at the initial meeting (via zoom) of its Comprehensive Plan Steering Committee Meeting of March 1, 2023.
The Steering Committee is made up of 19 members from various demographics of the community. Additional participants include a few members of administration and consultants — which are tasked with leading the committee.
Kleinfelder Consultants was also selected to be the consultant/facilitator for this initiative.
https://www.richfieldvillageohio.org/600/2023-Comprehensive-Land-Use-Plan-Update-
Comprehensive Planning Process
Usually, this is a four phase (stakeholder engagement) process undertaken throughout a 12-to-13-month timeframe.
Phase I: Discovery (Months 1-3)
Phase II: Collaboration/Visioning (Months 4-6)
Phase III: Draft Plan Preparation (Months 6-12)
Phase IV: Public Review/Final Adoption (Months 12-13)
CAM, Inc., as part of its ongoing commitment to the City of Green, and the Village of Richfield will always be an active participant through this entire process; providing significant feedback and valuable input whenever the opportunity arises.
Overview
On December 13, 2022, CBRE released its economic outlook report for 2023. High interest rates, coupled with an anticipated recession will make 2023 a challenging year for commercial real estate. Though inflation eased in late 2022, it was still running at more than 7%. CBRE Economists add that the Fed will continue raising rates until it sees a marked reduction in inflation nearer to its 2% target. Weakening fundamentals and higher cost of capital will generally lower asset values.
The report notes that a recession will not be particularly deep. Corporate finances are in good shape and employers will shun excessive layoffs to avoid losing employees in a tight market for skilled labor. While consumer confidence is highly subdued, average household debt is low compared with the onset of previous recessions. These factors again reinforce a moderate downturn, with unemployment unlikely to breach the 6% level. Inflation will be significantly lower by the second half of 2023, setting the stage for falling interest rates and the beginning of a new cycle that will last well into the next decade.
Despite these positive signs, the report notes the pace of change will not ease. The growth of the digital economy will continue to affect real estate demand. Hybrid working offers many benefits for businesses and employees, but companies and the office sector will have to evolve. Cities too will need to adjust to new commuting patterns and reduced office demand. The resurgent retail sector is just now reaping the benefits of a long period of change, which is attracting keen investor interest. Data centers and industrial real estate will probably be the most resilient sectors and the housing shortage will benefit the multifamily sector. The hotel sector’s recovery from pandemic restrictions will continue but life sciences activity, which was turbocharged by COVID, will ease for a while as venture capital becomes scarcer. All sectors in all places will be required by governments, occupiers and investors to make significant decarbonization efforts.
The report details the major trends that will dominate the major market sectors within the next 12 months. The entire report can be found by accessing the following link: 2023 U.S. Real Estate Market Outlook. As is the case, there are always two sides to any story; opportunities do exist amid this slowing economy. This review will highlight the trends affecting existing and prospective tenants along with properties/buildings within the CAM, Inc. real estate portfolio
Office
Trends to Watch
Portfolio Optimization Based on Space Utilization
As employers embrace hybrid work, corporate real estate leaders will focus more on utilization data to gauge their portfolio performance and guide future space decisions. Utilization data will give decision-makers insight into how their space is and isn’t being used so that they can adjust their space planning, design and allocation to achieve efficiency and enhance the workplace experience for their employees. Reducing underutilized space and costs per seat will rise in 2023 as companies navigate an economic downturn.
Shorter Commutes and Quality Location Will Become More Critical: Quality office locations that reduce employee commute times will outperform in 2023. Space that helps attract workers back to the office will become a priority in site selection. Workers strongly prefer shorter commute times, an increasingly important factor in whether they accept job offers. Within a tight labor market and as employers seek to encourage a return to the office, occupiers will seek locations closer to their workforce and have walkable amenities that provide a superior employee experience.
See complete office Chapter @ https://www.cbre.com/insights/books/us-real-estate-market-outlook-2023/office-occupier
Retail
Trends to Watch
More Redevelopment Projects: With new construction remaining cost-prohibitive, retail developers and investors will focus on redesigning and redeveloping existing space to attract more shoppers. This will be especially true in prime trade areas, which are experiencing record-high occupancy levels and asking rents due to strong demand. Some of this redevelopment activity will involve conversions to other uses, such as office, industrial and residential.
Rise of Grocery Stores: The role of grocery stores will continue to evolve. Although food & beverage digital sales are rapidly growing, most of these orders are fulfilled at the store level through curbside pickup or third-party delivery. Grocers will transform their footprints to better suit multi-channel retailing.
See Complete Retail Chapter @ https://www.cbre.com/insights/books/us-real-estate-market-outlook-2023/retail
Industrial & Logistics
Trends to Watch
Solid Fundamentals Despite Slowing Activity: U.S. industrial leasing activity is expected to decline in 2023 as occupiers delay expansion plans and the post-pandemic need to hold additional inventory dissipates. Despite the slowdown, vacancy rates will remain well below the 10-year average. Low available supply will create another year of double-digit rent growth.
Record Breaking Completions and Plummeting Construction Starts: Groundbreakings will fall by more than half in early 2023 due to construction financing challenges and economic uncertainty. The reduction in construction starts will lead to completions dropping to around 250 million sq. ft. in 2024, leading to a shortage of first-generation space and a return to record-low vacancy rates at a time when many companies will reenter the market.
See Complete Industrial/Logistics Chapter @ https://www.cbre.com/insights/books/us-real-estate-market-outlook-2023/industrial
Construction
Trends to Watch
Improving Talent Pipeline: The construction labor force faces several ongoing structural challenges, such as an aging workforce (about 1 in 5 are aged 55+, nearly double the share 15 years ago) and an insufficient pipeline of new specialty tradespeople. While an increasing number of baby boom construction workers will retire in coming years, there are some indications that more young people will enter the industry. After many years of low enrollment for construction trade schools, the number of certificates awarded rebounded during the pandemic and should remain high in 2023.
Slowing Single-family Construction Will Help Commercial Development: Single-family home building, which surged during the pandemic, is slowing due to the recent steep rise in mortgage rates. Because single-family homes make up the largest share of total construction spending, even moderate cooling in this sector will reduce competition for labor and materials by the non-residential sector. This may encourage some developers of commercial projects to move forward with plans that had been put on hold and allow for faster completion of projects currently underway.
See Complete Construction Costs Chapter @ https://www.cbre.com/insights/books/us-real-estate-market-outlook-2023/construction-costs
CAM, Inc. Insights
CAM, Inc. is cautiously optimistic that economic conditions will improve by the second half of 2023 and is looking to add additional single & tenant spec space within its Akron/Canton Business Center VI & VII. The development will consist of two building totaling approximately 108,000 sq. ft. For more information, click on the attached link @ https://camincorp.com/wp-content/uploads/2020/02/AkronCanton-Business-Center-6_v02-480×318.jpg
For more information on CAM, Inc. Properties/Buildings/Services go to: www.camincorp.com
Construction of the Massillon Road South corridor project will begin this July. The project will improve the safety and efficiency of two intersections, at Boettler Road and Corporate Woods Circle, by replacing the traditional signaled intersections with roundabouts. This change will improve traffic flow to move vehicles through the corridor faster and will provide easier and safer access to businesses along the corridor. Construction is expected to be completed in November 2023.
The Project involves the construction of two roundabouts that will be added to improve the efficiency and safety of two intersections at Boettler Road and Corporate Woods Circle. CVS Drive will also be extended to connect Franks Parkway to Thorn Drive. This will provide easier access to plazas and alternative routes to Massillon Road. Street lighting will be installed to enhance night driving in the corridor, along with landscaping to beautify the area. A new sidewalk on the east side of the corridor will help assist pedestrians safely travel through the area. This project will be completed in phases due to the need to maintain 3 lanes of travel on Massillon Road at all times.
Travelling along Massillon Road during this time may require alternate routes. North and South bound traffic on Massillon Road will be maintained throughout the duration of the project. However, there will be periodic closures on all intersecting roadways. These closures will be marked with signage and announced via our emergency text alert system, Green Alert. To sign up for Green Alert text GREENOH to 99411 and complete the sign-up process by clicking the link received (FYI: If you do not live in Green, use your business address in Green for accurate messages).
Roundabouts have proved to be significantly safer than traditional intersections thanks to the limited number of conflict points, slower speeds, and increased awareness of drivers. Drivers also save time and gas by not idling at red lights. Without the addition of these roundabouts, Massillon Road would need to be 9-lanes wide to handle projected traffic flow. Building nine lanes of traffic would cost far more and be less safe than the roundabout design. The roundabouts will provide capacity to handle growth of our prime retail and business hub without constructing a 9-lane roadway. Communication
The City is taking a very proactive approach in keeping business leaders, employees, and consumers informed regarding construction of the corridor. Roundtable events were held to discuss early phases of the project and to share educational materials to business leaders. The City’s communications team, project manager, and Engineering team will continue to be the main point of contact for these business leaders and address any concerns.
CAM, Inc. encourages all of its tenants to exercise patience during all phases of this initiative. We acknowledge that there will be challenging situations at times, though the benefits of these improvements, when completed, will benefit the community in so many ways.
City of Green Green residents recently approved a new school levy that will significantly upgrade/enhance school facilities within its district. According to an evaluation conducted by the Ohio Facilities Construction Commission (OFCC), three of Green Local’s five school buildings are in need of expensive repairs that are not financially viable. While the district has done all it can to maintain these properties, the general consensus among many was that it was no longer a cost-effective option. The district subsequently held a series of focus groups to address these issues.
The feedback from focus group participants allowed for the development/adoption of a master facilities plan that will consolidate the district from five to four school buildings. The three oldest buildings will be demolished and replaced by the construction of two new buildings and one facility addition. Updates will also be made to the bus garage. This plan will reduce operational costs, transportation routes, as well as the number of building transitions in a student’s academic career.
The plan will more specifically:
Site and planning design are expected to be completed by the end of the year. Construction is anticipated to begin in 2023 and completed in 2026. The facilities improvement initiative will continue to enhance The City of Green’s appeal for continued residential, commercial and industrial investment; while enhancing its brand value as a prosperous, promising and progressive community.
CAM, Inc. has been an active, ongoing supporter of Green Local Schools for more than 38 years. As a community minded organization, the company looks forward to its continued collaboration to enhance the economic and social vitality of the area.
The effects of the pandemic have certainly played a pivotal role in determining what future office space will look like. However, one thing appears to be certain: office buildings/space, by all accounts, will continue to serve a critical function for companies re-thinking their future strategies within a globally competitive marketplace.
While COVID-19 has definitely accelerated the trend for working at home, it has also revealed its limitations in some industry sectors, where organizations success will still depend on face-to-face interaction, collaboration, sense of place and company culture. With universal flexible working options, the office could become a virtual anchor in attracting, retaining and nurturing top talent. Workspace can play a really significant part on how people perceive a business; enable job seekers to see first hand how the company values its staff members. The office arguably has an even more important role in providing learning/training opportunities for new/younger employees. Many corporate executives believe that developing its people within its workforce is not just formal training, but all other types of interactions. There still is a lot to be gained from being together as a team.
Prior to the COVID-19 lockdown, many organizations had already started shrinking office footprints thinking perhaps they don’t need 100% of the space for their employees, perhaps only 60-75%. The pandemic definitely accelerated that trend proving that many companies and industries can indeed work and benefit from working virtually from home or a satellite location.
What makes COVID-19 such a strange phenomenon is that its immediate impact pushed some organizations in the opposite direction (more space per employee). Many companies have been squeezing more and more staff into smaller floor plates for a long time. For offices to re-open safely and maintain physical distancing, floor plate ratios will need to increase again incorporating shifts/staggered start times while continuing remote working.
While this debate continues to linger on, the demand for office space, its primary focus and function, will continue to change and evolve. What is definitely apparent coming out of this pandemic is that that a hybrid workplace strategy is something that is here to stay. What real estate experts and workplace strategists are saying is it isn’t an either/or scenario, that working from home is better than working in the office or vice versa. But it’s how to capture the best of both worlds in a hybrid strategy, recognizing that if you have work where you require quiet or need to be isolated (if you want to be isolated), you’re going to work from home. As far as working in an office environment: more and more company executives believe it is really providing the opportunity to build and preserve company culture. If you have people working in the office for two, two and a half days a week, enabling them to feel very connected to the vision and the mission of the organization is really important. Other vital aspects of a healthy and productive culture include: learning/training; coaching; mentoring; building authentic relationships; building trust; ideation and innovation. These are all critical things that primarily happen through spontaneous and unplanned interactions in the workplace.
By building an attractive workplace, companies are creating an environment that will foster those types of behaviors and enable businesses to compete and to be successful. So, it isn’t just about getting the talent, attracting the talent to come into the office. It’s because the success of your firm is dependent upon it. Real estate and industry executives won’t know the true impact to companies that have been shedding all of their office space for another six months,12 months or 18 months. Many fear that some company officials may look back and say they perhaps lost one of our most valuable assets, which was the “special sauce” of our company culture.
Another concern plaguing many companies is how to address where employees are showing up in the virtual workplace. Many industry consultants are actually working with their clients to create a very intentional strategic plan, essentially a culture campaign that enables those organizations to create a consistent employee experience no matter where they’re showing up every day. Regardless of what companies decide to do with that hybrid strategy, consultants are advising is that they make sure that they have an intentional strategy; proactively managing it. Workplace strategists further advise that every organization has their own DNA. It is so important about creating a sense of place: integrating culture/brand; how you express that through creativity and the emotional connection between people working from home/office.
Many have term the phrase “phygital” space: combination of physical/virtual work space integrated with company culture. Having all the features and benefits/amenities working from home or the office.
As office and building space continues to evolve and align with market trends, CAM, Inc. will continue to be flexible in addressing office user and tenants needs in a sustainable and proactive manner.
The Electric Vehicle Industry is growing exponentially. By 2025, approximately 20% of all new vehicle sales sold globally will be electric vehicles. In 2020, more than 1.3 million EV vehicles were sold in the US. That number is expected to grow by more than 37% between 2021 – 2028.
In an effort to accommodate the growing need to service these vehicles and as an added retail amenity, CAM, Inc. has purchased and installed an EV Charging station at it’s Shops of Green mixed use retail/commercial center.
This was a public-private partnership between the Ohio Environmental Protection Agency (OEPA), EV equipment vendor ChargePoint and CAM, Inc. The OEPA provided grant proceeds to leverage the cost of the project.
EV car drivers can find the Charging station location throughout the ChargePoint mobile network along with affiliated network users such as “Plug In” and other national affiliates.
The site is centrally located off of I-77 (exit 118) along the Massillon Road corridor and offers a highly visible location for tenants, retail customers and EV owners in need of a charge.
The City of Green is soliciting input for the creation of a new economic development district that encompasses approximately 180 of vacant land contiguous to the Akron Canton Corporate Park.
The purpose of this initiative is to create long term financing for infrastructure and related development improvements that would include the extension of Southwood Drive from S. Arlington Rd (West) to Tabs Drive (East).
The proposal seeks to utilize these property improvements to the existing tax base by redirecting real property taxes (PILOTS) to the City of Green for distribution. This is not new taxation, but it alleviates the burden of financing Public Infrastructure Improvements solely through Income Taxes by allowing the City to better allocate those dollars to leverage and payoff these costs. More importantly, it provides a sustainable and efficient way to finance future development opportunities without placing the burden on existing property owners. For more information, visit www.cityofgreen.org.
The Greater Akron Commercial Real Estate Network of Women’s (CREW) June 2021 program featured a panel discussion from CAM, Inc. executives, moderated by Susan Lines of CBRE.
The interactive Zoom program began with a video featuring an overview of the company along with an introduction of: Jeff Mockbee (President), Traci Mockbee (Vice President Marketing) and Mike Mockbee (Vice President Client Relations).
Jeff summarized the history of CAM, Inc., it’s philosophies; strategies; challenges and future vision. Each panelist highlighted key projects which included: Heritage Crossings of Green; Stonegate Corporate Park; Richfield Corporate Exchange; Akron/Canton Business VI & VII; Stewart’s Caring Place and Bath provisions.
The dialogue then shifted to an open discussion on how the recent Pandemic affected and will continue to impact the construction/development/property management industry (including company operations/projects) going forward. For more on Akron CREW, visit www.crewgreaterakron.org.
CAM, Inc. has been steadily updating its Facebook page. We are focusing more on this social media platform for promoting the company along with its real estate and construction portfolio. Check out the new posts, pictures album and “friend” us.
Feel free to reach out with any questions about our properties, development projects or your own real estate/workplace needs. The foundation of our business has and continues to be built solely on relationships, transparency and trust.
CAM, Inc., continues working on implementing it’s long-term vision. Using additional on-line resources to attract new investment opportunities, tenants, partners; collaborating with industry piers. Always striving to further expand our footprint within the northeast and central regions of the state of Ohio.
Our team is looking forward to expanding our capabilities within the Facebook spectrum. Catch us within its marketplace and throughout other sections of its app.
Stay tuned/updated!
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