The initial task assigned to this panel was to evaluate proposals relative to the economic development of an area commonly referred to as Liberty Commons Industrial Park (LCIP), and to offer an opinion of which presented the better option. We approached our task as willing citizens who had no special expertise other than a genuine concern for economic growth in the area and for positive community accord. The materials that were made available to us and the conversations we have had as a result of our study have caused panel members to work together to develop reasoned findings.

As the work progressed, our initial task was modified since the Shawnee Township proposal was also to implement the LCIP, but utilizing a JEDD instead of a non withdrawal annexation. Shawnee Township did not provide a separate plan for economic development. The panel's first analysis was to compare these two forms of government. As we progressed through this analysis, we also studied the issues associated with the LCIP proposal.

PROCESS

Responding to the request of both parties, the panel has met corporately in public session on two occasions and later met both individually and collectively with nearly all of the business operators in the impacted area.

In addition, we have carefully read and reviewed all the information made available to us. We addressed all of the items initially identified in our charter (see Attachment 1). We have also made it our priority to individually and collectively seek out or direct that other information be made available to us to answer questions that have arisen in our process.

FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS

The following findings, conclusions, and recommendations are made as a result of our analysis of facts and perceptions presented to us:

NON WITHDRAWAL ANNEXATION AND JEDD COMPARISON.

After examining the intricacies of both the non withdrawal annexation and the JEDD, the panel realizes that each is a powerful economic development tool. In this particular situation, the non withdrawal annexation is the more effective and appropriate procedure. We believe that neither Shawnee Township nor the Shawnee Local Schools would be adversely financially impacted. Further, the panel feels that the non withdrawal annexation is less cumbersome than a JEDD since no new bureaucracy needs to be established.

The panel feels that the City of Lima is in a stronger position to serve as a catalyst for development than a JEDD would be. It is imperative that cooperation between the City of Lima and Shawnee Township begin and continue to promote and develop this area.

PROPERTY OWNERS.

The panel recognizes that property owners have a vital role in driving this process. They must petition for non withdrawal annexation or traditional annexation. They must play an active role in the development of a JEDD. The property owners must want this development for it to work. While all of the owners would like to see the LCIP area developed, the existing operating business owners are concerned about the potential of increased costs to their businesses.

Businesses which are or will soon be closed see the potential of an improved infrastructure which could/would lead to a more rapid economic development of the area and utilization of existing structures. The economic development community (Lima/Allen County Chamber of Commerce, WCORDB, Economic Development Services Group, Governor's Regional Office, Allen County, Townships, and the Visionaries) must work with the property owners to offset any short term cost increases for these existing businesses to allow this LCIP plan to be implemented and to work with the closed businesses to facilitate timely redevelopment.

LIBERTY COMMONS INDUSTRIAL PARK PROPOSAL.

In the course of discussions with property owners and the panel's study of the LCIP proposal, many issues regarding this proposal were raised. We acknowledged that the LCIP proposal presented in February, 1996 was more of a vision than a finished plan. Many details remain to be worked out before a viable plan is completed. Before addressing the issues, the panel and the property owners agreed that something must be done. The status quo is not good for the long term economic viability of the community.

The panel agrees that doing something is better than doing nothing, so a phased version of LCIP would be a significant first move forward in establishing an anchor which will/could ultimately become a larger entity. Issues that need to be considered include at least the following: the placement of internal roads, access to rail sidings, fencing of the area, potential boundaries of the area. Boundary options of the LCIP could include (1) the existing LCIP proposal,(2)Sundstrand, Airfoil, and part of Whemco, (3) Sundstrand only, or (4) other.

Changing the boundaries of the Liberty Commons Industrial Park could result in the creation of an island from a political jurisdiction perspective. Since non withdrawal annexation does not involve changing political boundaries then the island creation should not be a concern. If traditional annexation is pursued, then "island creation" would require the City of Lima dn Shawnee Township to reach agreements on the delivery of services to the affected areas.

NON WITHDRAWAL ANNEXATION AND TRADITIONAL ANNEXATION COMPARISON.

Although the City of Lima proposal was to pursue non withdrawal annexation, at least one property owner raised the possibility of traditional annexation in our panel discussions. As the panel studied the two methods of annexation, it is evident that traditional annexation would severely and negatively impact Shawnee Township while not impacting the Shawnee Local Schools. We strongly recommend non traditional annexation over the traditional approach.

The panel hopes that economic development progress will be made with and through the cooperation of the Shawnee Township Trustees and community. The panel is mindful that either Sundstrand or the City of Lima may elect to advance the traditional annexation method if they perceive a lack of support by Shawnee Township for the non withdrawal annexation methodology. If only for this reason alone, Shawnee Township should immediately act to support this initiative or at least take a position of no opposition to it. It is important that the process of annexation without changing boundaries proceed.

LOCO WORKS.

Much of the success of this proposition hinges on the successful development of the Loco Works; however, the panel is cognizant that no development has been generated on this property since 1981. The panel strongly recommends that the City of Lima establish the redevelopment of the Loco Works as its primary emphasis in economic development, complete with a marketing plan to put the property to full industrial use. The panel has evidence that the City of Lima is working with the Loco Works owner to accomplish this priority.

SUNDSTRAND.

The Sundstrand property will soon be vacant, and specific plans need to be established to save the building and return it to industrial use. Our information suggests that demolition of the structure is a distinct possibility if annexation or timely use of the property does not occur. The panel recommends that the City of Lima begin an immediate dialogue with Sundstrand management to exercise a non withdrawal annexation petition.

COOPERATION BETWEEN POLITICAL SUBDIVISIONS.

The issue of a need for cooperation between Shawnee Township and the City of Lima has been a consistent comment throughout our deliberations. We have heard from property owners that the single most important issue is that of redevelopment of the areas, and that redevelopment will likely occur more quickly in an attitude of cooperation. We agree and believe that cooperative planning between the City of Lima and Shawnee Township will be the process which will provide a solution for redevelopment.

The panel believes that the parties have a right to enter into long term contracts/agreements with one another, the term well surpassing the probable tenure of any current office holder. Cooperative planning will more likely occur through a set of agreements on issues decided by stakeholders. These matters need to be determined, set to writing, and approved by both the Shawnee Township Trustees and the City of Lima administration and council.

Developed in an atmosphere of problem solving, such agreements should be executed and agreed for extended periods to allow for financial amortization of necessary improvements and long range development of the area.

MARKETING PLAN

The actual presentation of the Liberty Common Business Park is well done. It shows insight, initiative, and planning. What it lacks, however, is a marketing plan. The panel strongly recommends that an element be built into the revised structural/legal plan which will explain how the area will be marketed, by whom, and to whom. The panel is mindful that each property has a distinct personality, and feels that serious consideration needs to be built into the final product.

Marketing of this set of properties may require a new and innovative approach. The current cooperative economic development and subsequent marketing by the Economic Development Services Group, a Division of the WCORDB, needs to continue. All parties need to understand, however, that this initiative is quite different from all other regional industrial properties. Successful development will likely require unique marketing strategies to be effective; for example, highlighting government cooperation in all marketing materials, including media reports.

NEXT STEPS

The panel requests the Lima/Allen County Chamber of Commerce Board of Directors and the West Central Ohio Regional Development Board Trustees to do the following:

Accept the report and strongly encourage that the findings and recommendations be implemented cooperatively by all of the parties.
Request the panel to meet with of the City of Lima, the property owners, and Shawnee Township-if they are agreeable to the report recommendations-to formulate the plan for economic development.
Direct the Economic Development Services Group to develop a meaningful market plan quickly.
Release the panel.