Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• The city demonstrates a strong preference for industrial uses that do not increase the residential student burden while expanding the tax base .
• Approvals are frequently tied to Community Reinvestment Area (CRA) tax abatements, which require unanimous or near-unanimous support from both the City Council and the School Board .
• Negotiated conditions typically include student internship placements or financial donations in lieu of internships to ensure "workforce development" metrics are met .

Denial Patterns

• While no specific industrial denials were recorded in the period, the enactment of a 12-month waiting period for resubmissions suggests a policy aimed at preventing persistent applications for non-conforming uses .

Zoning Risk

• The city recently repealed its 1999 Comprehensive Land Use Plan in favor of a new 2025 Comprehensive Land Use Plan, which establishes the current framework for all future industrial and employment land use .
• New legislation (ORO 3-25 and ORO 4-25) introduces a 12-month waiting period for zoning text/map amendments and variances that are not "substantially different" from previously denied applications .

Political Risk

• There is high political pressure for industrial developers to participate in the local ecosystem, specifically through partnerships with the Trotwood-Madison City Schools and the CIC .
• Economic development is viewed through the lens of regional competition; officials argue that tax abatements are essential to compete with neighboring communities for logistics and manufacturing jobs .

Community Risk

• Community risk appears managed through the CIC, though the School Board serves as a proxy for community concerns regarding the long-term fiscal impact of tax abatements .
• Neighborhood-specific focus is shifting toward the Consumer Square area and the Sears redevelopment project as potential hubs for future industrial or flex growth .

Procedural Risk

• Developers face significant procedural risk if their initial zoning or variance application is denied, due to the new mandatory 12-month freeze on resubmissions .
• Tax abatement sequencing requires a three-way alignment between the developer, the CIC, and the School Board before final council action .

Key Stakeholders

Council Voting Patterns

• The City Council and Planning Commission have shown recent unanimity in adopting broad policy shifts, such as the 2025 Comprehensive Plan .
• The Council tends to follow the recommendations of the Deputy City Manager and the CIC regarding industrial incentives .

Key Officials & Positions

• Quincy Pope, City Manager: High-level supporter of the district's recent progress and industrial expansion .
• Chad Downing, Trotwood Improvement Corp (CIC): The central figure in industrial attraction, managing CRA abatements and developer relations .
• Trotwood-Madison School Board: Acts as a gatekeeper for industrial tax abatements, prioritizing internship commitments and "compensation agreements" .

Active Developers & Consultants

• Gated Properties Global: Currently the most active industrial developer in the pipeline, focusing on Class A speculative manufacturing .
• K12 Consulting: Involved in fiscal forecasting and planning for the district, which impacts how they view industrial tax incentives .

Analysis & Strategic Insights

• Industrial Pipeline Momentum: Trotwood is actively transitioning from a legacy industrial base to modern Class A speculative space. The CIC's strategy of preparing sites for "November 1st" construction starts suggests an aggressive timeline for logistics and manufacturing absorption .
• Probability of Approval: Very high for projects that include a robust "workforce development" component. Developers who proactively offer internships or educational "pillars" (Manufacturing, Hospitality, Business Management) will find the entitlement path significantly smoother .
• Regulatory Environment: The regulatory environment is tightening procedurally (via resubmission waiting periods) while remaining flexible on fiscal incentives (via CRA abatements) .
• Strategic Recommendations:
• Secure an "in-principle" agreement with the CIC and the School Board regarding student engagement before filing formal zoning or abatement applications .
• Utilize the 2025 Comprehensive Plan as the primary justification for land-use changes, as the city has expressed clear intent to move away from the 1999 standards .
• Near-term Watch Items:
• The full rollout of the district's "Updated Strategic Plan" (Oct 2025) which will further define the types of industrial partnerships the city seeks .
• Ongoing discussions regarding the redevelopment of the "Consumer Square" and "Sears" sites .