McComas Point Masterplan by cecinc

Bluestone National Scenic River

Mullens 77

Mercer County Demographics

Approx. 4 mi. to Wyoming Co. Line

Elkhorn

Matoaka

PROJECT SITE Class 1 Norfolk Southern Rail Line

Princeton

Lamar Rd.

Bachelor’s Degree or Higher (2024)

$47,799 Median Annual Income (2023)

Class 1 Norfolk Southern Rail Line

Mercer Co.61

$118,600 Median Property Value (2023)

Data Collected from The U.S. Census Bureau + Dept. of Labor

Rock Road

Project Site Browning Lambert Mountain Rd.

Private Property Excluded From Project

Browning School Rd.

Class 1 Norfolk Southern Rail Line

McComas

Approx. 9 mi. to Bluefield, WV

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Approx. 6 mi. to Ashland, WV

Future Kin

The McComas Point project site, defined by 6 minelands, presents an opportunity to diversify and help revitalize communities across the region. The mine site lends well for land development projects, protecting other untouched landscapes from disturbance. In addition, the future King Coal Highway, a new transportation corridor with the promise of bringing prosperity to the southern WV region, is designed to traverse the site. Large industrial or commercial sites with close proximity to major transportation routes are highly sought after in today’s global market. This combination of factors creates a new consideration in the redevelopment of the McComas Point mines: a large scale industrial/business park. This idea achieves many existing economic development goals and will bring new enterprises to Mercer Co. The following pages will explore this new future in greater detail, illustrating the industrial development possibilities at McComas Point.

Mannering Rd.

recreational ATV trails, have helped define this new identity. Their success stands testament to current economic development efforts, attracting nearly 100,000 annual visitors from across the U.S. to explore WV’s mountains, visiting local communities along the way. But for continued economic success, additional economic diversification is required.

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Giatto Rd.

Many of the communities in this region work to recover from these economic losses and reverse persistent population declines, searching for a new future identity. Several of these efforts include economic development strategies, with the goal of creating new, quality jobs for existing residents and attracting new residents while supporting existing businesses. A goal is that this will, in part, assist with spreading new wealth to communities across the region. The Hatfield McCoy ATV trails, a regional attraction using former minelands for

20.7%

Giatto Rd.

Pinnacle Hollow Rd.

Situated in Mercer County, WV, the story of McComas Point is similar to other project sites included in this comprehensive minelands study. Located in the southern coalfield region, communities surrounding the project site experienced economic growth and prosperity during the coal industry’s success throughout the 1900s. By the turn of the century, however, that growth would contract. This is due to multiple factors, including coal industry restructuring, shifts in coal demand, and domestic and international circumstances. Much of the historic infrastructure from this prosperous time can be witnessed today, from remaining coal company town infrastructure to scars from current and former mine sites scattered across the mountainous landscape.

Median Age (2023)

Rock Road

PROJECT SITE

Site Introduction

Total Employer Establishments (2025)

Old Matoka Rd.

Bramwell Bluewell

Bluefield

Population (2023)

1,678

43.3

Athens

Montcalm

Matoka Rd.

Arista Mountain Rd.

Northfork

59,062

Crane Creek Rd.

Ro u

Hatfield McCoy Pocahontas Trails

Browning Lambert Mountain Rd.

Crane Creek Rd.

Rock Road

Site Mining History Weyanoke Surface Mine Inactive, Approved Status 336 Acres

McComas Point Surface Mine Completely Released 103 Acres

Godfrey Branch Surface Mine Active, No Coal Removed 133 Acres

Surface Mine No. 1 Active, Moving Coal 164 Acres

McComas Surface Mine No. 1 60% Revegetated, Ph. 1 Released 183 Acres

N/A Completely Released 317 Acres

Crane Creek Rd.

Bluestone National Scenic River

Montcalm

Property Owner: Pocahontas Surface Interests Mine Status: Multiple Permits in Various Stages of Completion Total Size: Approx. 2,300 AC Note: Project Site Includes Some Interior Land Parcels Owned by Multiple Private Entities. Land Negotiation Will Be Required for Full Plan Build Out.

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Summersville

The King Coal Highway (KCH) Ka n

KCH Open to Traffic (Fall 2024) KCH in Bidding Process (Fall 2024) Madison KCH under NEPA Review (Fall 2024) KCH under Construction Co. (Fall 2024) coln Boone Co. o. (Fall 2024) KCH ProposedLinLocation n ga C

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Project Site

Northfork

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Bramwell Bluewell

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McDowell Co.

North The KCH is an approx. 95 mi. long, 4-lane highway planned to travel through McDowell, Mercer, Mingo, Wyoming, and Wayne Counties. Beginning near Williamson, WV the proposed route connects to Bluefield, WV, generally traveling parallel to the U.S. Rt. 52 Corridor. It is part of the greater I-73/I-74 Corridor designated by U.S. Congress to connect Michigan’s

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by 39%, from 288 minutes to 138 minutes. This ease of access will open up previously unconsidered land for development and support communities in realizing their economic development goals. This includes many former mineland sites that poulate the Southern WV Coalfields. These previously disturbed sites can be the home of future industrial parks, business/ commercial parks, residential communities, and more, all with access by the KCH. This regional development approach is explored on the following page.

The KCH will play a significant role in reducing travel times across the region, where there are few other primary travel routes available today. In one example, the KCH is projected to reduce travel time between Bluefield, WV and Huntington, WV

Current designs of the KCH indicate the future road is bisecting the project site. The former mineland presents an opportunity to take full advantage of this, activating industrial potential that benefits the entire region.

A review of local and regional comprehensive planning documents emphasized the need to develop a site program for economic development and revealed the following about the economy:

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Programming of the former McComas Point Mine is focused on creating new economic development opportunities for the tri-county region (Mercer, McDowell, Wyoming) and beyond. There are three main drivers for this recommendation: • The King Coal Highway (KCH). • Designated economic development needs stated in local and regional planning documents. • Complements other concepts and projects proposed in this overarching minelands project.

Regional Economic Development Need

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Pineville

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The King Coal Highway + Economic Development

pleted KC Montgomery m H Co

Matewan

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Montcalm

Bluefield

Princeton

Virgin

Upper Peninsula to the Carolinas. Completion of this major infrastructure project in WV is set to significantly reduce the travel time between these Southern WV counties. This will open new regions of the state to previously unconsidered economic possibilities, including new industrial/business parks, with supportive residential and commercial development.

• Downtowns and commercial districts have suffered in recent decades, often the result of insufficient customer base to support restaurants and small businesses. • Coal industry declines have negatively impacted associated industries, such as manufacturing. • Some of these supporting industries have been able to transition to new ventures, while others have closed. • There appears to be a disconnect between skills held by current labor force and in demand jobs. • Identification of easily developable land with access to main transportation routes and utilities can be a challenge. • The region faces a dilemma of decreasing population sizes, often a result of people in search for better job prospects. • There are apparent declines in other aspects of everyday life due to economic contraction (such as lack of investment in community spaces and programming, due to declining tax revenues).

• Today’s economic development priorities involve the diversification of the economy, with a focus on foods, fibers, and other natural products. • Economic development goals emphasize the need for supporting existing businesses and attracting out of state investment. Establishing a campus with new business facilities can provide good quality jobs to the region, support the growth of existing businesses, diversify the economy, and increase local and state tax revenues, allowing for reinvestment back into the community. Omnis Building Technologies is set to open a new manufacturing facility in Bluefield, WV in 2026. This is only one example of economic development efforts in Mercer Co.

Project Goals + Desired Outcomes

Goal #1 - Utilize Former Minelands to Establish a Campus for Industrial Park and Business Growth within the Southern Coalfield Region: Strategically identify an ideal former mineland along the proposed King Coal Highway corridor that can support a future industrial and business park campus. This will increase access to good quality jobs and allow local communities to achieve economic development goals.

Goal #2 - Continue to Develop a Regional Mineland Reuse Approach for Community Revitalization and Quality of Life Enhancement: Continue to build out a regional concept presented in the Imperial Community Masterplan that strategically re-purposes former minelands to address some of the biggest challenges facing coalfield communities.

Goal #3 - Implement Sustainable Design and Development Principals into Site Development:

When possible, implement sustainable site development best practices and principals to minimize the impacts any future development has on the surrounding environment and local communities.

Hatfield and McCoy

Connection to Regional FML Concept

Trail system Future Land Development Opportunity

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ount

Streams / rivers Hatfield and McCoy trail system Recreational trails Active railways Potentially inactive railways

Coun

y recreation “core”crumpler

McComas Pt. Mines

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- Promote and Diversify Outdoor Recreation Programs - Unify/diversify tourism attactions, lodging - preseve and promote local communities, Hatfield and McCoy culture and heritage Trail system - utilize infill stragegies to build up and stregthen local communities: elk horn Infrastructure, housing, businesses

switchback

Proposed king coal high

McComas Pt. Mines

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0.2 MI. TO PROPOSED HATFIELD MCCOY TRAILS

TO ELKHORN

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ATVS SHARE ROAD

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TO ELKHORN

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Future Mine Land Development Opportunity

Hatfield and McCoy

WY.

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imperial mine site

There are 3 main ideas behind this regional concept: 1. Recreation Core - Before creating new development, emphasis should be placed on utilizing existing infrastructure ELKHORN, WV and communities as assets. This vision includes unifying existing ATV trails, amenities, and services (current tourism driver) under one cohesive brand. At the same time, diversifying the outdoor recreation offerings to broaden the location’s appeal to a wider audience. Each community has a unique story and culture that can be celebrated and told to visitors, especially rail enthusiasts. At the same time, reinvestment into these communities can make them APPROX. 1.5 MI. attractive visitor destinations. Infill strategies can develop new FROM RT. 52 TO SITE ENTRANCE residential and commercial areas to serve initial need. 2. Develop Minelands Around Rt. 52 - First, focus mineland redevelopment efforts around existing infrastructure and transportation, including Rt. 52. These sites may be better suited to community building programs, including residential, commercial, agriculture, and/or renewable energy production. 3. Develop Towards The King Coal Highway - In anticipation of how the King Coal Highway may change the region in the future, begin building strong corridors to connect communities along NT Rt. 52 to the new transportation route. This will connect to futureE R minelands for development that surround the recreation core. As development approaches the KCH, programming may transition to those more reliant on strong transportation routes, such as commercial, industrial, manufacturing, or renewable energy.

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Major highways Proposed king coal highway route

- Close proximity to rt. 52 - Approx. 5,500+ ac of post mining land available in future - sites lend well to residential, community development, agriculture and/or renewable energy programs.

Wyom

WVDEP Registered Mine site parcels

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Future Mine Land Development Opportunity

This idea was developed to address challenges caused (directly or indirectly) by the region’s small population density. Existing communities face many obstacles, including declining economic centers, aging infrastructure, lack of good quality jobs, limited healthcare resources, lack of access to quality of life amenities, and an aging population. While these are difficult issues to address in urban areas, they are particularly challenging to address in rural communities. The low population density only adds new complexity to the already challenging issue. The proposed concept considers strategies that utilizes existing assets to build back today’s communities, before development expands onto former minelands. Future connections from Rt. 52 to the KCH Corridor completes this future system and ties it together.

- sites lend well to commercial, industrial Programs

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Proposed king coal highway

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- Close proximity to proposed infrastructure y - Approx. 4,000+ ac of post w h al mining land available in o gc future

Imperial Site Community Development Masterplan

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The redevelopment of former minelands on McComas Point takes a vision presented in the Imperial Community Masterplan one step further (a separate site in the broader FML to SL project, shown on bottom right). This broader, regional concept envisions the future redevelopment of thousands of acres of existing, former minelands into productive sites that address some of the region’s greatest challenges. This includes, but is not limited to, developing minelands for residential, commercial, industrial, agricultural, and renewable energy land uses. The Imperial Mine Site, located near existing infrastructure and Elkhorn, WV, features multiple site programs and can serve as the catalyst for this broader development idea. It essentially builds a new community on the former mine. As other sites are developed, they may be dedicated to 1 or 2 programming types, such as the case with McComas Point. The new transportation options provided by the future King Coal Highway can be the catalyst to make this vision a reality.

Legend

The proposed community masterplan for the Imperial Mine Site transforms the former mine into a vibrant, recreation based community that helps address challenges identified from regional comprehensive planning documents. The plan offers diverse housing options, creates opportunities to boost the local economy, and supports local tourism. Trails and parks tie programs together and promote healthy lifestyle living. The development also proposes a direct trail connection to the Hatfield McCoy ATV Trail System. A popular regional attraction and local recreation activity, this is one of many amenities the site provides future residents. The plan ultimately aims to create a higher quality of life for the residents of Elkhorn, WV and McDowell County. This plan is to be incorporated into the Town of Elkhorn and be an extension of the community. A bold vision for McDowell County and Southern West Virginia, the potential impact this can have on the region cannot be understated. For decades, residents of McDowell County worked hard on these mines to make a living. In an age where society is increasingly experiencing the impacts of climate change and looking for solutions to a more sustainable future, it is now time to imagine the next generation use of this land. This example utilizes a community development approach on the former Imperial Mine. This is only one method, however, and other redevelopment methods could be used on other former mine lands in the region. As other mine sites reach the end of their operations, there is an opportunity to use these sites as areas of development to implement other county and The 6,000 final section of this document will 0 regional priorities. 3,000 examine an opportunity to use USthese Feet former mine lands to implement development priorities still to be determined, and to connect all sites to the proposed King Coal Highway.

Trail system - Close proximity to existing and proposed infrastructure - Approx. 4,250+ ac of post mining land available in future - sites lend well to commercial, industrial, agriculture, and/or renewable energy programs. bramwell 85

Cyclone

Mallory

bluewell pinnacle rock state park trails Wyoming County Sophia

Oceana 80

bluestone river

t Creek

Pineville

Iaeger 52

Welch

Kimball 52

Raysal

Elkhorn

Gary

Maybeury

Montcalm

Princeton

Bramwell Bluewell

War Cucumber

Parks and Greenspace

Athens

Northfork

161

Bluefield

Apartment Living

RV Campground and Trailer Parking

Bluestone National Scenic River

Mullens 77

Plan Key Regional Tri County Region (McDowell, Mercer, Single Family Affordableand Neighborhood Wyoming) Development Continuing Care Retirement Community Approach (above) Town Center

Imperial Mine The Institute Redevelopment Masterplan (shownCommunity left) Solar Development

Proposed king coal highway

Mercer County

Oakwood

McDowell County

Industrial Park Case Studies Establishing an industrial park at McComas Point requires the consideration of multiple aspectsfrom the types of tenants to attract to the type of ecosystem these industries will operate under. The infographic to the right explains two of these ecosystems: A traditional system and an eco focused system. Traditional System Under a traditional industrial park system, processes are linear and tenants largely operate independently from each other. They acquire their own resources and materials, process these resources, and produce their products and related waste, which is disposed of. This is a typical model seen in industrial parks across the U.S. and has many benefits, including operational efficiency, lower upfront implementation costs, faster speed to market, and simplified operational logistics. Eco-Industrial System Under an eco-industrial park model, processes are circular and interconnected. Tenants of these parks typically feature associated industries, where the products and waste from one business are the

input materials for another. Under this integrated system, industries cooperate to reduce waste, share resources, and improve environmental and economic performance. Interest in this system has grown in recent decades as companies strive for innovation and place a greater focus on environmental impacts. This system in particular can be beneficial at McComas Point, where the rural location could make acquiring input materials and disposing of waste a challenge. Case Studies Below are 3 successful examples of communities who experienced less than ideal economic conditions and strategically planned new industrial park developments for economic revival. These communities, located in more rural settings, often used access to nearby highways and rail as a catalyst to begin implementation. These examples have attracted large scale employers to the communities, providing good quality jobs and consistent tax revenues. The result is reinvestment in these communities and a higher quality of life for residents. These provide real life examples of what can be possible on the McComas Point site.

TRADITIONAL INDUSTRIAL PARK

ECO - INDUSTRIAL PARK

INDEPENDENT INDUSTRIAL OPERATIONS

INTERCONNECTED INDUSTRIAL SYSTEMS

CIRCULAR SYSTEM

LINEAR SYSTEM

NATURAL RESOURCES

PRODUCTS

NATURAL RESOURCES PRODUCTS

WASTE

NATURAL RESOURCES

PRODUCTS

WASTE

NATURAL RESOURCES

Pine Bluff, AR (2023 Population: Approx. 39,000)

Newnan, GA (2023 Population: Approx. 43,500)

Devens, MA (2023 Population: Approx. 2,000)

Name: Jefferson Industrial Park Size: 937 Acres Available Transportation: Highway,

Name: Multiple Developments: Shenandoah

Name: Devens (Formerly Fort Devens) Size: 4,400 Mixed Use Community Available Transportation: Highway,

Rail, Air, River

Total Number of Businesses: 19 Industries Include: Warehousing,

Manufacturing/Advanced Manufacturing, Agriculture, Food Processing, Distribution and Logistics, Oil and Gas, Emerging/Next Generation Technology. Businesses Include: Tyson Foods, Inc., American Kraft Paper, UPS, Good Day Farm, Graphyte, Highland Pellets, Kiswire Pine Bluff, Rolling Frito Lay Sales, L.P., and more. Impact: Historically, Pine Bluff, AR’s economy has been heavily associated with commodity based industries, including cotton plantations, lumber/timber, river commerce, and railroads. These industries had exposure to market shifts and natural disasters, and city leaders recognized it left the community vulnerable. This would be experienced in the late 1900s, where economic declines resulted in unemployment, population loss, and infrastructure deterioration. City leaders identified a need to attract a diversified mix of employers to offer good quality, year round jobs and a stable tax base. This resulted in the Jefferson Industrial Park, a ready to go industrial environment protected by city covenants. As a result of this park, its large-scale employers, and consistent tax revenue provided, Pine Bluff has completed multiple projects to reinvest in its community, including a new public library and downtown streetscape improvements to support local businesses.

Industrial Park, Coweta Industrial Park, and Creekside Industrial Park Size: Approx. 2,250 Acres Available Transportation: Highway, Rail, Air Total Number of Businesses: 50+ (Includes Corporations, Service Businesses (Gas Station, Restaurant, Hotel, etc.), and Community Facilities (Gymnastics Center)). Industries Include: Warehousing, Manufacturing/Advanced Manufacturing, Food and Beverage Processing, Distribution and Logistics, Construction, and E-Commerce Fulfillment. Businesses Include: Amazon, PetSmart, Yamaha Motor, XPO Logistics, Hitachi Construction Machinery, Atlantic Packaging and Tape, Bonnell Aluminum, and more. Impact: Newnan, GA functions largely as a bedroom community for the Atlanta Metropolitan Area (40 mi. away). However, with the expansion of multiple industrial parks, Newnan is increasingly diversifying to a dual role - being a residential commuter base and a growing employment center. With easy access to I-85 and multiple high profile tenants, good-quality employment is provided for thousands. Combined with high tax revenues created by industrial park tenants, Newnan is able to offer a low cost of living, high quality of life, and excellent services for residents and continues to grow. Recent expansion plans for the parks include facilities for tech companies and data centers.

PRODUCTS WASTE

Rail

Total Number of Businesses: 100+ Industries Include: Manufacturing/

Advanced Manufacturing, Warehousing, Distribution and Logistics, Technical/ Scientific Professional Services, Wholesale Trade, Film and Media, Agriculture, and Emerging/Next Generation Industries. Businesses Include: New England Studios, Commonwealth Fusion Systems, Sappi, BristolMyers Squibb, Seqens Group, Ryerson, Commonwealth Fusion Systems, Little Leaf Farms, Ascend Elements, Electric Hydrogen, and more. Impact: The mixed use community of Devens, MA has transformed the former army base into a high-wage industrial and innovation hub that directly employs over 6,000 professionals and contributes approx. $3.8 billion to the Massachusetts economy. Employees who work here enjoy an average annual salary of $90,000, a result of the unique, cutting edge businesses that employ a high level of technical and scientific knowledge. The majority of employees live outside of Devens and commute to work, further spreading these high earning into communities across the greater Boston region. In addition, the highly specialized companies located in Devens employee other businesses across the region, providing in total approx. 14,000 jobs (direct and indirectly employed) to the Massachusetts economy.

4 mi. to Wyoming County Border

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The existing and former mines at McComas Point are in various stages of mining and reclamation, with some sites listed as completely restored/released and others as active. Looking at available public imagery, there is no evidence of active mines present. The restored landscape, while vegetated, is missing significant forest cover that exists on undisturbed landscapes. This presents an ideal development opportunity, as additional forest clearing will not be required for redevelopment if the design fits within the former mine footprint. Existing infrastructure surrounding the project site is limited. However, with the future potential offered by the future King Coal Highway corridor this can be expected to change in the future. Development of the former McComas Point mines will be a strategic investment for Mercer County, allowing the community to realize the benefits of a new transportation corridor and remain prosperous into the future.

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Plan Key Existing Site Circulation Primary Circulation Roads Surrounding/Through Site 2025 King Coal Highway Next Phase Alignment Class 1 Norfolk Southern Rail Line Hatfield McCoy ATV Trails Transmission Line ROW Ideal Developable Areas (Areas Beyond This Limited by Steep

Rock Rd.

McComas Mine Sites Today

Cran

Mtn. Rd.

Hatfield McCoy Pocahontas ATV Trails

Browning Lambert

ek Rd

Cre Crane

Rd.

Class 1 Norfolk Southern Rail Line

Private Property Excluded from Plan

Natural valley, or “bowl” geographic feature creates an opportunity to implement a lake or similar body of water to manage stormwater across proposed development.

6 mi. to Ashland, WV

Primary Site Ingress/Egress

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Primary Site Ingress/Egress

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Mercer Co.

• Water and Sewer: Public water and sewer service is unavailable directly surrounding site. Existing water and sewer service is available in nearby Matoka, WV (Matoka PSD) and water service available in Montcalm (Bluewell PSD). • Electric: Nearby electric infrastructure exists and is provided by Appalachian Power. One bulk transmission line traverses the western side of the property, owned by Appalachian Power. • Waste Collection and Disposal: County waste service is available and provided by Lusk Disposal Service and others. • Broadband and Cellular Service: Site has limited broadband and cellular service provided by a limited number of providers. Available service providers include Frontier (Fixed Broadband), Xfinity (Fixed Broadband), AT&T (Cellular), and multiple satellite service providers.

Class 1 Norfolk Southern Rail Line

Development Opportunity: Swath of former mineland on mountain top remains sparsely vegetated today. Previously disturbed area creates opportunity for large scale earthwork development for industrial park use.

Wyoming Co.

Existing infrastructure will need to be considered for redevelopment of the former McComas Point mines. For many of the below, system capacity will need to be studied and system upgrades may be needed to best support redevelopment efforts.

Rock Rd.

Crane Creek Rd. ve r

Rd .

Matoka

Arista Mtn

Class 1 Norfolk Southern Rail Line

Utility Considerations for Development

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6 mi. to Wyoming County Border

Slopes, exceeding 35%)

Natural Valley - Future Stormwater Management Opportunity Planned King Coal Highway Route Note: Site includes privately owned parcels inside of the larger footprint and are outlined above.

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Montcalm

9 mi. to Bluefield, WV

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Class 1 Norfolk Southern Rail Line

Program Development The McComas Point Redevelopment Masterplan proposes the creation of a commercial and industrial park on the former minelands. This is recommended for 2 primary reasons: future opportunity created by the proposed King Coal Highway (KCH); and an identified, regional need for sites ready for commercial and industrial investment to encourage economic development. Creation of this masterplan, along with the King Coal Highway, will provide much needed investment into an area that experiences the negative impacts of the coal industry decline even today. Businesses who locate here will provide good paying jobs to a workforce largely oriented towards a blue collar, industrial career. Working with the regional concept presented in the Imperial Redevelopment masterplan, these projects offer a positive future vision for a region that faces a variety of complex community and economic development challenges.

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KCH Alignment to Tie in to Proposed Corridor (Future KCH)

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Old Matoka Rd. Lamar Rd.

Matoka

Rock Rd.

Class 1 Norfolk Southern Rail Line

Connection to Matoka via Giatto Rd. Giatto Rd.

The developed program divides the site into 3 land uses:

Pinnacle Hollow Rd.

Commercial

Boun

dary

Industrial

Crane Creek Rd.

CEC Proposed KCH Alignment

Site Boundary

Giatto Rd.

McComas

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Initial concept ideation established 3 standard pad sizes to estimate development potential. This may evolve as the design is refined. The initial site concept proposes the following, for a total of 685 developed acres for industrial and commercial use:

Privately Owned Parcels Excluded from Plan

In this concept, the King Coal Highway is carried through the property with a series of roadways and bridges. The areas for development branch off from the main roadway, zoned based on future land use needs. The commercial development area is centered around the KCH, for visibility and ease of access to restaurants, commercial centers, and more. The industrial park sites branch off from the commercial area, largely located in areas furthest from the KCH. Ease of access to these the industrial properties is still essential, but future tenants will not be reliant on road-side visibility to attract customers and drive business. The center of the McComas site features a greater variation in topography change. This area is proposed to be preserved and used as recreation or even residential. Residential can be supportive of future land uses, providing housing for the future workforce.

Site

Recreation/Preservation/Residential

Browning Lambert Mtn. Rd.

End of KCH Designed Alignment (By Others)

Crane Creek Rd.

20 Acre Pad Sites (460 Acres, 23 Total Sites) Rock Rd. 10 Acre Pad Sites (140 Acres, 14 Total Sites)

5 Acre Pad Sites (85 Acres, 17 Total Sites)

Approx. 1.75 mi. to Montcalm

Designed KCH Alignment 2025 (By Others) Browning Lambert Mtn. Rd.

North

Class 1 Norfolk Southern Rail Line

Concept Refinement ce

KCH Alignment to Tie in to Proposed Corridor (Future KCH)

Co .

Lamar Rd.

Matoka Connection to Matoka via Giatto Rd.

Refined Development Boundary

Giatto Rd.

Rock Rd.

Class 1 Norfolk Southern Rail Line

Pinnacle Hollow Rd.

Refined Development Boundary

Privately Owned Parcels Excluded from Plan

CEC Proposed KCH Alignment

Site Boundary

McComas

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Giatto Rd.

Crane Creek Rd.

Refined Development Boundary

dary

Proposed Man-Made Lake

Building on this precedent, the proposed McComas Point approach extends this material-reuse strategy along future segments of the KCH. Excess earthwork generated during KCH roadway construction surrounding the project site will be intentionally coordinated to support the creation of commercial and industrial development pads directly adjacent to the corridor. Repeating this process as the KCH advances through multiple counties establishes a scalable development framework that maximizes infrastructure investment and drives sustained economic growth throughout southern West Virginia.

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In Bluefield, West Virginia, construction of the KCH will be establishing an important precedent for material reuse. A current project in proposal will use excess earthwork generated during highway construction to elongate the runway at the Mercer County Airport. This will expand the types of aircraft that can utilize the airport and increases economic development possibilities for the region. This example demonstrates how large-scale infrastructure projects can leverage surplus material to support adjacent economic efforts while minimizing waste and reducing overall project costs.

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Site

Further investigation into the preliminary grading of the proposed concept revealed that the development acreage was aggressive and cost-prohibitive to construct. In response, the project team evaluated existing topographic boundaries created by former surface mining operations to strategically define realistic development areas. Earthwork quantities were recalculated and refined to reflect feasible construction limits associated with development along the King Coal Highway (KCH).

Old Matoka Rd.

Browning Lambert Mtn. Rd.

End of KCH Designed Alignment (By Others)

Crane Creek Rd.

Rock Rd.

Plan Key Commercial Development (28 Acres) Industrial Development (523 Acres) Residential Development (20 Acres) Proposed Man-Made Lake (22 Acres)

Approx. 1.75 mi. to Montcalm

Designed KCH Alignment 2025 (By Others) Browning Lambert Mtn. Rd.

North

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Giatto Rd.

Old Matoka Rd.

Matoka

COMMERCIAL CORE

King Coal Highway

Lodging RESIDENTIAL

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Giatto Rd.

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RESIDENTIAL

RECREATION AND RESIDENTIAL

SCENIC OVERLOOK

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MID SIZE FACILITIES

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Giatto Rd.

MID SIZE FACILITIES

INDUSTRIAL DISTRICT

Crane Creek Rd.

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Central to the master plan vision is a dam-and-lake system that consolidates stormwater management into a single basin while simultaneously creating a defining recreational and placemaking feature. Together, these components position the site as a functional, phased development with a strong identity and significant long-term value. The projected impacts of this plan will be transformative for Mercer County and the greater region, creating new jobs, services, and opportunity.

Lamar Rd.

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The McComas Point Mixed Use Industrial Park Masterplan establishes a market-viable, highway-oriented mixed use district anchored by industrial development. This is paired with supportive commercial services, residential neighborhoods, and a signature recreational amenity. The planning approach is grounded in case studies of similarly scaled corridor developments and utilizes realistic building footprints to ensure the proposed layout aligns with future use cases. At buildout, the plan supports a range of employment uses, from light industrial and logistics to heavier manufacturing, while creating concentrated commercial development along the future King Coal Highway Corridor (KCH) designed to serve both travelers and the daily needs of on-site workers. Residential and recreational programming is incorporated into the final design, establishing a holistic development where future users can live, work, and play. The plan organizes proposed programming by access needs and site compatibility. Smaller light industrial buildings - where higher daily traffic volumes and frequent access by employees and deliveries can be expected - are placed closest to the future KCH for easy access. Larger facilities for heavier industrial uses are located outside of this light industrial core. These larger facilities may include disruptive activities such as noise and require specific amenities such as laydown yards and controlled access. Locating these facilities on the development’s edges reduces noise conflicts and has the space to allow for more flexible site design features that future tenants may require. Along the KCH frontage, a defined commercial core provides sites ready for dining, retail, and lodging that serve both travelers and local employees.

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McComas Point Mixed Use Industrial Park Masterplan

Browning Lambert Mtn. Rd.

MIXED MID SIZE AND LARGE FACILITIES

Crane Creek Rd.

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Plan Totals:

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King Coal Highway

• 64 0.5 Acre Residential Lots • 538,400 SF of Planned Commercial Real Estate (or 29 total Buildings on Plan Dedicated for Commercial Use) • 3,527,000 SF of Planned Industrial Facilities (or 66 total Buildings on Plan Dedicated for Industrial Use)

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LARGE FACILITIES

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Approx. 1.75 mi. to Montcalm, WV

Browning Lambert Mtn. Rd.

North

Industrial District at McComas Point The Industrial District of the McComas Masterplan is organized to align proposed building types and land uses with access needs, operational impacts, and market expectations. The final design includes a total of approx. 3,527,000 Sq. Ft. of facilities for future industrial use. Light industrial facilities, generally 50,000 square feet or less, are strategically located closer to the centrally aligned King Coal Highway (KCH) to accommodate higher daily traffic volumes and frequent employee, customer, and delivery access. These building types are well suited for manufacturers, storage, and assembly operations such as regional distribution centers, fabrication shops, and logistics support facilities. Representative users of this scale include companies such as Fastenal, Grainger, Ryder, and XPO, all of which commonly operate within this footprint range. These uses are evenly distributed to promote ease of access, efficient circulation, and flexibility for phased development.

Recreation Area Scenic Overlook

INTERNAL ROAD SYSTEM Ridge Top Cabin Area

Giatto Rd.

Larger industrial facilities, exceeding 50,000 square feet in size, are positioned further from the central KCH development core, where direct visibility and high daily traffic counts are less critical. These larger developments are intended for heavier manufacturing and equipment-based operations that require larger laydown yards and controlled access. It also allows for greater flexibility in the site design and layout to accommodate client specific facility needs. Placing these operations outside of the plan’s development core improves compatibility with surrounding programs and reduces potential conflicts with conditions that are often associated with large-scale fabrication and advanced manufacturing, such as noise, equipment movement, and outdoor storage. Typical users of this scale include operations similar to Caterpillar, Komatsu, Volvo Construction Equipment, and John Deere.

INDUSTRIAL BUSINESS (TYP TYP.).) SMALL TO MIDMID-SIZED FACILITIES

LARGE FACILITIES

Assembly/ Manufacturing Facility

COMMERCIAL BUSINESS (TYP TYP.).)

Lay Down Yard Distribution/Storage Facility Lay Down Yard Distribution/Storage Facility Main Office

Browning Lambert Mtn. Rd.

INTERNAL ROAD SYSTEM

• Location: Clarion, IA • Business: Hagie Manufacturing Company • Type: Agricultural Machinery Manufacturer • Total Facility Size: 32 Acres • Total Building Size: 385,000 Sq. Ft.

MID--SIZED FACILITIES MID

Case Study - Large Facility Design

Internal Road System

SMALL TO MIDMID-SIZED FACILITIES

This intentional gradient from the centrally located KCH outward creates a cohesive Industrial District that can serve a broad tenant mix while maintaining functional and environmental performance.

MID-SIZED MIDFACILITIES

MID--SIZED FACILITIES MID Crane Creek Rd.

KING COAL HIGHWAY

North

A defined core with 538,400 Sq. Ft. of commercial development along the King Coal Highway (KCH) corridor creates a clear entry experience off of the future highway and establishes sites dedicated to commercial development efforts. This district is designed to be implemented independently or in tandem with industrial phases. The district is envisioned to include fast-service restaurants, small sit-down dining options, and retail shops. These services are intended to be directly adjacent to proposed lodging, such as hotels or motels. This arrangement captures traveler-oriented demand generated by the highway corridor and supports regional tourism infrastructure, while also serving the everyday needs of employees working within the industrial district and residents from surrounding communities. By concentrating commercial uses along the most visible and accessible portion of the site, the plan supports strong market positioning, reinforces the site’s identity as a regional destination, and creates a coherent frontage that helps organize traffic and wayfinding.

Giatto Rd.

INDUSTRIAL BUSINESS (TYP TYP.).) KING COAL HIGHWAY

COMMERCIAL CORE

Grocery Store and Additional Food Service + Retail

Case Study 2 - Commercial Corridor

• Location: Bridgeport, WV • Business: Multiple, Including Restaurants (Starbucks, Subway, IHOP, etc.) Gas Stations, Retail (Mendards, Art Shop, Recreational Outfitter), Entertainment (Recreation Complex), Hotels, Medical Facilities, Professional Services, Residential, and More. • Design Features Include: Quick and Easy Interstate Access; Includes a Diverse Range of Complementary Businesses and Services; Creates Job and Service Hub for Greater NCWV Region.

Hospital/Medical Complex

538,,400 SQ. 538 SQ. FT FT.. PROPOSED

INTERNAL ROAD SYSTEM

Case Study 1 - Commercial Corridor • Location: Dayton, OH • Business: Multiple, Including Restaurants (Starbucks, McDonalds, Texas Roadhouse, etc.) Gas Stations, Retail (Grocery Stores, Target, Kohls, etc.), Entertainment (Movie Theater), Hotels, Medical Facilities, Warehouses, Storage Facilities, Professional Services, and More. • Design Features Include: Quick and Easy Interstate Access; Includes a Diverse Range of Complementary Businesses and Services.

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Peter Gap Rd.

Lamar Rd.

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Commercial Core at McComas Point

COMMERCIAL BUSINESS (TYP TYP.).)

LARGE FACILITIES RESIDENTIAL LOTS

LODGING CENTER

Restaurant Gas Station Restaurants Car Wash Hotel Fast Food

RESIDENTIAL LOTS

Fast Food Bank Giatto Rd.

Gas Station Professional Services (Multiple) Restaurant Hotel Professional Services Professional Services Fast Food Bank Hotel Hotel Doctor Office Bank Restaurant Fast Food/Retail Retail Hotel

RECREATION AREA Scenic Overlook

Ridge Top Cabin Area INDUSTRIAL DISTRICT

Giatto Rd.

Recreation and Residential at McComas Point The McComas Point Master Plan’s defining feature is the construction of a 60’-100’ tall dam that forms a new, managed lake within an existing valley found on site. Functionally, this lake is designed as the primary stormwater management system for the development, collecting runoff from industrial, commercial, and roadway impervious areas into a single controlled basin. Consolidating stormwater infrastructure in this way reduces the negative downstream impacts caused by development, improves water quality as it flows into local waterways, and provides longterm resilience as the site develops in phases, ensuring that each new component ties into a comprehensive stormwater management system.

• Location: Summersville, WV • Total Size: Approx. 4.2 Sq. Mi. • Purpose: Constructed to serve as downstream flood mitigation. • Today’s Uses: Include continued flood mitigation in addition to recreation, fish and wildlife enhancement, water quality control, and production of hydroelectricity. Today it serves as a key anchor for regional tourism and outdoor recreation in tandem with the New River Gorge National Park and Preserve.

RESIDENTIAL HOUSING 14 - 0 0..5 ACRE LOTS

MANAGED LAKE OUTFLOW

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Giatto Rd.

DAM STRUCTURE

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Case Study - Man Made and Recreational Lake

RESIDENTIAL HOUSING 7-0 0..5 ACRE LOTS

SCENIC OVERLOOK

Site

Beyond its infrastructural role, the proposed lake also becomes a multi-purpose recreational amenity and a core placemaking element for the project. The shoreline is envisioned to support passive recreation and provide access points for activities such as kayaking, fishing, and other small-scale water sports. Opportunities for housing and residential development are also identified in locations overlooking the lake, allowing future residents to benefit from scenic views and direct access to open space. A total of 64 half acre residential lots can be created. A connected trail system links residential areas to the lake’s recreation nodes and to a scenic overlook that captures views of both the water feature and a bridge for the KCH. The plan also recognizes potential to repurpose an existing access road through the valley as part of the recreational network, strengthening connectivity and creating a cohesive relationship between development, housing, and open space.

COMMERCIAL CORE KING COAL HIGHWAY INTERNAL ROAD SYSTEM

City of Summersville Residential U.S. Route 19

RIDGE TOP CABIN AREA 43 - 0.5 ACRE LOTS

Campground, Marina, and More

INTERNAL ROAD SYSTEM

Summersville Lake (Man-Made) Residential (Surrounds Lake in Multiple Locations)

INDUSTRIAL DISTRICT

INDUSTRIAL DISTRICT North