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In this episode of Industrial Voices, host Bradley Dunn sits down with Jon Morris, Senior Partner at Beacon Partners, to unpack the story of one of the Carolinas’ most prolific full-service real estate firms.

From joining Beacon in the mid-1990s to helping scale it into a $2.8B platform with more than 33 million square feet developed and acquired, Jon has witnessed—and led—transformative growth in Charlotte’s industrial landscape. He shares the origin story of Beacon, funny “scrappy” moments from the early days, and the culture that continues to define the firm today.

Listeners will also hear detailed insights on flagship projects like Carolina Logistics Park and how Beacon secured competitive sites, phased capital, and balanced design with tenant demand. Jon also breaks down today’s industrial market trends and offers practical takeaways for manufacturers, distributors, and brokers alike.

Whether you’re a developer, occupier, broker, or investor, this conversation offers a rare inside look at how a top regional platform navigates cycles, executes large-scale parks, and invests in both community and culture.

Bradley is joined by Georgia Ports Authority’s Stacy Watson to explore the critical role ports play in the flow of goods across America—and how Savannah has emerged as a global powerhouse in ocean freight. They discuss the fundamentals of port operations, the ripple effects of the Panama Canal expansion, and the major infrastructure investments shaping the next decade of U.S. trade.

Show Notes:
In this episode of Industrial Voices, host Bradley Dunn sits down with Stacy Watson, Director of Economic & Industrial Development at the Georgia Ports Authority, to unpack the mechanics, strategy, and future of one of the nation’s fastest-growing ports.

With over three decades at GPA, Stacy has guided manufacturers, distributors, and site selectors through the complexities of global freight. From explaining TEUs and free trade zones to outlining how ocean freight connects seamlessly with rail and truck, Stacy offers a rare insider’s view of how ports operate—and why Savannah’s model is winning.

The conversation also covers GPA’s response to the Panama Canal expansion, current cargo trends in a post-COVID world, and the capital projects positioning Georgia Ports for sustained growth.

Topics Covered:

• Ocean Freight 101: TEUs, cargo types, and how ports fit into a supply chain
• The impact of the 2016 Panama Canal expansion on East Coast ports
• Savannah Harbor Expansion Project and dredging strategy
• How Georgia Ports influences the Southeastern U.S. economy
• Trends in port traffic, global sourcing, and e-commerce logistics
• Current and future infrastructure investments at GPA
• When and how industrial users should engage with port leadership

About the Guest:
Stacy Watson is the Director of Economic & Industrial Development at the Georgia Ports Authority, overseeing strategies that connect global trade to inland U.S. markets. Based in Savannah, he works closely with economic development teams, corporate site selectors, and industrial developers to integrate port access into long-term logistics planning.

Bradley is joined by Norfolk Southern’s Mary Beth Flournoy to walk through everything industrial users should know about rail—from common misconceptions to game-changing benefits. They cover site selection for international users, tariff-related strategy shifts, and how Norfolk Southern’s new sustainability initiatives may influence your next location decision.

In this episode of Industrial Voices, host Bradley Dunn sits down with Mary Beth Flournoy, Director of Industrial Development at Norfolk Southern, to unpack the often-overlooked role rail plays in modern industrial site selection and logistics strategy.

Mary Beth brings a unique perspective, having worked with manufacturers, developers, and global site selectors to help companies integrate rail into their long-term plans. Together, she and Bradley explore how the evolving landscape of tariffs, sustainability, and infrastructure is shaping where and how companies build in the U.S.

Whether you're a developer, occupier, broker, or logistics executive, this episode offers practical insights into using rail as a competitive advantage.

Topics Covered:

• How international companies can navigate U.S. industrial site selection
• The truth about rail: what it is, what it isn’t, and who it works for
• Norfolk Southern’s new sustainability credit program
• Tariff implications and how they’re influencing freight strategies
• Misconceptions industrial users have about rail
• What developers should know when evaluating rail-served land
• Why working with rail early in the process is critical
  

About the Guest: Mary Beth Flournoy is the Director of Industrial Development at Norfolk Southern, one of the nation's largest Class I railroads. She works closely with economic development teams, corporate site selectors, and industrial developers to position rail-served sites for long-term success. Her work helps bridge the gap between rail infrastructure and modern industrial growth.