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G5 Integrated Place-Based Economic Development

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G5 Integrated Place-Based Economic Development

  1. 1. G5: Transformative Development: An Integrated Place-Based Economic Development Strategy ©2013MassDevelopment 1
  2. 2. ©2013MassDevelopment2 Who We Are MassDevelopment supports economic growth, job creation, development, and investment across the Commonwealth’s diverse economic sectors. We operate through regional offices across the state. North: Lawrence Who We Help A wide range of customers, including private, public (cities and towns, redevelopment/housing authorities), and nonprofit (healthcare, educational, cultural, and human-service) entities across the Commonwealth. What We Do Focus on key sectors of the Commonwealth’s economy and on communities throughout the Commonwealth requiring support to achieve their potential through financing, real estate development and community development programs. Through these programs, we provide access to capital, support cities and towns in planning for and executing on redevelopment strategies, and provide the technical expertise necessary for successful redevelopment. MassDevelopment – Overview North: Lawrence West: Springfield Central: Worcester South: Fall River Boston
  3. 3. ©2013MassDevelopment3 Key Programs for Municipalities FY 2014—Agency Results Our Work and Results Job Creation: Over 15,000 new permanent/construction jobs created Housing Development: Over 1,600 units built/substantially renovated Financing: Nearly $3.0B in total support to businesses and non- profits that employ over 98,000 workers. Regional Support: Over 100 cities & towns supported to catalyze redevelopment Brownfields Fund Cultural Facilities Lending, Bonds, Infrastructure, Sector Specific Support Transformative Development Initiative Real Estate Planning & Development Services
  4. 4. Session Agenda 1. Gateway City Overview – Ben Forman, MassInc 2. TDI Program – Anne Haynes, MassDevelopment 3. City Perspective – Brian Connors, Springfield 4. Fellows Perspective – Noah Koretz, Haverhill 5. Discussion ©2013MassDevelopment 4
  5. 5. SNEAPA SEPTEMBER 25, 2015MassINC Gateway City Revitalization: Firing Up the Engines of Regional Growth
  6. 6. 6 Why “Gateway”? These cities are gateways to:  economic activity in their regions  the middle class for generations of families climbing the economic ladder  educational, cultural, and other major institutions
  7. 7. 7 30% Massachusetts residents living in poverty 45% welfare caseloads 50% incarcerated youth 75% children attending a failing school 15% Massachusetts residents Disadvantage is concentrated in the state’s Gateway Cities
  8. 8. Gateway Cities have untapped assets 29 Hospitals 21 Colleges and universities 11 CSX terminals 6 Commuter rail stations 4 Amtrak stations 3 National parks 1005 Historic buildings 297 Arts and cultural organizations 8
  9. 9. Gateway Cities have new market-driven opportunities urban fabric housing production labor supply 9
  10. 10. $266 $88 $0 $50 $100 $150 $200 $250 $300 Cost per unit Net rental income Transformative Redevelopment Policy Realizing these opportunities will require programs to correct market-failure
  11. 11. Transformative Redevelopment Policy 1. Financial tools to spur and support transformative projects 2. Complementary policies to diffuse impact and accelerate change 3. Governance structure to leverage capacity and coordinate investment
  12. 12. Nearly all Gateway City students attend high poverty schools Percent of students in schools where more than 40% of students qualify for free lunch, 2013-2014 Source: MassINC’s analysis of DESE data 12 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
  13. 13. Gateway City students are not getting the post-secondary training today’s jobs require Source: MassINC’s analysis of DESE data 80% 59% 39% 100% 59% 38% 19% 0% 20% 40% 60% 80% 100% High school class of 2006 Graduate in 4 years Enroll immediately In college Obtain a college degree within 6 years Rest of Massachusetts Gateway Cities 13 65% 34% 23% Boston
  14. 14. Many regions will see a real decline in college-educated workers -41% -27% -9% 1% 9% 10% -50% -40% -30% -20% -10% 0% 10% 20% Cape Cod Pioneer Valley Berkshires Southeast Central Greater Boston Source: MassINC/UMass Donahue Institute Change in number of working-age residents with college degree, 2010 - 2030 14
  15. 15. 23% 19% 19% 18% 17% 14% 10% 7% 0% 5% 10% 15% 20% 25% FallRiver Lawrence Springfield Holyoke NewBedford Fitchburg Chelsea Everett Source: Massachusetts Taxpayer’s Foundation Retiree health care costs as a percentage of tax levy, FY 2013 Gateway Cities are struggling with municipal obligations to retirees 15
  16. 16. Unfunded pension liabilities could intensify this challenge Source: 2013 PERAC Annual Report Share of municipal pension funded, 2013 16 State Average = 69% 0 10 20 30 40 50 60 70 80 Boston Springfield Lawrence FallRiver Fitchburg New Bedford Pittsfield Haverhill Holyoke Lowell Worcester Brockton
  17. 17. 38% 62% Residential Commercial 62% 38% Boston Worcester Tax levy by class, FY 14 Gateway Cities rely heavily on residential valuation 17
  18. 18. Gateway Cities Transformative Development Initiative [TDI] September 2015 Progress Update
  19. 19. 19 [TDI] An integrated place-based approach designed to implement locally initiated, strategic, catalytic, and sustainable revitalization activities. ©2014MassDevelopment
  20. 20. 20 BACKGROUND  MassDevelopment --ongoing work with Commonwealth Cities & Towns  2012 Federal Reserve Bank: Resurgent Cities  2013 MassInc: Transformative Redevelopment  2013 FRB: Working Cities Challenge  2014 The Commonwealth enacts the Transformative Development Fund ©2014MassDevelopment
  21. 21. 21 [TDI] COMPLETE TOOLKIT Transformative Development Fund MassDevelopment Existing Finance Programs Partner Programs and Investments Community Engagement, Sweat Equity, Private Investments ©2014MassDevelopment
  22. 22. 22 Place District A contiguous geographic neighborhood, characterized by a primary land use, and defined by a walkable, dense, urban, mixed-use environment. Within an approximate 5- minute walking radius, the district should be framed by and inclusive of recent public/private investments. ©2014MassDevelopment
  23. 23. 23 Local Collaborative Partnerships A Local Collaborative Partnership is the lead in directing the work in a [TDI] District. This is a partnership with at least three sectors: city, private and non-profit/institution. The [TDI] District Partnership will drive the long-term engagement and vision for the district. Capacity ©2014MassDevelopment
  24. 24. 24 Community Engagement with District Stakeholders, Businesses, Landowners & Champions [TDI] will catalyze increased engagement in building the district vision, strengthening new and improved relationships, and leading to long-term sustainable civic infrastructure and a collective identity. Community ©2014MassDevelopment
  25. 25. 25 ©2014MassDevelopment [TDI] Focused Approach—Tool Box
  26. 26. ©2013MassDevelopment 26 Cumulative Impact: Residential District ©2014MassDevelopment
  27. 27. 27 Cumulative Impact: Industrial District ©2014MassDevelopment
  28. 28. 28 [TDI] INITIATIVE Business Growth Equity Investments Technical Assistance MassDevelopment RE Services, ULI TAP, TDI District Market Strategy Plan TDI Fellows Capacity Programs TDI Investments Strategic and TDI District focused Controlling Interest Master Leases, Site Acquisitions & Assembly, Joint Venture Development MassDevelopment: Analysis & Feasibility Predevelopment MassDevelopment Business Financing Pilot programs to support businesses TDI Cowork Collaborative Workspaces NewTools:TransformativeDevelopmentFundExistingTools TDI Places Partner Agency Programs Partner Investments Partner Grants, Loans, MicroFinance ©2014MassDevelopment
  29. 29. 29 [TDI] DISTRICTS Pilot Year All Gateway Cities TDI Cowork MDFA Existing Resources: RE Services Finance Convening District Development Workshops TDI Places: Placemaking Grants 10 + 2 Districts in Development TDI District Feasibility Plans (ULI TAP & Community Development & Real Estate Services) MassDevelopment Enhanced Technical Assistance Pilot business growth programs Potential TDI Investments 3 TDI Fellows Districts 3 Economic Development Implementation Strategies 3 TDI Fellows ©2014MassDevelopment
  30. 30. [TDI] Call For Districts Response ©2013MassDevelopment 30 Districts Aggregate Total Acres Population Businesses Workers Valuation 1,500 61,000 2,500 35,000 $1.6B [TDI] DISTRICTS Submitted[TDI] Call for Districts 18 5 2
  31. 31. [TDI] Transformative Development Initiative Status ©2013MassDevelopment 31 TDI Overall • $13m MassDevelopment FY 2016-8, $1m Commonwealth FY 16 • Discussions with Agency Partners with related areas/focii TDI Districts in Development—10+2 • All Districts finalizing Technical Assistance Scope • Monthly District check-ins and reporting instituted TDI Fellows • Fellows Cohort 1 detailed workplan & Cohort project underway • Gearing up for Cohort 2 TDI Business Growth • Cowork: $988,000 Awarded, $80,000 Pending Award, Program Evaluation • MassGrowth Capital MicroLoans TDI Places • $71,400 Awarded, 4 pending applications, activities happening • 1-on-1 Technical Assistance improving projects TDI Investments • Site Visit Pipeline of projects being reviewed for existing and new financing tools, including Equity Investments as they meet program guidelines. • First investments in FY2016 2Q
  32. 32. [TDI] Districts in Development ©2013MassDevelopment 32 Designated by MassDevelopment Review Committee on 12/5/14, Approved by MassDevelopment Board on 12/10/14 • Enhanced MDFA Staff Support • Customized Technical Assistance • Eligibility for first Equity Investments • Fellows (3) • Pilot Programs Each District Gets:
  33. 33. ©2013MassDevelopment 33 [TDI] Transformative Development Initiative TDI Places & TDI Co-Work Cowork : Seed Cowork : Fit Out Places **Small grants program has extended TDI reach beyond the 10 Districts in Development.
  34. 34. 34 ©2014MassDevelopment Site Visit Themes Need for Capacity Implementation Help: Real Estate Development/ProForma development, Historic Building Rehabilitation, and business attraction/retention Planning & Market Building Assistance Financing Help and capacity/expertise to recruit and facilitate additional institutional, retail/restaurant, residential uses/occupants. Investment Opportunities ID’d: • Primarily Master Lease & Site/Bldg Acquisition opportunities—Pipeline in Development. • Most are ‘historic’ buildings, Not all Historic Districts • Building code upgrade financing opportunities. • Smaller scale commercial/historic buildings that don’t ‘fit’ with larger developers [TDI] Takeaways & Forward Themes
  35. 35. [TDI] Transformative Development Initiative Planning & Market Assistance ©2013MassDevelopment 35 Brockton Haverhill Holyoke Lynn New Bedford Peabody Pittsfield Revere Springfield Worcester Malden& Everett MOA Signed (Green indicates executed MOA) Initial TA Scope Downtown Plan w Urban renewal & DIF District Revitali zation Plan Market Strategy., Reuse, Test Fits 2.0 Urban Design / Traffic & wayfindi ng Active use strategy Implemen tation Plan & Flood Mitigation District Revital ization Plan ULI TAP, Active use strategy Market Implem entation Strategy Active use strategy / Test Fits 1.0 ULI National Advisory Panel Detailed Scope (Darker indicates progress) Planning/Urban Design Market Implementation Strategy
  36. 36. [TDI] Transformative Development Initiative Capacity: Fellows Program ©2013MassDevelopment 36 Role/Structure • 3- Year terms • Feet on the ground-IMPLEMENTATION • Community Organizer for Economic Development • Extensions of MassDevelopment • Workplan set with TDI Partnership & MassDevelopment, Formalized into MOA • Cohort Building • Visits to each district, related cities • Weekly calls—independent & with director • Developing ‘Cohort Pilot Project’: Storefront Activation
  37. 37. 37 ©2014MassDevelopment [TDI] Transformative Development Initiative Investment Opportunities
  38. 38. [TDI] Transformative Development Initiative District Status ©2013MassDevelopment 38 Haverhill Merrimack Street Transformative District TDI Partnership: City, Greater Haverhill Foundation, Planning Office of Urban Affairs TA Scope: District Revitalization Plan Utile, Pam McKinney , Nelson Nygard • Partnership reviewing final scope • Developing comprehensive project schedule • Kick-off planning meeting in September • Next: Urban design and traffic/parking management with test-fits and development scenarios on underutilized parcels 5 %
  39. 39. [TDI] Transformative Development Initiative District Status ©2013MassDevelopment 39 Springfield Springfield Innovation District TDI Partnership: City, Springfield BID, Develop Springfield, MassMutual TA Scope: Market & Active Use Implementation Strategy Ninigret Partners, Nelson Nygard & Utile • Scope finalized by partnership and scheduling for the fall has begun • September: Initial business and property owner outreach, preliminary market analysis • Identification of key properties for development advisory 5 %
  40. 40. ©2013MassDevelopment 40 [TDI] Program Website – http://www.massdevelopment.com/what-we-offer/key- initiatives/gateway-cities/tdi-districts-development/
  41. 41. November 23, 2012 Springfield [TDI] District
  42. 42. Springfield Innovation District Innovation Center 1550 Main State Office Bldg. Mattoon St. Hist. Dist.
  43. 43. District Partnership
  44. 44. District Assets A wealth of Historic Buildings & Sites
  45. 45. Union Station Intermodal transit center
  46. 46. MGM Springfield Mixed Use Entertainment complex
  47. 47. MGM Springfield Mixed Use Entertainment complex
  48. 48. Driving Development in the District Public improvements and catalytic projects provide physical linkages between the two areas to create a cascading effect.
  49. 49. ©2013MassDevelopment 49 The Existing Street System inhibits Pedestrian & Bicycle activity and limits Traffic Circulation
  50. 50. Development and public improvements around Stearns Square, Apremont Triangle, and Bridge Street will form the backbone for the revitalization of the district Public Improvements = Priority Connections
  51. 51. Coordinated Public Improvements Need to show the “before” first Apremont Triangle
  52. 52. Coordinated Public Improvements Apremont Triangle
  53. 53. Coordinated Public Improvements Apremont Triangle (Existing Condition)
  54. 54. Coordinated Public Improvements Apremont Triangle (After)
  55. 55. Dwight Street Two-way Conversion Transforming a pedestrian barrier into a Complete Street
  56. 56. Dwight Street – After
  57. 57. Find a catalytic project to help anchor the Innovation District and give a “face” to it Innovation comes in many forms – the Innovation District should be about creating a place for innovation and entrepreneurship to thrive Supporting the Innovation Economy Identifying a Catalytic Project
  58. 58. Exterior of Willys-Overland Building Catalytic Project Willys-Overland Building Interior of Willys-Overland Building
  59. 59. Springfield Innovation Center Site
  60. 60. Innovation Café & Presentation Space
  61. 61. Create a vibrant, mixed-use transit-oriented urban lifestyle experience that supports development of the Innovation Economy and strengthens Downtown Springfield’s role as the region’s center of Business, Arts and Culture • Re-position the Entertainment District as a Dining District • Place Making • Focus Market-Rate Housing at Key Nodes • Build “Base Layer” of Public Improvements • Rehabilitate Historic Assets • Foster the Innovation Economy
  62. 62. The Fellow Experience © 201 3 Ma ss De vel 62 Role/Structure •3- Year terms •Feet on the ground- IMPLEMENTATION •Community Organizer for Economic Development •Extensions of MassDevelopment •Workplan set with TDI Partnership & MassDevelopment, Formalized into MOA •Cohort Building Visits to each district, related cities Weekly calls—independent & with director Developing ‘Cohort Pilot Project’: Storefront Activation
  63. 63. Haverhill: Orientation ©2013MassDevelopment 63
  64. 64. Merrimack Street District ©2013MassDevelopment 64
  65. 65. Merrimack Street District ©2013MassDevelopment 65
  66. 66. Merrimack Street District ©2013MassDevelopment 66
  67. 67. Merrimack Street District ©2013MassDevelopment 67
  68. 68. Merrimack Street District ©2013MassDevelopment 68
  69. 69. The Partnership ©2013MassDevelopment 69 Core Partners • City of Haverhill • Greater Haverhill Foundation • Planning Office for Urban Affairs Extended Partners • Merrimack Valley Planning Commission • Northern Essex Community College • Greater Haverhill Chamber of Commerce • Creative Haverhill • Pentucket Bank • Haverhill Bank
  70. 70. Community Engagement ©2013MassDevelopment 70 Whole Partnership • Regular meetings with core partners both individually and as group • Streamlining and strategizing with other related initiatives in city – MassTech Collaborative Grant, city officials and planners, partner developments • Building “people infrastructure’ – expanding partnership to include important community champions not part of original application As a Fellow • Extensive networking to meet residents and businesses to understand needs, opportunities, and potential synergies • Liaison connecting people with resources and technical assistance on the ground level • Outreach to developers and potential entrepreneurs from outside City • Managing public outreach for MassDevelopment urban design study – charrettes, public meetings, etc.
  71. 71. Being a Fellow ©2013MassDevelopment 71 Key Observations •No two days are the same •Different skill sets most important in different districts, but need to be comfortable in a variety of substantive areas •Most important aspect of job is to be ombudsperson – help advance TDI agenda in a wide variety of settings with a wide variety of people •Patience to build momentum •Enables MassDevelopment to be immediately responsive to activity in district- regular communication is key both on the local and MassDevelopment level- more time simply communicating than in any previous job I’ve held
  72. 72. Being a Fellow ©2013MassDevelopment 72 Key Observations (cont.) •Critical to continually grow the partnership by networking and making yourself available – look for important voices that haven’t traditionally had a place at the table •Idea of an economic development agenda that is urban and physical in nature is often new to people •Tremendous value of a fresh, impartial voice •Capacity need not come from independent, third-party, but a significant help to have someone who can work impartially across political and personal divides- a lot of times that’s what’s needed to break the logjam in cities
  73. 73. Contact Information Tania Hartford, AICP MassDevelopment thartford@massdevelopment.com Ben Forman MassInc bforman@massinc.org Brian Connors City of Springfield bconners@springfieldcityhall.com Anne Haynes, AIA MassDevelopment ahaynes@massdevelopment.com Noah Koretz MassDevelopment/Haverhill Fellow nkoretz@massdevelopment.com ©2013MassDevelopment 73

Editor's Notes

  • - Pictures: too small and too many. Pick one to feature
  • “Gateways to” as headline, then three bullet points
  • “Gateways to” as headline, then three bullet points

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