Gateway Cities Transformative Development Initiative [TDI ... · Stearns Square, Springfield $600K...

11/17/15

Gateway Cities

Transformative

Development

Initiative

[TDI]

YEAR ONE

November 2015

Brownfield

Redevelopment

Fund, Cultural

Facilities Fund,

Manufacturing

Futures Fund

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Key Programs for Gateway Cities

FY 2015—Agency Results

MassDevelopment Overview

Job Creation: 6100 jobs created

Housing Development: 2,000 units

built/substantially renovated

Financing: More than $2.5B in total support to

businesses and non-profits for 294 projects.

Regional Support: More than $400M in support for projects outside of

Greater Boston

Gateway Cities: More than $380M in total

support to businesses and non-profits creating

more than2,000 jobs.

Finance

Programs

Real Estate

Planning &

Development

TDI

Gateway Cities

Transformative

Development

Initiative

[TDI]

November 2015 Progress Update

4

[TDI] An integrated

place-based approach

designed to implement

locally initiated, strategic,

catalytic, and sustainable

revitalization activities.

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[TDI] BY THE NUMBERS – Year 1

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10 Districts

[TDI] BY THE NUMBERS – Year 1

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10 Districts +2!

[TDI] Districts in Development

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Designated by

MassDevelopment

Review Committee on

12/5/14, approved by

MassDevelopment

Board on 12/10/14

Each District Gets:

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Engagement

Partnership

District Focus

Core Principles

10

53 TDI Events

480+ District

stakeholders

engaged at events

383 1-on-1

Interviews and

counting…

Community Engagement

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36+ TDI District

Partner

Organizations

3 TDI Fellows

15+ Enhanced

MassDevelopment

Staff Support

Partnership & Capacity

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District Focus

$900K

Technical Assistance

$850K 14

TDI Cowork Awards

$95K 17

TDI Places Awards

$600K First

Equity Investment

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[TDI] COMPLETE TOOLKIT

Transformative

Development

Fund

MassDevelopment

Existing Finance

Programs

Partner Programs

and Investments

Community Engagement,

Sweat Equity,

Private Investments

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[TDI] Focused Approach—Tool Box

15

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[TDI] District Activity

37+Agencies Engaged

5 Private investments

9 TDI Place Projects

1 Microloan Program

1 City Park

1 District Fund

1 National Partnership

$10.1M MassWorks

$1.8M Matched/

Leveraged

TBD Urban Agenda

16

[TDI] INITIATIVE SPECIFICS YEAR 1

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

New

T

ools: T

ra

nsform

ative D

evelopm

ent Fund

E

xisting T

ools

TDI Places

Partner Agency Programs Partner Investments

Partner Grants, Loans, MicroFinance ©

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Connect

Implement

Leverage

Program Goals

build

engagement

sustain

momentum

catalyze

investment

Medium Term Long Term

Financing & TA for Business

Growth

Capacity for Implement-

ation (Fellows!)

Modest RE Investment in Strategic Locations

Place-making

Cowork

Customized Technical

Assistance

Outcomes:

Stronger Identity

Resilient public-private

partnerships

Increased Activity

New Businesses

Increased Taxes

Higher Valuation

Jobs

Higher Median

Incomes

Small Short Term

Steps

short-term strategies

that build engagement

In 24 /26 Gateway Cities

TDI Places & TDI Cowork

Technical Assistance/

Implementation Strategy

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[TDI] Transformative Development Initiative

TDI Places & TDI Co-Work Cowork : Seed

Cowork : Fit Out

Places

[TDI] Places: Peabody Parklet

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$6000 Award

New Main St Activity

& New Repeat

Customers to

Businesses

2 Business Pop Ups

[TDI] Places: Salem Art Crosswalk

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$6000 Award

Engaged residents in

painting by former

resident/world class

artist

[TDI] Places: Chicopee Block Party

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$7500 Award

$20K+ Raised

Engaged residents

“more people

downtown than in 40

years”

[TDI] Cowork: New Bedford – Groundwork!

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$150,000

Award

$150,000

Match

20 members (9/15)

20+ events

OPENING!

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[TDI] Cowork: Pittsfield- Shire City Sanctuary

$80,000

Award

$80,000

Match

Shire City

Shindy

December 11-13!


Custom Technical Assistance &

Implementation Strategy

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Brockton:

Downtown Action

Strategy

Peabody:

Flood Resilient

Urban Landscape

Plan

Haverhill:

Urban Design Plan

& Redevelopment

Test Fits

Pittsfield:

Residential

Neighborhood

Revitalization Plan

Holyoke:

Market Strategy,

Placemaking &

Test Fits

Revere:

Active Use Strategy

& Wayfinding,

Redevelopment

Strategy

Lynn:

Urban Design &

Redevelopment

Test Fits

Springfield:

Market and Active

Use Strategy

New Bedford:

Active Use Strategy

& Test Fits

Worcester:

Active Use Strategy

& Building

Redevelopment

Strategy

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Technical Assistance Workshops

medium-term strategies

reinforce local vision, sustain

momentum, and provide

implementation support :

Capacity & Market

Development Strategy


Capacity: Fellows Program

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Role/Structure

• 3- Year terms, In Partner’s Office & Mobile

• Feet on the ground-IMPLEMENTATION, CONNECTIVITY, VISIBILITY

• Workplan set with TDI Partnership & MassDevelopment

• Cohort Building

• Visits to each district, related cities

• Weekly calls—independent & with director

• Developing ‘Cohort Pilot Project’: Storefront Activation

medium term investment:

Modest investments in key

areas to catalyze further

development activity

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Investment: Partnership Priority

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TDI Investment Review

Preliminary Review Criteria

Ranked according to the following:

Project timeline & complexity

Proximity to investments & visibility

Partnership priority

Reuse contributes to district vision

Current use underutilization

Review with MassDevelopment Tools

Existing finance tools available and suitable

Technical assistance support first to review redevelopment opportunities

Private market/investment opportunities considered

Finalist Criteria

No other tools available

Participation meets legislative definition ”Ownership Control”

Near term feasibility

Visibility

Builds local capacity/ partnerships

110+ Projects

Identified by

TDI

Partnerships

GOAL: To move projects forward, with all means, including

connecting viable development entities

45 110 10-12 # projects

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Range of Investments Identified

All Projects considered for:

• Prior involvement/

knowledge of project

• Reviewed with key

criteria of availability&

ownership, location,

partnership priority,

current use, size

• Some projects already

in active investment

• Some projects better

suited to MDFA Finance

and other sources.

• Some projects moving

forward for Equity

Investment if they meet

legislative purview….


Context: Springfield TDI District

1

2

3 4

5

5

6

7

8

Investments & Assets

1. 1550 Main St.

2. SilverBrick Lofts

3. Valley Venture Mentors

4. Springfield Innovation Center

5. Recent Private Investment

6. Union Station Entrance

7. UMass Center Opened

8. Park Owned by Mass Mutual

9. Stearns Sq. Capital

Improvements

Recent Market Rate

Housing Development

Restaurants

Public Programming

Public Parking

‘Skyplex’ Building

2

9 P P

P P

P

P

P

P

P

Connections to Stearns

Sq. to be improved

7 min. to

MGM

and

MassMutual

Center

5 min. to

Mattoon St

7 min. to

MassMutual

& Bay State

Health


Context: Springfield TDI District

1

2

3 4

5

5

6

7

8

Investments & Assets

1. 1550 Main St./ MDFA

2. SilverBrick Lofts

3. Valley Venture Mentors

4. Springfield Innovation Center

5. Recent Private Investment

6. Union Station Entrance

7. UMass Center Opened

8. Park Owned by Mass Mutual

9. Stearns Sq. Capital

Improvements

Recent Market Rate

Housing Development

Restaurants

Public Programming

Public Parking

‘Skyplex’ Building

7 min. to

MGM

and

MassMutual

Center

2

9 P

P

P

P

P

P

P

P

P

5 min. to

Mattoon St

7 min. to

MassMutual

& Bay State

Health

Connections to Stearns

Sq. to be improved

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Stearns Square, Springfield

$600K

Acquisition

Multi-Phase

Redevelopment with

Partnership:

• Starting with new

retail/cafe for seeding

Dining District

• City to upgrade Stearns

Square Park

• BID to provide Stearns

Square District

Improvement Fund

• Coordinate with Active

Use Strategy Recruiting

(TA)

• Continued BID

programming at Stearns

Square

8-12 Stearns Square, Springfield

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Interior, 8-12 Stearns Square

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Roof Deck , 8-12 Stearns Square

Long-term impact:

Investment in, and return

to Commonwealth out—

How will we measure

success?

[TDI] DataBench: TDI District Analysis

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Task Progress Scope Projected Data

Update

Community

Characteristics:

Snapshots + Report

RELEASING All 26 Cities Baseline + Every 2 or 3 years

District Tracking:

• Market Health, Local Data, Asset

Mapping

• Short Term Redevelopment

Indicators: OCCUPANCIES,

PERMITS, SALES, EVENTS,

PARKING RECEIPTS

• Long Term: INVESTMENTS,

JOBS, RENTS, TAX VALUE

STARTING 10 Districts +

Pilot 3 Fellows

extensive

Open Source

Methodology

Baseline + Every Year

(ongoing)

Qualitative District

Data:

• Community Perception

Survey--Business + Resident

PLANNED Pilot 3 Fellows Cities Baseline + every year

[TDI] DataBench: Community Characteristics

Report - Gateway City Summary

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Gateway Cities and TDI Districts are still relevant

for investment: • 27% of the Commonwealth’s population

• 57% of the Hispanic residents in the Commonwealth

• 43% of the Non-white residents

• 37% of the Foreign-born residents

• 44% of the Massachusetts population living in poverty

22.1% 23.4%

39.4%

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

TDI Cities Gateway Cities Massachusetts

Percent 25 and older with at least a Bachelor's degree

Source: 2013 ACS 5-year estimates

$66,866

$-

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

$80,000


Median Household Income Source: 2013 ACS 5-year estimates

$47,525

$42,935

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1. TDI Districts differ from their cities and are generally

more distressed.

2. The variation of Gateway Cities (regardless of size or geography)

across a wide range of metrics highlights the need for local

solutions

3. Gateway Cities have a concentration of anchor institutions, public and

private, but their connectivity to TDI Districts is varied, creating lack

of market activity

15% 15%

40%

21%

7%

16% 16%

35%

24%

7%

15%

24% 28%

24%

8%

0%

10%

20%

30%

40%

50%

Manufacturing,Construction and Related

Fields

Information, Finance andProfessional Services

Education & Heathcare Retail, Service, andEntertainment

Other

Percent of Total Employment by Industry Source: MA Department of Workforce Development, ES-202 Database (2014)



Report–General Conclusions


Report-NEW Place Based Data

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8.6%

18.7%

9.1%

17.6%

8.8%

16.1%

0%

5%

10%

15%

20%

CoStar Valassis

Commercial Vacancy Rates Source: CoStar Group Inc (2010 - 2014 average), Valassis Lists (Q4 2014)


3,607

2,921

842

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000


Population Density (People per square mile) Source: 2013 ACS 5-year estimates

$13.91 $13.75

$16.70

$-

$5.00

$10.00

$15.00

$20.00


Retail Rents (Asking Rent Per SF)

Source: CoStar Group Inc (2010 - 2014 average)

71%

23%

4% 2%

Assessed Value by Property Type

Source: MassGIS / MA Department of Revenue (2015)

Residential Commerical Industrial Personal

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71%

23%

4% 2%

Assessed Value by Property Type

Source: MassGIS / MA Department of Revenue (2015)

Residential Commerical Industrial Personal

0.0%

3.7% 4.6%

5.2%

3.5%

0%

2%

4%

6%

2009 2010 2011 2012 2013

% Change in Total Employment from 2009

Source: MA Department of Workforce Development ES-202 Database (2014)

Massachusetts Gateway Cities Holyoke

15% 11%

41%

27%

6%

16% 16%

35%

24%

7% 15%

24% 28%

24%

8%

0%

10%

20%

30%

40%

50%

Manufacturing, Constructionand Related Fields

Information, Finance andProfessional Services

Education & Heathcare Retail, Service, andEntertainment

Other

Employment by Industry Source: MA Department of Workforce Development, ES-202 Database (2014)

Holyoke Gateway Cities Massachusetts


City-District Specific Data


Report–Programmatic Conclusions

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1. TDI Districts contain unique social, physical, and economic assets to

leverage for revitalization.

2. For more equitable economic growth and increased quality of life, TDI

Districts require a diversified mix of incomes, uses, and jobs.

3. For more accurate data at the district level and evaluating district activity in

the short term additional primary source data collection is

necessary.

NEXT STEPS:

• LEVERAGE LOCAL ASSETS

• IDENTIFY MORE BIZ DEV TOOLS

• MAPPING ACTIVITY/&

COLLECTING DISTRICT DATA

Redevelopment Indicators:

OCCUPANCIES, PERMITS, SALES,

EVENTS, INVESTMENTS, RENTS….

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Recommendations for Year 2

• Increase visibility of District assets and opportunities

to regional investment enterprises

• Provide technical assistance for reuse plans and short-term activation strategies

• Utilize TDI & MassDevelopment finance tools to catalyze reuse and rehabilitation

• Strengthen community engagement to build capacity and social capital

• Promote and support local and immigrant entrepreneurship

in district • Engage public and private anchor institutions

• Increase connections between existing jobs/workers and local

services and retail • Support a diverse group of community leaders including youth

• Transit Oriented Industrial Development

[TDI] PROGRAM Next Steps

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• Release of TDI DataBench

• Newsletter 3!

• Cowork Needs Survey

• Fellows: Cohort 2 (FY16 Admin)

• National Resource Network (NRN) State

Partnership Launch

• Tracking District Progress

• Additional Investments

• Peer-to-Peer Exchanges

• Pending Funding: New Districts

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[TDI] Program Website

– http://www.massdevelopment.com/tdi

http://www.massdevelopment.com/tdi

[TDI]

Thanks

YOU!

(feedback time!)

In Conclusion

[TDI] District overviews


District Status

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Brockton

Downtown Gateway District

TDI Partnership:

City, Brockton 21st Century Corp, Trinity Financial

TA Scope:

Downtown Action Strategy

Stantec • 12+ Focus groups, Engaging 80+ stakeholders

including arts, nonprofits, businesses, higher

education, local large employers, Haitian/Cape

Verdean communities

• Preliminary Action Plan Presented

• Next: Final proposals and implementation

schedule, Urban Renewal and DIF Plans

70%


District Status

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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 Nygaard • Preliminary Urban Design Observations

• Developing comprehensive project schedule

• Next: Test-fits and development scenarios on

underutilized parcels

40%


District Status

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Holyoke

Innovation District TOD

TDI Partnership:

City, GH Chamber of Commerce, Massachusetts High

Performance Computing Center

TA Scope:

Market Strategy, Development Advisory

TBD • Finalizing scope, new consultant team to be

reviewed by Partnership

• Next: First kickoff partnership meeting with district

businesses and property owners

5%


District Status

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Lynn

One Lynn District-Downtown

TDI Partnership:

EDIC, Lynn Housing Authority, Lynn Business

Partnership, City of Lynn

TA Scope:

Urban Design/Traffic & Wayfinding

Interface Studios, Nelson Nygaard • Review of prior planning efforts, coordinating

• Kick-off planning meeting engaged more than 50

local stakeholders

• Next: District space & parcel inventory, Further

implementation strategies for recent Market Study

• Open House pop up storefront planned for further

engagement in district

10%


District Status

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New Bedford

Union & Purchase Innovation District

TDI Partnership:

City, NBEDC, Hall Keen Development

TA Scope:

Active Use/Retail Development Strategy

Graffito SP • Preliminary observations and recommendations

reviewed by Partnership

• Next: Follow up final recommendations and draft

implementation strategies in December

60%


District Status

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Peabody

North River Neighborhood District

TDI Partnership:

City, Peabody Chamber, Peabody Public Library

TA Scope:

Flood Mitigation/Urban Landscape Design Plan,

Market Implementation Strategy

Sasaki Associates •After successful kickoff, design team is working on

preliminary observations/recommendations

•Next: Market Implementation Strategy by

MassDevelopment

15%


District Status

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Pittsfield

Tyler Street District

TDI Partnership:

City, Tyler Street Business Group, Pittsfield Economic

Development Authority

TA Scope:

Neighborhood Corridor Revitalization Plan

Elan Associates •Kickoff meeting in August, Interviews in October,

Existing conditions mapped/documented, and

preliminary themes for revitalization and district

identity discussed

•Design team working on initial recommendations

•Next: Stakeholder engagement around preliminary

recommendations

35%


District Status

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Revere

Revere Coastal Development District

TDI Partnership:

City, The Neighborhood Developers, CAPIC

TA Scope:

Active Use Implementation Strategy, ULI TAP

Team Better Block • Preliminary community walk through in July,

additional stakeholder engagement in August

• Concept plan drafted and reviewed by TDI

Partnership, and event postponed due to

Hurricaine

• Focus on storefront improvement, wayfinding,

complete streets, urban design placemaking

• ULI Tap in January, Better Block event in May!

30%


District Status

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Springfield

Springfield Innovation District

TDI Partnership:

City, Springfield BID, Develop Springfield, MassMutual

TA Scope:

Market & Active Use Implementation Strategy

Ninigret Partners, Nelson Nygard & Utile • Initial outreach to property owners, and focus

groups in progress

• Inventory of existing vacancies, retail mix, and

needs being identified

• Identification of key properties for development

advisory

• Next: Preliminary recommendations presented to

extended stakeholders.

25%


District Status

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Worcester

Theater District

TDI Partnership:

City, WBDC, Hanover Theater

TA Scope:

Active Use Implementation Strategy, Development

Advisory

Civic Moxie • Initial Kick Off meeting with area stakeholders to

discuss overall scope/approach to project and

interface with ongoing City Urban Revitalization

Plan

5%

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Gateway Cities Transformative Development Initiative [TDI ... · Stearns Square, Springfield $600K...

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