gateway cities transformative development initiative [tdi ... · stearns square, springfield $600k...
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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!
[TDI] Transformative Development Initiative
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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[TDI] Transformative Development Initiative
Technical Assistance Workshops
medium-term strategies
reinforce local vision, sustain
momentum, and provide
implementation support :
Capacity & Market
Development Strategy
[TDI] Transformative Development Initiative
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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[TDI] Transformative Development Initiative
Investment: Partnership Priority
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[TDI] Transformative Development Initiative
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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[TDI] Transformative Development Initiative
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….
[TDI] Transformative Development Initiative
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
[TDI] Transformative Development Initiative
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
TDI Cities Gateway Cities Massachusetts
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)
TDI Cities Gateway Cities Massachusetts
[TDI] DataBench: Community Characteristics
Report–General Conclusions
[TDI] DataBench: Community Characteristics
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)
TDI Cities Gateway Cities Massachusetts
3,607
2,921
842
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
TDI Cities Gateway Cities Massachusetts
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
TDI Cities Gateway Cities Massachusetts
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
[TDI] DataBench: Community Characteristics
City-District Specific Data
[TDI] DataBench: Community Characteristics
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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[TDI] DataBench: Community Characteristics
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
[TDI]
Thanks
YOU!
(feedback time!)
In Conclusion
[TDI] District overviews
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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%
[TDI] Transformative Development Initiative
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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