downtown brockton urban redevelopment plan · 12/7/2015 · downtown brockton urban redevelopment...

Downtown Brockton

Urban Redevelopment Plan

Prepared pursuant to Mass. Gen. Laws Ch. 121B

Prepared for:

Brockton Redevelopment Authority

City of Brockton Department of Planning and Development

By: A.G. Jennings, LLC with Stantec

With support from a MassDevelopment Transformative Development Initiative grant and from the City of Brockton

December 7, 2015

REVIEW DRAFT, v.4

Downtown Brockton Urban Redevelopment Plan

REVIEW DRAFT, v.4 of 12/7/2015 2 of 72

Contents Index to Maps and Exhibits ....................................................................................................................... 4

Compliance checklist, requirements of Mass. Gen. Laws Ch. 121B and Regulations .................... 5

Introduction and Overview ........................................................................................................................ 6

12.02 (1) Characteristics ......................................................................................................................... 10

Existing Conditions ............................................................................................................................... 10

Current Zoning ...................................................................................................................................... 16

Proposed Zoning .................................................................................................................................. 19

Proposed Amendments to C-3 Zoning District ............................................................................ 19

Proposed Expansion of 40R Smart Growth Zoning District ....................................................... 19

Proposed Public Actions ..................................................................................................................... 21

Parcels Eligible for Acquisition ....................................................................................................... 21

Proposed Uses of Parcels to be Acquired .................................................................................... 25

Parcels Eligible for Disposition ....................................................................................................... 25

Buildings Proposed for Spot Clearance ........................................................................................ 27

Buildings to be Rehabilitated .......................................................................................................... 29

Proposed New Construction ........................................................................................................... 31

12.02 (2) Area Eligibility .......................................................................................................................... 33

Location and History ............................................................................................................................ 33

Relevant Municipal Statistics .............................................................................................................. 33

Necessity for Public Action ................................................................................................................. 36

12.02 (3) Project Objectives ................................................................................................................... 38

Vision Statement .................................................................................................................................. 38

Housing as Basis of Economic Development and Downtown Revitalization .............................. 38

Plan Objectives ..................................................................................................................................... 39

Estimates of Job Displacement, Retention and Creation .............................................................. 42

Expanded Planning Efforts (Future) .................................................................................................. 42

Implementation Strategy ..................................................................................................................... 44

12.02 (4) Financial Plan .......................................................................................................................... 45

Project Costs ......................................................................................................................................... 45



Project Revenues ................................................................................................................................. 47

Land and Property Disposition Revenues .................................................................................... 47

DIF Revenues ................................................................................................................................... 48

40R Density Bonus Payments........................................................................................................ 51

Bonds Issued and Supported by DIF Revenues ......................................................................... 52

Other Funding Sources ................................................................................................................... 52

Overall Project Budget ......................................................................................................................... 54

12.02 (5) Local Approvals ....................................................................................................................... 55

Consistency with Prior Public Planning Efforts ................................................................................ 56

City of Brockton Development Planning: Downtown Report, 2011 .......................................... 56

Downtown Brockton Market Study and Policy Recommendations, 2009 ................................ 56

Plan Brockton 2008 .......................................................................................................................... 57

Regional Land Use Planning .......................................................................................................... 58

Conformance with Commonwealth Sustainable Development Principles ................................... 59

12.02 (6) Site Preparation ....................................................................................................................... 61

12.02 (7) Public Improvements .............................................................................................................. 63

12.02 (8) Relocation (Commitment Statement) ................................................................................... 67

12.02 (9) Redeveloper’s Obligations ..................................................................................................... 68

12.02 (10) Property Disposition ............................................................................................................. 69

12.02 (11) Citizen Participation .............................................................................................................. 70

Appendix A: Index Map and List of Parcels in Proposed Downtown Brockton Urban Redevelopment District ........................................................................................................................... 72

Appendix B: Planning Workshop Summary Report, September 30, 2015 ...................................... 72

Appendix C: Brockton Downtown Action Strategy, 2015 ................................................................... 72

Appendix D: Development Cost Estimates, Kresge Building and Petronelli Building, PM&C, Prepared for Kathleen McCabe, 2011 .................................................................................................. 72

Appendix E: Downtown Brockton 40R Smart Growth Design Standards, 2007 ............................ 72

Appendix F: Developer Disclosure and Qualification Forms ............................................................. 72

Appendix G: Report of the Citizens Advisory Committee .................................................................. 72

Appendix H: Required Municipal Approvals ......................................................................................... 72

Appendix I: News Clippings of Downtown Brockton Planning Process ........................................... 72



Index to Maps and Exhibits [To be finalized with page numbers for 12/14 draft]

Map 1 Overview of Downtown Brockton Redevelopment District

Map 1-A Boundaries and Topography Including Thoroughfares and Public Rights-of-Way – Existing

Map 1-C Property Lines - Building Footprints and Off Street Parking Areas - Existing

Map 1-D Existing Land Use

Map 1-D-1 Existing Zoning

Map 1-E Proposed Zoning

Map 1-G Parcels Proposed To Be Acquired

Map 1-H Parcels Proposed for Disposition

Map 1-B Parcels Proposed for Clearance

Map 1-K Parcels Planned for New Construction

Map 1-I Parcels Eligible for Demolition or Rehabilitation

Map 3-A Index of Redevelopment Parcels

Map 7-A Proposed Infrastructure Improvements….

Map 1-A-1 Boundaries and Topography Including Thoroughfares and Public Rights-of-Way - Proposed

Map 2-B Index of All Parcels Appendix A



Compliance checklist, requirements of Mass. Gen. Laws Ch. 121B and Regulations

(To be completed prior to submittal to DHCD).

Four copies of this Urban Redevelopment Plan (an original and three copies).

Requisite Municipal Approvals. Evidence of a public hearing and the requisite municipal approvals specified in M.G.L. c. 121B, § 48 and 760 CMR 12.02.

Public hearing notice to be sent to Massachusetts Historical Commission.

Planning Board must find that the URP is based upon a local survey and conforms to a comprehensive plan for the locality as a whole. (MGL c.121B, § 48).1

An opinion of counsel to the Brockton Redevelopment Authority certifying that the proposed Urban Redevelopment Plan is in compliance with applicable laws.

1 “The department shall not approve any urban renewal plan unless the planning board established under the provisions of section seventy or eighty-one A of chapter forty-one for the city or town where the project is located has found and the department concurs in such finding or, if no planning board exists in such city or town, the department finds that the urban renewal plan is based upon a local survey and conforms to a comprehensive plan for the locality as a whole. The department shall likewise not approve any urban renewal plan unless it shall have found (a) the project area would not by private enterprise alone and without either government subsidy or the exercise of governmental powers be made available for urban renewal; (b) the proposed land uses and building requirements in the project area will afford maximum opportunity to privately financed urban renewal consistent with the sound needs of the locality as a whole; (c) the financial plan is sound; (d) the project area is a decadent, substandard or blighted open area; (e) that the urban renewal plan is sufficiently complete, as required by section one; and (f) the relocation plan has been approved under chapter seventy-nine A.”



Introduction and Overview This Downtown Brockton Urban Redevelopment Plan was prepared pursuant to Mass. Gen. Laws Ch. 121B and 760 CMR 12.00. It is proposed on behalf of the Brockton Redevelopment Authority (the “BRA”) for recommendation by the Brockton Planning Board, for adoption by the Brockton City Council and for endorsement by the Honorable Mayor Bill Carpenter.

If approved by the City of Brockton, this Urban Redevelopment Plan will be submitted to the Secretary of the Massachusetts Department of Housing and Community Development (“DHCD”) for approval. Upon DHCD approval, the BRA will be authorized to proceed with implementation of this Urban Redevelopment Plan. Plan implementation is proposed to proceed in three phases, over the course of approximately ten years, with additional public actions identified for which the timing is not specifically programmed. These non-programmed public actions may proceed within the first ten years, after ten years, or may not occur because of future private development that may occur on the subject properties.

The City of Brockton, acting by and through the Brockton Redevelopment Authority, in accordance with the powers granted by Chapter 121B of the Massachusetts General Laws, as amended, and in recognition of the need to remove certain decadent conditions in the downtown section of the city, has caused this Urban Redevelopment Plan (URP) to be created for the 65.8 acre Urban Redevelopment District, bounded to the east by Warren Avenue, to the north by Pleasant Street, to the east by Commercial Street and the railroad tracks, and to the south by West Elm Street and Crescent Street, as shown on the District Map, (Map 1-A).

The Brockton Downtown Urban Redevelopment Plan proposes to build a strong, diverse, attractive downtown that can establish itself as a major economic force in the city and the metro south region. Redevelopment proposed pursuant to this URP will remove the decadent conditions that exist, and revitalize and stabilize the Urban Redevelopment Area through a combination of strategic public action and incentives for private enterprise.

This Urban Redevelopment Plan serves in part as an implementation mechanism for the strategies identified in the recently completed Brockton Downtown Action Strategy (“Action Strategy”), which identifies ways in which Brockton can attract new businesses and residents that contribute to the financial viability of the City, increase the vibrancy of downtown, and attract a broader socio-economic mix of residents and businesses.

A series of core action strategies are identified in that plan to accomplish this vision for the downtown:

Re-establish the feel of a vibrant downtown by increasing amenities. Continue to improve public safety and to boost the perception of safety. Continue efforts to create a Downtown Brockton Higher Educational Collaborative that

will provide a seamless and supportive environment for high school completion, workforce-skills training; and degree programs.

Encourage entertainment venues and cultural organizations to locate downtown.



Promote diversity of community by helping ethnic restaurants, boutiques, and food stores to locate downtown.

Actively target new small-business entrepreneurs such as co-working spaces, breweries and small-batch distilleries, maker spaces, and pop-up retail locations that create opportunities for entrepreneurs.

Improve transportation connectivity, both within downtown and between downtown and the rest of Brockton.

Upgrade downtown’s electrical infrastructure. Launch a new marketing campaign for downtown.

The Action Strategy identifies a series of catalytic development projects – projects whose construction can encourage and inspire other projects and spread revitalization success throughout downtown in the first years following adoption of the Urban Redevelopment Plan. In fact, it is anticipated that, drawing from Downtown Brockton’s inherent locational strengths, and building on prior and ongoing downtown investment, the scale and quality of investment that can be realized through implementation of this URP will generate benefits for those who will invest – and for those who are already invested – in Downtown Brockton.

If the URP were to be fully implemented, it would bring more than $80.3 million in private investment to several long underutilized and vacant sites. Because the City of Brockton has previously established a District Improvement Financing (“DIF”) District in this location, this private investment would generate up to $62.2 million in DIF funds over 30 years (including underlying District inflation). Construction of 631 new housing units permitted under the City’s 40R Smart Growth Zoning District, adopted in 2007, would yield an additional $1,893,000 in 40R Density Bonus payments.

Section 12.02(5) describes the consistency of the URP with prior public plans, other regional plans and policies, as well as the Commonwealth’s Sustainable Development Principles, and with the revitalization goals resulting from a public process involving the Brockton community.

There are no known impediments in the project area from wetlands, floodplains, hazardous wastes or soil conditions. Any unanticipated hazards that may be encountered during construction will be addressed properly and in full accordance with applicable laws and regulations.

These development projects will bring new life and vitality to Brockton’s downtown, and will have a transformative impact on the project area. To accomplish the necessary financing and land assembly, the success of this effort will require the authority granted by the Urban Redevelopment Program.

In summary, approval of the Downtown Brockton Urban Redevelopment Plan and District Improvement Financing Program will empower the BRA to take public actions in support redevelopment, and will allocate future DIF Tax Increment resulting from redevelopment toward public infrastructure improvements to the benefit of the City of Brockton and the Commonwealth of Massachusetts.



Figure 1Brockton Downtown Urban Redevelopment Plan. Map 1 Overview of Project Area.

Map 1-A. Boundaries and Topography including Thoroughfares and Public Rights-of-Way – Existing

Downtown Brockton Redevelopment District

Map 1 Overview of Downtown Brockton Redevelopment District



12.02 (1) Characteristics Downtown Brockton is proposed for designation as an Urban Redevelopment District because it is believed that public action as authorized through this Urban Redevelopment Plan (URP) will allow for redevelopment on a scale and quality that would not happen by private actions alone. Existing conditions in the proposed District include substantial areas of vacant and underutilized land, and building vacancy and disrepair. The downtown area as a whole is characterized by a substantial percentage of paved area, including both on- and off-street parking and roadways. Within the overall District area of 65.8 acres, the area of off-street parking totals 16.98 acres, or 25.8% of the total land area within the District. (See Map 1-C). The area of paved area associated with roadways within the District is approximately 13.45 acres, or 20.4% of the total land area within the District. Taken together, off-street parking and paved roadways total more than 45% of the land area within the District. These characteristics contribute to a lack of perceived pedestrian comfort and amenity, and support a finding of decadence within the proposed District.

This URP proposes public actions including Brockton Redevelopment Authority acquisition of land and buildings, building demolition and spot clearance, land and building disposition, building renovation, and construction of public ways as more fully detailed herein. The City has enacted several public policies to encourage private development in Downtown Brockton and to generate resources needed to support public investment in this location. In 2007, the City adopted 40R Smart Growth Zoning which provides as-of-right permitting of residential and mixed-use development with allowable densities up to 100 units/acre. In 2014, the City Council approved creation of a Downtown Brockton Housing Development Incentive Program and Zone pursuant to the Commonwealth’s Housing Development Incentive Program (HDIP). In 2015, the City Council approved creation of a District Improvement Financing (DIF) District which established the original assessed values within Downtow n Brockton, and provides for capture of future DIF Tax Increment in support of downtown infrastructure and other investments.

Existing Conditions Map 1-A shows the boundary of the proposed Brockton Downtown Urban Redevelopment District, bounded to the east by Warren Avenue, to the north by Pleasant Street, to the east by Commercial Street and the MBTA Commuter Rail railroad tracks, and to



the south by West Elm Street and Crescent Street, consisting of 65.8 acres in the center of Brockton’s downtown. The area is heavily urbanized and fully developed, although some paved open space exists as a result of previous demolition. The topography is characterized by a gentle north-east to south-west slope, generally perceived as flat, as illustrated in Map 1-A. The District is principally commercial or mixed commercial-residential, as can be seen in the Existing Land Use map (Figure 1-D), with the north-west portion of the district and the western perimeter containing some older residential uses. In the past ten years, a number of residential use buildings, including adaptive reuse of historic structures, have added new vitality to the downtown area. Renovated buildings including SoCo 1, SoCo 2 and the Station Lofts, a __-unit development at 124 Montello Street. The new Enso Flats – the 131-unit first phase of the fully-permitted two-phase Enterprise Block Development on Centre Street, represents the most significant investment in new construction in Downtown Brockton in a generation. The proposed District also includes several rooming houses along Warren Avenue and West Elm Street, and many civic and institutional uses including City Hall, the Courthouse, the UMass Donohue Institute, the offices and meeting space at Brockton’s 21st Century, and the Metro South Chamber of Commerce. Civic institutions just outside of the District, and within walking distance, include the Senior Center / Council on Aging, YMCA, the Brockton Public Library, and several schools. The District is the historical center of Brockton’s commercial district, and retail uses remain, particularly on Main Street and Legion Parkway, although the number of retail stores is



significantly less than in downtown’s heyday 80 years ago. The area is unfortunately characterized by vacant storefronts and abandonment. As part of this planning process, a property inventory was undertaken, and building condition forms including a photographic inventory was completed for every building within the proposed District. The forms were completed based on visual inspection during site walks, review of property record cards maintained by the City Assessor, and review of records in the City Planning office including, for several properties within the proposed District, detailed building evaluations undertaken in recent years. A large percentage of the properties in the District are tax-exempt, either because they were taken by tax-title or because they represent churches, charitable institutions, or various levels of government. These exempt properties represent 42% of the total land area and 56% of the assessed value of all properties in the District. Properties taken by the city for non-payment of taxes represent a full 16% by area of all properties in the district, and these properties do not currently contribute to the municipal tax base. Their proposed disposition and redevelopment is essential for the fiscal health of the municipality, and will be accomplished through this Urban Redevelopment Plan. A list of all parcels within the proposed District is included in Appendix A. The list includes assessors parcel ID, address, current landowner(s) and mailing address, parcel acreage, and zoning. Downtown Brockton includes a combination of larger scale commercial, office and industrial / warehousing uses, as well as several large surface parking lots. It is located immediately adjacent to both City Hall, and the Brockton Area Transit (BAT) Intermodal Center and MBTA commuter rail station (Middleborough/Lakeville line). Landscaping and public amenities in this Sub-district are limited, and substantial investments in the public infrastructure including lighting, streetscape, and structured parking will help to make this a successful location for residential development.

Downtown Brockton also benefits from recent and ongoing streetscape enhancements that were constructed following prior planning and design work in 2011. Sidewalks, brick pavers,

Downtown Brockton Urban Renewal District, Building Conditions Summary

Parcels # % # %Good 13 128,667 9% 3.65 9%Satisfactory 86 931,200 66% 16.48 39%Moderate Disrepair 36 173,323 12% 9.22 22%Severe Disrepair 9 175,114 12% 1.50 4%N/A (Vacant) 65 - 0% 11.93 28%

1,408,304 100% 42.78 100%

Bldg Area Land Area



lighting, seating, street trees and an enhanced public park at the corner of Main and Centre Streets have all enhanced the pedestrian environment in Downtown Brockton, although more work remains to be done. One funding source identified in this URP is the recent MassWorks award of $1.276M to support downtown streetscape improvements.

The Legion Parkway and Frederick Douglass Avenue area includes a diverse mix of building uses and scales, and includes some of the most attractive and distinctive architecture in Downtown Brockton. Legion Parkway is the primary east-west corridor in this part of downtown, and with a double-barrel boulevard layout is among the most distinctive pedestrian corridors in Downtown Brockton. This corridor includes existing retail and mixed-use development fronting on wide sidewalks with many curbside parking spaces. It is an excellent location for additional development of both housing and convenience retail outlets. The new Brockton Neighborhood Health Center, at the corner of Legion Parkway and Main Street, has become both a visual focal point and a center of activity in Downtown Brockton. Frederick Douglass Avenue, running parallel to Legion Parkway to the south, is proposed here as a location for a restaurant incubator and coworking space.

The neighborhoods on Green Street and Warren Avenue adjacent to the new Vicente’s Market include both residential uses and a mix of smaller retail uses, with both stable retail uses and other vacant retail sites. The residential uses are typically 2- to 3-story single-family and 2- to 3- family homes.



Parking Garage



Current Zoning The District contains land in three zoning districts (C-2, C-3 and I-2), and also includes three 40R Smart Growth Zoning Overlay Districts adopted in 2007. Prior to adoption of the 40R Overlay Zoning District, residential and mixed-use development were not allowed under the City Zoning. What development had occurred, such as residential adaptive reuse through the SoCo 1 and SoCo 2 projects, had been permitted by use variance. The underlying zoning is General Commercial (C-2), Central Business Zone (C-3) and General Industrial (I-2).The C-2 and C-3 zones are described in Sec. 27-29 and 27-28 of Appendix C of the City of Brockton Ordinances and the I-2 zone is described in Section 27-34. The C-2 zone is a general commercial zone permitting neighborhood commercial uses as well as a wide range of other uses from laundromats, medical and dental offices, and drug stores to automobile repair services, undertaking establishments, and wholesale businesses. No residential uses are allowed in this zone, however temporary lodging, such as hotels and motels, are permitted as special uses. The C-3 zone allows all the same principal and accessory uses as the C-2 zone as well as community health centers/clinics. The I-2 zone permits uses that include the manufacturing of food products, glass, textiles and those that add value to materials that were prepared off site. Also included in this category are tool and die operations, railroad yards, and the sale and storage of lumber and building materials. The area also includes three 40R (Overlay) Zoning Sub-Districts: Downtown Core; Arts/Culture; and Star Market. All three Sub-Districts allow residential and mixed-use development as a matter of right, subject to compliance with the 40R Ordinance and the 40R Design Standards (Appendix D). The 40R Ordinance allows greater building scales and densities in the Downtown Core Sub-District than the other Sub-Districts in order to both match the scale of existing larger buildings, and to stimulate substantial private investment in Downtown Brockton. This Sub-District includes several significant publicly owned parcels, many of which are currently in use as surface parking lots. New private investment in this Sub- District, including redevelopment of underutilized public parcels, provides a financing source for implementation of this URP, both directly – through land disposition proceeds – and by generating DIF Revenue.

Cultural uses such as performance or visual arts exhibition space would enhance and strengthen the existing mix of retail / commercial, residential and cultural / institutional uses in the areas of Legion Parkway and Frederick Douglass Avenue. This area will benefit from reinvestment in both smaller scale residential development, and in mixed- use development with first floor retail / commercial and upper story residential uses as proposed through this URP.

The 40R Ordinance allows non- residential or mixed-use development to be located at the intersection of Pleasant Street and Warren Avenue, with frontage directly on one or both of



those streets with parking located at the side and rear of the building(s). Many people drive past this location on Pleasant Street on their way into Downtown Brockton. It is therefore important that redevelopment of this "gateway" location exemplify the style and quality of architecture and site design that will characterize the revitalization of Downtown Brockton. A visually distinct and exciting building, including an architectural focal point that is taller than the building itself, such as a tower, turret or cupola at the intersection of Pleasant Street and Warren Avenue is encouraged.



Proposed Zoning There are two separate proposals pending before the Brockton City Council to amend the Zoning Ordinances relative to land within the proposed Urban Redevelopment District.

Proposed Amendments to C-3 Zoning District In the current C-3 Zoning District, commercial development is not required to provide any new off-street parking. This provision of the zoning dates back to when there was less demand on the current public parking lots and garages than there is today. The Director of Planning and Economic Development has proposed zoning amendments that would extend the commercial parking requirements applicable in the C-2 Zoning District to apply in the C-3 District as well.

Proposed Expansion of 40R Smart Growth Zoning District The City of Brockton has also proposed amendments to the existing 40R Downtown Brockton Smart Growth Overlay District. The proposed amendments, currently on file with DHCD (pursuant to Mass. Gen. Laws Ch. 40R) and pending consideration within a public hearing of the City Council, would expand the boundaries of the current 40R Sub-Districts adopted in 2007 to cover all of the “downtown” area (including all of the proposed Urban Redevelopment District), and would amend the 40R parking requirements to limit surface parking lots and to encourage payment of funds in lieu of parking spaces in order to support a new public parking garage. The intent of these amendments is to allow developers to meet their parking needs in a way that supports a new public garage that is expected to unlock greater development potential across downtown.

Although the current zoning is very favorable for the development envisioned in the Action Strategy and proposed in this URP, the proposed zoning amendments would result in an improved local regulatory framework for redevelopment in Downtown Brockton.



Proposed Public Actions Before investment can happen on the scale set out in the 2015 Downtown Brockton Action Strategy, public action as proposed in this Urban Redevelopment Plan will be needed.

This URP proposes public actions including Brockton Redevelopment Authority acquisition of land and buildings, building demolition and spot clearance, land and building disposition, building renovation, and construction of public ways. Redevelopment, renovation and construction of new public ways is anticipated to result both from direct public action, and by private developers working pursuant to conditions on BRA disposition of property. All public actions proposed pursuant to this URP will proceed in phases as detailed in the Financial Plan and elsewhere. Because two of the primary financing sources for implementation of this URP are directly related to the scale, nature and timing of private development – specifically, the generation of DIF Tax Increment Revenue and the issuance of 40R Density Bonus payments – the resources available toward implementation will be available in proportion to the amount and timing of private development.

Parcels Eligible for Acquisition Negotiated acquisition or, where necessary, eminent domain activities will be undertaken, as proposed, within locations that have been determined to be decadent, in order to facilitate the redevelopment and rehabilitation of properties in accordance with the objectives of this URP. The Brockton Redevelopment Authority will not acquire property by eminent domain unless there is a public purpose warranting such taking. \ Table 12.02(1)(A): Parcels Proposed for Acquisition presents all properties identified for acquisition, including Assessor’s Parcel ID;; street address; lot size; and owner(s).



Map 1-G depicts the parcels within the District that are proposed for acquisition.

Table 12.02(1)(A) Properties Proposed for Acquisition

Parcel ID Street # Street Name Lot Size (ac.) Owner1 Owner2052-017 81 WARREN AV 0.327 NEK REALTY CORPORATION091-005 47 W ELM ST 0.171 BROCKTON EDCC091-013 28 HIGH ST 0.129 SMITH SUSIE E TRUSTEE091-056 76 WARREN AV 0.243 BRASS DAVID M092-001 108 PLEASANT ST 0.316 GORANITIS IRENE092-003 48 WARREN AV 0.065 GONCALVES EUCLIDES MARIA GONCALVES092-025 102 PLEASANT ST 0.226 NE CONF CORP 7TH DAY ADVENTISTS109-003 21 N MONTELLO ST 0.462 CHEN JIANJUN109-004 0 N MONTELLO ST 0.196 CHEN JIANJUN109-005 5 N MONTELLO ST 0.252 CHEN JIANJUN109-006 8 MONTELLO ST 0.651 NESSEN DANA A TR 8 MONTELLO RLTY TRUST109-007 46 MONTELLO ST 0.697 MCLAUGHLIN BRIAN J109-008 66 MONTELLO ST 0.478 COBB CORNER LIMITED PARTNERSHIP109-012 33 MONTELLO ST 0.198 ZEOLI ANTHONY J & BARBARA A ZEOLI109-013 23 MONTELLO ST 0.078 CARDOSO ANTONIA V109-041 65 COURT ST 0.175 PORTER 65 COURT ST LLC109-043 4 MAIN ST 0.466 ROCKLAND TRUST COMM DVLPMENT LLC109-045 0 MONTELLO ST 0.302 OCONNOR JOHN M TRUSTEE109-053 28 PETRONELLI WA 0.129 ISRAEL SHEAR YASHUB109-057 0 PETRONELLI WA 0.095 TRINITY BROCKTON LIMITED PARTNERSHIP110-062 95 MONTELLO ST 0.228 MARINO GUY J JOSEPH A MARINO III TRS

Source: City of Brockton Assessors Office.



In addition to those parcels identified above for proposed acquisition pursuant to this URP, there are other properties that are currently in tax delinquency and are expected to come into public ownership through tax foreclosure. These properties are as follows: Table 12.02(1)(B). Properties Anticipated to be Acquired through Tax Foreclosure Parcel ID Address Owner 091-004 0 West Elm Street LEVINE BARRY C/O BROCKTON EDCC 091-005 47 West Elm Street BROCKTON EDCC 091-012 The Kresge Building

121 Main Street BROCKTON MAIN ST IMPROV LLC

091-013 Grayson Hotel 28 High Street

SMITH SUSIE E TRUSTEE

109-053 The Petronelli Building 28 Petronelli Way

ISRAEL SHEAR YASHUB

Although these parcels are anticipated to come into public ownership through tax foreclosure, upon action taken by the City of Brockton to transfer the parcels to the BRA, they would be eligible for disposition pursuant to this URP. At the time of acquisition by tax foreclosure, this URP anticipates such action by the City as part of implementation of this URP. Proceeds of such sales are identified as revenues in the URP Financial Plan. In addition to privately owned parcels that will be acquired for disposition, the City of Brockton proposes to introduce the following City-owned properties for disposition for rehabilitation or redevelopment:

The city will be conducting a Municipal Facilities Assessment and Master Plan in 2016 that will, among other things, quantify the space and staffing needs for police and fire services. It is anticipated that one of its recommendations will be to build new facilities to replace the 131 year old fire station and 93 year old fire alarm buildings at 42 and 52 Pleasant Street, and the 48 year old police headquarters at 7 Commercial Street. A new police and central fire station would allow the city to make the now vacant properties for redevelopment. The historic nature of the fire station and fire alarm building lend them to rehabilitation with ground floor retail/restaurant use and residential above. The former police headquarters would be razed to make way for large-scale mixed use/residential development.

Following the construction of a public safety complex to house both the Police and Fire Stations, the two fire stations on Pleasant Street will be disposed via RFP with the requirement that they be renovated into a mixed commercial-residential use.

091-047 11 HIGH ST CITY OF BROCKTON091-048 15 HIGH ST CITY OF BROCKTON091-079 0 MAIN ST CITY OF BROCKTON092-017 42 PLEASANT ST CITY OF BROCKTON092-018 52 PLEASANT ST CITY OF BROCKTON151-001 7 COMMERCIAL ST CITY OF BROCKTON



Proposed Uses of Parcels to be Acquired For every parcel included in the table above, Map 1-E-A illustrates current parcel use, and proposed use following redevelopment. Note that only a portion of one parcel is to be included in the acquisition and disposition. Parcels already owned by the City are not included in this list.

The proposed development projects above are discussed in more detail later in this URP.

Parcels Eligible for Disposition Map 1-H shows lots to be created for disposition, which includes the above lots, as well as the lots already owned by the City.

Table 12.02(1)(B) Proposed Use of Properties for Acquisition

Parcel ID Street #Street Name Existing Use Proposed Use Comments052-017 81 WARREN AV Gas Station Mixed Use Res/Commercial091-012 121 MAIN ST Vacant Building Mixed Use Res/Commercial Kresge Building091-013 28 HIGH ST Hotel (Vacant) Retail/Office/Arts Hotel Grayson091-056 76 WARREN AV Automotive Repair Mixed Use Res/Commercial092-001 108 PLEASANT ST Vacant Lot Mixed Use Res/Commercial092-003 48 WARREN AV Residential (unoccupied) Residential single family092-025 102 PLEASANT ST Vacant Lot Mixed Use Res/Commercial109-003 21 N MONTELLO ST Commercial Warehouse Retail (Pharmacy)109-004 0 N MONTELLO ST Vacant Lot Retail (Pharmacy)109-005 5 N MONTELLO ST Vacant Lot Retail (Pharmacy)

109-006 8 MONTELLO ST Auto Sales - Used mixed use res/commercialinterim use as surface parking

109-007 46 MONTELLO ST Parking mixed use res/commercialinterim use as surface parking

109-008 66 MONTELLO ST Restaurant, Fast Food mixed use res/commercialinterim use as surface parking

109-012 33 MONTELLO ST Warehouse - Auto Repair residential multi-family109-013 23 MONTELLO ST Restaurant - Tavern residential multi-family109-041 65 COURT ST Auto Sales - Used residential multi-family

109-043 4 MAIN ST Office parking lot right of way portion of lot only

109-045 0 MONTELLO ST Parking residential multi-family109-053 28 PETRONELLI WA Vacant Building residential multi-family Petronelli Bldg.109-057 0 PETRONELLI WA Parking residential multi-family110-062 95 MONTELLO ST Small Retail Convenience Store Mixed Use Res/Office

Source: City of Brockton Assessors Office.



Buildings Proposed for Spot Clearance Map 1-B shows the areas proposed for spot clearance to accommodate the redevelopment proposed in this URP.



Buildings to be Rehabilitated Buildings renovated pursuant to the 40R Smart Growth Zoning will be subject to compliance with the 40R Ordinance and Design Standards including the following Sec. 8.8.1.

8.8.1. Additional Standards

8.8.1.1. All renovations shall, to the maximum extent feasible, maintain the scale and proportion of the original building elements including roof shape and height, structural framework, cornice, sign band, window size and symmetry, and decorative elements.

8.8.1.2. On a building proposed for renovation pursuant to the District Ordinance, the covering or removal of original façade elements (columns, pilasters, fenestration, arches, lintels, decorative elements) is prohibited. Proposals for a façade renovation that uses a particular historical style should utilize accurate elements or materials of that style.

8.8.1.3. Applicants for renovation of existing buildings are encouraged to meet with the Brockton Historical Commission prior to submitting an Application to seek their opinion regarding the historical significance of the buildings, if any, and to seek their advice regarding building elements that may benefit from restoration.

The following specific building rehabilitation project is proposed as an important catalyst to the overall implementation of the URP. Public surveys and focus groups repeatedly emphasized the importance of developing at least two or three distinctive restaurants in Downtown Brockton that would provide people a good reason to visit, and to enhance the District’s vibrancy and amenity.

Frederick Douglass Center: Restaurant Incubator and Co-Working Space The two story art deco building at 11-15 Frederick Douglass Avenue is the site of the proposed restaurant incubator and co-working space. The building foot print is approximately 6,300 square feet with a total leasable area of 10,000 square feet. There is also a full basement that is not calculated into the leasable area total.

The building was constructed in the 1930’s. The first floor façade is divided into six bays. The three on the right of the arched central doorway are each 25 foot wide. The first two bays to the left of the central doorway are each 25 feet, with the last bay 15 feet wide.

The proposed rehabilitation of the Douglass Center is expected to include Restaurant Incubator spaces, and a co-working space.

A Restaurant Incubator is a relatively new concept. It is intended to help entrepreneurial restauranteurs who lack the capital to make an initial investment to grow their business with limited initial overhead. The Restaurant Incubator proposed here would consist of a series of small, 750 – 1,000 square foot vanilla box spaces, each with their own kitchen constructed to meet commercial kitchen code requirements. The kitchens are proposed to be built with shared black iron duct work and refrigeration to help reduce the build out expense. The “front of the house” dining area would have space for up to eight tables and a small bar. The basement would house prep kitchens, dishwashing, and storage needs. Budding restaurateurs would



lease a space for a maximum of five years, enough time to prefect menus, build a base of customers and otherwise polish their concept. At the end five years, they would relocate to larger restaurant space, hopefully in downtown Brockton.

On the second floor of this building, a co-working space is proposed as a productive workspace for start-up’s and freelance workers. It offers a variety of work environments ranging from a coffee house living room, quiet spaces, collaborative commons and a telephone friendly area. Members would have access on a 24 hour basis while non-members are welcome during regular business hours. The space is features high speed wireless access, private meeting and conference rooms with presentation equipment, printers in various formats, and a coffee bar. Examples of co-working space in Massachusetts include Work Bar in Boston, Work Station in Cohasset, The Wheelhouse in Concord and Groundwork in New Bedford.

Scattered Site Building Renovation and Rehabilitation A total of thirty properties have been targeted for rehabilitation within the Urban Redevelopment District. These include privately owned buildings that have been determined to be in moderate or severe disrepair, and whose renovation is important to the health and well-being of the residents of the area. This rehabilitation will primarily be market rate, driven by health and building code enforcement and a framework of incentives to improve the housing market and economic vitality in the area, and not driven exclusively by public subsidy.



Proposed New Construction



The two vacant lots at the intersection of Warren Ave and Pleasant Street are proposed to be acquired and sold for development into a mixed commercial and residential use.

The existing convenience retail store at 95 Montello Street near the W.B. Mason headquarters is proposed to be razed to accommodate a new office building, or expansion of the adjacent building.

Main Street “Missing Teeth”

The uniform street-front of Main Street is broken by two parking lots and one vacant parcel on the block between West Elm and School Streets. One of the parking lots is currently owned by the City, and through implementation of this URP the City would propose disposition of this lot to support infill development and a walkable mixed-use district. This proposed disposition would not move forward until an adequate supply of off-street parking has been provided to accommodate new development, and to offset the loss of spaces that would result from development of this parcel.

Legion Parkway/Warren Ave/Vicente’s

Legion Parkway is a natural extension of the important Centre Street corridor and in need of additional planning and redevelopment activities. While the east end of the parkway has strong ties to Main Street, and the center is dotted with historic structures, the western end at Warren Avenue becomes a no man’s land of auto oriented businesses with little connection to the surrounding area. The redevelopment of key parcels on Warren Avenue would knit the neighborhood to the west into the larger community.

Recent investment by the Commonwealth has supported the rehabilitation of a long vacant Star Market into a new Vicente grocery store and a branch of the Brockton Neighborhood Health Center. (See related news article in Appendix I). In support of the goal of creating a safe walkable path to Vicente’s, this URP proposes to acquire or otherwise cause the redevelopment of the vacant lots at 102 and 108 Pleasant Street, and the auto oriented lots at 76, and 81 Warren Avenue.

A similar effort is anticipated in the high crime area of Green Street should cause the rehabilitation of several troubled properties to support the “housing first” homeless assistance policy. However, with the exception of the single-family house at 48 Warren Avenue (092-003), which is proposed for acquisition and disposition, the City anticipates relying on stepped-up code enforcement efforts to advance improvements to other Green Street properties.



12.02 (2) Area Eligibility

Location and History Brockton was an extremely prosperous New England mill town in the latter half of the 19th century and the first half of the 20th century. During the Civil War, Brockton was America's largest producer of shoes. At the dawn of the 20th century, the city had a population of 40,000, and more than 6,000 people were employed in over 100 separate shoe manufacturing entities. These factories created the wealth that would enrich the downtown with many of the beautiful buildings that still stand today. Thomas Edison built his model of a complete central power station in Brockton in the 1880s which demonstrated that the Edison three-wire system was capable of providing the general public with safe, stable, and efficient light and power on a community-wide basis. The former John Whipple House at 42 Green St. in Brockton in the heart of the Urban Redevelopment District was initially given electricity as part of Edison’s demonstration. One of the issues facing the project area is the difficulty in providing sufficient power for modern development. The electrical system was placed underground in the downtown, which made its expansion difficult and costly. As typical of many northern industrial cities, the factories closed or moved south beginning in the latter half of the twentieth century, causing an increase in poverty and a reduction in investment. Numerous economic and social forces have taken their toll on the city over the last fifty years. Economic flight from the downtown to the surrounding towns and perimeter neighborhoods exacerbated these conditions, resulting in a significant number of empty and vacant buildings, many abandoned and taken by the City via tax-title.

Relevant Municipal Statistics The proposed Urban Redevelopment District is located in a designated Environmental Justice Community. Different Census Block Groups meet these criteria based on incomes, minority populations, non-English speaking populations, or a combination of these factors. Downtown redevelopment as proposed in this URP would be consistent with the objectives defined in the Executive Office of Environmental Affairs Policy on Environmental Justice.

According to the 2010 US Census, 31.2% of residents are black or African American, 46.7% are white, 2.3% are Asian, 0.4% are American Indian, 12.5% identify as other races, and 6.9% identify themselves as two or more races, (10.0% of any of these races are Hispanic or Latino). Brockton has the largest population of Cape Verdean ancestry of any city in the United States; 9.0% of residents report this ancestry. The downtown study area has a higher rate of African American residents (36.9%), higher rate of Hispanic people (15.8%) and lower rate of white residents (32.3%) than Brockton as a whole.

The average household in Brockton has 2.8 people and a median age of 36. Households in the downtown study area tend to be somewhat smaller with an average household size of 2.1 people, and they tend to have fewer cars. The average car-ownership level for households within the downtown study area is just 0.7 cars, or less than one for each household. A wide



discrepancy in household income levels in the study area suggests the presence of a greater-than-average proportion of affordable housing units. Citywide, age groups are spread relatively evenly among children, adults and elderly. In educational attainment, downtown residents skew slightly lower than the rest of the city.

MassDevelopment, as part of its Transformative Development Initiative, compiled the following data relative to Brockton and, where available, specific to the area of the proposed Urban Redevelopment District.



As can be seen from the tables above, the poverty rate in the city of Brockton (17.9%) is higher than that of Massachusetts (11.4%). However, the study area has a significantly higher poverty rate than the rest of Brockton, 73.8%, approaching 3 out of every four households! Similarly, while more Brockton residents have failed to complete high school than their state-wide peers (19.4% versus 10.6%), fully 44% of district residents have less than a high school education.

As might be expected, these figures translate into lower area median income. While Brockton has a lower median income than the state ($49,025 versus $66,866), the median income of the study area is only $11,711.



Necessity for Public Action As required, this URP includes a Declaration approved by the BRA which found that within the boundaries of the Downtown Brockton Urban Redevelopment District, as otherwise described, there exist conditions of blight, deterioration, decline of property values and business vacancies, and other factors which are injurious to the public health, safety, morals and welfare of the residents of the Commonwealth and people frequenting the area. Further it finds that many of the properties within the District may require acquisition and clearance because their state of deterioration may make impracticable their reclamation by conservation or rehabilitation, while others may be conserved or rehabilitated in such a manner that the conditions of blight and deterioration may be alleviated or eliminated.

The Brockton Redevelopment Authority further found that redevelopment can’t be accomplished with existing municipal regulatory powers or by the private sector alone, and to correct the conditions as herein described, it is necessary and in the public interest to establish the Downtown Brockton Urban Redevelopment District and to utilize therein the redevelopment provisions of Mass. Gen. Laws Ch. 121B.

At their regularly scheduled meeting on November 4, 2015, the Board of the Brockton Redevelopment Authority unanimously approved the following Finding and Declaration:



12.02 (3) Project Objectives

Vision Statement The following Vision Statement was first established in the 2011 Brockton Downtown Report and was re-confirmed within the Action Strategy planning process:

Downtown Brockton shall be a lively, walkable multi-cultural center that celebrates the arts, history, innovation, and the Salisbury Brook, capitalizing on its role as a regional governmental, service and transit center. Downtown Brockton will feature new housing and mixed-use development strengthening the Downtown and renewing it as the heart of the City. (McCabe pg. 2, October 2011)

This Vision Statement also guides this URP. This URP is fully consistent with, and is intended to advance, this endorsed Vision Statement.

Housing as Basis of Economic Development and Downtown Revitalization Research conducted by the Metropolitan Regional Planning Council for the Greater Boston area shows that the demand for multifamily housing units in Brockton will increase by 1,300 rental units and 800 owner-occupied units by 2030. This demand is driven by Brockton's nature of being a "Gateway Community" that attracts immigrants and migrants and the desire of to live close to transit. Brockton's own Housing Strategy also documents the need for housing. Further documentation of demand is available from the Foundation for Growth, Housing and Employment in 2020 Technical Report by the Donahue Institute of the University of Massachusetts prepared for the Massachusetts Housing Partnership, Foundation for Growth Initiative.

Notably, an estimated 14% of Brockton households have no vehicles available, and many 2-adult households have only one vehicle available.

The BRA understands DHCD’s policy objective that, in any project area the reuse of which will be predominately residential, an objective shall be the provision of housing units for low or moderate income persons. The City of Brockton’s commitment to advance this objectives is already secure in the standards it applies to new development in Downtown Brockton. The language in the Downtown Brockton 40R Smart Growth Zoning District Ordinance at Sec. 27-91 (K)(1), requires that:

"Twenty percent (20%) of all dwelling units constructed in a Development Project shall be Affordable Units. Twenty-five percent (25%) of all rental dwelling units in a Development Project shall be Affordable Units. Provided however, for Development Projects in which all of the dwelling units are limited to occupancy by elderly persons and/or by persons with disabilities, twenty-five percent 25%) of the dwelling units shall be Affordable Units, whether the dwelling units are rental or ownership units."

The fact that all of the development proposed as part of this URP is expected to be permitted and constructed pursuant to 40R will ensure that development, as it moves forward, will create



housing that will be available to a broad range of incomes and demographics (i.e. family size). In addition to unmet regional (and local) demand for new housing and retail, the characteristics of existing properties in downtown also create opportunities for redevelopment. Low land values, modest building values, and property-utilization rates show that opportunities exist for rehab, infill, and/or large-scale redevelopment near the commuter rail station.

The City of Brockton has also enacted policy to ensure that, as development and redevelopment takes place, it will create new resources to support public investment downtown.

Following on recommendations from prior planning efforts, a District Improvement Financing (DIF) District was adopted in 2015 pursuant to Mass. Gen. Laws Ch. 40Q. Within the DIF District (which encompasses all of the proposed Urban Redevelopment District), additional property tax revenues resulting from new investment in downtown will be available for the City to direct toward implementation of the redevelopment strategies described in this plan. DIF revenues can be used for a range of eligible purposes, including public infrastructure investments. The DIF District is an important foundation for the Brockton Downtown Action Strategy, as it ensures that, as progress is made toward redevelopment, this will translate into new revenues available to support ongoing plan implementation.

Smart growth zoning (a “40R district”) represents another financing source, as each residential unit constructed within a 40R district is entitled to $3,000 of unrestricted Density Bonus funds to the City (subject to appropriation by the legislature, which to date has been reliable). Expansion of the 40R district, which has been proposed separately and is currently under review, would expand opportunities for renovation and new development, with a corresponding increase in potential buildout and both 40R and DIF revenues.

As a precursor to this Urban Redevelopment Plan, the City has completed an intensive public planning process resulting in Brockton Downtown Action Strategy completed in December 2015. This URP builds directly on the Action Strategy recommendations and provides the City with the legal tools necessary to implement the Action Strategy (through this URP).

Guided by the recommendations of the Brockton Downtown Action Strategy, the DIF, the 40R district expansion, and many years of prior public planning efforts, this URP will help stimulate new private investment that generates revenue to support continued public investment in downtown improvements. In other words, the growth spurred by these planning efforts will pay for even more growth.

Plan Objectives Downtown Brockton is in the midst of a dynamic period in the real estate market. This URP is a dynamic plan, and is fundamentally organized to anticipate and support dynamic actions on the part of the City of Brockton and the BRA. With the 2015 enactment of DIF, a foundation of the financing resources available to implement this URP will result directly from the success of the redevelopment efforts as DIF revenues accrue from new investment.

The objectives of this URP include anticipating and facilitating real estate development and redevelopment in Downtown Brockton, then reinvesting to support increasing real estate values.



This section includes a description of each of the development projects that this URP is intended to support directly through public action as proposed herein.

Because of the dynamic nature of the DIF financing, which necessitates that specific projections of financial resources for implementation will accrue as a function of development and redevelopment, this URP proposes phased development and public investment. Early phase projects – especially those that were conceptualized in detail in the Brockton Downtown Action Strategy – are more clearly articulated, including relative to projections of future Assessed Values and associated DIF Revenues. This URP also includes other projects that are anticipated to proceed in later phases.

Development projects included in this URP are either proposed for public action (i.e. acquisition, disposition, rehabilitation, etc.) or as future projects anticipated to move forward as a result of private development (and which would contribute DIF Revenues in support of the URP Financial Plan). These are summarized on Map 3-A Index of Redevelopment Parcels.

Proposed phasing of these development projects is as follows:

Proposed for years 1-3 include the following:

Enterprise Phase II, with 102 units of housing, between Petronelli Way and Centre Street. Rehabilitation of 93 Centre Street, known popularly as The Furniture Building, into 60-70 units of

market-rate housing above the first-floor commercial space. A new 13,000 SF pharmacy. Creation of a new, temporary, 210 space parking facility. Construction of a 400 space Municipal Parking Garage. Rehabilitation of the historic Petronelli Building into a commercial first floor and residential upper

floors.

Additional projects have been identified in years 3-10+, carefully phased to allow the most efficient construction staging and to allow enough time to negotiate the public/private financing strategies that most of these projects will likely require. Proposed for years 3-5 include:

Petronelli Way Housing, consisting of 135 units of housing and a 33 space surface parking lot between Petronelli Way and Franklin Street.

Redevelopment on Warren Avenue

Proposed for years 5-10:

Montello Street Mixed-Use Development, consisting of 130 units of housing and 9,000 sf of retail and a 150 space structured parking lot.

Infill development on Main Street

Proposed for years 10+:

Commercial Street mixed-use development, including 155 units of housing, 9,000 sf of retail and a 260 structured parking garage adjacent to the Train Station, on the site currently occupied by the Brockton Police Department.



Estimates of Job Displacement, Retention and Creation

Expanded Planning Efforts (Future) While the initiatives identified in this Urban Redevelopment Plan focus exclusively on initiatives within the proposed Urban Redevelopment District, the City is focused on opportunities in the broader study area that was the focus of the Brockton Downtown Action Strategy. Planning and redevelopment efforts in the following locations may proceed either concurrently or subsequent to the implementation of this URP, but are important to understand as context for the City’s overall downtown redevelopment vision:

CSX District – Building on its prior dedicated study of the site,2 the City would like to initiate a master planning program for the 55 acres surround the now vacant CSX freight yard located east of main line between Eliot, Court and North Cary Streets. The 31.27 acre CSX property has been declared surplus by the railroad and is one of the largest, privately held, undeveloped parcels in the city. The plan must balance future land use, zoning, infrastructure needs with financing and economic constraints. Due to its proximity to public transit, the CSX site has emerged as a prime candidate for creation of a “one-stop” homeless center and as a possible a future site for the city’s main police and fire stations.

Judiciary Square – A redevelopment plan for the area bounded by West Elm Street, Main Street, Belmont Street and Warren Avenue should also be created. Already home

2 Preliminary Market Assessment for Brockton CSX Rail Site. Prepared for the Metro South Chamber of Commerce by the UMass Donahue Institute. September 2013.

Downtown Brockton Development Workbook

Project No. Development projects GSF

Retail/ Comm SF

Parking Spaces

Jobs created

(FTE)Jobs

DisplacedJobs

RetainedRelocation Costs (if

applicable)Environmental

Issues

AKresge Building - Rehab - Mixed Use Commercial/Residential

16,500 0 0

A-1 Grayson HotelL 19 Main Street 0 0B Frederick Douglass Restaurant Incubator 6,500 21-26 0 0C Enterprise Block, Phase II Parking 400 0 0D Enterprise Block, Phase II 0 0E Temporary Parking Lot 210 0 0 Y

F Furniture Building Rehab, housing 40,000 5,000 74 16-20 Y

LSP found No Further Action Needed (McCabe pg. 46)

G New Pharmacy 14,000 13,000 35 43-52 0 Y Former gas stationH Petronelli Way Housing 104,000 3,000 108 10-12 0 0K Rebuild of Single-Family HomeI Montello Street Mixed-Use 9,000 9,000 150 30-36 0 0

JCommercial Street Mixed-Use (Police Station Redevelopment)

9,000 9,000 260 30-36 Y

M Petronelli Building - Rehab - MF Residential 20,200 0 0

N Montello Street Convenience Store 0 YP Fire Station Renovation YO Warren and Pleasant 0 0Q Legion Parkway Northwest 0 Y Gas stationR Gas Station 0 Y Gas stationS City-owned Infill Lot 0 0

150-182



to Brockton District Trial Court and Plymouth Probate and Family Court, the district could be home to a new Superior Courthouse to replace the 125 year old facility at 72 Belmont Street.

Downtown North – This area is bound by the CSX/MBTA railroad on the east, Linden and Spring Street on the north, and Pleasant/Court Streets on the south. With Perkins Park at its center, the district is bisected by both North Main and North Montello Streets. This neighborhood has a direct impact on the success of the downtown core, and holds considerable opportunity given its access to transit. The City is engaged in discussions with the owners and operators of Father Bill’s Mainspring regarding how best to provide continued service to homeless persons in a way that best complements the City’s efforts toward revitalization of Downtown Brockton.

Downtown South – The land south of downtown and north of the Salisbury Brook contains many of the City’s cultural assets, including the Brockton Public Library, the YMCA, Council on Aging and the School Department headquarters. The relocation of the Plymouth County District Attorney from their current location and the disposition of the building at 32 Belmont should serve as the catalyst for a larger redevelopment plan. Effort should be made to build up along Main Street and enhance the unique public space created by the Sycamore Grove at the former BAT Bus terminal. A planning study of the area could address YMCA expansion needs, identify additional sites for new cultural amenities, and set the stage for creating a new downtown neighborhood around the park. The City is actively engaged in an effort to secure investment by the Commonwealth in support of a Higher Education Collaborative in this area of Downtown Brockton.

Potential longer-term properties for redevelopment include:

Parcel ID Address Owner 091-008 147 Main Street Mihos, Christy J. 110-018 26 School Street Berkshire Investments LLC 110-082 0 School Street Berkshire Investments LLC 110-041 0 Main Street Brockton Main Street LLC

The City of Brockton and the BRA will continue to evaluate whether public objectives for redevelopment would benefit from future amendments to this URP. Future amendments would be introduced, and considered through the same public process, public hearings and DHCD review and approval that were part of the enactment of this URP.



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Brockton Redeve

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Finan

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City So

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Council Redevelopment A

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Brockton Area T

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12.02 (4) Financial Plan A Financial Plan for the implementation of the Downtown Brockton URP has been prepared and is provided in Table 12.02(4)(A): Proposed Acquisition Costs by Phase. The plan was developed to enable implementation to take place over four phases and the budget reflects this phasing program. In addition, the financing plan was developed in accordance with 760 CMR 12.02 (4), which requires that the plan include: Project Costs

Estimated cost of each parcel to be acquired and identification of any property in which any officer or employee of the municipality or of the BRA has, or is believed to have, any direct or indirect interest:

Generally, the Urban Redevelopment Plan requires a value for each anticipated acquisition in order to formulate the anticipated financing to acquire those properties. Assessor’s values are used at the plan stage because the plan is a separate approval from the acquisition approval which might not take place for a considerable length of time (depending on the circumstances). At the time of acquisition approval, two full appraisals will completed and if the appraisals are more than 20% different a third may be required.

Work is underway to determine any properties proposed for acquisition in which any officer or employee of the municipality or of the BRA has or is believed to have any direct or indirect interest.

Detailed cost estimates for site preparation.

Table 12.02(4)(A): Proposed Acquisition Costs by PhaseAcquisition Costs by Year / Phase

Parcel ID No. Street Name Building ConditionAcquisition

Cost

Year of Proposed Acquisition

Phase 1 2016 - 2017

Phase 2 2018 - 2020

Phase 3 2021 - 2025+

091-013 28 HIGH ST Moderate Disrepair -$ Tax Title109-053 28 PETRONELLI WA Severe Disrepair -$ Tax Title092-003 48 WARREN AV Severe Disrepair -$ Receivership109-006 8 MONTELLO ST Satisfactory 256,510$ 2017 256,510$ 109-007 46 MONTELLO ST Satisfactory 343,600$ 2017 343,600$ 109-008 66 MONTELLO ST Good 496,500$ 2017 496,500$ 110-062 95 MONTELLO ST Moderate Disrepair 195,200$ 2018 195,200$ 109-003 21 N MONTELLO ST Moderate Disrepair 243,500$ 2018 243,500$ 109-004 0 N MONTELLO ST N/A (vacant) 42,930$ 2018 42,930$ 109-005 5 N MONTELLO ST N/A (vacant) 57,380$ 2018 57,380$ 109-012 33 MONTELLO ST Moderate Disrepair 214,400$ 2019 214,400$ 109-013 23 MONTELLO ST Moderate Disrepair 288,500$ 2019 288,500$ 109-041 65 COURT ST Moderate Disrepair 163,500$ 2019 163,500$

109-043 4 MAIN STSatisfactory (partial acquisition, est. @10%)

52,210$ 2019 52,210$

109-045 0 MONTELLO ST N/A (vacant) 153,360$ 2019 153,360$ 109-057 0 PETRONELLI WA N/A (vacant) 25,690$ 2019 25,690$ 052-017 81 WARREN AV Moderate Disrepair 399,500$ 2025+ 399,500$ 091-056 76 WARREN AV Moderate Disrepair 224,100$ 2025+ 224,100$ 092-001 108 PLEASANT ST N/A (vacant) 138,170$ 2025+ 138,170$ 092-025 102 PLEASANT ST N/A (vacant) 238,090$ 2025+ 238,090$

3,533,140$ 1,291,810$ 1,241,470$ 999,860$



The Downtown Brockton URP contemplates the acquisition and redevelopment of eighteen (18) existing properties. There are no special site conditions, such as grading, drainage or soil issues, anticipated in connection with these properties. Other costs such as environmental testing, including subsurface testing and lead and asbestos surveys, as well as a detailed structural assessment of the buildings, could not be obtained due to lack of funding availability at this time. Environmental assessments will be undertaken upon acquisition of the properties by the BRA and appropriate offsets will be made to reflect any downward adjustment of appraisal pricing as a result of identified contaminants.

Detailed cost estimates for all proposed public improvements. Public improvements directly related to the redevelopment activities contemplated by the Downtown Brockton URP will include sidewalk, street lighting and landscaping upgrades as summarized in Section 8.

Detailed cost estimates for relocation expenses.

Discussion of relocation expenses is summarized in Section 9. All relocation that is undertaken will comply with applicable state and federal regulations.

Detailed cost estimates establishing the total project cost.

The total project costs are shown in Table 10.

Project budget including administrative expenses and reserves for contingencies. The project budget, presented in Table 10, includes administrative expenses and reserves for contingencies.

Project Budget: The total estimated gross cost of implementing the activities contemplated by the Downtown Brockton URP, including public improvements, is estimated to be $______. A phased budget detailing all costs is provided in Table 10. Funding for the implementation of the Downtown Brockton URP will come from several sources as discussed below and as summarized in Table 10.

Table 12.02(4)(B): Proposed Demolition Costs by PhaseEst. Demolition Costs by Year / Phase

Parcel ID Street #Street Name ACRE BUILTBldg Area - Clearance Building Condition

Demolition Costs (@

$6/sf)

Year of Proposed Demolition

Phase 1 2016 - 2017

Phase 2 2018 - 2020

Phase 3 2021 - 2025+

109-006 8 MONTELLO ST 0.651 1967 760 Satisfactory 4,560$ 2017 4,560$ 109-007 46 MONTELLO ST 0.697 1959 2,098 Satisfactory 12,588$ 2017 12,588$ 109-008 66 MONTELLO ST 0.478 1964 1,739 Good 10,434$ 2017 10,434$ 109-003 21 N MONTELLO ST 0.462 1950 14,688 Moderate Disrepair 88,128$ 2018 88,128$ 109-012 33 MONTELLO ST 0.198 1950 3,936 Moderate Disrepair 23,616$ 2019 23,616$ 109-013 23 MONTELLO ST 0.078 1900 4,764 Moderate Disrepair 28,584$ 2019 28,584$ 109-041 65 COURT ST 0.175 1925 2,310 Moderate Disrepair 13,860$ 2019 13,860$ 109-043 4 MAIN ST 0.466 1983 468 Satisfactory 2,808$ 2019 2,808$ 052-017 81 WARREN AV 0.327 1924 1,924 Moderate Disrepair 11,544$ 2025+ 11,544$ 091-056 76 WARREN AV 0.243 1970 2,070 Moderate Disrepair 12,420$ 2025+ 12,420$ 110-062 95 MONTELLO ST 0.228 1939 1,431 Moderate Disrepair 8,586$ 2025+ 8,586$ 151-001 7 COMMERCIAL ST 2.37 1967 36,888 Moderate Disrepair 221,328$ N/A

Proposed SF for demolition: 73,076 Total estimated demolition costs: 217,128$ 27,582$ 156,996$ 32,550$



Project Revenues

Land and Property Disposition Revenues

Tabl

e 12

.02(

4)(C

): Es

timat

ed D

ispos

ition

Rev

enue

s by

Phas

eEs

t. Di

spos

ition

Rev

enue

s by

Year

/ P

hase

Parc

el ID

Stre

et #S

tree

t Nam

eBu

ildin

g Co

nditi

on

Disp

ositi

on

Reve

nues

(2

015

$)

Year

of

Prop

osed

Di

spos

ition

Prop

osed

Use

(s)

Build

ing

Reno

vatio

nPh

ase

1 20

16 -

201

7Ph

ase

2 20

18 -

202

0Ph

ase

3 20

21 -

202

509

1-01

212

1M

AIN

ST

Seve

re D

isrep

air

265,

620

$

Tax

Title

mix

ed u

se re

s/co

mm

erci

alY

265,

620

$

091-

013

28HI

GH S

TM

oder

ate

Disr

epai

r45

1,48

0$

Ta

x Ti

tleRe

tail/

Offi

ce/A

rts

Y45

1,48

0$

10

9-00

746

MO

NTE

LLO

ST

Satis

fact

ory

343,

600

$

2017

mix

ed u

se re

s/co

mm

erci

al34

3,60

0$

10

9-00

866

MO

NTE

LLO

ST

Good

496,

500

$

2017

mix

ed u

se re

s/co

mm

erci

al49

6,50

0$

11

0-06

295

MO

NTE

LLO

ST

Mod

erat

e Di

srep

air

195,

200

$

2025

+M

ixed

Use

Res

/Offi

ce19

5,20

0$

091-

047

11HI

GH S

TSe

vere

Disr

epai

r-

$

Re

stau

rant

Incu

bato

r /

CoW

ork

Spac

e (n

ot-fo

r-pr

ofit)

Y

091-

048

15HI

GH S

TSe

vere

Disr

epai

r-

$

Re

stau

rant

Incu

bato

r /

CoW

ork

Spac

e (n

ot-fo

r-pr

ofit)

Y

092-

003

48W

ARRE

N A

VSe

vere

Disr

epai

r97

,000

$

2019

Resid

entia

l sin

gle

fam

ilyY

97,0

00$

10

9-00

321

N M

ON

TELL

O S

TM

oder

ate

Disr

epai

r24

3,50

0$

20

18Re

tail

(Pha

rmac

y)24

3,50

0$

10

9-00

40

N M

ON

TELL

O S

TN

/A (v

acan

t)42

,930

$

2018

Reta

il (P

harm

acy)

42,9

30$

10

9-00

55

N M

ON

TELL

O S

TN

/A (v

acan

t)57

,380

$

2018

Reta

il (P

harm

acy)

57,3

80$

10

9-01

233

MO

NTE

LLO

ST

Mod

erat

e Di

srep

air

214,

400

$

2019

resid

entia

l mul

ti-fa

mily

214,

400

$

109-

013

23M

ON

TELL

O S

TM

oder

ate

Disr

epai

r28

8,50

0$

20

19re

siden

tial m

ulti-

fam

ily28

8,50

0$

10

9-04

165

COU

RT S

TM

oder

ate

Disr

epai

r16

3,50

0$

20

19re

siden

tial m

ulti-

fam

ily16

3,50

0$

10

9-04

34

MAI

N S

TSa

tisfa

ctor

y-

$

20

19To

be

used

as r

ight

-of-w

ay-

$

10

9-04

50

MO

NTE

LLO

ST

N/A

(vac

ant)

153,

360

$

2019

resid

entia

l mul

ti-fa

mily

153,

360

$

109-

053

28PE

TRO

NEL

LI W

ASe

vere

Disr

epai

r24

4,70

0$

Ta

x Ti

tlere

siden

tial m

ulti-

fam

ilyY

244,

700

$

109-

057

0PE

TRO

NEL

LI W

AN

/A (v

acan

t)25

,690

$

2019

resid

entia

l mul

ti-fa

mily

25,6

90$

10

9-00

68

MO

NTE

LLO

ST

Satis

fact

ory

256,

510

$

2020

mix

ed u

se re

s/co

mm

erci

al25

6,51

0$

05

2-01

781

WAR

REN

AV

Mod

erat

e Di

srep

air

399,

500

$

2020

+M

ixed

Use

Res

/Com

mer

cial

399,

500

$

091-

056

76W

ARRE

N A

VM

oder

ate

Disr

epai

r22

4,10

0$

20

20+

Mix

ed U

se R

es/C

omm

erci

al22

4,10

0$

09

2-00

110

8PL

EASA

NT

STN

/A (v

acan

t)13

8,17

0$

20

20+

Mix

ed U

se R

es/C

omm

erci

al13

8,17

0$

09

2-02

510

2PL

EASA

NT

STN

/A (v

acan

t)23

8,09

0$

20

20+

Mix

ed U

se R

es/C

omm

erci

al23

8,09

0$

09

1-07

90

MAI

N S

TN

/A (v

acan

t)-

$

20

20+

Mix

ed U

se R

es/C

omm

erci

al09

2-01

742

PLEA

SAN

T ST

Mod

erat

e Di

srep

air

-$

2020

+M

ixed

-Use

Y09

2-01

852

PLEA

SAN

T ST

Mod

erat

e Di

srep

air

-$

2020

+M

ixed

-Use

Y15

1-00

17

COM

MER

CIAL

ST

Mod

erat

e Di

srep

air

-$

2020

+M

ixed

-Use

4,53

9,73

0$

1,

752,

400

$

1,78

7,47

0$

99

9,86

0$



DIF Revenues [Table below and on the next page working drafts to be updated.]

DIF Revenues are not projected for development projects about which inadequate information is available to estimate local property tax revenues (and DIF Tax Increment) at project stabilization.

Estimated Future Assessed Values and DIF Tax Increment

Development Future Taxes3 DIF Tax Year of ProjectedTotal AV FY15 Taxes Future Value2 Est. Increment DIF Revenue

Kresge Building, 121 Main Street 265,620$ 8,999$ 4,432,202$ 95,628$ $86,629 2017 Enterprise Block (both phases)1 1,541,770$ 52,235$ 10,605,523$ 232,575$ $180,339 201719 Main Street 339,680$ 11,536$ -$ -$ ($11,536) 2017

Frederick Douglass Restaurant Incubator195,910$ 6,653$ 661,438$ -$ ($6,653)

2017

Temporary Parking Lot1,096,610$ 37,241$ -$ -$ ($37,241)

2018

Furniture Building Rehab, housing 531,540$ 18,051$ 13,492,434$ 244,618$ $226,567 2018

New Pharmacy 343,810$ 11,676$ 1,716,300$ 58,286$ $46,610 2018

Petronelli Way Housing 1,292,140$ 43,881$ 10,187,595$ 184,701$ $140,820 2020New Single-Family Home 97,000$ 1,759$ 220,000$ 3,989$ $2,230 2020Montello Street Mixed-Use 1,096,610$ 37,241$ 5,582,460$ 91,970$ $54,729 2022Commercial Street Mixed-Use (Police Station Redevelopment) 2,721,650$ -$ 6,554,760$ 109,598$ $109,598

2025

Petronelli Building - Rehab - MF Residential244,700$ 8,310$ -$ -$ ($8,310)

DIF Revenues not yet projected

WB Mason's Convenience Store 195,200$ 6,629$ -$ -$ ($6,629) DIF Revenues not yet projected

Fire Station Renovation 1,228,570$ -$ -$ -$ $0 DIF Revenues not yet projected

Warren and Pleasant 376,260$ 12,778$ -$ -$ ($12,778) DIF Revenues not yet projected

Legion Parkway Northwest 224,100$ 7,610$ -$ -$ ($7,610) DIF Revenues not yet projected

Gas Station 399,500$ 13,567$ -$ -$ ($13,567) DIF Revenues not yet projected

City-owned Infill Lot 137,530$ -$ -$ -$ $0 DIF Revenues not yet projected

12,328,200$ 278,166$ 53,452,714$ 1,021,364$ $743,198Notes

3 Holds FY15 tax rates constant, applying to projected values.

2 Projected Values have been aggregated for the development as a whole and are not broken down by assessors parcel.

FY15 Values Estimated Estimated

1 FY15 values and taxes based on aggregate of six parcels: 0 Main Street, 0 Petronelli Way, 0 Montello Street, 50 Centre Street Unit A, 50 Centre Street Unit B and 52 Main Street.



Proj

ecte

d Ta

x In

crem

ent i

n Do

wnt

own

Broc

kton

DIF

Dis

tric

t

Fisc

al

Year

Infla

tion

(Ass

umed

at

0.7

5%)

Base

Dis

tric

t Ta

x Le

vy (

FY

15)

Incr

emen

tal

Reve

nues

re

sulti

ng

from

New

De

velo

pmen

t

Cum

ulat

ive

Prop

erty

Tax

Re

venu

e re

sulti

ng

from

New

De

velo

pmen

t

Incr

emen

tal

Reve

nues

re

sulti

ng fr

om

TIF

Chan

ges a

nd

Expi

ratio

ns

Cum

ulat

ive

Prop

erty

Tax

Re

venu

e av

aila

ble

for

DIF

Prog

ram

re

sulti

ng fr

om

TIF

Chan

ges a

nd

Expi

ratio

ns

Incr

emen

tal

Reve

nues

re

sulti

ng fr

om

Infla

tion

Cum

ulat

ive

Prop

erty

Tax

Re

venu

e av

aila

ble

for

DIF

Prog

ram

re

sulti

ng fr

om

Infla

tion

Tota

l Tax

Levy

Fo

r Stu

dy A

rea

with

out

Infla

tion

(Bas

e +

New

Dev

+ T

IF

Chan

ges)

Tota

l Tax

Levy

fo

r Stu

dy A

rea,

Ad

just

ed fo

r In

flatio

n

Tota

l In

crem

enta

l Pr

oper

ty T

ax

Reve

nue

avai

labl

e fo

r DI

F Pr

ogra

m

with

out

infla

tion

Tota

l In

crem

enta

l Pr

oper

ty T

ax

Reve

nue

avai

labl

e fo

r DI

F Pr

ogra

m

incl

udin

g in

flatio

n(A

)(B

)( C

)(D

) (E

) (

F )

(G)

(H)

(I)(J

)(K

)(L

)

2015

1.00

757,

237,

273

$

n/a

-$

n/a

-$

n/

a-

$

7,23

7,27

3$

7,

237,

273

$

n/a

n/a

2016

7,23

7,27

3$

-

$

-$

84

,674

$

84

,674

$

54

,280

$

54

,280

$

7,

321,

947

$

7,37

6,22

7$

84

,674

$

13

8,95

4$

2017

7,23

7,27

3$

24

8,77

9$

24

8,77

9$

28

,315

$

11

2,98

9$

55,3

22$

109,

601

$

7,59

9,04

2$

7,

708,

643

$

361,

768

$

471,

370

$

2018

7,23

7,27

3$

23

5,93

6$

48

4,71

5$

23

,419

$

13

6,40

8$

57,8

15$

167,

416

$

7,85

8,39

6$

8,

025,

812

$

621,

123

$

788,

539

$

2019

7,23

7,27

3$

-

$

484,

715

$

10,6

24$

147,

032

$

60

,194

$

22

7,61

0$

7,

869,

020

$

8,09

6,63

0$

63

1,74

7$

85

9,35

7$

2020

7,23

7,27

3$

14

3,05

0$

62

7,76

5$

8,

853

$

155,

885

$

60

,725

$

28

8,33

4$

8,

020,

924

$

8,30

9,25

8$

78

3,65

0$

1,

071,

985

$

2021

7,23

7,27

3$

-

$

627,

765

$

5,90

2$

16

1,78

8$

62,3

19$

350,

654

$

8,02

6,82

6$

8,

377,

480

$

789,

553

$

1,14

0,20

6$

2022

7,23

7,27

3$

54

,729

$

682,

494

$

5,90

2$

16

7,69

0$

62,8

31$

413,

485

$

8,08

7,45

7$

8,

500,

942

$

850,

184

$

1,26

3,66

9$

2023

7,23

7,27

3$

-

$

682,

494

$

2,95

1$

17

0,64

1$

63,7

57$

477,

242

$

8,09

0,40

9$

8,

567,

651

$

853,

135

$

1,33

0,37

7$

2024

7,23

7,27

3$

-

$

682,

494

$

2,95

1$

17

3,59

2$

64,2

57$

541,

499

$

8,09

3,36

0$

8,

634,

859

$

856,

086

$

1,39

7,58

6$

2025

7,23

7,27

3$

10

9,59

8$

79

2,09

2$

1,

180

$

174,

773

$

64

,761

$

60

6,26

1$

8,

204,

138

$

8,81

0,39

9$

96

6,86

5$

1,

573,

126

$

2026

7,23

7,27

3$

-

$

792,

092

$

1,18

0$

17

5,95

3$

66,0

78$

672,

339

$

8,20

5,31

9$

8,

877,

657

$

968,

045

$

1,64

0,38

4$

2027

7,23

7,27

3$

-

$

79

2,09

2$

1,

180

$

177,

133

$

66

,582

$

73

8,92

1$

8,

206,

499

$

8,94

5,42

0$

96

9,22

6$

1,

708,

147

$

2028

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

67,0

91$

806,

012

$

8,20

6,49

9$

9,

012,

511

$

969,

226

$

1,77

5,23

8$

2029

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

67,5

94$

873,

606

$

8,20

6,49

9$

9,

080,

105

$

969,

226

$

1,84

2,83

2$

2030

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

68,1

01$

941,

707

$

8,20

6,49

9$

9,

148,

206

$

969,

226

$

1,91

0,93

2$

2031

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

68,6

12$

1,01

0,31

8$

8,

206,

499

$

9,21

6,81

7$

96

9,22

6$

1,

979,

544

$

2032

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

69,1

26$

1,07

9,44

4$

8,

206,

499

$

9,28

5,94

3$

96

9,22

6$

2,

048,

670

$

2033

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

69,6

45$

1,14

9,08

9$

8,

206,

499

$

9,35

5,58

8$

96

9,22

6$

2,

118,

315

$

2034

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

70,1

67$

1,21

9,25

6$

8,

206,

499

$

9,42

5,75

5$

96

9,22

6$

2,

188,

481

$

2035

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

70,6

93$

1,28

9,94

9$

8,

206,

499

$

9,49

6,44

8$

96

9,22

6$

2,

259,

175

$

2036

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

71,2

23$

1,36

1,17

2$

8,

206,

499

$

9,56

7,67

1$

96

9,22

6$

2,

330,

398

$

2037

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

71,7

58$

1,43

2,93

0$

8,

206,

499

$

9,63

9,42

9$

96

9,22

6$

2,

402,

155

$

2038

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

72,2

96$

1,50

5,22

5$

8,

206,

499

$

9,71

1,72

5$

96

9,22

6$

2,

474,

451

$

2039

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

72,8

38$

1,57

8,06

3$

8,

206,

499

$

9,78

4,56

2$

96

9,22

6$

2,

547,

289

$

2040

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

73,3

84$

1,65

1,44

8$

8,

206,

499

$

9,85

7,94

7$

96

9,22

6$

2,

620,

673

$

2041

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

73,9

35$

1,72

5,38

2$

8,

206,

499

$

9,93

1,88

1$

96

9,22

6$

2,

694,

608

$

2042

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

74,4

89$

1,79

9,87

1$

8,

206,

499

$

10,0

06,3

70$

969,

226

$

2,76

9,09

7$

2043

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

75,0

48$

1,87

4,91

9$

8,

206,

499

$

10,0

81,4

18$

969,

226

$

2,84

4,14

5$

2044

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

75,6

11$

1,95

0,53

0$

8,

206,

499

$

10,1

57,0

29$

969,

226

$

2,91

9,75

5$

2045

7,23

7,27

3$

-

$

79

2,09

2$

-

$

17

7,13

3$

76,1

78$

2,02

6,70

7$

8,

206,

499

$

10,2

33,2

06$

969,

226

$

2,99

5,93

3$

79

2,09

2$

21

,155

,162

$

177,

133

$

5,

026,

960

$

29,9

23,2

69$

26,1

82,1

21$

56,1

05,3

91$

Assu

mpt

ions

Esta

blish

men

t of D

IF D

istric

t and

bas

e da

te in

FY1

5. 3

0-ye

ar te

rm o

f Dist

rict.

Infla

tion

estim

ated

bas

ed in

tota

l incr

ease

in a

sses

sed

valu

atio

n w

ithin

the

Stud

y Ar

ea, w

hich

was

0.7

5% fr

om F

Y14

to F

Y15.

Adju

stm

ent f

or T

IF A

gree

men

t Ch

ange

s and

Exp

iratio

nsCo

nstr

uctio

n of

New

De

velo

pmen

t Pro

ject

sIn

flatio

n (In

clud

ing

Infla

tion

of

Cons

truc

tion

and

TIF

Chan

ge

Tota

l Tax

Levy

, with

and

with

out

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Incr

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The table on the preceding page, “Projected Tax Increment in Downtown Brockton DIF Study Area” aggregates (1) the estimates of new revenues resulting from new development with (2) the revenues resulting from changes and expirations of TIF agreements, and (3) new revenues resulting from the assumed annual inflation rate of 0.75% within the District as a whole. The following provides a summary of the information in the table, indexed to the numerical column heading:

a) Column A illustrates the annual inflation rate within the Study Area which was assumed at 0.75%. This assumed value was discussed previously, and can be modified to illustrate how variations in inflation affect financial projections through the life of the District. Because of the variability of inflation, including the potential that aggregate property values within the Study Area may not experience inflation, this analysis includes revenue projections both with and without inflation. The more conservative projections are those that do not project future inflation.

b) Column B is the Original Assessed Value within the Study Area, not adjusted for inflation.

c) Column C is the Tax Increment associated with each of the development projects included in this URP. The revenues projections can be varied to illustrate how it affects revenue projections, and as development timelines refine and vary throughout plan implementation.

d) Column D illustrates that the Tax Increment first appearing in FY16 would continue to be available toward DIF expenses for each year of the life of the District.

e) Column E illustrates the amount of revenue projected to be realized as a result of changes in TIF agreements (based on the language in the executed agreements), and the expiration of existing TIF agreements, within the Study Area.

f) Column F illustrates the cumulative revenue impacts of all such TIF related revenues. g) Column G illustrates the annual revenue impacts of inflation based on the assumed

annual inflation rate of 0.75%. h) Column G illustrates the cumulative revenue impacts of inflation shown in Column G. i) Column I illustrates the total tax levy within the Study Area resulting from both new

development and TIF changes, but not adjusted for inflation. j) Column J adjusts the values in Column I to account for annual inflation. k) Column K illustrates the amount of projected DIF Tax Increment, taking into account

both new development and TIF changes/expirations, but not including inflation. l) Column L illustrates the amount of projected DIF Tax Increment, taking into account both

new development, TIF changes/expirations, and annual inflation of 0.75%.



The following chart corresponds to the prior table projected DIF Revenues resulting from implementation of the Downtown Brockton Urban Redevelopment Plan:

As required by DIF statute, revenue projections take into account TIF Agreements in effect within the DIF District, and projections of DIF Revenues do not count tax revenue that will not accrue as a result of existing TIF Agreements.

40R Density Bonus Payments

$6,000,000

$6,500,000

$7,000,000

$7,500,000

$8,000,000

$8,500,000

$9,000,000

$9,500,000

$10,000,000

$10,500,000

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

2038

2039

2040

2041

2042

2043

2044

2045

Dow

ntow

n Br

ockt

on D

IF D

istric

t Tax

Incr

emen

t

Fiscal Year

Tax Levy, Inflation Adjusted

New Development Revenue

Taxes with TIF Changes

Base Tax Levy

Downtown Brockton 40R Density Bonus Revenues

Development Housing 40R Density YearUnits Bonus Payment Est.

Rebuild of Single-Family Home, Warren Ave 1 3,000$ 2016

Kresge Building, 121 Main Street 48 144,000$ 2017Enterprise Block (Phase 2) 102 306,000$ 2017

Furniture Building, 93 Centre Street 60 180,000$ 2018

Petronelli Way Housing 135 405,000$ 2020Montello Street Mixed-Use 130 390,000$ 2022Commercial Street Mixed-Use (Police Station Redevelopment)

155 465,000$ 2025

1,893,000$



Bonds Issued and Supported by DIF Revenues Capital investments will be needed during the initial phase of implementation of this URP in order to facilitate the type and scale of development proposed. Of primary importance is the availability and location of parking, as well as the safety, comfort and amenity of the overall pedestrian and streetscape environment to facilitate connections between uses and parking.

The initial phase of implementation of this URP proposes acquisition of three parcels on Montello Street, immediately adjacent to the MBTA Commuter Rail Station. These parcels are currently occupied by a used car dealership (760 SF), a 2,098 SF vacant fast food restaurant owned by the City of Brockton and managed as parking by the Brockton Parking Authority, and a 1,739 SF Dunkin’ Donuts.

The Action Strategy recommends acquisition of these parcels for assembly and clearance, initially to serve as surface parking to facilitate redevelopment on nearby parcels (including adaptive reuse of the Furniture Building at 93 Centre Street), and then to be introduced for large-scale mixed-use development.

This URP also recognizes that the second phase of the Enterprise Block development, which is fully permitted, will, when complete, expand its positive impact on Downtown Brockton and the overall environment for redevelopment. This development proposed an approx. 400-space parking garage which would serve both its residents and businesses, and other uses within walking distance. Therefore, this URP recommends a bond issue, supported by DIF Revenues, to support financing for construction of this garage during the initial phase of implementation.

The terms of the bond issue will be proposed separately within the Downtown Brockton DIF Program, but the anticipated revenues from that bond issue are included as a revenue source in the URP Financial Plan.

Other Funding Sources Developer improvements concurrent with New Construction The 40R Design Standards Sec. 9.1.3 require that “Where Development Projects are proposed adjacent to Sidewalks that are not accessible to the handicapped in accordance with applicable laws including the Americans with Disabilities Act and the Rules and Regulations of the Massachusetts Architectural Access Board, improvements to Sidewalks may be required as a condition of Site Plan Approval provided said condition is not Unduly Restrictive.” Payment in Lieu of Parking HOME Funds

CDBG Funds



Providing Dedicated Access to Parking at Low or No Cost

Section to be expanded with text under above headings and with additional sources identified.



Overall Project Budget

Table 10. Project Budget - Downtown Brockton Urban Redevelopment Plan

Project Sources: TotalPhase 1 2016 - 2017

Phase 2 2018 - 2020

Phase 3 2021 - 2025

Future (2025 - 2035)

Brockton Redevelopment Authority - Equity -$ Brockton Redevelopment Authority - Disposition Proceeds 4,078,910$ 1,548,090$ 1,530,960$ 999,860$ Proceeds from Bond Issues 5,500,000$ 5,500,000$ DIF Revenues 29,506,885$ 610,323$ 2,719,880$ 6,704,964$ 19,471,717$ 40R Density Bonus Payments 1,893,000$ 453,000$ 180,000$ 1,260,000$ State Appropriation -$ MassWorks Grant (Awarded 2015) 1,276,000$ 1,276,000$ MassWorks Grants (Future) 5,500,000$ 5,500,000$ Private Development Funding 360,875$ 360,875$

Total Sources: 48,115,670$ 15,248,288$ 4,430,840$ 8,964,824$ 19,471,717$

Project Costs: Total Phase 1 Phase 2 Phase 3 FutureFinancing Costs:

Total Debt Service Payments (Principal and Interest) 10,676,621$ 711,775$ 1,067,662$ 1,779,437$ 7,117,747$ Legal / Bond Issues -$

Sub-Total: 10,676,621$ 711,775$ 1,067,662$ 1,779,437$ 7,117,747$ Site Assembly:

Acquisition (based on Assessed Values) 3,533,140$ 1,291,810$ 1,241,470$ 999,860$ Acquisition (adjustment by 20%) 706,628$ 258,362$ 248,294$ 199,972$ Appraisals (Acquisition/Disposition) -$ Surveys (Acquisition/Disposition) -$ Titles/Title Insurance -$ Legal -$ Other Engineering -$ Insurance -$

Sub-Total: 4,239,768$ 1,550,172$ 1,489,764$ 1,199,832$ -$ Relocation:

Business Payments -$ Relocation Management Services (Consultant Services) -$

Sub-Total: -$ -$ -$ -$ -$ Demolition/Site Preparation:

Demolition 217,128$ 27,582$ 156,996$ 32,550$ Allowance for Environmental Conditions -$

Sub-Total: 217,128$ 27,582$ 156,996$ 32,550$ -$ Environmental Site Assessments:

Site Assessments -$ Sub-Total: -$ -$ -$ -$ -$

Property Management and Maintenance:Property Management Services -$ Property Management - Supplies -$

Sub-Total: -$ -$ -$ -$ -$ Project Cost Sub-Total: 15,133,517$ 2,289,529$ 2,714,422$ 3,011,819$ 7,117,747$

Program Administration @ 10% of Sub-Total 1,513,352$ 228,953$ 271,442$ 301,182$ 711,775$ Contingency @ 20% of Sub-Total plus Administration 3,329,374$ 503,696$ 597,173$ 662,600$ 1,565,904$

Sub-Total: 19,976,242$ 3,022,178$ 3,583,037$ 3,975,601$ 9,395,426$

Public ImprovementsParking Garage 11,000,000$ 11,000,000$ Convert downtown streets to two-way traffic -$ New Street -$ Street and Road Repaving -$ Electrical Grid -$ Sewer and Water -$ Public Self-cleaning Restrooms -$ L Street Playground -$ Downtown Wi-Fi -$

11,000,000$ 11,000,000$ -$ -$ -$

Gross Project Cost Total: 30,976,242$ 14,022,178$ 3,583,037$ 3,975,601$ 9,395,426$



12.02 (5) Local Approvals The revitalization of Downtown Brockton has been the subject of numerous public plans and reports. The proposed URP is located in an area that in 2015 has been subject to analysis and planning supported by a Transformative Development Initiative grant from MassDevelopment.

This URP builds off of previous plans, including the Downtown Brockton Market Study & Policy Recommendations (2009), the City of Brockton Development Planning: Downtown Report (2011), the Brockton EDSAT Report (2014) and the Downtown Brockton District Improvement Financing Analysis (2015).

The Brockton Downtown Action Strategy that was prepared concurrent with this URP advances a vision for redevelopment that will require land assembly in order to achieve. Disposition of well-sited and sized redevelopment parcels will facilitate private development that would not occur in the absence of public action.

On November 4, 2015, the Brockton Redevelopment Authority approved the Finding and Declaration referenced earlier based on a finding that private development alone will not realize the redevelopment potential needed for downtown prosperity, and that public action – including land assembly and disposition – will be an important catalyst to achieve redevelopment.

Prior planning efforts have recommending establishment of an urban redevelopment district, and have recommended the activation and empowerment of the Redevelopment Authority. (At the time of the 2009 study, Redevelopment Authority was constituted in name only, and was not meeting regularly.) The BRA’s approval of the Finding and Declaration formally initiated the urban redevelopment planning process, building on the prior months of work to document the City's policy and redevelopment objectives for downtown.

The public process for the Brockton Downtown Action Strategy, which formally began in July 2015, has consistently, and at every public meeting, included discussion of the connection between the Action Strategy and this URP. The Action Strategy planning process was envisioned as a foundation on which to base this URP, and this URP is intended as the legal and regulatory vehicle by which the City of Brockton and the BRA can implement the Action Strategy.

This Proposed Urban Redevelopment Plan includes a letter of support from the Honorable Mayor Bill Carpenter confirming the City of Brockton’s support for the proposed Urban Redevelopment Plan.

As described later in this URP, public hearings are expected to begin in January 2016 before the Brockton Planning Board and the Brockton Redevelopment Authority, with a public hearing anticipated in February 2016 before the Brockton City Council, as part of the formal review and approval process.



Consistency with Prior Public Planning Efforts This URP takes into account and is fully consistent with prior public planning efforts relative to Downtown Brockton, including those cited below.

City of Brockton Development Planning: Downtown Report, 2011

McCabe Enterprises Team. October 2011.

10. Develop additional implementation tools for downtown revitalization. The ability for the City through its local redevelopment authority to acquire properties and enter into negotiated sales with performance criteria to implement the vision of a revitalized Downtown Brockton is needed. This authority comes from Chapter 121B, and requires the preparation of an urban renewal plan. The body of studies for Downtown Brockton undertaken over the past twenty-five years contains many of the elements of an urban renewal plan for downtown Brockton. This work should be re-organized and supplemented to produce an urban renewal plan that is adopted by the City and approved by the Commonwealth. The urban renewal plan provides critical redevelopment tools that can foster redevelopment as successfully used by the cities of Lowell and Quincy in transforming their downtowns. This process requires public consultation and engagement of stakeholders. Moreover, the urban renewal plan provides a long-term framework for action, as well as a business plan.

The City should explore establishing a District Improvement Financing (DIF) district in downtown to capture a portion of the new net increase of real estate tax revenues so that they can be reinvested in necessary infrastructure and spur the redevelopment pipeline. Several Massachusetts cities are using DIF in conjunction with downtown redevelopment and urban renewal, including Quincy, Worcester and Gardner. Recommendations, page 114.

Downtown Brockton Market Study and Policy Recommendations, 2009

Concord Square Planning & Development, Inc. December 2009.

2. Adopt a Downtown Brockton Urban Renewal Plan. For a number of reasons, an Urban Renewal Plan is recommended as the most effective regulatory vehicle to advance a master plan for Downtown Brockton. An Urban Renewal Plan, the adoption of which would require approval both by the City Council and the State DHCD, would be a time-intensive effort. However, the process of its creation could strengthen agreement among various public officials regarding the City’s policy objectives for Downtown Brockton, and upon completion it would significantly enhance the City’s competitiveness for State and Federal funding, and the City’s legal authority to implement the plan.

In particular, an Urban Renewal Plan would offer the City the authority to assemble land as necessary to enhance opportunities for redevelopment and revitalization. The enabling legislation that created Brockton’s 21st Century provides that entity with many powers of a Redevelopment Authority – including for example issuing bonds, making



loans to develop business activities, and acquisition or construction of commercial properties – but eminent domain is not one of them. Whether or not the City elects to pursue eminent domain as part of this strategy is of course the City’s option;; it is a powerful exercise of public authority and should not – and in fact cannot – be undertaken lightly. But it is a powerful option, and should likewise not lightly be left out of the toolbox available to City leaders. Whether and under what circumstances to consider land assembly, through eminent domain or through negotiated sale, would be agreed upon within the process of preparing an Urban Renewal Plan.

It is understood that the Brockton Redevelopment Authority Board does not meet regularly and no longer has any staff or funding. If the City does undertake to create an Urban Renewal Plan, it is recommended that this effort be led by an empowered Redevelopment Authority. As discussed further later in this report, this could take place either through direct staffing, or through dedicated staffing provided by an existing organization such as Brockton’s 21st Century. Policy Recommendations, page 54.

Plan Brockton 2008

The Plan Brockton 2008 effort, a City-wide initiative supported by the Boston Society of Architects and a broad array of professional planners on a pro bono basis, included the following Goals and Objectives, each of which will be advanced by this URP:

Utilize available land, including redevelopment of underutilized City-owned land, to spur initial pilot project development that includes large-scale housing projects with compatible ancillary services such as grocery stores, laundromats and pharmacies. (pg. 3)

Identify underutilized publicly-owned industrial buildings and sites that may be renovated as artists’ lofts or live- work spaces, and implement a public disposition process to facilitate redevelopment. (pg. 3)

Use residential development as a catalyst for increased commercial activity in the downtown and other mixed-use districts, and connect to new and existing open spaces. (pg. 7)

Support and bolster downtown residential projects to encourage more downtown population and the pedestrian activity and economic vitality that results from population density. (pg. 7)

Strive to become a pedestrian friendly downtown recognizing the importance of a holistic transportation strategy that improves access to and from the downtown for all modes, including cars. (pg. 9)

Target and encourage redevelopment of inner-city brownfield or vacant/underutilized sites while employing environmentally sensitive development techniques. (pg. 11)

Promote mixed use development and Transportation Oriented Development as primary leverage for sustainability. (pg. 11)



Highlight Brockton’s cultural assets including the Brockton Rox, Symphony, Jazz Music and Crafts to promote the city’s identity and encourage economic development. (pg. 13)

Build the downtown as a center for entertainment and nightlife to promote visitors and foot traffic. (pg. 13)

Create policies that encourage and facilitate private investment in Downtown Brockton, such as the Downtown Brockton smart growth zoning enacted in 2007. (pg. 13)

Institute a sign and facade improvement program along Brockton’s main streets to build and enhance a coordinated public image for the city’s commercial destinations. (pg. 15)

Regional Land Use Planning

The proposed URP will also support the Comprehensive Economic Development Strategy (CEDS) goal of promoting Transit Oriented Development. The CEDS is prepared for the Economic Development Administration by the Old Colony Planning Council. Implementation of the URP will advance the alternative development patterns of Transit Oriented Development (TOD), Traditional Neighborhood Development (TND), and Compact, Mixed-Use Development identified and encouraged in the Old Colony Planning Council Regional Land Use and Transportation Policy Plan, dated October 20, 2000. It will also advance regional planning priorities set forth in the Old Colony Planning Council's Regional Policy Plan: A Guide for Shaping Our Communities and the OCPC Region (October 2000).That plan calls for identification of "priority development areas whose combination of land, infrastructure and services, accessibility, and amenities suit them to accommodate a significant portion of the region's anticipated growth.” Within those priority development areas, communities are encouraged to facilitate "compact, mixed-use community centers designed to allow convenient pedestrian, bicycle and transit movement...offering a range of housing choices...and a mix of business, commercial, civic, and cultural uses along with systems of parks, open space, and natural resource areas. (pg. 7).



Conformance with Commonwealth Sustainable Development Principles The development described in this URP supports the Commonwealth’s sustainable development principles.

Principle 1 – Concentrate Development and Mix Uses

Implementation of this URP will conform to the first principle of “Concentrate Development and Mix Uses” as it represents a concentration of mixed use development in a downtown and encourages reuse and rehabilitation of existing infrastructure, such as public transit, roadway and utility infrastructure, rather than the construction of new infrastructure in undeveloped areas.

Principle 2 – Advance Equity

Implementation of this URP supports the second principle “Advance Equity.” The neighborhoods adjacent to the Urban Renewal District that benefit from the Plan and its associated Public Infrastructure Improvements are Environmental Justice communities and home to significant low income and minority populations. Providing resources to these communities is one of the objectives defined in the Executive Office of Environmental Affairs Policy on Environmental Justice. Housing to be constructed pursuant to this URP will include affordable housing that, because it will be permitted under the 40R Ordinance, will be subject to affirmative fair marketing procedures based on standards practice and policies of the Brockton Housing Authority.

Principle 3 – Make Efficient Decisions

Implementation of this URP supports the third principle to make efficient decisions in accordance with smart growth and environmental stewardship by its concentration of residential and mixed-use development adjacent to the Brockton Downtown Train Station and near the Brockton Area Transit (BAT) hub, allowing residents to easily use mass transit.

Principle 4 – Protect Land and Ecosystems

Implementation of this URP would indirectly protect land and ecosystems by redeveloping an existing urban area rather than the construction of new infrastructure in undeveloped areas. Moreover the required design standards for the 40R District which encompass most of the Urban Renewal District mandates the use of energy efficient design during construction.

Principle 5 – Use Natural Resources Wisely

Implementation of this URP would use natural resources wisely, the fifth principle. The District location is an urbanized area, minimizing transportation energy use by promoting mass transit. This URP will creates pedestrian friendly districts and neighborhoods that mix commercial, civic, cultural, educational, and recreational activities with open spaces



and homes. The commercial development that will follow the successful implementation of this URP will enable local residents to easily walk for their amenities instead of having to use their automobile.

Principle 6 – Expand Housing Opportunities

Implementation of this URP would support expanded housing opportunities as it includes construction of hundreds of units of new housing to meet the needs of people of a wide range of abilities, income levels and household types. Development pursuant to this URP will provide a mix of rental and condominium housing options including affordable housing units due to the nature of the project financing.

Principle 7 – Expand Transportation Choice

Implementation of this URP would provide transportation choice, the seventh principle, as it is located near the Brockton commuter rail station and the Brockton Area Intermodal Station, thereby supporting rail and bus as transportation alternatives for an increased number of residents.

Principle 8 – Increase Job and Business Opportunities

Upon completion of the planned development projects, approximately ____ permanent new jobs will be created, and additional construction jobs will be needed for the new construction and infrastructure projects identified herein. In addition, the Restaurant Incubator project promotes economic development in that industry cluster, and helps train entrepreneurs for participation in the downtown marketplace, creating job opportunities and increasing the availability of downtown amenities.

Principle 9 – Promote Clean Energy

Implementation of this URP would support the ninth principle, promote clean energy, by the nature of the development proposed in the Urban Core, near mass transit opportunities. In addition the required Design Standards for the 40R District which encompasses most of the Urban Renewal District requires the use of energy efficient design during construction. These Design Standards are attached in Appendix E.

Principle 10 – Plan Regionally

This URP evolves from and is consistent with several previous plans that were the product of substantial public involvement. The proposed development is fully consistent with “smart growth” and sustainable development principles advocated at every level of government. This URP exemplifies the BRA’s commitment to achieving a development outcome in Brockton that will result in substantial long-term benefits to the City of Brockton, to serve as a model of transit-oriented urban redevelopment.



12.02 (6) Site Preparation The Downtown Brockton URP project boundary comprises approximately 65.8 acres in a developed area located in the downtown center of Brockton. As shown in Map A-2 of Section 12.02(2), the Downtown Brockton URP site has very mild topographic changes and no significant topographical features in this densely developed area. The specific urban redevelopment activities to be conducted within the Downtown Brockton URP include property acquisition, commercial relocation, spot clearance, disposition of existing public sites and buildings for rehabilitation or redevelopment, and disposition of land to support the development of significant mixed-use development in this transit-oriented location. The BRA will undertake more extensive site preparation activities that will be necessary to create and market the disposition parcels for the proposed redevelopment projects. Site preparation activities will include the demolition and removal of buildings, the removal of any asbestos and/or lead as required for building demolition activities, site grading and compaction, as necessary. Site grades may be altered slightly to facilitate drainage. There are four sites that appear in the MassDEP “Tier Classified oil and/or hazardous material disposal sites” or “Tier Classified Chapter 21E” sites: RTN Property Proposed for Public Action? 4-0000300 5 North Montello Street Yes 4-0013501 61 Legion Parkway No 4-0013870 42 Pleasant Street Yes 4-0023595 57/59 Legion Parkway

Former Angelo’s Cleaners No

[Discussion to be added re how parcels proposed for public action will be addressed.] The privately owned parcels scheduled for acquisition will be investigated immediately upon acquisition, or prior to acquisition, if permissions can be secured. Hazardous conditions will be addressed in accordance with applicable state and federal regulations. Should these investigations identify any environmental contamination, the funding for any necessary remediation will be provided through adjustments to the market value of affected properties, and offsets to the disposition proceeds will be made to reflect the diminution in value caused by the presence of such contamination. It is known that the MBTA does hold easements on both vehicular ramps at the Police Station site, allowing access to the commuter rail platform from street level. It is understood that any redevelopment of this parcel will require negotiation with MBTA to ensure that their access to the platform is maintained both during and subsequent to redevelopment.



Negotiated acquisition or, where necessary, eminent domain activities will be undertaken, as proposed, within locations that have been determined to be decadent, in order to facilitate the redevelopment and rehabilitation of properties in accordance with the objectives of this URP.



12.02 (7) Public Improvements This Urban Redevelopment Plan proposes several public infrastructure improvements to be undertaken pursuant to this URP including structured parking, roadway, utility, pedestrian, streetscaping, lighting and public parks improvements.

Significant infrastructure improvements are planned for the Urban Redevelopment District under this URP, as illustrated on Map 7-A. Streetscape improvements including roadway reconstruction, lighting and tree planting for Centre Street, Franklin Street, Legion Parkway, Lincoln Street and Montello Street. In addition, a new right of way is proposed to connect Court Street and Petronelli Way to provide access to the new parking garage.

A new parking structure would facilitate the redevelopment of parcels in both private and public ownership.

Public improvements will enhance the pedestrian environment with a focus on access to the MBTA Commuter Rail and neighborhood destinations such as Vicente’s Market, the Brockton Senior Center, the YMCA and the Brockton Public Library.

Downtown Brockton also benefits from recent and ongoing streetscape enhancements that were constructed following prior planning and design work in 2011. Sidewalks, brick pavers, lighting, seating, street trees and an enhanced public park at the corner of Main and Center Streets have all enhanced the pedestrian environment in Downtown Brockton, although more work remains to be done.

Construction of additional Public Infrastructure Improvements is proposed to begin in 2017, and will be phased in coordination with construction of private redevelopment. One funding source identified in this URP is the recent MassWorks award of $1.276M to support downtown streetscape improvements.

The L Street Neighborhood Playground will serve a traditionally underserved neighborhood. All six Census blocks groups within a quarter-mile of the proposed playground are Environmental Justice populations; the property borders a Census block that meets the three criteria Mass GIS mapped in 2010, and had met all four criteria in 2000. One of the goals of the City’s Open Space and Recreation Plan is to “provide ample open space within a short walking distance of those residents in Environmental Justice neighborhoods.” There are no known impediments to the proposed redevelopment such as wetlands, flood plains, hazardous wastes, or soil conditions.



Proposed Public Infrastructure Costs, Design and Construction as of 12/4/2015

Project Soft Costs Construction Costs Source of Estimate Sources of Funds

Parking GarageLand AcquisitionTemporary Parking Lot Permitting & ConstructionParking Garage Design & PermittingConstruction 11,000,000$

Convert downtown streets to two-way trafficMain StreetWarrenWest ElmOverall reconfiguration and reprogramming of signalization

New Street Action Plan pg. 68TBD - 250 feet, Court Street to Petronelli Way

Street and Road Repaving

Length Est. Cost/LF Est. Project Cost

Incl. Soft Costs @ 10%

Centre Street – 850 feet, Main Street to CSX 850Streetscape w/lighting, trees,Roadway reconstruction and ADA improvements,Fiber conduitNew signal at Centre and Montello

Montello Street - 600 feet Court Street to Centre Street 600Streetscape w/ lighting, trees,Resurface

Montello Street – 1,100 feet, Centre Street to Crescent Street 1,100

Streetscape w/ lighting, trees,ResurfaceSecurity beacons

Franklin Street – 700 feet, Main Street to Montello Street 700Streetscape w/lighting, trees,Resurface

Petronelli Way Streetscape – 750 feet, Main Street to Montello Street 750

Streetscape w/ lighting, trees,Resurface

Legion Parkway - 875 feet, Main Street to Warren Avenue 875Streetscape w/ lighting, trees,Center medianResurface

School Street Streetscape – two sides @ 350 feet, one side @ 550 feet, Main Street to Montello Street 1,250 456,000$ Brockton HDIP

Streetscape w/lighting, trees,Resurface

Lincoln Street Streetscape and Lincoln Tunnel – 850 feet, School Street to Commercial Street 850 200,000$ Brockton HDIP

Streetscape w/ lighting, treesResurface

Crescent Street – 1,000 feet, Main to CSX 1,000Streetscape w/ lighting, trees,Electric vault for power supply to downtown over 300vFiber conduitSecurity beacons

Electrical Grid

Sewer and Water

Public Self-cleaning Restrooms

L Street Playground

Downtown Wi-FiCoordination with Utilities; ROW; Design

Source: City of Brockton, Office of Planning & Development.

Note: Ralsco park, 2013, est. construction costs at $280k.

Concurrent with Petronelli Way Development.

MassWorks Grant (applied for); private equity

Stantec, Downtown Action Plan



12.02 (8) Relocation (Commitment Statement) The proposed actions of the Downtown Brockton URP will require the acquisition of 19 privately owned parcels totaling slightly under 5.3 acres out of an urban redevelopment area consisting of 65.8 total acres (42.8 acres of taxable parcels i.e. not ROW). The successful implementation of the plan will not involve the relocation of any residential households. Although most of the properties to be acquired are empty, _____ existing businesses would be relocated. As redevelopment moves forward, it is anticipated that new development will provide opportunities for businesses that would be displaced as a result of implementation of this URP. The BRA and the City of Brockton will make every effort to work with displaced businesses to accommodate their relocation within redevelopment. The BRA will prepare a detailed relocation strategy for any property which involves public acquisition of property for redevelopment. The cost of relocation will be estimated based on tenancy, use and market conditions at the time of acquisition. All businesses and residents displaced by public action are entitled to receive relocation assistance and payment under Chapter 79A of the Mass. Gen. Laws. In accordance with the Code of Massachusetts Regulations (CMR) 27.02 and 27.03, which spells out the terms and procedures for assistance and payments, the Brockton Redevelopment Authority will provide fair and equitable treatment to all parties displaced due to the public actions documented in the URP. The relocation plan will be refined and updated as the various project phases are finalized. No displacement will occur until a relocation plan has been finalized and approved by the Bureau of Relocation. The City and the Brockton Redevelopment Authority anticipate designating a point person on staff to serve as the relocation officer to assist with finding alternative sites, review of moving cost estimates, and information regarding relevant zoning issues (or will use a relocation consultant). The City and the BRA acknowledge that each occupant in legal occupancy at the time of the acquisition are entitled to remain on the said property for not less than four months from the date of its receipt of notice to vacate. The City will consult with the Bureau of Relocation in advance of property acquisition to ensure that 760 CMR, Mass. Gen. Laws Ch. 79a and 49 CFR Part 24 are met. All affected occupants will be directly notified by the BRA prior to commencement of acquisition. However, in the interim, any inquiries can be directed to Brockton Redevelopment Authority, 50 School Street Unit #2, Brockton MA 02301 or telephone 508-586-3887.



12.02 (9) Redeveloper’s Obligations Following approval of the Urban Redevelopment Plan, the Brockton Redevelopment Authority will be responsible for the disposition of properties for redevelopment. Prior to property acquisition, appraisal services shall be procured in accordance with Mass. Gen. Laws Ch. 30B.

A Request for Proposal (RFP) will be issued for specific disposition parcels, outlining the desired uses for the subject parcels as well as the need for redevelopment proposals to be consistent with this Plan.

In the public solicitation of proposals, each redeveloper shall be required to provide information to the Brockton Redevelopment Authority that includes at a minimum, the following information:

A full description of the proposed development;

A detailed description of any public improvements being sought;

Financial resources of the developer with financial sources, a development pro forma and a sources and uses statement;

Proposed job creation and job retention;

Timetable for design, permitting and construction;

Past experience with similar size projects and references, and

Other pertinent information to be included in the RFP.

Following evaluation by the BRA, a preliminary designation will be made for a preferred developer. The selected development entity will be required to enter into a Land Disposition Agreement to be approved by DHCD as required by 760 CMR 12.00.

Within the local permitting process, developers will be subject to review under the Brockton Zoning Ordinances including, as applicable, the Downtown Brockton 40R Smart Growth District. Development will be expected to comply with applicable Zoning and non-zoning land use controls, including (as applicable) the Downtown Brockton 40R Design Standards. The Downtown Brockton 40R Design Standards adopted in 2007 are incorporated herein by reference.



12.02 (10) Property Disposition The following table summarizes the proposed use of parcels proposed for disposition pursuant to this URP:

At the time of adoption of this URP, the Brockton Redevelopment Authority has not identified known or potential redevelopers for the subject properties. This statement shall serve as a commitment on behalf of the City of Brockton that the sale or lease of property under Mass. Gen. Laws Ch. 121B and Mass. Gen. Laws Ch. 30B shall be done in accordance with the provisions of the Urban Redevelopment Plan and in the best interest of the City of Brockton.

Table 12.02(4)(C): Estimated Disposition Revenues by PhaseEst. Disposition Revenues by Year / Phase

Parcel ID Street #Street Name Building Condition

Disposition Revenues (2015 $)

Year of Proposed Disposition Proposed Use(s)

Building Renovation

Phase 1 2016 - 2017

Phase 2 2018 - 2020

Phase 3 2021 - 2025

091-012 121 MAIN ST Severe Disrepair 265,620$ Tax Title mixed use res/commercial Y 265,620$ 091-013 28 HIGH ST Moderate Disrepair 451,480$ Tax Title Retail/Office/Arts Y 451,480$ 109-007 46 MONTELLO ST Satisfactory 343,600$ 2017 mixed use res/commercial 343,600$ 109-008 66 MONTELLO ST Good 496,500$ 2017 mixed use res/commercial 496,500$ 110-062 95 MONTELLO ST Moderate Disrepair 195,200$ 2025+ Mixed Use Res/Office 195,200$

091-047 11 HIGH ST Severe Disrepair -$ Restaurant Incubator / CoWork Space (not-for-profit)

Y

091-048 15 HIGH ST Severe Disrepair -$ Restaurant Incubator / CoWork Space (not-for-profit)

Y

092-003 48 WARREN AV Severe Disrepair 97,000$ 2019 Residential single family Y 97,000$ 109-003 21 N MONTELLO ST Moderate Disrepair 243,500$ 2018 Retail (Pharmacy) 243,500$ 109-004 0 N MONTELLO ST N/A (vacant) 42,930$ 2018 Retail (Pharmacy) 42,930$ 109-005 5 N MONTELLO ST N/A (vacant) 57,380$ 2018 Retail (Pharmacy) 57,380$ 109-012 33 MONTELLO ST Moderate Disrepair 214,400$ 2019 residential multi-family 214,400$ 109-013 23 MONTELLO ST Moderate Disrepair 288,500$ 2019 residential multi-family 288,500$ 109-041 65 COURT ST Moderate Disrepair 163,500$ 2019 residential multi-family 163,500$ 109-043 4 MAIN ST Satisfactory -$ 2019 To be used as right-of-way -$ 109-045 0 MONTELLO ST N/A (vacant) 153,360$ 2019 residential multi-family 153,360$ 109-053 28 PETRONELLI WA Severe Disrepair 244,700$ Tax Title residential multi-family Y 244,700$ 109-057 0 PETRONELLI WA N/A (vacant) 25,690$ 2019 residential multi-family 25,690$ 109-006 8 MONTELLO ST Satisfactory 256,510$ 2020 mixed use res/commercial 256,510$ 052-017 81 WARREN AV Moderate Disrepair 399,500$ 2020+ Mixed Use Res/Commercial 399,500$ 091-056 76 WARREN AV Moderate Disrepair 224,100$ 2020+ Mixed Use Res/Commercial 224,100$ 092-001 108 PLEASANT ST N/A (vacant) 138,170$ 2020+ Mixed Use Res/Commercial 138,170$ 092-025 102 PLEASANT ST N/A (vacant) 238,090$ 2020+ Mixed Use Res/Commercial 238,090$ 091-079 0 MAIN ST N/A (vacant) -$ 2020+ Mixed Use Res/Commercial092-017 42 PLEASANT ST Moderate Disrepair -$ 2020+ Mixed-Use Y092-018 52 PLEASANT ST Moderate Disrepair -$ 2020+ Mixed-Use Y151-001 7 COMMERCIAL ST Moderate Disrepair -$ 2020+ Mixed-Use

4,539,730$ 1,752,400$ 1,787,470$ 999,860$



12.02 (11) Citizen Participation This Urban Redevelopment Plan resulted from an extensive public participation process in compliance with 760 CMR 12.02(11). Several public meetings, focus groups, walking tours and individual meetings were held during the preparation of the Action Strategy that formed the basis of this Urban Redevelopment Plan, with significant public input. On August 19 and August 20, 2015, project team leaders including City and BRA officials met with stakeholder focus groups to invite comments about the issues facing the city’s downtown, what they saw as key challenges for the area, and feedback about the focus of the area of study. Representatives of the business community, local government officials, real estate developers and brokers, local educators, representatives of local theater and arts groups, representatives from local social service institutions, local surveyors and engineers, staff from the WB Mason office and area pastors met in a series of focus group meetings over this two day period and gave valuable comments and feedback to guide the development of a draft plan. On July 15 and September 21, 2015, the Brockton Gateway Transformative Development Initiative Group, consisting of community members and business leaders from throughout the City of Brockton met in City Hall to discuss the Action Strategy and the Urban Redevelopment Plan and to identify potential members for a Citizen Advisory Committee to assist with the Urban Redevelopment Plan development. On September 30, 2015, more than 50 residents took part in a planning workshop to review and provide input on the Brockton Downtown Action Strategy. Color flyers were widely distributed to solicit citizen input for this event. The event – which took place from 6:30-8:00pm in the gallery space at 50 Centre Street – opened with a presentation of the core elements of the Action Strategy. To help residents gain a better understanding of the existing conditions, a series of posters were created to highlight current conditions in Brockton, including land-use classifications, land values, and key demographic data on residents of the surrounding community. A poster summarizing key recommendations from previous planning efforts was also created and displayed. A summary report of this design workshop can be found in Appendix B.



On November 4, 2015 the Brockton Redevelopment Authority, after careful consideration of existing conditions and redevelopment options, approved the Urban Redevelopment District boundary and formally expressed the need for an Urban Redevelopment Plan to address the conditions of blight and decay in the Urban Redevelopment District. At the Brockton Downtown Action Strategy Planning Workshop in September, a request for members to serve on the Citizen Action Committee was made. Names of those individuals willing to serve were collected, and submitted to the city for their review. Follow up phone calls were made, and additional residents were contacted by city staff to ensure a diverse and open selection of potential candidates were solicited. On December 2, 2015 – the Brockton Redevelopment Authority, following a review of letters of intent submitted by candidates, named the following individuals to the Citizen Advisory Committee (CAC) to guide the development and implementation of the Urban Redevelopment Plan: [CAC committee member names and affiliations to be added upon appointment.] The CAC held working meetings on [DATE] and [DATE] to review initial drafts of the Urban Redevelopment Plan and provide comments. Planning Board Public Hearings were held on [DATE] and [DATE] to review the draft Urban Redevelopment Plan, at which residents were invited to comment. Their recommendation was forwarded to City Council, who help public hearings on [DATE] at which the public was invited to comment. It is the intention of the Brockton Redevelopment Authority to continue the meetings of the Citizen Advisory Committee on a monthly or quarterly schedule, depending on the level of activity, as the URP proceeds to implementation. In the Appendix of this document are newspaper articles that document the planning process and public involvement. Prior to submittal to DHCD, insert letters of support from local businesses, civic organizations, City Boards, and community groups.



Appendix A: Index Map and List of Parcels in Proposed Downtown Brockton Urban Redevelopment District

Appendix B: Planning Workshop Summary Report, September 30, 2015

Appendix C: Brockton Downtown Action Strategy, 2015

Appendix D: Development Cost Estimates, Kresge Building and Petronelli Building, PM&C, Prepared for Kathleen McCabe, 2011

Appendix E: Downtown Brockton 40R Smart Growth Design Standards, 2007

Appendix F: Developer Disclosure and Qualification Forms

Appendix G: Report of the Citizens Advisory Committee

Appendix H: Required Municipal Approvals

Appendix I: News Clippings of Downtown Brockton Planning Process

151-001

110-032

110-047

110-077

110-051

109-201109-200

091-070

109-009109-073

109-007

110-036

109-006

092-016

150-036

092-008

150-033

091-211

150-029

091-003

091-042

091-212

091-213

091-215 109-058

109-052

091-214

092-002

109-008

109-043

109-003

091-012

110-058

110-063

110-023

110-041

110-066

110-054

110-025

052-017

091-007

091-028

092-024

109-054

091-049

110-055

110-043

092-001

092-021

109-044

109-045

091-010

091-041

091-006

092-017

109-014

110-082

091-079

110-059

092-311

110-062

091-056

109-055

109-005

091-009

092-312

092-014

092-313

091-008

150-034

091-301091-302

092-025

109-012

110-065

110-049

092-012

110-042

150-025

110-053

109-004

110-028

092-011

109-041

091-001

091-030

110-018 110-057

091-019

110-064

091-069

091-073

091-076

091-036

091-002

092-022

109-053

091-013

092-023

091-020 091-026

110-044

091-048

091-022

091-017

110-061

091-075

091-027

091-045

109-051

109-013

091-044

150-035

091-201091-210091-202

091-207091-203

091-205

091-204 091-209091-200

091-208

091-206

091-204A091-206A

091-050091-034

092-315 092-201092-314

092-301

092-310092-316

092-202

092-302 092-203

092-205

091-039

110-026

092-018

092-007

092-010

092-019

091-005

092-004

150-047

110-052

092-006

091-004

091-060

091-051

110-048

091-018

091-029

092-005

091-055

091-217

091-040

110-045

091-035

091-033

091-057

091-031

091-053

091-065

091-014

091-032

091-078

092-013

150-027

091-054

109-057

091-037

110-074091-023

091-021

150-026

091-064

150-032

091-058

091-038

109-062

110-050091-024

092-003

091-052

091-063

091-015

092-020

091-025

092-025A

150-048

091-216

091-074

091-016

091-047

110-080091-077110-079

110-UNK

MA

IN S

TREE

T

MO

NTE

LLO

STR

EET

SCHOOL STREET

WA

RREN

AVEN

UE

COURT STREET

CENTRE STREET

CRESCENT STREET

GREEN STREET

L STREET

PLEASANT STREET

CHURCH STREET

LEGION PARKWAY

WEST ELM STREET

PETRONELLI WAY

FRANKLIN STREET

LINCOLN STREET

COM

MER

CIA

L ST

REE

T

FREDERICK DOUGLASS AVENUE

EAST ELM STREET

PLEA

SAN

T PL

AC

E

Legend

District ParcelsUrban Redevelopment Area

Map 2-B Index of All Parcels

0 300 600150 Feet

DRAFT

ÜIndex map of Urban Redevelopment District ParcelsMap prepared for the City of Brockton, MassDevelopmentand Stantec by David Streb, AICP; A. G. Jennings LLC.Data source: City of Brockton and MassGIS

Believed accurate, but use for planning purposes only.December 4, 2015

Downtown Brockton Redevelopment Plan Working Draft of 12/6/2015

Assessors Parcels within the Downtown Brockton Redevelopment District Proposed Pursuant to Mass. Gen. Laws Ch. 121B

PARCID STNO STNAME ACRE ZONING OWNER1 OWNER2 CAREOF MAILADD CITY ST ZIP052-017 81 WARREN AV 0.327 C2 NEK REALTY CORPORATION091-001 95 W ELM ST 0.169 C2 ASACK GEORGE N TRUSTEE ASACK REALTY TRUST 95 W ELM ST BROCKTON MA 02301091-002 0 W ELM ST 0.141 C2 CENTRAL METHODIST CHURCH C/O TREASURER 65 W ELM ST BROCKTON MA 02301091-003 65 W ELM ST 0.511 C3 CENTRAL METHODIST CHURCH 65 W ELM ST BROCKTON MA 02301091-004 0 W ELM ST 0.138 C3 LEVINE BARRY C/O BROCKTON EDCC 60 SCHOOL ST BROCKTON MA 02301091-005 47 W ELM ST 0.171 C3 BROCKTON EDCC 60 SCHOOL ST BROCKTON MA 02301091-006 31 W ELM ST 0.272 C3 YANNONE ARTHUR G JR TR RAY NINE REALTY TRUST 33 W ELM ST BROCKTON MA 02301091-007 157 MAIN ST 0.377 C3 MIHOS JAMES C TRUSTEE C/O MARLAND REALTY LLC PO BOX 4137 BROCKTON MA 02303091-008 147 MAIN ST 0.241 C3 MIHOS CHRISTY J PETER J MIHOS ETAL TRS C/O MARLAND REALTY LLC 157 MAIN ST BROCKTON MA 02301091-009 141 MAIN ST 0.245 C3 MERIAN JOHN ALYCE R MERIAN TRUSTEES 115 WEST ST BROCKTON MA 02301091-010 137 MAIN ST 0.252 C3 MERIAN JOHN ALYCE R MERIAN TRS 115 WEST ST BROCKTON MA 02301091-012 121 MAIN ST 0.39 C3 BROCKTON MAIN ST IMPROV LLC 100 STATE ST FL 11 BOSTON MA 02109091-013 28 HIGH ST 0.129 C3 SMITH SUSIE E TRUSTEE C/O THE HOTEL GRAYSON 32 HIGH ST BROCKTON MA 02301091-014 0 L ST 0.09 C3 YANNONE ARTHUR G JR TR RAY NINE REALTY TRUST 33 W ELM ST BROCKTON MA 02301091-015 0 L ST 0.07 C3 YANNONE ARTHUR G JR TR RAY NINE REALTY TRUST 33 W ELM ST BROCKTON MA 02301091-016 0 L ST 0.05 C3 CITY OF BROCKTON BROCKTON MA 02303091-017 26 L ST 0.11 C3 CITY OF BROCKTON BROCKTON MA 02303091-018 42 L ST 0.117 C2 DUARTE JOSE C 42 L ST BROCKTON MA 02301091-019 162 WARREN AV 0.166 C2 BTF ENTERPRISES INC C/O NAVIAH ACADEMY LLC 683 BOYLSTON ST BROOKLINE MA 02445091-020 0 WARREN AV 0.124 C2 CITY OF BROCKTON BROCKTON MA 02302091-021 0 L ST 0.08 C2 CITY OF BROCKTON BROCKTON MA 02301091-022 0 L ST 0.107 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-023 0 L ST 0.087 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-024 0 L ST 0.07 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-025 0 L ST U#25 0.065 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-026 0 L ST 0.128 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-027 0 L ST 0.102 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-028 44 HIGH ST 0.339 C3 STADELMANN JOSEPH C/O DUFF AND PHELPS PO BOX 2549 ADDISON TX 75001091-029 0 HIGH ST 0.121 C3 CITY OF BROCKTON BROCKTON MA 02303091-030 0 HIGH ST 0.17 C3 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-031 0 HIGH ST 0.1 C2 STADELMANN JOSEPH 56 CHERRY ST BROCKTON MA 02301091-032 0 HIGH ST 0.093 C2 CITY OF BROCKTON BROCKTON MA 02301091-033 136 WARREN AV 0.104 C3 NASIOS REALTY LLC 136 WARREN AVE BROCKTON MA 02301091-034 126 WARREN AV 0.253 C2 FIRESTONE TIRE RUBBER COMPANY C/O BRIDGESTONE AMERICAS 535 MARRIOTT DR 9TH FL-TAX DEPT NASHVILLE TN 37214091-035 0 LEGION PW 0.107 C2 BFS RETAIL & COMMERCIAL OPERATIONS C/O BRIDGESTONE AMERICAS 535 MARRIOTT DR 9TH FL-TAX DEPT NASHVILLE TN 37124091-036 94 LEGION PW 0.153 C3 MESSIAH BAPTIST CHURCH 80 LEGION PKWY BROCKTON MA 02301091-037 0 LEGION PW 0.087 C3 MESSIAH BAPTIST CH OF BROCKTON 80 LEGION PKWY BROCKTON MA 02301091-038 78 LEGION PW 0.086 C3 MESSIAH BAPTIST CHURCH 80 LEGION PKWY BROCKTON MA 02301091-039 68 LEGION PW 0.221 C3 HARBORONE CREDIT UNION 68 LEGION PKWY BROCKTON MA 02301091-040 40 LEGION PW 0.11 C3 W & H MANAGEMENT LLC 95 TAMARACK DRIVE STOUGHTON MA 02072091-041 30 LEGION PW 0.256 C3 TORCH ENTERPRISE LLC 26 ARROWWOOD ST METHUEN MA 01844091-042 89 MAIN ST 0.499 C3 BIXBY BROCKTON LLC 536 GRANITE ST BRAINTREE MA 02184091-044 103 MAIN ST 0.085 C3 BIXBY BROCKTON LLC 536 GRANITE ST BRAINTREE MA 02184091-045 105 MAIN ST 0.077 C3 MATHE VRONSKY MARTINOT MATHE TR 125 HEALY TR BROCKTON MA 02301091-047 11 HIGH ST 0.043 C3 CITY OF BROCKTON 45 SCHOOL ST BROCKTON MA 02301091-048 15 HIGH ST 0.124 C3 CITY OF BROCKTON 45 SCHOOL ST BROCKTON MA 02301091-049 0 HIGH ST 0.357 C3 W & H MANAGMENT LLC 95 TAMARACK DRIVE STOUGHTON MA 02072091-050 60 LEGION PW 0.247 C3 HARBORONE CREDIT UNION 68 LEGION PARKWAY BROCKTON MA 02301091-051 0 HIGH ST 0.121 C3 HARBORONE CREDIT UNION 68 LEGION PKWY BROCKTON MA 02301091-052 0 HIGH ST 0.067 C3 HARBORONE CREDIT UNION 68 LEGION PKWY BROCKTON MA 02301091-053 0 HIGH ST 0.102 C3 CITY OF BROCKTON BROCKTON MA 02303091-054 0 HIGH ST 0.095 C3 CITY OF BROCKTON BROCKTON MA 02303091-055 0 HIGH ST 0.111 C2 HOWARD ROBERT JIMMY THOMAS 7 HILLTOP LANE S EASTON MA 02375091-056 76 WARREN AV 0.243 C2 BRASS DAVID M 9 JENNIFER WAY S EASTON MA 02375091-057 102 GREEN ST 0.11 C3 BROCKTON HOUSING AUTHORITY 45 GODDARD ROAD BROCKTON MA 02301091-058 100 GREEN ST 0.086 C3 NGUYEN DUONG EMTHANH NGUYEN ETAL C/O DUONG NGUYEN ETAL 100 GREEN ST BROCKTON MA 02301091-060 82 GREEN ST 0.133 C3 SFG REALTY TRUST 93 LEGION PARKWAY BROCKTON MA 02301091-063 56 GREEN ST 0.077 C3 NGUYEN EMTHANH T NHUT V TRAN C/O EMTHANH T NGUYEN 56 GREEN ST BROCKTON MA 02301091-064 48 GREEN ST 0.087 C3 OVERCOMERS MINISTRIES INTERNATIONAL (THE) 48 GREEN ST BROCKTON MA 02301091-065 42 GREEN ST 0.104 C3 DESJARLAIS MICHAEL PO BOX 1842 BROCKTON MA 02303

Downtown Brockton workbook with DIF URP Parcel Owners 1 of 4


PARCID STNO STNAME ACRE ZONING OWNER1 OWNER2 CAREOF MAILADD CITY ST ZIP091-069 0 MAIN ST 0.137 C3 BROCKTON NEIGHBORHOOD HEALTH CENTER INC 231 MAIN ST 3RD FL BROCKTON MA 02301091-070 63 MAIN ST 1.003 C3 BROCKTON NEIGHBORHOOD HEALTH CENTER INC 231 MAIN ST 3RD FL BROCKTON MA 02301091-073 63 LEGION PW 0.152 C3 NICKOLAKAKOS DESPINA TRUSTEE C/O STAMATOS FAMILY PROP 619 CENTRE ST JAMAICA PLAIN MA 02130091-074 89 LEGION PW 0.055 C3 LANIAS ILIAS & TASIA LANIAS TRS 93 LEGION PARKWAY BROCKTON MA 02301091-075 0 LEGION PW 0.096 C3 WOLDENTENSE AZEB AND SAMI HERBAWI TRUSTEES 30 RIVER ST CAMBRIDGE MA 02139091-076 111 LEGION PW 0.138 C2 WOLDENTENSE AZEB SAMI HERBAWI TRUSTEES 30 RIVER ST CAMBRIDGE MA 02139091-077 0 L ST 0.016 C2 YANNONE ARTHUR G JR TR RAY NINE REALTY TRUST 33 W ELM ST BROCKTON MA 02301091-078 79 LEGION PW 0.105 C3 GIANNAROS NIKOLAOS SAMIRA GIANNAROS TRS 215 CANDY LANE BROCKTON MA 02301091-079 0 MAIN ST 0.253 C3 CITY OF BROCKTON BROCKTON MA 02301091-200 66 GREEN ST U#1 0 C3 FERNANDES JOAO 66 GREEN ST UNIT 1 BROCKTON MA 02301091-201 66 GREEN ST U#2 0 C3 FERNANDES JOAO R 66 GREEN ST U#1 BROCKTON MA 02301091-202 66 GREEN ST U#3 0 C3 FERNANDES JOAO 66 GREEN ST #1 BROCKTON MA 02301091-203 66 GREEN ST U#4 0 C3 FERNANDES JOAO 66 GREEN ST #1 BROCKTON MA 02301091-204 71 LEGION PW U#11 0 C3 BUCKLEY KENNETH D SEAN NOONAN 71 LEGION PKWY BROCKTON MA 02301091-204A 71 LEGION PW U#12 0 C3 BUCKLEY KENNETH D SEAN NOONAN 71 LEGION PARKWAY 12 BROCKTON MA 02301091-205 71 LEGION PW U#14 0 C3 SILVERSTEIN JACK O CYNTHIA A WELTER-SILVERSTEIN 71 LEGION PKWY STE 30 BROCKTON MA 02301091-206 71 LEGION PW U#15 0 C3 HASSETT ARTHUR J III 71 LEGION PKWY UNIT 15 BROCKTON MA 02301091-206A 71 LEGION PW U#16 0 C3 LENNON PATRICIA A 71 LEGION PKWY STE 16 BROCKTON MA 02301091-207 71 LEGION PW 0 C3 HOLTON BETTINA M 130 LIBERTY ST #14 BROCKTON MA 02301091-208 71 LEGION PW 0 C3 YOUNG EVAN J 71 LEGION PW UNIT 21 BROCKTON MA 02301091-209 71 LEGION PW U#22 0 C3 MARROCCO ALFRED M 71 LEGION PKWY UNIT 22 BROCKTON MA 02301091-210 71 LEGION PW U#23 0 C3 SOHMER ALEC G 71 LEGION PW STE 23 BROCKTON MA 02301091-211 71 LEGION PW U#24 0 C3 SILVERSTEIN JACK O TR CYNTHIA A WELTER SILVERSTEIN TR 71 LEGION PKWY STE 30 BROCKTON MA 02301091-212 71 LEGION PW 0 C3 BURKE WILLIAM F JR & PATRICK J DONOVAN C/O PATRICK J DONOVAN 71 LEGION PKWY #25 BROCKTON MA 02301091-213 71 LEGION PW U#26 0 C3 THEVENIN THOMAS E & ARTHUR R THEVENIN TRUSTEES C/O MALLOY LYNCH BIENVENU 99 LONGWATER CR STE 200 NORWELL MA 02061091-214 71 LEGION PW U#30 0 C3 SILVERSTEIN RALPH & JOHN CREE 71 LEGION PW 3RD FLOOR BROCKTON MA 02301091-215 71 LEGION PW U#31 0 C3 SILVERSTEIN RALPH & JOHN CREE 71 LEGION PW 3RD FLOOR BROCKTON MA 02301091-216 49 LEGION PW 0.055 C3 EFREMIDIS JOHN TR 215 LINCOLN STREET N EASTON MA 02356091-217 43 LEGION PW 0.097 C3 MSNS LIMITED COMPANY 71 OVERLOOK DR CARLISLE MA 01741091-301 84 GREEN ST 0 C3 FERREIRA ALBERTO 84 GREEN ST BROCKTON MA 02301091-302 86 GREEN ST 0 C3 DUARTE VANDERLEIA 86 GREEN ST BROCKTON MA 02301092-001 108 PLEASANT ST 0.316 C2 GORANITIS IRENE 126 COMMONWEALTH AV DEDHAM MA 02026092-002 28 WARREN AV 0.5 C2 NORTHEASTERN CONFERENCE CORP SEVENTH DAY ADVENTISTS INC 28 WARREN AVE BROCKTON MA 02301092-003 48 WARREN AV 0.065 C2 GONCALVES EUCLIDES MARIA GONCALVES 8436 MIRAMAR PKWY MIRAMAR FL 33025092-004 113 GREEN ST 0.155 C2 D & S GREEN STREET TRUST 21 KNOLL RD MARSHFIELD MA 02050092-005 111 GREEN ST 0.127 C3 DDE PROPERTY MANAGEMNET LLC 108 CUSHING ST WALTHAM MA 02453-0427092-006 109 GREEN ST 0.136 C3 POWERS THOMAS J LORI S POWERS 55 OLD POST RD E WALPOLE MA 02032092-007 103 GREEN ST 0.183 C3 DILL EDWARD J JR 103 GREEN ST BROCKTON MA 02301092-008 81 GREEN ST 0.577 C3 KEYS OF THE KINGDOM TABERNACLE OF PRAYER FOR ALL PEOPLE INC 33 N MAIN ST BROCKTON MA 02301092-010 59 GREEN ST 0.162 C3 CITY OF BROCKTON 45 SCHOOL ST BROCKTON MA 02301092-011 0 GREEN ST 0.171 C3 CITY OF BROCKTON BROCKTON MA 02301092-012 0 GREEN ST 0.197 C3 SUPREME ENTERPRISES 855 BROADWAY RAYNHAM MA 02767092-013 0 GREEN ST 0.093 C3 FIRST PARISH CONGL CHURCH 26 PLEASANT ST BROCKTON MA 02301092-014 19 MAIN ST 0.238 C3 CITY OF BROCKTON 45 SCHOOL ST BROCKTON MA 02301092-016 24 PLEASANT ST 0.61 C3 MT MORIAH BAPTIST CHURCH INC 26 PLEASANT ST BROCKTON MA 02301092-017 42 PLEASANT ST 0.264 C3 CITY OF BROCKTON BROCKTON MA 02301092-018 52 PLEASANT ST 0.186 C3 CITY OF BROCKTON BROCKTON MA 02301092-019 0 PLEASANT ST 0.166 C3 CITY OF BROCKTON BROCKTON MA 02301092-020 66 PLEASANT ST 0.067 C3 ACOSTA ANTONIO TRUSTEE THE 66 PLEASANT STREET REALTY TRUST 90 RIVERVIEW ST BROCKTON MA 02302092-021 74 PLEASANT ST 0.303 C3 BROCKTON CHURCH OF GOD INC 371 MAIN ST BROCKTON MA 02301092-022 12 PLEASANT PL 0.146 C3 BRAMBLE NATASHA S 12 PLEASANT PL BROCKTON MA 02301092-023 0 PLEASANT PL 0.131 C3 ST PAULS PROTESTANT EPISCOPAL CHURCH 80 PLEASANT ST BROCKTON MA 02301092-024 80 PLEASANT ST 0.367 C3 BROCKTON CHURCH OF GOD INC 371 MAIN ST BROCKTON MA 02301092-025 102 PLEASANT ST 0.226 C3 NE CONF CORP 7TH DAY ADVENTISTS C/O BROCKTON PORTUGESE SD PO BOX 983 BROCKTON MA 02303092-025A 0 PLEASANT ST 0.072 C3 BROCKTON CHURCH OF GOD INC 371 MAIN ST BROCKTON MA 02301092-201 1 MAIN ST 0 C3 DAVOS YIANNIS TRUSTEE ONE MAIN ST RE TRUST C/O DAVOS SUPREME ENTERPR 855 BROADWAY RAYNHAM MA 02767092-202 3 MAIN ST 0 C3 DAVOS YIANNIS TRUSTEE ONE MAIN ST RE TRUST C/O DAVOS SUPREME ENTERPR 855 BROADWAY RAYNHAM MA 02767092-203 5 MAIN ST 0 C3 DAVOS YIANNIS TRUSTEE ONE MAIN ST RE TRUST C/O DAVOS SUPREMEN ENTERP 855 BROADWAY RAYNHAM MA 02767092-204 9 MAIN ST 0 C3 DAVOS YIANNIS TRUSTEE ONE MAIN ST RE TRUST C/O DAVOS SUPREME ENTERPR 855 BROADWAY RAYNHAM MA 02767092-205 11 MAIN ST 0 C3 DAVOS YIANNIS TRUSTEE ONE MAIN ST RE TRUST C/O DAVOS SUPREME ENTERPR 855 BROADWAY RAYNHAM MA 02767092-206 13 MAIN ST 0 C3 DAVOS YIANNIS TRUSTEE ONE MAIN ST RE TRUST C/O DAVOS SUPREME ENTERPR 855 BROADWAY RAYNHAM MA 02767092-301 7 MAIN ST UNIT 101 0 C3 MAMAKOS STEPHANIE E 855 BROADWAY ST RAYNHAM MA 02767



PARCID STNO STNAME ACRE ZONING OWNER1 OWNER2 CAREOF MAILADD CITY ST ZIP092-302 7 MAIN ST UNIT 102 0 C3 PALREDDY KIRAN R 7 MAIN ST UNIT 102 BROCKTON MA 02301092-303 7 MAIN ST UNIT 103 0 C3 DAVOS YIANNIS TR C/O DAVOS SUPREME 855 BROADWAY RAYNHAM MA 02767092-304 7 MAIN ST UNIT 104 0 C3 LINDQUIST DENISE 105 LOUNSBURY DR RAYNHAM MA 02767092-305 7 MAIN ST UNIT 105 0 C3 KAPOOR NAKUL 7 MAIN ST UNIT 105 BROCKTON MA 02301092-306 7 MAIN ST UNIT 106 0 C3 DAVOS YIANNIS 855 BROADWAY ST RAYNHAM MA 02767092-307 7 MAIN ST UNIT 107 0 C3 MONTOYA CLARA 7 MAIN ST UNIT 107 BROCKTON MA 02301092-308 7 MAIN ST UNIT 108 0 C3 LOUCAGOS DIMITRIOS C/O STAVROULA LOUCAGOS 913 SOUTH ST BRIDGEWATER MA 02324092-309 7 MAIN ST UNIT 201 0 C3 AHUJA VINAYAK 34 DANVILLE DR GREENLAWN NY 11740092-310 7 MAIN ST UNIT 202 0 C3 AHDOOT DANIEL 7 MAIN ST UNIT 202 BROCKTON MA 02301092-311 7 MAIN ST UNIT 203 0 C3 AL HUMADI MOHANED 1 SKYVIEW DR ORLEANS NY 14760092-312 7 MAIN ST UNIT 204 0 C3 DAVOS PETER 855 BROADWAY ST RAYHAM MA 02767092-313 7 MAIN ST UNIT 205 0 C3 DAVOS PETER Y 855 BROADWAY RAYNHAM MA 02767092-314 7 MAIN ST UNIT 206 0 C3 DAVOS MARY Y 855 BROADWAY ST RAYNHAM MA 02767092-315 7 MAIN ST UNIT 207 0 C3 ARLOCK DANA L 2 JOHNSON FARM LANE E BRIDGEWATER MA 02333092-316 7 MAIN ST UNIT 208 0 C3 LAM ANH KY 17 FAIRVIEW ST QUINCY MA 02169109-003 21 N MONTELLO ST 0.462 C2 CHEN JIANJUN C/O HONOUR CROWN ASIA INC 26 ASHWOOD AV WILMINGTON MA 01887109-004 0 N MONTELLO ST 0.196 C2 CHEN JIANJUN C/O HONOUR CROWN ASIA INC 26 ASHWOOD AV WILMINGTON MA 01887109-005 5 N MONTELLO ST 0.252 C2 CHEN JIANJUN C/O HONOUR CROWN ASIA INC 26 ASHWOOD AV WILMINGTON MA 01887109-006 8 MONTELLO ST 0.651 C2 NESSEN DANA A TR 8 MONTELLO RLTY TRUST 8 MONTELLO ST BROCKTON MA 02301109-007 46 MONTELLO ST 0.697 C2 MCLAUGHLIN BRIAN J C/O BROCKTON PARKING AUTH 60 SCHOOL STREET BROCKTON MA 02301109-008 66 MONTELLO ST 0.478 C2 COBB CORNER LIMITED PARTNERSHIP 1401 PROVIDENCE HWY #4 NORWOOD MA 02062109-009 0 MONTELLO ST 0.968 C3 TRINITY BROCKTON LP 75 FEDERAL ST 4TH FLR BOSTON MA 02110109-012 33 MONTELLO ST 0.198 C3 ZEOLI ANTHONY J & BARBARA A ZEOLI 14 SNELL AVE BROCKTON MA 02301109-013 23 MONTELLO ST 0.078 C3 CARDOSO ANTONIA V 480 W ELM ST BROCKTON MA 02301109-014 7 MONTELLO ST 0.249 C3 MACDONALD CRAIG N TRUSTEE PORTER BUILDING TRUST 26 E WATER ST ROCKLAND MA 02370109-041 65 COURT ST 0.175 C3 PORTER 65 COURT ST LLC C/O JOHN OCONNOR 26 EAST WATER ST ROCKLAND MA 02370109-043 4 MAIN ST 0.466 C3 ROCKLAND TRUST COMM DVLPMENT LLC 120 LIBERTY ST BROCKTON MA 02301109-044 0 FRANKLIN ST 0.312 C3 CITY OF BROCKTON BROCKTON MA 02301109-045 0 MONTELLO ST 0.302 C3 OCONNOR JOHN M TRUSTEE 26 E WATER ST ROCKLAND MA 02370109-051 20 MAIN ST 0.077 C3 JOHNSON HEATH TRUSTEE THE SOL JOHNSON JR IRR TR 22 OTIS ST BROCKTON MA 02302109-052 28 MAIN ST 0.495 C2 COMMONWEATH OF MASSACHUSETTS C/O CAPITAL ASSET MANAGEM ONE ASHBURTON PL BOSTON MA 02108109-053 28 PETRONELLI WA 0.129 C5 ISRAEL SHEAR YASHUB 630 WARREN ST DORCHESTER MA 02119109-054 0 PETRONELLI WA 0.346 C3 CITY OF BROCKTON BROCKTON MA 02301109-055 0 PETRONELLI WA 0.237 C3 CITY OF BROCKTON BROCKTON MA 02301109-057 0 PETRONELLI WA 0.095 C3 TRINITY BROCKTON LIMITED PARTNERSHIP 75 FEDERAL ST 4TH FL BOSTON MA 02110-1900109-058 52 MAIN ST 0.501 C3 TRINITY BROCKTON COMMERCIAL LP 75 FEDERAL ST 4TH FLOOR BOSTON MA 02110109-062 0 MAIN ST 0.082 C3 CITY OF BROCKTON BROCKTON MA 02301109-073 0 PETRONELLI WA 0.781 C3 TRINITY BROCKTON LP 75 FEDERAL ST 4TH FLR BOSTON MA 02110109-200 50 CENTRE ST UNIT A 0 C3 TRINITY BROCKTON PHASE ONE LP 75 FEDERAL ST 4TH FLOOR BOSTON MA 02110109-201 50 CENTRE ST UNIT B 0 C3 TRINITY BROCKTON FOUR PHASE ONE LP 75 FEDERAL ST 4TH FLOOR BOSTON MA 02110110-018 26 SCHOOL ST 0.152 C3 BERKSHIRE INVESTMENTS LLC 11 WALNUT HILL RD CHESTNUT HILL MA 02467110-023 166 MAIN ST 0.34 C3 SFI LTD PARTNERSHIP 18 10040 REGENCY CIRCLE OMAHA NE 68114110-025 0 E ELM ST 0.349 C3 R D INVESTMENT COMPANY 10040 REGENCY CIRCLE OMAHA NE 68114110-026 0 W ELM ST 0.184 C3 CITY OF BROCKTON TR BROCKTON MA 02301110-028 0 V F W PW 0.173 C3 BROCKTON COMMONS ASSOCIATES II LLC 100 GRANDVIEW AV STE 207 BRAINTREE MA 02184110-032 55 V F W PW 1.82 C3 BROCKTON COMMONS ASSOCIATES I LLC 100 GRANDVIEW RD STE 207 BRAINTREE MA 02184110-036 60 CRESCENT ST 0.627 C3 HOLBROOK COOPERATIVE BANK C/O CITY OF BROCKTON 45 SCHOOL ST BROCKTON MA 02301110-041 0 MAIN ST 0.334 C3 BROCKTON MAIN STREET LLC 144 MAIN ST BROCKTON MA 02301110-042 132 MAIN ST 0.196 C3 142 MAIN STREET LLC 627 PLEASANT ST BROCKTON MA 02301110-043 144 MAIN ST 0.309 C3 BROCKTON MAIN STREET LLC 144 MAIN ST BROCKTON MA 02301110-044 156 MAIN ST 0.108 C3 DUFFY BARBARA TRUSTEE PLAZA REALTY TRUST C/O BARBARA DUFFY 497 DEPOT ST S EASTON MA 02375110-045 24 E ELM ST 0.099 C3 BROCKTON MAIN STREET LLC 144 MAIN ST BROCKTON MA 02301110-047 45 SCHOOL ST 1.42 C3 CITY OF BROCKTON BROCKTON MA 02301110-048 70 SCHOOL ST 0.139 C3 OCPC REGIONAL OPERATION MANAGEMENT INC 70 SCHOOL ST BROCKTON MA 02301110-049 60 SCHOOL ST 0.22 C3 METRO SOUTH CHAMBER OF COMMERCE 60 SCHOOL ST BROCKTON MA 02301110-050 0 SCHOOL ST 0.073 C3 METRO SOUTH CHAMBER COMMERCE INC 60 SCHOOL ST BROCKTON MA 02301110-051 0 LINCOLN ST 1.171 C3 CITY OF BROCKTON BROCKTON MA 02301110-052 0 LINCOLN ST 0.138 C3 SCHOOL CHURCH CORPORATION 920 W CHESTNUT ST BROCKTON MA 02301110-053 0 LINCOLN ST 0.144 C3 SCHOOL CHURCH CORPORATION 920 W CHESTNUT ST BROCKTON MA 02301110-054 34 SCHOOL ST 0.394 C3 SCHOOL CHURCH CORPORATION 920 W CHESTNUT ST BROCKTON MA 02301110-055 100 MAIN ST 0.305 C3 BIXBY BROCKTON LLC C/O AFFORDABLE HSG & SVCS 536 GRANITE ST BRAINTREE MA 02184110-057 0 CHURCH ST 0.122 C3 SCHOOL CHURCH CORPORATION 920 W CHESTNUT ST BROCKTON MA 02301



PARCID STNO STNAME ACRE ZONING OWNER1 OWNER2 CAREOF MAILADD CITY ST ZIP110-058 90 MAIN ST 0.401 C3 SAFE PROPERTIES INC 104 MARKET ST ROCKLAND MA 02370110-059 0 MAIN ST 0.229 C3 SAFE PROPERTIES INC 3 KAYAK TRAIL NORTON MA 02766110-061 0 CHURCH ST 0.1 C3 GREENE HELEN F TRUSTEE 59 CENTRE ST BROCKTON MA 02301110-062 95 MONTELLO ST 0.228 C3 MARINO GUY J JOSEPH A MARINO III TRS 15 GUNWOOD LANE N EASTON MA 02356110-063 65 CENTRE ST 0.394 C3 GREENE HELEN F TRUSTEE 59 CENTRE ST BROCKTON MA 02301110-064 53 CENTRE ST 0.146 C3 GREENE HELEN F TRUSTEE 59 CENTRE ST BROCKTON MA 02301110-065 47 CENTRE ST 0.197 C3 JLTS L L C C/O W B MASON CO INC 59 CENTRE ST BROCKTON MA 02301110-066 41 CENTRE ST 0.354 C3 JLTS III LLC C/O PAUL FRANCIOSO/W B MA 59 CENTRE ST BROCKTON MA 02301110-074 0 MAIN ST 0.085 C3 NESSRALLA JOSEPH J TRUSTEE 142 MAIN STREET TRUST 629 PLEASANT ST BROCKTON MA 02301110-077 184 MAIN ST 1.19 C3 CITY OF BROCKTON BROCKTON MA 02301110-079 0 MONTELLO ST 0.009 C3 OLD COLONY PLANNING COUNCIL REG OPER & MGMT INC 70 SCHOOL ST BROCKTON MA 02301110-080 0 MONTELLO ST 0.022 C3 METRO SOUTH CHAMBER OF COMM 60 SCHOOL ST BROCKTON MA 02301110-082 0 SCHOOL ST 0.236 C3 BERKSHIRE INVESTMENTS LLC 11 WALNUT HILL RD CHESTNUT HILL MA 02467150-025 93 CENTRE ST 0.189 C2 ABDELMONEM YEHIA TR YOUMAR REALTY TRUST 93 CENTRE ST BROCKTON MA 02301150-026 100 MONTELLO ST 0.081 C2 ABDELMONEM YEHIA 93 CENTRE ST BROCKTON MA 02302150-027 0 MONTELLO ST 0.08 C2 ABDELMONEM YEHIA TR YOUMAR REALTY TRUST 93 CENTRE ST BROCKTON MA 02302150-029 124 MONTELLO ST 0.516 C2 CAPSTON COMMUNITIES 165 AMORY ST CAMBRIDGE MA 02139150-032 148 MONTELLO ST 0.075 C2 CARDOSO CAFE INC 146 MONTELLO ST BROCKTON MA 02301150-033 158 MONTELLO ST 0.521 C2 MONTELLO STREET EXPRESS LLC 158 MONTELLO ST BROCKTON MA 02301150-034 188 MONTELLO ST 0.221 C2 TWO ZERO EIGHT MONTELLO STREET LLC 208 MONTELLO ST BROCKTON MA 02301150-035 0 MONTELLO ST 0.073 C2 TWO ZERO EIGHT MONTELLO STREET LLC 208 MONTELLO ST BROCKTON MA 02301150-036 208 MONTELLO ST 0.525 C2 TWO ZERO EIGHT MONTELLO ST LLC 208 MONTELLO ST BROCKTON MA 02301150-047 125 SCHOOL ST 0.146 C2 TWO ZERO EIGHT MONTELLO STREET LLC 208 MONTELLO ST BROCKTON MA 02301150-048 0 MONTELLO ST 0.082 C2 TWO ZERO EIGHT MONTELLO STREET LLC 208 MONTELLO ST BROCKTON MA 02301151-001 7 COMMERCIAL ST 2.37 I2 CITY OF BROCKTON BROCKTON MA 02301

Data source: City of Brockton Assessor, 2015.


downtown brockton urban redevelopment plan · 12/7/2015 · downtown brockton urban redevelopment...

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