Industrial Park Development - An Overview and Case Study of Myles
Industrial Park Development - An Overview and Case Study of Myles
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1982
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Bonde-Henriksen, Nils, "INDUSTRIAL PARK DEVELOPMENT: AN OVERVIEW AND CASE STUDY OF MYLES STANDISH
INDUSTRIAL PARK, TAUNTON, MASSACHUSETTS" (1982). Open Access Master's Theses. Paper 374.
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INDUSTRIAL PARK DEVELOPMENT:
BY
NILS BONDE-HENRIKSEN
1982
MASTER OF COMMUNITY PLANNING
RESEARCH PROJECT
OF
NILS BONDE- HENRIKSEN
APPROVED :
DIRECTOR
TABLE OF CONTENTS
Acknowledgements ..••..•..••••.•....•..••• i
A. Introduction •• 1
B. Overview •••..• 2
A. Taunton .. .•.•...........•.....• 63
B. Southeastern Massachusetts •.•.. 66
c. High-Tech and Massachusetts ••• 70
D. Myles Standish Industrial Park. 76
E. Recommendations and Comments .•• 90
APPENDIX I •...•.•.•...•.•.......•...•.....•.....•...............•.... I-1 - I-3
ACKNOWLEDGEMENTS
Erna Bonde-Henriksen, and my Uncle Hans Bonde-Henriksen, for the support and en-
Also, I'd like to offer my thanks and best wishes to Dr. Dennis C.
Muniak, my advisor and confidant while at the University of Rhode Island. His
concern for his students was a breath of fresh air in the academic world and was
appreciated by all.
INTRODUCTION
Many parks can be found which are well-planned and reflect a sophisticated aware-
ness of the potential inherent in this form of development. Many others, however,
reflect little effort to benefit from the mistakes of others, and exhibit serious
This paper consists of two major sections. The first section describes
details the steps needed for successful development of an industrial park. The
second section consists of a study and analysis of Myles Standish Industrial Park
forth in the first part of the paper. Comments and recommendations based on this
The reader should understand that while this paper stresses the posi-
tive benefits of properly planned industrial parks, the risk of failure is in-
herent in industrial development programs which do not take these various factors
into account. The proposition is set forth that taking these factors into ac-
count will help to assure the park's success; while the implied assumption is
that not taking them into account will result in problems for the industrial
poses under the private management and control of the developer or investors.
Typically it includes many designated sites. Since World War II the industrial
park has come to typif'y the grouped siting of industrial activity within urban
economic activity throughout the United States have combined to give impetus to
the expansion and acceptance of planned industrial developments. The term "indus-
trial park" implies careful planning and brings to mind extensive low-rise build-
boulevards. Generally, the property has all the characteristics of the ideal
industrial site, including installed utilities, highly accessible highway and rail
Many parks can be found which are well-planned and reflect a sophistica-
ted awareness of the potential inherent in this form of development. Many others,
however, reflect little effort to benefit from the mistakes of others, and exhibit
serious and elementary defects. This is at least partially due to the rapid
changes in basic concepts and regulatory controls taking place in the field.
Acceptance of the industrial park concept has grown rapidly during the
last twenty-five years. A study conducted by the Industrial Development and Manu-
percent of the 1,102 industrial parks throughout the United States and Canada had
been in existence ten years or less.l Industrial parks have not evolved in a
steady progression. As new uses have been accommodated, some uses commonly in-
cluded in earlier parks have been excluded. For example, heavy industry, once
part of early planned industrial districts, is seldom provided for in the newest
3
industrial parks. At the same time, however, new facilities such as offices, serv-
ice areas, shopping centers, and recreational facilities are being added to en-
hance the convenience of the planned industrial neighborhood for tenants and
visitors.
early industrial districts in the United States. Even as late as 1952, most
of the organized industrial districts in the country had been developed by the
railroad companies. 2 Between 1952 and 1957 the growing interest in planned loca-
tion of industry caused a sharp increase in the number of parks and introduced
privately for the purposes of making a profit. These have been developed by
Also noteworthy is the extent to which in recent years public development agencies,
provide adequate facilities for the industrial user seeking space. The land should
be in the form of serviced sites, and not simply undeveloped acerage. Minimum
4
in the market. This means at least controlling the size and shape of lots and the
use of the land, for the protection of current and prospective users, the develop-
tial industrial user, along with protection of the investment in the site. The
amenities and site improvements offered include at least the following: (a) good
parks, and generally better able to pay premium prices for prime locations. Ty-
pically, these activities do not generate nuisances such as noise, odor, and smoke
tivities constitute an easily identifiable group of uses because most major ma-
final products. Least appropriate for most industrial parks are fabricating or
processing firms with relatively large land requirements and relatively little in-
tend to be less than for more intensively utilized land, because of the lower
employment base recognize that manufacturing pays higher wages and employs more
workers. Other communities feel that commercial and office areas have more
aesthetic appeal and have less truck traffic. What is needed is a wider under-
standing that industrial parks, properly located and specifically planned for a
mix of uses, can have a pleasant appearance with minimum traffic and other ill
Advantages
from the fact that the organizer of the park is able to provide improved facili-
ties and services more economically and quickly than can the small industrialist.
Usually, the developing agency can improve land economically and install utili-
matters and because costs are distributed among many units. The speed with which
a suitable site for his factory. He avoids the problems of finding a suitable
parcel of land, and of collecting all relevant information on land assessment and
tax rates, on the availability of basic cost, and on the many other considerations
involved in selecting the most suitable site for locating a factory. Where assembl-
ing of land is necessary, he avoids the haggling and the possible bidding up of
may benefit from being able to negotiate for a site confidentially with a park de-
difficult, and recurrent. Sometimes they may be the cause of embarrassment and
agreements with government agencies concerned with the property. Once the arrange-
ments are made they may well apply to all occupants in the future. De facto in-
dustrial zoning is developed by this process and the relevant agreements are o~en
written into the individual protective covenants governing all tenants of the
estate.
The industrialist may benefit from tax agreements reached between the
developer and the municipality concerning the level of tax assessments. Naturally,
the industrialist is benefited in making production plans if the future tax bill
is known with some certainty. Conceivably, more equitable and favorable tax rates
little notion about the extent of the future demand for industrial land in the
ment if the park is dealt with as a whole. Moreover, the desirability of provid-
ing tax incentives for the occupants of an industrial park is more apparent to
a local government if it can see benefits derived by the community from greater
Occupants of a park can also benefit when the basic utilities have been
can be achieved by providing utilities, access roads, and streets for a suffi-
trial tenant from the protection provided by the management of the park in con-
trolling the actions of other tenants. The protective covenants with tenants
usually define the uses that are permitted and the nuisances prohibited. Tenants
management of the park also may control the type of architecture (where buildings
quiring a good location and modern factory accommodations. Parks may be located
in the suburbs of cities, in nearby small towns and villages, and in areas dis-
tant from the large cities in order to achieve decentralization away from conges-
loading docks and parking space, as well as easier access to less congested roads
different sizes will meet the different growth rates of enterprises. Lack of
to the regions where they are situated. As a form of controlled industrial de-
guiding the growth of their communities, and to state governments wishing to pro-
to continue or expand community services and projects. They may desire to in-
crease employment opportunities. These are the usual motives prompting cities
Actual development may be done by private developers who assume all the respon-
sibility or who may get varying degrees of community support. Development may
also be carried out jointly between municipal and private interests. In some
through the device of industrial parks, communities can exercise some control
dustrial parks. The control exercised over development can be more effective
than that possible through zoning regulations. Industrial applicants may be se-
lected who are likely to succeed and who will tend to promote industrial diversi-
fication and economic stability. Firms may be chosen whose competitive position
industrial zone per se, especially for the purpose of enhancing the economic and
reduce congestion. Efforts may be directed toward relocating industry from the
central core of the city and toward establishing new enterprises in carefully
planned industrial zones and districts. Even with efficient urban administration,
zoning is not fully effective as a control device, and encroachment of other uses
trial investment that inevitably results drives up the cost of installing streets,
roads, utilities, and other services, not to mention the possibility of causing
obtain all the benefits of zoning by using industrial parks. These benefits in-
location will reduce traffic congestion in the central city. While plants in
the park may be fairly well concentrated, good planning may prevent future con-
and live.
further industrial and conunercial growth. New enterprises may be induced to set-
tle near the park because of the mutual advantage of providing goods and services
for each other, or because of benefits deriving from the existence of labor skills
and the general technological stimulation generated by industry in the park. One
early effect is likely to be the clustering near the park of enterprises providing
Some of these services may be the result of initiative by the park sponsor. Res-
taurants and inns, retail stores, and shops providing personal services also may
be expected to grow up at an early stage. The need for constructing housing and
schools nearby will depend on how close the park is to existing residential areas
and how adequate the existing transportation services are. Transport facilities
for carrying workers and goods may need to be improved and expanded to meet the
demands of the park. This kind of commercial and industrial growth can be advan-
Limitations
by proper planning.
One concern with industrial parks is that their use can restrict invest-
ment in industry to only the most promising enterprises - those selected for lo-
capital as well as the potential for attracting high growth industries. However,
advantages to the firms which it serves. It cannot serve its purpose or pay for
itself unless its occupants are well located. Firms must have some advantage
from the standpoint of location with respect to raw materials and markets, avail-
titively viable. There is further danger in mislocating the industrial park and
creating the necessity of large investments in worker housing and other social
and hotels. When location errors are made there is sometimes no provision for
investing in such facilities, and then the question may arise whether additional
residential housing should be constructed or the park allowed to incur the risk
of failure.8
is a major selling point for the parks. On the other hand, there are some in-
herent dangers in these opportunities, and there should be some words of caution.
which would prove suf'ficient to tenants of the park. Poor planning of industrial
parks could result in planned industrial slums, with traffic problems, industrial
velopment of a park, to install the utilities and improvements, to select the te-
nants, and to dispose of the property. Hence, the importance of careful physical
and financial planning and execution should be appreciated. One danger is that
faulty execution will leave the park in a partially unfinished state for a long
ists.
The big problem with perimeter or highway locations for industrial parks
is their potential for detracting from the center-city. An industrial park may
actually take business away from the center by drawing existing businesses away
or by agglomerating all new growth in the park area. Industrial park planners
must be very aware of the need to tie-in their planning efforts with center-city
11
development efforts. A community which gets greedy and allows unplanned" peri-
meter growth may see short-term gains which, in the long-run, result in the
eventual depreciation of residential land values near the park, and the deteriora-
planning and where decisions regarding land use are haphazard and not wholly con-
well-conceived project into a congested industrial slum and a large traffic cul-
de-sac. While industrial parks provide many benefits to the developer, the com-
munity, and the industrial occupant, these benefits are gained only a~er
12
siderable time.
13
II
successful in competing for industry, the community will first have to consider
and develop some basic information about itself. Industrial leaders are fully
aware of the important effects that their location decisions can have in determin-
ing community growth and prosperity, therefore they carefully weigh the advantages
one area. Community attitude, desire, and the ability to get things done are
may vary considerably. Therefore, the primary objective in creating a good first
what general manner, but at the same time be sufficiently detailed so that the
step in the promotion process. Selecting the appropriate study for a specific
town will depend upon the availability of funds, the a.mount of time available
to carry out the project, and the capabilities of those responsible for collect-
ing and interpreting the data. Regional and state planning agencies are o~en
logical requirements which an indepth economic base study would necessitate. More
. al , an d economi ca1 , i s a economic-socia
prac t ic . . 1 t ype survey. lO This is more
14
in-depth than the typical community inventory , but not as elaborate as the eco-
nomic base study. For most communities, it will provide a sufficient amount of
useful data. It should first provide a basic profile of the community by cover-
topography - together with a brief history of the area. The profile should then
divide into three basic areas: the people of the community, the economy, and
In looking at the people of the community the profile should not only
include the typical demographic data but should strive to shed additional light
1. Number of people;
2. Sources of population changes;
3. Age and sex composition;
4. Graphics showing where people live;
5. Labor force;
6. Occupations;
7. Income-Wages;
8. F.ducation.
should be evaluated since they will have a direct affect on any community. The
1. Agriculture;
2. Natural resources;
3. Manufacturing;
4. Construction;
5. Retail and wholesale trades;
6. Service;
7. Recreation;
8. Military and government.
portant factor in that industrialists would (obviously) rather settle where they
are wanted. Each of the subjects listed below are important to potential resi-
dents and should not only be described in the profile, but should also be moni-
balanced community: 1 3
B. Location Theory
community by the prospective industry. Yet, the process by which management de-
cides among candidate locations is still probably the least understood aspect of
area development. A survey of the literature shows that the stress is placed
on the tangible factors which obviously must be taken into account: 1 4 distribu-
tion to markets; freight charges on raw materials; comparative wage rates; degree
of unionization; utility rate schedules; state and local taxes; and the like. But
the typical location decision ultimately involves a choice among almost equally
qualified sites - where distribution and operating costs may be very similar.
Therefore, the final decision rests squarely upon management's review of the in-
tangible considerations: qualities of the community and its ability to meet cor-
porate objectives.
location than for manufacturing location. 15 Because they wish to exercise their
dustrial location is perhaps one of the most underrated and least understood aspects
derations are of paramount concern. There must be an ample labor pool from which
to draw workers with the required skills. These workers must also be available
at a price commensurate with their level of productivity and with wages in other
areas . The case of administrative office location is more complicated since two
an area more attractive to industry and to people. Government policies may need
to be designed to attract new industry to the area, to provide incentives for ex-
policies may be worthless if they do not include strategies for preparing local
policies must be structured so as to not only retain the area's population, but
to also attract migrants to the area, particularly migrants who possess skills not
locally available.
an area are firms most likely to be engaged in "high technology rr . These kinds of
firms are considered less tied-down to specific areas when expanding or developing,
environmentally desirable and high wage and high skill employers: they utilize
products, are growth firms and require minimal additional economic infrastruc-
ture investment. 18 Thus, these firms are seen as having all the desirable and no
an area because of its amenities or quality of life. Thus government could in-
cultural activities and other similar areas, which would not only help attract high
technology firms but which would also at the same time benefit the local population.
that the community is the number one priority; first and foremost, the industry
should serve to improve the community, and secondly, the community should provide
benefits to industry.
statements to specific action programs. Before that step can be taken, policy
makers need to know what economic and quality of life factors are important to
tors considered most important to the company when determining the profit poten-
tial of the specific site. Below are five categories, the categories are not rigid,
goods manufacturers have grown quite rapidly. These companies, by developing and
servicing their markets, have become highly market-oriented. At the same time,
personal incomes have to a great extent become equalized throughout the country,
a factor which in turn has developed new markets for consumer products. These
appears economically feasible, companies will build plants to service that new
market. This trend has led to the point where when one company establishes a
plant in an area, its competitors tend to follow, even though the economic advan-
their markets, since their products are usually quite perishable. Reduction of
high transportation costs is the reason most component manufacturers give for lo-
close to their source of raw materials in hopes of reducing their domestic trans-
portation costs. Two basic types of industry fall into this classification. First
are those plants consuming great amounts of fuel. The cost of transporting the
finished product is usually much less than the cost of bringing fuel to the plant
site. The second type of industry in this category usually handles raw materials
that undergo significant weight losses during manufacturing. Some examples would
costs, industries that depend heavily on warehousing or bulk storage must consider
more than just relative freight rates; they include other factors such as termi-
nal costs, the cost of dealing with customers at distant points, the cost of main-
taining large inventories at distant supply points, and the cost associated with
the demand for fast delivery service. Fuel oil bulk plants are one example of
industries which tend to locate near deep water ports. Manufacturers of high-
value instruments, on the other hand, might prefer to locate near air freight
terminals.
heavily on highly skilled workers, and these industries normally tend to cluster
around areas where these skills are plentiful. Perhaps the most desirable indus-
tries, from a community standpoint, are those in the research and development
fields. These industries are viewed as "clean" industries, but they are the most
and other highly trained professionals. Therefore, they require a large pool of
professional people, and they also desire to locate close to universities and
centers of higher learning and the attractive suburbs of some of the larger cities.
not rely very heavily on any of the technical factors previously mentioned. They
usually employ a small number of skilled workers and deal with technical products.
an individual who is quite knowledgeable about what this type of enterprise needs.
Since they are normally among the fastest growing industries, non-oriented indus-
ment implies that capital accumulation and the location of rapidly growing indus-
tries are not dispersed evenly throughout the nation. Instead, these activities
prosperous and depressed regions. Being in at the ground level of any new enter-
prise has its distinct advantages. Since the growth process is cumulative and
self-reinforcing, those activities that have gained a head start may soon out-
States continues to reflect the tremendous advantages that have made the North-
east one of the great manufacturing regions of the world. However, an examination
20
of long-term trends reveals that the dominance of this region is on the wane. 26
In order to put this decline into its proper perspective the manufacturing em-
ployment changes should be compared with population changes. Several trends are
readily apparent when the data is analyzed in this manner. The relative decline
of manufacturing employment in New England and the Middle Atlantic states has
been considerably greater than the relative decline in their population, a re-
flection of the fact that the oldest manufacturing regions of the nation have
This analysis reveals that there has been a movement toward equalization of manu-
facturing employment and population within every region of the country, which
Since substantial markets now exist throughout the country, regional dominance may
Other factors also affect processing costs, but their influence promotes
industrial dispersion, not agglomeration. Among the factors that counteract the
agglomeration tendencies are such items as labor costs, the local tax burden and
government subsidies.
leased many manufacturing processes from their former ties to large cities. Busi-
to low-wage areas while maintaining other functions in the central city, they
Labor cost variations basically result from two factors. First, some
areas have a lower cost of living. In these areas, workers can achieve the same
standard of living even though they are paid less than workers residing in high
vity, and labor laws create real wage differentials. 29 Whatever their cause, wage
Industries searching for a cheap labor site will locate in the region
with the lowest cost of living, even if real wages are equal. This is particu-
larly true if the industry employs a substantial number of unskilled and semi-
skilled workers and sells on the national market. 30 Under these conditions, busi-
nessmen can maximize profits by reducing their outlay for the various factors of
production; the site with lowest cost of living will also be the site where dollar
Tax Burden. The widely held belief that tax differences among states
and localities are an important factor in industrial location decisions has had
Businessmen have argued that high business taxes have induced industry to locate
in lower tax jurisdictions. They claim that the economic decline and loss of
jobs will halt only when these cities cut their taxes and improve their business
climate.
the considerable study devoted to assessing its validity. 31 Research on the ef-
fect of state and local taxes on location decisions reveals that although tax
differences may play a role in certain decisions and may sometimes be influen-
tial in the final stages of the decision process when the choice has been narrowed
to a few locations that meet more basic criteria, their effect is not a signifi-
not relocate simply to reduce its tax burden, unless the tax savings offset the
This is not to say that taxes have no effect - differential tax rates
can have a serious impact on the Northeast. Since construction cost must be in-
curred wherever industry decides to build or relocate, the relative tax burdens
will be sufficient, in some cases, to tip the decision against continuing at the
22
old site. In this manner, the highly taxed Northeast is placed at a competitive
disadvantage with respect to the Sunbelt. In this way high tax burdens may de-
ter new firms locating in this region, while prompting the exodus of expanding
businesses.
other than tax credits, abatements, and forgiveness: 32 (1) loan guarantees;
(2) low interest loans; and (3) Industrial Development Bonds. These devices will
devices have been condemned by city and state officials for forcing communities
to compete by offering subsidies to industry. 33 They argue that when one com-
munity or region uses these devices, all others must also offer subsidies if
they wish to remain competitive. Firms will locate somewhere with or without in-
C. Management
two internal areas responsible for the nonprofitability. They are: (1) the fi-
nancing of the development, and (2) the management of the park. A good project
into the project proposal. The necessity to provide continuing management and
supervision over the industrial park, during the development and selling phases
and a~er the park has been sold out, sets it apart from single-site industrial
mine the success of later stages. If the developer is leasing space in the park
on a long-term basis, he wants to protect his investment over the long run. For
the private developer looking for future business, his reputation is in a large
rect control by the park management. Such committees may be useful for direct
for the assembly and financing of the land, the preparation of a development plan,
utilities, the sale and leasing of land, the promotion of the di~trict, and its
to make a profit on the sale or leasing of land and buildings. Most of the public
minded leaders 11 .35 The main interest of such groups in developing an industrial
Public corporations have two main advantages for these civic minded
leaders to use for the development of a district. First, public corporations can
This means that their entire earnings, if any, can be reinvested in the develop-
ment of the district. The second advantage is that public corporations can solicit
and receive funds for development costs from business leaders and other sources
of capital.
ditional management of commercial and apartment buildings deals with the opera-
velopment field management must also be concerned with selling and leasing, and
maintaining good public relations in the community. The project manager becomes
the industrial promoter and public relations man for the project both as the
development takes form and a~er it has become part of the community. Maintain-
ing a harmonious relationship between the project and the community is one of the
follows a three-phased program which features different priorities and goals for
each phase.36 During the initial project implementation phase, coordination and
timing goals are created to establish the park's character and reputation and to
initiate the sale of land to seed tenants. The second phase covers the maturing
stages of development and is primarily concerned with sales pace and price levels.
In the last phase of development, management assures that the properties are be-
velopment and attracting seed tenants is of paramount concern. But also important
is the relationship between management and the community. The scale of the over-
all development and its impact will influence the nature of the community's
reaction to the development. Concern for environmental factors may bring lots
gated. The success of the "good neighbor" image of the development may hinge on
the diplomacy with which these problems are resolved. Failure to respond quickly
to community concerns can result in time consuming, costly delays for the develop-
er and for the community. This is very important, because a timely completion
of infrastructure is not only vital to the seed tenants but also to the overall
success of the project. A project's best salesmen are its tenants and owners -
if the initial investors are not satisfied, it may be difficult to gain their
Coordination and timing are also necessary for management during the
maturing phase, but with a different emphasis. Emphasis in this phase is placed
gested the optimal tenant mix for the industrial park. The actual occupancy
pattern should fall in line with the projected occupancy pattern. To avoid a
goals and objectives firmly in mind and not sacrifice them for any potentially
ing, and parking requirements can serve to assure marketability. The concept
tenants of the value of complying with the covenants will be far more effective
than waiting to enforce noncompliance. Whereas, the initial objective for the
26
for the project, the basic objective of management at this stage is to maximize
Once an industrial park is sold out there are different ways of handling
management. One way is through a tenants association which would operate much
like a homeowners association. Under this format, the occupants play an inte-
gral role in the maintenance of the park and in enforcement of the standards
ment is to leave it in the hands of the community. What o~en happens is that
once the development is sold out, the developer departs leaving the enforcement
pressure and lacks a legal mandate to maintain the development. With a mandatory
association the responsibility for enforcement should rest with the tenants, al-
lowing them to enforce covenant requirements which might not be legally enforce-
places another burden on the industrial developer's management team, the long-
return, and the protection it provides, makes the effort of proper management
worthwhile.
D. Preproject Planning
ful planning and control. These are two of the basic distinctions of the planned
land, the installation of site improvements, and the sale or lease of the sites
and buildings.
vate agency. It must be recognized that a great deal is at stake - the financial
success of the project and that of its industrial occupants; the safety of invest-
park can have a profound effect on the community where it is placed. To justify
the investment the park should have the effect of making a net contribution to the
economy of the area, and should seek to prevent urban congestion and the develop-
The planning process for industrial parks and employment centers should
and other factors may modify the layout, the structures, and the optimum mix of
uses - even in the final stages of marketing. An ongoing planning process is im-
portant to insure completion of a balanced and viable project which can be expected
to have a long and productive life. However, the concentrated planning effort
and regional impacts. A single industrial park can directly affect several thou-
sand families, and indirectly many thousands more. The location of an industrial
park not only affects the length of time and mode of transportation required for
the trip to work, but also effects the types of industry that can be attracted,
than developing the project all at once.41 If any slowness is anticipated in at-
portion of the park at a time, as the demand for space seems to warrant it. Such
an approach also has the positive benefit of reducing the capital carrying costs
can demonstrate that the project is feasible and also provides a document which can
estimate of what the park will cost, including fixed and operating costs is es-
proposal should also include a description of the proposed site with a tentative
layout plan which would account for the kinds of facilities and services being
proposed. The proposal should show the long-term development plan including the
proposed organizational structure of the sponsoring and managing agency, and the
proposed methods for marketing and controlling the park. Finally the proposal
must, quite obviously, show the features of the plan which make it beneficial and
plan for the community exists, and whether their plans can be fitted into it. A
which current requirements are evaluated.42 The master plan should contain all
for transportation, for distribution of goods and services, as well as for health
and welfare. Projections of population growth should be the backdrop against which
ness and commercial areas, industrial areas, railways and bus stations, streets
term agreements with the municipality in order to relieve future occupants of the
and the provision of utilities, roads and streets, and other facilities. To
have the area zoned industrial is a basic requirement. This means that residen-
tial developments and other nonconforming uses will not be permitted in the area
ment. Where redevelopment of the central city with light industry is not feasible,
means of relieving population pressure in the central city and in encouraging some
zation program can be executed in a way to keep down the additional investments
required for new roads, streets, utilities, and housing. But there is also a dan-
the entire project may become questionable. Such additional investments should be
30
taken into account in the preliminary calculations, and the whole cost should be
pearance. Local employment, tax revenues and sales can be increased while air
and water quality, and the natural environment are protected if the industrial
1) Site Selection
viewpoint of the sponsoring agency. Government agencies may make their selections
ing), while private sponsors may be more concerned with market areas and labor
availability.
trial park are the selection of: (1) the region, (2) the community, and (3) the
tract itself. In making a selection of the general area, the choice will depend
often times the aim will be to expand and strengthen the industries of an under-
developed region. The final step in the location problem is to select the speci-
fic site for the park in the community. A municipality which takes the initiative
for developing an industrial park will, obviously, be concerned only with select-
ing the site from a number of alternative tracts within the municipality.
account the location of raw materials and markets, convenient access to road and
railway transportation, and favorable shipping rates. These help to determine the
centralization has many desirable aspects, the general pursuit of this objective,
while ignoring the locational demands of industry, can lead to the danger of es-
the industrial park and its tenant industries, as well as the economic position
of the chosen community. Therefore, spending money on planning and research which
can provide detailed data and analysis regarding site location can provide im-
portant returns.
Two major factors should be kept in mind when choosing the region for
an industrial park. One is the potential impact of the new industrial complex
living. The other location factor is the extent to which the industrial park may
volves acquisition of land. After the general area has been chosen, the problem
is to select the most suitable tract. For comparative purposes, it probably makes
should be made to determine whether the plots comprising the potential tract can
be assembled into a satisfactory unit. The choice of tract should be based upon
an evaluation of a number of factors which are elaborated upon the following pages.
32
ners should evaluate the difficulties and costs entailed in assembling plots,
Assembling land is relatively simple for a public agency which has the authority
to condemn land, but it may be an acute problem for private buyers. Dealing with
many individuals may force up the price of land, since it is seldom possible to
checked industrialists o~en take up options on one or more to ensure that they
will be available at a later date if desired. No matter what the source of spon-
To the industrialists the most important factors have to do with reducing the cost
of developing the park and of ensuring: (1) economies in future operations for
48
the industrial occupants, and (2) the convenience of their employees. The
general principles of land selection and assembly that apply to single-site de-
velopments are equally appropriate for the larger industrial park. In general,
the developer should purchase land that already has as many attributes as possible
that industry wants. This helps minimize the elements of site conversion and de-
velopment. To the community the important factors are much different, but n6 less
minimizing costs to the municipality, and protecting the environment. In both re-
site: (1) industrial zoning, (2) size of the tract, (3) topography and environ-
dinance, all vacant land areas under consideration should be checked as to whether
33
or not they are industrially zoned, and, if so, the ordinance should be reviewed
to determine the permitted uses in each type of industrial zone. If the munici-
pality is without planning or zoning, or areas are being considered outside the
municipal limits and are not subject to zoning, then special attention should be
given to neighboring properties to assure that they and industry will be compa-
tible neighbors.
uses, the designation of such areas is not necessarily based upon modern indus-
trial land use requirements or impacts . 49 Many zoning ordinances limit the types
a specific list of prohibited uses . These lists are generally based on lists from
impact, performance standards deal with the process, not the products, by trans-
lating the effects of the production process into quantifiable terms.50 The pri-
mary advantage to this technique is that it allows the zoning ordinance to keep
pace with current advances in industrial technology while at the same time maintain
compliance. Furthermore, communities should recognize that sole reliance upon in-
dustrial performance standards can result in the siting of any type of industry
that can satisfy the criteria. Moreover, some industrial clients may be skepti-
cal of performance standards since actual compliance may only be known a~er pro-
which is applicable to all zoning uses rather than just industrial. The formula
for measuring capacity against demand is fixed but the numbers are subject to
zoning is that approval of a project depends upon proof that the project will
proaches to land use regulation are included under the heading of impact zoning.
One of the most common requirements of impact zoning ordinances is the preparation
trial zoning. This technique requires special consideration of site specific fac-
These factors are normally associated with natural limitations such as steep slopes,
high water tables, or unique natural areas. The granting of a building permit
within an overlay district requires conformance to the primary district's use re-
the overlay.
tional industrial zoning. There is no hard and fast definition of a planned unit
It will o~en provide for a variety of uses on a specified tract of land under
through clustering in exchange for more open space in the form of parks, plazas,
etc. PUDs have generally been used in mixed residential developments, however,
35
the inclusion of industrial and commercial uses within the PUD concept is also
possible.
ties, building facilities, and services. On the other hand, the park should not
to size.5 4 For the park as a whole, a basic decision is required on the ratio
of the plant size to the size of the lot.55 The primary aim should be to prevent
cipating the uses for which provision has to be made. Provisions should be made
which allow for items such as: (1) landscaping of lots, (2) loading space for
trucks and general vehicle parking, and (3) land required for further expansion.
Urban Land Institute study indicates that the average size of industrial parks is
about 312 acres.5 6 Ultimately, the size of the development must be based on market
demand which will allow reasonable absorption over a logical development period
based on the needs of the community; the constraints of available sites; the
costs of acquiring, holding and developing larger projects; and, the need to ac-
are important to developers for several reasons. The topographic, hydrologic and
soil features of a site can substantially affect the techniques and materials re-
quired for construction. These in turn will directly influence the cost of a pro-
ject, possibly making it uneconomic. The physical environment also has great im-
portance. Varied slopes, trees, and natural ground cover provide a diversity and
certain natural conditions such as wetlands and underground water supplies can
36
carry with them legal issues which can have profound effects on development fea-
sibility.
with a preliminary engineering study of the site. Any problems which may be too
proceed. Such preliminary work is usually done on a limited budget and, therefore,
cannot be expected to determine and evaluate all problems. However, major prob-
lems should be evaluated during this phase of the work. Ideally, the preliminary
the topography of the vacant land tract is necessary for estimating the grading
necessary for a building site or otherwise evaluating the land's industrial poten-
tial. Survey data should be displayed on a map form which shows the ground surface
contours of the site. Contours of perimeter property should also be shown, parti-
cularly if they relate to watershed areas.5 7 This base map is used for terrain
analysis studies which indicate such characteristics as ground slope and drainage
patterns which can provide clues to the presence of sinkholes, fault lines in
tures such as springs, creeks, and the perimeter of wooded areas, should also be
located in the topographic survey. It may also be wise to single out large trees
suitable for retention. The location of existing man-made features such as roads,
as the possibilities for drainage and grading. Preliminary evaluation of the soils
and foundation conditions at the proposed site should be made at the earliest
swelling or shrinking soils which can affect floor slabs and pavements, and high
nary study of soil characteristics will determine suitability for industrial de-
velopment. Most important will be identification of site areas where soil charac-
teristics render the land economically unsuitable for building or other surface
or subsurface improvements.
significant effect on future and current industrial park projects. The National
Enviornmental Policy Act (NEPA) of 1969, the Clean Air Act of 1970, the Federal
Water Pollution Control Act Amendments of 1972, the Wetlands Protection Act of
1977, the National Flood Insurance Act of 1968, and the Noise Control Act of 1972,
Under NEPA, proposals for many projects using federal funds must be accompanied
the effect of a proposed land use change before the change is made. The Clean Air
Act of 1970 requires information on anticipated traffic flow and vehicular usage
from "indirect sources". The Federal Water Pollution Control Act Amendments re-
quires industry to obtain a permit for discharge of any pollutant into navigable
and certain non-navigable waters of the United States. The conservation and
velopers should be aware of local performance standards which may already affect
the prospective site. These standards can have significant impacts on the land
use arrangements and may limit the suitability of certain portions of a site for
sites, the tentatively selected land tracts should either have access to suitable
tively close to existing utility lines - water, electricity, gas, sewage disposal -
will keep down costs of extending the lines and may help to ensure economical
service. It is necessary not only to determine that water, power, natural gas
lines, and sewer lines are at or near the selected areas, but also to determine
the capacities of the lines. Because of the high cost of installation, if sewer
lines do not exist in the vicinity of the selected site, the industrial value of
the site may depreciate. The available power and gas line capacities are not as
of service or, at least, the feasibility of extending such service to the sites
under consideration. As utility line data are obtained, they also should be
and consumers of goods and services. The major difference between planned in-
dustrial districts prior to World War II and the modern industrial parks has been
the new freedom in choice of locations made possible by improved roads, expanded
thoroughfare, not only for convenience of access but also because the type of traf-
fie generated often includes heavy vehicles. Heavy volume combined with vehicular
weight requires streets, roads, and bridges built to withstand extra heavy wear.
Such surface standards are found primarily on major thoroughfares because these
portation considerations which are of importance to both industry and the community.
First, a plant site should be located so as to provide ease of access for customers
and workers traveling to and from the plant from various sections of the area.
Secondly, these movements should be possible without forcing heavy or bulky vehi-
cles to travel through the central part of town and various residential areas.
This need for nuisance-free access is also important where employee traffic is con-
cerned. Employee traffic will probably involve the largest number of vehicles
traveling to and from the site. Nuisance-free access can protect against disrup-
has been documented by a 1970 Port of New York-New Jersey Authority survey. 63
The move towards highway locations for individual industrial plants and for plan-
ned industrial parks has also increased land requirements because of the large
parking lots needed for employees and visitors, and because of off-street truck
storage areas.
the speed of transport brings economies in transport costs and savings in capital
investment. Secondly, the labor market area serving a plant is vastly expanded.
Finally, the location serves to expand the market area. A plant or warehouse near
the highway can serve the central city, the suburbs, and other nearby metropolitan
the industrial program of any community served by a railroad should consider sites
has substantial acreages of industrially suitable land along a railway may have
Industrial park planners should also consider the service available for
existing bus franchises provide transportation to the industrial park site, and
if so, whether sufficient buses are available to transport workers at the beginning
and end of working shifts. Where facilities do not presently exist, it may be
2) Selecting Industries
A great deal of time and effort can be saved if industrial park planners
64
can determine the basic type of industry best suited for their area. Two kinds
surveys, and industry outlook surveys. 6 5 The aim of the area development survey
gion, and a~er considering its various advantages and drawbacks, including loca-
tion and available skills, to evaluate its competitive position and investment op-
portunities. The result is a list of industries appropriate for the region. The
potential. Both types of study assist in selecting industries that represent the
most promising candidates for investment, and they can also help to determine
the industrial park will be laid out and the kind of facilities and services it
will provide.
41
the park with the long-range plans of the community. It has stressed the need to
and the developer for providing the required utilities. Similarly, there should
be adequate provision for linking the industrial park into the road system of the
community in order to facilitate communication and transport within the region and
to other regions. The street system within the park should be planned in accord-
avoidance of congestion.
tained about the needs of potential tenants. At this stage the sponsor may have
no definite knowledge of the specific clients who are going to settle on the prop-
a park will be planned for a selected group of industries, such as light engineer-
needs of such industries is necessary so that the proper facilities can be con-
structed and the right kind of services provided. Where there is more latitude
in the selection of industries, a prior study can determine the kinds of indus-
tries that would obtain the most benefit from location in an industrial park, as
well as those industries that would be most beneficial to the community. Such a
study might have an effect on the size of the park, since the degree of interest
in it could be tested.
The layout plan for the industrial park is developed in terms of the ob-
jectives of the developer, the physical and other construction considerations in-
volved, and the use controls and restrictions decided upon by the developer and
his advisor.
planning or layout of the lots. This should be based on the requirements of in-
will allow for custom plotting for industrial customers and provide room for sub-
for expansion. Failing this, however, a high degree of flexibility in street lay-
cult. For this reason, development in phases is an important planning and develop-
ment tool. To the extent that local planning and zoning authorities allow ambi-
guity in subdivision plans filed, time and money may be saved because numerous re-
visions are avoided. Phased development is also valuable since considerable sums
are usually expended before any revenues are received by the park developer.
Therefore, phasing the development process can be a major factor in the success of
the entire undertaking. It conserves on cash, and requires less total commitment
on the part of the sponsor at any one time and this, in turn, reduces the develop-
er's risk.
The layout plan of the industrial park is essentially the physical por-
tion of the development plan. It indicates the location of the major facilities
that are to be provided by the developer, and sets the general shape pattern of
stages must be carefully integrated with one another so that continuity in develop-
ment is provided. The layout plan of the industrial park should provide for as
much adjustment and adoption to the topography of the land as possible to take
1. The plans for streets, tracks, and utility easements should aim to
minimize development costs and obtain maximum efficiency of operation.
2. The layout plans should seek to minimize the length of tracks, length
of utility lines, quantity of earth moved, and the area in streets,
but with provision that street widths be adequate for moving the
anticipated traffic flow efficiently through the park.
3. The street pattern should be such that block lengths and lot depths
are adequate but not excessive in keeping with the needs of prospec-
tive tenants.
7. The layout should permit free flow of truck traffic without inter-
ference from rail freight switching.
10. The layout should keep to a minimum the number of odd-shaped lots
which can be difficult to sell or lease.
11. The tract layout should permit prospective tenants a choice of size,
shape, and type of site to meet their specific requirements.
sponsors o~en use supplemental methods for controlling future land use within
the park. Protective controls may be embodied in covenants, leases, and purchase
Covenants provide the industrial developer with private land use con-
trols in the form of a legal instrument to protect future occupants of his develop-
ment, its investors, and the community interests. Covenants can apply to virtually
relate to the general use of the land, to the nature of specific improvements and
their location, and to undeveloped property. .Any space standard which the sponsor
thinks is not properly covered in the zoning code may be included: such as set-
backs, side yards, off-street parking, off-street truck loading, percent of site
of land use, but cannot increase site coverage beyond that provided in the zoning
ordinance.
The kinds of controls and protective covenants recommended are not merely
prohibitions and limitations of land and building use. Workable industrial park
geared to the needs and requirements of the kind of industry that the developer
cupancy that are employed. Whatever form the controls take, they must be binding
on all occupants of the park for the same long-term period. While flexibility in
planning and design of the district is an important virtue for development pur-
zens groups prefer the upgrading of industrial land standards, through amendment
park planning. Controls set the park's character for the future. Minimum stan-
dards and controls tend to insure compatability among occupants of the district,
45
as well as between the park and the community. The final set of covenants should
gree on the ability to buy land at a low price and to hold it for a number of
years before receiving a return on the investment. The sponsor will have to
weigh the question of how much land to buy. It may be desirable to execute a
phased development program. In this case more land should probably be purchased
than can be immediately developed with the current appropriation. The reason is
partly to obtain lower land prices, but even more to assure that adequate land
is available for completing the project. On the other hand, there may be nega-
tive effects on the community if land is held out of productive use for long per-
iods of time. The fine line between obtaining enough land for expansion and
Caution should be exercised in selecting the land for the site. There
is always the danger that very low-priced land may be too far from good transpor-
tation facilities, raw materials, and markets, and that this may jeopardize the
success of the project. On the other hand, it is important for private developers
to buy land cheaply so that they can keep their taxes low, and compensate for the
income lost while holding the land. Because of the high cost of holding land, good
location and aggressive development are essential for getting the property into
The cost of improving raw land varies considerably with the general to-
pography of the tract.67 This determines the amount of work required for clearing,
grading, and drainage. The depth of the lot and the type of development, such as
46
is represented by the design of the street system, are the other major determining
factors. The shorter the depth of the lot the higher development costs may run,
The type of material used and the width of the streets largely deter-
mine the cost of street construction. The length of the street system, which is
dependent on the size and shape of the blocks, is the other major cost determinant.
The cost of installing utilities include the cost of extending sewage, gas, water
and power lines, and storm drains. Costs of installation will vary in accordance
with labor and material costs. The cost of installing basic utilities may be
The municipality may take responsibility for the streets or it may share the ori-
ginal cost of streets and of connecting sewers and water mains to the industrial
greatly from place to place, depending upon differential costs of labor and mater-
ials. Perhaps more important is the design of the buildings planned and the ma-
Breakdown of development costs also should be made for each phase of the
which affect the costs of financing the project. The cost per acre for developing
the first phase of a project may be substantially higher than the average cost per
acre for the entire project. This frequently occurs because of the need to con-
struct complete storm and sanitary sewerage and outlet facilities, which will ul-
Actual costs will not be known until the development work is completed.
The Urban Land Institute lists the following items which are normally included in
Both selling and leasing are effective marketing devices used in sue-
cessful industrial park developments. With either option the firm has the use of
its plant over a long period of time. In many instances industrial park developers
utilize both techniques. 70 The advantage to the developer of a policy which in-
eludes both sales and leasing is that it offers one more element of flexibility in
the disposition program. By providing a choice for the industrial firm, the de-
veloper of the planned industrial district can add considerably to the potential
If the sponsor develops building space in his park, in the form of a shell build-
tive. Traditionally most industrial park developers do not lease sites indepen-
dently of buildings.7 1
entering businesses because it requires no large down payments. However, from the
standpoint of the industrial park sponsor, there are some disadvantages to leas-
ing. For example, since the industrialist has no equity invested in the property,
a lease may make it cheap for him to move from the park unless safeguards are
48
provided to prevent this. One way of preventing this type of situation is to pro-
vide lease agreements which are written to run for a number of years before they
the equity invested will encourage the industrialist to build his future on the
growth has implications for selling or leasing policy. Such long-term increases
in property values usually result from increasing competition for land. During
inflationary periods, the value of factory buildings, other facilities, and land
will also rise. Selling the property transfers the right to future capital gains
to the buyer. It is true that some of the gains might be recaptured by property
and capital gains taxes, but this is an advantage possessed by the municipality,
future rents, insofar as the lease agreements permits, to the level of competi-
tive rental on properties outside of the park. Such a policy is desirable in the
factory space for expanding the park. Thus, by retaining ownership and leasing
of the property, which provides a hedge against inflation and higher replacement
costs.
mits a rapid turnover of funds invested. The release of funds invested enables
the management company to speed up the development of the park. This policy of
49
sor faced with an inadequate appropriation or with insufficient funds due to ris-
may require a smaller government investment in the industrial park program. There-
fore, under such a policy, moneys appropriated for industrial development go fur-
E. Financing
government programs. The basic incentive for investment groups is return on in-
creation and development of new customers and new business. This concept not only
encompasses an individual industry, but more importantly, the employees who will
become part of the community. The government programs - whether sponsored by lo-
cal, state or federal governments - are usually predicated on the theory that if
According to the Urban Land Institute there are four primary lending
and savings banks, real estate investment trusts (REITs), and a final category
Insurance Companies. Insurance companies are not only one of the chief
repositories of the nation's savings, but are one of the leading institutional
companies generally have broader lending powers than other lending sources.75
Because of this they operate with greater flexibility and their financial activi-
ties cover a wider range. Being less conservative and less restricted than banks,
insurance companies may finance projects which are not attractive to - or which
may not be permissible for - banks, and savings and loan associations. Insurance
Joint venture financing, whereby they provide the debt financing, receive a return
reason for this reluctance is economic. They do not want to tie up large portions
of their real estate portfolios with one loan for long periods of time.
Commercial banks are business corporations operated by and for the stock-
holders. Except for small numbers of banks located in the nation's largest fi-
nancial centers, commercial banks which provide funds for industrial development
have a local focus. 7 7 Lending practices for commercial banks can be expected to
vary widely since these banks adapt their practices to the competitive position
Real Estate Investment Trusts (REITs). Real Estate Investment Trusts are
another major source of funds for the industrialist. There are four specific types
of REITs.7 8 The most common type of REIT, known as the short-term trust, focuses
on construction and development loans much like the commercial banks do. They
are closely tied to the short-term outlook of real estate and the real estate
51
market as a whole. Long-term mortgage REITs finance permanent mortgages. The dif-
ference between long-term mortgage REITs and other sources of f'unds lies in the
fact that they obtain funds by issuing securities and stocks rather than by invit-
ing deposits. Equity REITs go one step further, in that they invest directly in
the project as an ownership group. These investors are looking for a good return
on their investment, along with the partially or totally tax-free income flow
through long-term capital gains and the potential for sheltering income through the
this case, they purchase the ground under a completed property and enter into a
long-term leaseback.
pension funds; public development companies (as a joint venture partner); mutual
Because of the nature of the case study which follow& a more indepth
helped numerous small industrial firms get started, expand, grow, and prosper.
The loans, provided by all levels of government, have been used by firms to con-
over ninety different programs that can f'und industrial development ventures. 7 9
For industrial park development the most important program is f'unded by the Econo-
Economic Development Administration loans and grants are made for up-
result in the creation of permanent jobs and higher incomes for the area's in-
habitants. BO The Public Works and Development Facilities Program is directly
52
linked to industrial park development. This program can benefit industrial de-
costs. The program provides direct and supplementary grants and loans to commu-
nities only for purposes such as the construction or up-grading of industrial parks,
utilities, streets and access roads; water and sewage facilities, primarily serving
industrial and commercial users; port facilities for industrial expansion; regional
airports; skill centers for the training or retraining of employed and underem-
ployed adults; certain tourist facilities and other facilities to stimulate eco-
industrial development. There are four main types of state and local assistance
programs. Two of these, state industrial finance authorities and local industrial
bond financing, provide funds obtained from public sources. The other two, state-
in nature and advance funds acquired primarily from private sources. While these
programs are not designed strictly for industrial park development, they often
park development.
ties include two different types: one guarantees industrial loans made by private
lenders, and the other makes direct loans of state funds to industrial firms.
State loan guarantee authorities insure the repayment of mortgage loans made by
private lenders. States pledge their credit as backing for the loans and usually
provide reserve funds to pay claims in case of default. Some state direct loan
authorities restrict their loans to ventures that can be financed jointly with
federal government agencies, while others limit loans to ventures located in labor
53
surplus areas. Others, however, have no such restrictions. The loans are used to
local governments finance the purchase of land and the construction of manufactur-
ing plants for resale or lease to industries. The industry agrees to lease the
property, paying all costs incidental to the use of the real estate, with the ren-
tal paid by the firm equal to an amount that will retire the bonds over the term
of the lease - usually just sufficient to cover the debt's principal and interest
Two types of industrial bonds are used; some states permit only general
obligation bonds, others authorize only revenue bonds, and still others allow
both. General obligation bonds are secured by the taxation power of the govern-
ment issuing the bonds, while revenue bonds are secured by the industrial property
acquired by the bond sale. Because of this, investors prefer general obligation
bonds over revenue bonds, which have no real guarantee of payment from the government
that issues them. The premise of debt financing is that there is a reasonable
that exhibit promise of success. Although state chartered, the corporations are
in advancing the prosperity and economic welfare of their areas. Loans also are
made to purchase land or to provide buildings and equipment. However, they also
Most have been established in the past two or three decades and are organized as
nonprofit corporations. Others are profit corporations, and still others are
chambers of commerce, and many today still operate directly under chamber of com-
merce supervision.
business in the community. Sometimes grant funds are made available to the local
development corporations from state or federal agencies, EDA, Fm.HA, model cities
or urban renewal programs . Other funds are borrowed from banks, insurance com-
dual firms.83 Other funds are used to provide loans to industrial firms for the
purchase of land, plants, and equipment, for plant construction and modernization,
need to determine the total amount of financing required. Lenders will need not
only this information, but also a good deal more knowledge about the project be-
fore they can evaluate loan requests. Once the total amount of costs is determined,
the amount of financing required and also the type of financing that would best
fit the future cash flow of the park. For example, because of the difference in
cash flow indicated that the park developer had the ability to repay shorter-term
55
dicated that it would place a strain on the capability of the park to repay.
projections and how they were developed and to be able to explain and substantiate
the validity of the major premises upon which the projects are based. Projections
are so basic to the planning of a project that some leaders may view a working
the proposed park successfully. It is important that they include realistic pro-
vision for all start-up and operating costs until the park reaches the break-even
point.
F. Marketing Techniques
ject is usually begun with informal contacts by the sponsor and major national
companies or prestigious regional and local firms. Attracting high quality com-
the park.
drawn in the detailed market analysis and with the goals and objectives of the
sponsor and the community. Once the community and sponsor have pinpointed the
type of industries they wish to attract, they must attempt to discover which com-
of outside sources. Among the best sources for developing a prospect list are the
vide the names of those industries that have expressed interests. Another source
a community can approach is its own state Industrial or Economic Development De-
partment. Because of the fierce competition for expanding industry among the
various states, these agencies are o~en extremely helpful in providing contacts.
State and local Chamber of Commerces are also important sources of information re-
be held with brokerage firms to inform them of new developments in the project, such
as changes in the plan, pricing modifications, and current sales or leases which
dustry. Brochures sent directly to prospects and cooperation with brokers provide
the best avenues for marketing the property. 87 Naturally, for the marketing stra-
tegy to be most effective, the thrust of the program must be directed toward the
potential clients identified in the market analysis. Signs on the project site,
particularly if highway visibility is good, also can convey the quality of the de-
documents which should be a part of the marketing program: (1) the technical serv-
regulations should be set forth in a positive way rather than as negative controls.
The potential tenants need to be convinced that these covenants were created for
The sales brochure describes the sponsor and its development experience,
sets forth the theme or concept for the development, and identifies the seed ten-
ants. A map of the site, showing specific sites, interior road networks, utility
lines, and rail access should also be included. Similarly, a location map showing
the relationship of the site to the total community and the general road and rail
networks which provide access to the property, should also be included. Also in-
Industry sources have recommended that the total cost of the marketing
program should be somewhere between three and five percent of the total projected
revenues of the industrial park. 89 The development expertise of the sponsor and
the nature of the competition will help to determine the actual allocation. Market-
ing flexibility during the course of development is also critical. In the event
the greatest care. The sponsor must try to gain the attention of that very limi-
ted number of companies that might use the park, and the community, most effectively.
a community. 90 The cost of this type of advertising can be quite high depending
trade publications can be used not only for advertising but also as a method of
city is concerned with "free" time or space placed as a result of such techniques
news release offers two advantages:9l (1) it is free, and (2) it is often more
effective to have a third party (such as the media) speak favorably of a product
making the front page or business column depends on quality, not quantity.9 2 Of
course, local support for the program is essential in order to generate good local
is viewed as the most selective, since the development group can pick its targets
and make an effort to attract only the selected industries. The direct-mail method
provides total control by the sponsor, and the success of the campaign is easily
The problem with the direct-mail approach is that every major site loca-
tor in the country is deluged with direct mail, and your message must be special
to warrant further consideration. The letter must be well written, brief and con-
cise, and include three essential ingredients: (1) the eye-catcher, (2) the facts,
ing program. The brochure has two purposes - to provide general information about
59
the community and to arouse enough interest in the community to induce a specific
request from the industrialist for more detailed information . Brochures should
avoid concentrating too much on the visual effects of printing and photographs be-
cause the experienced businessman looks for pertinent information, not fancy pack-
aging. Similarly it is important that up-to-date statistics be used, and that the
promoter avoid filling the brochure with indiscriminate facts that make it so
particular area is the so-called development trip, or a trip by the sponsor to the
cities are costly . Another problem is getting the right people, at the top of the
corporate ladder, to attend these meetings - rather than their powerless subordi-
nates. Even if you do get the top people, it is usually difficult to avoid the
with corporate heads is obvious, but the above-mentioned problems also must be ad-
dressed.
Follow-up . Often overlooked, but perhaps the most important of all the
promotion techniques is the direct sponsor-to- prospect contact which results from
set of extremely desirable characteristics can afford to simply wait for opportu-
rather than react or respond; they must aggressively seek prospects to bring into
the community. Follow-up requires good data, good timing, and most importantly,
good staff. Sponsors or promoters, and community leaders, must carefully evaluate
individual situations and determine precisely what level of response and effort
mic results and are often unwilling to spend the necessary time to achieve their
making, it can sometimes take years to work out the necessary details before a
decision about locating a new plant is made. Those communities willing to take
the time and expend the energy are more likely to succeed.
All marketing techniques can be used with some degree of success. Bud-
get constraints necessitate the careful evaluation of the specific project, the
tenants you are trying to attract to the project, and the effectiveness of the
a formula that yields the greatest results for the least expense. Appendix I may
help to calculate the appropriate blend - it shows industry responses towards de-
\\\
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ECONOMIC DEVELOPMENT DISTRICT
SCAL E MILES MARION, MASSACHUSETTS
63
III
A. Taunton
ton is strategically placed within twenty miles of five major urban areas: At-
tleboro, Brockton , Fall River , New Bedford , and Providence, Rhode Island . It is
the largest city , in terms of land area, in Massachusetts - with more than 49
The city is governed by a Mayor and Municipal Council. Except for the
management and control of the public school system , the Mayor and Council have
jurisdiction over the general management of city affairs and over the functioning
of all city departments . The Municipal Council consists of nine members who, like
The community was founded by Elizabeth Pole, the only woman ever to found
a city in this country . Pole moved from England to Massachusetts in 1633 and in
1637 bartered with the Wampanoag Indians for a portion of their woodlands. Follow-
ing her lead , a year later , forty-six men and women bought additional land from
Massasoit, the chief of the Wampanoags . They purchased, for two shillings per
acre, the plantation known by the Indians as Cohannet, "the land of quick-running
water", consisting of sixty-four square miles . Pole was honored by the authorities
as being the founder of the town and was given lands in the first purchase. These
lands were laid out for her by Captain Myles Standish , one of the original pilgrims .
In 1640 the settlement was named Taunton in honor of Taunton, England . The city
64
seal bears the motto "Dux Femina Facti", meaning: "A woman was leader of that which
Today the Taunton area is said to be the third most highly diversified
industrial area in New England, ranking behind Worcester and Bridgeport, Connec-
machinery parts, chemicals, dresses, sporting goods, rivets, jewelry, and bronze
Taunton has several industrial areas and three industrial parks: a pri-
vate park with 65 acres bordering on route 140; Dighton Industries Co. Industrial
Park with 350 acres on the Dighton-Taunton line; and the city's Myles Standish
The Myles Standish Park will be the major industrial area affected by
the completion of Interstate 495 in north Taunton. The park has the potential for
creating 4,000 to 6,000 jobs.9 8 Overall development of the park, which has been
I-495. The construction of I-495 is expected to make the city more attractive
for development.
creased demand for water and for other services; and (3) changes to community
occur on Bay Street.99 Traffic volume is projected to increase from the 1975 total
of 3,000 average daily trips to more than five times that in 1990.lOO At present
Bay Street is zoned for low density residence, and is still rural in character.
The road passes through Watson Pond State Park, and Lake Sabbatia, and overlies a
high yield aquifer that may be used for future water supply.
The north Whittenton and Oakland areas may also feel the effects of new
travel patterns and residential development pressures. Because land for develop-
ment on Bay Street is limited by the parks, lakes and conservation land, continued
growth can be expected along Field Street and parts of the Oakland area occupied by
farms. While the abundance of appropriately zoned land in the area will limit de-
mand for industrial land, farmland in the area may be very susceptible to commer-
Until recently Taunton has tried to attract industry to the city on its
bly attributable to the feeling in the community that Taunton's abundance of land
been laid for a more regional approach to economic development. Government offi-
cials and industry leaders from the entire southeast region have formed the South-
industry aware of the region's potential. Their efforts are described later in
this paper.
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DISTRICT BOUNDARY
APPRO X •
DATA
SOURCE: 1970 U.S. Census
NOTE : Since 1970 Plainville has
become a member of the
District.
Plymouth and Kings ton no
longer consider themselves
members.
SOURCE : Southeastern Re-
CT\
gional Planning and Eco- Vl
nomic Development
District
POPULATION DISTRIBUTION
SCALE MI LES
66
B. Southeastern Massachusetts
River and New Bedford, each of which has populations of about 100,000. 101 Taunton
New Bedford and Fall River. 102 Attleboro, on the suburban fringes of both Boston
Although the shoe and apparel industries have eroded and the entire south-
east region suffers from higher unemployment rates than the rest of the state,
fishing and jewelry are still very strong industries. The region has three city
sponsored industrial parks with excellent highway locations in New Bedford, Fall
River, and Taunton. However, these parks compete with one another as well as with
Mansfield.
Even though double digit inflation and high interest rates have hampered
progress, the region continues to make major strides in its efforts to transform
the area into a dynamic economic area. From 1966 to 1980, the EDA has invested a
total of $21,159,800 in the region. 104 The agency has funded six industrial parks
105
(a $7.758 million investment): Fall River Industrial Park; New Bedford Indus-
trial Park; North Attleborough Industrial Park; Plymouth Industrial Park; Wareham
Since 1966 the EDA has invested $10.149 million to improve the infra-
structure and other necessary facilities of the four cities in the region. 106 The
impact of this investment can be observed in the many ongoing revitalization efforts
urban development action grants, private investment, and other state and federal
parks. Compared to the rest of the nation, Massachusetts has fared well economi-
cally because of the strength of the computer industry concentrated around Boston
ployees work in high-technology firms. However, for high level jobs the institu-
tions of higher education serving the region are supplying less than 10 percent
defense equipment. Consumer goods such as apparel, textiles, and shoes, however,
are currently leading this new growth in production. The growth of the newer
industries and services in this part of the country in recent years is an indica-
tion of the role of small business in creating jobs. Many of the products pro-
duced in New England today did not exist twenty years ago. Studies indicate that
two-thirds of all new jobs are created by firms with twenty or less employees. 110
Furthermore, about 80 percent of jobs are created by companies that are four years
industries with prospects of rapid growth in the 1980s. 112 Because most Massachu-
setts industries are labor intensive rather than capital intensive, companies are
less affected by the lack of equity and debt. The computer manufacturing indus-
and New England, it must become more aggressive in its approach to attracting high-
technology and other growing industries. But, it is important that the region
68
also maintain its manufacturing base, which still represents almost half of all
existing jobs. Retention of existing industries and retraining to suit the needs
The population of the region has been growing at a steady pace. This
growth is expected to continue, particularly in the smaller towns which are re-
ban movement can be found throughout the region. This is occurring in spite of
shopping centers along major highways could, however, prove to be a serious detri-
terests can be seen in Fall River, Swansea, Dartmouth (New Bedford) and Raynham
(Taunton).
The three largest cities in the region are also the growth centers for
the region. Fall River, New Bedford and Taunton, maintain a level of economic
activity which generates jobs for people in other towns. Similarly, to a large
extent, they provide the necessary social and governmental services. In an index
short-term debt; costs of nine selected services; and tax effort) New Bedford
ranked 16th, Fall River ranked 19th and Taunton ranked 24th. 113 In the recent
past, the three cities have committed large amounts of federal and private funds
rest of the state and the nation; a transportation network which offers access to
all areas of the region and major areas such as Boston, Providence and Cape Cod;
two major seaports, in Fall River and New Bedford; established urban areas with
available land, building space and other amenities for industrial and commercial
ing fairly inexpensive labor. Despite the many positive features the region has
effort needs to be put into making the region's attributes known to industry.
control but follow state and national trends. They include the higher costs of
doing business in this part of the nation; generally higher tax rates and insur-
ance premiums; costly and less available energy supplies; and higher shipping
costs because of the distance to the new population and market centers in the
country.
growth or declining industries such as apparel and textile industries; the lack of
sufficient manpower training programs to reach the unemployed; and an over reliance
volunteers.
(2) President Reagan's proposed budget cuts. Proposition 2 1/2 affects all Massa-
tendency inherent in the statute. Reagan's attempt to cut EDA and other urban re-
vitalization grants could combine with Proposition 2 1/2 cuts to cause disasterous
results in the region's cities. Three of the region's industrial parks are still
looking to the EDA for additional assistance to develop more space to attract
growth industries. It is unlikely that the region's oldest cities would be able
portant element in the overall picture of the Massachusetts economy. It has played
a major role in insulating the state from the recession which has hit the rest of
the nation . 11 6 Because southeastern Massachusetts has, until now, met with little
success in acquiring expanding industries from the Boston-route 128 area, efforts
are now being made to attract industries from the troubled "Silicon Valley" of
northern California.
silicon chips there in the late 1960s, grew at a rapid pace. Many of its indus-
tries are now looking to expand . The trouble is, the industry has outgrown its
environs. 11 7 It has grown so big so fast that it has used up virtually all the
land available for expansion and absorbed all of the local skilled labor . Even
worse, dense concentration has driven housing prices in the area so high that the
high-tech companies can no longer attract the engineers and managers they need
from other parts of the country . As a result , many Silicon Valley companies have
been looking elsewhere as they prepare for future growth. The things which make
prospective new sites attractive are the very things that the Silicon Valley no
longer offers: large pools of skilled and trainable labor, affordable housing
at nowhere near the same scale. They do, however, worry about where their labor
force is coming from . 118 The industry in Massachusetts gets almost all of its
employees from in-state, but the state's colleges can't keep pace with the pro-
jected demand.ll9 A labor shortfall means no growth, and that could lead to the
To circumvent this problem Governor Edward King has proposed a $40 mil-
lion education and research center designed to make the state more competitive in
71
devices.
to see this center developed, particularly if it opens the doors for high-tech
development in their region. The region, like much of the rest of the state, seems
----- '
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Industrial Park
138
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LEGEND .•,
Corridor Study Area
General Study Area
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May 1978
AREAS DISCUSSED IN TAUNTON ANALYSIS
SCALE SOURCE: Southeastern Re- CITY OF
==--0======--====~2 M ILES
gional Planning and Eco- TAUNTON
nomic Development District
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76
Taunton began its push for industrial expansion later than many other in-
lagged behind other cities in southeast Massachusetts. 121 The first sustained
effort to attract industry sprung out of an industrial committee formed under the
merged with a newly created Industrial Development Commission which began to work
on developing industry throughout the city. The Commission was created on the
nized to play a more active role, and in September James E. Chase was appointed
its first chairman. 122 On May 1, 1971, Chase resigned (for personal reasons) and
the TIDC was to wait until December before it would appoint its new executive di-
an industrial park near the Paul A. Dever State School was made apparent by its
Street - near the perimeter of the talked about industrial park site. 124
sector of Taunton was initiated during the mid-1960s. Mayor Benjamin A. Friedman
and State Senator John F. Parker began the negotiations which would eventually lead
to the transfer of a large section of undeveloped Paul A. Dever State School prop-
The State School property totaled approximately 1,650 acres. The site
was originally acquired by the United States Army in 1942 to establish Camp Myles
Standish, a major embarkation point on the east coast for the troops going to
.
Europe during wor1 d War II. 125 In 1948, with the war ended and attempting to
77
divest itself of surplus lands, the federal government deeded the area to the
Mental Health would be the eventual recipient of this land. The deed carried
the condition that the limitation on use be maintained for a twenty-five year
period.
When the twenty-five year period expired in 1973, the community inten-
sified its efforts to acquire a site for industrial park development. Earlier, in
the fall of 1972, Ratheon had announced the closing of its plant in the neighbor-
ing town of North Dighton. Because of the implications for Taunton, Mayor DeSilva
organized a task force which was to analyze the impact of this plant closing on
the City of Taunton. Members of the task force included state legislators, of-
ficials of various federal agencies, U.S. Senator Edward Kennedy, and U.S. Repre-
involvement was to prove vital to the eventual acquisition of the site at the
tiate with the state for acquisition of the land, it spoke in terms of acquiring
more than 700 acres of land. The negotiating process was to whittle this amount
down to the eventual 437 acre site. Because it was state property, legislation
Senator John F. Parker filed the initial legislation to have 571 acres turned
over to the city for use as an industrial site. The plan met with stiff resist-
ance from the State Department of Mental Health and the school trustees. 127 While
city and state officials were involved in negotiations concerning the land, legis-
128
lation stalled in the House Committee on State Administration. This committee
Long and House Speaker David M. Bartley suggested that Taunton be re-
quired to pay the Department of Mental Health for the land it wished to acquire.
The suggestion stimulated a sharp debate between Aleixo and Bartley on the House
floor. 1 30 Representative Donald J. Manning of Waltham moved for reconsidera-
tion arguing that the measure should contain a stipulation that the property should
be appraised to determine its actual value. Aleixo debated Manning for over one
hour. When the motion to reconsider was put to a vote, it was rejected by a 171-
45 margin.
pay the state $1,200 for every acre which the city sold. 131 While this was more
than the $800-$900 the city had proposed paying, the House was still not prepared
to approve the legislation without f'urther information. With time running out for
EDA grant application approval the House requested, during a Thursday session, two
independent appraisals of the value of the land - and they wanted this information
the Economic Development Administration in June of 1973 to aid in planning for the
location of an industrial park at the Dever State School site. 133 The unsettled
status of the legislation needed to acquire the land was now holding up action on
a $900,000 grant application to develop the site. The EDA would not award any
funds until the city held title to the Dever land - this in turn prevented the
city acquired the land on June 24, 1974 - six days before the June 30, 1974, dead-
line set by the Economic Development Administration. 134 In that six days finalized
EDA grant applications were hand-carried between Taunton, Boston, Washington and
One of the reasons the Dever Land Bill was approved was the unprece-
dented agreement reached between the state and the city. 135 Taunton agreed to
work to guarantee that ten percent of the jobs created at the industrial park
would be filled by residents of the Dever School. The city also agreed to provide
safeguards for the Dever School residents along the Penn Central railroad tracks
which run through the land. In a separate agreement signed by the Commissioner
of the Department of Mental Health and local Taunton authorities, the city agreed
to: (1) maintain services for the mentally retarded, such as clinical advisories
Health and the Dever State School on the governing board of the proposed new park;
(3) seek funding for training programs for retarded citizens; and (4) guarantee
at least ten percent of the positions at the industrial park to retarded people. 1 36
The EDA grant was approved in the amount of $858,ooo. 137 Representative
Margaret Heckler's position as a member of a House Committee dealing with the De-
fense Department helped to secure the first funding for the project by obtaining
the support of the Department of Defense for the proposed acquisition of the for-
mer Camp Standish site. 138 Six months later the city obtained a second grant of
made which would affect the proposed park development. Of critical importance to
the success of the park was the proposed plan to extend Interstate 495. The ten-
tative plans called for the road to pass through north Taunton very close to the
site. The extension of 495 was to complete the loop around Boston by constructing
Commission considered this to be the "missing link" that would open up southeast
cial to the success of the industrial park being planned for Taunton.
Bo
the Department of Public Works offices in Taunton and assured the community that
funds would be set aside for the road. 141 Sargent also indicated that the "link"
would be placed at the top of the Commonwealth's priority list for federal funds
There were, however, long delays before the federal government authorized
an Environmental Impact Statement for the proposed project. By this time Michael
Dukakis was the Governor of the Commonwealth, and he appeared to be only mildly
Dukakis and state transportation and public works officials, the SRPEDDC made a
very strong push for the roadway. 144 SRPEDDC cited the positive benefits which
the region would derive from this roadway. Dukakis approved the extension in May
of 1976.
Those opposed to the highway were mostly concerned with its affect on
wetlands, wells, and property values in the area. The Environmental Impact State-
ment was accepted for the entire roadway, with the exception of a decision concern-
ing the location of one interchange which the Town of Norton and the City of
Taunton disagreed on. Six alternatives were eventually boiled down to two possible
with Bay Street, thereby providing direct access to its industrial park site.
Norton wanted the interchange placed further to the west in order to provide ac-
cess to an industrial park site which it hoped to develop - also on Dever School
property. The Bay Street interchange was accepted and Taunton's proposed indus-
trial park came closer to being. Construction of the "missing link" began in 1977
145
and is expected to be completed sometime this fal1.
also noteworthy. During the period from July, 1974 to October, 1977, the Com-
mission was supported by an EDA technical assistance grant of $104,ooo. 146 This
money was appropriated in order to broaden the scope of .the Commission in its ef-
fort to attract industry to the city, and to assist in expansion efforts of exist-
As early as 1973 the Commission began to realize that the industrial park
wo uld b es t b e manage dby a non-pro f i•t corporat•ion. 148 The commissioners of the
Taunton Industrial Development Commission went before the Municipal Council and
business community. This proposal was adopted by the Council and approved by Mayor
14
Rudolph DeSilva in August of 1973. 9
The directors of the new corporation were selected by the fi~een com-
rowed to fi~een finalist from whom the 11 members and 9 directors were selected.
The directors of the new corporation came from a broad segment of the city's busi-
ness community:l50 Joseph I. Quinn, o;wner of the Alan Walker Insurance Co.; Rob-
the Taunton Cooperative Bank; Edward A. Roster, a local attorney; Harry H. Carey,
a board member of the First Bristol National Bank; Addison L. Jannings, a local
Volkman, executive vice president of the Chamber of Commerce; and Sinclair Weeks,
Jr., chairman of the board of Reed and Barton. Quinn was named chairman of the
Three other directors were also added to protect "the interests of the
city": the mayor in his or her term of office; the president of the Municipal
Council in his or her term of office; and, the chairman of the Industrial Develop-
ment Commission.
82
By 1974 the Industrial Development Corporation had been formed and was
beginning to play an active role in the industrial park project. But legally the
corporation did not have the real authority to make decisions. 151 During the later
part of 1974 and 1975 an agreement was worked out between the Industrial Develop-
ment Commission, the Development Corporation, and the Municipal Council. The
Council in October of 1975 and received the final approval of the Council in June
of 1976. 1 52 The management agreements which gave the Development Corporation total
that future EDA grants would be made directly to the corporation rather than through
a city agency. The result of this would be that future investment, which would re-
quire 30% matching funds, would come from the corporation rather than from the
city itself. 1 54 This way the corporation, not the city assumes the costs. 155 The
management agreement stipulated that the sale of land would be the corporation's
only source of profits and that these profits would be reinvested in the continu-
ing development of the park. The corporation was able to establish a line of
credit, with community banks, of over one million dollars - based on the park's
potential value.
The first development plan for Myles Standish was prepared by the Taunton
those city agencies whose services would be involved. The master plan for the
437-acre site called for development to proceed in four phases, each phase consist-
ing of approximately 100 acres. The development time-table for each phase would
156
be dependent on the marketing success of the previous phase. Preliminary engi-
neering for a new phase would begin when 50% of the land in the previous phase had
been sold.
83
Because of the location and attributes of the site, the Commission and
its task force decided to develop a garden-style industrial park. The basic con-
design buildings and sites so that they are integrated into the natural landscape.
The original plan was produced by using aerial photographs of the area.
April 14, 1978. Companies must have written approval from the TDC before any con-
struction of site improvements can begin. The twenty-four deed restrictions serve
to reinforce existing municipal and state zoning ordinances and regulations. They
are designed to protect the intent of a garden-style industrial park and prevent
poor design or maintenance from detracting from the value of neighboring facilities.
tions, obtained from the Association of Industrial Parks, was used by the Develop-
ment Corporation.
approximately 117 acres included in the first phase of Myles Standish Industrial
Park. This area was to be developed first because of its access to Crane Avenue,
(keep in mind - the interstate was not even approved at this point) which provides
access to route 140, and its proximity to an abandoned railroad right-of-way which
Up and until the fall of 1975 the industrial park carried the simple
name of "Northwest". However, this was a temporary name used because of the need
for a name when filing for the EDA grants. 1 58 Therefore, a contest was developed
whereby Taunton High School students would choose a more appropriate name and logo
for the park. A committee, consisting of three members of the local news media,
selected the name Myles Standish because of the historical value of the name. 1 59
84
Three EDA grants were authorized and three contracts awarded by October
of 1975: one for the on-site work; one for the off-site sewer main; and one for
the off-site water main. Over a ten-month period in 1976-1977 a $94,ooo grant
was used for selective site clearance in the Phase One area.
16
° Construction for
the large infrastructure grants was begun in the spring of 1976 and completed by
late 1977. Two other EDA grants, totaling $1 ,479,000, were used to construct a
20,000 lineal foot 12-inch water main; a 15,000 lineal foot sewer main; 6,600
lineal feet of road sur~ace; a surface drainage system; and street lighting.161
The first phase of development was completed by 1978 with federal and city
sponsored EDA grants. But certain additional work and the work for Phase Two would
the park. This was accomplished in large part because of funds left over from
an EDA grant for a water main tie-in on Bay Street. The corporation had to con-
vince the EDA that the original grant wasn't so much for the water main as for
$250,000 catne from the le~ over grant money and $300,000 from the corporation. 1 63
The money expended by the corporation was obtained through the sale of land in
Phase One of the development. The Taunton Municipal Lighting Plant purchased the
abandoned railroad right-of-way that originally served Catnp Myles Standish. The
utility then installed a new distribution system and provided the Development Cor-
poration with an easement for the construction of a 9,000 lineal foot rail spur,
which would connect with the existing line.164 Approximately 100 of the park's
437 acres can be served by this railroad spur. The main segment of the line was
provided by the corporation, but the remaining tie-ins are the responsibility of
was the development of a loop water system which both the fire department and
water main from Norton Avenue, up Harvey Street and into the park at a cost of
165
$165,000. A third project involved a change in the sewer interception. Al-
though the park is tied into the city sewer system, at the time the lines from the
park were tied into others, including those from the Dever State School. The cost
of separating the park's lines from all the others was $130,500 for the 4,ooo
On June 23, 1978, Myles Standish Industrial Park was officially dedica-
ted. The program included ground breaking ceremonies by Boyden Plastics of Taunton,
and Waters Associates, Incorporated of Milford and Taunton - the two seed tenants
in the park. Boyden Plastics, a division of General Mills, through the Parker
Brothers Game Division, has constructed a 55,000 square foot manufacturing facility
which employs almost 200 persons on its 11-acre site. 167 Waters Associates, Inc.,
instruments, accessories and supplies, has constructed a 32,000 square foot ma-
In 1978 and 1979 the TDC sold 43 acres of land in the Phase One area of
the park. Because of this progress, the EDA approved a grant for the development of
Phase Two of the project, in the amount of $1,687,000. 169 The second phase was plan-
ned to complete the road network and utilities in time to coincide with the comple-
tion of Interstate 495. Phase Two involved the development of another 120 acres of
land, concentrating on the road network connection with Bay Street and, in turn,
with the Bay Street interchange on route 495.l70 This interchange borders the
northeast corner of the park's land. Also included in this phase was the esta-
blishment of a 2.1 million gallon water storage standpipe to help the fire flow;
Now that the first two phases of development are nearly completed, the
emphasis must be turned to the marketing of Myles Standish Industrial Park. With
the opening of the route 495 interchange just months away, the park has sold a
The sites which companies may purchase are designed to be quite flexible.
On plat maps of the area the building sites are shown as "paper lots", to give a
rough estimate around which the roadwork and utility placements could be planned.
The idea is to give a rough idea of how typically sized lots might appear in the
completed park. This was necessary for the administrative approvals which the park
required from the Economic Development Agency and the local planning board. 1 73 The
actual sizes and configurations of the lots are determined when the tenant pur-
chases the land. Land prices in the Phase One area are set at $15,000 an acre for
land with no access to rail and $20,000 an acre for land with access to rail. Land
in the Phase Two area sells for $22,000 an acre. Once the route 495 interchange
is opened land prices in the park will probably average more than $25,000 an acre. 1 7 4
There are four groups involved in the marketing of Myles Standish: the
the Taunton Industrial Development Financing Authority, and the Taunton Development
Corporation. The TIDC is responsible for attracting industry to the entire city,
while the TDC is concerned only with the marketing of Myles Standish Industrial
Park . The Financing Authority handles industrial revenue bonds. The state-
regulated revenue bond program allows industry to borrow money for new development,
or expansion, at low interest rates by using the city's credit as backing with
the firm taking complete responsibility for repayment. The four groups mentioned
William McAloon plays the key role in the marketing process. McAloon
wears several hats - he is a member of the board of directors of the Taunton De-
Commission. McAloon was named executive director of the TIDC in December of 1971.
October of 1970. The majority of his career had been spent in various sales posi-
tions. His employers included the Taunton Gas Light Company in the 1930s and
1940s, and the Roper Company (which would eventually be sold to Sears) in the 1950s
and 1960s.
The actual marketing of the park is done by the Taunton Industrial De-
because of budget constraints, staffing is a problem. The TIDC has run about
TIDC promotional budget has been cut, thereby reducing this number as well. As for
personnel, Richard Bettencourt is the only person involved in the active promoting
high-tech industries around Boston and companies included in the one hundred lead-
ing growth industries . The objective as McAloon describes it is "to expose Taunton
to these industries".176 A similar strategy has been used in the past with direct-
mailings and target-mailings, designed to "get this information into the files of
cludes a detailed profile of the city, a pha.mphlet setting forth the covenants and
World article on Myles Standish Industrial Park, and various maps showing the region,
the city, and the industrial park layout itself. The a.mount of money allocated to
the TIDC has been minimal because of the city's fiscal situation, and because of
88
the city's desire to wait until I-495 was closer to completion. McAloon himself
admits that "some people haven't been satisfied with the speed with which the park
has been developed", but points out that the overall plan is a long-range one
feels that I-495 is the catalyst. "We have had considerable interest in Phase Two
of the park and action has now come alive on the Bay Street interchange. 11179
ment of Myles Standish. In the fall of 1981, the previous mayor, Joseph M. Amaral,
doubled the TIDC funding because of the impending completion of Interstate 495. 180
Originally it was felt that the Taunton Development Corporation should give an
"exclusive" to an industrial realtor, but it was decided that such decisions should
be postponed until the newly elected mayor, Richard Johnson, could offer his im-
181
put .
Even more important to the City of Taunton and the region has been the
The committee, which includes government officials and industry leaders from Taun-
ton, Fall River and New Bedford, is trying to attract industries to the southeastern
area. The committee has spent about $150,000, largely for travel expenses and mass
mailings to one thousand companies. 182 Each community raised about $30,000 from
tions; that, coupled with $40,000 in state funds and the balance in private contri-
The group faces an uphill battle against low-tax states, the Sun Belt,
and states like the Carolinas which offer lucrative incentives that most New
England states cannot match. More than one hundred industries were invited to
184
meet with the group in California, but only thirty-nine sent representatives.
89
Eight of these industries have agreed to tour the southeastern Massachusetts region
within the next few months and consider it as a spot for expansion. If nothing
else, the trip to California has allowed Taunton to update its promotional mater-
ials with a $40,000 grant from the Private Industrial Council. 18 5 That process
rect, the next few months should prove to be most influential to the final develop-
of Myles Standish Industrial Park, using the criteria set forth in Section II of
this paper. Many of the issues overlap the five areas of review: Site Selection,
Site Selection.
eastern Massachusetts was and remains a good one. The region needs additional in-
dustries and the employment which they bring. Locating the park in the northern
part of the region made good sense because of its proximity to the route 128 growth
area. -On the other hand, the competition from the Cabot, Cabot and Forbes "Inter-
However, because the need to create jobs and additional tax revenue was and still
2. The Specific Site. While I-495 provides excellent access to the site,
certain problems must be addressed. The specific location of the park and the
tive land, farmland, and residential areas currently zoned for low-density develop-
ment. Traffic flow from I-495 and Myles Standish Industrial Park will place
pressures on Bay Street and adjacent lands and neighborhoods. Similarly, the
western access to the park, Harvey Street, may not be able to handle Myles Standish
traffic and I-495 traffic which will use Myles Standish Industrial Park as a
method of getting to route 140 and the Oakland neighborhood area. This may place
The site itself is an excellent physical specimen, and the style and
layout used is practical and efficient. Generally, layout and utilities in indus-
trial parks are designed for the specific type of client the management wishes to
91
attract. It is unclear whether a specific group of industries has ever been tar-
the availability of the Dever School land and its proximity to the proposed I-495
large scale developments. Were there other suitable sites in the city which would
have required less infrastructure costs and would have been more consistent with
surrounding zoning? Obviously, I-495 makes this site very attractive, but alter-
natives may also have been attractive and required fewer capital investments.
Management.
It reduces costs to the city and allows for reinvestment of all profits from the
sale of land. It is unfortunate that the Taunton Development Corporation was not
the original developer of the project. By turning over control at such a late
stage, the city was made to bear the costs of $1.6 million in matching funds for
the project. Private management could offer more money for marketing of the park.
ment. Similarly, private funding would have made development of spec buildings
likely, aplus for the eventual marketing of the park. Since the issue at hand
is creating jobs and producing additional tax revenues, the profits on sales of
term management plans more clearly. It must protect the city from having to absorb
92
designed tenants association which would assist the Taunton Development Corporation
Management should spell out the type of industry they are seeking to
attract. This list would be based on a market study of industries, their growth
potential, their requirements and their potential benefit to the community. This
The covenants for the park are well thought out and show an obvious con-
cern for the overall development plan. Sign specifications should be more speci-
signs.
be developed for determining what guidelines will be used to determine whether ad-
ditional development is warranted. How long will undeveloped land be held, and
The seed tenants in an industrial park o~en set the tenor for develop-
ment. The seed tenants should be strong industries capable of generating in-
terest (in the park) on the part of other growing industries. The seed tenants
in this case may not have been strong enough to warrant the initial development
costs. More, or stronger, seed tenants should probably have been considered. Par-
ticularly when one considers the competition ten miles up the road in Mansfield.
made with the State Department of Mental Health and the Dever School authorities.
public relations develop from this situation. To date, William McAloon of the
Management must also address the issue of marketing. This will be dis-
Attracting Industry.
which industrialists seek when locating their firms. There is an obvious supply
training programs designed to meet the needs of industry. The city and the region
should support the King proposal to develop a high-tech training college. Sup-
port should also be given to improving and expanding existing technical schools
This would also result in higher wage jobs for the community .
most important to marketing success. Attracting industry to the region will bene-
When attracting industry, the city should stress not only land, utilities,
labor force and wages, but locational qualities that make the city a nice place
to live. This would include recreational opportunities available on Cape Cod and
Narragansett Bay. Proximity to the Boston area and the mountains and lakes of
Marketing.
Industrial Park developed in a fashion similar to the Cabot, Cabot and Forbes park
in Mansfield. The two parks have actually competed for industry in the last few
years, with the winner being quite apparent. The Mansfield park still has 300
94
acres which will be developed and marketed during the next five years. This means
that Mansfield will be competing with Myles Standish's 200 acres which will be
available at the same time. The need for increased professional marketing of
2. Issues. The most apparent problem with the current marketing proce-
develop this site, the Taunton Development Corporation and the Taunton Industrial
Development Commission are now marketing the site on a shoe-string budget. The
results are apparent - one tenant, a distribution service, in the last four years.
If the potential benefits of Myles Standish Industrial Park are so great, then
a larger marketing budget will obviously pay for itself in a short time.
success of the marketing of the previous phase. The marketing process might ac-
tually be considered a part of the development costs, and therefore the Develop-
ment Corporation should be willing to bear this cost. Additional experienced pro-
The marketing of the park should have begun in earnest at a much earlier
time. Furthermore, it should have been more efficiently conducted given the size
of the marketing budget. A shotgun approach to marketing provides few returns when
The use of local real estate brokers should be ongoing. Meetings should
be held periodically to remind them of the park and its availability. This is
but usually more productive than other forms of unsolicited contact. The regional
project.
General Issues.
The community could have required much more examination of the original
development . This, quite obviously, should have been done with the park to deter-
mine the effect of new growth on service requirements such as police, fire, public
works, schools and general government . The community should consider this at the
the downtown area is allowed to depreciate, thereby harming the "quality of lifeff
The city must work to discourage sprawl. Growth policies must be de-
fined so that the community can respond to future I-495 and Myles Standish Indus-
trial Park induced development pressures . The potential for development of sensi-
various areas of Taunton. This can help to reduce traffic flow in sensitive areas.
Recommendations.
park may actually help the city zoning process by reducing pressures for indus-
areas are protected. A specialized business district serving motorists and Myles
Standish Industrial Park should be directed to the area fronting the park entrance.
Qpen Space. The community should protect wetlands through the establish-
ment of a wetlands zoning district which would back up existing state legislation.
encouraging travel west to route 140. This could be done by using signs to
direct traffic through the Myles Standish area. This would necessitate improve-
velopment in these areas until the city can decide how to cope with the growth.
mendations set forth by the Southeastern Regional Planning and Economic Develop-
APPENDIX I
1972.
Internal 1 0 1 0 1 0
Chamber 19 2 17 11 2 6
Utility 2 2 2 2 0 1
State ID 6 0 6 2 1 3
R.R./Trans. Co. 3 0 3 2 1 0
Consultant 3 2 1 2 1 0
Personal Telephone
Manufacturer's Opinion Visits Calls
Very Useful 7 2
OK 11 11
Not useful unless project
for area underway 30 31
Not useful 52 56
100% 100%
Number of respondents 46 45
I-2
Personal Telephone
Manufacturer's Opinion Visits Calls
Very useful 3 0 33 0 0 20
OK 10 9 17 10 9 40
Not useful unless project
for area underway 28 45 17 28 45 20
Not useful 59 45 33 62 45 20
100% 100% 100% 100% 100% 100%
Number of respondents 29 11 6 29 11 5
Very useful 13 4 38 14
Somewhat useful 36 14 34 20
Not useful unless area
presently being con-
sidered 8 37 0 37
Not useful 43 45 28 29
100% 100% 100% 100%
Number of respondents 53 49 29 35
Very useful 0 18 50 5 13 50 46 28 33
Somewhat useful 47 18 20 24 25 0 23 43 44
Not useful unless
project being
considered 6 18 0 43 38 17 0 0 0
Not useful 47 45 33 29 25 33 31 28 22
100% 100% 100% 100% 100% 100% 100% 100% 100%
Number of respondents 32 11 10 21 8 6 13 7 9
I-3
Transpor-
General tat ion Power Labor Taxes
Very useful 39 29 30 38 37
Somewhat useful 26 21 22 21 42
Not useful unless
project considered 5 7 11 6 5
Not useful 29 43 37 35 16
100% 100% 100% 100% 100%
Number of respondents 38 28 27 34 43
Very useful 26 33 70
Somewhat useful 26 33 70
Not useful unless project
being considered 0 22 0
Not useful 47 11 10
100% 100% 100%
Number of respondents 19 9 10
Very useful 80 71 95
Somewhat useful 5 17 2
Not useful unless project
being considered 3 4 0
Not useful 13 7 2
100% 100% 100%
Number of respondents 44 45 40
II-1
APPENDIX II
Racial Composition:
70-80
1970 1980 % Change
White 41,937 43,380 3.4
Black 503 645 28 .2
Spanish
American 1,108 1,292 16.6
Other 208 976 396.2
43,756 45 ,001 2.8
Education :
Taunton 10.7
County 10.2
State 12.2
Income:
Labor Force:
70-80
1970 1980 %Change
Labor Force 18,325 21,376 16.7
Employment 17,556 19,682 12.1
Unemployment 772 1,694 119.4
Unemployment
Rate 4.2 7.9 88.1
Municipal Finances:
1980 1981
Assessed Valuation ($000) 127,950 433,135
Actual Tax Rates
(Per $1,000) 116.oo 35.47
Assessment Ratio (%) 40 98
Full Value Tax Rate 47.39 34.98
Massachusetts: 1981
Actual Tax Rates 61.65
Assessment Ratio 61
Full Value Tax Rate 37.90
Housing:
70-80
1970 1980 % Change
Dwelling Units 13,770 16,770 2i.8
Population Per
Unit 3.1 2.7
1-Unit 6,981 7,657 9.7
2 Units or more 7,474 8,673 16.o
Mobile Homes/
Trailers 194 403 107.7
Land Use:
51-71 *
1951 1971 % Change 1980
Forest 17,359 17,349 -0.6 15,56"0
Agriculture or
Open Space 5,423 4,078 -25 4,300
Wetland 1,351 1,541 14.1 1,500
Mining and
Waste Disposal 50 285 470 398
Urban 5,294 6,119 15.6 6,976
Recreation or
Outdoor 109 214 96.3 852
*Whereas McConnell Land Use Data was used for 1951 and 1971
data, the 1980 figures were estimated from the Open Space
Master Plan for the City of Taunton. Much of the forest
acerage in 1971 were categorize·d as recreation or outdoor
in 1980.
All data in this Appendix comes from Data Base For The City Of Taunton,
prepared by the Southeastern Regional Planning and Economic Development
District in 1982. Tb.is data base was used in preparing Southeastern
Massachusetts Fact Book, 1982.
III-1
APPENDIX III
$7,758,000
1. Site plans and specifications must be submitted to the Corporation and its written approval
must be obtained prior to all construction on the conveyed premises. Site plans must include sur-
face drainage, building locations, parking areas, landscaping, roadways, entrances and exits.
2. Location of roads, road widths, road surfacing and construction standards, as well as water,
sewer and utility installations , must comply with all municipal or State rules, order, ordinances or
regulations governing such facilities or installations.
4. All structures erected on the conveyed premises (and the word " structure" shall include
anything which requires location on or attachment to the ground, but does not include pavements
or planting) must be so located on the conveyed premises that each part thereof is set back at least
the following distances:
a. One hundred (100) feet from any street, highway or road upon which the struc-
ture in question fronts (it being understood that the Corporation reserves the
right to approve the direction which any structure will face).
b. Fifty (50) feet from any other boundary line of the conveyed premises or, if the
conveyed premises include two or more contiguous subdivision lots, from the
exterior boundary of such lots.
If a site plan is submitted to the Corporation which shows the location of a proposed structure
and said plan is approved in writing by the Cor.poration and then erection of said structure at the
location shown on the site plan is begun and continues for ninety (90) days without the institution of
a suit to enjoin said construction on the ground that it violates the minimum set-back provisions of
this subparagraph, it shall be conclusively presumed (against anyone to whom the benefits of this
subparagraph runs) that the minimum set-back provisions have been complied with.
5. The area of the conveyed premises covered by buildings shall at no time exceed 50% of the
total area of the conveyed premises.
6. No building or structures shall be erected or maintained except the same shall have exterior
walls faced with brick, precast concrete, metal panels, or other equally aesthetically acceptable
material approved by the Corporation or its successors as to color, permanence and architectural
conformity with a garden-type industrial park, nor shall any buildings or structures be erected , or
exterior structural alterations or additions made except pursuant to plans first approved in writing
by the Corporation or its successors as to landscaping, and architectural conformity to a garden-
type industrial park, which approval shall not be withheld unreasonably. Reasonable care shall be
used to maintain the exterior appearance of said premises and all structures thereon in accordance
with such plans. ·
7. The conveyed premises shall not be used or occupied at any time for any purpose other
than the purpose of corporate headquarters, services industries, manufacturing , processing ,
wholesaling, distribution , and jobbing or warehousing which is in connection with on site manufac-
turing processing , wholesaling and distribution; or for the purpose of operating a business of a
nature kindred to the ones specified.
8. Among those uses of the conveyed premises which are prohibited are residential uses and
commercial uses of a retail nature except, in the latter case, such uses as may be incidental and of
an insubstantial nature in comparison with the permitted commercial use of the premises; provided
that any such exceptional retail use shall nevertheless be conducted only with the prior written ap-
proval of the Corporation .
IV-2
9. No obnoxious or offensive trade or activity shall be carried on, nor shall anything be done
on the conveyed premises which may be or may become an annoyance to the occupants of the
other premises in the area, including but not limited to unsightliness, excess emission of odors,
waste, dust, fumes, smoke, noise, vibration, heat, glare or toxic gases.
10. No waste material or refuse shall be dumped upon or permitted to remain upon any part of
the conveyed premises outside of buildings constructed thereon. In addition, the conveyed
premises shall not be used for any industry whose primary business requires industrial sewage
unless the governing municipal and State bodies authorize the use of the available sewage disposal
facilities. All liquid or solid wastes must be treated to conform with applicable standards of the
Massachusetts Department of Health or any other regulations of any governing municipal or state
body. Nothing in this paragraph shall prevent the owner of any portion of the premises from con·
structing thereon a " settling pond " to receive materials d ischarged in the process of the manufac·
ture of its product so long as said pond or its use is neither unsightly, offensive, unsanitary or in
violation of any state or municipal regulation or order.
11. Any and all parking, including parking for visitors , employees or customers shall be "off
street" and there shall be no less than one (1) parking space for every two (2) workers employed on
the conveyed premises. Parking shall be permitted between the front lot line and the building or
buildings and out to a line forty (40) feet from the front lot line. All roads and parking areas shall
have a minimum surfacing of asphaltic concrete . Curbings shall be installed in all parking areas
between the front lot line and the building set-back line.
12. Any and all loading, unloading or deliveries on the premises shall be "off-street" , located at
the rear or sides of the building. All loading or unloading areas shall have a minimum surfacing of
asphaltic concrete with curbing. Curbings shall be installed in all loading and unloading areas be-
tween the front lot line and building set-back line.
13. N o materials or supplies shall be stored or permitted to remain on any part of the conveyed
premises outside the buildings constructed thereon.
14. The Zoning and Building Code regulations in effect from time to time shall be deemed as
minimum requirements.
15. The area between the buildings and the property lines is to be used either for open land·
scape and green areas, or for off-street parking. The area is to be landscaped attractively with lawns,
trees , shrubs, etc. according to plans first approved by the Corporation. Any landscaped area shall
be properly maintained in a sightly and well -kept condition.
16. Every owner of a portion of the premises shall maintain the roads and structures within his
own property in good condition, and the grounds, such roads, parking areas, grass, shrubs and
trees in a clean and tidy manner.
17. No fence or permanent construction shall be permitted between the building line and any
street, highway or road or elsewhere on the parcel, over three (3) feet in height of an opaque nature
without prior consent of the Corporation.
18. No billboards or advertising sign, other than those identifying the main business and pro-
ducts of the firm occupying the premises shall be permitted. All such signs shall be approved by the
Corporation. No unshaded, flashing or open lights shall be allowed on such signs.
19. No part of the conveyed premises shall be further sub·divided by any owner nor any portion
thereof transferred or conveyed so as to cause the remainder thereof to fail to comply with any pro-
vision of these restrictions.
20. In the event that the owner of any portion of the premises shall intend to sell the conveyed
premises, or any portion thereof, it shall first offer to reconvey the same unto the Corporation on
the following terms:
IV-3
a. If there shall be no building on the land, the price shall be the same price per
square foot at which the premises were originally sold by the Corporation to
the original grantee.
b. If a facility is situated upon said land, the Corporation shall have the first
refusal to purchase said land and facility at the same price and other terms
which any prospective purchaser may be willing to pay as indicated by a writ-
ten offer submitted by said prospective purchaser.
c. If the Corporation within thirty (30) days after receipt of notice of such offer
does not agree to meet it, the owner shall be free to sell to the offeror. This
right of first refusal shall not be binding on any mortgagee which acquires title
to said premises or any portion thereof through foreclosure or deed in lieu
thereof and shall not be operative in the event of any foreclosure by sale with
respect to the premises or any portion thereof.
21. If, after the expiration of two (2) years from the execution of a deed by the Corporation to
any grantee for a portion of the premises, such grantee or any subsequent owner of the conveyed
premises shall not have begun, in good faith , with reasonably complete arrangements to carry
through to completion, the construction of a building on the conveyed premises approved by the
Corporation under the foregoing restrictions and provisions, the Corporation shall have an option
to repurchase the site for the price paid by the grantee or owner. The Corporation may extend the
foregoing two (2) year period whenever it deems it desirable to do so. The Corporation's aforesaid
option must be exercised in writing within one (1) year after it accrues; otherwise the option shall
expire.
22. All and each of the above restrictions and covenants herein contained shall remain in effect
for the period specified above, except that they may be amended by a proper vote of the Corpora-
tion provided that the amendment imposes no more onerous conditions on any existing owner.
23. The Corporation may from time to time by written instrument in recordable form grant
variances from or waivers of any one or more of the foregoing restrictions and covenants where , in
the opinion of the Corporation, as certified in the instrument, desirable relief can be granted
without substantial detriment to the development of the premises as a garden-type industrial park
and without substantial detriment to the portions thereof theretofore built upon.
24. The Corporation may from time to time by written instrument in recordable form grant ap-
proval to an existing or proposed use or structure or certify as to compliance with any of the
preceding covenants and restrictions, and any such instrument, when duly recorded, shall be con-
clusive evidence of such approval and/or compliance binding upon all who may be entitled to en-
force these restrictions . Any such written approval or certificate of compliance shall be signed by
the President of the Corporation or by such other officer as the Corporation may designate by vote
duly adopted and evidenced by a certificate of vote duly recorded with the Bristol County North
District Registry of Deeds. At such time as the Corporation shall cease to own any portion of the
premises, it shall designate by instrument duly executed and suitable for recording one or more of
the record owners of a portion or portions of the premises to succeed to all of the functions and
duties of the Corporation under these covenants and restrictions, such designation to become ef-
fective upon recording of such instrument and of the written acceptance thereof by such designated
owner or owners with said Registry of Deeds.
IV-4
By:
By:
Attest: W1ld.w2a~-
Edward A . Roster, Clerk
COMMONWEAL TH OF MASSACHUSETTS
Bristol , ss. April 14, 1978
Then personally appeared before me the above named Joseph I. Quinn , President of said
Corporation , and acknowledged the foregoing to be the free act and deed of said Corporation ,
before me.
3. Ibid.
5. Ibid.' p. 70.
9. For a look at the consequences of poor planning see the article Richard
Muther, "How to Develop Industrial Slums," Technology Review, February/
March 1981, pp. 10-11. Also see: Real Estate Research Corporation,
The Costs of Sprawl (Washington: Council on Environmental Quality, the
Department of Housing and Urban Development, and the Environmental Pro-
tection Agency , April 1974).
14. For examples see: Moriarty Industrial Location and Community Develop-
ment, 89-120; Howard Guide to Industrial Development, 480-485; Robert
Foster, "Economic And Quality Of Life Factors In Industrial Location
Decisions," Social Indicators Research, July 1977, pp. 247-265.
..
16. According to John Dyckman the intangible considerations more than oc-
casionally include decisions based on happy hour conversations be-
tween corporate heads. John Dyckman, John Hopkins Center for Metro-
politan Planning and Research, Johns Hopkins University. Lecture at
the University of Rhode Island, February 25, 1982.
28. David Gordon, "Capitalism and the Roots of the Urban Crisis," in
R.E. Alcaly and D. Mermelstein (eds.) The Fiscal Crisis of American
Cities (New York: Vintage, 1976), pp. 103-104.
29. Moriarty Industrial Location and Community Development, 181-192.
32. Bennett Harrison and Sandra Kanter, "The Great State Robbery,"
Working Papers for a New Society, 4 (Spring 1976) , p. 62.
33. "A Counterattack in the War Between the States," Business Week,
June 21, 1976, p. 71.
38. This sequence has been adapted from Howard Guide to Industrial Develop-
ment, 41-42.
39. For an understanding of how "industrial shuns" are created see Muther,
"How to Develop Industrial Slums," 10-11.
44. Indeed this is the argument which "free market" proponents, who frown
on the government sponsored part concept, expound.
47. H. James Brown, Chairman, City and Regional Planning Harvard Univer-
sity. Lecture at University of Rhode Island, April 14, 1982.
48. See ULI Handbook, 76-77 for Cabot, Cabot, and Forbes criteria.
58. Ibid.
59. Kevin Lynch, Site Planning (Cambridge, Massachusetts: The M.I.T.
Press, 1971), pp. 51-58.
60. For further information on these laws see: Moriarty Industrial Loca-
tion and Community Development, 227-243.; Donald G. Hagman, Public
Planning And Control Of Urban And Land Development (St. Paul: West
Publishing Co . , 1980), pp . 1168-1253.
62. Ibid .
63. Ibid . , p . 79 .
69 . Ibid., 146 .
72. Obviously this i~ more important to the private developer than to the
public sponsor .
75 . Ibid .
78. For furt her information on REITs see: ULI Handbook, 171.; Anthony
J. Yudis, "REIT's making a strong comeback," The Boston Globe,
April 25, 1982, p . A-33.
80 . Ibid., p . 279 .
81. Ibid.
84. It is not too early to begin informal marketing once the developer
has purchased an option on a tract of land.
89. Ibid.
96. Larry Laughlin and Shari Polikoff, "No Right or Wrong Way to Attract
Industry," Taunton Daily Gazette, May 18, 1974, p. 1.
103. Ibid.
105. Ibid.
107. Ibid.
108. Ibid.
111. Ibid.
112. Ibid .
116. John Powers, "High tech lobby's fast-lane clout," Boston Globe,
April 18, 1982, p. A-1.
119. Ibid.
120. Ronald Rosenberg and Ben Bradlee, " $40 million high-tech 'college'
proposed, " Boston Globe, April 29, 1982, p. 38.
121. Larry Laughlin and Shari Polikoff, "Local People Key to Success,"
Taunton Daily Gazette, March 30, 1974, p. 1.
123. "James Chase Resigns from Industrial Panel," Taunton Daily Gazette,
April 20, 1971, p. l; "McAloon Selection Wins Flood Praise," Taunton
Daily Gazette, December 29, 1971, p. 1.
McAloon salary: $10 ,000 a year.
124. The variance was denied. "Variance Opposed By TIDC," Taunton Daily
Gazette, October 25, 1972, p. 1.
125. The camp processed as many as 40,000 men weekly for overseas duty.
William A. McAloon, "The Making of an Industrial Park," Northeastern
Industrial World, December 1978, reprint - pages unnumbered.
127. "Local People Key to Success," Taunton Daily Gazette, March 30,
1974' p. 1.
128. Ibid.' p. 3.
129. Ibid.
Fall River was and still remains one of Taunton's biggest competitors
in attracting industry.
130. Ibid.
133. "Industrial Park $15,000 Grant Okayed by EDA," Taunton Daily Gazette,
June 23, 1973, p. 1.
134. By this time the size was down to 437 acres - determined in part by
a concern for aquifers, wells and ponds in the area. Final boundaries
were "drawn with a ruler" at a meeting with various city and state of-
ficials. This information comes from the William McAloon interview.
135. "Dever Land Bill Signed by Sarge," Taunton Daily Gazette, June 25,
1974, p. 1.
136. Ibid.
137. SRPEDD, 1980 Annual Report and 1981 Program Projection, p. 12.
140. Ibid.
141. "No Right or Wrong Way to Attract Industry," Taunton Daily Gazette,
May 18, 1974, p. 9.
142. Ibid.
145. William McAloon interview. According to McAloon this site would have
necessitated construction of a state road to provide access to the
proposed industrial park.
146. William McAloon interview.
147. "City Unit Gets $50,000 Grant," Taunton Daily Gazette, May 31, 1974,
p. 3.
148, Kathy Morgan, "Industrial Park linked to downtown, " Taunton Daily
Gazette, 1981 Progress Edition, p. 32A.
149. Ibid.
150. Ibid.
151. Ibid.
152. Ibid.
1551 By the time the TDC was given control the city had already assumed
responsibility for the major infrastructure improvements required
in Phase One.
156. Revenue obtained from the sale of land would be used to finance de-
velopment of the next phase.
158. This name was also used in Attleboro and other communities.
"Students to Name Industrial Park," Taunton Daily Gazette, September
16, 1975, p. 2.
161. Ibid.
163. Ibid.
166. Ibid.
169. SRPEDD, 1980 Annual Report and 1981 Program Projection, p. 13.
172. "Pepsi company to locate here," Taunton Daily Gazette, March 16,
1982, p. 1.
179. Mike Williams, "New Acres for industry," Taunton Daily Gazette, March
3, 1982, p. 21A.
182. "Come East, high tech," Boston Globe, April 6, 1982, p. 54.
183. Ibid.
184. Vicki-Ann Gay, "Hi-tech firms lured here," Taunton Daily Gazette,
April 30, 1982, p. 1.
185. Ibid.
SOURCES CONSULTED
BOOKS
Lynch, Kevin. Site Planning 2nd ed. Cambridge: The M.I.T. Press, 1971.
"Brain drain: A worry for New England." Business Week, October 25, 1976,
p. 32.
Dotson, Borne and Epstein, Herbert. "Pare Down That Zoning Ordinance."
Planning volume 46, number 1 (January 1980), 16-18.
Ebert, Ronald J. and Adam, Everett E. Jr. "The Human Factor in Facilities
Location Planning." Business Horizons, November 1977, pp. 35-42.
Hanushek, Eric A. and Song, Byung Nak. "The Dynamics of Postwar Industrial
Location." The Review Of Economics And Statistics, November 1978, pp. 515-
522.
Harrison, Bennet and Kanter, Sandra. "The Great State Robbery." Working
Papers for a New Society 4 (Spring 1976): 57-66.
"More elbowroom for the electronics industry." Business Week, March 10,
1980, pp. 94-100.
Real Estate Research Corporation, for CEQ, HUD, EPA. The Costs of
Sprawl, April 1974.
~~~~· 1980 Annual Report and 1981 Program Projection of the Overall
Economic Development Program, June 1981.
_ _ _ _ • Southeastern Massachusetts Fact Book, May 1982 .
- - - -• "Factors
December 1981, pp.
Shaping Development in the •80 1 s." Urban Land,
8-16.
NEWSPAPER ARTICLES
"Atco Wire Inks Finance Papers. " Taunton Daily Gazette, August 1, 1974,
p. 1.
"City Unit Gets $50,000 Grant." Taunton Daily Gazette, May 31, 1974,
p. 3.
"Dever Bill Passes, 38-0." Taunton Daily Gazette, June 13, 1974, p. 1.
"Dever Land Bill Gets Senate OK." Taunton Daily Gazette, June 11, 1974, p. 1.
"Dever Land Bill Saved by Aleixo." Taunton Daily Gazette, June 4, 1974, p. 1.
"Dever Land Bill Signed by Sarge." Taunton Daily Gazette, June 25, 1974,
p. 1.
Dever Park Target Date is Set July 15." Taunton Daily Gazette, February 21,
1975' p. 1.
"Fewer firms, but coast trip seen success." Taunton Daily Gazette,
April 29 , 1982, p. 1.
Jones, Ann T. "Route 495 brings changes to old Bay Road." Taunton Daily
Gazette, March 3, 1982, p. 16A.
"King, 3-city unit on same hi-tech path." Taunton Daily Gazette, April 27,
1982, p. 1.
Kuttner, Bob. "Taxachusetts? It's just a myth." Boston Globe, March 15,
1982, p. 11.
---.,,..-· "No Right or Wrong Way to Attract Industry." Taunton Daily Gazette,
May 18, 1974, p. 1.
"McAloon Selection Wins Flood Praise." Taunton Daily Gazette, December 29,
1971, p. 1.
Merseth, Gale. "Letter to the Editor." Boston Globe, March 21, 1982,
p. A-26.
"Pepsi company to locate here." Taunton Daily Gazette, March 16, 1982,
p. 1.
Polikoff, Shari. "Blending Industrial Park With the Environment."
Taunton Daily Gazette, February 29, 1980, p. 28A.
"Sargent Delays on Dever Bill." Taunton Daily Gazette, June 24, 1974, p. 1.
"Tri-city 'invaders' safe in SF." Taunton Daily Gazette, April 26, 1982,
p. 1.
Willia.ms, Mike. "New acres for industry." Taunton Daily Gazette, March
3, 1982, p. llA.
- - - - • "The outlook for '82: 'It 's not better than last year' . "
Boston Globe, March 9, 1982, p. 53.
INTERVIEWS
Dyckman, John. Johns Hopkins Center for Metropolitan Planning and Research,
Johns Hopkins University. Lecture at the University of Rhode Island,
February 25, 1982.
Gooch, Maria. Economic Development Coordinator. Interview at Southeastern
Regional Planning and Economic Development District, Marion, Massachusetts,
February 16, 1982.