Flexible zoning regulations for mill buildings in Fall River, such as the Quaker Fabric Mill (above), allow the structures to be utilized by a variety of businesses.
Over the past decade as competition for new business investment grew increasingly fierce, cities and towns throughout the commonwealth of Massachusetts eagerly entered the business development battle, armed with new incentives and a new attitude. Communities knew that in order to successfully lure companies and keep existing firms from expanding elsewhere, aggressive incentives would be necessary. Even more fundamental, industry could no longer be viewed as an adversary. This fresh approach to business recruitment and retention was further bolstered by a new economic development incentive program, which offered property tax exemptions on a local level and investment tax credits and abandoned building tax deductions on the state level. For the first time, Massachusetts was stepping on an incentive playing field long dominated by states outside of the New England marketplace. And for the city of Fall River, this stronger pro-business philosophy validated the approach embraced by its private, nonprofit Fall River Office of Economic Development since 1978.
Fast forward to May 2002. The economy continues to emerge from a brief recessionary period, but local and state municipal budgets have been hit hard. For many communities, business incentives remain available, but resources are more limited than they have been in years. With these challenges before it, Fall River has turned to a proven business development strategy to help continue its remarkable economic revitalization. Tax incentives, low-interest loans and low business costs may be at the core of the city’s efforts, but companies have come to view Fall River’s streamlined zoning and permitting program as a valuable asset. Developed in 1996 under the administration of Mayor Edward M. Lambert Jr., FROED’s chairman of the board, pre-approved zoning, preliminary project review and expedited permitting and licensing have augmented every other aspect of the city’s economic development strategy. This user-friendly program arguably is paying even greater dividends now that the state has entered a period of limited resources.
Simple Logic
The approach is simple. Any business wishing to locate, expand or begin operations in the city of Fall River is encouraged to join FROED staff in a preliminary project review to identify all applicable issues, including zoning, permitting and licensing requirements. The review may include introductions to any of the city’s various department heads. For example, A.J. Wright, a division of The TJX Cos., is currently building a 200,000-square-foot addition to its existing 300,000-square-foot distribution center in the Fall River Commerce Park. Once an abandoned municipal airport, this 160-acre site is now a thriving industrial and commercial center. FROED first worked with federal, state and local officials to secure all necessary permits to establish the park. Zoning regulations were then clarified and a special permit was granted to allow distribution operations in this industrial park district.
During the initial recruitment of TJX and again during the phase two expansion, FROED team members and company officials engaged in a preliminary review session, followed by regular planning and construction meetings to determine proper courses of action. City departments including planning, engineering, code enforcement, fire, water, sewer and conservation were all involved. Representatives of the Massachusetts Office of Business Development and the Department of Environmental Protection, respectively, were notified of related developments as they occurred. Involving these parties in discussions as early as possible shortened the learning curve and fostered a greater sense of ownership that continues to benefit the project.
The same approach is effective in redevelopment projects as well, even if different departments and agencies assume greater or lesser roles than they perhaps would in new construction scenarios. At the end of the day, the core concept remains the same. The community should work in partnership with the developer to streamline the overall process. Pre-approved zoning, preliminary project review, expedited permitting and licensing and strong working relationships with city departments and state agencies are an invaluable combination.
Although the approach itself may be simple, achieving the partnerships can be rather elusive. In considering the diversity of players who may be involved in business development, one should not be surprised that striking a proper balance is a delicate proposition. For example, certain projects may have health and licensing requirements, while others require the involvement of public works and traffic. If tax incentives are involved, the local assessor and state economic assistance coordinating council will play a vital role. And, of course, elected officials must not be overlooked. In Fall River, Mayor Lambert and the city council take great pride in the city’s excellent business climate and strong public-private partnerships.
As an economic development strategy, a streamlined zoning and permitting program creates efficiencies that often produce dramatic savings for businesses, in time and money. Companies consider many factors when evaluating communities and a good program can make a difference. At the very least, the community begins building its reputation as a pro-business city or town, one that is “open for business.”
Ultimately, cities and towns that pull together and work closely with the business community enjoy a distinct advantage over those that do not. Those municipalities that have an individual or an economic development team that serves as a business liaison, addressing the issues that affect industry, enjoy a distinct advantage over those that do not. Indeed, a strong commitment to customer service – to the client – is essential, and while a program is important, it bears noting that those entrusted with implementing the program play a pivotal role in ensuring its success.
