**FINAL DRAFT**
Town of Acushnet:
**FINAL DRAFT**
Riverfront Economic Development District
Introduction:
This document evaluates potential future commercial and mixed-use redevelopment and
other new business development opportunities, zoning considerations and proposed
infrastructure improvements for the area located southwest of the Town Center between
South Main Street and the Acushnet River. It is anticipated that a new roadway combined
with the establishment of appropriate zoning will provide access, encourage private
investment, attract new business, expansion and redevelopment opportunities, enhance
public access to riverfront and, improve traffic and circulation for a newly proposed
“Riverfront Economic Development Area”. In addition development opportunities may
emerge through the Kings Highway Commuter Rail Station proposed in New Bedford
approximately 1 ¼ miles from the study area. The availability of potential transit or
shuttle service through SERTA connections to the study area may attract additional
residential and commercial development interest.
Figure 1.
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The review and analysis was conducted as part of the technical assistance component of
the South Coast Rail Land Use and Economic Development Corridor Study, 2009. The
project area assessment and recommendations included in this document are based on a
preliminary site analysis, collaboration with the Acushnet Town Planner, mapping,
previous studies and reports and, other associated area activities. No market analysis was
conducted for this study, and recommendations should be considered as long-term goals.
Building the Framework
Acushnet has developed several planning and economic development documents
consistent with identifying the Titleist Property- Slocum Street/ South Main Street and
the adjacent area as a priority development area targeted for potential redevelopment
including recommendations for the establishment of additional zoning districts to allow
for new commercial and industrial development, job creation, increased local benefits
and the alleviation of truck traffic and congestion in the downtown through the
construction of a possible bypass road. These documents include the following:
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Town of Acushnet Priority Development Areas and Priority Protection Areas
Town of Acushnet Master Plan
Acushnet Economic Development Plan and Strategy, and
The Greater New Bedford Joint Economic Target Area Designation
Riverfront Economic Development District:
Study Area and Description
The Riverfront Economic Development District study area starts at a point along the
Acushnet River north of the Slocum/Wood Street Bridge and heads east to River Street at
the intersection of Guilotte Street, then heads south along the rear lot lines of several
parcels on River Street, then continue south crossing Slocum Street, extends east along
Slocum Street to Titleist Drive, then heads south along Titleist Drive to Hope Street, then
heads east along Hope Street to Rock Street, then heads south along Rock Street to a
point, then heads east on a line to a point, then heads south along a line to a point, then
heads east again, along a line parallel with Prouteau Street to South Main Street, then
extents south along South Main Street to Lacuyers Lane, heads west on Lacuyers Lane to
its end, continuing west along a line to the Acushnet River, then heads north along the
banks of the Acushnet River to its intersection with the Slocum/Wood Street Bridge.
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Figure 2.
Located within this area is the Acushnet Company’s Titleist Property, which had been
home to Acushnet for about 100 years since 1910 is now closed. The main facility of
Titleist’s property sits on the Acushnet River and abuts residential neighborhoods to the
north and east. The residential area adjacent to the study area contains a mix of single-
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family homes and 2-family rentals. The neighborhood could benefit from some housing
rehabilitation and street and sidewalk improvements. The remaining areas in the south are
mostly vacant and underutilized rear lot areas with commercial and limited residential
uses fronting South Main Street on the east.
Proutteau Street residential neighborhood adjacent to study area
Hope Street residential neighborhood
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This area represents Acushnet’s principal priority development area which is targeted for
potential future business growth and redevelopment opportunities. A primary component
of this redevelopment effort is construction of a proposed bypass road that will re-route
truck traffic and congestion off South Main Street through a bypass road to Titleist Drive,
Slocum Street and destinations in New Bedford. The installation of this roadway will
have several beneficial objectives including:
●
●
●
●
●
●
●
Alleviating heavy truck traffic and congestion in Acushnet’s Town Center will
improve public safety, increase pedestrian access and foot traffic encouraging
additional investment and new business growth;
Providing transportation access for potential new light industrial, commercial,
business and mixed-use development including redevelopment and infill
opportunities
Stimulating private investment, create new employment opportunities and
generate local tax benefits
Encouraging revitalization of the Town Center and the South Main Street
Corridor
Enabling additional public riverfront and open space access
Improving pedestrian linkages between the riverfront, development area,
residential neighborhood and destinations in the town center
Proximity to the proposed Kings Highway Commuter Rail Station could provided
additional development opportunities through new transits connection or
expanded shuttle service
Titleist property, Slocum Street
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The area contains five (5) major parcels and several smaller parcels representing
approximately 43 acres, (see Table I: Parcels below) most of which are vacant and
underutilized. A large portion of the area about 16.0 acres is anchored by the Titleist Ball
Plant #1, which is located along the Acushnet River on Slocum Street at Titleist Drive
adjacent to a residential neighborhood and within proximity to the town center. The
Titleist site viewing west from the east
property consists of a single 12.0 acre parcel and several smaller parcels. The larger
parcel contains a vacant, 287,000 square foot manufacturing complex. A significant
portion of this site (8.0 acres +/-) is vacant along with the remaining 4.0 acres which
consists of paved parking lots. The facility closed in 2004 and is currently for sale. Some
Table I: Parcels
Town of Acushnet
Acushnet Economic Development District
Map Lot
25
24
25
25
25
25
31
107
34A
34
Owner
Acushnet
Company
Cameron Realty
Trust
E. Hammond
N&T Realty
J. Robichaud
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Value $
(land &
bld)
Street Address
Acreage
4 Slocum Street
12.0
2,868,700
12.0
2.0
7.0
(17.7)6.0
39.0
1,359,800
251,200
166,800
259,386
4,905,886
107 S Main Street
97 S. Main Street
S. Main Street
89 S. Main Street
6
of this land is located in the floodplain and has wetland constraints. It should be noted
that the Titleist site is in Phase III remediation and has limited activity and use limitations
(AUL). In addition, there are three (3) parcels that offer frontage with existing
commercial uses on South Main Street and extend in the rear to the Acushnet River, these
parcels total about 20 acres and are primarily vacant. A fourth parcel has access off South
Main Street to a rear 7.0 acre parcel used as a mining operation.
Figure 3. Study Area Parcel Map
Vision Statement:
The Town of Acushnet envisions the establishment of a new zoning district targeted
towards economic development. This new economic development district will initially
have two (2) central components serving as the catalyst for redevelopment in this
riverfront area.
The first component is the proposed construction of an estimated 2,000 +/- linear foot
bypass road between South Main Street and the Acushnet River which is anticipated to
enable both new business development as well as commercial and mixed-use
redevelopment opportunities for approximately 24.7 available acres containing several
new buildable parcels. It is recommended that the proposed layout be re-aligned to
eliminate the hazardous curve off of South Main Street. About two thirds of the Titleist
property (parking lot and undeveloped area to the south) are included in this section of
the target area.
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The second major component is the redevelopment of the Titleist complex including the
278,000 square foot Ball Plant facility and vacant parking lots which are estimated at
about 4 acres.
Figure 4. Proposed Bypass Road and New Development Parcels
Collectively these working components are expected to attract private sector investment
through the development of new industries, expansion, redevelopment and infill
opportunities providing job creation and increased tax revenues. Additional benefits
include reduction of heavy truck in the Town Center, which will encourage revitalization
along the South Main Street and in the Town Center by providing greater public safety to
pedestrians and business patrons while improving the overall image of the area and,
opportunities to secure additional public access on the Acushnet River enhancing the
existing Acushnet Riverview Park with increased green connections including potential
boating options, bike paths, walking trails and open space areas. Opportunities may also
exists at the Head of the River Historic District located on Main Street in Acushnet to
connect with New Bedford plans for bike paths from Reliable Truss south to the
downtown (See Figure 5: Acushnet Open Space Map below for walking and bike paths
connections).
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Figure 5.
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Acushnet: Riverview Park from the north viewing south
This redevelopment area will integrate pedestrian friendly linkages to the adjacent
residential areas, riverfront open space, downtown destinations and associated transit
connections to create an area with a “sense of place”. These linkages will connect over
the Slocum /Wood Street Bridge to destinations in the Riverside Avenue neighborhood of
New Bedford (See New Bedford’s Upper Harbor Redevelopment Plan for review).
Environmental Constraints:
Environmental constraints in the proposed Riverfront Economic Development District
are limited to the 500 and 100 year floodplains and some wetland areas. Acushnet’s
Floodplain Protection Bylaw does not have any restrictions that would impact the
proposed strategy. Although, the Titleist property, specifically the Ball Plant has activity
and use limitations. (A site assessment should be available at the Town Hall for review).
Existing and Proposed Zoning:
Acushnet has limited zoning with only three (3) zoning districts having been established
including a Residence A (RA), Business Village (BV) and Business Commercial (BC).
The largest district is the RA covering more than 95% of Acushnet’s land area. The BV
District covers land extending to 300 feet rear lot lines along several of Acushnet’s major
roadways including Main Street, North Main Street and South Main Street. The B/C
District contains a 21 acre area land with frontage on the southwest corner of Middle
Road and Nye’s Lane.
Relative to the study area and other adjacent areas there are several zoning revisions
currently being considered. The 43 acre study area, referred to as the “Riverfront
Economic Development District” containing land from the Titleist property south along
the Acushnet River and including rear lot parcels fronting South Main Street are
identified for proposed changes from RA and BV to BC.
There is also a new industrial district proposed which, contains the P.J. Keating mining
operation, a 272 acre area located on the east side of South Main Street potentially
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changing from RA and BV to Light Manufacturing and Warehousing (LMW) and
Mining (M). In addition there is some expansion of the BV and a newly established
Village Residential District (VR) proposed.
Figure 6.
Figure 6A.
Land Use:
The current land use within the study area consist of a combination of industrial,
commercial, forest, non-forested wetland, salt-water wetland, multi-family residential,
cropland, medium density residential, salt-water sandy beaches, water, pasture and
powerline/utility. Most of the land is considered industrial (31.7%), forest (26.2%) and
commercial (15.5%).
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Figure 7.
Concept Map:
The Concept Map portrays several primary components, which establishes a basis for a
comprehensive community and economic development strategy for the area. The primary
components include:
Proposed Riverfront Economic Development District (REDD);
Proposed bypass road;
New development parcels;
Existing opportunities for redevelopment
Riverfront access and open space, expansion of Riverview Park linkages to historic
district;
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Pedestrian linkages between riverfront, redevelopment area, residential neighborhood and
town center/South Main Street;
Neighborhood housing rehabilitation and street/sidewalk reconstruction, and
Downtown revitalization
Development Strategies:
SRPEDD has identified a series of development strategies which Acushnet may wish to
consider as it moves forward with this plan and development initiative. The development
strategies are as follows:
●
Initiate meetings and engage area residents, businesses, property owners and other
to build support and gain consensus;
●
Develop and establish a new commercial/business zoning district (proposed as the
Riverfront Economic Development District);
●
Obtain support and approval from the Board of Selectmen;
●
Initiate meetings with key property owners for land acquisition and construction
of proposed new bypass road;
●
Emphasize potential redevelopment and new development lots created by
proposed bypass road;
●
Re-engage Titleist and potential new owners on the Town’s vision for the area;
●
Highlight advantages of expanded redevelopment potential and improved access
to the property and adjacent areas;
●
Explore the possibility with Titleist to include in any P&S agreement a provision
that the new property owners, if feasible will work with the Town of Acushnet to
develop the proposed bypass road;
●
Develop preliminary plans for design, engineering and cost of proposed bypass
road including land acquisition;
●
Initiate meetings with town center businesses and others especially those on South
Main Street on the impact of the proposed bypass for town revitalization;
●
Provide additional infrastructure improvements to and from destinations in the
target area (riverfront, redevelopment area, residential neighborhood and town
center) including creation of walkable, pedestrian friendly linkages, streetscapes,
lighting, way-finding signage and riverfront access for open space and walking
and bike trials;
●
Pursue grant funding opportunities leveraged with private sector investment and
job creation benefits;
●
Encourage and support existing business expansion and new business
development consistent with the redevelopment vision for the area;
●
Work with potential new Titleist property owners on acquisition of riverfront
property (parking lot) on north side of Slocum Road for potential expansion of
Riverview park and potential greenway connection to Head of the River Historic
District located on Main Street;
●
Compile an inventory of vacant and underutilized properties including residential,
commercial and business for redevelopment, infill or conversion potential.
Special emphasis should be given to the town center and South Main Street areas;
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●
●
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Initiate a dialogue with New Bedford officials (New Bedford Economic
Development Council-NBEDC) on what Acushnet’s vision for this area is in
order to be consistent and enhance redevelopment opportunities
Participate in the Chapter 43D Expedited Streamlined Permitting Program and
designate the new economic development district or the Titleist property as a
priority development site (PDS);
Utilize New Bedford Chamber of Commerce for networking and marketing
initiatives;
Initiate discussions with South Eastern Regional Transit Authority (SERTA) to
explore potential for expansion of the North End shuttle service from Acushnet
town center to proposed King Highway commuter rail station in New Bedford or
establish a new bus route.
General Concerns:
This preliminary redevelopment strategy attempts to provide Acushnet with valuable
information, development strategies and recommended actions designed to strengthen
support and build consensus for the redevelopment vision in the proposed Riverfront
Economic Development District, which could provide area wide opportunities
including: new private investment, business, commercial and mixed-use development,
expansions, employment growth, riverfront access, open space and other. Having said
this, there are several initial concerns which will ultiminately affect the feasibility of this
redevelopment strategy. These concerns include the following:
1. Ability to obtain agreements securing necessary land for Bypass ROW;
2. Discussion with New Bedford officials on proposal to redirect truck traffic over
the Slocum Street Bridge into the Riverside Avenue area;
3. Consensus from residential neighborhoods on the impacts from proposed strategy,
and
4. Overall project cost for bypass including land acquisitions or takings.
Recommended Actions:
SRPEDD recommends considering a select set of actions to serve Acushnet’s vision for
redevelopment in the identified area. These actions should be pursued simultaneously on
a continuous basis in order to build consensus and support, position the area for new
business development and other redevelopment opportunities and to obtain transportation
infrastructure improvements anticipated to potentially lead to long-term redevelopment.
1.
2.
3.
4.
Initiate and engage the Acushnet Board of Selectmen, other boards and/or
committees to gain support and consensus on the Vision for area
redevelopment;
Initiate discussions with key property owners and business to determine
future development plans, interest and participation;
Organize and appoint a Riverfront Economic Development Task Force (or
similar entity) to implement the vision of redevelopment;
Work with the Planning Board to create and establish a new economic
development zoning district;
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5.
Engage Titleist and potential new property owners in discussions on
proposed bypass road, potential site redevelopment plans and overall
development goals for the area.
Funding Options:
Table II: Potential Funding Sources
Category/
Program
Agency
Funding
Cycles
Funding
Amount
(max.)
Contact Person
/Telephone #
Depart of Housing &
Community Development
(DHCD)
Mass Development
Ongoing
$50K
Mark Nardone
617-573-1400
Ongoing
$50k
DHCD
Annual
Feb 2011
$800k
Jim Walsh or Larry Cameron
508-678-0533
617-573-1400
Massachusetts Department
of Transportation (Mass
DOT)
DHCD
-
$15K
Kristina Egan
617-973-7000
Annual
$5K
DHCD
Rolling
$25-$50K
Emmy Hahn
617-573-1400
Miryam Bodadilla
617-573-1400
Mass DOT
Jan & June
$1.0 - $1.5ML
William Palmer
617-973-8070
DHCD
Rolling
Basis
$800K
Cyrus Field
617-573-1400
Executive Office of Housing
& Economic Development
(EOHED)
DHCD
Annual
$1.0 - 5.0ML
Nayenday Thurman
617-788-3636
Annual
$800K
617-573-1400
PDF
DHCD
Rolling
$25-$50K
Chapter 40R
DHCD
Ongoing
Housing
Development
Support Program
(HDSP)
MassDevelopment
DHCD
Ongoing
Project
Dependant
$750K
Miryam Bodadilla
617-573-1400
617-573-1400
MassDevelopment
Ongoing
CDF II
CDAG
DHCD
DHCD
Annual
Rolling
Basis
Planning
Economic
Development Fund
(EDF)
Mass Development
Community
Development Fund
II (CDF II)
South Coast Rail
(SCR)
Mass Downtown
Initiative (MDI)
Priority
Development Fund
(PDF)
Infrastructure
Public Works
Economic
Development Fund
(PWED)
Community
Development Action
Grant (CDAG)
Mass Opportunity
Relocation &
Expansion (MORE)
CDF II
Mixed-use
Development
Project
Dependant
800K
$1.0 – 1.5ML
617-573-1400
Jim Walsh or Larry Cameron
508-678-05533
617-573-1400
Cyrus Field
617-573-1400
Recreation and
Open Space
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Enhancement
Projects
Land & Water
Conservation
Funds(L&WCF)
Mass Parkland
Acquisition &
Renovations for
Communities
Preservation
Massachusetts
Mass DOT
Ongoing
Varied
Jim Cope 617-973-7043
Adam Reccia 508-824-1367
Melissa Cryan
617-626-1171
Executive Office of Energy
and Environmental Affairs
(EOEEA)
Division of Conservation
Services
Annual
70% of project
costs
Annual
$500K
Celia Riechel
617-626-1187
Preservation Mass
Ongoing
Project
Dependant
Dorr Fox
508-245-6824
Mass Office of Business
Development MOBD)
Ongoing
Project
Dependant
Buddy Rocha
508-730-1438
EOHED
Ongoing
Project
Dependant
617-573-1400
Development
Incentive
Programs
Economic
Development
Incentive Program
(EDIP)
Chapter 43D
Expedited
Streamlined
Permitting
Appendix
Traffic Counts
Business Commercial Zoning Bylaw
Concept Map
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