District Management for Downtown Vitality

Ingredients and Recipes for Success

Commercial districts need a high volume of foot traffic to support thriving small businesses. Supplemental district management services can dramatically increase this pedestrian activity. In recent years, there has been widespread interest in forming district management organizations (DMOs) to provide these services in all types of communities throughout the commonwealth. By unpacking the toolset Massachusetts

Community Capital for Small Businesses

A Study of the CDFI and CDC Ecosystem in Massachusetts

Prepared in partnership with P2 Advisors, this new study explores small business lending services provided by federally certified Community Development Finance Institutions (CDFIs) and state certified Community Development Corporations (CDCs). Through a survey of 22 CDFIs and CDCs, we find these organizations doubled capital deployment to Massachusetts’ underserved small business with federal recovery funds. However,

From Transactional to Transformative: The Case for Equity in Gateway City Transit-Oriented Development

Transformative Transit-Oriented Development recognizes that equity is the key to transforming cities and towns in Massachusetts, and the country. In Massachusetts, a decades long economic boom has not always reached Gateway Cities, yielding uneven growth and investment that have deepened inequities across places, races, classes and cultures. The coronavirus pandemic has amplified these disparities. To

Prioritizing Equitable Growth Through Fare Policy

This policy brief explores the concept of fare equity and demonstrates why the current commuter rail fare structure makes train travel uneconomical for many Gateway City residents, especially those living in the immediate station areas. The brief also provides a deeper understanding of why affordable fares are a critical precursor for transformative transit-oriented development and

Combining HDIP and OZ for Transformative Transit-Oriented Development in Gateway Cities

This policy brief is the second in a series exploring state and local level approaches to generating transformative transit-oriented development (TTOD) in Gateway Cities. Here, our thinking is that the state’s commuter rail system would receive much more use—and spur greater, more transformative Gateway City investment—if rail station areas were primed for compact TOD. The

Opportunity Zones and Transformative Transit-Oriented Development in Gateway Cities

This policy brief is the first in a series exploring state and local level approaches to generating transformative transit-oriented development (TTOD) in Gateway Cities. Here, we examine strategies to maximize the benefits of the new federal Opportunity Zone Program. The analysis centers on Massachusetts’ census tracts designated as Opportunity Zones. Our findings show that the

The Promise and Potential of Transformative Transit-Oriented Development in Gateway Cities

Gateway Cities can accommodate thousands of new housing units and thousands of new jobs on the vacant and underutilized land surrounding their commuter rail stations. This walkable, mixed-use urban land offers an ideal setting for transit-oriented development (TOD) to take hold. Currently, Gateway City commuter rail stations get minimal ridership from downtown neighborhoods and few

Rebuilding Renewal

An Analysis of State Investment in Gateway Cities and a Work Plan for Delivering Transformative Development

Over the last decade, Massachusetts has fundamentally shifted its understanding of the needs and opportunities of small-to-medium-sized cities anchoring the Commonwealth’s regional economies. The state now places considerable priority on efforts to make these so-called Gateway Cities stronger drivers of growth. But, despite this focus, economic conditions in Gateway Cities remain fundamentally weak. As recent

Transformative Redevelopment

Strategic State Policy for Gateway City Growth and Renewal

Transformative redevelopment describes public and private financial support for projects that catalyze signifi­cant follow-on private investment, leading over time to the transformation of an entire downtown or urban neighbor­hood. This approach seeks to repair weak real estate mar­kets where development costs outweigh returns, creating a gap that impedes the flow of private investment; it contrasts
                                                                                                                                                                                                                       

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