WORK IT! REVERE
GOOD JOBS. THRIVING BUSINESSES. HEALTHY COMMUNITIES.
John McCartin & Annie White
SITE CONTEXT
SITE CONTEXT
SITE CONTEXT
SITE CONTEXT
OLD MODEL OF INDUSTRIAL PRODUCTION
Sugar
Peanuts
Cacoa
Sugar
Caramel
Candy Assembly Plant
Chocolate Bars
OLD MODEL OF INDUSTRIAL PRODUCTION
Sugar
Candy Factory
Peanuts
Cacoa
Sugar
Caramel
Candy Assembly Plant
Chocolate Bars
OLD MODEL OF INDUSTRIAL PRODUCTION
Sugar
Candy Factory
Chocolate Bars
Peanuts
Cacoa One big company handles all inputs and production processes.
Sugar
Caramel
Candy Assembly Plant
Chocolate Bars
NEW MODEL OF INDUSTRIAL PRODUCTION
Sugar
Peanuts
Cacoa
NEW MODEL OF INDUSTRIAL PRODUCTION
Sugar
Caramel
Peanuts
Peanut Butter
Cacoa
Chocolate
NEW MODEL OF INDUSTRIAL PRODUCTION
Sugar
Caramel
Peanuts
Peanut Butter
Cacoa
Candy Assembly Plant
Chocolate
Many small companies make niche products and form a complex supply chain.
Chocolate Bars
INDUSTRIAL CLUSTERS AND ECOSYSTEMS
INDUSTRIAL CLUSTERS AND ECOSYSTEMS
INDUSTRIAL CLUSTERS AND ECOSYSTEMS
INDUSTRIAL CLUSTERS AND ECOSYSTEMS
CREATING A COMMUNITY OF MANUFACTURING IN REVERE
CREATING A COMMUNITY OF MANUFACTURING IN REVERE
Necco
Mid-Size Industry
Retail
Micro-Industry Units
Necco Retail Store
Vertical Gym
Logistics / Warehousing Brewery
Coworking Manufacturing Incubator
WHY LIGHT INDUSTRIAL?
09%
Portion of Revere residents employed in the manufacturing industry
US Census Bureau LODES Survey (averaged 2007-2011 estimates)
WHY LIGHT INDUSTRIAL?
07
Rank of Manufacturing Sector by number of Employed People in MA, March 2015
MA Executive Office of Labor and Workforce Development
WHY LIGHT INDUSTRIAL?
100
thousand
Portion of Massachusetts Manufacturing employees who will retire in the next decade, creating openings for younger workers.
Greg Bialecki, former Secretary of Housing and Economic Development, quoted in the Boston Globe
WHY LIGHT INDUSTRIAL?
Average Weekly Wages Compared to that of Manufacturing Accomodation/Food Retail Arts/Entertainment Admin/Waste Svc Agriculture Transpo/Warehouse Healthcare Education Mining All Sectors Public Admin Construction Real Estate Wholesale Trade Manufacturing 20
40
60
80
Manufacturing = 100. Mass Executive Office of Labor and Workforce Development + Our Calculations
100
WHY LIGHT INDUSTRIAL?
Number of Local Manufacturers By Sector
92 332
159
Craft Food
249
444
Medical Print Work Technology
337
Other Within 10 Miles of Revere. Data from ESRI Business Analyst. Subsectors based on author’s own NAICS code reclassifiations..
WHY LIGHT INDUSTRIAL?
Number of Local Manufacturers By Sector Semiconductors Electrical Equipment Computer Terminals
92 332
159
Woodworking Textiles / Apparel Jewelry Machine Shops
Printing Signage Craft Food
249
444
Medical Print Work Technology
Retail Bakeries Commercial Bakeries Confectionaries
337
Other Medical Instruments Pharmaceuticals
WHY LIGHT INDUSTRIAL?
Number of Local Manufacturers By Sector Electronics Assemblers $18.88
Craft
Cabinet Maker $20.99
Printing Press Operators $20.58
Bakers $12.83
Food Medical Print Work Technology Other
Metal and Plastic Workers $21.73
Wages from US Bureau of Labor Statistics May 2014 data for Boston-Cambridge-Quincy NECTA and calculations derived therefrom.
WHY LIGHT INDUSTRIAL?
Industr y as a B ad Neig h bor
Work It! In dustr y a s a Good N eighb or
Releas es pol l utants into the enviro nment
Green tec hn ol ogy a n d c l ea n en e rgy grea tl y reduces toxin e m ission s
Unfriendly, inward- fac ing arc hitecture
Exciting , ou twa rd-fa c in g a rc hitec ture tha t is inviting to the su rro un din g c om m u n ity
Poor working c onditions
Ammenities su c h a s the M a r sh Pavil ion , g ym, and b rewer y a l l ow for a hea l thy a n d social work in g environ m en t
E ver y thing appear s c ol d and g rey
Plenty of green sp a c e p rovides resp ite for employees a n d n a tura l wa ter m a n a gem en t
THE PLAN
PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
MID-SIZE INDUSTRY
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
WONDERLAND T STOP
50,000 SF OF INCUBATOR SPACE 200,000 SF OF MICRO-UNITS 260,000 SF OF MID-SIZE INDUSTRY 130,000 SF OF RETAIL 170,000 130,000 SF OF LOGISTICS 125,000 130,000 SF OF REMAINING NECCO
VERTICAL GYM
BELL CIRCLE
EXISTING SHOPPING CENTER
THE PLAN
PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
MID-SIZE INDUSTRY
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
EXISTING SHOPPING CENTER
MANUFACTURING INCUBATOR WONDERLAND T STOP
THE PLAN NEEDS Financial support Access to production logistics PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
MID-SIZE INDUSTRY
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
EXISTING SHOPPING CENTER
TAKES Share of current Necco TIF Shared tools and machinery
MANUFACTURING INCUBATOR WONDERLAND T STOP
THE PLAN
PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
MID-SIZE INDUSTRY
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
EXISTING SHOPPING CENTER
MICROFACTORY WONDERLAND T STOP
THE PLAN NEEDS Diverse ecosystem of other small businesses Inexpensive rent PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
Small-scale production space currently not offered on the industrial market
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
Clustering with many other small businesses
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
EXISTING SHOPPING CENTER
TAKES
MICROFACTORY WONDERLAND T STOP
THE PLAN
PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
MID-SIZE INDUSTRY
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
EXISTING SHOPPING CENTER
MID-SIZE WITH LOGISTICS WONDERLAND T STOP
THE PLAN NEEDS Access to logistics and shipping infrastructure Consumer-faced retail space
PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
AIL RET
LOADING DOCKS/ TRUCKING
EMPLOYEE/ VISITOR PARKING
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
New small-scale retail space along American Legion Hwy
MID-SIZE INDUSTRY
NECCO
NECCO RETAIL STORE
Shared existing infrastructure from Necco
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY MIDDSCHOOL
TAKES
EXISTING SHOPPING CENTER
MID-SIZE WITH LOGISTICS WONDERLAND T STOP
THE PLAN
PAVILION MARSH RESTORATION
MICRO-INDUSTRY UNITS
MICRO-INDUSTRY UNITS
MID-SIZE INDUSTRY
AIL RET
MIDDSCHOOL
MID-SIZE INDUSTRY
LOADING DOCKS/ TRUCKING
NECCO
EMPLOYEE/ VISITOR PARKING
NECCO RETAIL STORE
SHIPPING/ LOGISTICS LOGISTICS/ WAREHOUSE
EXISTING HOTEL
AIL RET
CO-WORKING MANUFACTURING INCUBATOR
BEER GARDEN
BREWERY
VERTICAL GYM
BELL CIRCLE
EXISTING SHOPPING CENTER
RETAIL WONDERLAND T STOP
CREATING COMMUNITY IN WORK IT! REVERE
CREATING COMMUNITY IN WORK IT! REVERE
Midnight
Maryam, 36 Manufacturing Entrepreneur 6am
A Noon
6pm
Midnight
1
A
Work at Incubator on Machining Startup
Andy, 24 Specialty Baker
1
Workout at Gym
Cassie, 11 Student
ANDY’S VIEW AS HE ENTERS THE WORK IT! GYM
1
CREATING COMMUNITY IN WORK IT! REVERE
Midnight
Maryam, 36 Manufacturing Entrepreneur 6am
Noon
A
Work at Incubator on Machining Startup
B
Meet with nearby component producer
Cassie, 11 Student
Andy, 24 Specialty Baker
1 2
Workout at Gym
Work at Commercial Bakery
After-School Candy Shopping at the Official Necco Store
i 6pm
Midnight
2
i
1
A
B
CREATING COMMUNITY IN WORK IT! REVERE
Midnight
Maryam, 36 Manufacturing Entrepreneur 6am
Noon
ii 6pm
C
A
Work at Incubator on Machining Startup
B
Meet with nearby component producer
C
Cassie, 11 Student
Andy, 24 Specialty Baker
1 2 3
Workout at Gym
Work at Commercial Bakery
i ii
Meet with Investors
Midnight
2
i
1 3
A
B
After-School Candy Shopping at the Official Necco Store
Lunch/Stroll in Park
Playing at the Playground
MARYAM’S WALK DOWN NECCO WAY C i
1
A
CREATING COMMUNITY IN WORK IT! REVERE
Midnight
Maryam, 36 Manufacturing Entrepreneur 6am
Noon
ii 6pm
A
Work at Incubator on Machining Startup
B
Meet with nearby component producer
C D
C
Meet with Investors Beer Garden Karaoke!
Cassie, 11 Student
Andy, 24 Specialty Baker
1 2 3
4
Workout at Gym
Work at Commercial Bakery
Hanging at the Beer Garden
Midnight
2
i
1 3
D
A
4 iii
B
After-School Candy Shopping at the Official Necco Store
Lunch/Stroll in Park
i ii iii
Playing at the Playground A safe, easy walk home to Shirley Ave.
HOW WILL ALL OF THIS HAPPEN? DEDICATED STAKEHOLDERS Existing Industrial Retention Groups
Government Agencies
Boston Tooling and Machining Assoc. Greenpoint Manufacturing & Design MassMEP MassMEDIC ICIC NECCO
Mass Advanced Manufacturing Collaborative Revere Economic Development Dept. Revere Planning + Community Development
Work It! Business District Association
Community Advisory Board Shirley Ave. and Other Business Districts Concerned Residents Neighborhood Developers
New Work It! Businesses
HOW WILL ALL OF THIS HAPPEN? REVAMPING REGULATIONS
Current Zoning
New Zoning
NeighborhoodFriendly Industry
General Manufacturing/ Industrial
“Could Work in the Right Place” Industry
DISCRETIONARY
Noxious / Heavy Industry
NOT PERMITTED
Commercial / Retail DISCRETIONARY
PERMITTED
PERMITTED
HOW WILL ALL OF THIS HAPPEN? CREATIVE FUNDING OPTIONS
WHO
WHAT
MassDev: Transformative
Development Initiative
TDI Collaborative Workshop Program
Manufacturing Facility Financing Programs
MassEOHED: Manufacturing Retention
and Job Growth Projects
FOR
Entrepreneaurs looking to start a new business Small Business Loans/Bonds
Real Estate Development Funding Facility Operations Funding
Job Training / Technical Assistance Funding
Small businesses trying to expand Real Estate Developers Work It! Business District Association
CONCLUSION
THANK YOU