HomeMy WebLinkAbout2014-07-15 Board of Selectmen Packet - Part 2c �
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ECONOMic DEVELOPMENT SELF- ASSESSMENT TOOL (EDSAT)
NATION E CENTER Northeastern University
FOR RESEARCH School of Public Policy & Urban Affairs
Of CITIES & INNOVATION
Dukakis Center for Urban & Regional Policy
About the Kitty and Michael Dukakis Center for Urban and Regional Policy
The Kitty and Michael Dukakis Center for Urban and Regional Policy at Northeastern University conducts
interdisciplinary research, in collaboration with civic leaders and scholars both within and beyond Northeastern
University, to identify and implement real solutions to the critical challenges facing urban areas throughout Greater
Boston, the Commonwealth of Massachusetts, and the nation. Founded in 1999 as a "think and do" tank, the Dukakis
Center's collaborative research and problem - solving model applies powerful data analysis, a bevy of multidisciplinary
research and evaluation techniques, and a policy- driven perspective to address a wide range of issues facing cities and
towns. These issues include affordable housing, local economic development, workforce development, transportation,
public finance, and environmental sustainability. The staff of the Dukakis Center works to catalyze broad -based efforts
to solve urban problems, acting as both a convener and a trusted and committed partner to local, state, and national
agencies and organizations. The Dukakis Center is housed within Northeastern University's innovative School of Public
Policy and Urban Affairs.
About the National League of Cities
The National League of Cities is the nation's oldest and largest organization devoted to strengthening and promoting
cities as centers of opportunity, leadership, and governance. NLC is a resource and advocate for more than 1,600
member cities and the 49 state municipal leagues, representing 19,000 cities and towns and more than 218 million
Americans. Through its Center for Research and Innovation, NLC provides research and analysis on key topics and
trends important to cities, creative solutions to improve the quality of life in communities, inspiration and ideas for local
officials to use in tackling tough issues and opportunities for city and town leaders to connect with peers, share
experiences, and learn about innovative approaches in cities.
For additional information about the Economic Development Self - Assessment Tool (EDSAT), please visit
http: / /www. northeastern. edu /dukakiscenter /econdev /edsat or contact:
Nancy S. Lee, Ph.D.
Northeastern University
Dukakis Center for Urban & Regional Policy
310 Renaissance Park
360 Huntington Avenue
Boston, MA 02115
617 - 373- 7868(v)
617 - 373 -7905 (f)
n.leeng neu.edu
Report Authors: Nancy S. Lee, Ph.D., Tracy Corley, and Adam Katz
Christiana McFarland
Center for Research and Innovation
National League of Cities
1301 Pennsylvania Ave, NW, Suite 550
Washington, DC 20004
202 - 626 -3036 (v)
mcfarland o,nlc.or¢
TABLE OF CONTENTS
INTRODUCTION............................................................................................................. ..............................1
PROJECTOVERVIEW ................................................................................................... ..............................1
Methodology............................................................................................................................ ..............................1
SUMMARY AND ORGANIZATION OF RELATIVE STRENGTHS AND WEAKNESSES ............................4
Reading's Strengths or Potential "Deal- Makers" ..................................................................... ..............................4
Reading's Weaknesses or Potential "Deal- Breakers" ............................................................... ..............................5
DETAILED ANALYSIS AND QUESTIONNAIRE RESULTS ........................................... ..............................7
Section 1. Access to Customers / Markets .................................................................................. ..............................8
Section 2. Concentration of Businesses (Agglomeration) ....................................................... .............................13
Section 3. Cost of Land ( Implicit / Explicit) ............................................................................. .............................18
Section4. Labor ...................................................................................................................... .............................21
Section5. Municipal Process ................................................................................................... .............................24
Section 6. Quality of Life ( Community) .................................................................................. .............................30
Section7. Quality of Life (Site) .............................................................................................. .............................34
Section 8. Business Incentives ................................................................................................. .............................34
Section9. Tax Rates ................................................................................................................ .............................37
Section 10. Access to Information ........................................................................................... .............................40
SUMMARY & NEXT STEPS .......................................................................................... .............................44
A robust, sustainable, and adaptable local economy heavily depends on officials who can lead in the formulation and
implementation of an economic development strategy. A thorough strategy is developed with an understanding of
local business interests, regional resource availability, and a careful assessment of the community's ability to attract
new business investment and jobs. The Economic Development Self - Assessment Tool (EDSAT) is an important step
that public officials can take to assess their jurisdictions' � strengths and weaknesses with respect to expanding and
sustaining economic growth. Through EDSAT, public officials and business leaders collaborate as a team, assessing
each of their roles in creating a business - friendly climate.
By participating in this self - assessment, Reading will not simply better understand its economic development assets
and challenges, but learn to build upon strengths and overcome weaknesses. This report contains a thorough analysis
of the responses provided by Reading to the EDSAT questionnaire.
Since 2005, the Dukakis Center has sought to identify the "deal- breakers" impeding private investment in local
municipalities. Based upon research on the resurgence of older industrial cities, the Dukakis Center has identified
two of the crucial factors in economic development. First is a municipality's capability in responding to ever -
changing market forces. Second is the ability of local government to work with regional agencies, business leaders,
and academic institutions to work collaboratively to solve municipal weaknesses and market the city or town's
strengths. These conclusions led to the development of EDSAT as well as the creation of an analytical framework
for providing practical and actionable feedback to public officials. EDSAT is the first tool that resulted from the
partnership between Northeastern University's Dukakis Center for Urban and Regional Policy (Dukakis Center) and
the National League of Cities (NLC).
Methodology
The foundation for the 200 -plus questions that make up the EDSAT questionnaire was established when the Dukakis
Center surveyed more than 240 members of the National Association oflndustrial and Office Properties, now
known as NAIOP and CoreNet Global. These leading professional associations represent site and location experts,
whose members research new sites for businesses and other institutions. Members were asked to identify those
factors that are most important to businesses and developers when evaluating locations. This process generated a set
of 38 broad themes relevant to economic growth and development. Examples of themes include highway access,
available workforce, and the timeliness of permit reviews. Based on rankings by these location experts, EDSAT
themes are identified as "Very Important," "Important," or "Less Important" to businesses and developers.
Jurisdictions are usually categorized as individual towns and/or cities. Each can be several small municipalities, a geographic
region, or a county —as long as each plans and strategizes as a single entity in its economic development efforts.
EDSAT Themes
Very Important 10
• Highway Access
• Parking
• Traffic
• Infrastructure
• Rents
• Workforce Composition
• Labor
• Timeliness of Approvals
Important 4
• Public Transit
• Physical Attractiveness
• Complementary/ Supplemental
Business Services
• Critical Mass Firms
• Cross Marketing
• Marketing Follow -Up
• Quality of Available Space
• Land
• Labor Cost
• Industry Sensitivity
• Sites Available
• Predictable Permits
• Fast Track Permits
• Citizen Participation in the
Review Process
• Cultural and Recreational
Amenities
• Crime
• Housing
• Local Schools
• Amenities
• State Business Incentives
• Local Business Incentives
• Local Tax Rates
• Tax Delinquency
Less Irnportant O
• Airports
• Rail
• Water Transportation
• Proximities to Universities
& Research
• Unions
• Workforce Training
• Permitting Ombudsman
• Jurisdiction's Website
Each question in EDSAT addresses a particular location factor and provides three ways to interpret that factor
relative to the response in your own community:
1. The level of importance businesses and developers place on that location factor
2. How other jurisdictions participating in EDSAT have typically responded to that question
3. How your jurisdiction's response compares to the typical response and the importance of the location factor
Importance To Market Your Performance Relative To Peers
05bMN Average
• Very Important 4 Important Less Important mw%* No CaffWarison
FIGURE 1: IMPORTANCE AND PERFORMANCE LEVELS
For example, through the EDSAT analysis, officials may discover that the efficiency of the municipal permitting
process is both Very Important to businesses and developers and that their jurisdiction is taking several months to
review a permit application, rather than a few weeks as in the case of other jurisdictions. According to our location
experts, this can be a serious weakness or potential "deal- breaker." Knowing this, municipal officials may choose to
hone in on the permitting process to understand where the inefficiencies lie and how the process could be improved
and/or simplified. Even if a jurisdiction is quite efficient in reviewing permits, it may be worth the effort to further
improve the process, as the timeliness of the process is of such significance to businesses and developers. Staff,
review boards, or commissions could streamline their work or provide more technical support to applicants to
streamline the process. This permitting example outlines the degree to which the EDSAT analysis provides an
opportunity for revisiting and redeveloping a jurisdiction's economic development strategies and processes.
2
E. Airports
Report of as compared to all jurisdictions
Question
Comparison Group
27: Do you have a local (municipal/ general aviation) airport?
yes
■
no
FIGURE 2: SAMPLE RESPONSE
The EDSAT analysis compares your jurisdiction's response to that of Comparison Group Municipalities (CGM). z
With regard to the aforementioned permitting process, your jurisdiction may offer significantly shorter review times
than the CGM. In this case, the EDSAT analysis suggests that on this measure your jurisdiction may possess a
relative advantage in what is a Very Important location factor. However, if permit reviews take significantly longer,
then your jurisdiction may be at a disadvantage. While local and regional regulations or processes affect the review
process, businesses are interested in "time -to- market" – the time it takes to get up and running in an ever - increasing
competitive environment.
EDSAT assigns a color code to highlight the results of your jurisdiction compared to the median response among the
CGM. Colors — green, yellow, and red — indicate a municipality's relative strength on each specific location factor.
Green indicates that your jurisdiction is quantitatively or qualitatively stronger than the CGM response; yellow
indicates that your jurisdiction is average or typical; and red indicates a relative deficiency.
The interaction between the importance of a location factor and your jurisdiction's relative strength yields powerful
information. With respect to businesses and developers, a comparison yielding "red" for a Very Important factor
represents the potential for a "deal- breaker," while a comparison resulting in "green" for a Very Important factor
represents the likelihood of a "deal- maker." There are several important considerations to keep in mind when
reviewing a jurisdiction's EDSAT results:
1. If your jurisdiction is at a disadvantage in certain Very Important location factors, such as possessing a
slow permitting process, a workforce that lacks the necessary skills, and infrastructure that lacks the
capacity to support growth, it is considered to have three distinct "deal- breakers," regardless of its
geographic location.
2. Your jurisdiction should look at its EDSAT results as an overview, and not focus on a particular factor.
One "deal- breaker" does not mean that your jurisdiction should abandon its economic development efforts.
At the same time, your jurisdiction cannot solely rely on one or two "deal- makers." Economic development
is a dynamic process and should be managed in such a way that a community continually responds to the
changing needs of local and prospective businesses.
3. The interpretation of comparisons and color assignments depends on your jurisdiction's context in
answering the question and its objectives for economic development. For example, if there are significantly
more square feet of vacant commercial space than the CGM median, EDSAT assigns "red" because large
amounts of space may indicate outdated facilities in a stagnant local economy. However, the empty space
may actually be an asset if your jurisdiction is focusing on attracting businesses that would benefit from
large spaces, such as a creative mixed -use complex. Thus, your jurisdiction's context is important in
understanding EDSAT results.
I The term Comparison Group Municipalities (CGM) is used in this report to represent jurisdictions that have completed the
EDSAT.
3
For some questions, the red and green color assignments serve to highlight the response for further consideration
within the context of your jurisdiction's objectives and circumstances. Several questions have no comparison at all.
They tend to be lists of potential incentives, resources, or regulations associated with the municipality and will be
discussed in corresponding sections of the report.
This section highlights Reading's primary strengths and weaknesses in the realm of economic development. EDSAT
does not provide an overall grade for a jurisdiction, but rather assesses a jurisdiction's unique set of strengths,
weaknesses, and economic development objectives.
The Dukakis Center staff creates a list of significant or notable responses for each of the Very Important, Important,
and Less Important location factors, emphasizing strengths and "deal- makers," which are not organized in any
particular order of importance. Dukakis Center staff suggests that your municipality review these lists and use them
to highlight, enhance, and market your city or town's strengths.
Tasks on the weakness and "deal- breaker" lists, however, are prioritized to emphasize the importance of their
mitigation. The Dukakis Center staff arranges the tasks according to feasibility, with consideration of the latitude
and abilities of local, county, or regional levels of government. For example, in a jurisdiction with limited highway
access, building a new highway interchange or connector would likely be cost - prohibitive, time - consuming, and an
inefficient use of local resources. However, other tasks are more feasible with modest investments in time and
resources. For example, streamlining the permitting process and making related development information readily
accessible to both location experts and businesses can be accomplished without significant capital investments.
Although location experts rank both highway access and the timeliness of permitting as Very Important location
factors, in the prioritized list of potential "deal- breakers," the permitting process is given a higher priority due to its
feasibility in implementation.
Reading's Strengths or Potential "Deal- Makers"
The following lists of Reading's strengths are its powerful economic development assets. The town should build
upon these assets and promote them to prospective businesses and developers. Reading should first consider those in
the Very Important group, then the Important, and finally the Less Important group. Please note that strengths are
not listed in any particular order within the three lists.
Strengths among Very Important Location Factors
• Highway Access: Reading has excellent highway access with 75 percent or more of all available sites
within two miles of a limited access major highway.
• Traffic: Traffic in Reading is comparable to the Comparison Group Municipalities (CGM), but unlike the
CGM, the town has regular access to a traffic engineer or transportation planner.
• Infrastructure: Not only does Reading have sufficient capacity for growth and reliable service for all of its
utilities, but the cost for electricity is roughly half the cost of CGM respondents.
• Rents: Reading's mix of office space includes more Class A and Class B space than the CGM, indicating
better overall quality office space.
• Workforce Composition: Reading has a much higher percentage of managerial and professional workers
than the CGM.
• Labor (available): More than half of Reading's available labor has earned at least a bachelor's degree.
4
Strengths among Important Location Factors
• Public Transit: Reading has a transit - oriented development strategy to attract new firms within a quarter
mile of public bus or rail rapid transit.
• Physical Attractiveness: Reading takes more vigorous measures to maintain the physical attractiveness
than the CGM, has a higher percentage of parks, and involves the arts community in the design of open
space.
• Quality of Office Space: Reading has a lower percentage of contaminated/brownfield sites than the CGM
and more experience with redevelopment of such sites.
• Sites Available: Reading has a readily - accessible, up -to -date list of sites that are available for
development.
• Predictable Permits: Reading provides a development handbook to prospective developers.
• Citizen Participation in the Review Process: In Reading, organized neighborhood groups slow the
permitting process less than CGMs. In addition, elected officials expedite development by facilitating
community group dialogues and have stepped in to rescue development proposals that were endangered by
community opposition in the past 5 years.
• Cultural and Recreational Amenities: Unlike the CGM, Reading features a professional repertory theater
company and a symphony orchestra.
• Crime: Crime is lower for all categories in Reading than the CGM.
• Housing: The home ownership rate in Reading is higher than the CGM.
• Local Schools: Students in Reading have a higher percentage of English and Mathematics proficiency and
a higher percentage of high school graduates go on to attend a four -year college. The town also uses
assessment /proficiency tests as a measure of performance for teacher assessments and evaluation.
• Local Tax Rates. Reading uses a local meals tax to pay for local services and has a flat tax rate that is four
percent lower than the CGM for commercial and industrial property.
Strengths among Less Important Location Factors
• Airport: Reading features a local airport and is closer to its nearest regional and international airports than
the CGM.
• Rail: Reading has a commuter rail stop within its jurisdiction.
• Proximity to Universities and Research: Four major four -year institutions of higher education are located
within 10 miles of Reading.
• Permitting Ombudsman: Reading's town manager plays a significant role in facilitating the permitting
process, and the town features local licenses for specific businesses.
• Website: Reading's website includes more information related to economic development and municipal
process than the CGM.
Reading's Weaknesses or Potential "Deal- Breakers"
Despite sizable advantages, Reading has a number of apparent weaknesses which can pose a challenge to successful
development. The factors in the Very Important group are the ones that the town should consider addressing first
because they are the most critical potential "deal- breakers." Again, the town should next consider those in the
Important group, and finally the Less Important group.
Unlike the strengths or deal- makers, the list of weaknesses is arranged in order of priority. It is suggested that
Reading review the prioritized lists and the detailed narrative about all location factors, while keeping in mind its
economic development objectives and the resources available for addressing "deal- breakers" and other weaknesses.
This report is an opportunity for an informed dialogue among colleagues and for establishing a roadmap to turn
"deal- breakers" into "deal- makers."
Weaknesses among Very Important Location Factors
Timeliness of Approvals: Site plan reviews, zoning variances, and the appeals process take an average of
four weeks longer in Reading than in the CGM.
Rents: Rents in Reading for all asset types and classes other than the cost for Class A office space is higher
than the CGM.
Parking: A smaller proportion of Reading's available sites for retail and office sites have long -term on -site
parking than do sites in the CGM.
Weaknesses among Important Location Factors
• Critical Mass Firms: Reading lacks an up -to -date economic development plan or strategy, has targeted no
specific industry sectors, and does not have an industrial attraction policy.
• Cross Marketing: Reading does not have a cross - market strategy and, unlike the CGM, does not at present
engage regional planning and development organizations to participate in marketing the town.
• Quality of Available Space: Reading has a much smaller percentage of vacant/underutilized shopping
centers and open land (greenfield) sites than the CGM, which limits opportunities for large developments.
• Land (space): Reading has very little land available for development, including a much lower percentage
of parcels over 5 acres than can be industrial or commercial development.
• Sites Available: The town of Reading does not own sites that it markets for development.
• Predictable Permits: Reading does not have a checklist of permitting requirements for prospective
developers.
• State Business Incentives. Though the state of Massachusetts offers a variety of special tax incentives, the
town of Reading does little to help firms take advantage of them.
• Local Business Incentives: Reading does not use Tax Increment Financing or other tax breaks. It does not
participate in or offer a brownfield revolving loan fund.
• Housing: Reading's high cost of housing and low vacancy rates indicate housing challenges for the
workers of prospective firms.
• Amenities. Reading has a lower proportion of fast food restaurants, fine dining, day care facilities, and
retail shops than the CGM.
Weaknesses among Less Important Location Factors
• Workforce Training: Reading does not support public - private partnerships or adult education programs to
provide workforce training.
• Website: Reading does not have a designated webmaster or staff person for maintaining its website.
• Proximities to Universities and Research: The town does not have a vocational /technical school within
its jurisdiction like the CGM.
• Rail: Reading does not have freight rail service available whereas most of the CGM does.
The weaknesses that surfaced in the EDSAT analysis provide guidelines to where Reading could exert more effort to
improve its ability to attract business and build its tax base.
The following is a section -by- section analysis of the EDSAT results comparing Reading's self - reported responses to
both the overall importance of each location factor and the median response among the CGM. Within each section
are several related themes, where the symbols •, 4, and O indicate the relative importance of the theme to
developers and businesses, as ranked by NAIOP and CoreNet Global location experts. The shaded circle (0)
denotes a very Important factor, the half - shaded circle (1) denotes an Important factor, and the unshaded circle (0)
denotes a Less Important factor.
Importance To Market You+ Perfrmaece Relative To Peen
Esbug Average
. Very Important 4 Important Less Important owe* No ComparisDri
This section of the report presents a tabular printout from the EDSAT. The results are displayed in four primary
groupings of information:
• Group 1 identifies location themes, such as Highway Access, and questions about specific location factors
related to that theme. At the top of each table is a circle that represents the relative importance of a theme to
location experts and businesses. A filled circle(*) indicates "Very Important," a half - filled circle (4)
indicates "Important," and an unfilled circle (0) indicates "Less Important."
• Group 2 shows Reading's responses to the EDSAT questions.
• Group 3 is the median or majority (for yes /no questions) response among the municipalities that have
completed the EDSAT questionnaire (the comparison group or CGM).
• Group 4 is a series of green, yellow, or red blocks indicating how Reading compares to the CGM. There is
a built -in function in EDSAT that allows a municipality to compare itself against a subset of the CGM by
other criteria such as population, median income, or size of operating budget. For purposes of this analysis,
however, Reading is compared with all the CGM. For this report, Your Performance Relative to Peers has
been indicated by a letter and a color:
O G Strong
O Average
O R Weak
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Section 1. Access to Customers /Markets
In order to minimize transportation costs and time -to- market, businesses want adequate access to uncongested
transportation corridors for their shipping needs, customers, and employees. Highway access, congestion, and
parking are Very Important factors in location decisions. Public transportation is Important, while proximity to
airports, rail, and water transport are Less Important. The overall physical attractiveness of public spaces,
enforcement of codes, and condition of housing and commercial real estate are Important, as they are indications of
general economic health and quality of life in a community.
A. Highway Access •
Reading features excellent highway access, a factor that is very important to location specialists. Similar to the
CGM, at least 75 percent of Reading's available sites for retail trade, manufacturing, and general office space are
within two miles of an entrance or exit to a limited - access major highway. Reading can attribute this high level of
accessibility to its proximity to I -93 along its western border and I -95 along its southeastern border. Reading does
not impose weight restrictions on roads, which reduces transport costs for shipping - reliant industries.
Question
Reading
CGM
1: What percentage of available sites for retail trade,
including your central business district, is within 2
75% or
M
75% or
miles of an entrance or exit to a limited- access major
greater
jf
greater
highway?
2: What percentage of available sites for
manufacturing is within 2 miles of an entrance or exit
75% or
75% or
to a limited- access major highway?
greater
greater
3: What percentage of available sites for general
office space is within 2 miles of an entrance or exit to
75% or
�/J
75% or
a limited- access major highway?
greater
l f
greater
4: Does your jurisdiction impose weight restrictions
on streets or access roads?
no
no
B. Public Transit 4
Reading is on par with or at an advantage with its public transit system. As an MBTA community, Reading is served
by the Haverhill commuter line and two bus routes: Rout 136 along highway 129, and Route 137 along Washington
and Main Streets. Both routes converge on Woburn Street and terminate at Reading Station. Fifty to 74 percent of
available sites for retail and general office space are within 114 mile of public bus or rapid rail transit. For available
manufacturing sites, that amount increases to greater than 75 percent.
The town's transit- oriented development strategy puts it at an advantage by catalyzing smart growth around
identified commercial and industrial areas. Reading does not offer shuttle services to a public commuting station,
which is on par with the CGM, but makes Reading Station inaccessible to public transit by residents within the
western and northern parts of town. The bus routes primarily serve the southeast sector of the community. The
available bus routes do offer limited night and weekend service. The town should consider a town shuttle van or bus
services to connect more residents with public transit opportunities.
8
Question
Reading
CGM
5: What percentage of available sites for retail trade
between 50-
is within 1/4 mile of public bus or rail rapid transit?
50 -74%
M
74% and
13: What percentage of available sites for
75% or
lJ
75% or
manufacturing has on -site parking?
greater
L(
greater
6: What percentage of available sites for
75% or
manufacturing is within 1/4 mile of public bus or rail
greater
G
50 -74%
rapid transit?
7: What percentage of available sites for general
office space is within 1/4 mile of public bus or rail
50 -74%
U
50 -74%
rapid transit?
8: Is there a transit - oriented development strategy in
your plans for attracting new firms?
yes
G
no
9: Is there a commuter rail or bus stop within 5 miles
of your jurisdiction's boundaries?
yes
u
yes
10: Do you offer any shuttle services to other public
�n
commuting stations?
no
V
no
11: Is public transit service available on nights and
weekends?
yes
yes
C. Parking •
Parking is a problem for residents of Reading, and the questionnaire results only show part of the problem. Fifty to
74 percent of available retail sites and just 26 to 49 percent of available general office space sites feature on -site
parking. These figures are well below the CGM's 75 percent or greater. The percentage of available sites for
manufacturing is on par with the CGM at 75 percent or greater, but Sections 3.0 and 3.1) show that few sites are
available, which also explains why the town does not offer parking facilities near development sites.
Residents report that though parking is free and plentiful, parking is limited to two hours. This restriction does
encourage turnover of spaces for those who wish to shop in retail areas. However, those who work in these retail
establishments (retail is the largest industry sector in the town) and the surrounding businesses, more long -term
parking is needed to attract more employers. The town could consider using state or federal infrastructure grants to
develop parking facilities for long -term parking needs.
Question
Reading
CGM
12: What percentage of available sites for retail trade
75% or
has on -site parking?
50 -74%
greater
13: What percentage of available sites for
75% or
75% or
manufacturing has on -site parking?
greater
L(
greater
Question
Reading
CGM
14: What percentage of available sites for general
75% or
office space has on -site parking?
26 -49%
greater
15: Does your jurisdiction offer parking facilities near
yes
no
development sites?
no
no
16: Have you used state or federal infrastructure
ly
grants to improve parking in your jurisdiction?
no
no
17: How much is typically charged for parking in your
central business district? $ Hourly
0
/
0
18: How much is typically charged for parking in your
central business district? $ Daily
0
0
19: How much is typically charged for parking in your
�n
central business district? $ Monthly
0
\'/
0
D. Traffic •
Reading matches or outperforms the CGM in all traffic considerations. Residents rate the town's traffic as
moderately congested, and the average speed of commuter rush hour traffic matches the CGM at 26 -35 mph.
Reading has regular access to a traffic engineer and a transportation planner, routinely uses the services of a
transportation consultant, and has access to traffic count data. Traffic mitigation is required by firms and developers,
and large -scale developments must conduct a traffic impact analysis.
Question
Reading
CGM
20: Do you have regular access to a traffic engineer
or transportation planner, such as one who is on staff
or with a regional organization to which your
yes
no
jurisdiction is a member?
21: Do you routinely use the services of a
ly
transportation consultant?
yes
yes
22: Do you have access to traffic count data for the
major roadways in your jurisdiction?
yes
/
yes
23: Do you require firms or developers to provide
traffic mitigation beyond the streets adjacent to the
yes
yes
site? (e.g. installing traffic signals, metering flow)
24: How would you rate traffic into and out of your
Moderately
M
Moderately
jurisdiction during a typical weekday rush hour?
congested
if
congested
10
Question
Reading
CGM
25: What is the average speed of automobile
no
yes
commuter traffic during a typical weekday rush hour?
26 -35 mph
\ "/
LJ
26 -35 mph
26: Do you require a traffic impact analysis for large -
scale development or redevelopment projects?
yes
yes
E. Airport O
Reading is conveniently located less than 20 miles from Boston's Logan Intemational Airport, which also serves as
its closest regional airport. This proximity to Logan and exceptional highway access make a local airport
unnecessary for attracting most industry sectors. Logan is accessible by public transit and takes anywhere from 21 to
60 minutes by car, depending on the time of day.
Question
Reading
CGM
27: Do you have a local (municipal/ general aviation)
no
yes
airport?
no
\ "/
LJ
no
28: The closest regional airport is how many miles
away?
11 -20 miles
11 -20 miles
29: The closest major /international airport is how
many miles away?
11 -20 miles
20 -30 miles
30: Is the major /international airport accessible by
public transportation?
yes
yes
31: How long does it take to drive to the
21 minutes to
21 minutes to
major /international airport from your downtown?
60 minutes
Lf
60 minutes
F. Rail
Reading has an advantage in that it has a commuter rail stop at Reading Station; however it lacks an intercity or
interstate rail system like Amtrak. Unlike other jurisdictions, the town does not have freight rail service available
which puts it at a disadvantage for industries that require rail freight service to transport bulky, heavy goods.
Reading's highway access, however, is preferable for transporting perishable or fragile goods by truck.
Question
Reading
CGM
32: Do you have rail freight service available?
no
yes
33: Do you have intercity passenger rail service? Check all that apply.
11
Question
Reading
CGM
- Commuter
regulations on abandoned properties / abandoned
yes
G
no
- Intercity /Interstate(Amtrak)
vigorously
Moderately
jurisdiction?
no
no
- no
Very
streets, sidewalks, parks, etc., near available
no
R
yes
G. Physical Attractiveness 4
Reading is an attractive, well- maintained New England community. The town is very vigorous in enforcing codes
and regulations on abandoned properties, abandoned vehicles, and trash/rubbish disposal. In addition, the town very
vigorously maintains streets, sidewalks, parks, and other features near available development sites. Though the town
has a process for reporting code violations, a quick- feedback interface for reporting public works issues (like a
citizen connect application or a prominent email submittal button or phone number on the website home page) has
not yet been implemented. Like other jurisdictions, the town also does not have a system for measuring the
timeliness and quality of responses to reported violations. The community can receive alerts using the Reading
Community Alerts system, but no system exists for reporting issues to the public works department.
Among other factors on which the town outperforms the CGM, the town involves the arts community in the design
of open space, and a large percentage of land is reserved for parks due to the large conservation areas in the north
part of town. These conservation lands include the town forest along the Ipswich River, swamplands along the
Abedona River, and other wetland areas along various waterways.
Reading is at a disadvantage to other communities in that five percent or less of commercial space is vacant. Though
this might at first glance seem advantageous, a lower percentage of developable sites makes other jurisdictions more
attractive to location experts. Like other communities, the percentages of housing stock considered dilapidated,
commercial and industrial buildings boarded up or closed down, and vacant industrial space is five percent or less.
Question
Reading
CGM
34: To what extent do you enforce codes and
regulations on abandoned properties / abandoned
Very
vehicles / trash and rubbish disposal within your
vigorously
Moderately
jurisdiction?
35: To what extent does your jurisdiction maintain
Very
streets, sidewalks, parks, etc., near available
vigorously y
Moderately
development sites?
36: Is there a hotline available for reporting code
violations and maintenance needs within your
no
no
jurisdiction?
37: Is there a system for monitoring the timeliness
and quality of responses to reported violations within
no
no
your jurisdiction?
12
Question
Reading
CGM
38: Do you involve the arts community in the design
of open space (street furniture, murals, etc.)?
yes
C2
no
39: What percentage of the acreage within your
jurisdiction is reserved for parks?
16 -20%
G
6 -10%
40: What percentage of your housing stock is
considered dilapidated?
0 -5%
LI
0 -5%
41: What percentage of your commercial buildings
are boarded up or closed down and would need
0 -5%
ly
0 -5%
renovations to reopen?
42: What percentage of commercial space is
presently vacant (not currently occupied)?
0 -5%
R
6 -10%
43: What percentage of your industrial buildings are
�n
boarded up or closed down and would need
0 -5%
V
0 -5%
renovations to reopen?
44: What percentage of industrial space is presently
�n
vacant (not currently occupied)?
0 -5%
V
0 -5%
H. Water Transportation O
Reading does not have water -based transportation facilities.
Question Reading CGM
45: Do you have water based transportation facilities
within your jurisdiction? Check all that apply.
Section 2. Concentration of Businesses (Agglomeration)
Agglomeration refers to the number of complementary and supplemental services and related firms— including
academic institutions —that are available within a jurisdiction to support new or existing companies. A concentration
of similar or supporting companies creates a critical mass of businesses within an industry, making it easier for that
industry to thrive in the local community, regionally, or on the state level. The scale of agglomeration within a
jurisdiction can be enhanced by the intensity of its efforts to attract companies, its coordination of marketing plans
with regional or state efforts, cross marketing among stakeholder organizations, and follow -up with existing and
potential businesses.
A. Complementary /Supplemental Business Services 4
Reading is strong in its offerings of complementary and supplemental business services. The Reading -North
Reading Chamber of Commerce is moderately involved, which is similar to local chamber activity across the CGM.
The town also features an active volunteer economic development committee.
13
Reading aligns with the CGM in that business services (venture capital, specialized recruiting, business consulting,
etc.) within the town are moderately capable of working with emerging technical and scientific firms. Moreover,
with CPA, business advisory and specialized law and financial firms conveniently located within the city's
boundaries, businesses are able to conduct their operations without leaving Reading. The town does not have an
incubator or cooperative space for start-up businesses, which is on par with the CGM.
Question
Reading
CGM
1: Is your local chamber of commerce or business
association actively involved in the economic
Moderately
/
Moderately
development activities of your jurisdiction?
u
2: Does your jurisdiction have an active volunteer
economic development committee or nonprofit center
yes
yes
for economic development?
3: Is there an incubator or other form of cooperative
and supportive space for start-up businesses in your
no
no
jurisdiction?
4: Are there CPA, business advisory and financial
services firms in your jurisdiction?
yes
yes
5: Are there law firms in your jurisdiction specializing
in commercial law, intellectual property rights, and
yes
yes
patents?
6: Are there branches of major commercial banks in
your jurisdiction?
yes
yes
7: To what extent are the business services (e.g.
venture capital, business planning, specialized
Moderately
Moderately
recruiting, etc.) in your jurisdiction capable of
capable
tf
capable
working with emerging technical and scientific firms?
B. Critical Mass Firms 4
Reading does not have an up -to -date development strategy, overall economic development plan (OEDP), or an
economic development plan within its master plan. The current plan was written in 2006, prior to the Great
Recession. An updated plan would reflect the change in the business climate since the 2008 to 2009 recession. A
fresh plan can also help Reading to leverage applicable state and federal grants, benefit from state and regional
business recruiting efforts, and increase collaboration with local and regional economic development stakeholders.
As part of the North Suburban Planning Council (NSPC), state and regional resources are available to help you
target appropriate industry and implement an industrial attraction policy.
Reading has not identified any specific industry types or sectors as part of its economic development strategy. The
town successfully attracted a hospital within the past decade. The town would benefit from targeting industry sectors
that align with the state's development strategy. Such planning can direct and shape the town's growth so that it
reflects the character and goals of Reading. This activity would involve taking a business inventory, looking for
industry clusters already within the town, and using regional, county, and state development specialists could reveal
opportunities for manageable growth. New commercial and light industrial expansion would create jobs, increase
tax revenue, and diversify Reading's economy.
14
Question
Reading
CGM
8: Does your jurisdiction have an up -to -date
development strategy, overall economic
development plan (OEDP), or an economic
no
yes
development plan within your community master
plan?
9: Is your jurisdiction part of a county or regional
OEDP or Comprehensive Economic Development
yes
yes
Strategy (CEDS)?
10: Does your state have a development strategy
or economic development plan?
yes
yes
11: If yes, are there firms within specific industry
types or sectors that are targeted in your
jurisdiction's, your county's or your state's
no
yes
development strategy?
12: If yes, what specific industry types or sectors
are targeted by your municipality's development
No Targets
strategy? (Your Municipality)
-
13: If yes, what specific industry types or sectors
are targeted by your municipality's development
strategy? Other, please specify (Your
Municipality)
14: If yes, what specific industry types or sectors
are targeted by your region /county's development
strategy? (Regional /County)
15: If yes, what specific industry types or sectors
are targeted by your region /county's development
strategy? Other, please specify (Regional /County)
-
16: If yes, what specific industry types or sectors
Alternative
are targeted by your state's development
Energy; Travel
strategy? (State)
and Tourism;
Traditional
Manufacturing;
Other Life
Sciences,
including
Biotech;
Healthcare
17: If yes, what specific industry types or sectors
are targeted by your state's development
strategy? (State)
-
18: Which of the following jurisdictions have
development specialists to assist in interpreting
State;
State:
the needs of these clusters? (Choose all that
Regional /County
tf
Regional /County
apply)
19: How aggressive is your industrial attraction
policy?
Don't have one
Moderate
15
C. Cross Marketing 4
Reading engages local and regional business, planning, and development organizations to participate in marketing
the town. The town does not actively enlist resident firms to participate in such efforts, which matches the CGM.
The local chamber hosts events and participates in multi- chamber activities. Existing firms are vested in the
community and have an awareness of local market needs, business climate, and local and regional business
resources. This local knowledge can be an extremely valuable resource for advising new and prospective firms on
site locations and the marketplace, share methods with town officials to recruit and grow firms, and help Reading
enhance marketing efforts.
Reading currently does not engage NSPC or any regional planning and development organizations to participate in
marketing the town. However, it does work with state agencies. The NSPC has a wider reach of potential investors
and resources than Reading. The NSPC also has a strong commitment and local knowledge of the communities in
the Boston metro area, so it would be advantageous to collaborate with them to bolster the town's marketing efforts
and better compete with the CGM.
Question
Reading
CGM
20: Do you actively enlist the services of firms
already resident in your jurisdiction to assist in
no
ti /
no
attracting new firms?
u
21: Do you engage local and regional business
organizations to participate in marketing your
yes
yes
jurisdiction?
U
u
22: Do you engage regional planning and
development organizations to participate in
no
yes
marketing your jurisdiction?
23: Do you engage state agencies and organizations
to participate in marketing your jurisdiction?
yes
yes
D. Marketing Follow -up
Mirroring the CGM, Reading does not conduct any marketing follow -up with firms or inquire about their
satisfaction levels. Marketing follow -up, just like cross - marketing (Section 2.C), can yield valuable first -hand
information. Through formal de- briefings, such as meetings and focus groups, your town can learn the reasons firms
decided to locate in or outside Reading. Town administrators can not only use this new knowledge to shape
marketing and branding campaigns, but for the improvement of town operations, customer relations, and recruitment
strategies. Thoughtfully considering and acting on input from these firms can help make the town more business -
friendly, foster businesses growth, and become more attractive to prospective firms. This puts Reading in control of
the cognitive maps associated with doing business there.
Additionally, Reading may want to establish a formal procedure to intervene when negative news surfaces about
firm dissatisfaction. This will be increasingly important as the town's commercial and industrial base grows
Addressing this news early may alleviate the source of dissatisfaction, minimize damaging public relations, and
open lines of communications —all factors that both enhance the business- friendliness of a municipality and build
relationships with firms.
16
Question
Reading
CGM
24: Is there a formal de- briefing process with firms
If
that chose to locate in your jurisdiction about what
no
no
made the difference?
25: Is there a formal de- briefing process with firms
that chose not to locate in your jurisdiction about
no
G
no
what made the difference?
26: Do you have a formal procedure for contacting
ln
existing local firms about their satisfaction with your
no
V
no
jurisdiction?
27: Do you have a formal procedure for intervening
0
1
when early news surfaces about firm dissatisfaction
no
no
with your jurisdiction?
E. Proximity to Universities and Research O
Reading has considerably more proximate higher education institutions than the CGM. The town has four major
public or private four -year colleges /universities within ten miles. Although the town itself lacks a
vocational /technical school within its borders, the town works closely with Northeast Metro Tech vocational school,
which is less than 5 miles away in neighboring Wakefield.
Question
Reading
CGM
28: How many major public or private four -year
If
college or universities are located within your
0
0
jurisdiction?
29: How many major public or private four -year
college or universities are located within 10 miles of
4
G
2
your jurisdiction?
30: How many community colleges are located within
ln
your jurisdiction?
0
V
0
31: How many vocational /technical schools are
located within your jurisdiction?
0
1
17
Section 3. Cost of Land (Implicit/Explicit)
The cost of land to a firm includes two Very Important factors: Infrastructure and Rent. Updating civil, utility, and
telecommunications infrastructure represents significant expenses for a firm to incur. Therefore, if a municipality
does not already have adequate capacity in place, a potential firm could decide to locate in another municipality with
adequate capacity. Rents are Very Important as they contribute heavily to operating expenses. Location experts
consider the quality of available space and amount of available land for development Important factors.
A. Infrastructure •
Reading has excellent infrastructure. All of the core infrastructure needs of location specialists —water supply,
public sewer, wastewater treatment, natural gas, electric power, and all forms of data/communications-- currently
have sufficient capacity for growth and deliver reliable service. This strength allows all types of firms and industries
to situate in Reading with neither the hindrance of limited infrastructure capacities nor the necessity to invest in
costly, new infrastructure.
In addition, Reading Municipal Light's utility rates are much lower than the CGM in all three rate categories
(residential, commercial, and industrial). Commercial and industrial rates per kilowatt hour (6.766 cents) are less
than the residential rate (8.98 cents). Lower utility rates gives Reading a competitive advantage that makes opening
and operating a business cost - effective for ones that rely heavily on electricity to sustain operations.
Question
Reading
CGM
1: Are there significant limitations to
Sufficient capacity for
ly
Sufficient capacity for
any of your existing infrastructure
growth & reliable
growth & reliable
systems? - Water Supply
service
service
2: Public Sewer
Sufficient capacity for
Sufficient capacity for
growth & reliable
growth & reliable
service
service
3: Wastewater Treatment
Sufficient capacity for
Sufficient capacity for
growth & reliable
growth & reliable
service
service
4: Natural Gas
Sufficient capacity for
Sufficient capacity for
growth & reliable
growth & reliable
service
service
5: Electric Power
Sufficient capacity for
�n
Sufficient capacity for
growth & reliable
V
growth & reliable
service
service
6: Data /Telecommunications - Land
Sufficient capacity for
�n
Sufficient capacity for
Lines
growth & reliable
V
growth & reliable
service
service
7: Data/Telecommunications - Cellular
Sufficient capacity for
Sufficient capacity for
growth & reliable
growth & reliable
service
service
8: Data /Telecommunications - Fiber
Sufficient capacity for
Sufficient capacity for
optic / Cable / DSL
growth & reliable
growth & reliable
service
service
9: What is the average cost in cents per
kilowatt -hour (kWh) for residential,
8.98
16.23
commercial, and industrial end users in
18
Question
Reading
CGM
your municipality? Residential
10: What is the average cost in cents
20
12
per kilowatt -hour (kWh) for residential,
commercial, and industrial end users in
6.766
15.20
your municipality? Commercial
20
11
11: What is the average cost in cents
per kilowatt -hour (kWh) for residential,
commercial, and industrial end users in
6.766
R
13.03
your municipality? Industrial
B. Rents •
Nearly all industrial and commercial rents in Reading are significantly higher than in the CGM, representing a
potential "deal- breaker." Retail space is $8 to $9 more per square foot in the central business district and highway
business district, respectively. The town's limited manufacturing space is 75 cents more per square foot. Office
space in the central business district runs from $2.25 more per square foot for Class C office space to $7 more per
square foot for Class A office space (Class B space is $4 higher). In the highway business district, Class A office
space matches the CGM, but Class B space is $7.25 more per square foot, and Class C space is $4 more.
The town however features a better mix of office space classes than the CGM. Not only does Reading have 5
percent more Class A space than the average CGM respondent: it also has 20 percent more Class B space, and only
20 percent is Class C. The higher percentage of better - quality space in part compensates for the higher rents.
However, the costs differences between the CGM and Reading could be driven the limited availability of overall
office, retail, and manufacturing space in the town. To attract a stronger business tax base, Reading is encouraged to
increase the supply of commercial and industrial facilities through development incentives.
Question
Reading
CGM
12: What is the current average square foot cost for
existing retail space in your central business district
20
12
(Triple Net /Lease)?
13: What is the current average square foot cost for
existing retail space in your highway business district
20
11
(Triple Net /Lease)?
14: What is the current average square foot cost for
existing manufacturing space (Triple Net /Lease)?
6.75
R
6
15: What is the current average square foot cost for
existing general office space in your central business
21
■�
between 13
e
district (Triple Net /Lease) ?: CLASS A
K
and
16: What is the current average square foot cost for
existing general office space in your central business
16
12
district (Triple Net /Lease) ?: CLASS B
17: What is the current average square foot cost for
existing general office space in your central business
11
■�
between 8.50
district (Triple Net /Lease) ?: CLASS C
K
and 9
19
Question
Reading
CGM
18: What is the current average square foot cost for
existing general office space in your highway
21
21
business district (Triple Net /Lease) ?: CLASS A
19: What is the current average square foot cost for
existing general office space in your highway
16
between 8.5
business district (Triple Net /Lease) ?: CLASS B
and 9
20: What is the current average square foot cost for
existing general office space in your highway
11
7.00
business district (Triple Net /Lease) ?: CLASS C
21: Of all the available office space in your
jurisdiction, what percentage is: CLASS A
20
15
22: Of all the available office space in your
jurisdiction, what percentage is: CLASS B
60
G
40
23: Of all the available office space in your
jurisdiction, what percentage is: CLASS C
20
40
C. Quality of Available Space 4
Compared to the CGM, Reading has a significantly smaller proportion of contaminated or brownfield sites (1 -10
percent instead of 21 -35 percent). The town has moderate experience redeveloping contaminated or brownfield
sites. Reading's disadvantage lies in the small percentage of vacant or underutilized shopping centers and no unused
open land or greenfield sites. Such a small supply of developable land will make it difficult to attract large
developments or employers. The town might consider rezoning existing parcels in areas where increased density
would fit with the town's character and needs. The town might also consider attracting satellite offices or industries
with a high percentage of telecommuters /mobile workforces to encourage office and commercial development on
smaller parcels.
Question
Reading
CGM
24: Approximately what percentage of available sites
in your jurisdiction would be considered
1 -10%
21 -35%
contaminated or brownfield sites?
25: What experience does your jurisdiction have with
the redevelopment of contaminated or brownfield
Moderate
Limited
sites?
26: Approximately what percentage of available sites
in your jurisdiction would be considered vacant or
1 -10%
11 -20%
severely underutilized shopping centers?
27: Approximately what percentage of available sites
in your jurisdiction would be considered unused open
0%
21 -35%
land or greenfield sites?
20
D. Land (space) 4
Reading aligns with the CGM in the amount of vacant developable land is zoned for commercial/industrial uses. It
also aligns with the amounts of vacant usable industrial, warehouse, and office space. However, in the EDSAT
workshop, we discussed that the amount of vacant space lies on the lower end of the range, close to zero. This also
holds true for the proportion of parcels available for large scale industrial or commercial developments of 5 acres or
more. As stated in Section 3.1), this limited amount of space, given the current zoning and land use, is a major
constraint. In order to develop a strategy that promotes a strong commercial and industrial tax base, the town might
consider ways to increase the supply of space for expansion and growth. This might include designating density
improvement zones and encouraging mixed use developments to deliver retail, office, and light industrial space
within walking distance to transportation hubs or denser residential areas. This will minimize the impact of traffic
and congestion on the city's streets and reduce the need for increased parking in the current downtown zone.
Question
Reading
CGM
28: Approximately how much vacant developable
$17.26-
$22.25
$17.26-
$22.25
land in your jurisdiction is currently zoned for
0 acres
LI
0 acres
commercial /industrial uses?
29: Approximately how much vacant useable
1- 250,000 sq.
M
1- 250,000 sq.
industrial or warehouse space exists in
feet
U
feet
commercial /industrial buildings in your jurisdiction?
30: Approximately how much vacant useable office
1- 250,000 sq.
M
1- 250,000 sq.
space exists in commercial /industrial buildings in
feet
�,J
feet
your jurisdiction?
31: What proportions of the parcels available for
industrial development or large scale commercial
0 -10%
R
11 -20%
development are of 5 acres or more?
Section 4. Labor
The effect of labor factors on location decisions runs somewhat contrary to popular belief. An available labor force
that is adequately trained (Workforce Composition) is a Very Important factor, while the cost of labor is Important
and the presence of strong unions is Less Important. Conventional wisdom often holds that municipalities with
higher labor costs and stronger unions negatively impact a firm's location decision. However, if the workforce is
adequately skilled, these factors are not as strong "deal- breakers" as the general belief holds.
Employers are willing to pay for the necessary skills. Workforce training resources is Less Important relative to
other location factors. However, having a technically trained workforce whose skills align with industries a
municipality wants to attract is a valuable selling point.
A. Labor Costs 4
All of Reading's labor costs, including average hourly wages for both semi - skilled and mid -level clerical workers,
average public high school teachers' salaries, and lack of a living wage, are on par with the CGM.
Question
Reading
CGM
1: What is the prevailing average hourly wage rate
for semi - skilled, blue - collar manufacturing workers?
$17.26-
$22.25
$17.26-
$22.25
21
Question
Reading
CGM
2: What is the prevailing average hourly wage rate
$17.26-
�/J
$17.26-
for mid -level clerical workers?
$22.25
jf
$22.25
3: What is the prevailing average annual salary for
$60,001 -.
�f
$60,001 -
public high school teachers?
$70,000
L(
$70,000
4: Is there a local minimum or living wage statute?
skilled
no
R
no
B. Workforce Composition •
Reading's higher percentage of managers and professionals represents an advantage over the CGM and signifies a
highly educated workforce. The proportion of managerial and professional workers makes up for the lower
percentage of technically skilled workers. However, Reading could increase its advantage over other municipalities
by promoting programs that improve the skills of the town's unskilled and semi - skilled workers.
Reading may want to consider this advantage, as well as available labor (Section 4D) when choosing industries to
target. Certain industries require highly educated professionals, such as the scientific and technical sectors, which
also happen to be state targets (Section 2B). Reading is also on par with the CGM in that 10 percent or less of its
workers are English language learners.
Question
Reading
CGM
5: What percentage of your workforce is Unskilled?
�n
1 -25%
} "(
1 -25%
6: What percentage of your workforce is Semi - skilled
dun
1 -25%
V
1 -25%
7: What percentage of your workforce is Technically
skilled
1 -25%
R
26 -49%
8: What percentage of your workforce is Managerial
26 -49%
G
1 -25%
9: What percentage of your workforce is Professional
26 -49%
G
1 -25%
10: What percentage of your workforce are current
�n
English language learners?
0 -10%
V
0 -10%
22
C. Unions O
Reading has unfortunately experienced a work stoppage in the past three years due to a strike at Verizon.
Fortunately, union presence and impact is a low priority for location specialists. Further, the town is on par with the
CGM in that union organizing drives and labor unions do not have a significant presence in the town.
Question
Reading
CGM
11: Have any employers in your jurisdiction had a
85% or
�j
85% or
major strike or work stoppage within the last three
yes
R
no
years?
51% or
12: Has there been a major union organizing drive
greater
G
21 -35%
among public or private workers in the last 3 years?
no
no
13: Do labor unions have a significant presence in
the labor market of your jurisdiction?
Not at all
Somewhat
D. Labor (Available) •
According to the 2012 ACS estimates, 97.3 percent of Reading residents age 25 or older have a high school
diploma, and 55.6 percent have a bachelor's degree. With high proportions of professionals and managers in the
workforce (Section 4A) and residents age 25 and older with at least a bachelor's degree, the town is especially
attractive to firms in the scientific and technical sectors.
Question
Reading
CGM
14: What percentage of residents age 25 or older has
85% or
�j
85% or
earned at least a high school diploma?
greater
if
greater
15: What percentage of residents age 25 or older has
51% or
earned at least a bachelor's degree?
greater
G
21 -35%
E. Workforce Training O
The town of Reading has a few resources for workforce training. The town works with area high schools, Northeast
Metro Tech vocational school, and human service nonprofit training centers like EMARC to address the skill
development needs of firms. To the town's disadvantage, it does not support public - private partnerships to provide
specific workforce training, nor is there a workforce - focused adult education program that is readily available to
town residents. This low level of workforce training involvement is no doubt connected to the small number of
industries currently sited in Reading.
Question Reading CGM
16: Which of the following workforce training resources do you interact with to respond to skill
development needs of firms?
- Regional employment board or state employment
services department no
23
Question
Reading
CGM
- Area High schools
IV
based on the needs identified by industrial or office
yes
no
- Voc -tech schools or community colleges
2: Does your jurisdiction have a marketing program
yes
- Human service or nonprofit career training centers
no
\'/
no
opportunities, or industry concentrations?
yes
Ll
17: Do you support public - private partnerships to
provide specific workforce training?
no
R
yes
18: Is there an adult education program readily
available to residents of your jurisdiction?
no
yes
Section 5. Municipal Process
The municipal process section covers several themes of marketing and permitting. When it comes to marketing
themselves, jurisdictions that are aggressive and collaborate with local firms may be at an advantage in attracting
new investment. Those firms can speak to interested companies and investors about first -hand experiences and
market conditions, and advise municipal leaders about industries with which they are intimately familiar.
Additionally, a municipality needs to establish a transparent and efficient permitting process to minimize business
startup time and costs. Among the factors examined in this theme, timeliness of approvals is Very Important to
location experts, and the remaining themes are Important with the exception of the Permitting Ombudsman, which is
Less Important.
A. Industrial Sensitivity 4
Like most of the CGM respondents, Reading does not yet have an industry sensitivity strategy. As a result, it does
not have a marketing program based on location specialist needs, core strengths, identified opportunities, or industry
concentrations. Without an industry attraction policy and plan, such a marketing program has most likely not been a
priority. The town also does not have a quick response team to counteract negative publicity, does not engage local
businesses to speak on its behalf, and does not have a strategy for using local culture to attract niche shopping.
Reading should consider creating an industry sensitivity strategy. Creating such a strategy would help you take
advantage of your strengths, like having sufficient infrastructure to accommodate new firms, great access to
customer and markets, and a highly skilled workforce. Deliberate cultivation of this strategy will direct an accurate
depiction of Reading's cognitive map (or perceived image /reputation) as a good place to live and do business.
Question
Reading
CGM
1: Does your jurisdiction have a marketing program
IV
based on the needs identified by industrial or office
no
no
location specialists?
2: Does your jurisdiction have a marketing program
based on existing core strengths, identified
no
\'/
no
opportunities, or industry concentrations?
Ll
24
Question
Reading
CGM
3: Do you have a quick response team available
ly
when negative data, stories, or incidents about your
no
R
no
jurisdiction make the news?
4: Do you actively engage local business
yes
��7
no
spokespersons to speak on behalf of your
no
\'/
no
jurisdiction?
LJ
5: Do you have a strategy for engaging your
yes
yes
jurisdiction's racial or ethnic populations in unique
businesses, festivals, etc., as a way to attract
no
If
no
regional niche shopping?
yes
yes
B. Sites Available 4
Reading has few available sites. Unlike the CGM, it has no sites that are owned by the jurisdiction that it is currently
marketing for development. As mentioned in Section 3.0 and 3.1), few available sites are available for development.
This is a disadvantage for Reading. Fortunately, the town does have a readily accessible, up -to -date, and complete
list of sites that are available for development, which is better than the CGM. For all other considerations, Reading
matches the CGM. It maintains active relationships with commercial real estate industry players, has land use
regulations that protect industrial lands from incompatible uses, and does not have strategies for reclaiming/ land
baking tax delinquent properties or underutilized shopping centers.
Question
Reading
CGM
6: Does your jurisdiction own sites that it is currently
marketing for development?
no
R
yes
7: Is there a readily accessible, up -to -date, complete
list of sites that are available for development in your
yes
no
jurisdiction?
8: Do you maintain an active relationship with
ly
commercial real estate brokers, developers, or
yes
yes
agents with sites in your jurisdiction?
9: Do your land use regulations protect land
If
currently zoned industrial from encroachment by
yes
yes
residential or other incompatible uses?
10: Do you have an active strategy for reclaiming or
land banking tax delinquent and tax title properties?
no
no
11: Do you have an active strategy for reclaiming
vacant or underutilized shopping plazas?
no
no
25
C. Timeliness of Approvals •
Reading's permitting process is on par with the CGM in some areas, but takes longer in others. Site plan review,
zoning variances, and the appeals process take an average of 4 weeks longer than the CGM. Special permits
typically take 9 -12 weeks, whereas building permits take less than four weeks. Special permits and building permits
align with the median CGM respondent.
Most workshop participants agreed that Reading is reasonably efficient and oftentimes is an easy town with which to
do buisness. Unfortunately, larger development projects take longer and require public hearings. In addition,
potential commerical development often abutts residential and conservation areas, which require additonal
documentation, meetings, and hearings. When appeals are challenged, the process can extend into many years.
Since timeliness of approvals is one of very important considerations for location specialists, Reading is advised to
examine ways in which it can improwe this process. Minimizing startup costs and time are essential for busineses
and developers, and thus, regardless of the outcome of the permit application, they would prefer to hear a quick no
than a slow yes. Longer review and permitting periods can tip the decision in favor of more timely municipalities.
Streamlining the approvals process would make Reading even more business - friendly and enhance its attractiveness
to prospective firms.
Question
Reading
CGM
12: What is the average time from application to
completion of the review process for the following ?:
9 -12 weeks
R
5 -8 weeks
Site plan review
13: What is the average time from application to
completion of the review process for the following ?:
9 -12 weeks
R
5 -8 weeks
Zoning variance
14: What is the average time from application to
ly
completion of the review process for the following ?:
9 -12 weeks
9 -12 weeks
Special permit
15: What is the average time from application to
If
completion of the review process for the following ?:
0 -4 weeks
0 -4 weeks
Building permit
16: What is the average time from application to
completion of the review process for the following ?:
9 -12 weeks
R
5 -8 weeks
Appeals process
D. Predictable Permits 4
Like timely approvals, predictable permits make a municipality attractive to prospective firms. Reading has a few
strengths and weaknesses in this area. The town does not provide a checklist of permitting requirements or provide
flow charts of the permitting process to prospective developers. However, the town does provide individual booklets
for different permits, which assist developers in initializing the permitting process and provides an advantage over
the CGM.
In addition, Reading does not allow for a single presentation of a development proposal to all review boards and
commissions. The current pre- review team does provide initial guidance so that developers can know early where
compliance gaps may exist. However, adding a checklist of permitting requirements, a flow chart of the permitting
process, and a single permitting presentation opportunity to all review boards would make Reading more
26
competitive in relation to similar communities to attract prospective firms. Promoting these advantages through the
town's website and through other marketing channels will also position Reading as a great place to do business.
Question
Reading
CGM
22: Do you provide a checklist of permitting
requirements to prospective developers?
no
R
yes
23: Do you provide a flowchart of the permitting
process to prospective developers?
no
u
no
24: Do you provide a development handbook to
prospective developers?
yes
G
no
25: Do you allow for a single presentation of a
no
no
development proposal to all review boards and
no
no
commissions with relevant permit authority?
no
no
E. Fast Track Permits 4
Reading mirrors the CGM for all fast track permitting considerations. Your town neither pre - permits developments
in certain districts nor has publicly or cooperatively -owned industrial parks that have their own expedited
permitting. Additionally, the town does not market a fast track permitting option. The lack of an overlay district
most likely corresponds to the low percentage of vacant and underutilized commercially -zoned land in the town (see
Section 3.13). However, Reading is in the process of creating a Cultural District, for which fast track permitting
could be implemented to attract desirable firms. It is recommended that once an updated economic development
plan and industrial attraction strategy have been agreed upon, the town should implement fast track permitting in the
Cultural District and in other areas that can support commercial and industrial development.
Question
Reading
CGM
26: Do you pre - permit development in certain
districts?
no
no
27: Are there any publicly or cooperatively owned
industrial parks in your jurisdiction that have their
no
no
own expedited permitting authority?
28: Do you have an 'overlay" district that allows
expedited permitting of certain uses?
no
no
29: Do you market "fast track" permitting to
potential developers or firms?
no
no
F. Citizen Participation in the Review Process 4
Reading has a slight advantage over the CGM in terms of citizen participation in the review process. Like competing
jurisdications, abutters only slow the permitting process somewhat, the town has an established a specific timeframe
27
and procedure for community response, and parties get multiple opportunities for feedback during review. The
advantage lies in that elected officials do more than the CGM to expedite developtment by faciliting dialogue with
community groups (rated "somewhat" instead of "very little "). Officials have intervened to resuce a proposal that
was endangered by opposition within the past five years, indicating a commitment by officials to serve as an
intermediary between the town and developers.
Though Reading seems to have an advantage in that organized neighborhood groups slow the permitting process
"very little ", the reality is that the community has few organized neighborhood groups. Workshop attendees reported
that residents band together informally to oppose development projects. Reading can address this issue by
developing a comprehensive economic development strategy, then working together with existing businesses and
community leadership to communicate that strategy and plan to residents. Communicating the importance of
business to a viable community will shape the cognitive maps that residents have of economic devlepment efforts,
minimize resistance, and potentially empower them to facilitate the process.
Question
Reading
CGM
30: To what extent do abutters slow the permitting
process in your jurisdiction?
Somewhat
LI
Somewhat
31: To what extent do organized neighborhood
groups slow the permitting process?
Very little
G
Somewhat
32: To what extent do elected officials in your
jurisdiction expedite development by facilitating
Somewhat
Very little
dialogue with community groups?
33: Do you establish a specific time frame and
IT
procedure for abutter or neighborhood response in
yes
yes
the initial stage of the process?
34: Do interested parties get multiple opportunities
ly
for review and comment during the various
yes
yes
development review processes?
35: Has a development proposal in your jurisdiction
ly
been stopped by abutter or neighborhood opposition
yes
yes
in the past 5 years?
36: Have officials from your jurisdiction intervened to
rescue a development proposal that was endangered
by abutter or neighborhood opposition in the last 5
yes
no
years?
G. Permitting Ombudsman O
Reading is similar to the CGM, but also has advantages when it comes to serving as a problem - solving liaison for
potential firms. Like the CGM, local officials are empowered to ensure the efficiency of the local permitting
process. Reading's "development cabinet" convenes to review major developments, and the town gets involved in
the process and provides technical assistance for businesses that require state or federal permits and licenses.
The local licensing process is 4 weeks or less (like the CGM). Reading's use of local licenses puts it ahead of the
CGM since the licensing process slows time to market to potential competitors. Local licenses for all businesses
with special licenses for auto dealerships, bars /taverns, restaurants, and A -frame signs are required in Reading.
28
Reading's most important advantage is that the town manager plays a significant role in ensuring the efficiency of
the permitting process. Like the participation of officials in mitigating citizen participation in the review process, the
town manager's active role as part of the permitting ombudsman team signals that Reading wants to do business
with prospective firms. Reading could further its advantage by establishing a training program for development
staff, boards, commissions, authorities, districts, and elected officials that identifies critical adjustments in policy
and regulation to accommodate the changing needs of existing and potential firms. Relationships matter in Reading.
Question
Reading
CGM
37: Does the chief executive officer of your
jurisdiction play a significant role in ensuring the
yes
no
efficiency of your local permitting process?
38: Are there other local officials empowered to
ensure the efficiency of your local permitting
yes
yes
process?
39: Is there a "development cabinet" or
development team that is convened to review
yes
yes
major developments?
40: Do you have an established training program for
development staff that regularly identifies critical
adjustments in policy or regulation to accommodate
no
no
changing needs of firms?
41: Do you have an established training program for
boards, commissions, authorities, districts, and
elected officials that regularly identifies critical
no
no
adjustments in policy or regulation to accommodate
changing needs of firms?
42: If yes, approximately how long (in weeks) is your
local licensing process for businesses?
0 -4 weeks
0 -4 weeks
43: Is your jurisdiction involved in the process for
businesses that require state or federal permitting or
yes
yes
licensing?
44: Do you provide technical assistance for
businesses in the state or federal permit or license
yes
yes
application process?
45: Does your jurisdiction require any local licenses for specific businesses or industries?
- General license for all businesses
yes
G
no
- Auto dealership
yes
G
no
- Barber shop
no
U
no
- Bar /Tavern
yes
G
no
29
Question
Reading
CGM
Beauty salon
no
no
Child care services
no
no
- Construction contractor
no
no
- Home health care
no
no
- Massage therapist
no
no
Real estate agent /broker
no
no
Restaurant
yes
G
no
Skilled Trades (electrician, plumber, etc.)
no
LI
no
- Other, please specify
yes
G
no
46: other:
A Frame
M
A Frame
Signs
Signs
Section 6. Quality of Life (Community)
The quality of life within the community is an Important location factor because companies want to be able to offer
employees a safe community with affordable housing, good schools, and a rich selection of cultural and recreational
opportunities.
A. Cultural and Recreational Amenities 4
Compared to communities of similar size, Reading is home to more cultural and recreational amenities. These
features, like the Reading Symphony Orchestra, Reading Community Singers, and the Quannapowitt Players, are
part of the advantages that make Reading an attractive and desirable place to live and work.
As discussed in section LG, the town's open spaces include large tracts of conservation land along with multiple
creeks and rivers for water recreation. The proximity to ocean beaches plus a golf course within town provide many
options for residents and visitors to enjoy the natural features of Reading. The town's proximity to other
30
jurisdictions with professional sports teams, museums, opera and ballet companies, and major concert halls make
these amenities abundant to those living and working in Reading.
Question
Reading
CGM
1: Is there a professional sports team resident within
�n
between 300
your jurisdiction?
no
\ "/
no
2: Is there a major art, science or historical
gun
museum?
no
V
no
3: Is there a professional repertory theater
between 38
company?
yes
G
no
4: Is there a civic center, arena or major concert
�n
hall?
no
V
no
5: Is there a golf course within your jurisdiction?
yes
yes
6: Is there a symphony orchestra, opera, or ballet
company?
yes
CS
no
7: Are there public beaches or boating activities
within 5 miles of your jurisdiction?
yes
yes
B. Crime 4
In regards to crime, Reading is considerably safer than the CGM. In 2011, the residential burglary rate was almost
32 percent lower, the auto theft rate was over 55 percent lower, the robbery rate was nearly 70 percent lower, and
the homicide rate was 100 percent lower by being non - existent. With so few crimes committed in Reading,
residents, businesses, and developers will have few safety concerns about situating in your jurisdiction.
Question
Reading
CGM
8: What was the residential burglary rate per
between 300
100,000 last year in your jurisdiction?
206
and 306
9: What was the auto theft rate per 100,000 last
year?
45
CS
100
10: What was the robbery rate per 100,000 last
between 38
year?
12
and 39
11: What was the homicide rate per 100,000 last
year?
0
C3
3
31
C. Housing 4
Housing concerns may put Reading at a disadvantage when compared to the CGM. The ranges for median sale price
of a single family home and rent for a two bedroom apartment are relatively high. The town reported that the median
sale price is greater than $450,000, and median rents for a two- bedroom apartment exceeded $1,250 per month. The
U.S. Census Bureau's American Community Survey estimated median home prices at $443,700 and median rent for
a two- bedroom apartment at $1,315 in 2012 (ACS, 2008 - 2012). Home ownership, however, exceeds the CGM (76
percent or greater). Rental vacancies and available homes for purchase are less than 3 percent of the housing stock.
Added together, these factors indicate that it might be difficult for potential firms to find places for their workers to
live in your town.
Question
Reading
CGM
12: What was the median sale price of a single family
$451,000 or
$251,000 -
home in your jurisdiction last year?
g reater
R
$350,000
13: What was the median rent for a two bedroom
$1251 or
apartment in your jurisdiction last year?
greater
R
$801 -$1000
14: What is the home ownership rate?
76% or
greater
66 75%
15: What is the vacancy rate for rental housing?
Less than 3%
G
3 -5%
16: What percent of homes are for sale?
Less than 3%
\'!
Less than 3%
17: Approximately what proportion of the major
�Lln
officers of firms located in your jurisdiction live in the
Some
V
Some
community?
D. Local Schools 4
Schools in Reading matched or outperformed the CGM in all factors. Like the CGM, the town spent $10,001-
$12,000 per pupil, had 25 percent or less of its K -12 students eligible for free or reduced -cost lunch last year, had a
dropout rate of 25 percent or less, graduated 95 percent or more of its high school students within five years, and had
no underperforming schools. The state mandates an assessment or proficiency test as a prerequisite for high school
graduation, which are used as a measure of performance for teacher assessments /evaluations. Reading outperformed
other jurisdictions in that more than 80 percent of students tested proficient in English and Mathematics (compared
to 66 -80 percent for the CGM). Further, 75 percent or more of high school graduates from last year's class went on
to a four -year college. It's no wonder, with average SAT scores of 1643 and ACT scores of 24.4.
Though Reading does not have any charter schools, the town is home to two private schools: Austin Preparatory
School and Reading Montessori. The town does not have any parochial or boarding schools.
32
Question
Reading
CGM
18: What is the average K -12 per pupil expenditure
$10,001-
��-//7
$10,001 -
in your jurisdiction last year?
$12,000
Ll
$12,000
19: Does your state mandate an assessment or
��7
proficiency test as a prerequisite for high school
yes
\'/
yes
graduation?
LI
20: If yes, what percent of students in your
81% or
jurisdiction tested at least proficient in English?
greater
G
66 -80%
21: If yes, what percent of students in your
81% or
jurisdiction tested at least proficient in Mathematics?
greater
G
66 -80%
22: If yes, are the tests used as a measure of
performance within your local school district for
yes
G
no
teacher assessments or teacher evaluations?
23: What percentage of your jurisdiction's K -12
students are eligible for free or reduced -cost lunch
1 -25%
1 -25%
last year?
24: What was the average combined (reading, math,
and writing) SAT score last year?
1643
25: What was the average composite score (English,
24.4
math, reading, and science) for the ACT last year?
26: What percentage of high school freshmen
normally graduate within 5 years?
95% or more
95% or more
27: What is the high school dropout rate last year?
1 -25%
V
1 -25%
28: Are there any schools in your jurisdiction that are
currently deemed underperforming?
no
no
29: What percentage of high school graduates from
75% or
last year's class went on to a four -year college?
greater
G
50 -74%
30: Are there any charter schools in your
jurisdiction?
no
LI
no
31: What types of private schools are there in your jurisdiction?
- Parochial
no
Non- sectarian
yes
Boarding
no
kAJ
Section 7. Quality of Life (Site)
This section reviews the amenities and services available within one mile of existing development sites. Having a
variety of amenities, restaurants, stores, and services near employment centers enhances the location, adds
convenience, and allows employees more social opportunities.
A. Amenities 4
Reading is home to few site amenities within one mile of existing development sites. Though the town has "some"
retail shops, it has few fast food restaurants, fine dining establishments, or day care facilities. The low proportion of
these amenities, particularly day care options, could be a deterrent for location specialists, whose firms will need
such services to support a productive workforce. This puts Reading at a disadvantage when compared to the CGM.
Question
Reading
CGM
1: What proportion of existing development sites
within your jurisdiction have the following within 1
Few
Most
mile ?: Fast food restaurant
2: What proportion of existing development sites
within your jurisdiction have the following within 1
Few
R
Some
mile ?: Fine dining
3: What proportion of existing development sites
between Most
within your jurisdiction have the following within 1
Few
mile ?: Day care
and Some
4: What proportion of existing development sites
within your jurisdiction have the following within 1
Some
R
Most
mile ?: Retail shops
Section 8. Business Incentives
Business incentives (e.g. tax and financial) are Important factors when companies are evaluating jurisdictions for
location. However, contrary to conventional wisdom, these incentives are not the first factors on which an investor
makes a location decision. Factors such as infrastructure, workforce composition, and timeliness of permitting have
the highest levels of importance, representing "deal- breakers." A municipality must be at least adequate in these
areas before a business will advance negotiations. Therefore, investors value a broader portfolio of business
incentives as possible "deal- closers ", but might not be initially attracted by them.
A. State 4
With more special state tax incentive eligibility for Reading's businesses than those in the CGM, your municipality
is at an advantage. However, Reading's businesses take very little advantage of them. The town may want to
consider promoting these incentives in marketing materials and offering technical support to help firms obtain them,
especially to smaller businesses that may not have resources or relevant experience. These actions will convey to
businesses that Reading is invested in their success.
34
Question
Reading
CGM
1: Are businesses in your jurisdiction eligible for any of the following special state tax incentives?
Check all that apply.
Investment tax credits
yes
G
no
Job training tax credits
yes
G
no
Research and development (R &D) tax credits
yes
G
no
Low (subsidized) interest loans
yes
G
no
Loan guarantees
yes
G
no
- Equity financing
no
LI
no
- Workforce training grants
yes
G
no
Other, please specify
yes
G
no
2: Are businesses in your jurisdiction eligible for any
of the following special state tax incentives? Other,
Film industry
Film industry
please specify
u
3: To what extent.does your jurisdiction actively take
advantage of any special state business incentives?
Very little
R
Somewhat
4: Does your state allow for priority funding for
distressed economic areas?
yes
yes
B. Local
Like the CGM, Reading has few local business incentives. It does not offer property tax abatements or provide
incentives for businesses to locate in the town. The town also does not actively try to attract governmental facilities
in town and does not have a designated Enterprise Zone. The town does assist in securing financing for businesses
with commercial lenders and state industrial finance mechanisms. Reading does not use TIFs or other programs to
provide tax breaks for businesses, but this seeming disadvantage might not be so given the town's favorable local
tax environment (see Section 9.A). Unlike the CGM, the town has secured grants, including a Massachusetts
Downtown Initiative grant to improve way - finding and branding of downtown Reading, and a Cultural Grant that
will build a path toward designating a cultural district.
35
Question
Reading
CGM
5: Does your jurisdiction offer existing or new
businesses property tax abatement? Existing
no
\ "/
no
businesses
U
6: If yes, what proportion of existing businesses is
offered abatements?
7: Does your jurisdiction offer existing or new
businesses property tax abatement? New businesses
no
no
8: If yes, what proportion of existing businesses is
offered abatements?
9: Who negotiates the tax abatement?
�n
Legislative
V
Legislative
10: Does your jurisdiction offer any of the following incentives for businesses to locate in your
jurisdiction? (Check all that apply)
Revolving loan fund
�n
no
\"/
u
no
Loan guarantees
no
U
no
Revenue bonds
no
u
no
- Equity participation
no
LI
no
- Business district group loans
no
LJ
no
- None
no
no
Investment tax credits
no
no
- Job training tax credits
no
no
- Research and development (R &D) tax credits
no
no
36
Question
Reading
CGM
- Low (subsidized) interest loans
�n
no
V
no
- Workforce training grants
no
�
no
- Other, please specify
yes
no
11: other:
Building
Building
Facade
Facade
Program
Program
12: Does your jurisdiction actively pursue federal
and /or state programs designed to assist in
yes
yes
attracting and retaining businesses?
13: Does your jurisdiction use Tax Increment
Financing (TIF) or other programs to provide tax
no
yes
breaks to businesses?
14: Does your jurisdiction grant TIFs or similar
programs for retail development?
no
no
15: Does your jurisdiction assist in securing financing
for businesses with commercial lenders or state
yes
yes
industrial finance mechanisms?
16: Do you actively try to attract local, state, and
federal facilities, including post offices, to your
no
no
jurisdiction?
17: Is any part of your jurisdiction in a designated
Enterprise Zone?
no
no
18: Do you participate in a regional brownfield
No
revolving loan fund or offer your own?
brownfields
Regional
funds utilized
Section 9. Tax Rates
A tax rate is another cost factor that has traditionally been considered a business "deal- breaker." Municipalities often
thought that if tax rates were too high, then it would have difficulty attracting businesses. However, like business
incentives, the tax rate is not one of the Very Important location factors. If the Very Important factors are satisfied, a
business will likely ask for a more favorable tax rate during later stage negotiations. However, negotiations are
unlikely to get to that point if the More Important location factors have not been satisfied.
A. Local l
Reading's local tax climate is business - friendly — perhaps even more so on some factors when compared to other
jurisdictions. The local meals tax helps pay for local services. The single property tax rate is 4 percent lower than the
37
CGM average. The town does not impose impact fees on new commercial and industrial development and has 10
percent or less of its commercial and industrial property tax revenue abated.
Reading's tax base is 90.9 percent derived from residential property, 7.7 percent from commercial, 0.3 percent from
industrial, and 1.1 percent from personal property.
Question
Reading
CGM
1: What types of taxes are collected by your jurisdiction to pay for local services?
- Property tax
yes
yes
Local sales tax
no
no
- Local income tax
no
no
Hotel room tax
no
no
- Meals tax
yes
no
2: Of the potential commercial and industrial
property tax revenue your jurisdiction could collect,
1 -10%
1 -10%
what percent is currently abated?
3: Does your jurisdiction tax property in industrial or
commercial uses at a different rate than residential
no
yes
properties?
4: If yes, what is the tax rate on
between
industrial /commercial property? $ /$1,000
15.22 and
15.47
5: If yes, what is the tax rate on residential
between 7.80
property? $ /$1,000
and 8.21
6: If no, what is the tax rate on all property?
14.74
V
14.74
7: What % of your tax revenue is derived from:
Industrial %
.2536
8: What % of your tax revenue is derived from:
Commercial %
7.7416
9: What % of your tax revenue is derived from:
Residential %
90.8536
10: Does your jurisdiction impose impact fees on new
commercial or industrial development?
no
no
38
B. Tax Delinquency 4
Reading mirrors the CGM for most tax delinquency considerations. Only 0-3 percent of residential, commercial,
and industrial properties are more than one year tax delinquent. Since less that 50 percent of properties are tax
defaulted or subject to the power of sale Reading is doing a little better than the GGM. Though the town does not
have an organized process for conducting tax title properties, the small quantity of available space (Section 3.13)
makes it unnecessary for now, but should be considered in the future.
Question
Reading
CGM
11: What proportion of residential property in your
ly
jurisdiction is more than one year delinquent in
0 % -3%
0 % -3%
taxes?
12: What proportion of commercial property in your
ly
jurisdiction is more than one year delinquent in
0 % -3%
0 % -3%
taxes?
13: What proportion of industrial property in your
jurisdiction is more than one year delinquent in
0 % -3%
\'/
0 % -3%
taxes?
LJ
14: How many properties are tax defaulted or subject
between 0 -50
to the power of sale?
0 -50
and 50-100
15: When do you choose to auction tax title
properties?
16: Do you have an organized and defined process
for conducting such auctions and ensuring that they
no
yes
are successful?
17: Do you auction the "right to foreclose" on tax
delinquent properties?
no
U
no
18: Do you seek tax abatement on tax title
properties to allow the liens to clear for new owners?
no
U
no
19: If a tax delinquent or tax title property serves as
an impediment to development, does the property
no
no
receive special attention?
39
Section 10. Access to Information
While a municipality's website may rank as Less Important in terms of decision making, it can be the initial source
of information that entices a location expert to probe deeper and contact a municipality's economic development
department for further information. At that point, an appropriate municipal staff member has an opportunity to step
in and develop a personal relationship with the developer or company representative. If the necessary data are not
easily accessible and understandable, the researcher may reject the municipality as a candidate, opting instead to
consider others with easily accessible data.
A. Website O
Reading's website features more information that goes beyond general information about the town than the CGM.
Unlike the comparison group, the town's website lists all local development policies and procedures, includes an
economic development tool, has a development permit checklist, allows for downloading of date - certified
applications and forms, and provides a list of available land and buildings sites. The site also includes a current list
of available hearings and pending applications as well as makes it easy for prospective firms to find contact
information for current review board, staff members, and key officials.
It is recommended that the town address the issue of site usability. The advantage of making such good information
available can be a deterrent if location decision makers find it difficult to quickly find what they seek. The site is
updated weekly, though responsibilities for the updates are shared by multiple staff members. Reading should
consider designating one person to manage site updates to ensure accuracy and consistency.
The website does offer links to state permitting agencies, economic development agencies, chambers of commerce,
arts and cultural organizations, nonprofits, and sports /recreation venues. Reading can continue to leverage this tool,
which serves as the first impression to location specialists, by including more links to business - related organizations
like state finance, regional planning, and workforce training agencies as well as other financing resources and links
to convention and /or tourist information.
Question
Reading
CGM
1: Does your jurisdiction's website list all local
development policies and procedures?
yes
no
2: Does your website have contact information for
key officials?
yes
yes
3: Does your website have general information about
your jurisdiction?
yes
yes
4: How frequently is your website updated?
Weekly
Weekly
5: Does your website include an explicitly designed
economic development tool aimed at businesses and
yes
no
developers?
6: Is there a development permit checklist or flow
chart on the website?
yes
G
no
40
Question
Reading
CGM
7: Are permit applications available for downloading
on the website?
yes
yes
8: Are applications and other forms date certified to
ensure that they are the most recent versions (i.e.
yes
no
the same versions that you would get in person)?
9: Is it possible to file a permit application
electronically?
no
no
10: Is there a list of available land and building sites
on the website?
yes
G
no
11: If yes, check the types of information available about each site. (Check all that apply)
- :Owner
�n
no
V
no
Square footage of vacant land
yes
G
no
Square footage and quality of existing buildings
and structures
yes
G
no
Abutters
�n
no
\"/
u
no
- Zoning
yes
G
no
- Assessed value
�n
no
V
no
- Tax rate
no
U
no
- Current tax status (e.g. paid up, delinquent)
no
no
- Contamination
no
no
- Aerial photos
no
no
- GIS links
no
no
41
Question
Reading
CGM
12: Other, please specify
between
Planned
developments,
projects
Broker
permitted or
contact info.
under review
are posted in
the Business,
Nonprofit &
Community
Guide. and
13: Is there a posting of current hearings available
on the website?
yes
yes
14: Is there a posting of pending applications
available on the website?
yes
cm
no
15: Is there a listing of current members of
development review boards and staff contact
yes
yes
information?
16: Are there links to other local development resources? (Check all that apply)
- State finance agencies
no
no
- State permitting agencies
yes
no
- Regional planning agencies
no
no
- Regional development organizations
no
\ "f
u
no
- Workforce training organizations
no
no
- Local public or quasi - public financing resources
gun
no
\ "f
u
no
- Demographic information
yes
yes
- Economic development agencies
yes
cm
no
17: Other, please specify
42
Question
Reading
CGM
18: Are there links to other locally -based private or non - profit organizations?
- Colleges and universities
no
U
no
Chambers of Commerce
yes
yes
- Community development corporations
no
no
- Arts and cultural organizations
�n
yes
V
yes
Sports and recreation venues
yes
G
no
- Convention and tourist organization
no
no
19: Other, please specify
Non - profit
�n
Non- profit
community
V
community
organizations
organizations
20: Is there a designated webmaster or staff person
responsible for maintaining the website?
no
yes
91
Reading, Massachusetts is a desirable community of nearly 25,000 people. According to 2012 ACS estimates, 6,576
of the 13,643 residents in the workforce actually work in Reading. The Massachusetts Office of Labor and
Workforce Development report in September 2013 that the majority of the local job opportunities are in the Retail
Trade industry (1,979 jobs), followed by Health Care and Social Assistance (1,006 jobs) and Accommodation and
Food Services (840 jobs). Nearly 91 percent of the town's tax revenue comes from residential properties. These
statistics demonstrate that the town of Reading has room to expand local jobs and diversify its tax revenues by
attracting more commercial and industrial employers.
Reading's many advantages over the CGM include excellent highway access, sufficient infrastructure capacity for
expansion, low electricity costs, more Class A and B office space as well as higher proportions of managers and
professionally - skilled workers with at least bachelor's degrees. The town also has access to public transit. A high
percentage of conservation land and parks as well as involving artists in the design of open space contribute to the
physical attractiveness of the town, which vigorously enforces codes and regulations on blight and violations. Crime
is low, home ownership rates are high, and Reading features more cultural and recreation amenities than the CGM.
Further, more high school students demonstrate English and Mathematics proficiency and go on to attend a four -
year college than the CGM.
Reading does have some weaknesses, however, that inhibit economic growth. Chief among them are a
relatively slow permitting and appeals process, high commercial rents, very low supply of industrial and
commercial space, as well as lack of economic development, industrial attraction, and marketing strategies.
As the development process for most permits and appeals averages four weeks longer than the CGM, Reading may
want to investigate and streamline the permitting process. Identifying bottlenecks and implementing fast track
permitting would be extremely beneficial to helping developers make decisions more quickly and improve
Reading's image as a great place to do business.
The cost and amount of available space is a significant barrier to economic growth in Reading. Relatively high rents
are no doubt tied to the low availability of space for commercial or industrial development. Reading should consider
identifying properties for redevelopment, then rezone and/or create a special overlay district to encourage
development in appropriate areas across town.
Allowing for more commercial and industrial development should fit with an updated economic development
plan. An updated plan would reflect the change in the business climate since the 2008 -2009 recession as well as
help Reading to leverage applicable state and federal grants, benefit from state and regional business recruiting
efforts, and increase collaboration with local and regional economic development stakeholders. The plan could
define the economic development and industrial attraction strategy and the steps needed to reach strategic goals. The
plan should also include a strategy and plan for marketing and cross - marketing activities that outlines how the town
can better leverage state tax incentives. Collaborating with stakeholders, including residents and businesses, to craft
the plan will help alleviate opposition and allow the entire community to help shape the future of Reading.
The town of Reading can also address some of its other weaknesses by designating more long -term parking near
existing office and retail developments, establishing a workforce - related adult education program, and designating a
single staff person or webmaster to coordinate website updates and ensure site accuracy. The town should also
create a checklist of permitting requirements to ease the process for developers.
All of these issues are ones which the town of Reading has the authority to address. By eliminating these barriers to
economic growth and leveraging town strengths, Reading will be well on its way to diversifying its tax base while
preserving the beauty, character, and livability of this lovely mature suburban community.
44
Investigate and streamline the permitting process , High
Craft a comprehensive economic development plan with a strong
industrial /commercial attraction policy and marketing strategy using High
input from stakeholders
Identify and rezone appropriate properties to increase available sites I High
for commercial and industrial development
Designate longer times for on -site and street parking at existing retail I Medium
office and sites
Establish workforce related adult education program I Low
Create a checklist of permitting requirements for developers I Medium
Designate a webmaster or single staff person to manage the website I Medium
45