City Seeks Developer Feedback on New Plan for Advanced Manufacturing Campus
NEW BEDFORD – The City has begun a fresh round of outreach to the developer community to solicit feedback on its new plan to develop a portion of the municipally-owned Whaling City Golf Course as an Advanced Manufacturing Campus (AMC). A Request for Information (RFI) is now available online at www.bidnetdirect.com/massachusetts/newbedford.
In the two years following a 2022 bid to secure a sole master developer for the business park property, the City has refined its strategy to address various impediments to development. The new plan, described in detail in the RFI, introduces several new elements, including:
- A new phased approach allows for a flexible, long-term build-out and encourages initial activation of some or all of the 37 developable acres nearest the front of the business park property.
- A proactive, upfront approach to public sector construction of the access road and utilities for the business park property.
- Upgrades in the adjacent municipal golf course no longer require close sequencing with private sector activity on the business park property; allow the City to commit to the preservation of an 18-hole course; minimize impacts to golf play during course reconfiguration; and reduce construction costs from previous estimates.
- An independent, updated and comprehensive market analysis which confirms the site’s fundamental advantages and healthy, long-term market demand.
Mayor Jon Mitchell addressed the City’s new strategy and the importance of receiving additional feedback from the developer community through the RFI: “We know that the scale and location of the proposed site confer on it inherent competitive advantages and make it strongly suited to development. Located on greenfield land at the intersection of two major highways, with a regional airport less than a mile away and direct access to a freight rail line, the property is a rarity in New England. This is why the site has been the focus of various redevelopment concepts over many decades.
“But we have also understood that the site’s underlying potential only takes us so far. The bones of the site are solid, but in the past several years we have all had to contend with changes in the interest rate environment, and other impediments to success. A preliminary round of feedback from the development community prompted us to look afresh at all our original assumptions and to devise a new plan that significantly reduces financial risk both for the private sector and the City. The result is a much stronger plan that creates a foundation for the site’s long-term development. Today’s RFI is simply a formal mechanism to measure developer interest and kick the tires on our new plan.”
Mitchell added, “That said, the City’s priorities remain the same as in the past. The City wants development that will 1) expand the City’s commercial tax base by making more effective use of City-owned land; 2) create well-paying jobs for residents; and 3) recognize the adjacent golf course as a unique recreational asset that delivers benefits to both future park businesses and residents. The goal is to put in place a foundation for long-term economic growth that advances the interests of all stakeholders — taxpayers who need relief, a golf community that wants to continue to enjoy an important recreational facility, and future park businesses and their employees who want to compete and prosper by doing business in New Bedford.”
Ward 3 City Councilor Shawn Oliver expressed satisfaction with the City’s new approach, saying “It’s very important to me that the development proceeds in a way that takes into account the interests of Ward 3 residents, the golfing community of which I am a part, and taxpayers who will benefit from the expansion of the City’s tax base. What I am seeing is a new plan that achieves these goals much more effectively, so I am glad to offer my continued support.”
The private operators of the Whaling City Golf Course, Bruce and Susan Carlson expressed their optimism, “We appreciate the transparency and collaborative approach the Mayor and his team have taken in planning for the future of the golf course. With lower construction costs, reduced impacts, and a firm commitment to 18-hole play, it’s clear that the City has worked hard to improve on the previous plan.”
Derek Santos, executive director of the New Bedford Economic Development Council, said, “From day one, our work with the City on this site has been about creating an opportunity for a mutually beneficial partnership between the public and private sectors for sustainable and equitable economic growth. The RFI is a measured and proven tool that will help validate the City’s plan for creating the conditions that lead to the long-term development of the site while making the best use of its unique competitive advantages.”
Background
The existing New Bedford Business Park in the North End has been operating for some time now at nearly full capacity, and no other large tracts are available for new development. In response, City officials, beginning in 2017, began working with members of the local legislative delegation and state economic development experts to advance the development of a portion of the municipal golf course. This work has included multiple market analyses, an extensive assessment of site conditions, the establishment of site-specific zoning, and the passage of special state legislation which removed state recreational restrictions that had previously barred development at the location.
Feasibility analysis has concluded that the site, totaling 94.5 acres (73 developable acres), can accommodate close to 1 million square feet of new development and host as many as 1,000 workers, while allowing for the continued operation of the adjacent 18-hole golf course. Additional market research found the site has the acreage, transportation access, and public visibility in demand among multiple industries.
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