The Economic Impact of I-495 on Southeastern Massachusetts

Bridgewater Review

Volume 3 | Issue 3 Article 7

Dec-1985 Completing the Missing Link: The conomicE Impact of I-495 on Southeastern Massachusetts Glenn Miller Bridgewater State College

Recommended Citation Miller, Glenn (1985). Completing the Missing Link: The cE onomic Impact of I-495 on Southeastern Massachusetts. Bridgewater Review, 3(3), 8-11. Available at: http://vc.bridgew.edu/br_rev/vol3/iss3/7

This item is available as part of Virtual Commons, the open-access institutional repository of Bridgewater State University, Bridgewater, Massachusetts. Completing the Missing Link: The Economic Impact of 1-495 on Southeastern Massachusetts

Glenn Miller

Figure J Study Area Southeastern Massachusetts

Washington D.C.'s 1-495. Thecircumferen new link of 1-495 are Mansfield, Norton, he long-anticipated final link of tial superhighways were originally con Taunton, Raynham and Bridgewater. The T Boston's outer beltway, 1-495, was op ceived as bypasses around major cities, but other communities that have been signifi ened in southeastern Massachusetts in with the rapid development of suburbs cantly impacted by the new link are Easton ovember of 1982. South Shore residents following World War 1\ these arteries and Middleborough. The final link of 1 who watched enviously as Rt. 128 and the began serving the large new population 495 is 14.3 miles long, with three lanes in orth Shore experienced rapid economic which had settled along their corridor. each direction and six interchanges, where growth and all the benefits (and possible The 1-495 link was chosen for analysis most of the new development is occurring. drawbacks) of "high-tech" development, because it is one of the most recently The new highway link runs from the Fox can now anticipate some of those changes completed beltway linkages in the United borough/ Mansfield town line to the in the area between Brockton and New States, and because it is an outer beltway. I Bridgewater/ Raynham town line. The Bedford. The catalyst, according to a wide am aware of only one geographic study highway was built to complete the missing range of indicators, is the completion of that has looked at an outer beltway (i.e., link in the Boston metropolitan area's Rt. 1-495. the second beltway), and that was a brief outer circumferential expressway system, It is generally accepted that access to a and early description ofan older section of and thereby to facilitate movement be major highway provides the impetus for 1-495. tween central Massachusetts and Cape economic development and population Study Area Cod. growth. The full impact of circumferential beltways, however, due to their relative y study focused on the towns in Access as a Locational factor infancy, has yet to be felt. Only a few M southeastern Massachusetts that the of Industrial Parks studies of the impact of circumferential newly-constructed link of 1-495 passes beltways have been published to date, and through and on a few communities that are he completion of 1-495 has definitely they have focused on some of the earliest not bisected by 1-495, but which neverthe T had impetus on economic development completed beltways: Boston's Rt. 128, less have been impacted by its completion in Southeastern Massachusetts. The Baltimore's 1-695, Minneapolis' 1-494 and (figure I). The communities crossed by the growth of industrial parks along and near

8 1-495. particularly in Mansfield. Taunton. wanted to be far enough away from the attractions 01 Hoston and the seaside re Bridgewater and Middleborough, has been congestion of Boston, yet at the same time sorts of Cape Cod. dramatic in the years immediately preceed close enough to the scientific and industrial The town of Easton. particularly the ing and following completion of the communities near the Rt. 128 belt." Ad section known as "Five Corners," is one of highway. vanced Dielectric Technologies recently the fastest growing areas in Massachusetts. The City ofTaunton has probably exper opted fora site in the Myles Standish Park. Since the final link of 1-495 near Easton ienced the greatest amount of economic instead of Commerce Park. because of was completed. commercial, residential development as the result of 1-495's comple construction delays and a change in the and industrial growth has been phen tion. Taunton began efforts to develop an ownership of Commerce Park omenal. In the past two years three new industrial park in the mid-1960s and ac The Southeast Regional Planning and condominium projects of over 200 units quired land forthe proposed park from the Economic Development District each and 200 private homes have been Massachusetts Department of Mental (SRPEDD) in its 1983 Annual Reporl built. Several grocery store chains, includ Health in 1974. Construction of what stated that the completion of 1-495 has ing Stop & Shop. Brockton Public Mar became known as Myles Standish Indus already made an impact on the economic kets and Fernandes, considered the Five t ria I Pa rk started in 1976. This project was vitality of the region. SRPEDD specific Corners area in the 1970s for a new store directly related to the extension of 1-495, ally mentions the industrial developments location but passed up the site. Shaw's known as the "missing link," which was in Taunton and Middleborough and the grocery stores, anticipating the positive approved by Governor Dukakis in the fact that 1-495 registered an 18 percent impact that the completion of 1-495 would same year that Myles Standish began con increase in traffic volumes from 1982 to have in terms of residential growth, sel struction. The interstate extension includ 1983. ected the Five Corners site and has done ed an interchange with Bay Street in Taun well there. John Kelliher, the Shaw's offi ton which abuts the northern boundary of cial in charge of the development of the the industrial park. It is generally plaza, said, "My guess is we would not However, the park remained vacant un have built the store in Five Corners if Rt. til the interstate was completed in 1982. Its accepted that access 1-495 had not been completed. We feel 1 biggest public relations boost came after 495 not only loosened up some congestion, Taunton's unsuccessful efforts to attract a to a major highway making the area more attractive for local $40 million state and industry financed traffic, but we feel it will open up the area microelectronics center: several firms that provides impetus to more people and contribute greatly to learned of the park as a result of the battle the growth of the Easton-Norton-Mans among state officials and the high tech for economic field area." nology industrial leaders over the training Obviously not every commercial estab center's location have since moved into the development and lishment in the Easton area was aided by park (figure 2). The recent growth of Myles population growth. the completion of 1-495. Until 1-495 was Standish has been so successful that Taun completed, Route 106, which passes ton city officials hope to win legislative through Easton, carried a large proportion approval to expand the park onto 250 of the through traffic from central Mass adjoining acres, presently part of the state's Frederick Rubi n, the executive vice pres achusetts to Cape Cod. The traffic volume Paul A. Dever School's 400 acre grounds. idcnt of Commerce Park, argues that 1-495 on Route 106 dropped from 22,300 cars The Flatley Company. one of New Eng will ease the pressure on the Rt. 128 area. per day in 1980 (after 1-495 opened). Gas land's largest real estate developers, recent Agreeing with Rubin, The Bank of Boston stations, in particular, along Route 106 ly proposcd a 180 acre industrial park to be recently reported that Southeastern Mass were hurt by 1-495's opening. located in the town of Norton, bordering achusetts is the next big growth area for the The completion of 1-495 has also helped on the Myles Standish Park in Taunton. state. At the Massachusetts Office of Com spur development in Raynham. The town's Flatley envisions a 500-acre complex of merce and Development, a plan is being Industrial and Development Commission high technology-related industry all along assembled which will enable the 128 495 noted that 1983 was a most active year, as 1-495. industries already established toexpand in they received many inquiries about parcels Route 1-495 has also directly influenced the southeastern part of the state by build of land in the area of 1-495. The largest new the construction of Commerce Park, a ing satellite plants in the area to utilize the employer since the completion of 1-495 is high-tech industrial facility and office large labor pool in Plymouth County. the E.T. Ryan Ironworks. The only non park in Middleborough (figure 3). The first Rubin cites the large, available and skilled limited access interchange that Raynham company that intended to build at Com labor force and easy access to major land. has with 1-495 is Route 138. Since 1-495's merce Park was Advanced Dielectric Tech sea and air routes as the major attractive completion this interchange has attracted nologies. Inc.. manufacturer of vapor de locational factors of Commerce Park. The to its northeast corner Healthway, a health positions for the electronics industry. Ac wage differential in the area is 20-25 per maintenance organization. In addition, the cording to company President Glenn cent lower than in the Route 128 area. The developer would like to construct two or Walters. the Middleborough site was workers are especially skilled in hand dex more office buildings on the site. and chosen over forty other communities with terity due to the presence ofoccupations in possibly a hotel. Overall, according to in an hour's drive from Boston that are the needle trades. fish net mending and business owners along Route 138, the located on a major highway. He also cited increasing high tech assembly positions. recently completed link of 1-495 in Rayn the infrastructure, the crowding of Rt. 128, Rubin also cites the quality of life in ham has dramatically helped their busi attractive tax rates and the large, available Southeastern Massachusetts as an impor nesses. Raynham, however, lacks suitable la bor pool as add itional reasons for choos tant locational factor; the area is within land in large enough parcels to attract ing Commerce Park. Walters added. "I easy access of both the social and cultural much more industry. It is also probably

9 Missing Link continued

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Figure 2: A. Park entrance sign. B. Park directory.

too close to the well-established Myles advantage of being the southernmost point zoned acres in Southeastern Massachu Standish Park in Taunton to compete on the older section of 1-495, which was setts, only 2,000 acres have adequate head-on as an attractive location for completed years earlier, where it formerly sewer, water and road systems to attract industry. terminated at its intersection with 1-95 industry, of which 800 acres are in Taun The town of Bridgewater, although with south of Boston. Without actually sur ton's Myles Standish Park. The Mayor of out direct access to 1-495, has also bene veying the corporate leaders who decided Taunton, Richard Johnson, calls Taunton fitted from its completion. Bridgewater's to locate in this industrial park known as "the best buy in Massachusetts," and he two existing industrial parks have recently Cabot, Cabot and Forbes, it is impossible claims, real estate developers feel coming attracted new industries. The Bridgewater to sort out which companies, in particular, into Taunton like a "kid in a candy store, Ind ustrial Park is located one-quarter mile moved to the park because of the comple they can't believe the opportunities we from the 1-495/ Route 24 interchange, tion of the last link of 1-495. It is safe to say, have here." while the Scotland Industrial Park, one though, that the recently established trans The Mansfield park, although costlier mile east of the Bridgewater Industrial portation link of 1-495 from Mansfield to than Myles Standish at $62,000 per acre Park, also is close to 1-495. Cape Cod influenced some companies to compared to $32,000 per acre, is still Bridgewater also contains a parcel of choose the park as their home. cheaper than most downtown Boston and land in a planned development district that Route 128 sites. Flatley, who wants to is bordered by 1-495, Route 24 and Route Other Locational Factors build in Norton, claims his company can 104. This triangular area has been called offer spec buildings at $.75 to $1.00 a the best site in Southeastern Massachu n addition to highway access, other square foot less than the rates charged setts for industrial development, and in I factors have contributed to the eco along Route 128. According to Mayor 1983 Pilgrim Properties, a Boston develop nomic development of southeastern Mass Johnson ofTaunton, many new firms may ment firm, proposed a IIO-acre industrial achusetts. These include the availability of want to start out by renting space in park. Due to reasons to be mentioned reasonably priced land, acceptable prop Flatley's park and later buy land at the later, the town's zoning board of appeals, erty taxes, affordable and skilled labor, Myles Standish Park. He says that many in late 1984, voted to deny the petitioner quality oflife and receptive attitudes of the high-tech firms begin by leasing space, the special permit that is required before local residents and town officials. then purchasing land and constructing any development is permitted in the One reason for Myles Standish's recent their own buildings. Flatley is convinced planned development district. It is not growth, in addition to improved access is that southeastern Massachusetts will de likely that the developer will appeal this its relatively inexpensive land. Taunton is velop in the next few years because of the decision, as the park project is not a selling industrial park lots at Myles Stan strong work ethic of the people there, and current priority for him. The developer, dish at $32,000 per acre, while some com because of the growing number of profes however, still has the options on the land. peting projects are asking $75,000 per acre. sionals who don't want to commute to Mansfield, located at the western end of Taunton wants to keep its land costs low Boston or Lexington. the recently completed 1-495 link, has just because the primary emphasis is on attract The taxes in southeastern Massachu about reached the maximum capacity in its ing newjobs to the community. According setts are relatively low compared to those major industrial park. Mansfield had the to one estimate, of the 10,000 industrially in much of the rest of the state. As men-

10 tioned earlier, one of the reasons Ad vanced Dielectric Technologies, Inc. ini tially chose the Middleborough site was because of relatively low taxes. The labor force, in terms ofsize, availability and skill, was also mentioned as a key factor by several firms for choosing the recently finished 1-495 corridor in southeastern Massachusetts. Quality of life, as measured by socio economic and environmental factors is important in locational decisions. The cost of living in Plymouth County is generally lower than in the rest of the state and the New England region. The southeastern Massachusetts region offers swimming, sailing, camping and hiking, has easy ac cess to Boston and Cape Cod and contains numerous colleges, the largest being Bridgewater State College and South eastern Massachusetts University. However, access and other locational factors will not guarantee economic devel opment. The degree of community recep tiveness along the 1-495 corridor is also a Figure 3: Commerce Park sign. major factor in luring a company to a particular town or city. Bridgewater, whose desirability as a potential home for industry was increased by the completion been coined to describe the process of tant. Southeastern Massachusetts has pos of 1-495 has a long history ofturning down choosing an outer beltway site (or some sessed these qualities for some time now, industry requests to locate there. The indus other distant site) after being previously but the key to triggering the recent impres trial park proposed by Pilgrim Properties, located at an inner beltway or inner subur sive growth of industry in the area was the as mentioned earlier, will probably not be ban site. This has been the case with many completion of 1-495. It truly was the "mis built because the zoning board of appeals Route 128 companies which have moved sing link." For the foreseeable future it denied the developer a special permit. to Route 1-495 sites. appears that the 1-495 region will be the Many town officials expressed shock at the Underscoring the growth of industry growth area in the Commonwealth. board of appeals' decision and took issue along 1-495 and the movement of corpora with the reasons given for the board's tions from Route 128 are population fig Glenn Miller denial of the special permit. One of the ures for the 1980s that show that Route 128 Chairperson town's selectmen, outraged by the deci communities are losing population for the Earth Sciences & Geography Department sion, said "We've managed to put a stock first time in decades, whereas 1-495 area ade fence around Bridgewater to the detri communities continue to grow significant ment of the taxpayers." He added "We ly. So far in this decade, 20 of 25 com might as well put up a sign on Route 24 munities along Route 128 have lost popula (where it intersects 1-495): 'Don't stop tion. Although the losses in most towns are here'." only 2 or 3 percent, they are persistent. High housing costs are a major reason for Second Generation Economic the decline in population of Route 128 Decentralization communities. Baby boomers who grew up in those suburbs can no longer afford to n important centripetal economic buy houses in their hometowns. Compared Aforce affecting the increased demand to Route 128 communities, the 1-495 com for developable land along 1-495 is the lack munities are a relative bargain when it ofavailable land along Boston's innermost comes to housing costs. beltway, Route 128. Large tracts of land Glenn Miller is the chairperson ofthe Earth along Route 128 have become scarce and Conclusion Sciences & Geography Department at expensive: it is not uncommon to find Bridgewater State College. Now in his third tracts selling for $500,000 per acre, and any factors influence whether or not year at Bridgewater, he previously taught at Rutgers University and Frostburg State sites greater than one hundred acres in area an area is a likely prospect for indus M College. His major academic interests are are no longer available. Additionally, the trial development. The availability of rea urban & economic geography. Dr. Miller rents along Route 128 have escalated rapid sonably priced land, acceptable property was named one of the ten outstanding ly and approach downtown Boston levels. taxes, affordable and skilled labor, quality college geography professors in North The term "second-generation economic of life and receptive attitudes of the local America in /984. decentralization (SECGENECDEC)" has residents and town officials are all impor-