MARLBOROUGHECONOMIC DEVELOPMENT MASTER PLAN:
Building the New Marlborough Economy
EXECUTIVE SUMMARY
As prepared by:
Marlborough Economic Development Corporation
September, 2011
Executive Summary Prepared by Marlborough Economic Development Corporation
2
Note:
The purpose of this Executive Summary document is to provide interested readerswith a shorter version of the final Master Plan document, which contains over 230 pages,dozens of tables, charts and graphs and another 120 pages of Appendices. The format of the Executive Summary follows that of the Master Plan, section by section and provides abrief description of the material contained in each section. When reading this ExecutiveSummary, if the reader wants more detailed information on a particular item or to view areferred to table, chart or graph, that detail will found in the final master Plan document inthe corresponding section and under the corresponding heading. In the interest of notleaving any topic or subject of the Master Plan out of the summary document, this currentsummary document is 83 pages in length, with no Appendices. In some sections of thissummary document, lines, sentences and even paragraphs that are key to the analysisand or findings of the Consultants, are highlighted and/or underlined for emphasis. TheEconomic Development Master Plan for Marlborough was a complex and labor intensiveundertaking that in the final analysis successfully identifies: the current state of the localeconomy; the vision that local residents and business have for the future development of the local economy; and, the actions that will be required if that vision of the future is to berealized. The Master Plan, and in particular the Action Plan, are intended to serve thecommunity and MEDC as a guide and a work plan for local economic development. _________________________________________________
Marlborough Economic Development Master PlanExecutive Summary
Table of Contents
Page
1. INTRODUCTION
……….
81.1 ECONOMIC DEVELOPMENT MASTER PLANPURPOSE AND OBJECTIVES ………. 8
1.2. PLANNING PROCESS AND PUBLIC OUTREACH ………. 81.3. REPORT ORGANIZATION ………. 8
1.4. DATA LIMITATIONS ………. 9
1.5 POTENTIALLY RELEVANT REPORTS AND DATADEVELOPED BY OTHERS ………. 9
2. CITY OF MARLBOROUGH SOCIOECONOMIC PROFILE,REAL ESTATE MARKET AND FISCAL OVERVIEW
………. 92.1 GREATER MARLBOROUGH REGION ………. 102.2 DEMOGRAPHIC CHARACTERISTICS2.3 BUSINESS ESTABLISHMENTS JOBS AND SALES ………. 102.4 MAPC POPULATION PROJECTIONS ………. 11
Executive Summary Prepared by Marlborough Economic Development Corporation
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2.5 MAPC EMPLOYMENT PROJECTIONS AND SPACE DEMAND ………. 122.6 REAL ESTATE MARKET OVERVIEW ………. 122.6.1 All Commercial Space ………. 122.6.2 Office Space ………. 12
2.6.3 Industrial Space ………. 122.6.4 Flex Space ………. 132.6.5 Retail Space ………. 132.7. FISCAL OVERVIEW ………. 13
3. PUBLIC OUTREACH AND PARTICIPATION
………. 143.1 SUMMARY OF FOCUS GROUP DISCUSSIONS ………. 143.2 PUBLIC WORKSHOP HIGHLIGHTS ………. 153.3 VISUAL PREFERENCE SURVEY ………. 16
3.4 OVERVIEW OF INTERVIEWS ………. 173.4.1 Marlborough Assets, Attributes, Competitiveness ………. 17
3.4.2 Commercial Real Estate Activity ………. 17
3.4.3 Residential Real Estate Activity ………. 173.4.4 Business Development in Marlborough ………. 183.4.5 Marlborough Issues and Suggested Improvements ………. 18
3.4.6 Marlborough Economic Development Strategy ………. 18
3.5 ECONOMIC DEVELOPMENT ISSUES AND PPORTUNITIES ………. 18
4. INDUSTRIAL SECTOR OVERVIEW
………. 194.1 ROLE IN MARLBOROUGH ECONOMY ………. 194.1.1 Industrial Land Use Profile & Zoning ………. 194.1.2 Business Activity ………. 20
4.1.3 Industrial Sector Fiscal Impacts ………. 20
4.1.4 Greater Marlborough Comparative Analysis, Target Industries,Projected Employment ………. 20
4.1.4.1 City of Marlborough Economic Base – Industrial Sectors ………. 214.1.4.2 Industrial Sector Job Growth Projections ………. 214.1.4.3 Industrial Sector Comparative Analysis ………. 224.1.4.4 Opportunities in Industrial Sub-Sectors ………. 234.2 INDUSTRIAL REAL ESTATE MARKET ANALYSIS ………. 234.2.1 Greater Marlborough Industrial Market Trends ………. 234.3 BUILD-OUT ANALYSIS ………. 24
4.3.1 Zoning Comparative Analysis ………. 24
4.3.2 Industrial Build-Out Analysis ………. 244.3.2.1 Current Marlborough Zoning Regulations ………. 264.3.2.2 Higher Density Zoning Modifications ………. 264.3.3 Infrastructure Opportunities and Constraints ………. 27
4.4 INDUSTRIAL SECTOR ECONOMIC DEVELOPMENTGOALS & ACTION ITEMS ………. 29
5. COMMERCIAL SECTOR OVERVIEW
………. 29
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8.2 OVERVIEW OF OCCUPATIONAL STRUCTURES for Marlborough Master Plan Executive Summary (Marlborough, Massachusetts)
The 90 page "executive summary" to the Marlborough, MA master plan developed by the Marlborough Economic Development Corporation and published in September 2011. The Introduction and the complete plan (383 pp) are also available here.
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