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About Tamara Small

Tamara Small is the CEO of NAIOP Massachusetts.

Economic Development Strategies for Patrick’s Second Term

Governor Deval Patrick

Governor Deval Patrick

Kudos to Governor Patrick for his focus on jobs and economic development for his second term. Travelling within the Commonwealth, across the country, and globally to attract economic development to the state can be an effective way to market the benefits of one of the top concentrations of skilled talent in the world.

In addition, opportunities for improving the Commonwealth’s economic environment exist here at home. Recently, John Schneider wrote in MassINC’s “INCSPOT blog” about three suggestions for the Administration:

  1. Conduct a top to bottom review of regulations that affect the state’s business environment.
  2. Make higher education reform a cornerstone of your second term.
  3. Get a handle on rising costs, especially health care, energy, and local government.

I completely agree with these ideas, especially regarding the cost of doing business in the Commonwealth. Many of us know about the direct costs: taxes, fees, health care and unemployment insurance. However, the cost in both time and money that arise from the multiple layers of regulations for existing businesses are an enormous burden and make us less competitive for new growth.

We should encourage our political leaders to get out of the office and aggressively market Massachusetts, but at the same time, we need to do a top-to-bottom assessment of the rules we impose on business. The better we do on the latter, the more success we will have attracting businesses to Massachusetts.

Mismatch in the Labor Market

A newly published study by Alicia Sasser Modestino from the New England Policy Center of the Federal Reserve Bank of Boston points to a growing mismatch with the supply and demand for an important component of our skilled labor pool, “middle-skilled” jobs.  A gap of 780,000 workers could exist by 2018.  She observes that:

  • Since 1990, the region’s population of working-age adults with any postsecondary education has been growing slower than that in the rest of the US due to slower population growth and greater net domestic out-migration.  Over time, New England’s labor force will likely shrink, while that of the nation is likely to grow.
  • While the region has led the nation in terms of increasing the “high-skill” share of its population, it has consistently under-performed in terms of increasing the share of “middle-skill” workers (individuals with some college or an associate’s degree). The supply of skilled workers will not grow fast enough to keep pace with demand once the economy recovers.

According to the report, we need to ”grow our own talent” by increasing postsecondary educational attainment – especially utilizing the Community College system – through career-oriented programs that focus on preparing students for high demand middle-skill jobs. 

However, with limited state resources, putting more funding into community colleges must be tied with the responsibility to make sure that those resources are spent efficiently and effectively.

Suggested actions include:

  • Programs in other states have shown that financial aid along with offering stipends, child care, and transportation during periods of study can boost completion rates.
  • Greater communication between firms that hire “middle-skill” workers and the institutions that educate them could better align training curriculum with employer needs.
  • Better collaboration among community colleges could provide a cost effective, strategic direction needed to achieve these goals.
  • A single, unified system of community colleges could be an important part of an overall workforce development strategy, including other postsecondary education and training options such as employer and vocational training, certificate and apprenticeship programs, career centers, and ESL programs.

 

Strengthening community colleges can be a win-win-win for students, employers, and the region.

Gerald Hines’ Five Principles of Success

Gerald Hines

At MIT’s Center for Real Estate’s 25th anniversary graduation weekend, Gerald D. Hines gave the keynote address sharing his five principles of success. (Gerald is founder and CEO of Houston-based Hines, one of the largest and most respected real estate investment, development and management firms in the world.)

For anyone involved in development or looking to understand what it takes to be a successful, world class developer, read on:

  1. Create Quality Architecture. Hines’ love affair with great architecture is the stuff of legend. Long ago he made a commitment to collaborate with great architects — prominent architects such as I. M. Pei, Philip Johnson, Cesar Pelli, Frank Gehry, and Robert A. M. Stern have all worked with Hines. He urged the audience to build “something that endures.” 
  2. Commit to Sustainability. In the Hines lexicon, sustainability means two things. First, it refers to the durability of the buildings. Second, sustainability reflects the flexibility built into the design and construction of buildings. Hines is a leader in the EPA’s Energy Star program.
  3. Opportunities Exist in Acquiring Buildings – But Make Sure You Can Add Value. “You have to know when the cycle is at the top,” he said. “When you can borrow all the equity, it’s time to sell.”
  4. Mixed Use Developments Promote Better Communities and Also Lower Risk. Hines showcases prominent developments that exemplify the advantages of mixed use, all of which incorporate a range of uses, including offices, retail, hotels and condominiums.
  5. Human Talents Are Hidden Assets. Hines’ management structure is decidedly lean. Below a handful of very senior executives, other company leaders are compensated through 50 percent equity in the projects they are working on, not in the company as a whole. This arrangement reduces company risk while empowering the leaders and inspiring them to do their best work. 

To view Gerald Hines entire talk, please click here.
To learn more about the MIT Center for Real Estate, click here.
To learn more about Gerald Hines and his firm, click here.

Boston’s Investment Market in 2011 – What Would Leventhal Say?

News of the recent sale by The Fallon Co. and Cornerstone Real Estate Advisers of the 465-unit Park Lane Seaport apartment towers to a group of institutional investors comes as no surprise. Neither was the price tag at over $195 million.

Well located and leased commercial properties as well as multifamily rental properties are being bid-up by pension funds, foreign investors and investment funds.  There is plenty of money, but a limited supply of this quality product.

Alan Leventhal

With a limited supply and increasingly restive investors, Boston’s investment market looks ready for a comeback, and expert investors are already showing signs that 2011 could be the year.  I’ll be listening closely at our Annual Meeting next Wednesday, when investing guru Alan Leventhal speaks with NAIOP Chairman Kevin McCall about his company’s plans and predictions.

As reported in the BBJ, Fitch Ratings provided outlooks for 2011 and concluded that Boston is “one of five markets with economic vitality and tenant demand to remain a viable option for investors in real estate debt.”

Alan’s company, Beacon Capital Partners’ investment strategy focuses primarily on office properties in a select number of target markets, including Boston, Washington, D.C., New York, Los Angeles, San Francisco, Seattle, Chicago, London, and Paris.  They believe that these markets are more resilient to the peaks and valleys of the real estate cycle and offer greater and more consistent strength over the long term.

Beacon has had a great track record in evaluating prospective investments in constrained markets that offer them opportunities to capitalize on the market inefficiencies and to add value through operating expertise.    Let’s see what he has to say about this market and what we can expect to see in 2011. Register to hear A Conversation with Alan Leventhal, part of the NAIOP Annual Meeting, from 8-9:30 on Wednesday, Dec. 15 at the Seaport Hotel.

Barriers to an Economic Recovery in Massachusetts

I just finished reading a recent interview with Northeastern University’s Andrew Sum in MassINC’s CommonWealth Magazine.  Andrew is the Director of the Center for Labor Market Studies, which he founded in 1971, so he is no newcomer to the issues plaguing the Commonwealth.

In the interview, Sum makes some powerful observations that illustrate the serious challenges facing the Massachusetts economy:

We are still down 240,000 jobs below where we were in 2001.  We have the fifth worst job creation record in the country. If you take it back to 1988, we are up only 13,000 [net] jobs from where we were 22 years ago.  Back in 1984 in Massachusetts, we were making a recovery back to full employment faster than just about any state in the country.  That year we created 140,000 jobs.  We created the equivalent of 13,000 a month. And that’s how many we’ve created in the last 22 years.

Clearly, we have a long-standing problem that has affected our economic activity for over two decades.

A few other points from Andrew that should catch your interest:

  • We had the highest ratio of male job loss from the end of 2007 through the end of 2009 in the entire country — there was nobody close to us.
  • Out-of-wedlock birthrates have risen and now represent over half the births to women under 30.  That means more single parent families facing severe income inadequacy.  These kids have a very high drop-out rate, very low college attendance rate, and an even lower college graduation rate.
  • Teenagers are working at the lowest rate since World War II. (And there is a direct correlation between work experience at an early age and success in school and work.)

There are no simple solutions, and quick fixes without funding are not going to make a dent in the problem.  Avoiding these issues will only create additional barriers to growth.  Now is the time to determine the full range of action steps needed to end this downward trend. The future of the Commonwealth depends on it.

The Boston – Haifa Connection for Innovation

This is the final report on Boston’s “City to City” trip to Israel to learn about the best management practices of the major two cities in Israel to successfully attract and grow innovative businesses. 

I am not sure what the City of Boston can do to transform the Seaport District into an Innovation Zone.  There will be many more meetings of this group to discuss that goal.  However, what is very clear to me is that there is a great opportunity to attract Israeli businesses to the Commonwealth, in general, and to Boston, in particular.

A recent study by Stax Inc. showed that Israeli entrepreneurship is a significant driver of the Massachusetts economy with 100 Israeli companies employing nearly 6,000 Massachusetts workers, generating more than $2.4 billion in direct revenues in 2009 alone.

Israel is a global leader in innovation and this has not gone unnoticed by many other state economic development agencies.  California, Georgia, Virginia, New York, New Jersey, and Maryland have established strong ties with Israel.  Though 83% of respondents to the Stax survey indicated that Massachusetts is their top choice to locate their businesses, our advantage may be at risk unless we do more to create a true economic partnership. 

On a human services basis, we have had a Boston-Haifa Connection for years established through the local agency, the Combined Jewish Philanthropies, and I can tell you that the leadership in Haifa very much appreciates that partnership.  However, the City of Boston needs to take the next step to formalize an economic development relationship.

Just a few recommendations from the Stax report:

  • Open a trade office in Israel (the Mayor of Haifa has offered Boston free office space!)
  • Send trade delegations
  • Form strategic industry partnerships (e.g. life sciences and clean-tech) with the Israeli government
  • Promote direct flights to Tel Aviv from Boston
  • Enhance our academic exchange programs
  • Promote Massachusetts tourism in Israel

Israeli businesses are innovative and benefit from the support they get at home. However, when it comes time to grow their businesses globally, they first look to the United States.  By implementing the recommendations listed above and by publicly advocating such a partnership, I believe we make Boston their only choice!

City to City: Universities & the Innovation Economy

I’m in Tel Aviv, Israel after several days in Haifa as our “City to City” team completes its investigation of this country’s experience with start ups and  innovation.

Israel leads the world in percent of GDP spending on civilian R&D and in the number of engineers, scientists, & PhDs per capita. It also has more companies listed on NASDAQ than any country other than the US.

Technion, Israel's University of Technology

The universities play a critical role and one we should emulate. The first is obvious – they emphasize science and math in K-12 and produce more engineers and scientists! I am a big fan of liberal arts education, but in this digital world, the new industries require more PhDs in these areas.

Second, their universities drive innovation and technology transfer to the private sector. We met with the president of Technion (Israel’s MIT), the president of Haifa University, and local entrepreneurs. The schools encourage the creation of start ups, and have structured a support system that is coordinated with a national initiative that reviews and funds new ideas.

We have more schools per capita than any other state. We need to follow Israel’s lead and ensure these types of partnerships exist at many other schools besides just MIT. Connecting our colleges and universities with an economic development strategy will secure our position as an innovative leader now and in the future.

Boston-Haifa Innovation Zones

I’m on a Boston-Haifa “City to City” tour to help Boston get insights for the creation of an Innovation Zone in its Seaport District.

A group of 27 members of the Boston business and civic community are meeting with municipal, technology, and university leaders in Haifa and Tel Aviv, Israel through the City to City program run by Northeastern University and Mayor Menino.

Israel is one of the world leaders in producing a high quality skilled workforce that has attracted many of the leading global technology companies including Intel, who has here its largest R&D/production facility outside the US. (A great read: the new book: “Start-up Nation.”)

The first day we spent time with Haifa’s Mayor Yonah Yakov and the city’s Haifa Economic Corp. (HEC). To get companies to invest in their tech park, the City offers a 20% discount on municipal taxes. In their incubator building, start-ups get 3 years income tax free and 1:1 investment match with the government up to $200,000.

The Mayor was very generous with his time. He is a visionary, willing to risk political & infrastructure capital to get major projects started. Need a permit in 3 weeks? He can deliver. He took an abandoned area of the downtown, put in public areas and walkways, brought a new college into the district with classrooms and dorms and 2,500 students in only 3 years. Now they have restaurants, shops and galleries moving in.

Haifa is on the move!

Tribute to Ed Linde

NAIOP Massachusetts just held its awards dinner honoring Boston Properties with its 2010 Distinguished Real Estate Award and the late Ed Linde with its Public Service Award.

Edward H. Linde

When I started out in this business in the 70s, it was hard not to notice this dynamic duo of Ed and Mort.  They were a prime example of the new developer: thoughtful, analytic, creative, methodical, and visionary.  I had a number of opportunities to talk with Ed over the years.  For me and for so many others, he was always accessible and provided sage counsel.     

For Ed, the time and charitable investments he made in the community were an integral part of his life.  When he was on a volunteer board, he was there to be an active participant, regardless of the  time commitment required. 

So, a lesson from Ed to all of us; yes, it is important to do well, but equally important to do good!

NAIOP chose to honor the memory of Ed Linde in recognition of the impact he had on countless charitable and civic causes throughout the city. Known as a tireless supporter of the arts and other philanthropic causes, Ed was co-founder and Chief Executive Officer of Boston Properties until his death this January.

Throughout his career, he led by example in business as well as in philanthropy, serving as a mentor to many in the business and non-profit communities. Together with his family foundation, he was a major supporter of many of Boston’s most respected organizations, including the Massachusetts Institute of Technology, Museum of Fine Arts, Boston, Boston Symphony Orchestra and the Dana-Farber Cancer Institute.  But his support of these organizations was just the tip of the iceberg, as his civic and charitable commitments ran deep through the city, including: The Beth Israel Deaconess Medical Center, Boston World Partnerships, Jobs for Massachusetts, and WGBH, among many others.

In honor of his lasting contributions to our city and our industry, NAIOP Massachusetts has decided to rename this award the Edward H. Linde Public Service Award, so that his legacy may live on to inspire future generations of philanthropists.

Reduce the Regulatory Burden in Massachusetts

At a recent John LaWare Leadership Forum at the Federal Reserve Bank of Boston, I joined a panel of business leaders to discuss “What Keeps Us Up At Night.”

My comments were as follows:

  • Massachusetts was once known as Taxachusetts. Unfortunately, we are now becoming known for our cumbersome local and state regulatory system.
  • This problem has grown over the last two decades to the point that it is an inhibitor of job growth.
  • The problem on the local stage is a lengthy, unclear, and unpredictable permitting process with specialized regulatory bylaws that further raise the conservative thresholds established by the state.
  • On the state level, regulatory agencies have operated in an economic vacuum for too many years, unconcerned with the impacts of their rules on business growth and competitiveness. Rarely, if ever, are cost/benefit analyses performed on proposed regulations to determine, in advance, their impacts on businesses.

Market risks are enough to make new innovative businesses think long and hard before starting up.  Massachusetts should not be adding unreasonable delays and uncertainty to this important economic engine.