City of Worcester to Expand Development Around PawSox Stadium

Wednesday, April 24, 2019

 

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PHOTO: Rendering from Madison Properties

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PHOTO: Rendering from Madison Properties

The City of Worcester announced on Wednesday that Madison Properties is expanding the scope of the project in the first phase of the development on the campus of the former Wyman-Gordan property. It is adjacent to the now being developed Worcester Red Sox stadium.“Since the announcement of the ballpark there has been strong interest in the surrounding development. In response to that interest, we’ve made changes and expanded the development of Phase 1,” said Denis Dowdle, President of Madison Properties.

The lot will now include a five-story office building in left field, a modification to the original Letter of Intent signed in August of 2018.

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The Modification

Under the modification, Madison Properties will construct an additional 5-story, 96,000 SF office building in left field.

The property will sit above an underground parking garage and include a roof deck and retail space overlooking the playing field.

“The unique and stately office building overlooking Polar Park’s left field will be a space unlike any other in baseball, and will provide a signature component of our project that aligns beautifully with our shared vision that this effort is about much more than a ballpark,” said PawSox Executive Vice President of Real Estate Development and Business Affairs Dan Rea.

The 110-room boutique hotel will move south of Madison St adjacent to a 140-room extended stay hotel, 225 apartments and 50,000 SF of retail split between the north and south side of Madison.

Original Plans

Under the original Letter of Intent (LOI) between the City and Madison Downtown Holdings, LLC, the developer agreed to a two-phase development project.

Phase 1 of the construction would include 225 market-rate apartments, a 150-room hotel, a second 110 room boutique hotel in left field and 65,000 SF of retail and restaurant space by early 2021.

Phase 2 of the project will include 200,000 SF of residential, office and/or mixed-use development.

 

Related Slideshow: Who Lost the PawSox? August 2018

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Owners' Error

Starting from nearly day one, the new ownership group of the Pawtucket Red Sox -- a collection of some of America’s most wealthy businessmen -- saw their investment in the team as a “gift” to Rhode Islanders and that their vision of a mega-stadium in Providence was a windfall.

The ownership group’s early strategy was to demand more than $140 million in subsidies and tax breaks and that led to strong public backlash.

The ownership group -- with a collective net worth of $6 to $8 billion, later blamed the late Jim Skeffington for the misstep, but the collection of owners all thought that for a small investment in the PawSox -- $2 million to $3 million per owner, reportedly, the windfall potential was tremendous -- and all financed by taxpayers.

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Raimondo’s Flip Flop

As the Providence proposal took on water Governor Gina Raimondo reversed field and went from supporter to opponent on the financing structure.

Raimondo, who had once chided critics about complaining about the move from Pawtucket to Providence, flipped on the ownership group and ultimately opposed the Providence financing deal. The implications were two-fold.

First, it raised questions with owners about who to negotiate with and how to negotiate with Rhode Island’s government in good faith. Second, it did tremendous damage to her already strained relationship with Speaker of the House Nick Mattiello. Her change left him the last official holding the political hot potato.

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Lucchino’s Demands

After Jim Skeffington’s death, former Boston Red Sox top executive Larry Lucchino took over the ownership effort to site a new stadium.

Lucchino, who had built stadiums in Baltimore and San Diego for major league franchises, had a formula. While his ownership group in Boston had failed to build a new Fenway Park in Boston due to public opposition, Lucchino put forth a series of demands and, more so than any factor, lead to the team’s stadium efforts failure.

First, he would not wait until after the 2018 election. Second, he refused to have the owners take on the final financial backstop. Third, he refused to acknowledge that times had changed — that minor league baseball’s popularity which peaked in the 1990s was long past.

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Public Support — No Millions for Billionaires

At the end of the day, Rhode Islanders, by an overwhelming majority did not want to invest taxpayer dollars in a public stadium.

According to two GoLocal polls conducted by Harvard’s John Della Volpe which asked, “The Rhode Island General Assembly is in the process of negotiating a $40 million public financing deal with the Pawtucket Red Sox for a new stadium, hoping to bring a vote before the House and Senate this summer.  

In general, do you favor or oppose the use of public funds to help finance a new stadium for the Pawtucket Red Sox?”

Net: Favor                   33%

Strongly favor             13%

Somewhat favor          21%

Net: Oppose                59%

Somewhat oppose      21%

Strongly oppose         38%

Don't know                   8%

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Lack of Functional Leadership

In the end, the dysfunctional relationship between Raimondo, Mattiello, and Ruggerio doomed a viable solution — maybe from the beginning.

Instead of a united front by the three top political leaders, the owners got greedy and tried to manipulate the division of the state’s Democratic leaders.

Democrats Raimondo, Mattiello and Ruggerio are as aligned as Iraqi ethnic groups Kurds, Sunnis and Shias. Yes, they are all Democrats, but their trust and ability to co-govern often fails.

“Trust and reliability are the key ingredients in any public-private deal. Polls show about 60% of Rhode Islanders opposed the project which reflected in part a lack of trust in elected officials. The owners grew not to trust Rhode Island pols because of the way the process and negation unfolded at the State House,” Gary Sasse of the Hassenfeld Institute tells GoLocalProv.

 
 

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