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Salem City Pier Project
City of Salem, Masscachusetts
FXM Associates reviewed previous market and operating cost estimates for the Salem City Pier in Salem, Massachusetts. The uses included in the proposed program were whale watch, seasonal ferry (serving both commuters and tourists), head boats, transient dockage, lobster boats, and cruise ships. For the analysis, FXM assessed potential demand and updated rates, revenue, and expense estimates from prior reports and contacts with several other marinas in Massachusetts as well as similar research conducted for other recent marina projects. Utilizing these data, FXM prepared a pro forma and estimated the amount of debt that could be supported by the revenues.

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Revere Ocean Pier II
City of Revere, Masscachusetts
FXM Associates updated a market analysis performed for a multi-use Revere Ocean Pier in May 2000. The major change associated with this update was the change in location for the proposed Pier from Revere Beach itself to the Point of Pines area of Revere, Massachusetts. Estimates of revenues to be expected from a marina at this new location were more conservative than those for the Revere Beach site, and the marina as proposed appeared to be marginally feasible from a market perspective. FXM prepared a pro forma and estimated the amount of debt that could be supported by revenues from proposed uses.

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Urban River Visions
Massachusetts Executive Office of Environmental Affairs (EOEA),
Working with Goody, Clancy & Associates and EOEA, FXM participated in a series of workshops intended to assist seven communities to create action plans for revitalizing their urban riverfronts. FXM facilitated discussions on economic impacts and using the urban rivers to create new employment and other economic benefits for the communities. FXM also brought extensive knowledge and experience in mill building rehabilitation to this exercise.

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Fort Point Channel, Boston, Watersheet Activation Plan
Boston Redevelopment Authority
FXM was part of a team headed by Goody, Clancy & Associates preparing a plan to create a dynamic and unique sense of place on and along Boston’s historic Fort Point Channel. A variety of adjacent users, including the Children’s Museum, Hook Lobster, Gillette Company, the U.S. Postal Service, the Boston Tea Party Ship, ferry and recreational boating interests, the South Boston and South Cove neighborhoods, as well as office and other commercial developments, are involved in the planning process. FXM’s role was to define a variety of water dependent uses and events, based on local market considerations as well as experiences nationally and internationally, and to evaluate the economic and financial implications of their development on the channel. FXM also worked with other team members to assess the feasibility and appropriateness of these potentials given the objectives and concerns of adjacent landowners and constituents, as well as Boston Harbor and citywide interests. Frank Mahady, FXM Principal, presented the plan (with David Spillane of Goody, Clancy) at the 2003 American Planning Association national conference in Denver.

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East Boston Municipal Harbor Plan
Boston Redevelopment Authority
FXM assisted the prime consultant, ICON Architects and Planners, and the city of Boston in assessing water dependent industrial and commercial uses and potentials in a section of Boston harbor that is largely targeted for neighborhood residential development. This portion of Boston Harbor is part of a Designated Port Area (DPA), which places severe regulatory limits on types of land uses that may be developed, and state-approval of required licenses for use of filled tidelands is contingent upon the city’s preparation of an acceptable plan for water related industrial and commercial uses.

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Passenger Ferry Feasibility Study and Operating Plan
Town of Winthrop, Massachusetts Executive Office of Transportation & Construction
FXM assessed ridership potential, vessel operating costs, routes and schedules, fare elasticities, and community economic effects as part of a feasibility study, operating, and financing plan for passenger ferry service from Winthrop to Logan Airport and Downtown Boston. Of particular interest in this project was the desire of the local community to limit ridership to locally generated demand, and limited landside parking and traffic infrastructure. The major analytic challenge for FXM was to match potential vessel types and costs to the local ridership potential and required level of service, at fare prices that would successfully compete with other modes and allow for at least a break even commuter service operating cost to a private carrier.

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New Bedford/Fairhaven Harbor Master Plan, Massachusetts
Harbor Master Plan Committee
FXM Associates along with its subcontractor, Seafood Datasearch, provided an in-depth market and trends assessment of the seafood industry, other maritime industries, and all recreation and tourism industries associated with the New Bedford and Fairhaven harbors. This study involved interviews with all businesses and identifying future financial opportunities that would enhance the economic profile of the harbor and the downtown. Statistical data was used to identify areas of unmet demand and to identify specific areas where development could succeed. An overall assessment was presented of all harbor businesses in terms of gross receipts, employment, and levels of visitation or users, for both the current harbor and the harbor in five to ten years under proposed redevelopment scenarios.

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Gloucester Harbor Plan, Massachusetts
Gloucester Harbor Plan Committee
FXM was involved in a lengthy planning process that involved assessing current economic and fiscal conditions in the seafood, recreational, and cultural/educational industries related to the port area of Gloucester. FXM compiled data on the current contribution of waterfront businesses including receipts, employment, payroll, and indirect expenditures. Through a series of interviews, planning workshops, and secondary source data, FXM assessed current conditions and provided trends in industrial, commercial, cultural, and recreational businesses to identify areas of future growth. In a further development of the plan, "the Harbor Tomorrow," FXM quantified growth potential in existing businesses and suggested opportunities for new, future business enterprises. An overall assessment of economic and fiscal impact of future trends and opportunities was also provided.

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Master Development Plan for the Port of Galilee, Rhode Island
Rhode Island Economic Development Corporation
FXM Associates prepared the market and trends assessments, economic impact, and financial feasibility and funding evaluations as part of a master plan for the Port of Galilee/Pt. Judith, Rhode Island. FXM’s work included analyses of market conditions, trends, and local industry performance in seafood processing and commercial fisheries (currently employing over 600 persons landside and on vessels); the tourist- and resident-serving charter boat fleet and related suppliers; regional and local lodging establishments; and tourist and resident serving restaurants, food and gift retailers, commercial, and cultural/recreational attractions throughout the trade area. This work led to a projection of supportable industrial and commercial development at the port for commercial fishing, other maritime industries, and lodging/restaurant/retail uses. FXM also evaluated the expenditure and employment effects attributable to existing and prospective new industries at the Port, and prepared detailed financial and development pro forma analyzing existing and potential ground lease, pier and bulkhead, berthing, parking, property tax, use levies, and other income from port users; expenses attributable to operations and maintenance of the port; and capital costs and sources of funds for new infrastructure and facilities development.

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Cruise Ship Market Assessment and Strategic Plan
Salem Port Development Corporation
FXM Associates assessed potential market support for cruise ship callings at the port of Salem, Massachusetts, and developed detailed recommendations to guide the Salem Partnership and others in attracting cruise ship calls and providing a satisfactory visitor experience. Research included comprehensive interviews with cruise line operators, industry officials, port managers, and tourist officials throughout Atlantic Canada and the U.S. In addition, FXM evaluated potential direct and indirect economic effects of cruise ship visitor expenditures in Salem, and provided preliminary estimates of economic effects for other potential waterfront users, such as whale watch, charter vessels, recreational ferries, special vessel events, and marinas.

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Waterfront Economic Development Plan
Town of Edgartown, Martha’s Vineyard, Massachusetts
In association with Cecil & Rizvi, Urban Designers/Landscape Architects, FXM prepared an economic development plan and strategy for expanding year-round employment opportunities directly and indirectly linked to Edgartown’s waterfront and ocean resources. Research included assessment of conditions and trends in the overall economy of Edgartown and Martha’s Vineyard, including the types and seasonality of jobs; current uses and activities along the waterfront, including the relative importance of daily and vacation visitors, seasonal and year-round resident spending; and non-tourist export base industries, such as commercial fishing. Strategic initiatives included measures to expand the commercial shellfishery, including aquaculture, the shellfish nursery, recovery and maintenance of sensitive shellfish propagation areas; off-season repair and maintenance of recreational vessels; a physical plan for optimizing the economic use of wharves, haul-outs, moorings, and other vessel services and facilities; and a long-term strategy for public acquisition and use of scarce waterfront resources.

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Erie Canal/Fingerlakes Region Corridor Development Plan
Monroe County (New York) Department of Planning
As part of a consulting team that included Trowbridge & Wolf, Landscape Architects, and Larsen Engineers, FXM Associates participated in the preparation of a master plan to guide economic development, recreation, and open space preservation along a 120-mile segment of the Erie Canal in the vicinity of Rochester, New York. The study examined organizational, thematic, and funding issues of statewide as well as local interest; the contribution of public amenities, historic themes, and waterfront access and facilities to successful commercial, residential, and other development along the canal; and evolved, with significant input from local public and private sector interests, a series of potential projects and programs for implementation. FXM Associates also completed market, financial feasibility, and economic impact analyses for a selected pilot project.

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Pope’s Island Marina Expansion
New Bedford Harbor Development Commission (HDC)
As part of a consulting team headed by Marina/Consult, Inc. (Barnstable, MA), FXM provided market and economic impact analyses and development advisory services on a proposed $14 million expansion of the Pope’s Island Marina and Pope’s Island Park. The objective of the project was to produce earnings for the HDC that can be used to leverage grants and municipal financing for the expansion of fishing piers and other industrial waterfront infrastructure in New Bedford. The project was a result of recommendations of the Harbor Master Plan, for which FXM provided market and economic impact assessments for a range of existing and proposed water-dependent marine industrial uses. Construction is scheduled to begin on marine and major landside components of the development plan in the fall of 2002.

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Onset Pier Plan
Onset Bay Association
FXM participated in a planning charrette involving over 50 community leaders and public participants to determine vision, preferences, and objectives for use of the Town of Wareham-owned pier in Onset Village. Subsequent to this all day planning exercise, FXM staff followed up expression of the vision and objectives of participants with an assessment of issues, including regulatory constraints, and analyses of the economic feasibility for water dependent and other uses considered by the community. FXM prepared a technical memorandum synthesizing results of the planning exercise, the objective economic analyses, and consensus directions for the future.

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Revere Beach Ocean Pier Feasibility Study
City of Revere, MA
FXM Associates, teamed with Byrne, McKinney and Associates, prepared an assessment of market potential for a reconstructed Ocean Pier at the historic three-mile oceanfront, Revere Beach. FXM utilized the results of field inspections, secondary source data, and interviews with over 25 public and private sector individuals knowledgeable in the areas of waterfront use and development in the Boston area. A variety of uses were proposed by residents, planners, and development officials for the City of Revere. FXM reviewed each option and explored several others that have been considered by other waterfront communities, which included ferry service to the Boston Harbor Islands; commuter service to Logan International Airport and downtown Boston; charter fishing boats; whale watching; small boat rental and instruction; cruises, cruise ships, and localized excursions; and pier-based passive recreation.

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