EDIP Incentives Awarded in 2021

The Baker-Polito Administration and the Commonwealth’s Economic Assistance Coordinating Council (EACC) approved the following projects for Economic Development Incentive Program (EDIP) in 2021.

Table of Contents

Certified Projects

BC Gourmet USA, Inc. (Gloucester) Founded in 2017, BC Gourmet produces and distributes high-quality food, sauces, and dips.  The company has engaged in an ambitious expansion-by-acquisition strategy.  In 2019 they acquired a company in New York and consolidated the operations into their facility located in Lynn.  They are now in talks to acquire a Florida-based business that they would also consolidate to Massachusetts.  Their current facility in Lynn does not have enough capacity for additional production, thus leading them to consider relocation to a larger facility in Gloucester.  BC Gourmet plans to create eight new full-time jobs, retain 25 full-time employees and make a private investment of $1.2 million.  The city of Gloucester approved a five-year TIF valued at approximately $14,167.  The EACC Board has approved EDIP investment tax credits in the amount of $34,000.

Farm Street Real Estate, LLC (Peabody) Farm Street Real Estate, LLC is a new corporation established to develop a restaurant and Inn on the vacant property located at 2 Washington Street, formerly owned by the city of Peabody.  This prominent location at the corner of Washington and Main Streets will provide an anchor to the Washington Street district.  The existing building will be converted to a 10-room boutique inn, restaurant, and speak-easy bar & lounge.  The project entails the creation of six new full-time jobs and a private investment of $7.7 million.  The city of Peabody plans to approve a 10-year TIF valued at approximately $84,742.  The EACC Board has approved EDIP investment tax credits in the amount of $45,000.

Tropical Products, Inc. (Salem) For 28 years Tropical Products has been a family-owned manufacturer and bottler of pet care and cleaning products. Their current 45,000 sq. ft. facility is poorly situated and extremely inefficient.  The planned new facility will increase the seven current production lines to between 14 and 20.  Tropical's plans for adding to its workforce include hiring employees from specific demographics including veterans, persons with disabilities, and individuals who were previously incarcerated.  The company plans to create 123 new full-time jobs, retain 10 full-time employees and make a private investment of $21.5 million.  The city of Salem approved a five-year TIF valued at approximately $474,668.  The EACC Board has approved EDIP investment tax credits in the amount of $340,000.

Bay State Pallet Co., Inc. (Haverhill) Bay State Pallet is a second generation, family-owned wooden pallet manufacturer and recycler. The company plans to build a two-story, 21,900-square-foot addition with loading docks and will be rehabbing an existing 15,000-square-foot abandoned building in the rear of 293 Neck Road that has been vacant for many years. The project entails the creation of three new full-time jobs, the retention of 14 existing jobs, and a private investment of $4.5 million.  The city of Haverhill plans to approve a five-year TIF valued at approximately $31,053.  The EACC Board has approved EDIP investment tax credits in the amount of $5,000.

Bisousweet Confections, LLC (Leominster) Bisousweet Confections is a wholesale bakery supplying handcrafted baked goods to large retail chains and small independent retailers across the country.  Currently they operate from a 5,000-square-foot facility in Shirley, and plan to open a new plant in Leominster to keep up with demand.  The building they identified in Leominster has six loading docks and once set up for manufacturing, will allow them to operate much more efficiently. The company plans to create 50 new full-time jobs, retain 20 full-time employees and make a private investment of approximately $2.8 million.  The city of Leominster approved a five-year TIF valued at approximately $11,966.  The EACC Board has approved EDIP investment tax credits in the amount of $750,000.

Pleasant Street Designs, Inc. (Methuen) Pleasant Street Designs, Inc. dba My Word! has been in the gift and home trade for more than 30 years.  They design and manufacture decorative signs that they wholesale to more than 5,000 retailers across the US, including ACE Hardware, Bed Bath & Beyond, Amazon and Kohl's.  They have identified a location that needs a great deal of renovation but would allow them to expand and remain within Methuen. The project entails the creation of 45 new full-time jobs, retention of 89 existing jobs, and a private investment of $2.2 million.  The city of Methuen plans to approve a seven-year TIF valued at approximately $52,020.  The EACC Board has approved EDIP investment tax credits in the amount of $328,000.

James Hardie Building Products Inc. (Westfield) James Hardie Building Products Inc. (JHBP) is a world leader in manufacturing fiber cement siding, fiber gypsum products and backer board for a number of global markets.  In 2019, JHBP acquired the former National Envelope site in Westfield. If selected, the project would consist of an upgrade to the existing facility, establishment of a new ColorPlus Technology coating line, an expansion of the current footprint of the building by approximately 50,000 square feet, and significant rail line improvements. The company plans to create 65 new full-time jobs, retain four full-time employees and make a private investment of $58.2 million.  The city of Westfield approved a 10-year TIF valued at approximately $2.2 million.  The EACC Board has approved EDIP investment tax credits in the amount of $487,500.

Local Incentive Only Projects:

Watson-Marlow America Manufacturing, Inc. (Devens) Watson-Marlow is a leading global manufacturer of peristaltic pumps and associated fluid path technologies.  The US headquarters of the Watson-Marlow Fluid Technology Group is based in Wilmington, Massachusetts and serves a wide range of industries.  The Devens project will result in the construction of an estimated 139,000-square-foot manufacturing facility with land capacity for future expansion.  The Devens location will not affect the Wilmington site.  Watson-Marlow is creating 150 new jobs, and will make a private investment of $53 million. Devens approved a 10-year TIF valued at approximately $1.5 million.

Hotel Jess, LLC (Holyoke) Built around the 1880s, the Hotel Jess is an architecturally significant building situated on the high-profile corner of Main and Dwight streets.  The proposed redevelopment plan is to convert the two upper floors into eight high-end studio apartments and convert the first-floor space into a restaurant with dining.  Restoration of the property will require significant structural, mechanical, and cosmetic work.  They have received Mass Historic tax credits, will rely on HDIP to aid in the transformation of the upper floors, and a TIF from EDIP for the first-floor commercial space.  The project will create 10 new full-time jobs and will entail a private investment of approximately $850,000.  The city of Holyoke approved a five-year TIF with a value of approximately $20,811. 

MA Greenhouse, LLC (Lunenburg) Packaged salad brand, BrightFarms plans to build a 12-acre hydroponic greenhouse in Lunenburg where they will grow salad greens and herbs for sale in local supermarkets.  The project will be built in two phases each consisting of six acres.  The site lies behind a Hannaford grocery store and a Walmart, both of which are current clients.  This new location will result in the creation of 60 new jobs and an investment of $27 million.  The town of Lunenburg plans to approve an eight-year Tax Financing Agreement with a value of approximately $1.6 million.

ServedWell New Bedford, LLC (New Bedford) ServedWell New Bedford, LLC is an operating entity formed for the purpose of redeveloping and operating a destination restaurant and entertainment center on the New Bedford waterfront using the abandoned Edge restaurant facility.  When complete, it will become Cisco Kitchen + Bar Restaurant with additional outdoor entertainment and food kiosk areas.  The company plans to create 45 new jobs and make an investment of $4.4 million.  The city of New Bedford plans to approve a 10-year Tax Financing Agreement with a value of approximately $95,038.

Complete Cold Logistics, LLC (Sturbridge) The Massachusetts-based company was founded in July 2020 to provide temperature-controlled warehousing as the New England regional operating partner of a subsidiary RLS Partners, a third generation family business.  They plan to build an 83,000 square foot cold storage facility to increase capacity of cold storage in Central Massachusetts.  Complete Cold Logistics is creating 24 new jobs and making an investment of $22 million.  The town of Sturbridge plans to approve a 10-year Tax Financing Agreement with a value of approximately $1.7 million.

Catania-Spagna Corporation (Ayer) Headquartered in Ayer, Catania Oils is a fourth-generation, family-owned manufacturer founded over 100 years ago.  The company is a leading manufacturer of edible oils, including virgin olive, vegetable, blended, organic and specialty oils.  The company occupies 212,000 square feet in Ayer for its corporate offices, distribution, and manufacturing operations.  They have a need for additional manufacturing capacity and plan to construct a 51,500 square foot facility on-site.  Catania-Spagna is creating 30 new jobs, retaining 100 existing jobs and making a private investment of $14.4 million. The Town of Ayer approved a 10-year TIF valued at approximately $783,673.

SMC Ltd. (Devens) Founded in 1988 and headquartered in Wisconsin, SMC is a privately held, global manufacturer and leader in medical device development and automated assembly technology solutions. They manufacture medical devices for original equipment manufacturers including surgical and biopsy devices, respiratory inhalers, specialty syringes, and filtrations devices.  SMC needs additional space to expand their operations.  They plan to construct an estimated 207,000 square foot facility for manufacturing and warehouse space.  The expansion will result in the creation of 100 new jobs and an investment of $41.2 million.  Devens has approved a five-year Tax Financing Agreement with a value of approximately $790,738.

401 Liberty Street, LLC (Greenfield) 401 Liberty Street was created in 2013 for the purpose of acquiring and developing property for lease and management.  They currently have a diverse real estate and management portfolio with a focus on school facilities and substance abuse centers.  This project involves a 750,000 square foot renovation and remediation for the development of an acute treatment and clinical support center, a residential recovery program and a community crisis stabilization program. The project entails an investment of $10.7 million.  The City of Greenfield approved a seven-year STA with a value of approximately $613,782.

Edwards Vacuum, LLC (Haverhill) Edwards Vacuum has been in business for over 100 years.  They are a global company that designs, manufactures, and distributes vacuum solutions all over the world.  The Massachusetts location focuses on Cryogenic vacuum solutions designed to support Semiconductor fabrication businesses. Their existing facility in Chelmsford does not allow for expansion. The proposed project includes building and staffing an Innovation and Solution Center, which will become their hub for development, piloting and launching new Cryogenic vacuum systems.  Edwards Vacuum is creating 50 new jobs, retaining 202 existing jobs and making an investment of $50 million.  The City of Haverhill approved a five-year Tax Financing Agreement with a value of approximately $511,838.

BJ’s Wholesale Club, Inc. (Marlborough) BJ's Wholesale Club was founded in 1984 in Massachusetts and is currently headquartered in Westborough.  BJ's intends to lease and renovate approximately 187,825 square feet in two buildings; 168,581 square feet are located at 350 Campus Drive and 19,244 square feet are located at 100 Campus Drive in Marlborough. Additionally, the owner of the property will construct a new 120,000 square foot parking structure for BJ's exclusive use.  The company will retain 800 current employees and make an investment of $36 million.  The city of Marlborough plans to approve a 20-year TIF valued at approximately $592,419.

Home Depot, USA, Inc. (Norton) Founded in 1978, the Home Depot is an American home improvement supplies retailing company with 2,200 stores and 500,000 employees across North America.  The proposed project involves the establishment of a new, 100,000 square foot, state-of-the-art distribution center in the Northeast U.S. as part of the company’s strategy to serve customers with same-day and next-day deliveries. The facility would be an operation that allows consolidation and sortation capability for freight and parcels and serve the Greater Providence market.  The company evaluated five sites in Massachusetts and Rhode Island in connection with the project.  Home Depot is creating 25 new jobs and making an investment of $11.4 million.  The town of Norton approved a 10-year Tax Financing Agreement with a value of approximately $784,124.

Fresh Powder, LLC (Pittsfield) Mill Town Capital acquired Bousquet Ski Resort and plans to redevelop and expand it to meet the growing demand for recreation and wellness.  They have demolished the lodge and are in the process of building a new base lodge to be completed in spring 2021. Their fast-tracked timeline aims to have the new lodge ready for the 2021 - 2022 ski season in early December 2021.  The new features will include an efficient and technology-driven skiing operation, a new food and beverage operation focused on year-round service and a multi-purpose space that could be utilized for events, meetings, and conferences.  The project will result in the creation of seven new jobs, the retention of three existing jobs, and an investment of $11.3 million.  The City of Pittsfield has approved a five-year TIF valued at approximately $1.04 million.

West Bridgewater Owner, LLC (West Bridgewater) DeBartolo Development, LLC is an established private real estate investment and development company.  This project consists of developing approximately 72 acres in West Bridgewater from vacant land to a 350,000 square foot Industrial Logistics Center. The developer will be making necessary road improvements as the existing roadway has traffic problems and is not functioning properly.  The developer is investing $44 million, and the Town of West Bridgewater approved a seven-year TIF valued at approximately $4.4 million.

Milton CAT (Chicopee) The Milton Organization is a collection of business and real estate entities, the most significant of which is Southworth-Milton, Inc., dba Milton CAT.  Milton CAT is a private, family-run business that is approximately 50-years-old and one of the largest dealers of Caterpillar equipment in the country.  A separate company in their portfolio, Milton Rents, offers equipment rentals and used machinery sales in Massachusetts, New Hampshire, Vermont, Rhode Island, and Maine.  Milton CAT plans to open a new location in Chicopee.  The company is creating 15 new jobs and making a private investment of $7.45 million in Chicopee. The city of Chicopee approved a 10-year TIF valued at approximately $681,513.

79 Bridge Street Realty, LLC (Great Barrington) 79 Bridge Street Realty, LLC was formed to purchase, develop, and operate an 88-room, upper- to mid-scale hotel on the site of the long abandoned Great Barrington high school and middle school. The hotel will be adjacent to the River Walk and one block away from the heart of the Great Barrington’s downtown.  This location will be an important generator of tourists for the restaurants and shops of downtown Great Barrington. The project will result in the creation of 16 new jobs and an investment of $15 million.  The town of Great Barrington has approved a 15-year Tax Financing Agreement with a value of approximately $2.2 million.

NFI, LLC (New Bedford) NFI, LLC is a global leader in the production of custom, high-performing graphic solutions that are customized and crafted for a variety of industries.  This project includes the consolidation of NFI and Design Mark Industries, which have operations in three locations (New Bedford Industrial Park, and two sites in Wareham) into one facility with over 100 employees. The project entails an investment of $1.14 million and the retention of 100 jobs.  The city of New Bedford plans to approve a five-year STA with a value of approximately $71,810.

Yale Appliance, Inc. (Norton) Founded in 1923, Yale Appliance is a third-generation, family-owned business and has grown into a leading retailer of home appliances.  Headquartered in Stoughton, Mass., Yale Appliance seeks to relocate and expand its corporate headquarters and distribution operations to Norton, Mass.  The company is creating 15 new jobs, retaining 100 existing jobs and making an investment of $18.75 million.  The town of Norton approved a 10-year Tax Financing Agreement with a value of approximately $1.18 million.

Cogmedix, Inc. (West Boylston) Cogmedix, Inc. provides turnkey manufacturing services to a broad range of innovative medical and dental OEM's. The company's primary focus is on complex electro-mechanical and electro-optical devices as well as a specialized niche in laser based technologies. Cogmedix plans to construct a new manufacturing facility of approximately 101,400 sq. ft. In this new facility Cogmedix will provide manufacturing and engineering services to a broad range of innovative medical and dental customers.  The company is creating 200 new jobs, retaining 160 existing jobs and making an investment of $8.7 million.  The town of West Boylston approved a five-year Tax Financing Agreement with a value of approximately $328,930.

Madison WG Holdings, LLC (Worcester) Madison Properties is a commercial real estate developer with direct familiarity in the Worcester area.  This project includes the construction of a 121,000 sq. ft. multi-story, mixed-use building on the left edge of Polar Park ballpark.  The building will be comprised of retail on the ground floor, four floors of office space and a rooftop terrace overlooking the ballpark.  The proposed below-ground parking garage will help serve parking needs.   The project entails a $50 million investment and the city of Worcester plans to approve a 15-year TIF valued at approximately $2.9 million.

USRE Patriot, LLC; Amazon.com Services, LLC (Charlton) USRE Patriot, LLC is a Special Purpose Entity (SPE) created for the project.  The primary investor in USRE Patriot is US RE Company, LLC a business that acquires, develops, finances, and manages real estate investments. They are proposing the development of approximately 100 acres of land located at a site at 53 Sturbridge Road and construction of a five-story, approximately 2.86 million-square-foot warehouse/distribution facility representing a $300 million private investment, that ultimately will be leased by Amazon and used as an e-commerce storage and distribution facility for consumer products.  TIF benefits are expected to be passed through to Amazon who will be creating 1,000 jobs.  The company will make a private investment of $300 million. The town of Charlton approved a 10-year TIF valued at approximately $1.8 million (net).

Canal Row, LLC (Holyoke) A Massachusetts limited liability company formed in 2019 to acquire and redevelop various lots in Holyoke.  This project will be a mixed-use real estate development that will consist of 60,000 square feet on four floors on the pedestrian-friendly Canal Walk in Holyoke.  It will house 45 market-rate rental apartments on the upper floors.  The TIF is for the ground level which will be 15,000 square feet of leasable commercial space.  The project will result in the creation of two new jobs and an investment of $3.6 million.  The city of Holyoke has approved a five-year Tax Financing Agreement with a value of approximately $164,179.

Walgreen Eastern Co., Inc. (Mansfield) This will be a Micro-Fulfillment Center, a new type of high value product warehouse and distribution center with state-of-the-art robotic technology that will improve the efficiency of how high value products are delivered. The Company plans to lease approximately 60,000 square feet at 44 Cabot Blvd. in Mansfield. The $24 million of equipment will implement fully-automated and semi-automated packing workstations, canister replenishment, cart loading and pneumatic fill systems with a robotic conveyor system for more efficient packing, sorting and verifying of high value products. The project entails a total investment of $30 million and the creation of 200 jobs.  The town of Mansfield approved a seven-year TIF with a value of approximately $1.08 million.

ModernaTX, Inc. (Norwood) Founded in 2010 and headquartered in Cambridge, Moderna is a leading global biotechnology company.  Moderna's groundbreaking COVID-19 vaccine is currently being used throughout the world to combat the pandemic.  To prepare for the Company's anticipated growth and the continued growth of the COVID-19 vaccine, Moderna needs to expand and a location in Norwood is under consideration.  They plan to renovate a 242,198-square-foot facility for clinical manufacturing, lab space and offices and construct a 200,000-square-foot on-site expansion for clinical manufacturing space. The company is creating 300 new jobs, retaining 75 existing jobs and making an investment of $400 million.  The town of Norwood approved a 10-year Tax Financing Agreement with a value of approximately $9.1 million.

The Duc Pac Corporation (Springfield) Duc-Pac manufactures prefabricated duct-work for residential forced air systems. They sell and ship their products to the wholesale supply industry and were founded in 1949 in Springfield. By 1956 it had expanded and moved to its current location in East Longmeadow. Their biggest customer is one of the faster growing plumbing and heating distributors in the country.  They have identified a property in Springfield that will help them expand their manufacturing capacity, which includes their intention to purchase additional new machinery and equipment. The company is creating seven new jobs, retaining 43 existing jobs and making an investment of $6.1 million.  The city of Springfield plans to approve a five-year Tax Financing Agreement with a value of approximately $88,268.

UGPG RE Sutton, LLC (Sutton) UGPG RE Sutton LLC is the special purpose entity of UN1F1ED2 Global Packaging Group LLC.  Established in Sutton more than 25 years ago as Atlas Box, UGPG is a joint venture between Atlas Box and Rand Whitney, a subsidiary of The Kraft Group LLC.  The project entails developing approximately 266 acres of land on a 450-acre parcel.  In total, 2.3 million square feet of new light manufacturing and warehousing with distribution will be constructed. The proposed buildings and personal property associated with the project will be solely located in the town of Sutton. In addition to the buildings, the project will entail construction of a one-mile roadway through the site to provide access and address traffic impacts. The project entails a $475 million investment, and the property owner will create 100 new jobs, and retain of 100 jobs. The town of Sutton plans to approve a 15-year TIF valued at approximately $49.7 million.

Last updated: April 6, 2022
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