Doing Business in: Palmer
This Quaboag Town Ponders Its High-stakes Future
Through hard work and tenacity, John Morrison has occupancy at the Palmer Technology Center at around 90%.
The executive director for the Quaboag Valley Community Development Corp., she told BusinessWest how her office has been helping to nurture an entrepreneurial business climate for the region. And in many ways, what she has found in the 15 years of seeing business in Palmer grow is that this recession hit hard, but there are some success stories.
“Obviously the past few years have been as stressful here as elsewhere,” she said. “But then there are some sectors that are doing okay, and some that are actually doing quite well.”
The town might be making the most headlines these days for that contentious piece of property eyed as a potential home for a resort casino to be developed by Mohegan Sun. But while the fate of gambling is still undecided on Beacon Hill, Palmer is steadily gaining ground for business initiatives to capitalize on the assets that are already in place.
Where some see Palmer as off the beaten track, Lucy Carlson saw it as a place with untapped potential.
“I saw that the Quaboag area in general was untouched and untapped,” she explained. “There are a lot of ad agencies in Greater Springfield, and then in Northampton. But this area didn’t seem to have that. There’s a lot of potential here, and especially Palmer as the largest town in this area.”
Up the street at the headquarters of the Quaboag Valley Chamber of Commerce, president Len Weake also said that the business climate mirrors that of most everywhere else in Western Mass., and Palmer has been affected by a recession that has cut through to commercial lending.
“In the past, when people were laid off, it pushed them into new ventures,” he said. “This time, we’re not seeing that — those people with entrepreneurial drive are having trouble getting the capital to start up.”
But, not wanting to focus on the negative aspects of the current economy, he quickly pointed out that thanks to the QVCDC, it’s not all doom and gloom within his region. And he pointed out the strong mill origins of the town as a link to Palmer’s full potential. The Garabedian family, owners of Thorndike Mills braided rugs, has been in business since 1925, and Weake cited them as an example of industry that continues to this day.
However, he also told BusinessWest of two properties that had seen the rug pulled from under them when the original owners of their buildings left the area. The Mapletree Industrial Plaza, just outside of downtown, and the Palmer Technology Center (formerly Tambrands), in Three Rivers, are prime examples of adaptive reuse, with both complexes boasting nearly-full occupancy.
“They aren’t retail locations,” he said to describe both properties, “but they have a strong commercial presence here in town.”
In this latest installment of ‘Doing Business In,’ BusinessWest talks to the principals at those industrial properties and finds out how they, and others, took a gamble on Palmer — and why it was a bet that paid off.
Home-field Advantage
Carlson said the business population in the Quaboag Valley is filled with, in her words, “hidden jewels.” As a full-service marketing and advertising agency, she said her office is primed to cater to those businesses, and that is what drew her to open shop in her location on South Main Street.
She acknowledged that one problem facing Palmer, in contrast to some of the other surrounding towns, citing Monson and Belchertown as two examples, is a lack of younger generations moving in — to work or live.
But residents have a strong sense of support for the hometown mom-and-pop shops, she went on to say. And with Palmer at the center of so many different, smaller communities, a good opportunity presents itself for anyone to hang out a shingle for new ventures. “There are so many opportunities for so many types of enterprises,” she explained, “and because we are just far enough from Springfield or Northampton, the local residents would be happy to support that business.”
Located in Ware, but serving Palmer and the other towns of the Quaboag Valley, the QVCDC is the place for local entrepreneurs to start when considering a new business. Stating the goals of her operation simply, Rutherford said, “we work with small businesses, including making loans to those who can’t get them from banks, and providing training, education, and consulting to businesses.”
The QVCDC’s stated mission is to “improve the quality of life in the Quaboag Valley by addressing the economic, environmental, and social needs of its residents while maintaining the integrity and character of each community in the region.”
When speaking of the new ventures that have come through her office in the 15 years of its existence, Rutherford said that this recession has proven more challenging for individuals than any downturn in the past.
“But a lot of it goes back to the ingenuity of the owners, and their adaptability, and ability to go with the flow,” she said. “And a lot has to do with good, tight management. The businesses that are having the most troubles are the ones that were lucky before — they were doing the right thing at the right time. The ones that are doing the best now are good planners, good users of resources.”
Citing some manufacturing concerns in town, she said success stories do exist. “There are imaginative people out there,” she added, “and they are developing interesting businesses. I’d say that it is individuals, more than an entire industry, who show the success of this region.”
Mill Power
An example of that definition of success, John Morrison and his industrial complex known as the Palmer Technology Center, could be exhibit A.
He is the owner of the buildings formerly housing Otis Mills, then Tambrands, maker of Tampax products, and even though he laughed when he said that, in some form or other, “these buildings have always made me money,” there was absolute truth in his statement.
His parents both worked at the plant when it was Tambrands, and as a youth, he had a job there also. He augmented his ‘day job’ with a plowing contract for the premises, and then a scrap-metal contract, and when the building was sold to Procter & Gamble in the 1980s, the new owners liquidated the offices and manufacturing facilities, but kept him on as ’round-the-clock security.
A brokerage firm was engaged to lease the facility, unsuccessfully, and as the site coordinator, Morrison became acquainted with some of the potential players. Eventually partnering with one of those individuals, Sid Kovitch from Boston (and, later, that man’s family after he passed away), Morrison took a gamble and purchased the four-building complex.
Originally there were no tenants on the property, but through hard work and determination, Morrison said that he has secured leases from 27 businesses. Presently, he puts the occupancy at just over 90%. And while he has been an unflagging point person for the property’s management, he credits the former owners for making this a top-notch, marketable facility.
P&G invested $20 million in the buildings in the late ’80s, which means that new tenants have the benefit of weather-tight construction, a T1 connection, and full fiber optics. Mustang Motorcycle Seats uses the original fabrication building, and today is Morrison’s largest tenant. But he also cites small operations, from musical-instrument teachers needing space, to Wing Memorial Hospital’s billing and visiting-nurse departments, who together occupy a full, 18,000-square-foot floor.
And his tenants can grow without leaving the property, he said. “We’ve had a lot of people who started out small, like Halpern Titanium. He came here with a table saw and a couple tools, and now has about 20 big machines. He started out cutting pieces of titanium and selling them, and he’s a full-blown machine shop now.”
But Morrison knows that if he doesn’t have the space for a prospective tenant, he can always refer them to another complex, Mapletree Industrial Park, for example, “so that the business and the jobs still stay here in Palmer.”
John Rottman is the senior property manager at Mapletree, and he shared the sentiment that keeping jobs in Palmer is important, especially when thinking of all the employment that was lost when the Colorado Fuel and Iron Steel Mill wire factory, whose mill his firm now owns, closed shop back in 1971.
“In its heyday, there were three shifts here running around the clock, with more than 1,000 workers; some old-timers here in town say that wire here went into the construction of the Golden Gate Bridge,” he said. “When the plant closed, there were still 700 people working here. It was quite a shock to the town.”
The current owners, Presidential Realty Corp., from White Plains, N.Y., bought the property in 1973. Rottman said there were a handful of small tenants for the next decade. He worked in the management office there for six months, in 1986, and at that time a concerted effort was made to lease out the rest of the property.
“We really pushed to make it a multi-tenant facility; we have 83 tenants, presently,” he said, adding that they come in a range of sizes. “Our biggest user is New England Wood Pallet, with more than 30,000 feet. But they are winding down now, due to transportation costs, and by summer, we’ll need to find another tenant for that spot.”
While that will mean another push to find tenants, Rottman said that, because his buildings have rail access, there is a whole subsidiary of rail marketing that exists to find properties like his. In his time, he has seen adaptively reused properties like Mapletree shift from light manufacturing to high-tech to, in some cases, warehouse space for other businesses off-site.
“But I hope that’s cyclical,” he said of warehousing. “I hope we get to the point where entrepreneurs can do some startups again, do some manufacturing and distribution. But it’s hard to find capital today to make that leap, and to take that chance.
“The last two years have been challenging,” he continued, “but we continue to rent space. It’s still chugging along. There are people with good ideas out there, though; hopefully, as soon as there’s money available, they will be able to make their business work.”
And that’s a sentiment that is echoed and supported across the town line at the QVCDC. Rutherford said that the challenge is not necessarily the funding, because that is what her office works to achieve, but to continue finding the right people to turn ideas into thriving businesses.
“That’s the goal,” she said, “to find those people who have a good work ethic who also have good entrepreneurial ability.”
And, rather than a bet with long odds, so far that has proven to be a sure thing.
