Northampton State Hospital-Village Hill; Area General Plan-R4-8-1993y NORTHAMPTON STATE HOSPITAL PLAN
AN ELEMENT OF THE '
NORTHAMPTON GENERAL PLAN
ADOPTED BY THE NORTHAMPTON PLANNING BOARD
MARCH 26, 1992
REVISED APRIL 8, 1993
II ,
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NORTHAMPTON G.I.S.
OFFICE OF
PLANNING AND DEVELOPMENT
04/75/93
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City of Northampton
Office of Planning and Development
210 Main Street
Northampton, MA 01060
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TABLE OF CONTENTS
Introduction
1
Executive Summary
1
History
2
Previous Studies and Input
3
Parcel Descriptions--Transferred Parcels
6
Parcel Descriptions--Surplus/ DMH Parcels
6
Access and Traffic Descriptions
9
Goals and Objectives
11
Proposed Action Plan
13
Zoning Text Changes
13
Zoning Map Changes
14
Municipal Infrastructure and Services
15
Open Space Acquisition
16
Acquisition for Municipal Needs
16
Northampton Planning Board:
Andrew Crystal, Chair
Joseph Beauregard
Nancy Duseau
Judith Hale
Kenneth Jodrie
Marion Mendelson
Bob Riddle
Diane Welter
Daniel Yacuzzo
Staff:
Wayne Feiden, AICP, Principal Planner
INTRODUCTION
The planned closure and potential disposition
and redevelopment of much of the Northampton
State Hospital complex presents unique
problems, challenges and opportunities. While
disposition of half of the acreage of the original
complex has already been disposed of, the use
of the remainder of the land and most of the
buildings has not yet been resolved.
Numerous studies over the past decade
recommended ways to maximize the public
benefits of the land and buildings. Pending
legislation, introduced by Representative Nagle,
would direct the state to perform a Master Plan
for the disposition of the surplus land and
buildings. In the past, however, the Governor
has requested authority to sell surplus assets to
the highest bidder.
The Northampton Planning Board initiated this
study of the Northampton State Hospital
Complex and environs to insure that the reuse
contributes to the community goals identified in
this and other planning studies, regardless of
who acquires the property.
Because local zoning does not apply to most
"essential" state government activities, there
has been little attention paid to the zoning of the
State Hospital Complex. If the land is privately
developed, however, it is critical to have
adequate zoning in place to direct development
and protect critical natural and human built
resources.
If the Commonwealth does eventually dispose of
a majority of the complex, the potential
redevelopment of two hundred acres of land with
well over half a million square feet of existing
buildings could have extremely significant
impacts in Northampton.. The redevelopment of
this area could potentially create a new Industrial
Park larger than the existing park, an Office Park,
or a large sprawling residential subdivision, all of
which would have significant traffic and
environmental impacts. Alternatively, the area
could become a new mixed use village center
surrounded by a cohesive residential
neighborhood and designed to broaden
Northampton's tax base and meets a wide
variety of community goals. -
Under current zoning, the only permitted use of
the property is residential or educational.
Upwards of four hundred dwelling units could be
developed under the current zoning. In a worse
case scenario, existing regulatory controls would
be unable to prevent suburban sprawl, traffic
congestion, stress on municipal services and
finances, and environmental damage.
This study is part of the Northampton General
Plan. The complete General Plan will be
adopted by the Planning Board in accordance
with Mass. General Laws, Chapter 41, §81 D and
will be submitted to the City Council for their
consideration. It is the Planning Board's belief
that this process will assist the City's efforts to
meet our community's goals and objectives.
EXECUTIVE SUMMARY
1. The State Hospital Complex has unique
resources and amenities that make it
extremely attractive for many businesses. It
can not compete, however, for industries
which require large flat sites and easy
interstate access. Any redevelopment
should insure that the unique resources are
protected.
2. The main hospital complex, including the
Historic Main Complex, Haskell Building,
and Memorial Complex should be rezoned
to create a mixed-use village-center. Such
an area would include economic
development activities, job creation, and
other uses to create a center and
encourage pedestrian scale activities while
allowing a wide range of options for a
developer.
3. Areas well suited for housing in existing
residential areas should be maintained at a
density in keeping with surrounding
residential areas.
4. The School Department should determine if
future school needs can and should be met
on Parcel A or other parcels.
STATE HOSPITAL PLAN--PAGE 1
I
5. The vast majority of the existing open space
should be protected for farmland, recreation
and conservation.
6. The Conservation Commission and the
Department of Food and Agriculture should
attempt to acquire open space and
agricultural lands, mostly on the west side
of the complex.
7. Traffic, including pedestrian traffic, and
infrastructure issues must be addressed
prior to any significant development in
Northampton, including the redevelopment
of the main complex.
8. Every effort should be made to preserve
and reuse existing structures of
architectural or historical significance, but
unrealistic historic preservation
requirements that will impede or prevent
development should not be adopted.
HISTORY
The Northampton State Hospital (originally the
Northampton Lunatic Hospital and then the
Northampton Insane Hospital) was established in
1855 and built in 1856. Originally designed for
250 patients the hospital had many expansions,
with the peak census in the 1950's. The original
1856 building remains largely intact, and
currently completely empty. Several wings were
added to the original complex (c. 1890's and c.
1930's) and many other buildings (including
Memorial Complex started c. 1926 with a major
expansion in c. 1969, Haskell building c. 1956,
three large building for employees c. 1918, c.
1927, and c. 1931)) were constructed in the
complex over the years.
From 1855 until the early part of this century, the
state steadily purchased additional land for the
State Hospital. The State Hospital acreage
peaked at 538 acres until 1977.
In 1977, 30 acres were transferred to Hampshire
County (and have since been transferred back to
the Commonwealth) to house the Hampshire
County Correction Facility.
In December, 1983, as a result of requests to
protect farmland, state legislation authorized the
Massachusetts Department of Capital Planning
and Operations (DCPO) to transfer 282 acres to
the Department of Food and Agriculture (DFA).
Throughout the past two decades there has
been a nationwide trend toward de-
institutionalization of mental health clients. A
court decree accelerated this process at the
Northampton State Hospital
In August, 1984 the Department of.Mental Health
(DMH), as a result of the downsizing and
consolidation of the State Hospital, declared 450
acres of the State Hospital Complex surplus to
its need. DMH retained control of the Memorial
Complex and several buildings at the main
complex, and several other buildings and
parcels. Surplus land included the farmland
authorized for transfer to DFA and the main
complex. In May, 1985 the Executive Office of
Human Services declared that this land was
surplus to their needs.
In August, 1986 DCPO transferred 282 acres to
the Department of Food and Agriculture, which
was then leased to Smith Vocational-Agricultural
High School on a long term lease (up to 100
years). In May, 1990 DFA signed a permanent
Agricultural Preservation Restriction and
Conservation Restriction with the City of
Northampton, insuring that the property would
always remain farmland.
In July, 1987 legislation was authorized to allow
the Northampton Housing Authority to run a
shelter (Jessie's House) on State Hospital
property for forty years.
Representative Nagle has introduced a bill to
authorize a master plan for the disposition of the
surplus property in a manner which would meet
local and mental health needs. This bill has
been stalled in the legislature.
Representative Nagle has also introduced three
other related bills. These bills would authorize
forty year leases for six community residences
for psychiatrically disabled populations, place a
conservation restriction and public right-of-way
STATE HOSPITAL PLAN--PAGE 2
on one-half mile of Mill River frontage behind the
main complex, and protect 36 acres of farmland.
Two years ago, the Governor requested authority
to sell surplus land at the state hospital, with no
conditions as to how the land was sold. An
early state budged anticipated selling the
hospital for a profit. This bill was not approved.
More recently, the Department of Capital
Planning and Operations (DCPO), has
acknowledged that given market conditions, the
development limitations of the undeveloped land,
and the age and condition of the buildings, the
property may be a net liability. The state will
probably need to invest in the site before the
area can be reused.
The Weld administration plans to close the last
remaining units of the Northampton State
Hospital later this year. Patients, will be
transferred to community residences, psychiatric
units at hospitals, and possibly to state hospitals
in eastern Massachusetts. The hospital closing
obviously effects patients and their families and
poses new risks to the area's economy.
With the closing of the hospital, most of the land
and buildings currently held by the Department
of Mental Health (DMH) will be declared surplus
and become available for disposition. DMH has
announced that they would retain control over
the Haskell Building, as an emergency backup
facility, for up to a year after all the patients are
transferred out. With the possible exception of
some community care residences, however, it is
DMH's intention to end all DMH presence at the
hospital within two years.
PREVIOUS STUDIES AND INPUT
The potential re-use of the Northampton State
Hospital has been extensively studied as
significant to the future re-use of the complex.
Lozano, White and Associates released their
"Northampton State Hospital Re-Use Plan" in
March, 1982. Working with members of the
Mayor's Advisory Committee on State Hospital
Building Re-use and funded with City funds and
a grant from the Executive Office of Communities
and Development, the - report made
recommendations for the re-use of buildings and
land.
The Center for Economic Development at the
University of Massachusetts, under contract to
the City, issued their "Northampton State
Hospital Redevelopment Strategy" in March,
1984 This report provided a strategy for the re-
use and development of the building and
grounds, based largely on the recommendations
of Lozano, White and Associates.
The Northampton State Hospital Citizens
Advisory Committee, with the assistance of the
Massachusetts Department of Capital Planning
and Operations, released its recommendations
in April, 1987, "Northampton State Hospital Draft
Development Guidelines" on the disposition of
surplus property at the State Hospital. This
process involved extensive public involvement
and public input.
Fay, Spofford & Thorndike issued their
"Comprehensive Roadway Study for the City of
Northampton" in March, 1987 as part of
Northampton's Strategic Planning Effort. Their
report focused on needed roadway
improvements, regardless of the future
development of the State Hospital.
Other Public Input has been received at
numerous public meetings. The Conservation
Commission has had extensive public
discussions on several of the undeveloped
parcels, the League of Women Voters sponsored
a public meeting on the disposition of the state
hospital in 1989, in 1989 the Valley Community
Development Corporation and The Creative
Housing Group issued a position paper on how
the complex could be used to maximize housing
opportunities, and generally public input has
been received at a variety of comprehensive and
strategic planning workshops and public
hearings. The Planning Board has held, will
continue to hold, a series of public input
sessions in the preparation of this plan and the
accompanying zoning proposal.
STATE HOSPITAL PLAN--PAGE 3
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PARCEL DESCRIPTIONS-
-TRANSFERRED PARCELS
Food and Agriculture/Sunset Hill/
Jogging Track--Parcels J & 1 (282
Acres
Parcels J and I, which contain prime farmland
and spectacular views, have already been
transferred to the Department of Food and
Agriculture and leased to Smith Vocational-
Agricultural School for 100 years (25 years with
an option to renew three times). The City holds
a Agricultural Preservation Restriction on both
parcels and a Conservation Restriction and
public right-of-way on the river frontage and the
"drumlin", which insures permanent protection of
the parcel.
Hampshire Correction Facility
(30 Acres)
This parcel, which was transferred to Hampshire
County and then transferred back to the
Commonwealth, holds the Hampshire County
Correction Facility. In addition -part of Parcel J
is posted to provide a buffer for the jail and a
barn is used by the jail.
PARCEL DESCRIPTIONS:
SURPLUS AND DMH PARCELS
Parcel A - Historic Main Complex
.(55 Acres)
This parcel includes the historical main state
hospital complex. Among the numerous
buildings in this area are the original hospital
buildings. These spectacular and historically
(eligible for federal listing)..., significant brick
buildings contain over 400,000 square feet of
space. In addition, there are several other brick
and wood frame buildings in the main complex.
Many of the other buildings are eligible for listing
on the federal register. The Massachusetts
Historical Commission is preparing a nomination
of the main campus, including parcels A and B,
for listing on historical register. This process
would qualify the private owners for tax credits,
place a regulatory emphasis on historical
preservation, and make development much more
difficult, especially any development which
required the razing of historical buildings.
Unfortunately, after years neglect and sitting
vacant most of the buildings are in very poor
shape. Rehabilitation of many of the buildings
will be extremely expensive and in some cases
more expensive than demolishing and rebuilding.:
While historical and aesthetic values of these
buildings, however, are irreplaceable, many of
these buildings have been damaged irretrievably.
The buildings are located on a hill and hold a
commanding view of Northampton. The hill
slopes down to the Mill River and contains 1/2
mile of river frontage. The wooded area from the
top of the hill to the Mill River is of important
ecological significance.
Historically, the Main Complex served as a
significant center in the development of
Northampton. The combination of the setting,
the buildings, the location, and the available
infrastructure-make-it-an-ideal -site to-redevelop
as a village center.
This area was declared surplus to DMH needs
(although the boundary of the surplus area has
changed since 1984). The main complex is
vacant.
Lozano, White recommendations: In
conjunction with the small buildings and
outbuildings on Parcel H, Lozano, White
found that a wide variety of uses or mixed
uses are possible. These include light
industry, research facilities, office,
residential and conference center. The
majority of historical buildings should be
preserved, although some demolition will be
required. Development controls are critical.
Mill River frontage should be protected as
open space.
Center for Economic Development
recommendations: Main complex is one of
STATE HOSPITAL PLAN--PAGE 6
the most appropriate for development.
Building on Lozano, White, the Center
found these buildings well suited for mixed
industrial and office uses. Industrial space,
especially incubator space, strongly needed
in the area.
Citizen's Advisory Committee
recommendation: Main complex for
commercial, light industrial, housing, artist
space, or mixed uses with environmental
and design standards. River bank and
entire area from top of hill.to river should be
protected in its natural state.
Other Public and Board Input: Generally
citizen input has been supportive of mixed
uses, with some groups emphasizing the
need for a large amount of housing (200 or
300 units) and others focusing on economic
development activities. There has been
some discussion of the possibility of future
high school on this site, but this would be
impossible without a huge investment in
public funds and without a clear
commitment from the School Board.
Parcel B - Memorial Complex
31 Acres
Until a year ago, the majority of the hospital's
activity was in this area. All activities have since
been moved to the Haskell Building and this site
is vacant. The parcel contains a mixture of very
interesting historical structures and nondescript
institutional buildings. Because of the
assumption until recently that this land would
remain part of the State Hospital, there has been
relatively little public discussion of the future of
this site. Much of the Memorial Complex,
including the -historical structures, are in very
poor condition.
Lozano, White recommendations: Less
useful for private development,
recommended consolidation of mental
health facilities on this parcel with some
rehabilitation of existing facilities and much
demolition and reconstruction. (DMH never
accepted consolidation of facilities on this
parcel.)
Other Public and Board Input: Citizen
comments have focused-on the need for
more housing opportunities in Northampton
and especially on this site. If the reuse of
Main Complex does not address any
housing needs, then it is critical that at least
part of Parcel B be used for housing.
Parcel C--Hayfields (12 Acres)
Parcel C is currently agricultural land, but has
not been declared surplus. Soils are of state
and local agricultural significance but are
moderately yielding soils (Hinckley loamy sand).
The University of Massachusetts is currently
using the site for hay production. The site could
be used for productive farmland, including
vegetable gardening. Sanitary sewers run by
the property. Property abuts a small relatively
dense residential neighborhood.
Lozano, White recommendation:
Recommended parcel be transferred to City
for municipal needs, such as school . or
other public facility.
Other Public and Board Input: Most
previous discussion has assumed that this
property will be transferred to City for
municipal uses. There has been some
interest expressed in preserving the
property as farmland.
Parcel D--Gateway Vistas and
Hayfields (36 Acres)
Parcel D is currently used to grow hay for
University of Massachusetts. It contains federally
prime agricultural soils and high yield soils of
state significance (Belgrade silt loam) and one of
the most spectacular views in Northampton.
Located as an visual entrance-way to the city,
the spectacular mountain vistas and pastoral
view helps define Northampton. The views from
the road over Parcel D are the most spectacular
views along Route 66
The parcel is sloping land with two streams, one
of which has extremely important ecological
values including a significant wildlife corridor.
STATE HOSPITAL PLAN--PAGE 7
The entire property has important ecological
significance. One gas pipeline running east-west
bisects the parcel and a second gas pipeline
runs along the western boundary.
transmission lines.
Approximately half of the property is upland.
Municipal water but not sanitary sewer is
available. Parcel E has been declared surplus.
Except for a small area on the north-east corner
of the property, it would be expensive and
difficult to extend sanitary sewers to develop the
property.
Large scale development of Parcel D could also
create serious traffic congestion. Unlike the
neighboring land to the west which is zoned
Business Park, there is no access to Route 10
from Parcel D and it would be expensive and
environmentally damaging to make a connection
to either Route 10 or to the proposed Business
Park.
These conditions create severe environmental
and development constraints. Parcel D has
been declared surplus.
Lozano, White recommendation: Industrial
or office use.
Citizens Advisory Committee
recommendation: Agricultural business
enterprises preferred. If not economically
viable, then business and light industrial.
Department of Food and Agriculture
recommendation: Strongly indicated that
this parcel should be part of the
permanently protected farmland.
Other Public and Board Input: Planning
Board, Conservation Commission, Smith
Vocational School, and extensive citizen
input has all stressed on the importance of
protecting this property as farmland- and
open space and as a-scenic gateway into
the City that helps define the City.
Parcel E--Ice Pond (39 Acres)
Parcel E is a wooded parcel adjacent to the
county jail. It contains an old ice pond site and
a 'high percentage of ecologically significant
wetlands (including a significant wildlife corridor).
The parcel is bisected by two high power
Lozano, White recommendation: Protect
as conservation area or conservation
restriction held by Northampton
Conservation Commission.
Citizens Advisory Committee
recommendation: Majority of parcel should
be retained as open space, with subsidized
housing on the western (upland) portion.
Other Public and Board Input: While there
is strong feeling that the wetlands, wildlife
corridor, and buffer from the jail should be
protected, many citizens and housing
advocates have suggested housing on the
western third of the property.
Parcel F--Community Residence
2 Acres
This parcel contains a wood frame house that is
currently used by DMH for a community
residence and has not been declared surplus to
their needs. There has been discussion that it
should be used to serve as a special needs
community residence.
Parcel G--Community Gardens (5
Acres
This parcel contains the Community Gardens
(which is coordinated by the Northampton
Recreation Department). Soils are of state and
local agricultural significance but are moderately
yielding soils (Hinckley loamy sand).
Lozano, White recommendation: Transfer
to City to continue as community garden.
Citizens Advisory Committee
recommendation: Top priority to provide
improved access to Main Complex.
Preserve as much of community garden as
possible.
STATE HOSPITAL PLAN--PAGE 8
Other Public and Board Input: The
community gardens are very heavily used
and appreciated.
Parcel H--Haskell Complex (26
Acres
The Haskell Building currently holds all
administrative and client facilities for the hospital.
Several other usable buildings, most of which
are currently vacant, and maintenance and
storage facilities, which are being used are part
of this parcel. DMH intends on retaining the
Haskell Building for up to a year after patients
are moved out, as an contingency, but plans to
move all offices out of the building and close it
within two years. Presumably, it can be declared
surplus at that time.
Most of the buildings could readily be
rehabilitated. There has been little public
discussion of the future of this site because of
the assumption it would remain part of the State
Hospital.
Citizens Advisory Committee
recommendation: Should be transferred to
City for conservation and recreation.
Jessie's House and other two homes
should be available for affordable housing.
Public access along river and the two
accesses to Smith College should be
maintained.
Other Public and Board Input: There is
very strong support for maintaining public
access to hospital hill.
ACCESS and TRAFFIC
If the State Hospital receives any significant
amount of development, access issues must be
addressed. Route 66 (Chapel Street/Prince
Street/West Street) provides the primary access
from the complex to downtown, but it is
inadequate to handle a major increase in traffic.
Earle Street to Route 10 (Easthampton
Road/South Street) also carries traffic downtown,
and is also inadequate for any significant
increases in traffic flow.
Lozano, White recommendation: Haskell
Building should be rehabilitated and used
for private industrial and office development.
The remainder of Parcel H should have the
same mixed uses discussed in Lozano
White's Parcel A recommendations.
Center for Economic Development
recommendation: Use for industrial and
office development. Industrial space,
especially incubator space, is needed.
Parcel K - Hospital. Hill
20 Acres
This parcel includes "Hospital Hill", which gets a
tremendous amount of use for passive and
active recreation, six acres leased to Smith
College, and three. homes. One of the homes
has been leased to the Northampton Housing
Authority as a shelter (Jessie's House).
Lozano, White recommendation: Protect
as open space and transferred to the City,
with management by Smith College.
West Street/Elm Street, South Street/Main Street
and South Street/Old South Street intersection
and West Street, and Old South Street all have
serious traffic congestion
An engineering study of Route 66 will soon be
conducted, with federally funded traffic
improvements to follow. The City has suggested
that the engineering study consider
improvements to the Earle/Grove Street
intersection to relieve congestion at the West
Street/Main Street intersection.
The proposed Route 10 Business Park, if it is
ever built, would probably include a road from
Route 66 (Rocky Hill Road) to Route 10
(Easthampton Road). This would relieve some
traffic congestion and provide alternate access.
These and other traffic improvements have been
recommended in the past.
Lozano, White recommendations: Removal of
railroad embankment at Earle Street/Grove Street
to improve traffic connection to Route 10.
STATE HOSPITAL PLAN--PAGE 9
Improvements at South Street/Old South Street
and Old South Street/Conz. [The Old
South/Conz improvements have been
completed.]
Fay, Spofford and Thorndike
recommendations: Improvements to the Grove
Street/Earle Street Route 66 to Route 10 link. A
possible new link between Route 66 and Route
10. A possible new West Street/Old South
Street collector (possibly a one way collector) on
the old railroad bed from the felt plant to the
Round House Plaza. Improvements to Old
South Street.
Other Public and Board Input: Over the years
citizens and boards have expressed concern
about existing traffic congestion and the
potential for more congestion with more
development. Many citizens have indicated that
no significant development should be permitted
until traffic issues can be addressed. The West
Street/South Street/Main Street and South
Street/Old South Street intersections have
consistently been identified as the most critical
intersections.
In 1993, the Partnership for Economic
Development stressed the need for South
Street/Old South Street improvements for any
economic development, and the need to look at
Earle Street/Grove Street and an Old South/West
Street by-pass.
STATE HOSPITAL PLAN--PAGE 10
i
GOALS AND OBJECTIVES
The Planning Board identified the following goals and objectives as the goals and objectives for actions j
pertaining to the state hospital. These goals and objectives are from Northampton's strategic planning
and comprehensive planning processes and are the result of extensive citizen participation.
Goals
Objectives
Relevant goals to this action plan include:
The objectives of this action plan include:
o Encourage economic diversity and vitality.
o Encourage development patterns similar to
o Encourage development into areas which
traditional Northampton neighborhoods,
can best accommodate it (Use existing
including pedestrian scale.
infrastructure, encourage cluster).
o Encourage economic expansion, job
o Protect important ecological values and
creation and stability.
'
discourage development in environmentally
o Diversify Northampton
s economy.
sensitive areas.
o Minimize the adverse municipal fiscal
o Maintain distinction between
impacts of developments and encourage
rural/suburban/urban areas.
development that either "pay its own way"
o Preserve character of rural areas, including
or meets other community goals, such as
maintaining large undeveloped tracts,
job creation.
vistas, and farmland.
o Insure that municipal services and facilities
are adequate to meet public needs, without
subsidizing development.
o Minimize infrastructure costs.
o Encourage development in relatively dense
nodes with open space nearby.
o Minimize traffic congestion from new
development.
o Protect open space and preserve
undeveloped areas, especially those visible
to the public.
o Protect farmland.
o Provide a buffer and a greenbelt between
the urban/downtown area and the suburban
development on Route 66 and Burts Pit
Road.
o Provide vistas, and especially scenic
"gateways" into downtown.
o Protect valuable wildlife corridor and habitat
area.
o Provide housing opportunities.
o Preserve and reuse structures of historical
and/or architectural significance.
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STATE HOSPITAL PLAN--PAGE 11
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PROPOSED ACTION PLAN
The Planning Board identified the following action plan as being the most effective plan to implement the
goals and objectives identified above. This action plan is consistent with all identified goals and objectives
and with citizen input received at public meetings and hearings.
Zoning Text Changes
1. Create a new Farms, Forests & Rivers
(FFR) overlay zoning district to protect
sensitive open space and ecological
features by:
3. Create a new Planned Village,(PV) overlay
zoning district. This district encourages
mixed uses, with an emphasis on economic
development. It allows developers to take
advantage of the unique attributes the main
hospital complex has to offer.
a. Mandating cluster development
within the overlay district
b. Allowing development rights
permitted by underlaying zoning and
site constraints to be transferred to
sites outside of the FFR overlay.
FFR would be a "sending zone" of a
Transfer of Development Rights (TDR)
scheme.
The FFR overlay zone protects important
open space, agricultural, and ecological
resources.
The amount of transferable development
rights would be based on zoning
restrictions and on what could actually be
developed, considering all the legal and
physical site constraints. Receiving zones
would be limited as to the amount of extra
density they can receive and under what
conditions. TDR is complex and will be of
only limited use outside of unique areas
such as the state hospital land.
2. Encourage- new developments to be
cluster or PUD developments. The
recently approved changes to the open
space/cluster and planned unit
development sections of the zoning
ordinance provides a much greater
incentive for protecting , open " space,
preserving the character of Northampton,
reducing traffic impacts of an area by
clustering housing and allowing small
nodes of development.
a. The PV overlay will be over RR
zoning north of Prince Street (Route
66) and URB zoning in the Memorial
Complex. (See Zoning Map Changes)
Allowing some uses as of right
protects the zoning from legal
challenges and provides greater
flexibility to developers.
b. PV will serve as a "receiving" zone
for the transfer of development rights
from the Farms, Forests & Rivers
(FFR) overlay district.
c. PV will allow mixed uses by Special
Permit and:
1. Allows office, light industrial,
limited retail, housing, and other
similar uses.
2. Allows a mix of uses to create a
village center to serve
neighborhood needs but not
compete with downtown or
Florence.
3. Encourages economic activities
that stimulate job creation and
economic expansion (especially
"export" related activities, not
commercial activities serving
primarily local needs).
d. PV will encourage reuse of historical
and architecturally significant
buildings.
STATE HOSPITAL PLAN--PAGE 13
e. PV will incorporate site development
standards, Including protection of
critical vistas.
f. PV zoning will require that adequate
municipal infrastructure, especially
the transportation system, be
developed concurrent with or prior to
a major new PV development.
g. PV will Incorporate some elements of
"performance" zoning to give a
developer the maximum flexibility while
insuring that community goals are met.
These areas have a strong rural character,
include prime agricultural- lands, provide a
visual "gateway" to Northampton, and have
extremely sensitive and valuable ecological
resources. The majority of the acreage is
already covered by an Agricultural
Preservation Restriction, which limits its use
to agricultural.
If there must be any development on Parcel
D, a small area on the northeast corner of
the parcel could be developed for housing
with minimal impacts on open space and
agriculture.
4. Make procedural changes to the Zoning
2. Retain Parcels E (upland areas only) and
Ordinance to ease administrative burdens
F as SR. These areas are well suited to
and clarify the Intent of the ordinance.
development as allowed by SR, especially
a cluster on parcel E.
Zoning Map Changes
3. Rezone the hilly sections of Parcel C on
1. Rezone the following parcels to Rural
Route 66 (excluding the most valuable
Residential (RR) and to the Farms,
farmland along Burls Pit Road) to URB.
Forests & Rivers (FFR) overlay:
This will allow increased density of a type to
match what is allowed in the surrounding
a. Parcel D (hayfields)
neighborhood. Educational and municipal
b. "Ice Pond Site" -wetland and buffer
uses will still be allowed. This parcel is
areas on Parcel E
currently zoned SR.
c. Parcel J (agricultural land)
d. The Jail
4. Rezone Parcels A (Historical Main
e. The level farmland along Burls Pit
Complex, except river frontage), B
Road on parcel C
(Memorial Complex), and H (Haskell
f. The City conservation land and
Building) to the new Planned Village (PV)
private landlocked land between
Zoning Overlay District. These areas are
parcel J and the Mill River
well suited to the type of planned
g. River frontage below 195' Mean Sea
development described above. Most other
Level on Parcel A
zoning schemes would either severely limit
h. Parcel G (Community Gardens)
a developers flexibility, and therefore the
1. Parcel K (Hospital Hill)
likelihood of redevelopment, or create
J. Smith College athletic fields along
undesirable consequences, such as the
the Mill River.
demolition of historical buildings or
development that severely stresses
Rezoning to Rural Residential decreases the
municipal services and infrastructure.
density of allowed development. Parcel D
is currently zoned URB. The other parcels
5. Rezone Parcels A (Historical Main
are currently zoned SR. Smith College
Complex, except river frontage) and H
would not be affected so long'as their land
(Haskell Building), to RR. This allows
remains in recreational use. Educational
some uses as-of-right, which protects the
uses are exempted from use requirements
zoning from legal challenges, but will
of zoning, - but not dimensional
strongly encourage a PV development.
requirements.
STATE HOSPITAL PLAN--PAGE 14
6. Retain Parcel B as URB. This allows PV
and local streets will all be impacted
development or housing development in
by the redevelopment of the main
keeping with the neighborhood, including
complex.
cluster or PUD developments. The
preferred development is a clustering of
D. Development of the Planned Business
residential or PV the Memorial Building and
Park on Route 10, with an eventual
open space elsewhere on the property.
Route 10 to Route 66 road, would
This zoning allows a developer flexibility to
alleviate some Route 66 traffic. With or
meet market conditions (housing or PV)
without a Business Park, some
while still addressing community concerns.
improvement in the Route 10/Route 66
Bonus densities are available clusters with
connection is important.
provision of affordable housing. Area
streets can accommodate the development
E. Public transit improvements will be
of Parcel B as URB, especially with the
needed when the main complex is
closing of the state hospital.
redeveloped.
MUNICIPAL INFRASTRUCTURE
F. Pedestrian and bicycle circulation
AND SERVICES
improvements on the site and paths to
downtown and to residential
neighborhoods are needed. The
1. Traffic and municipal infrastructure issues
former railroad right-of-way from
need to be addressed by the developer
National Felt on West Street to the
and the City prior to redevelopment of
Round House Parking Lot should be
main complex.
examined as a possible pedestrian/
bicycle path, either by itself or in
A. Reuse of existing buildings and non-
conjunction with a new road
PV developments, while creating traffic
connection.
and infrastructure demands, will not
G. The current federally funded redesign
create significantly greater off-site
of Route 66 especially the Prince
traffic impacts than existing hospital
Street/West Street and West
demands. Current site plan review
Street/Elm Street intersection, should
and special permit standards provide
address the impacts of redevelopment
protection against negative impacts.
of State Hospital, in addition to existing
needs. This redesign should also
B. Redevelopment main complex area
consider alternative connections to
with new buildings for a PV could
Route 10 or Old South Street listed
create major traffic problems if not
above.
properly addressed and mitigated. A
major traffic study is needed. (In
2. If legislation is passed authorizing Impact
addition, see Fay, Spofford &
fees, the City should do the necessary
Thorndike "Comprehensive Roadway
planning and adopt an impact fee
Study.")
ordinance to require developers to pay for
all infrastructure and City service costs
C. The City should consider preparing
that result from their project. Such an
engineering studies and seek federal
ordinance could exempt certain types of
and state funds for improvements to
development from impact fees to encourage
the South Street/Old South Street
those developments (for example, some
intersection, the Route 10/Earle
types of mixed use developments).
Street/Grove Street link, and a possible
new bid South Street/West Street
Bypass. Traffic flow to downtown,
Burts Pit Road, Route 66, Route 10,
STATE HOSPITAL PLAN--PAGE 15
i
OPEN SPACE ACQUISITION
1. Commission or the Department of Food
and Agriculture (DFA) should acquire
parcel D and place an Agricultural
Preservation Restriction on the parcel to
insure permanent protection for
agriculture and open space.
2. The Northampton Conservation
Commission or other state or private
conservation agencies should acquire the
Parcel E "Ice Pond Site," a strip of land
along the Mill River in Parcels A and K
(up to a height of 195 M.S.L.), and the
Parcel K "panhandle" and place a
conservation restriction and public right-
of-way on the parcel to insure permanent
protection for public access and
conservation.
3. The City, possibly in partnership with
Smith College, should acquire Parcel K
for open space and recreation. If a new
school was ever built on Parcel A, Parcel K
could meet some recreational needs.
Parcel K might also meet some of Smith
College's buffer needs. If Smith acquires
the property, the City should secure access
to the river and hospital hill for the public
and conservation restriction on the entire
parcel.
ACQUISITION FOR.-MUNICIPAL
NEEDS
1. The City, working with the Housing
Authority and local housing land trusts
should acquire parcels to meet Identified
housing needs if parcels can be acquired
at no cost or for below market rates.
Specifically: Jessie's House (part of parcel
K), the Grove Street Homeless Shelter (part
of parcel B), and the house on the south
side of Grove Street opposite the Grove
Street Homeless Shelter.
2. Parcel C should be acquired by the
School Department as a future elementary
school site if it can be acquired at no cost
or for below market rates.
4. The Northampton Recreation Commission
or the Department of Food and
Agriculture should attempt to acquire and
place an Agricultural Preservation
Restriction on the Community Gardens
(Parcel G), except for the eastern one and
a half acres which should be saved for
possible road access to a future Planned
Village development. The Community
Gardens are heavily used and should be
protected for permanent garden use. The
eastern 1.5 acres are needed to preserve
access to the PV district: If this 1.5 acres is
removed from the Community Garden, a
second Community Garden site should be
developed elsewhere on the state hospital (gis\wp\nsh\hospital.pla April 15, 1993)
agricultural lands.
STATE HOSPITAL PLAN--PAGE 16