Bean Allard CPC January 19 2010 Application
COMMUNITY PRESERVATION
PROJECT APPLICATION COVER SHEET
I: Project Information
Bean Farm and Allard Farm Open Space Preservation
Project Title:
Project Summary: This high priority open space, agriculture, conservation, recreation, and historic
preservation acquisition project will protect some of the most important farmland in the city. The
project will protect both the 45± acre Bean Farm and the 140± acre Allard Farm through:
1.Permanent preservation of all of the rich bottomland with no residential development.
2.Permanent preservation of the critical floodplain forest along the Mill River.
3.Permanent use of a majority of the agricultural fields for agricultural uses.
4.Permanent preservation of the historic landscapes that were once part of the nineteenth century
Northampton Association of Education and Industry farmland.
5.Providing land for future active recreation fields.
The land will be permanently preserved through a combination of city fee and less-than fee
ownership. If it is not preserved, it is extremely likely much of the land will be divided into a
subdivision in the rich agricultural bottomland or as a series of spaghetti lots, extending from Spring
and Meadow Streets to the agricultural fields.
Estimated start date: March 2010 Estimated completion date: February 2011
CPA Program Area (check all that apply):
XX
Open Space Historic Preservation
X
Community Housing Recreation
II: Applicant/Developer Information
Contact Person and or/primary applicant: Wayne Feiden on behalf of the Agriculture Commission,
Conservation Commission and Recreation Commission
Organizations: Northampton Agricultural, Conservation, and Recreation Commissions working in
cooperation with the Trust for Public Land (TPL).
Mailing Address: 210 Main Street, Room 11, Northampton, MA 01060
Daytime phone #: 413-587-1265 Fax #: 413-587-1264
E-mail address: wfeiden@northamptonma.gov
III: Budget Summary
Total budget for project: $2,475,000 (estimated since partners do not have to disclose their full costs)
CPA funding request: $ 990,000
CPA request as percentage of total budget: 40%
Signature:for the Agriculture, Conservation and Recreation Commissions
Submitted: January 19, 2010
Request for Expedited Review Process
CPC commitment is needed by February 3, 2010 because:
1.The current Bean Farm purchase and sale agreement, at
the sellers’ insistence, requires this.
2.We are asking for an extension of time from the Beans to
put together the deal envisioned by this application.
Without a CPA commitment of funds, the seller would not
want to provide the extension because it prevents them
from pursuing other much faster options. The CPA
commitment of funds now allows us, hopefully, to pursue
grant funds and minimize the local cost for the project.
3.Our Bean Farm purchase and sale, which is public,
discloses what the buyer is looking for in terms of money
and terms, making it more likely that a private bidder will
purchase the property if the city does not proceed.
4.Our assessment of what kind of spaghetti lots shows that
the property could be easily developed without a master
developer, in a way that would destroy the integrity of the
property. This too is now a public document (above),
making it more likely that a developer will pursue this option now that the Bean Family has
agreed to divide up the farm if necessary. Under this scenario, it would be almost
impossible for the city to exercise its right-of-first refusal under Chapter 61A.
5.It allows the potential for a shared Bean/Allard Farm preservation, which is much more
complicated but creates the potential for a preservation project that can serve all of the
agriculture, conservation, and recreation needs discussed at the public forums to date.
6.For the project to move forward, the City needs to spend significant funds in February (i.e.,
$15,000 for a survey). We don’t want to waste these funds if the project is not funded.
7.There is a small window to put together the Bean and Allard Farm deals that is unlikely to
ever come up again, and collectively these two parcels are worth far more for agriculture,
conservation, recreation, and historic preservation, then they are separately. (Although we
would still want to pursue the deal if only one of these parcels is available.)
The project meets the high priority goals of community preservation because of the expedited
review. The property provides resources that are more valuable to shared agriculture,
conservation, recreation, and historic preservation than any other site in the city, but making it
work requires quick action.
1.Agriculture: Prime farmland, with fewer flood related restrictions for spring crops and
vegetables than most of the meadows.
2.Conservation: The largest single opportunity to preserve floodplain forest and riverfront
access outside of the Meadows, with beautiful Mill River frontage and a key part of the
viewshed from Look Park and from Meadow Street.
3.Recreation: The largest flat sites in the city that is viable for multiple recreation fields
located close to the geographic center of the city. It also contains the best opportunity for
providing a large portion of the city with access to the city’s rail trail network.
4.Historic Preservation: The last remaining farmland associated with the nineteenth century
Northampton Association of Education and Industry (which Sojourner Truth joined during
her years in Northampton).
Project Narrative
Project Addresses Community Preservation Criteria
Acquisition for permanent protection of a range of critical and natural plant and animal
habitats, including wetlands, rare or endangered species habitat, especially along the river.
Preservation of open space parcels that defines Northampton's character, including parcels
that limit the expansion of development into previously rural areas.
Protection of forestland, wetlands and the rural character of outlying areas.
Protection of critical prime agricultural land.
Opportunity to use agriculture to serve local food needs.
Opportunity for active recreation to serve unmet needs.
Linkage and augmentation of open space, recreation, and park parcels.
Project Serves Community Needs
This project protects sensitive ecological resources, critical prime agricultural farmland, and
invaluable historic resources, and can provide unique recreation and non-motorized uses. All
of the resources are desperately needed in the community.
The Recreation Needs Assessment (attached) documents some of the need for recreation fields
and the citywide search to find sites for fields. The Bean Farm and the Allard Farm contain the
best options for recreation fields to serve the needed configuration of multiple multi-use fields
in one location. The Agriculture Commission has pointed out that once recreation needs are
met, recreation fields will no longer be competing with agriculture for agriculture fields in the
foreseeable future.
Project has Community Support
Although there is a vocal dialogue on how much of the site should be used for agriculture,
recreation, conservation, and historic preservation, there is broad community support to
preserve the property as open space forever with some combination of the above uses. Of the
hundreds of voices heard at two large public forums, as well as dozens of other city meetings,
the mast majority of voices want to protect the property for some or mixed uses.
Success Factors
The success of this project will be measured by:
The purchase of the property.
The active involvement of the community partners.
Shared use of the property by appropriate uses.
A successful process to fully plan final uses.
Maintenance
Agriculture uses will be maintained by agricultural tenant or owner.
Recreation uses will be maintained by a combination of city maintenance forces, sports
league users, and possibly agriculture tenants (e.g., to mow fields during the summer).
Recreation uses will not be developed until the City is in a position to maintain such uses.
Conservation uses require very little maintenance, but will be maintained by the
Conservation Commission and its staff support.
Project Budget
Acquisition:
Fee (recreation, floodplain forest conservation, and community gardens)
Less-than-fee (agriculture land agriculture preservation restrictions) $ 910,000
Soft costs (pre-acquisition, demolition, recreation field design) $ 80,000
Staff time for demo, design, public process, due diligence, etc $ 15,000
Feasibility costs (soft costs from previous CPA grant) $ 25,000
Partners portion of project—acquisition and soft costs
Funded from grants and fund-raisings (estimated only)
--State Agriculture Preservation Restriction Program; and/or
--State LAND and/or PARC and/or Conservation Partnership Grant; and/or
--Federal Land and Water Conservation Grant $1,445,000
Total $2,475,000
2010 Community Preservation Act Request $ 990,000
NOTE: Project is for both the Bean and the Allard Farms because they have to be
planned together and have synergistic benefits. There is still a chance than either one
could fall apart, in which case the project would still proceed with the remaining parcel.
If only one project, costs are higher because of lack of economies of scale of doing both
projects.
CPA funds if only Bean Farm $500,000
CPA funds if only Allard Farm $750,000
Project Timeline
CPC application review……………….January 20, 2010
CPC vote………………………………February 3, 2010
City Council vote……………………...February 4 and 18, 2010
Sign revised Purchase and Sales………February, 2010
Expected Project Closeout…………….February, 2011
Feasibility
The following steps need to be completed:
1.Environmental Assessment of Hazardous Materials (21E)—raw lab results indicate no
significant problem on Bean, but we need confirmation from the full 21E risk
assessment and complete a 21E for the Allard Farm.
2.Amendment to Bean Purchase and Sale to extend time IF CPA funds available (to
provide assurance to seller that project will happen.) The possible lack of this extension
is the greatest risk to the Bean Farm purchase.
3.Agreement with non-profit project partners
4.Permits for Bean family retained lots (critical to allow them to retain building lots
without using up the fields for the lots).
5.Obtaining appraisals necessary to receive requested grants.
6.Obtaining requested grant funds.
The project (with both Bean and Allard) is very feasible, but there is a chance that either project
could fail. For that reason we have designed the project and this request to allow us to proceed
if only one property is successful. No acquisition monies will be spent until steps are
completed, so there is no risk for other than existing CPA feasibility funds.
Plans
Orthophoto
Floodplain
Photograph of Site
Upper Photo: Bean in foreground and Allard in distance.
Lower Photo: Bean only (very small portion of Allard on right side of tree row)
Support Letters and Other Attachments
Agriculture Commission Support Letter
Conservation Commission Support Letter
Recreation Commission Support Letter
Historical Commission Support letter
Bean Farm environmental assessment (21E) lab reports
Existing Bean Farm Purchase and Sale agreement
Recreation Needs Assessment
DRAFT Table X
Volatile Petroleum Hydrocarbons (VPH) and Semivolatile Organic Compounds
Concentrations in mg/l
Northampton, MA
Well No.:BF-2
Sample Date:UCLs
VPH Fractions
< 0.10.33100
< 0.10.75100
< 0.10.27100
VPH Target Compounds
< 0.0010.0052100
< 0.0010.75
< 0.0010.0750100
Naphthalene< 0.010.141100
< 0.0011140100
< 0.003595
Semivolatile Organics
none detected
Tentatively Identified SVOCsnone
NOTES:
bold
5. "--" = Not analyzed for this parameter.
6. "NA" = Not applicable.
F:\J0200\285 City of Northampton\14-01 Bean Farm ESA\Report\GW data.xls, ephvph
Resident - Soil: Table RS-1
ShortForm Version 4-06
Exposure Point Concentration (EPC)
Vlookup Version v0808
Based on Resident Ages 1-31 (Cancer), 1-8 (Chronic Noncancer), and 1-2 (Subchronic Noncancer)
ELCR (all chemicals) =
5E-04
Chronic HI (all chemicals) =
4E+00
**Do not insert or delete any rows**Subchronic HI (all chemicals) =
6E+00
Click on empty cell below and select OHM using arrow.
Oil orEPCChronicSubchronic
ELCRELCRELCRELCRHQHQHQHQHQHQHQHQ
Hazardous Material(mg/kg)
ingestiondermalvegetabletotalingdermvegetabletotalingdermvegetabletotal
Arsenic301.7E-055.2E-064.7E-045.0E-042.4E-016.2E-023.6E+003.9E+006.7E-011.2E-015.1E+005.9E+00
DDE0.212.7E-085.5E-088.2E-081.0E-031.7E-032.8E-032.8E-033.3E-036.1E-03
DDT0.263.3E-086.9E-081.0E-071.3E-032.1E-033.4E-033.5E-034.1E-037.5E-03
Dieldrin0.251.5E-063.9E-065.4E-061.2E-022.6E-023.8E-023.3E-024.9E-028.2E-02
1 of 1Sheet: EPCs
Soil Analytical Results
Concentrations in mg/kg
Northampton, MA
Location:2-Hour
BF-4BF-5BF-6BF-7BF-3
Depth (feet):Natural SoilConc.UCLs
Date Collected:Background
METALS
322227<2.72020402020200
85300300NS300
PESTICIDES
<0.0057<0.0053<0.0058<0.0055NANS0.04
<0.0057<0.0053<0.0058<0.0055NA500NSNSNSNS
beta-BHC<0.0057<0.0053<0.0058<0.0055NA100NSNSNSNS
<0.0057<0.0053<0.0058<0.0055NA100NSNSNSNS
<0.0034<0.0032<0.0035<0.0033NANSNSNSNS
<0.023<0.023<0.021<0.023<0.022NANS0.7
4,4'-DDD<0.0085<0.0092<0.0088NA4NS44
4,4'-DDE0.33NA3NS33
4,4'-DDT0.29NA3NS33
NANS0.05
Endosulfan I<0.0057<0.0053NA1NS1
Endosulfan II<0.0092<0.0085NA1NS1
<0.0092<0.0085NANSNSNSNSNSNS
Endrin<0.0092<0.0085<0.0092<0.0088NA8NS88
Endrin Ketone<0.0092<0.0085<0.0092<0.0088NANSNSNSNSNSNS
Heptachlor<0.0057<0.0053<0.0058<0.0055NA2NS0.2
Heptachlor Epoxide<0.0057<0.0053<0.0058<0.0055NANS0.097
Hexachlorobenzene<0.0057<0.0053<0.0058<0.0055NA5NS0.7
<0.057<0.057<0.053<0.058<0.055NA300NS200
NOTES:
bold exceed Method 1 standards.
6. "NA" = Not applicable or not available. "NS" indicates no standard.
F:\J0200\285 City of Northampton\14-01 Bean Farm ESA\Report\Soil Data Bean.xls, metals
CITY OF
NORTHAMPTON, MA
FEASIBILITY STUDY
FOR PLAYING FIELDS
SUBMITTED BY:
NORTHAMPTON RECREATION DEPARTMENT AND THE
OFFICE OF PLANNING AND DEVELOPMENT
January 2010
FEASIBILITY STUDY
INTRODUCTION
This report provides an assessment of both existing and needed recreation playing fields
within the City of Northampton. The purpose of the feasibility study is to identify and
assess possible parcels in the City that would suffice for playing fields. Also, to identify and
quantify usage needs as determined through careful analysis of past, current and future use
and types of use.
The Office of Planning and Development and the Recreation Department staff worked
together to assess opportunities throughout the entire City. A detailed analysis using the
Geographic Information System (GIS) was used for topography, wetlands, access, land
tenure, land use and other factors.
The Recreation Commission has detailed usage numbers, demand, and collaborated with
various City leagues to assess priority needs.
CURRENT FACILITIES AND USAGE AVAILABLE
Some soccer fields are playable in the Fall only because they share the outfield of
baseball and softball fields, which play in the Spring.
NUMBER OF USERS
CityofNorthampton
UsersofCityFacilitiesandApproximateParticipants
approximate
League
numberofparticipants
Coed Softball322
Mens Softball273
Nton Girls Softball U10 & 12115
Nton Girls Softball U1413
Nton Girls Softball U1246
Bill Sweidel/Mens Soccer27
American Legion54
Nton Boys Lacrosse49
Nton Girls Lacrosse47
Mary V Womens Softball Lg100
Mike Laga Baseball Lg45
Nton Little Lg, Farm, Jr.350
Cal Ripken Youth Bsball145
Nton Youth Soccer284
Nton Youth Football109
Nton Youth Fall Baseball40
Mens Fall Softball237
Ed Acus Coed Lg.90
Jim Mias Open Youth Lg75
NHS Girls Soccer Summer Lg20
Adult Open Soccer 22
Nton Soccer Club200
Ultimate Frisbee25
Nton Recreation Youth Soccer325
Nton Recreation Tball Coach Pitch265
Nton Recreation Summer Sport Cam175
Northampton High School Teams285
Smith Vocational High School Teams90
TOTAL3828
USE OF FIELDS AND NUMBER OF GAMES AND PRACTICES ON CITY FIELDS
The Recreation Department coordinates all non-school usage of City facilities. A
monthly spreadsheet is used to record and keep track of all games and practices throughout
the days that leagues take part in. Outdoor usage begins as soon as possible, usually mid-
April, and continues through the beginning of November when darkness settles in early and
the weather is too cold.
The Northampton Recreation Department, the Northampton School Department and
Smith Vocational High School have a long-standing partnership. The three entities share
recreation and school facilities. The High School practices and games have priority and take
place after school, usually until 5:00 or 6:00 p.m. Recreation sponsored leagues then follow.
The youth sports world has expanded immensely in recent years. Organized sports
offerings have expanded to include many new programs, camps and longer seasons. For
example, many play soccer year-round, baseball has recently added a fall league, and the
youth lacrosse leagues have added divisions for younger ages. While the growth of
opportunities is wonderful, it has put an even higher demand on our current playing fields.
,WLVDIDFWWKDWPDQ\WHDPVGRQ·WKDYHWKe opportunity to practice when needed because
fields are all full, and many times it is difficult to schedule rain make-up games.
Data from actual monthly field usage sheets at
Recreation Department.
Does not include all the Northampton High
and Smith Vocational High practices or games
as those are scheduled by their High School.
USERS MEETING
In August 2007, a facilities users group meeting was held to discuss and prioritize the
current and future needs of the City. They analyzed current and future needs, as well as
gathered number of players, months played, number of games and practices current and
desired, and ages served.
The group of over 20 league representatives and officials determined priority needs are
six multipurpose rectangular fields and two baseball fields.
Many issues were discussed. The ability to practice is important. The lack of practice
time once games start is a major problem. Opportunities for maintenance funding were
talked about. Grants, private fundraising, league fees, fundraising tournaments, and others
were pinpointed. It was agreed that collectively this group has the ability and resources to
fundraise.
In Attendance:
Name League
Jim Pellegrino Northampton Soccer Club
Mary Vazquez Women's Softball League
Dick Powers Junior League Baseball
Daniel Pepin Nton Girls Youth Lacrosse
Robert K. Ostberg Nton Cal Ripkin Baseball
Lance Lashway Nton Fall Baseball
Connie Mack Baseball
David P. Hoose Mike Laga Youth Baseball Lg
Robert Suprenant Nton Youth Soccer Assoc.
Andrew Gimaldi Nton Little League
Jeff Findlay Nton Youth Soccer Assoc.
Putnam Goodwin Boyd Nton Little League
Donna McGill Nton Little League
Jim Miller Nton High School Athletic Director
Carol Bertrand Nton Recreation Commission
Michael Noonan Nton Legion Post 28
Ray Ellerbrook Look Memorial Park (Recreation Director for 27 years)
Tom Parent Nton Recreation Commission
Rich Parisiliti Nton DPW Foreman Parks and Cemetery Division
Director, Northampton Recreation Department. Directly operate
Ann-Marie Moggio Youth Soccer gr. K,1 &2, TBall, Intro to Softball, Coaches Pitch
Mayor Claire Higgins City of Northampton
Data collected from the following leagues who were not able to attend the meeting:
Boys Youth Lacrosse, Summer Ball Baseball.
RECREATION FIELDS ARE IN HIGH DEMAND
RECREATION NEEDS ASSESSMENT
RECREATION NEEDS ASSESSMENT
RECREATION NEEDS ASSESSMENT
38%/,&3$5&(/6²5(&5($7,21327(17,$/
Disclaimers on the following sites:
1.Sites assessed were theoretical and not based on any interest
in owner to sell or make available.
2.Assessments very preliminary and mostly go/no go level of
exploring future options
3.Assessments made to assess overall opportunities, not make
final parcel decisions
38%/,&3$5&(/6²5(&5($7,21327(17,$/
35,9$7(3$5&(/6²5(&5($7,21327(17,$/
•Island Rd: Ox BowNO:Restoreagriculture,traffic
•Old Ferry Rd: expand SheldonYES:Twofieldsovermanyyears
•Meadows: other than Sheldon
NO:Primeagriculture&conservation
•Damon Rd: Lane Construction
MAYBE:Onefield
•Hatfield Rd: Concrete batch
MAYBE:Twofields,expensive
•Spring St: Bean Farm
YES:Multiplefieldsbutprimeag
•Meadow St: Allard Farm
YES:Multiplefieldsbutprimeag
•Ryan Rd: Willard Gravel
YES:environmental,access
•Glendale Road: KensingtonYES:Onefield
•Glendale Rd: gravel pitMAYBE:Multiplefields,primefarmland
•River Rd: Hampshire CareYES:Twofields,access
•Old Wilson Rd: Pine Grove Golf
YES:limited,wet,expense,access
•HaydenvilleRd: National Grid
MAYBE:Oneortwofields,manylimits
•BurtsPit: Private lots
MAYBE:Oneortwofields
•Spring St: Chambers lots
YES:Oneortwofields
•Jackson St: by rail trail
YES:Twofields
PreliminaryAssessmentonly
NOTbasedonparcelavailability!
CITY OF NORTHAMPTON RECREATION - POTENTIAL ASSESSMENT CONCLUSION
1. There are limited options.
2. Some sites would support 1-2 fields.
1.Some of those have limited opportunity to support parking
and/or storage facility.
3. Extremely limited for 3 to 6 co-located fields to serve leagues and
minimize infrastructure.
~ Continued next page
CITY OF NORTHAMPTON RECREATION - POTENTIAL ASSESSMENT CONCLUSION
Fact is that the most affordable, flat place for active recreation fields
4.
most likely contains farmland.
5. The problems at Island Rd. and growth of sport leagues resulted in an
even bigger push to find property.
Purchase: The Commissions would apply for CPA (Community
6.
Preservation Funds) for the purchase of the property, apply for grant,
and fundraise if necessary.
Development: The Recreation Commission and members of our
7.
community have historically sought and obtained State and Federal
Grants, donations, and have successfully fundraised for development or
improvements to City facilities.
Fields can be developed incrementallyRYHUWLPHDQGGRQ·WKDYHWRDOO
8.
be done at once.
The average cost of one soccer field is $88,000-$130,000, depending on
9.
conditions. In Burlington, MA, 2 soccer fields with irrigation and a
gravel parking lot cost $280,000 in 2005. *
facts from Berkshire Design Inc.,
Northampton, MA
Maintenance: The Recreation Division of the DPW is responsible for
10.
maintenance. It is true that the budget is tight, and slated to get worse
before better. The Recreation Department understands this. There are
creative ways to fundraise, charge user fees, empower leagues to help
(as they already do), and work together to maintain fields.
11.Space is needed for fields
a. Multipurpose rectangle fields: i.e. lacrosse, soccer: 2-2 ½ acres
b.%DVHEDOO·GLDPRQG DFUHVVTXDUH
c.7XFNLQJWKHPWRJHWKHU´FORYHUOHDIµLVPRUHSUDFWLFDODQGFDQ
reduce acreage need.
CITY OF NORTHAMPTON RECREATION - POTENTIAL ASSESSMENT CONCLUSION
Sustainable Northampton Comprehensive Plan states the following:
Goal: Expand Open Space and Recreation Areas
Strategy and Action: Acquire land and build facilities to meet the
needs for adult and youth athletic and recreation and school
teams.