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Policies and Plans for Open Space, Conservation & Recreation 1975Additional Objectives Conservation Comr i s ion 1 Establishment of a conservation education program. 2. Provision of a balanced recreation program, including low intensity, or "passive" uses. 3. Integration of recreation and conservation activities. L Protection of wetlands and other areas of significant vegetation types and wildlife habitat. 5. Protection of public and private water supply, ground water supply, prevention of pollution and storm damage, and control of flooding. NATURAL RESOURCE OPEN SPACE AND RECREATION SUPPLY Both the "Comprehensive Plants and the "Recreation Plan" inventoried the natural resourdes and /or open space and recreation areasof Northampton. The more detailed "Recreation Plants listed the following 2xisting ■City Parks and other Open Space- Recreation areas: Look Park. A beautiful large park of over 200 acres given to the City and developed and maintained under the guidance of trustees. Natural land and water areas, picnicking facilities, five tennis courts, an outdoor swimming pool and service building, scenic drives, train ride, a hill for sledding, and landscaped areas and grassed open play areas. Childs Park. Another beautiful park of about 30 acres, given to the City and operated by trustees. Essentially for "passive" activities such as strolling and sitting (rather than active sports), this substantial park is located close to densely populated areas, is beautifully 'landscaped, and also has a scenic drive winding through it. Pulaski (Main Street) Park. A small rectangular open space of about one acre, with benches and path for sitting and strolling, located in the heart of downtown. Brid e St. Parsons St. Trian le. "Bridge St. Park A sr,all ornamental triangle of about one acre, for strolling and sitting, located in front of the Bridge St. School. Used for ice skating in winter. North Main St. Meadow St. Trian le. A small ornamental open space of less than one quarter acre. N. Main S. Main, Locust Sts. Triangle. Another ornamental open space, about one -half acre in size. -4- Leeds Reservoirs. An extensive tract in the northwest part of the City. Used for back -up water supply, the area comprises the small Leeds Lower Reservoir, the adjacent and much larger (25 acre) Leeds Upper Reservoir (referred to on official maps as the Roberts Meadow Reservoir), and a third "Upper Leeds" reservoir at a more rerno:e location to the west. Most of the square mile of undeveloped land lies to the south of Chester- field Road, at some distance from the reservoirs. The Lower Reservoir is used for swimming. The "Recreation Plan" also listed the following existin non-city facilities that function as part of the supply of open space and recreation areas. Smith Colle e Paradise Pond and Athletic Field. Pond used for skating by City residents. Smith Colle e Slidin Hill. City residents use for sledding., Northampton State Hospital Dill. City residents use for sledding, beginners skiing. YMCA Day Camp. Serves more than just City. Northam ton Revolver Club. Membership club. Northampton Count Club. Membership club. Golf course. Pine Drive Golf Course. Open to public for fee. Haydenville Road Driving Range. Commercial facility.. Wilson Road Drivin Ran e. Commercial facility. Clear Falls Recreation Center. In extreme southwest corner of City. Offers swimming and picnicking with entrance fee. Arcadia Wildlife Sanctuar 560 acre Audubon tract with nature center and other buildings; open to public. She ardas Island. State Owned Conservation area in Connecticut River. Areas for otential use and /or ac uisition The "Recreation Plane' lists a number of areas for potential use and /or acquisition. The following are particularly appropriate for acquisition and /or management by the Conservation Commission, with the emphasis on less intensive recreational use, or for co- operative programs with other city departments. Leeds Reservoirs and Area unusual, large City -owned property offers potential for use for swimming, boating, picnicking, hiking, nature study, and other recreational activities. -5- Northampton State Hos ital Sit Special state legislation recently made available to the City a 15 -acre portion of the State Hospital site for use and limited development for recreational purposes. Other'portions of the site, particularly along the Mill River and a hill to the south of Burt's Pit Road, should be considered for possible public recreational use. Maine's Field Of the many City -owned facilities, next to the Leeds Reservoir area this is perhaps the one with greatest unrealized potential for active and passive recreational use It also borders the Mill River and the potential Mill River trail and greenbelt system. Smith School Property off Ha denville Road This is a large wooded tract that, although somewhat removed from the densely settled areas of the City, is nevertheless City -owned and offers potentials for hiking, nature study, picnicking and tenting. Mill River The river with its pools, dams, and rapids, runs through the heart of the community and presents unusual opportunities for trails and '►passive" recreational activities along a greenbelt that would skirt the edges of the City's most populous areas. Connecticut River Meadows Oxbow Northampton has over 10 miles of frontage along the Connecticut River (including the Oxbow) and should consider this great waterway and its fertile floodplain as an area with unusual potential for swimming (once pollution has been abated) boating,, trails, nature study, tenting, and other activities. Abandoned Railroad Rights of Way The old New Haven Railroad bed, now owned by the Massachusetts Electric Company, provides an unusual opportunity for. development of bicycle and pedestrian trails near the built -up pc.rts a f :the .City. Cluster Zoninlu Privately Develo ed Facilities Newly developed subdivisions can be designed to provide considerable amounts of open space and recreation areas. Developers, and particularly devolopors of multi family complexes,. often provide recreational facilities which reduce the strain on neighborhood and City recreational facilities that residents of these new developments might otherwise cause. Potential Water Im?oundment Areas A 1969 study by the Natural Resources ec nicaTT of ampshire County identified a number of areas where impoundment of water and creation of lakes would be possible. The most significant (in terms of area) of these are in the North Farms section and in the northwest part of the City in the vicinity of the Leeds Reservoirs. Hilltops A number of hills, particularly in the western part of the City, provide potential for scenic lookouts. Near the center og the City and most of its population, the hill on the Northampton State Hospital (south of Burt's Pit Road) provides an unusual vantage point. -6- The Conservation Commission's further inventory and regulatroy responsibilities have brought several additional areas to light that should be considered.for potential acquisition, management, or other protection. Fitzgerald's Lake This recent impoundment, of approximately 40 acres, is surrounded by pine hemlock hardwood forest uplands and limited areas of wooded wetlands and meadows. It is wet or rocky land with limited potential for development, but good possibilities for hiking trails, fishing, and skating. Roberts Hill area This large wooded hill overlooks the Leeds reservoir area and borders on the Mill River. The area has two small ponds, a stream, and a diversity of forest types. It provides an ideal linkage between the Leeds Reservoir water- shed lands and the Mill River. Elwell's Island -.This large island in the Connecticut River has excellent potential as a stopping place for boaters and canoers, and as an area for the study of floodplain geological and ecological processes. Barrett St. The city owns this small parcel of meadow and wetlands. It is adjacent to a high density residential area and bordering an abandoned railroad right -of -way, now planned as a bikeway. The Connecticut and Mill River Flood Plains —Flood hazard areas have been delineated by the Department of Housing and Urban Development, and are now being mapped in more detail by the U.S. Army Corps of Engineers. Streambanks and Wetlands Areas bordering watercourses are generally of critical importance to protection of water supply, ground water, water quality, and fisheries and to prevention of storm and flood damage. CONSERVATION OPEN SPACE AND RECREATION NEEDS From the city's goals, and their analyses of existing facilities, the Comprehensive and Recreation Plans have identified needs for future action, relating to the Conservation Commission's respon 'ibilities. The "Comprehensive Plan" states that "there is a need for the preserva- tion of open spaces to enhance the urban environment. Such spaces should be developed to provide hiking, bicycling, and other trails." The "Recreation Plants expresses these needs in more detail as follows: "Other activities which have become more popular, and for which there appear to be needs for facilities, include bicycling, hiking and walking, nature study, and horseback riding. A system of riverside, and inland trails and paths, linking residential areas with recreational facilities and -7- open spaces, would result in a network to serve this growing community need. In addition to facilitating these kinds of recreational activities, a good system of bicycle and pedes- trian paths could safely and economically serve some basic transportation needs at a time when energy conservation has become a major concern. An open space system would provide opportunities for nature study and other passive recreational activities and also serve the conservation needs of the community. The only significant public or quasi public open space holdings at the present time are the Leeds Reservoir watershed lands, the Smith School land on Haydenville Road, and the Audubon Society's Arcadia Wildlife Sanctuary.. For the most part, the Connecticut River and Mill River shore- fronts are in private, nonconservation awnership." The Northampton Conservation Commission strongly endorses these state- ments of need and has broken these needs down into more specific categories for planning purposes. 1. A Mill River green -belt incuding those lands bordering the river which are not already highly developed. 2. Natural Areas based on the need to preserve large tracts of undeveloped land, samples of disappearing vegetative types and ecosystems, unique or outstanding natural features, and the habitats for wildlife with threatened populations. 3. Trail systems. L{.. Forestry and Agricultural management and demonstration areas to help preserve, protect and implement sound management practices.. 5. Buffer Zones to serve as zones of relief from two incompatible uses. Like green belts, such areas could also serve to guide development to appropriate areas. 6. Special areas including: Small lot -sized areas near schools for outdoor education. Archeological sites Aquifer recharge areas Access rights -of -way Water supply streams and watersheds Reclaimed lands Open areas which are part of cluster or planned unit developments.. Regulatory protection of flood plain areas, streams, and wetlands. ACTION PROGRAM 1. Land acquisition and use program. This program will be closely co- ordinated with the Recreation Department. -8 In general, the Recreation Department will have responsibility for more active recreation programs and intensive site development, while the Conservation Commission will acquire and manage areas for less intensive use such as hiking, walking, and nature study, and areas acquired primarily for resource conservation purposes. The Conservation Commission proposes the following guidelines for acquisition and use of its lands. LAND AC UISITION AND LAND USE GUIDELINES The Northampton Conservation Commission's program of land acquisition was established to protect, preserve, and utilize the valuable, unique, educational, recreational, and vital natural resources of this city. This program attempts to identify the highest and best uses of the land and to perpetuate its naturalness, availability, and utilization. A number of categories of land types have been identified for inclusion in the land acquisition program. They include: 1. The Mill. River Greenbelt 2. Natural or Open -Space Areas 3. Trail Systems, possibly including abandoned railroad rights -of -way 4.. Forestry and Agricultural Management and Demonstration Areas 5. Buffer Zones 6. Special Areas.. Description of Categories The Mill River Greenbelt The Mill River Greenbelt will include those lands bordering the river which are not already highly developed. The Conservation Commission would control these lands through purchase, gifts, and conservation restrictions and easements. The amount of land under Commission control would depend on the topography, availability, natural boundaries, and the state of develop- ment. Any large areas bordering the river which are listed in the follow- ing categories of Natural Area or Special Areas should be considered for inclusion in the Greenbelt. A number of important goals could be accomplished through Conservation Commission control. The floodplain could be preserved as an integral part of the river to insure a continuation of its unique ecology and to protect the citizens of Northampton from periodic flooding. The river would remain accessible to the public for the uses listed below. Those areas bordering the river which are still in a natural state could remain so in perpetuity. -9- Uses of the Mill River Greenbelt The following uses are intentionally general statements meant to apply to most of the lands bordering the river. It is understood that specific areas will have particular uses depending on their existing development, location, topography, and municipal and commonwealth laws. It should be clearly understood however, that the philosophy of the Conservation Commiss- ion calls for minimal alteration or development of lands under its control. Further, the Conservation Commission has no desire to promote, conduct, or sponsor any forms of recreation which might demand alteration of natural areas. Suggested Uses: 1. Field laboratory studies conducted by responsible individuals, and public and private schools 2. Hiking, skiing, snowshoeing, and other forms of passive recrea- tion, limited to those areas so designated 3. Hunting, fishing, and trapping, as described by the Massachu- setts Fish and Game Laws Preservation and maintenance of protected areas as natural sanctuaries. Natural Areas Acquisition of Natural Areas should be based on the need to preserve large tracts of undeveloped land, samples of disappearing vagetative types and ecosystems, unique or outstanding natural features, and the habitats for wildlife with threatened populations. Natural Areas, by their very nature, are regulated as living museums with little or no ecological manipulation. They are established as essentially inviolate areas where natural conditions are allowed to prevail. Forestry practices, camping, or any type of exten- sive or intensive mass use will not be permitted If chosen wisely, Natural Areas will be of value as scientific research and teaching areas, education al study plots, buffer zones between high- density population centers, water- shed protection areas, and areas for passive recreation. Those areas which should be considered for Natural Areas include: 1. Lands between high density population centers 2. Wetlands areas including bogs, marshes, swamps, ponds, and special lakes or streams 3. Special and unique landforms, such as archeological sites, drumlins, high points, public water supply watersheds, etc. 4. Any given area which may be established for scientific investigation of natural phenomena, such as exotic plant invasion, etc: -10- 5. Areas protected for species which are limited in range or which are in danger of becoming extinct. 6. Areas supporting stable vegetative types, such as climax forests. Uses of Natural Areas In general, the uses listed for the Mill River Greenbelt would be applicable for Natural Areas. Trail Systems A trail is a deliberate man -made pathway, not as wide as a road or lane, which is largely and typically designed for foot travel. A trail is one of the most effective methods of providing opportunities for firsthand experi- ences in the outdoors. Natural history is best understood by individuals or small groups as they stroll along at a comfortable pace or sit at an overlook and contemplate their immediate surroundings. The kinds of trails include the following: 1. A general trail is put through an area from one point of interest to another taking everything into consideration scenery, history, geology, trees, flowers, signs of animal life or whatever is on the landscape. This approach has the virtues of naturalness and simplicity. 2. Subject trails can meet the needs of individuals and groups with special interests. A set of connected ideas is easier to follow and easier to remember than a succession of random observations about many subjects. Some subjects might include: a. Mill River b. Brook or stream c. Conservation d. History e. Soil f. Forest or timber g. Bog, marsh, pond, or swamp h. Geology 3. A wilderness trail is unlabeled and leads through the most remote and primative natural area available for solitude and esthetic appreciation. No development is suitable for a wilderness area other than the trail and a few rustic benches. y.. Hiking trails are provided when the site is not large enough or is not suitable for a wilderness trail. The trail is non labeled and permits esthetic walks, photography, painting, creative writing, and the opportunity to be in the outdoors. 5. A few trails are designed from the standpoint of the user rather than the subject matter to be presented. Subject matter and facilities are handled to suit those who use each of the follow- ing trails: a. Equestrian b. Bicycle c. Boat d. Tiny tots e. Sight impaired f. Non ambulatory A trail is a planned way of arousing and sustaining interest and of presenting organized information. The fixed position of the trail gives direction and purpose to the movement of visitors. The acquisition of trail areas can be outright on public lands or through easements on private lands. Uses of Trail Systems The uses of trail systems include the following: 1. Education furnishes stimulating locations for communication of information about the environment 2. Research provides opportunity for systematic inquiry into the outdoors through experimentation and scientific observation 3. Conservation offers a practical place to apply information about the environment.in an effort to discover the best ways of managing natural resources. A trail system and adjacent land should be a model of effective natural resource management and good conservation practice y". Access directs people away from the transportation terminal or parking lot and into a specific area of land 5. Route and direction discourages indiscriminate wandering and encourages visitors to follow a predetermined "pattern of travel 4 6. Culture contributes to human enlightenment and refinement through esthetic experience 7. Interpretation makes it possible for history and nature to come alive through direct contact -12- 8. Inspiration gives motivation to learning and stimulation to creative expression. The Conservation Commission reserves the right to exclude motorized vehicles from trails and lands under its control. On those lands where such use is permitted, a written permit will be required from the Commission. Forestry and Agricultural Management and Demonstration Areas These land areas are of interest for the purpose of acquisition by the Conservation Commission in that such lands are indeed a traditional part of New England and, more specifically, the Connecticut River Valley landscape. The intent of the Commission is not necessarily to manage these areas, as it is to help preserve, protect, and implement usage practices as deemed appropriate by the Commission. The role of the Commission would be to assist in encouraging custodial management practices based on the perceived highest and best use of the land in con..f.oi ±ng with the best scientific knowledge. This is meant to exclude such practices as indiscriminant usage of pesticides, clear cutting, soil skimming operations, and other practices as deemed inappropriate. Custodial management can be accomplished by lease backs, restrictive easements, or other legally acceptable practices. The types of areas which might be included are: a. Forest plots b. Forest demonstration areas c. Agricultural farms d. Tree farms e. Agricultural demonstration areas f. Arboretums Buffer Zones Buffer zones are intended to include those areas which serve as zones of relief from two incompatable uses. Buffer zones are differentiated from greenbelts and linear areas by the nature of their size. Open space,. green areas, tree belts, water courses, screen plantings, and other natural physical barriers can be considered as buffer zones. Acquisition of buffer areas would be on the basis of protecting and preserving that use or natural condition by not destroying the purpose for which it was intended. Priority of acquisition of buffer zones would be determined by the degree of stress applied by the adjoining areas. Additional uses may be assigned by the Conservation Commission according to the potential of the land. -1 Special Areas Special areas are so named because they may cover situations not easily classified in the other categories. The special areas would generally consist of unique and limited use sites. Suggested lands might include: a. Small, lot -sized areas near schools b. .Archeological sites c. Aquifer recharge 'areas d. .Access rights-of-way Water supply streams f. Reclaimed land g. Open areas which are parts of cluster or planned unit developments. 2. Areas for ac uisition and many ement. The' Plan" lists the following areas for.future acquisition and /or use, that are appropriate areas for Conservation Commission responsibility, or joint action with the Recreation Commission. Tenting Areas (no camping vehicles) On Smith School property on iaydenville Road, with small parking area and sanitary facilities. In Leeds Recreation Area, wj_th own sanitary facilities but using :`;.real s parking' facility. Mill River Open S ace System System of open spaces for conservation, nature study and other passive recreational uses, linked by at system of paths and trails (see beloN). This system would be part of a larger regional system from Williarburg through Northampton to the Oxbow and Easthampton. Existing facilities and areas alone the Mill River include: Look Park, Maine's Field (and '.he portion of that site proposed to be developed as the Ma::ne's Riverfront Nature Park), Paradise Pond, and the Aradia Wildlife Sanctuary. Addi- tional areas should be set aside through easement or purchase, and access to the City's road system provided periodically along the system. While the entire open space system need not be publicly owned, the trails and certain open space areas could be under public control either by easement or ownership. The Roberts Hill area should be considered as an important part of this system. -1� Connecticut River Conservation and Observation Area Preservation of the Meadows and Oxbow, for agriculture, wildlife preservation, and low intensity recreational uses such as tenting and nature study. Waterfront made accessible by a publicly developed and controlled path and trail system (see below) and strategically located publicly owned sites. Nature Stud Areas Burt's Pit Road Nature Park. On Northampton State Hospital land surrounding and adjacent to proposed 15 acre recreation area. Minimum development consis- ting essentially of paths and trails and viewing points with benches on the hill to the south of Burt's Pit Road and overlooking the Mill River to the North. Maine's Riverfront Nature Park. Development of river- front portion of Maine's Field site with paths and seat- ing areas for enjoyment of the river and observation of wildlife. Leeds Reservoir Recreation Area Mill River Open Space System Connecticut River Conservation and Observation Area Smith School property on Haydenville Road Arcadia Wildlife Sanctuary Path and Trail System for Walking, Hiking, Biking; Horseback Riding Paths and trails for Walking and hiking. and to some extent for bicycling, developed along the Mill River, Old Mill River bed, Connecticut River, abandoned railroad rights-of-way, through parks and recreation areas, and along seldom used roads. Much of this system need be nothing more than natural or at best cinder paths, but paving may be required in certain areas for bicycling. In addition, if the railroad right -of -way is to be used extensively, bridges which have been removed would have to be replaced if street crossings are to be avoided. Certain portions of this system, such as through the Arcadia Sanctuary or along some stretches of the Mill River may be suitable only for hiking and not bicycling. Hiking trail through the hills in the western part of the City, connecting with the Mill River trail path system. Bridle paths in appropriate areas of the City, probably primarily in the Burt's Pit Road Nature Park (Northampton State Hospital site) and along the Mill River in that area. 3. Priorities for acquisition and management: The Comprehensive Plan presents a three- phased plan and program for recrea- tion and conservation facilities, land, and development. It includes the following recommendations: Phase 1: :1971 Initiate ,a conservation land acquisition and /or easement program for the creation of a Mill River greenbelt extending from the Williamsburg town line to the Connecticut River. A detailed linear park plan should be prepared including access points, natural areas,undeveloped areas, land taking plans, land control measures, hiking trails, bicycle trails and the like. Phase 2: 1975-1980 a. Continue the acquisition and development of the Mill River linear park. b. Lay out and develop a trail system utilizing se (primarily along water- courses). Top priority should given to the presently developed urban area including the abandoned railroad right -of -way and the Mill River greenbelt. Phase 3: 1980 -1990 a. Continue acquisition and development of the Mill River linear park. b. Develop a trail system in western Northampton to provide for hiking through the Mineral Hills to significant high points, through easements and informal agreements. The Recreation Plan establishes three ranges of priority for the next ten years. Priority period 1 includes: "Land for Mill River Open Space System, Connecticut River Conservation Area; development of path and trail system along railroad rights -of -way and City streets. Priority period 2 includes: Burt's Pit Road Nature Park, Maine's River front Nature Park, Improvement of selected Mill River Open spaces, Development of Mill River trail system, Connecticut River trail system. -16- Priority period 3 includes: Haydensville Road Nature and Tenting area. Western city hiking trail system; bridle paths. The Conservation Commission concurs with these overall priorities but recognizes that acquisitions in the open market will in part depend on supply and demand: and on the availability of funds. Availability of land and a actual sequence financial terms will affect uence of acquisition. q Acquisition of land for the protection of unique natural ws val natural resources, or other special areas may depend of any threat of their loss to future development and flexibility in timing may be important. 4. Implementation of the acquisition program (current as of 6/75) The Conservation Commission has begun an active land acquisition pro- gram, focusing on the Mill River greenbelt area. A detailed map and owner- ship list have been developed. The Commission has acquired approximately 9 acreas of riverfront land with approximately 4,500 feet of river frontage and bordered by an abandoned railroad right -of -way planned for a future bikeway and trail system. Another riverfront parcel of 2 acre has just been donated. An agreement has been signed for the financially favorable sale of 96 acreas of land on Roberts Hill, linking the Mill River and Leeds Reser- voir areas. There is a possibility that up to 300 acres of Northampton State Hospital land, bordering the river and including the area recommended as the Burt's Pit Road Nature Park, will:be made available to the city at nominal cost. In preparation for this opportunity, the Conservation Commission and Planning Department have prepared a general proposal for its use. as of (6/5'5 Detailed plans are now being drafted. Tools for Land Ac uisition: The City has a number of alternative tools available for acquiring open space. We do not believe that any single tool is preferable to the others in all cases: the guiding principle must be one of pragmatism, and therefore a matter for the judgement of the city agencies responsible for land acquisitions or control. Therefore, we simply list below the major tools available, appending qualifying or explanatory information. a) Purchase -In -Fee Simple Perhaps the simplest of the tools from a procedural standpoint, outright purchase may be the most expensive tool in terms of initial dollar outlay for a given piece of land (but the diff erential may not be so great as one might at first think); (see b below). The added initial cost brings some benefits -e.g. total city control of the land in perpetuity (or until the city decides to sell it)- -but also perhaps some costs -e.g. full responsibility for managing and maintaining the land. b) Purchase -In -Less- Than -Fee (Conservation Restrictions and Easements): The purchase of conservation restrictions and easements to control open land involves buying, rights of development or access for a piece of land but leaving the title in the original owner's hands. Such acquisitions can include or exclude responsibilities for management and maintenance. Restrictions and easements may be cheaper than outright purchase on a given piece of land. However, restrictions can conceivably cost nearly as much as outright purchase because the land owner will forego consider able income. But in some cases owners may be unwilling to sell such less- than -fee deeds but willing to sell the land outright. c) Eminent Domain: The basic assumption of the Northampton Conservation Commission's program of land acquisition should be that the city will acquire land or rights through normal market channels as one of possibly many buyers. However, even when a sale is arranged at.a price agreeable to all parties, if the price is over 125% of the assessed value, under state law the city must still exercise eminent domain. It is important for the public to understand that such situations are "friendly takings" and not unwanted exercise of the city's power. The exercise of Eminent Domain without prior agreement should be considered only when the city's open space program would be seriously jeopardized if the land in question were acquired by another party, and when no other arrangement can be reached between the owner and the city. d) Reimbursement possibilities: The .;ost to the city of acquisitions in fee simple or in less than fee can be greatly. reduced, up to 50% through state or federal funding and up to 75% by a comb:'.nation of the two. The skate funds are administered by the Department of Natural Resources under the "Self- Help" program. Federal funds are disbursed by the Department of the Interior through its "Land and Water Conservation Fund" (Bureau of Outdoor Recreation) and through tho Department of Housing and Urban Affairs. To receive this assistance, the individual projects must be approved by those agencies. e) Purchasing Options and "Rights of First Refusal In certain cases the city may find it expedient to buy an option to purchase a piece of land -in other words, to make a commitment to buy the land if the city decides within a given time period. In a sense, therefore, an option is more of a tactic to pursue a program of land acquisition than a tool for keeping land as open space. A "right of first refusal" is a modified option in which the length of the time period depends upon when the land owner receives an acceptable bid from a private buyer. We have an added dollar cost, but again rights of first refusal may be useful tactics in implementing a land acquisition program. f) Gifts and "Living Trusts Gifts of land (restrictions or easements) are of course the cheapest means of acquiring open space in terms of initial cost. A modification of the outright donation of land is an arrangement called a "living trust" under which people deed their land to the city but retain a residual right to its use for the rest of their lives. The tax advantages accruing to the donor enhance gifts and living trusts as tools for acquiring open space. The. Proposed Zoning Ordinance provides for dedication of open spaceto the city in conjunction with "Cluster" or "Planned Unit Development Much of this land may be appropriate for Conservation Commission management and control. 5. R ulatory__ProEram Other aspects of the City's conservation needs are to be met through the Conservation Commission's regulatory role, in cooperation with other city agencies. The Wetlands Protection Act gives the Commission regulatory responsibility over wetlands, the 100 year flood plain, and land within 100 feet of these areas or of streams. Development in these areas is regulated for the protection of public and private water supply, gound water supply, and fisheries, the prevention of pollution or storm damage, and for flood control. The Commission has worked closely with the Planning Board in developing the City's proposed Flood Plain and Watershed Protection Zoning. In addition to meeting serveral of the Commission's objectives, these proposed zoning provisions are intended to meet the requirements of the HUD Flood Insurance Program. The proposed zoning is now (6/75) before the City Council for consideration and approval. 6. Operation _and Maintenance Pro ram T he low intensity uses planned for Conservation Commission controlled land will require minimal operation and maintenance expenses. One full time professional Conservationist will be responsible for administration and planning regarding land acquisition and management, and regulatory .responsibilities. This person will coordinate and supervise volunteer workers for trail clearing and maintenance and will develop educational and recreational programs for use of Conservation lands. Donated materials and work by the Smith Vocational Agricultural High School will minimize costs of signs, displays, benches, etc. For larger projects, such as construction and maintenance of parking areas, and for certain ongoing responsibilities such as trash pick -up, the Commission will rely on the existing capability of the Public Works and Recreation Departments. The "Recreation Plan" recommends the consolidation of the Parks and Cemeteries Division of the Department of Public Works and the Recreation Department into a Parks and Recreation Department. When this recommendation is implemented, the Conservation Commission will work in cooperation with this new department. Additional technical (management and design) assistance will be provided when necessary by staff of the Recreation Department and the qausi- public Look Park. It is anticipated that costs for most of these activities will continue to be absorbed in the budgets of the agencies providing the services, as they have been in the past. Long, -ram P1an.ning_Pros ;ectus:. The "Comprehensive Plan" attempts to project needs and programs to 1990. The Conservation Commission concurs with its basic outline for acquisition of open -space lands, but recognizes that a plan with a rigid end point may not be adequately flexible to respond to unforseen changes in the city's needs and circumstances. For this reason the Commission is cooperating with the Planning Department and other city agencies in an ongoing process of revision to provide the necessary flexibility and reflect current needs. The Conservation Commission will be fully involved in this process as it affects the Commission's responsibilities. Efforts to maximize citizen involvement in the larger Comprehensive Plan Review will also help to encourage public recognition of and participation in the Conservation, Open Space, and Recreation components of the plan.