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Mineral Hills Bookends Application COMMUNITY PRESERVATION PROJECT APPLICATION COVER SHEET I: Project Information Project Title: Mineral Hills Bookends Project Summary: The Conservation Commission requests funds for the purchase of two open space parcels, totaling 100 acres in Northampton, within the Mineral Hills. The parcels will form the northern and southern ‘bookends’ to the Mineral Hills Conservation Area (MHCA). The 5.8-acre southern bookend is an in-holding to the MHCA that has been cleared and permitted for a house. It is the last privately owned parcel on Turkey Hill Road to which access must be provided, which will then be restored and the road to the lot discontinued. The nearly 100-acre northern bookend, (which includes an additional 25-acre parcel in Westhampton), has more than 1,800 feet of frontage on Chesterfield and Montague Roads, and is comprised of a former agricultural field and wooded area. Its flat frontage and sandy soils create a extreme threat of environmentally unsound development if not protected. Estimated start date: January, 2012 Estimated completion date: January, 2013 CPA Program Area (check all that apply): Open Space � Historic Preservation  � Community Housing Recreation  II: Applicant/Developer Information Contact Person and or/primary applicant: Wayne Feiden Property Owner (if applicable): Jedoron Realty Trust, Joan Sarafin Organization (if applicable): Northampton Conservation Commission Mailing Address: 210 Main Street, Room 11 Daytime phone #: 413-587-1265 Fax #: 413-587-1264 E-mail address: wfeiden@northamptonma.gov III: Budget Summary Total budget for project: $787,000 CPA funding request: $302,000 CPA request as percentage of total budget: 38% Applicant’s Signature: Mineral Hills Bookends 1 CPA Application Date Submitted: September 6, 2011_______________________ Mineral Hills Bookends CPA APPLICATION, ROUND 2 2011 Narrative: The Conservation Commission is seeking CPA funds to add 100 acres in two separate tracts to the Mineral Hills Conservation area. This project will expand the Mineral Hills Conservation Area (MHCA) to the North and South, creating ‘bookends’ that will bring the total area of the Mineral Hills to more than 500 acres in Northampton and Westhampton. The northern bookend includes nearly 100 acres, and more than 1,800 feet of frontage on public roads. An additional 25-acre parcel in Westhampton will be part of this acquisition. The southern bookend is a site that was cleared in preparation for a single-family home. This is the last privately owned parcel located on Turkey Hill Road, save for a right-of-way, to which access must be provided. The purchase of this bookend will allow an additional segment of Turkey Hill Road to be discontinued. The access driveway already created will serve used as the new access to the right of way and conservation are maintenance. The project meets several Community Preservation general criteria: Contributes to the preservation of Northampton’s unique character, boosts the vitality of the community, and enhances the quality of life for its residents Part of Northampton’s character is the amount and diverse types of open space and recreation opportunities available throughout the City. Addresses recommendations contained in the Sustainable Northampton comprehensive plan and/or the Northampton Open Space and Recreation Plan 2005-2010, Open Space, Recreation, and Mixed Use Trail Plan 2011-2017 or is consistent with other city-wide planning efforts that have received broad-based scrutiny and input and can demonstrate wide community support Northampton’s Open Space Plan describes the Mineral Hills Conservation Area as “one of Northampton’s natural resource gems. The 293-acre tract of undeveloped contiguous woodland contains numerous important habitat areas, supports a wide diversity of wildlife species and provides a variety of recreation opportunities for the citizens of Northampton.” One of the Conservation Commission’s standards for the Area, as referenced in the Plan, is “to acquire and annex more conservation land in order to expand habitat areas, wildlife corridors and passive recreation opportunities.” Saves resources that would otherwise be threatened Both bookends are at-risk of development, if they are not permanently protected. The northern bookend’s frontage and history of agricultural use, Mineral Hills Bookends 2 CPA Application which present conservation opportunities, also create additional development potential. Flat frontage area and sandy soils make this parcel more attractive to develop than surrounding parcels, which are constrained by ledge and steep slopes. The wooded hilltop area to the rear of the parcel can be accessed via an existing logging road. A single home with a long driveway could be constructed here, with spectacular views of the Holyoke Range. Several other homes with similar configurations exist in the area. Development to the rear of the parcel would fragment habitat in a large area of contiguous open space, and would also limit any recreational access to the MHCA from the north. An Approval Not Required (ANR) development scenario of eleven lots, along the frontage, is shown in the attached maps. The southern bookend is an approved single- family lot, and has already been partially cleared (which creates an eye-sore in the middle of a conservation area). Places high value on sustainable, ecologically responsible, energy-conserving structures, locations, and materials; demonstrates that the project minimizes the ecological footprint Purchase of the land will prevent suburban sprawl, which has a large ecological footprint. Receives endorsement by community groups, municipal boards and/or departments The application is presented by the Conservation Commission and Office of Planning and Development. Leverages additional public and/or private funds, or demonstrates that other funding sources are not readily available or sufficient The total project cost is $787,000. Of this, 38%is being requested from the CPA. We hope that this leverages $408,320 from the Executive Office of Energy and Environmental Affairs LAND Grant program, additional monies from fundraising, and staff time donated by OPD. Additionally, some of the soft costs necessary for due diligence have already been spent. Can be implemented expeditiously and within budget City Council approval has already been granted to borrow the total of the purchase price, as the LAND grant is reimbursable. A purchase and sale agreement for both parcels have already been executed, and closing can occur as soon as CPA funds are awarded and state funding is approved. The Project also meets several of the Open Space Evaluation Criteria: Permanently protect important, unique or threatened plants, animals, habitat or corridors, including areas that are of significance for biodiversity The Mineral Hills area is a diverse plant and animal habitat. According to naturalist Laurie Sanders, species of note include porcupines, raccoons, fox, coyotes, turkey, deer, and rabbit. There are more than a dozen varieties of lichens, many different species of plants, and the area’s vernal pools create Mineral Hills Bookends 3 CPA Application important breeding ground for amphibians, including the four-toed salamander, a species of special concern. The state-listed wood turtle has also been documented in the area. Preserve Northampton’s rural and agricultural character, scenic views and community character defining views This area includes dramatic views of the Holyoke range and preserves the existing dramatic views from the Holyoke Range. Provide opportunities for passive recreation and environmental education The area is already used by several school groups (especially the quarry on the previously purchased section of the conservation area) and has the potential to attract these groups to visit this area as well. The area along Chesterfield Road, which was formerly farmed, also could be used as an orchard, vineyard, tilled and planted, or used as a working classroom for the Vocational and Agricultural High School. Provide connections with existing non-motorized multi-use trails or potential trail linkages Protection of this parcel will provide an excellent opportunity to connect to the existing trail network in the Mineral Hills area and in Westhampton. The frontage on Chesterfield Road will also provide access to the MHCA from the north, which is not currently possible without entering private land. Preserve valuable surface water resources, including rivers, streams, lakes, ponds, wetlands, buffer zones, vernal pools and riparian zones Protect aquifer recharge areas and drinking water quality and quantity Nearly fifty percent of the project area is within 300 feet of streams and wetlands. In the northern bookend, this includes the headwaters of Marble Brook. Marble Brook is specifically called out in the Open Space Plan as an area that should be protected; and a Conservation Restriction was placed on the parcel just to the east in 2010 to further this goal. In the southern bookend, a perennial stream flows across the property to a large wetland complex. Located just outside a medium-yield aquifer area, the project is also within Northampton’s backup drinking water supply area. The northern bookend contains areas of core habitat and critical natural landscapes, as well as wetland buffer. The project’s biomap areas and wetland resources are shown in the attached maps. Preserve large strategic tracts of undeveloped land and parcels adjacent to existing permanently protected open space This is one of the largest tracts of undeveloped land in Northampton and is key to preserving a continuous Mineral Hills wildlife corridor. Community Need/Protections/Project Feasibility and Success Mineral Hills Bookends 4 CPA Application The project will protect sensitive ecological resources, land for passive recreation, and invaluable historic landscapes. All of these resources are identified as priorities in the Open Space and Recreation Plan. A permanent conservation restriction will be placed on the property. The project is supported by the Conservation Commission, as well as the Friends of Mineral Hills and the Nonotuck Land Fund. The project will require minimal maintenance by City staff, including inspection of signs. Any trail development or more intensive maintenance will be done by the Friends of Mineral Hills or other volunteers. The northern parcel already has a trail network which can easily tie-into the existing network. Project Budget: The budget shown is preliminary, and Northern Bookend Acquisition $605,000 Southern Bookend Acquisition $131,400 Soft Costs and Stewardship $ 50,600 TOTAL EXPENSES $787,000 LAND Grant (application pending) $408,320 Grants and Fundraising $ 61,050 Conservation Fund $ 8,610 Northampton CPA request (acquisition and soft costs) $ 302,000 Staff time (donated) $ 7,020 TOTAL SOURCES $ 787,000 Project Timeline: Soft Costs November 2011 to March 2012 Closing, February or March 2012 No permits or environmental assessments are necessary. Northampton City Council has already approved the project. Permanent protection of the property is contingent on this funding. If the LAND grant is not received, the project is still hoped to be completed. The most likely scenario if there is no LAND grant, absent some new grant round for other funds, is to create a few frontage lots along Chesterfield Road to be sold as building lots, preserving the vast majority of the land while supplying funds necessary to complete the purchase of the conservation land. It is not a desirable option, but it is better than having the deal fall apart. This approach has been done several times, most recently on Sylvester Road within the Mineral Hills, where the creation of two lots representing a small portion of the total conservation area enabled the ecologically valuable backland to be protected. Mineral Hills Bookends 5 CPA Application ATTACHMENTS: Support Letters Massachusetts Natural Heritage and Endangered Species Program Additional letters to be provided as received Maps Locus, and Connections to Open Space Biodiversity and Water Resources Threats to Development Mineral Hills Bookends 6 CPA Application