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:
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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,
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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
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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
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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.
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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
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