Minutes.05-22-08 VILLAGE HILL NORTHAMPTON
CITIZENS ADVISORY COMMITTEE
Mayor’s Office
210 Main Street Room 12
Northampton, MA 01060-3199
(413) 587-1249 Fax: (413) 587-1275
mayor@northamptonma.gov
State Senator Stan Rosenberg
Ex-Officio
State Representative Peter Kocot
Ex-Officio
___________________________
Mary Clare Higgins, Mayor
City of Northampton
David Narkewicz
City Council
David Modzelewski
Department of Mental Health
Reverend R. Leroy Moser
National Alliance for the Mentally Ill
of Western Mass., Inc.
Rutherford H. Platt
National Alliance for the Mentally Ill
of Western Mass., Inc.
Edward Skroski
Northampton Development Corporation
Charles DeRose
Northampton Development Corporation
Daniel Yacuzzo
Northampton Chamber of Commerce
Bruce Fogel, Esq.
Northampton Chamber of Commerce
Robert Starr
Northampton Labor Council
John W. Hornor
Northampton Housing Partnership
Francis A. Johnson
Northampton Planning Board
David Drake
Historical Preservation
Joseph Blumenthal
Route 66 Neighborhood Representative
Harriet Diamond
Grove Street Neighborhood Representative
Jami Albro-Fisher
Route 10 Neighborhood Representative
MEETING MINUTES
Citizens Advisory Committee
for Village Hill Northampton
Thursday, May 22, 2008
5:00 pm
City Council Chambers
Present:
Members of the CAC
Absences:
Charles DeRose, David Modzelewski,
Robert Starr, Daniel Yacuzzo
Teri Anderson, City’s Economic Development Coordinator
Wayne Feiden, City’s Planning Director
Robert Kaye, Senior VP of Planning and Development, MassDevelopment
Beth Murphy, Vice Pres., Real Estate Development, MassDevelopment
Richard Henderson, Exec. Vice Pres., Real Estate and Planning
Larry Spang, Arrowstreet Associates
Thomas Kegelman, Senior Project Manager, The Community Builders
Michael Wall, President of Kollmorgen Electro-Optical
Edward Etheredge, Esq.
Patrick Goggins, realtor
Andrew Crystal, O’Connell Development Group
Fred Contrada, The Republican
Chad Cain, Daily Hampshire Gazette
Kelsey Flynn, WRSI 93.9 & Paradise City blog on masslive.com
Barbara Blumenthal, resident of Chapel Street
Benjamin Spencer, resident of Rust Avenue
Jack Flynn, owner of A2Z Science and Learning Store
1. Call to order
Mayor Higgins called the meeting to order at 5:05 p.m.
Approval of Minutes
Approval of the minutes of the November 28, 2007 meeting was moved, seconded and voted unanimously in the affirmative.
3. Review & Discuss Proposed South Campus Master Plan Change; upper south campus commercial/industrial layout-Kollmorgen Corp.
Beth Murphy of MassDevelopment distributed a rendering of the Illustrative Site Plan. Maximum buildout of South Campus is 300,000 square feet. There has been much forward motion since
Wright Builders announced it would build 12 townhouses on site.
Larry Spang of Arrowstreet Associates handed out the Draft Revised Master Plan rendering. A principal of the Somerville design firm, he has worked with MassDevelopment for years and
walked through the drawing’s legend, such as yellow indicates buildable area. The object on the South Campus was to fit Kollmorgen nicely into the site. There will be a 4-way intersection
at Village Hill Road. The high-end estimate of the Kollmorgen-designed building’s footprint is 130,000 square feet. Loading area is to be moved to the rear of the building to minimize
its impact on pedestrian space. Parking will be for 450 cars. 50-100 foot setback with attractive landscaping on Chapel Street. There will be as well a small office building on two floors
of 10,000 square feet total. Across the street will be a commercial building of office or retail.
Jack Hornor, CAC: What do you mean by office or retail?
Beth Murphy, MassDevelopment: It is a conceptual term. What amount of retail with parking will fit.
Jack Hornor: Anything other than office or retail?
Beth Murphy: No.
The assisted living facility from the Master Plan follows the land’s topography and shields its parking in the rear. There will be further discussion about the North Campus, such thoughts
as a large green space with beautiful beech trees and larger green spaces to be preserved.
On Earle Street the VCA building is under construction. There will be a small 10,000 light industrial building off VCA’s parking lot. This is consistent with the 2006 Master Plan.
He distributed:
Comparison of Approved South Campus Site Plan
to proposed South Campus Plan including Kollmorgen
Current Plan Proposed Plan Square Feet 306,500 202,000 Parking Spaces 790 517 Number of Lots 11 4 Years to Complete 10 5 Number of Jobs 400-800 600 Public Roadway 1200 LF 0
LF
Under the old plan, South Campus Road would be built and turned over to the City to maintain. Now the road need not be built, meaning much less infrastructure to contend with.
Harriet Diamond, CAC: Will Kollmorgen’s footprint go down any farther than the access drive of the old T buildings?
Beth Murphy: No, same dimensions.
Beth Murphy, MassDevelopment: Distributed:
Commercial Tax Revenue Projections for Village Hill
1999 Estimated by TCB in July 1999
Square Feet
Cost/SF
Land Value
Tax Rate
Tax Revenue Light Industrial 101,000 $53.00 $15.05 $80,563 Office
244,000 $68.18 $15.05 $250,371 Mixed-Use
23,000 $60.00 $15.05 $20,769 Retail
22,000 $67.00 $15.05 $22,184 Total SF
390,000 Subtotal Revenue $373,886 Assisted Living 56,250 $89.00 $15.05 $75,344 Total SF with AL 446,250 Total Revenue $449,230
2008 Current estimate by MDFA as of
May 2008 Light Industrial 172,000 $100.00 $2,200,000 $11.20 $217,280 Office 60,000 $125.00 $800,000 $11.20 $92,960 Mixed-Use 15,000 $125.00 $600,000 $11.20 $27,720 Retail 3,000 $105.00 $300,000 $11.20 $6,888 Total
SF 250,000 Subtotal Revenue $344,848
Assisted Living
75,000
$165.00
$1,000,000
$11.20
149,800
Total SF with AL
325,000
Total
$494,648
MDFA ESTIMATES BASED ON CURRENT MARKET CONDITIONS
The figures have been updated for the Kollmorgen buildout scenario. The 1999 scenario: $449,230 tax revenue. 2008 scenario: $494,648.
Harriet Diamond, CAC: What is the square footage of Kollmorgen?
Beth Murphy, MassDevelopment: 150,000 square feet: 20,000 office & 130,000 light industrial.
Jami Albro-Fisher, CAC: This scenario means fewer buildings and cars, and more tax revenue?
Mayor Higgins: The assisted living facility is larger.
Joseph Blumenthal, CAC: Are the four single-family homes part of the Master Plan?
Beth Murphy: The Master Plan shows two undefined blocks.
David Drake, CAC: We are comparing two different utilization plans. Whey are different tax rates used?
Mayor Higgins: The tax rate changes year to year.
Joe Blumenthal: Assuming the CAC approves this plan, is it our role to discuss how the building will look?
Beth Murphy: The design guidelines will govern it and the Planning Board must vote approval.
Bruce Fogel, Esq., CAC: I have a dilemma: this scenario means the loss of 100,000 square feet of job-producing ability and that distresses me. As much as the City must keep Kollmorgen
here, the assisted living facility won’t produce the same level of jobs as light industrial use.
Beth Murphy: The old design was the maximum we could fit; we were shoehorning everything into the space.
Bruce Fogel, Esq.: In earlier conversations the CAC expressed a strong wish to preserve and expand upon the number of jobs. CAC did not wish to proceed mainly with housing and this
was a deliberate choice. And 450 cars is a lot of parking.
Beth Murphy: The 600 jobs under the Kollmorgen scenario is a conservative number.
Teri Anderson, Economic Development Coordinator: The Master Plan and grant applications always have said create or retain jobs. There are 330 Kollmorgen employees now. Teri listed the
importance of Kollmorgen’s remaining in Northampton:
Largest manufacturer in Northampton
Largest for profit private industry employer – currently employs 330 at Northampton facility
Only five other larger employers and they are all non-profit tax-exempt
Provides well-paid machinist, assembly and engineering jobs
Low turnover and good longevity of employees on the job
Has been a good corporate citizen in Northampton since 1951
Provides significant spin-off economic benefit through local procurement of supplies/services
Host to business customers/visitors/suppliers on a weekly basis who stay in Northampton
This is the only site in Northampton large enough to accommodate Kollmorgen’s facility needs
Bruce Fogel, Esq.: I absolutely agree with all of that but is there a way to do both?
Mayor Higgins: We did ask Kollmorgen if parking could be reconfigured but the rendering now is what Kollmorgen needs.
John W. Hornor: Why does a company with 330 employees need 450 parking spaces?
Beth Murphy: So that they will remain on site as the business grows and their number of employees grows.
Harriet Diamond, CAC: Because of the 40R overlay on the North Campus, some of that land could be used commercially.
Mayor Higgins: We need to schedule a series of meetings to discuss the North Campus.
Edward Skroski, CAC: Does Kollmorgen plan to build 130,000 square feet from the start? The company had bought land in the Industrial Park to expand later and did not.
Beth Murphy, MassDevelopment: I don’t know.
Joseph Blumenthal, CAC: Are there any security requirements due to the nature of Kollmorgen’s work?
Mayor Higgins: No.
Beth Murphy: Kollmorgen wants a fence, which will be discussed at site plan approval.
Harriet Diamond, CAC: Will they handle any radioactive material or hazardous waste?
Beth Murphy: No.
Mayor Higgins: Kollmorgen is a pretty simple manufacturing facility.
Harriet Diamond: I hope their lighting is in keeping with a residential area.
Frandy Johnson, CAC: Lighting standards were just revised and are fairly strict.
Jami Albro-Fisher, CAC: What about the old buildings that were slated to be reused for historical reasons?
Beth Murphy: There has been very little or no interest in them. The buildings were too difficult to reuse.
Teri Anderson, Economic Development Coordinator: Read from “Summary of CAC Review Authority under Land Disposition Agreement and Side Agreement to LDA with MassDevelopment, November
6, 2006”:
Changes to the project other than minor changes shall require written consent of DCAM and DCAM may, at its sole discretion, consult with the CAC on changes other than minor changes.
For changes deemed significant by DCAM, an amendment to the Master Plan may be required with approval by the CAC. Significant changes include: changes in use and/or size of more than
20% with respect to any element of the project as set forth in the Master Plan or a change in location, access or profile, or another change that DCAM reasonably determines is significant.
As long as MDFA holds a significant interest as a development partner, the CAC (and not DCAM) shall determine whether a change to the project Master Plan requires an amendment to the
Master Plan and DCAM shall not determine whether a project change is deemed minor, significant, or neither.
It is the CAC that determines if the Master Plan must be changed formally.
Jack Hornor, CAC: What is the difference between having the amendment or not?
Councilor Narkewicz, CAC: What happened when the Kollmorgen move was first proposed under the 2006 reconfiguration, was there an amendment to the Master Plan?
Mayor Higgins: No.
Jack Hornor: What is the role of DCAM (Commonwealth’s Division of Capital Asset Management)?
Mayor Higgins: DCAM has delegated that authority to the CAC.
MOTION:
The CAC hereby recognizes the relocation of Kollmorgen to Village Hill to be a major change to the overall Village Hill Northampton project, which requires MassDevelopment to file an
amendment to the Master Plan.
Moved by Frandy Johnson.
Seconded by Joe Blumenthal
The vote was unanimous in the affirmative.
MOTION:
The CAC hereby approves the amendment to the Master Plan relative to the relocation of Kollmorgen to Village Hill as presented.
Moved by Joe Blumenthal.
Seconded by Jack Hornor.
Discussion of the proposed Motion followed.
Councilor Narkewicz, CAC, asked that someone from Kollmorgen address the group for the record.
Michael Wall, President of Kollmorgen Electro-Optical explained that the current facility and parking can no longer accommodate the company’s needs. Their clear preference is to remain
in Northampton, but King Street no longer works for them.
Mayor Higgins: Mr. Wall has been working with Teri Anderson for years to find a new site in Northampton. The earlier proposed site on Earle Street was too difficult, with the needed
cut back into the hill.
Bruce Fogel, Esq., CAC: Is parking below or above ground an option that has been examined and rejected, or rejected from the start?
Beth Murphy, MassDevelopment: It is not feasible or economically viable to move the project below ground. All that ground water would make the cost astronomical.
Richard Henderson, MassDevelopment: Cost is $20,000 above ground, $35-40,000 below.
Teri Anderson, Economic Development Coordinator: Not much footage would be regained in light of the cost of moving parking above or below ground.
Bruce Fogel, Esq.: The topography does not allow parking to be moved below ground.
Beth Murphy: That is correct, parking cannot be move below.
Mayor Higgins: The original square footage figures were arrived at based on the community’s wishes. It is only now that the realities of the site, especially topography, are being revealed.
Mayor Higgins: I remind CAC members that we do not have to vote on this project tonight. I don’t want any member to feel rushed.
Councilor Narkewicz, CAC: Since it is an approved use under the Special Permit, it needs site plan review from the Planning Board. The purpose of tonight’s meeting was advertised in
the newspaper only yesterday. We should ensure ample opportunity to hear from residents.
Joseph Blumenthal, CAC: Throughout the process for the entire site, development of the South Campus was always a question of how it would occur. We never knew who would locate there.
The City has been presented with a win-win opportunity and we should take advantage of it. I am very comfortable voting tonight. I don’t think this project needs more process.
Edward Skroski, CAC: I second that notion. Keeping Kollmorgen in the City is a given, we don’t need to question them.
David Drake, CAC: We should look beyond merely the footprint since it is an interactive enterprise. For example, where do 330 people eat lunch on Village Hill? There may be more north-to-south
movement than in the previous plan. Where do employees bring their dry cleaning, where do they pump gas?
Beth Murphy, MassDevelopment: A cafe/sandwich shop on the corner of the North and South campuses would fit well. That is more likely to happen with all of Kollmorgen’s employees as
customers than they’re all driving away from the building for lunch.
Teri Anderson: I received a call about opening a cafe there as soon as the Kollmorgen story hit the newspapers yesterday.
Councilor Narkewicz, CAC: I don’t want to give the impression in any way that I don’t want us to keep Kollmorgen in the City. I’m comfortable with the move since Kollmorgen was part
of the Village Hill earlier equation. The reduction in traffic on the South Campus is a real bonus for residents.
Jack Hornor, CAC: South Campus development now has reached its 2nd period of recession. Kollmorgen becomes the anchor tenant on the South Campus. We’ve lost square footage but gained
in tax revenue. I am ready to vote.
Frandy Johnson, CAC: There will be ample time for the public to weigh in. The CAC is voting only on whether it makes sense to move forward with this new scenario.
Harriet Diamond, CAC: I agree that we should vote. The public still can weigh in.
Bruce Fogel, Esq., CAC: While I am not thrilled at the loss of 100,000 square feet, on balance I call the question.
MOTION:
The CAC hereby approves the amendment to the Master Plan relative to the relocation of Kollmorgen to Village Hill as presented.
Moved by Joe Blumenthal.
Seconded by Jack Hornor.
The vote was unanimous in the affirmative.
Councilor Narkewicz, CAC: I feel comfortable voting now because the CAC members who represent the neighborhoods are in favor of going forward and wish to vote on the Kollmorgen scenario
tonight.
4. Update on 43D Northampton State Hospital Priority Development Site designation
Mayor Higgins recapped Governor Patrick’s press release:
Governor Patrick Announces Northampton Priority Development Site and 43D Grant
NORTHAMPTON - Thursday, May 15, 2008 - Governor Deval Patrick announced today that Northampton's Village Hill site has been designated a priority development site and that the City of
Northampton has been awarded a $100,000 43D grant.
"Village Hill is another example of the state and municipalities working together to create a more business-friendly culture in Massachusetts," said Governor Patrick. "Streamlined permitting
tools such as 43D are vital to sustainable economic development in the Commonwealth." ...
The $100,000 43D technical assistance grant will improve and upgrade the City's permit tracking systems, integrate all permit-related databases, and establish an online permitting system
for easy application to the City. The City's investment in technology will provide for more timely and efficient permitting at the Priority Development Site and throughout the City.
Adopting 43D on this location assures all future local permits will be issued in 180-days or less. A master plan and special permit for this project have already been approved by local
officials...
The Chapter 43D Expedited Permitting Program was passed by the legislature in 2006, and is managed by the State Permit Ombudsman, first appointed by Governor Patrick in 2007. An Interagency
Permitting Board administers the grant program and provides a format for cross-agency staff collaboration on specific projects and municipal planning efforts. To date, 44 communities
have voluntarily "opted in" to the Chapter 43D program.
Mayor Higgins emphasized that expedited permitting means coordinated permitting with no conflicting messages at different stages of a project by different City departments. City departments
involved in this move to expedited permitting, online permitting, and tracking of permits:
Mayor’s Office Teri Anderson MIS Vanessa Oquendo
City Clerk Heidi Sawicki Ruth McGrath
License Commission: Lyn Simmons Board of Health Xanthi Scrimgeour
Planning & Development Wayne Feiden Fire (depends Chief Brian Duggan
James Thompson on shift Deputy Chief Gagne
Building Inspections Tony Patillo availability Captain William Millin
DPW Ned Huntley Assessors Joan Sarafin
Andy Kuether Purchasing Joe Cook
Mayor Higgins: Any questions?
CAC members: None.
5. Sustainable Northampton Plan Update
Mayor Higgins reported that the City Council and Planning Board are in the process of creating a zoning subcommittee to implement the Sustainable Northampton Plan.
Mayor repeated that a series of CAC meetings is needed to discuss what CAC members want development of the North Campus to be.
Joseph Blumenthal, CAC: I am sure the CAC will be asked to approve the change to the Master Plan to allow more housing density on the North Campus in accordance with Chapter 40R. We
should not assume that the CAC would approve that change. I would look more favorably on increasing the level of commercial development than on more dense residential development on
the North Campus.
6. Next Meeting
Wednesday, June 18, 2008
5:00 pm
location to be determined
7. Adjournment
Motion to adjourn was moved by Frandy Johnson, seconded by Jack Hornor, and voted unanimously in the affirmative.
The meeting adjourned at 6:35 p.m.
Respectfully submitted,
Corinne Philippides
Mayoral Aide
June 17, 2008
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