Village Hill Mass Historic Memorandum of AgreementMemorandum of Agreement
Regarding the Northampton State Hospital
By and Between
The Massachusetts Historical Commission
and
Division of Capital Planning and Operations
THIS MEMORANDUM OF AGREEMENT entered into as of the
1995 by and between the ?Massachusetts Historical Commission l MHC), the Division
of Capital Planning and Operations (DCPO), and the City of Northampton (City).
WHEREAS, the Northampton State Hospital (NSH) has been listed in the State and
National Registers of Historic Places:
WHEREAS. Chapter 86 of the Acts of 1994, as amended by Chapter 307 of the Acts of
'.994 (as so amended, the "Act") authorizes the disposition of the NSH property by DCPO, some
portions of which will be marketed and other portions of which will be disposed of to the
recipients identified in said Act:
WHEREAS, the City has proposed a plan for the NSH as an element of the Northampton
General Plan, which includes the possible reuse or demolition of historically significant buildings,
new construction, and preservation of agricultural lands and open space under city zoning;
. WHEREAS, the City has been consulted by DCPO and MHC and has been invited to
oncur in this Memorandum of Agreement (MOA);
WHEREAS. the Act authorizes or directs DCPO to convey ownership or interests in the
ollowing land or buildings to specified parries:
W Easement to Smith College on Parcel K
(ii) Halligan and Daley Monument to the City of Northampton
(iii) Parcel D to the Massachusetts Department of Food and Agriculture
.(iv) Conservation and right-of-way easement to the City of Northampton on
Parcel A
(v) Parcels 1, 3, and 4 to the Northampton Housing Authority
(vi) 91 Grove Street to the City of Northampton
(vii) Parcel C to the City of Northampton
(viii) Parcel G (community gardens) to the City of Northampton
(the above-listed parcels are referred to as the "named disposition parcels"); and
Pate i
DCPO will be conveying these parcels pursuant to the Act and the applicable stipulations of this
`tOA, but will not be marketing these parcels pursuant to Section R of this MOA.
NOW: THEREFORE, it is mutually agreed that the following points of agreement will be
followed in order to take into account the affect on historically significant properties of the disposal
of NSH in accordance with M.G.L. Ch. 9, ss. 26-27C (950 CMR 71).
Stipulations
DCPO, the City, and MHC will ensure that the following stipulations are implemented:
I • The Northampton State Hospital Campus
A. For the purposes,of this Memorandum of Agreement, it is understood that:
I . The MHC. following the guidelines of the National Register criteria (36 CFR 60),
has determined that the Northampton State Hospital Campus (hereinafter, the
Campus) is eligible for listing as a historical disti:ct on the National Register of
Historic Places. The MHC voted on June 8, 1994 to confirm the eligibility of the
Campus for listing on the National Register and sent this nomination for listing to
the Keeper of the National Register of Historic Places. The Keeper of the National
Register of Historic Places listed the Campus on the National Register on July 25,
1994.
2. The MHC regards the buildings and landscapes at the Campus listed as Status "C"
in Attachment A as propertim-contributing to the historic character of the Campus.
The MHC regards all other buildings and structures as non-contributing. This list
of contributing buildings and landscapes is a part of the Northampton State Hospital
Historic District, which is itself a part of the State Hospital and State Schools of
Massachusetts Multiple Property Submission.
3. The MHC regards the following attributes of the contributing buildings and
landscapes on the Campus (all of which address exterior areas only) as character-
defining elements for the purposes of re-use planning:
• Building and structure exteriors;
Fenestration;
• Scale;
• Color.
• Use of Material;
• Mass;
• Organization of the landscape;
• Views from, to and across the landscape;
• Curvilinear circulation system conforming to the hilly terrain;
• A campus-like organization of buildings among predominantly mature
landscape, in particular, the relationship of the dominant historic building
massing at the crest of the hill to the smaller scaled and sized structures of
heterogeneous building type sited along the slopes of the hill;
• The use of masonry, particularly red brick, as exterior building materials for
those buildings at the crest of the hill; and
Page 2
• The use of wood frame and cladding nearer the
campus. Perimeter locations of the
Interiors of the buildings and structures are not character-defining elements.
Nothing contained in this 1140A constitutes concurrence by the DCPO with anv of
the M k's determinations or opinions concerning the historic character of any
portion of the Campus. Nothing contained in this MOA constitutes an agreement
by, or binds. DCPO to seek legislative authorization to dispose of the Campus (or
any part thereof) or otherwise, with or without legislation. to proceed with
disposition of the Campus (or any part thereon. The decision whether and_ when tc
make or pursue any disposition respecting the Campus or anv part of it is in the soi~_
discretion of DCPO and the Legislature.
5, All parries to this MOA acknowledge that the uses to which the Campus has been
put in the past may change in the near future as new uses may be found for the
buildings formerly used for mental health purposes. These new uses may
themselves change over time, according to the market and the goals of the
communirv.
B. DCPO and the City are encouraged to include historic preservation in any redevelopment
process. Options for reuse of the Campus which incorporate historic preservation should take into
account the following principles in reuse planning:
1 • Preservation of the character-defining features of the contributing buildings and
landscapes of the Campus-sliould be encouraged if feasible.
If it is determined that it is not feasible to preserve ail of the character defining
features of the contributing buildings and landscapes of the campus, the feasibility
of preserving the character-defining features of portions of the contributine
buildings and landscapes of the campus will be examined, and encouraged where
feasible.
3. Rehabilitation of contributing buildings and new construction on the Campus
should be consistent with the recommended approaches in the Secretary `2f the
I_ rior's Standards for Rehabilitation and Guidelines for Rehabilitating Histol
AMWI-L lU S Department of the interior, National Park Service. 1990.
hereinafter "Standards").
II. Ma=n plan
A. Notwithstanding anv provisions of this MOA, DCPO has full marketing authority for the
Campus and will make all final marketing decisions. In the event that DCPO plans to implement a
marketing plan. DCPO will consult with the MEC and the City in the preparation of such
marketing plan for the Campus (other than the named disposition parcels, interests or ownership in
which will be conveyed as provieded in the Act) which shall include the following elements:
I • An appendix prepared by MHC for submission to DCPO on or before thirty X30)
days from written notice from DCPO that explains what MHC regards as the
Page 3
significance and the character-defining elements of various buildings and
landscapes. and information concerning potential tax benefits. DCPO Mil have the
right to reasonably approve such appendix within fourteen t 141 davs of submission
and prior to its inclusion in any marketing materials. If DCPO and MHC cannot
agree on the appendix, DCPO shall amend the appendix if necessary to state that it
contains MHC's opinions only and may then at DCPO's discretion proceed with the
marketing plan.
DCPO will include a photograph and a parcel map of the campus.
DCPO will make reference to the points listed under I.B. and any plan developed
based on these points. The information package and the marketing plan as a whole
will make a good faith effort to generate interest in the preservation of what the
MHC has defined as the historic character of the property.
DCPO will develop an initial distribution list as part of the marketing package and
will inciude on such list any contact offered by MHC and the City. -
3. 3. DCPO wtil prepare an advertising plan and schedule.
4• DCPO will prepare a schedule for receiving and reviewing submissions.
B. MHC and the City will have 30 days to review and comment on the draft marketing plan. If
MHC or the City does not find the draft marketing plan acceptable. DCPO will make reasonable
efforts exercised in good faith to accommodate the concerns of MHC and re-submit a final
marketing plan. Before implementation, MHC and,the City will have 21 days to review and
comment on the portions of the final marketing plan which address issues of historic preservation.
In the event that MHC does not provide its jaWai comments on the draft marketing plan within 30
days or its comments on the final marketing plan within 21 days, the plan shall be deemed
acceptable to the MHC. It is understood that the content of the marketing plan shall not require
approval of MHC or the City.
C. The marketing effort shall be continued for no less than three months from the date of the initial
:mplementation of the marketing pian subject to any contrary requirements of legislation which may
;?e enacted. Implementation shall occur when the marketing package is distributed to the initial
distribution list.
D. If, after consultation with the MI-HC for a technical review of duration no greater than thirty
30) davs with regard to the applicability of the "Standards" to the submissions, but. in its sole
dl termination, DCPO receives no acceptable submissions that are feasible and acceptable to DCPO
for an individual parcel or for the Campus as a whole that provide for rehabilitation or new
construction in conformance with the recommended approaches in the "Standards." it will convey
these conclusions to the MHC and the City.
1 • For ail such buildings and landscapes for which there was no preservation
submission that is feasible and acceptable to DCPO, in its sole discretion, then
DCPO or any buyer of the property or any other person can proceed with
demolition of buildings or rehabilitation-or new construction that does not conform
to the "Standards" following completion of'photographic recordation and
documentation as stipulated in Section V.
Page 4
• Unless prior to the expiration of N4HC's marketing review eriod
Section II (A)(1)], MIHC notifies DCPO in writing that , p (as outlined in
marketing plan to materiall~• fail to encourage reservation C considers the
written opinion that any such demolition permitted under Sec on IRM ) does not
constitute anticipatorv demolition, as this term is used in federal Section 105
review. MC shall provide this opinion promptly upon request by DCPO or any
Buyer of the property.
E. In the event that a building or.landscape that does not generate preservation interest in the initial
marketing effort and is not demolished prior to the commencement of a subsequent formal
marketing effort, DCPO will make reasonable efforts exercised diligently to support the
development of the property in a manner consistent with the principles listed in I.B.
M. New Construction
A* DCPO shall encourage new buildings and landscapes that are sympathetic orcompatible to
what LMHC has determined to be character-defining attributes of the. contributing buildings and
landscapes on the Campus, including a campus-like organization of buildings in predominantly
mature landscape: the curvilinear circulation system conforming to the hilly terrain: the relationship
of the dominant historic building massing at the crest of the hill to the smaller scaled and sized
,tructures of heterogeneous building types sited along the slopes of the hill, the use of masonry,
particularly red brick, as the predominant exterior building materials for these buildings and
masonry or wood frame and cladding for buildings at perimeter locations of the campus. It is not
necessarily desirable, however, for new buildings and landscapes to mimic construction styles or
materials of the existing buildings with twentieth century materials. For example, new buildings
need not have red brick exteriors or otherwise use the same materials or construction as were used
on the existing buildings.
Other Design Guidelines which vary from the Zoning Code also would be acceptable, provided
:hat requirements relating to materials. siting, and massing are addressed. MHC and the Citv wiil
have 30 days to review and comment on the final draft of any such additional design guidelines
which vary from the zoning ordinance or this MOA. DCPO shall have design review authorirv.
IV. Exem ted Activities
A. The following construction activities are unlikely to affect what MHC regards as the character-
defining attributes of the Campus and are exempted from further review by the MHC, including
comments in anv environmental review process:
• Resurfacing, maintenance, repair or improvement of existing
driveways. parking lots, roads, and
.
• Repair, replacement or improvements to infrastructure, i.e. heating and electrical
systems, sewer, water, ventilation systems, or plumbing.
Page 5
• Maintenance work such as painting, repair or replacement of substantially in-mod
architectural elements.
• All interior work.
Maintenance, repair, or replacement of substantially in-kind landscape features.
Demolition or alterations of non-contributing structures.
• New construction on parcels C. D, and E. (See Attachment B, the parcel identification
map).
• New construction of 40' or less in height, excluding mechanical systems, on Parcels F.
B (south of Grove Street, K (the eastern half), and J.
Photo~raohic Recordation and Documentation
Prior to demolition of any contributing building, disposition of any part of the Campus.
',ubstantial new construction or other major change to the landscape of the Campus. DCPO shall
require that the buildings, structures and designed open spaces of the Campus are documented by
Photographs and narratives in accordance with a "recordation plan" that satisfies all of the
following:
1 • Provides for documentation of the historical processes that shaped the organization.
design and history of Northampton State Hospital. (The nomination of the Campus
to the National Register prepared by MHC is sufficient documentation.)
2. Contains photographs and documentation of the character-defining attributes.
3. Includes but is not limited to elements listed in Attachment C.
4. Is reviewed and commented upon by MHC.
5. Provides that copies of the resulting documentation are made available to the MHC.
the City of Northampton, and, if any federal funds are used, the Librarv of
Congress.
VI. H stork Rehabilitation Tax Credits
In order to ensure that rehabilitation of buildings that MHC believes contribute to the historical
significance of the Campus can qualifv for applicable tax credits, DCPO shall encourage any
designated developer to consult with MHC and the National Park Service for the purpose oi•
meeting-tax credit standards in any work to be completed.
Page 6
VII, Coordination with Section 106 of the National Historic
Preservatton Act and the Massachusetts E
A ct nvironmental Pe
A. If any state or federal agency funding, license, or permit is contemplated or required for the
rehabilitation or demolition of any contributing building or landscape on the Campus, or for new
construction on any contributing landscape, DCPO shall provide a copy of this MOA to any project
proponent which is herebv on notice that notice and review procedures under the National Historic
Preservation Act, 16 USC 470 et. seq. (including sections 106 and 110) (36 CFR 800), the
National Environmental Policy Act (NEPA), and/or the Massachusetts Environmental Policy Act
MEPA) may be applicable to anv such project, requiring notice and review by the appropriate
federal agency, the Advisory Council on Historic Preservation (Advisory Council) and/or the
%4EPA unit, as applicable, as early as possible during the planning stages of the project to the
extent required by such laws. A copy of this MOA shall be included in the documentation
submitted to the federal agency, the Advisory Council, and/or the YEPA Unit, along with MHC's
written comments concernutg the project. which shall be used to document a good faith effort to
consult with the MHC concerning historic preservation. MHC. DCPO, and all parties interested in
the project agree that if the procedures in this MOA are fulfilled in compliance with this MOA.
MHC's comments will provide that, even if there is an adverse impact or effect on the historic
resources, all reasonable, prudent and feasible means and actions required to mitigate such adverse
impact or effect on such historic resources have taken place under said laws and this MOA and that
it is in the public interest to proceed with the project.
Execution and implementation of this Memorandum of Agreement evidences that DCPO has
afforded MHC reasonable opportunity to comment on the re-use of Northampton State Hospital.
Page 7
VIII. Modifications
'"Y Party to this IvIOA may request that it be amended or modified whereupon the parties viii
.:onsult in accordance with 950 C.MR 71 to. consider such amendment or modification.
Executed as of the date first above written.
Division of Capital Planning and Operations (DCPO):
J
Bv: r
Lark Ju=v Palermo
Commissioner
`Iassachusetts f istortcci Comrruss ion (,MHO:
By: G 4r~~ H
u ith McDonough
D' for
Citv of Northampton (City):
By:
Mary L. Ford
Mayor
Page 8
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ATTACMAENT C
SCOPE OF RECORDATION
Written Documentation
describes A narrative summarv shall be written for the overall District which
the architectural, historical, and cultural significance at the appropriate national,
state and/or local levels. The narrative overview should be followed by individual
summaries of the individual buildings. The National Register nomina
referenced and utilized to the fullest extent possible. tion form shall be
II. Graphic Documentation
A series of 8 1/2" x 11" historic site plans, showing key periods in the
evolution of the District shall accompany the narrative summary. This should include the
current plan, showing the location of the District and each documented structure within it.
III. Photographic Documentation
A. Indices to photographs for the overall District and for each
individual building being documented.
B. Photo keys to show locations of overall views and those taken of
large, multi-faceted buildings.
C. Exterior views of each individually documented building:
1 • General views of structure within setting.
2. Elevation views. More than-one elevation may be
shown at a time.
Architectural details.
4. Engineering details.
D. Historic Views
A thorough search should be conducted, and photographic copies made of
a sample of historic photographs of the overall District and of each
individually documented building, if available. .-k source and approximate
date should be given for each original photograph.
E. Anv original or other historic floor plans, photographically reduced
to 4" x 5", 5" x 7", or S" x 10" format, of all individually documented
structures.
F. All photographs shall be black and white, archivally stable.
IV. Historic American Buildings Survey (HABS)
If anv federal azencv funding, license or permit is used for demolition or new
construction, the National Park Service, Mid-Atlantic Region, shall be contacted
regarding the scope of the HABS recordation.
Appendix III
Building Inventory
Appendix III
NORTHAMPTON STATE HOSPITAL
Building Inventory and Square Footage Calculations
Parcel A - OId Main Co p e~
Building 1
Buildin
2
Old Main
Old M
Center Rear
?1,422
C MIT111 e
1857
g
Building 3
ain
Old Main
North Ward
84,780
1857
Building 5
Old Main
Administration
North Infirmary
67,255
34
605
1863
Building 6
Buildin
40
Old Main
Old
South Ward and infirmary
,
125,468
1903
1857-1935
g
Building 41
Main
Old Main
Storehouse
Kitchen & Cafeteria
25,747
53
762
1910
1
Subtotal
"
935
414,040
Building 12
Buildin
13
Dorm
D
North Employees
14,579
1920
g
Building 110
orm
Support
South Employees
14,558
1920
Building 111
Support
Grounds Shop
Fire House
6,232
1
087
1812
1
Building 112
Building 113
Support
S
Coach Sam
,
15,518
938
1900
Building 117
upport
Support
New Garage
5,827
1966
Building 118
Support
Ox Barn
Pump House
11,111
576
1900
Building 119
Buildin
121
Support
S
Maintenance
13,588
1900
1910
g
Subtotal
upport
Garage
1.296
Unknown
84,472
Building 4
Building 34
Misc
Resid.
Pavilion
Former Supers House, 1 Prince
2.848
4
154
1962
Building 35
Misc
Recreation Building
,
3.467
1940
1932
Subtotal
. 10,469
Total Square Feet, parcel A 508,981
Parcel H - The Haak +I Area
Building 58
Building 15
Haskell
Galluo
Otilces
80,320
1959
Building 14
Oormrtory
Male Attendants
Nurse's Home
31,040
29
836
1932
Subtotal
.
141,196
1938
Building 107
Building 108
Support
Support
Poultry House
3,438
1920 Failing Down, Roof Collapse
Building 109
Support
Piggery
Butler Building - REMOVED
6,293
0
1860
Building 114
Support
Equipment Shed
2725
1961 Was 3280 SF
Building 115
i
Support
Red Barn
2.269
1939
1874
Bu
lding 120
Subtotal
Support
Shed
U
n
Unknown
14,725
Building 16
Building 33
Resid.
Resid
Eng. House, 35 Prince
51088
1890 Unuseable, Roof Collapse
Building 104
.
Resid.
Single, 37 Prince
Garage
37 Prince
3,312
640
1940
Building 105
Resid.
,
Single, 39 Prince
3.31
1950
1940
Subtotal
12.352
Total Square Feet, Parcel H 168,273
Parcel 8 - The Memo al Co ex
'
Building 7
Building 8
Memorial
M
D Building
31,824
Comments
1930
Building 9
emorial
Memorial
E Building
31,824
1930
Building 10
Memorial
C Building
30.594
1930
Building 11
Building 101
Memorial
M
F Building
AP Building
34,478
25,998
1930
1952
building 102
emorial
Memorial
G Building
G Building Recreation
55.931
17
264
1967
1967
Subtotal
.
227,913
Building 38
Building 39
Misc.
Misc
Power Plant
13.120
1935
Subtotal
.
Laundry
12.560
1930
25,680
Building 21
Building 23
Resid.
Resid
Single, 219 Earle
3,419
1905
Building 24
.
Resid
Single, 51 Grove
4,641
1875
Building 25
.
Resid
Duplex, 91 Grove
5,337
1908 Directed Disposition to City
Building 27
.
Resid
Single, 122 Grove
2752
1920 Directed Disposition to Housm
Building 31
.
Resid
Single, 23 Laurel
1,939
i
1879 Directed Disposition to Housnm
Building 32
.
Resid
Single, 24 Chapel
3,330
1933
Building 106
.
Resid.
Single, 15 Chapel
Single
10 Chapel
1,848
411
2
1932
193
Subtotal
,
.
0
25,677
Total Square Feet, Parcel B
Directed Disposition Parcels
Total Square Feet Available for Disposition, Parcel a
Parcel K - Hos ' ai 1a:u
Building 17 Resid.
Building 19 Resid.
Building 20 Resid.
Duplex. 145 West
Single,t97 West
Single, 135 West
279,270
(10.0281
209,242
5,256
1883 Leased to the City of Northamp
2394
1920 Directed Disposition to Housim
2.1$2
1887 Directed Disposition to Housirl~
9,832
(9
8321
.
0
2,610
1932 Directed Disposition to Housing
2.010
(26101
0
Total Square Feet, Parcel K
Directed Disposition Parcels
Total Square Feet Available for Disposition, Parcel K
Miscellaneous
Building 30 Resid. Single, 278 Burts Pit Road
Total Square Feet, Misc.
Directed "Disposition Parcels
Total Square Feet Available for Disposition, Misc.
Grand Total Square Feet
Directed Disposition Parcels
Total Square Feet Available for Disposition
900,966
(1?.15M
956,328