Northampton State Hospital-Village Hill- 1993 backgroundMEMORANDUM
C~
TO: Mayor's Business Task Force on Northampton
State Hospital
FROM: Bart J. Gordon
DATE: January 20, 1993
RE: Prior Planning Studies
I. Introduction.
This memorandum is a brief outline of past planning efforts
and proposals. It may provide background for the Governor's
scheduled visit.
II. The Property.
Apparently the entire site may be considered as surplus.
There are current plans to close the hospital this spring. About
280 acres are under the jurisdiction of the Department of Food
and Agriculture and subject 'to a long term lease with Smith
Vocational High School for agriculture. The jail site of about
30 acres is controlled by Hampshire County. Parcels comprising
about 240 acres may be subject to disposition and redevelopment.
About 980,000 square feet of space in about 50 buildings are
included.
In 1985, 133 acres were declared surplus to state need,
including the Main Hospital Complex (74 acres), land to the west
of the jail (39 acres), Hospital Hill and the land adjoining
Jessie's House and the Smith tennis courts (20 acres). These
parcels (excluding Haskell Building and Memorial Complex) were
the subject of the 1986 Citizens Advisory Committee Development
Guidelines.
III. Lozano, White and Associates. Northampton State Hospital Re-
Use Plan (1980-1982).
This study was jointly funded by the City of Northampton and
the Commonwealth. The consultants worked with the Mayor's
Advisory Committee Regarding State Hospital Building Re-Use. The
report concluded that "the site, because of its location, size
and unique beauty, has major private development potential and is
therefore an economic asset from which tax revenues and
employment could be derived to benefit the Commonwealth, the
Western Massachusetts.region and the City of Northampton." (Id.
at 2.) The study recommended mixed use redevelopment including
light industry or research and development and private housing.
Certain parcels were recommended for agricultural, recreational,
and open space uses. The Government Land Bank was urged as the
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publicly accountable agency suitable for implementation of
redevelopment.
IV. University of Massachusetts Center for Economic
Development, Northampton State Hospital Redevelopment
Strategy, 1984.
This analysis focused on reuse of the Main Complex
buildings, including renovation and demolition, for mixed
industrial purposes and on development of the 36 acre parcel
south of the Hampshire County Jail for industrial or commercial
development. The report recommended formation of an Economic
Development and Industrial Corporation (EPIC) as the entity to
undertake redevelopment for the city. An FDIC may be established
pursuant to G.L. c. 121C, and emphasizes industrial and
manufacturing projects. The CED report cites mixed responses to
the Land Bank as a development entity. .
V. Northampton State Hospital Re-Use Project, 1986 - DCPO
Background Report and Citizens Advisory Committee
Development Guidelines.
The statutory disposition process contemplates, but does not
mandate, a citizen's advisory committee for disposition of
surplus state property. G.L. c. 7, §40F. In 1986, a committee
of nineteen local members, with four ex-officio members, met many
times for seven. months to craft development guidelines which were
later adopted at public hearings.
The broad guidelines for reuse included:
preservation of scenic and natural character of
property, including preservation of the Main Complex
buildings if feasible and compatible with proposed
reuse.
protection and public enjoyment of natural areas, Mill
River, slopes, hillsides.
- a balanced mix of residential , commercial, and light
industrial uses could be accommodated on the property.
- development should not negatively affect the health,
safety, and welfare of DMH clients and should include
specific opportunities for DMH clients to gain access
to training, jobs, and housing on site.
The guidelines called for state appropriation for DCPO's
development of a Master Plan, and made parcel designations and
use guidelines. The guidelines deferred questions of the entity
for redevelopment to the Master Plan process, which has not been
undertaken. Governor Dukakis filed a bill incorporating the
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guidelines in the 1986 session, which was not adopted. Bills
have been filed every legislative session thereafter, principally
by Representative Nagle. In the past, objections have been
raised by advocates for the mentally ill, including the Alliance
for the Mental Ill, that the disposition plans are premature, in
that alternate mental health facilities do not exist. Fiscal
concerns and issues relating to lease rather than sale of surplus
property have also arisen.
VI. DCPO Portfolio Review Report, June 1, 1992, RKG Associates,_
Inc.
This report examined the State Hospital property for
possible private, market-driven reuse. The report noted the
beautiful setting, but significant limitations of difficult
access, demolition and infrastructure expense and possible
environmental problems (asbestos and lead). The report concluded
that "Demolition and disposal costs for clearing the existing
unusable buildings exceed the market value of the underlying
land. The costs and uncertainties associated with demolition and
disposal are the single greatest impediment to the site's reuse
through private sector development."
The report suggests that special legislation will be
necessary to dispose of the property. It urges a long range,
phased strategy, including subdivision and sale of selected
sites. The principal direction for reuse is residential housing.
VII. Ongoing City Planning Efforts and Zoning Amendments.
The Planning Board has deliberated and adopted a mixed use
plan for future zoning of the site. However, the plan has not
been translated into zoning amendments or adopted by the city
council. The plan is advisory at this point. Ultimately, zoning
is the city's principal voice in the process.
VIII. Current Pending Bills.
Representation William Nagle and the Government Land Bank
have filed bills for disposition of the state hospital property.
The Land Bank bill calls for a redevelopment plan, including a
feasibility study., I have not seen the 1993 bill of
Representative Nagle.
IX. Task Force\Issues.
A. The Role of the Task Force
1. informaladvice to mayor
2. business alliance to help marketing to potential
users
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3. provides support and resists political inertia
4. depoliticizes process and demonstrates strong
local support for productive reuse
5. consultant to move process? what skills?
B. Entity or Agency For Redevelopment: the usual suspects
1. Government Land Bank
2. Municipal government
3. DCPO
4. new local EDIC or other entity
C. Political Role For Task Force
1. Governor's visit Feb. 9
2. liaison with legislators
D. Costs of Maintenance and Demolition
1. infrastructure
a. road/access improvements
b. steam heating plant
2. planning costs
3. financing
4. environmental concerns (lead, asbestos)
E. Historic Preservation
1. Mass. Historic Commission may be considering
designation of whole campus to the State Register
of Historic Places
2. There likely will be MHC jurisdiction through the
MEPA process, in any event
3. state designation may complicate redevelopment and
discourage reuse
4. which buildings are historically significant and
capable of restoration?
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