Broad Brook Open Space
COMMUNITY PRESERVATION
PROJECT APPLICATION COVER SHEET
I: Project Information
Project Title: Broad Brook Gap Acquisition
Project Summary: The Conservation Commission requests funds for the purchase of
aj open space parcel, to add to the Broad Brook Greenway/Fitzgerald Lake
Conservation Area (FLCA). Located on Coles Meadow Road, this 87-acre private
inholding to Fitzgerald Lake includes portions of Broad Brook and its watershed, a
wetlands complex, priority habitat of rare species, estimated habitat of rare wildlife,
and forest designated as high ecological integrity. If not protected, it could be
developed in several different scenarios, and its habitat and recreation values lost. If
complete funding is received, the entire parcel will be protected. If partial funding is
received, up to 16 acres along the Coles Meadow frontage will be developed as a
limited project, preserving the most ecologically valuable land in the rear of the
property.
Estimated start date: January, 2012 Estimated completion date: June, 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): Edward and Henry Kubosiak
Organization (if applicable): Northampton Conservation Commission and Planning
Department
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: $640,000
CPA funding request: $290,000
CPA request as percentage of total budget: 45%
Applicant’s Signature:
Broad Brook Gap Acquisition 1
CPA Application
Date Submitted: February 8, 2012_______________________
Broad Brook Gap Acquisition Project
CPA APPLICATION, ROUND 1 2012
Narrative:
Project Location: Coles Meadow Road, Parcel IDs 08-067 and 08-056
Please refer to locus map attachment
The Conservation Commission is seeking CPA funds to add up to 87 acres to the FLCA
and the Broad Brook Greenway. This project will expand FLCA to the east, through the
acquisition of one of the largest remaining inholdings of private property into the
conservation area. The parcel contains important wetlands, forest, and the Broad
Brook riverine corridor. It could be developed by using several different scenarios
(please see the attached plans for details) into a cluster subdivision, or common
driveways serving several large lots. This CPA application is the first of several
applications for funding, to include a Local Acquisition for Natural Diversity (LAND)
application later this spring. If the LAND grant is received, the entire parcel will be able
to be protected. If the LAND application is not successful, up to 16 acres along the
Coles Meadow Road frontage will be developed to support protection of the rear of the
property; the most important piece from a recreational and ecological standpoint.
Although the goal is to protect the entire parcel is possible, Coles Meadow Road would
not be an inappropriate place for some sensitive development. This could take the form
of up to four single family homes, a scenario that has been used at other conservation
areas. Another option would be to establish the area as a green cemetery, available for
burials using no chemicals.
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. FLCA is one of the
most widely used conservation areas not only in Northampton, but around the
region. The addition of the Broad Brook parcel will expand the recreational
opportunities available at FLCA, and expand the Broad Brook Greenway by
protecting additional upland habitat and sensitive riverine corridors.
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
Broad Brook Gap Acquisition 2
CPA Application
At more than 900 acres, Fitzgerald Lake and the Broad Brook/Beaver Brook
Greenway is the largest city-owned conservation area in Northampton. The
Open Space Plan notes that ‘the Lake and surrounding wetlands, marsh, and
forest, create one of the most diverse and richest ecological resources in the
City.’
The Open Space Plan recommended additional acquisition within the watershed:
“Expand preservation along the Broad Brook and Beaver Brook watersheds
(which includes Fitzgerald Lake), filling in the gaps and missing teeth in
preserved land and especially prioritizing land along and adjacent to waterways,
the watershed of Hatfield’s drinking water aquifer, and the potential for
connecting trails.” The Broad Brook Gap Acquisition will represent protection of
one of the largest gaps in the watershed,
The project will also address several of ‘the most pressing open space and
recreation needs’ identified in the Open Space Plan. These are:
Passive recreation opportunities throughout the city
Linkage and augmentation of open space parcels, to provide for passive
recreation and wildlife movement between large natural habitat areas.
Protection of vistas and “viewsheds.”
Acquisition for permanent protection of a range of critical and natural plant and
animal habitats, including:
Wetlands
Rare or endangered species habitat
Riparian lands along the Connecticut, Mill, and Manhan Rivers and other
rivers and major streams
Preservation of open space parcels that help define Northampton’s character,
including parcels at the “entrances” to the city and parcels that limit the
expansion of development into previously rural areas.
Protection of farmland, forestland, and the rural character of outlying areas.
Encouraging or requiring that development is sensitive to ecological resources,
vistas, and open space.
Protection of Northampton’s drinking water supply watershed and aquifer lands
and of Hatfield’s aquifer.
Protection of key parcels in the last remaining large undeveloped areas of town –
Broad Brook and Beaver Brook Watersheds, Marble Brook Watershed, Saw Mill
Hills, Mineral Hills, and the Meadows
Saves resources that would otherwise be threatened
The parcel is at-risk of development if it is not permanently protected. Several
different development scenarios (included as attachments) have been developed
that show the possibility of as many as 16 single family lots. Even one or two
homes would fragment the forest, and remove the possibility of recreation and
public access. The parcel has been actively listed a few times over the past
several years. Its location close to 91 and downtown, combined with its large
Broad Brook Gap Acquisition 3
CPA Application
size and proximity to FLCA will most likely make an ideal project for the right
developer.
Places high value on sustainable, ecologically responsible, energy-conserving structures,
locations, and materials; demonstrates that the project minimizes the ecological
footprint
Protection of the entire parcel will ensure that it remains an important
component of the Broad Brook Greenway. If the LAND grant is not received, a
limited development project, potentially to include a green cemetery, will be
created along the frontage. If house lots are created, they will be in the most
appropriate location for the site, allowing protection of the sensitive wetland and
riparian areas to the rear. A green cemetery, if it is determined to be an
appropriate site use, would create an opportunity for some revenue to be
generated to protect the rear of the site, while also having very little impact to
the parcel.
Receives endorsement by community groups, municipal boards and/or departments
The application is presented by the Conservation Commission and Office of
Planning and Development, and this acquisition is the Commission’s top open
space priority at this point. The project has only recently moved out of executive
session discussions, so additional support letters will be provided as they are
received.
Leverages additional public and/or private funds, or demonstrates that other funding
sources are not readily available or sufficient
The total project cost is $640,000. Of this, 45% is being requested from the
CPA. The remainder will be funded from a combination of state grants, private
contributions and, if necessary, limited development of a small part of the site.
Can be implemented expeditiously and within budget
CPA funding is being requested very early in the timeline of this acquisition
project because that makes our application for other funds more competitive and
because CPA funding will, with enough lead time, guarantee that this project
goes forward. The seller wants to hear about CPA funding since we are asking
him to keep the property off the market for a year. A purchase and sale
agreement has been executed, and City Council approval will be sought on
February 16. The LAND awards will be announced in late fall 2012, with a
closing to follow in early spring 2013 if the project is awarded funds.
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
Wetlands and their surrounding buffer areas provide a great deal of value for
habitat and biodiversity. In addition to these wetlands resources, this parcel also
Broad Brook Gap Acquisition 4
CPA Application
contains forested uplands, and includes priority habitat of rare species, estimated
habitat of rare wildlife, and forest designated as high ecological integrity.
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
The FLCA began with the acquisition of the Lake parcel twenty years ago, and
has been expanding ever since. Each new acquisition creates new opportunities
for trail linkages and access points, which have added to the large network of
trails at FLCA. This acquisition will create new opportunities for trail connections.
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 parcel is within wetland areas or their buffer zones,
including Broad Brook, and two smaller intermittent streams. Broad Brook is
specifically called out in the Open Space Plan as an area that should be
protected; and efforts have been made over the years to protect the Brook both
up and downstream of Fitzgerald Lake. The parcel is also within Hatfield’s
drinking water supply.
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 greenway and wildlife corridor.
Community Need/Protections/Project Feasibility and Success
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 once acquired.
Broad Brook Gap Acquisition 5
CPA Application
The project has only recently been made public with the execution of a purchase and
sale agreement. The project will require minimal maintenance by City staff, including
inspection of signs. Any trail development or more intensive maintenance will be done
by volunteers.
Project Budget:
The budget shown is preliminary, since CPA funds are being requested early in the
project timeline.
COSTS
Land Acquisition Cost $535,000
Soft Costs: Survey, baseline, title search, legal, etc $ 30,000
Closing related improvements (trash removal, signs, gates) $ 30,000
Environmental Assessment (hazardous waste) $ 10,000
Stewardship (required for endowment for CR and land) $ 15,000
Staff time: project management and oversight $ 20,000
TOTAL EXPENSES $640,000
SOURCES
LAND Grant OR limited development revenue if no LAND $320,000
If no LAND, this will be made up as follows:
Additional Grants and Fundraising $ 50,000
Limited development (net) $270,000
Fundraising $ 10,000
Northampton CPA request (acquisition and soft costs) $290,000
Staff time (donated) $ 20,000
TOTAL SOURCES $640,000
Project Timeline:
Soft Costs, grantwriting and fundraising: Spring 2012 to March 2013
Closing: Spring 2013
A 21E environmental assessment of the property will be needed to evaluate the
property for historical dumping. If LAND funding is not awarded, permits for the limited
development will be needed in spring 2013. A purchase and sale for the property has
been signed.
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 Coles Meadow 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. Another option would be to establish the
frontage portion of the property as a green cemetery, or create a green cemetery in
combination with some house lots. A green cemetery would allow the property to
generate some income through the sale of burial plots, with very little disturbance.
Broad Brook Gap Acquisition 6
CPA Application
There are very few cemeteries in New England that are restricted to green burials, and
this would be a unique addition to Northampton’s sustainable initiatives.
ATTACHMENTS:
Support Letters to be provided as received
Maps
Locus, and Connections to Open Space
Development Scenarios
Broad Brook Gap Acquisition 7
CPA Application
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