Village Hill Northampton State Hospital CBDG Slums and BlightCITY OF NORTHAMPTON
OFFICE OF PLANNING & DEVELOPMENT
FORMER NORTHAMPTON STATE HOSPITAL
COMMUNITY DEVELOPMENT BLOCK GRANT
SLUMS AND BLIGHT DETERMINATION
JUNE 2001
~~I
Office of Planning and Development
City of Northampton
City Hall, 210 Main Street, Room 11
Northampton, MA 01060
(413) 587-1254 (413) 587-1264 fax
FORMER NORTHAMPTON STATE HOSPITAL
CDBG SLUMS AND BLIGHT DETERMINATION
nn
l_J
JUNE 2001
~J
Introduction / Historic Overview
The Northampton State Hospital complex was built in 1856 for the sole purpose
of providing treatment and housing for the mentally ill in Western Massachusetts.
The hospital, which was initially designed for only 250 patients, reached its peak
census in the early 1950's. During the heaviest period of expansion, several
wings were added to the original complex, as well as five additional buildings,
r~
constructed for a growing administration, staff, and patient population. At its
U
peak,.the grounds eventually expanded to some 538 acres, separated into
different parcels and complexes. The original groups of 19th century buildings
are collectively called the Old Main Complex.
In the early 1960's, as the focus in mental health treatment moved towards de-
institutionalizing and creating more community based mental health care
~
J
facilities, large institutions like the Northampton State Hospital were directly
impacted and eventually became obsolete. Over the next 20 years buildings
n
were closed at the complex and some land resources were redistributed to
l J
various state run institutions.
a
In 1977, a 30-acre site, located to the north of Route 66, was used to construct
the Hampshire County Correctional Facility (which has since been transferred
back to the Commonwealth of Massachusetts). In December 1983, a 282-acre
n
parcel was given to the Massachusetts Department of Food & Agriculture as a
J
result of requests to preserve farmland. In May 1985, the Executive Office of
Human Services declared the remainder of the land surplus and it became
n
available for disposition. The Northampton State Hospital finally closed its doors
~J
in August 1993.
Building Condition & Infrastructure
[I
About 85 percent of the complex has been vacant for over ten years. During this
period of time the buildings received virtually no maintenance, no repair, and no
upgrading. As a result of neglect, they are no longer practical for useful
occupancy. Many of the buildings have been deemed non-convertible and are
useless for any other type of facility other than its original purpose. Unfortunately,
the large institutional design of the buildings has limited its convertibility.
• Existing water, sanitary sewer, gas, and electrical lines that serve the
buildings have slipped into disrepair for lack of use.
• The condition of existing water, sanitary sewer, gas and electrical lines on
the property and the capacity of each system to serve new development
are severely limited because of extensive damage and deterioration.
rl Many of the buildings on this site require major repairs due to their
U deteriorated condition and may not be worth retaining. In many cases the
demolition of the remaining structures would be more economically
feasible that reuse.
Another infrastructure issue affecting re-use is the energy distribution system for
buildings. All major buildings on the complex were supplied with heat and hot
water by a central power plant located on the Memorial Complex. Maintaining
the existing system is not practicable because the heat supply to buildings has
n been shut off for years and the system has rapidly deteriorated. It would be
~j neither cost effective nor financially feasible to reconnect those buildings to the
main system. In addition, the roofs pose a major threat because of falling debris.
Renovations become less economically feasible as the buildings further
deteriorate. In such cases demolition is a more practical alternative.
Overall, roads, driveways, power, water and sewer infrastructure systems on the
former hospital complex cannot support the development and revitalization of the
area. Infrastructure of adequate size and capacity is required for redevelopment
of the site.
General Development Plan -1993
Li The Planning Board formed its goals and objectives pertaining to the State
Hospital with extensive participation from community members. Many of the
main objectives presented by the 1993 General Plan were to encourage
economic diversity and development of the Northampton economy. The plan
also acknowledges the importance of preserving structures of historical
significance when possible, as well as protecting environmentally important areas
and "green space".
`_J
General Plan - Executive Summary
• The State Hospital complex has unique resources and amenities that
make it extremely attractive for many businesses. Any redevelopment
should insure that the unique resources are protected.
• The main hospital complex, including the Historic Main Complex, Haskell
Building, and Memorial Complex should be reasoned to create a mixed-
use village-center. Such an area would include economic development
activities, job creation, and other uses to create a village center and
encourage pedestrian scale activities while allowing a wide range of
options for a developer.
• Areas well suited for housing in existing residential areas should be
maintained at a density in keeping with surrounding residential areas.
• The vast majority of the existing open space should be protected for
farmland, recreation and conservation.
• Every effort should be made to preserve and reuse existing structures of
architectural or historical significance, but unrealistic historic preservation
requirements that will impede or prevent development should not be
adopted.
Site Description
Parcel A - Historic Main Complex (55 acres)
Parcel B - Memorial Complex (31 acres)
Parcel C - Hayfields (12 acres)
Parcel D - Gateway Vistas and Hayfields (36 acres)
Parcel E - Ice Pond (39 acres)
Parcel G - Community Gardens (5 acres)
Parcel H - Haskell Complex (26 acres)
Parcel I - (282 acres)
Parcel K - Hospital Hill (20 acres)
Current Redevelopment Plan
At over 500 acres of land in its entirety, the site is an extraordinary resource, with
the potential for a variety of uses. The new redevelopment plan hopes to be a
catalyst for Northampton economic growth. The main objective is to transform the
former Northampton State Hospital complex into a mixed residential-commercial
village.
The current plan calls for 207 units of new housing, half of it affordable; an
assisted living facility; ample areas of open space; and over time development of
400,000 square feet of new commercial space, with business activity generating
close to. 1,000 jobs in the community.
Massachusetts General Law / Blighted Open Area Determination
The former Northampton State Hospital (NSH) complex sits on 538 acres of land.
The structures have been vacant since the closing of the hospital in 1993 and
unfortunately after years of neglect, the once active complex is in disrepair. The
buildings are in poor condition and the site's infrastructure is deteriorated. The
entire complex is in a severe state of disrepair/deterioration and represents a
"Blighted open area" as defined by Massachusetts General Laws.
MGL chap. 121 B sec 1. "a predominantly open area which is detrimental to the
safety, health, morals, welfare or sound growth of a community because it is
unduly costly to develop it soundly through the ordinary operations of private
enterprise by reason of existence of the deterioration of site improvements or
facilities; or an abandonment or cessation of a previous use; or predominantly
open area which by reason of any condition or combination of conditions which
are not being remedied by the ordinary operations of private enterprise is of such
a character that in essence it is detrimental to the safety, health, morals, welfare
or sound growth of a community which it is situated".
CDBG / Slums and Blight Determination
In accordance with HUD Regulations for the Community Development Block
n
Grant Program [24 CFR Part 570], CDBG funded activities will be considered to
Lj
address prevention or elimination of slums and blight if an area meets the
following criteria:
(1) The delineated area meets a definition of a slum or blighted area
under State or local law [CFR 570.208 (b) (1) (l)] and,
(2) Throughout the area there are a substantial number of
deteriorated or deteriorating buildings, or public improvements
are in a general state of deterioration [CFR 570.208 (b) (1) (ii)];
and
(3) The assisted activity addresses one or more of the conditions
that contributed to the deterioration of the area [CFR 570.208 (b)
(1) (iv)1-
Conclusion
The Commonwealth of Massachusetts and the City of Northampton support the
reuse and redevelopment of the former Northampton State Hospital to meet the
a
goals of job creation/retention and the creation of new economic opportunities in
the Northampton area and region. Furthermore, the development plan assures
a
new opportunities for the City of Northampton and was constructed to eliminate
_I blight presented by the existing condition of the former Northampton State
Hospital while simultaneously protecting its unique resources, which are critical
components in the overall development of the site.
The area defined as the former Northampton State Hospital meets the definition
of a blighted open area in accordance with Massachusetts General Law;
L throughout the area there are a number of deteriorated buildings or public
improvements that are in a general state of deterioration; CDBG assistance shall
be limited to addressing one or more of the conditions that contributed to the
area's deterioration.
BY: I
Michael T. Owens
Community Development Administrator
DATE: 06-15-01
i
E
J
0
5
i
I~
U
Main Complex
A
r.
it
IL
I
Main Complex
h:^
rr
Lij Main Complex
r
i
i
I'
x
e
~
a
~
/
J~ ,
r f u J n,K9 ''19 l~
rJ~~, ~~M
o''5u~°w ~.,~'7
~ ~d ~
1~'~Z$ai~.
~b
{ b v
h
.
~
7.
a
xn.• ✓ ~i iii 1. ,a ' ~
Y
r~~s~d
r~
Power Plan
C
p
ff
. F4
y l
r
y
5
16,
1
7 !
<
to ~
Gu
?in
f~i.
W
l
~
Power Plant
'r
i n y
rs c
n
D
D
i
Memorial Complex
g x'
IV Fq.
iL
Memorial Complex
u
y~r N j..s-,,y, xR - ~~F .vr xn4 r / .5 rJ g~ 6 d ~r r r~ 4
. r~ rt ~ ~ 4 _ ~ k " F s4f iSy kn~aa'° ~,~~y 2~ ~~~~~"i. i t ~l ~
y 4 ~ ~y✓'
. .r<,~aa,~-..r._~e ^qyv z. 7a_. r 'i~ xµ '~rR~~fA
oa~a: t1-J-200t
Author kk
MAW0
Poe: P;r.,d2tb,"'.'amOaneavo
19ums_bAOhtlstatehoaoital.a0r
E
Memorial Complex
I 1
Wooden Structures
u
I'J
I.
v f
~ i.
t qq t` p
t i,~yt ~ 4E
. ~fiE IAfi r,
- 1.111 7 ~ziy
t
Wooden Structures 9
11
Northampton State Hospital Area
1000 0 1000 2000 3000 4000 Feet OEE