Village Hill Northampton State Hospital 2008 Notice of Project Change KollmorgenNOTICE OF PROJECT CHANGE
Village Hill, Northampton
EEA # 12629
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Prepared for. Prepared by:
Hospital Hill Development, LLC Epsilon Associates, Inc.
Managing Member: 3 Clock Tower Place, Suite 250
MassDevelopment Maynard, Massachusetts 01754
160 Federal Street in Association with:
Boston, Massachusetts 02110 Tighe & Bond
Member.- 53 Southampton Road
The Community Builders, Inc. Westfield, Massachusetts 01085
322 Main Street
Springfield, Massachusetts 01105 June 2, 2008
®sil
ASSOCIATES INC.
i~LANNING AND DEVELOPMENT - CITY OF NORTHAMPTON
planning - conservation - zoning • housing partnership - redevelopment - northampton GIS
economic development - community development - historic - community preservation - central business architecture
Wayne Feiden, AICP, Director of Planning and Development - Wfeiden@NorthamptonNIA.gov - 413-587-1265
June 19, 2008
Secretary Ian A. Bowles
Executive Office of Environmental Affairs
100 Cambridge Street, Suite 900
Boston, MA 02114-2524
Attn: MEPA Unit, EOEA 12629
RE: Notice of Project Change, EOEA 12629
Village Hill, Northampton
Dear Secretary Bowles:
I would like to add my support for the above referenced Notice of Project Change. The project is
a great opportunity to create the jobs and the tax base that has been a key ingredient in the
Village Hill project since its inception.
Planning and Development endorsement of this plan does not imply endorsement of any aspect
of the layout shown in Figure, 2, Draft Revised Master Plan. The details shown on the plan will
be assessed by Northampton Office of Planning and Development staff and by the Northampton
as part of any future local permit application.
Thank you for your consideration.
Sincerely,
Wayne Feiden, FAICP
Director of Planning and Development
City Hall • 210 Main Street, Room 11 • Northampton, MA 01060 - www.NorthamptonMa.gov - Fax 413-587-1264
original printed on recycled paper
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S S 0 C I A TES I N C .
June 2, 2008
Secretary Ian A. Bowles
PRINCIPALS Executive Office of Energy and Environmental Affairs
100 Cambridge Street, Suite 900
Theodore A Barten, PE Boston, MA 02114-2524
Margaret B Briggs
Attn: MEPA Unit
Michael E Gusl<i, CCM
Samuel G Mygatt, LLB Subject:
Dale T Raczynski, PE
Cindy Schlessinger
Lester B Smith, Jr
Victoria H Fletcher, RLA
Robert 0` Neal, INCE
ASSOCIATES
Andrew D Magee
Michael D Howard, PWS
Laura E Rome
Notice of Project Change, EOEA 12629
Village Hill, Northampton, Massachusetts
Dear Secretary Bowles:
On behalf of Hospital Hill LLC, through its managing member Massachusetts
Development Finance Agency (Mass Development), enclosed please find a Notice of
Project Change (NPC) for Village Hill, Northampton (formerly known as the Village at
Hospital Hill). The project change relates to the modification of the Memorial Campus
Master Plan and the sale of an 11-acre site on the South Campus to Kollmorgen
Corporation (Kollmorgen) for construction of an R&D/manufacturing facility.
Kollmorgen is an important Northampton industrial employer, and the development of
the facility on the South Campus represents a significant step forward in the
redevelopment of the former Northampton State Hospital.
The revised Master Plan and sale to Kollmorgen presented in this NPC have the support
of the Northampton State Hospital Citizens Advisory Committee, which voted
u unanimous support on May 22, 2008.
((l Please notice the NPC in the June 11, 2008 Environmental Monitor to commence
3 Clock Tower Place, Suite 250 public review. The public and agency comment period extends until July 1, 2008, and
U Maynard, MA 01754
www.epsilonassociates.com the issuance date for your Certificate on the NPC is July 11, 2008. Please also note that
n 978 897 7100 Mass Development has a scheduled Board Meeting on July 10, 2008, at which it hopes
U FAx 978 897 0099 to be in a position to approve the Kollmorgen transaction.
By copy of this letter, I am advising recipients of the NPC that written comments may
be filed during the comment period, addressed as follows:
Secretary Ian A. Bowles
r Executive Office of Environmental Affairs
J 100 Cambridge Street, Suite 900
Boston, MA 02114-2524
l
Attn: MEPA Unit, EOEA 12629
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F Nr.i NF FAQ B
Secretary Ian A. Bowles
Executive Office of Energy and Environmental Affairs
June 2, 2008
2
Copies of the NPC may be obtained from Ms. Corinne Snowdon at (978) 897-7100,
e-mail csnowdon@aepsilonassociates.com.
Thank you for your attention to this matter.
Sincerely,
EPSILON ASSOCIATES, INC.
Samuel G. Mygatt
Principal
Attachment
'71~
Cc: Recipients of the NPC
Ms. Elizabeth Murphy, Project Manager, MassDevelopment
F Nr,I NF F Rs 13 FNvl RnriMF NTCI rnhi CtiI Te NTc
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Village Hill, Northampton
l Notice of Project Change
Table of Contents
Notice of Project Change Form
Figure 1 Previously Reviewed Site Plan
(l Figure 2 Revised Master Plan
l__) Figure 3 USGS Locus Map
IrI Attachment A May 23, 2008 letter to MHC
Attachment B Revised Draft Section 61 Findings
Attachment C Secretary's Most Recent Certificate on the Project
Attachment D NPC Circulation List
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2276Ni1/age Hill/NPC/TOC i
Table of Contents
Commonwealth of Massachusetts
Executive Office of Environmental Affairs ■ MEPA Office
NPC
For Office Use Only
Executive Office of Environmental Affairs
MEPA Analyst:
Phone: 617-626-
Notice of Project Change
The information requested on this form must be completed to begin MEPA Review of a NPC in
accordance with the provisions of the Massachusetts Environmental Policy Act and its
implementing regulations (see 301 CMR 11.10(1)).
Project Name: Village Hill, Northampton EOEA 12629
Street: Route 66 (Chapel Street/West Street/Earle Street)
Municipality: Northampton
Watershed: Connecticut River
Universal Tranverse Mercator Coordinates:
4687000.886 northing, 693927.556 easting
Latitude: 420 18'40' West
Longitude: 720 38'49" North
Status of project construction: 30 %complete
Proponent: Hospital Hill Development LLC
MassDevelopment
160 Federal Street
Boston, MA 02110
The Community Builders, Inc.
322 Main Street
Springfield, MA 01105-2408
Name of Contact Person From Whom Copies of this NPC May Be Obtained:
Corinne Snowdon
Firm/Agency: Epsilon Associates, Inc.
Street: 3 Clock Tower Place, Suite 250
Municipality: Maynard
State: MA
Zip Code: 01754
Phone: 978-897-7100
Fax: 978-897-0099
E-mail:csnowdon@epsilonassociates.com
In 25 words or less, what is the project change? The project change involves
Modification of Memorial Campus Master Plan and sale of 11 acres to Kollmorgen Corporation for
construction of an R&D/manufacturing facility and creation of new jobs. Change of Project Name.
Please see full project change description beginning on page 3.
~l Date of ENF filing or publication in the Environmental Monitor: 10/24/01
U Was an EIR required? ®Yes ❑No; if yes,
was a Draft EIR filed? ®Yes (Date: 05/07/03) ❑No
i was a Final EIR filed? ®Yes (Date: 10/07/03) ❑No
J was a Single EIR filed? ❑Yes (Date: ) MNo
Phase One Report: filed 05/08/02
J Have other NPCs been filed? ®Yes (Date(s): 08/24/02; 04/11/06) ❑No
If this is a NPC solely for lapse of time (see 301 CMR 11.10(2)) proceed directly to
"ATTACHMENTS & SIGNATURES" on page 4.
~J May 2001
PERMITS / FINANCIAL ASSISTANCE / LAND TRANSFER
List or describe all new or modified state permits, financial assistance, or land transfers not
previously reviewed:
Project as previously reviewed entailed land transfers by Proponent to unspecified developers.
A land transfer of approximately 11 acres to Kollmorgen is planned.
Are you requesting a finding that this project change is insignificant? (see 301 CMR 11.10(6))
❑Yes ®No; if yes, attach justification.
Are you requesting that a Scope in a previously issued Certificate be rescinded?
Yes ®No; if yes, attach the Certificate
Are you requesting a change to a Scope in a previously issued Certificate? DYes ®No; if
yes, attach Certificate and describe the change you are requesting:
Summary of Project Size
Previously
Net Change
Currently
& Environmental Impacts
reviewed
Proposed
LAND
Total site acreage
124
0
124
Acres of land altered
44.8
0
44.8
Acres of impervious area
30
0
30
Square feet of bordering vegetated
0
0
0
wetlands alteration
Square feet of other wetland alteration
0
0
0
Acres of non-water dependent use of
0
0
0
tidelands or waterways
STRUCTURES
Gross square footage
476,000
-150,500
325,500 s.f.
commercial/industrial
commercial/
commercial/
(plus 207 residential
industrial
industrial (plus
units plus 60-80
(-104,000 sf on
207 residential
assisted living)
South Campus
units plus 60-80
and 46,500 sf
assisted living)
on North
Campus)
Number of housing units
207 d.u. plus 60-80
0
207 d.u. plus 60-
assisted living
80 assisted living
Maximum height (in feet)
3 stories
0
3 stories
2
TRANSPORTATION
Vehicle trips per day
8,616
-1,232
7,384
Parking spaces
910 (790 on South
Campus, 120 on
North Campus)
-275
635 (515 on
South Campus,
120 on North
Campus)
WATER
IWASTEWATER
Gallons/day (GPD) of water use
98,660
-9,060
891600
GPD water withdrawal
0
0
0
GPD wastewater generation/ treatment
98,660
-9,060
89,600
Length of water/sewer mains (in miles)
3.9
-0.5
3.4
Does the project change involve any new or modified:
1. conversion of public parkland or other Article 97 public natural resources to any purpose
not in accordance with Article 97? ❑Yes ®No
2. release of any conservation restriction, preservation restriction, agricultural
preservation restriction, or watershed preservation restriction? ❑Yes ®No
3. impacts on Estimated Habitat of Rare Species, Vernal Pools, Priority Sites of Rare
Species, or Exemplary Natural Communities? ❑Yes ®No
4. impact on any structure, site or district listed in the State Register of Historic Place or
a the inventory of Historic and Archaeological Assets of the Commonwealth?
®Yes ❑No; if yes, does the project involve any demolition or destruction of any listed
or inventoried historic or archaeological resources? ®Yes ❑No
Please see Attachment A. The Project Change does entail the demolition of two buildings on South Campus
(Building 7 and Building 9) that are "Contributing Resources" to the NSH National Register District, and of
one building (Building 48) that is a "Non-Contributing Resource" to the District. While Buildings 7 and 9 are
listed as contributing structures, MassDevelopment has diligently sought buyers/developers for those buildings
for three years, without success. Their removal is therefore consistent with the requirements of the July 13,
1995 Memorandum of Agreement (MOA) regarding NSH between the MHC and the Division of Capital
Planning & Operations (see Appendix B of April, 2002 Phase I Report). The Proponent has asked MHC to
accept the adverse impact and confirm that it is consistent with the 1995 MOA.
5. impact upon an Area of Critical Environmental Concern? ❑Yes ®No
If you answered 'Yes' to any of these 5 questions, explain below:
PROJECT CHANGE DESCRIPTION (attach additional pages as necessary). The project change
description should include:
(a) a brief description of the project as most recently reviewed
(b) a description of material changes to the project as previously reviewed,
(c) the significance of the proposed changes, with specific reference to the factors listed
301 CMR 11.10(6), and
J (d) measures that the project is taking to avoid damage to the environment or to minimize
and mitigate unavoidable environmental impacts. If the change will involve modification of any
previously issued Section 61 Finding, include a proposed modification of the Section 61 Finding (or
3
it will be required in a Supplemental EIR).
(a) Description of Project as most recently reviewed.
The Project is the development by Hospital Hill Development LLC (HHD), through its managing
member Massachusetts Development Finance Agency (Mass Development) with The Community
Builders, Inc., of the North Campus and Memorial (South) Campus of the former Northampton
State Hospital (NSH).
As reported in previous MEPA filings, the Master Plan (see Figure 1) envisioned a full build-out of
approximately 476,000 s.f. of mixed-use commercial space, comprising a mix of retail, office, light
industrial, and research and development/multi media space as well as space for live-work studios,
a child care center, a possible community center/museum area and the development of a 60-80
unit assisted living facility for seniors. The Master Plan also includes 207 residential units, which
would include a mix of single family homes, townhomes, bungalows and mixed income rental
housing. Of the above uses, 306,500 s.f. of light industrial, R&D and office space were
programmed for the Memorial (South) Campus, and the remaining development, including the
majority of the residential components of the Master Plan, was planned for the North Campus.
The redevelopment of the North Campus of NSH is proceeding much as anticipated during the
MEPA review. "Old Main" has been removed and its site leveled and grassed; two buildings (South
Employees' Home and Nurses' Dorm) have been renovated as apartments (the Hilltop Apartments,
which consist primarily of affordable housing), and a buyer/occupant is being sought for the Male
Attendants' Home. The Coach House has been secured and planning for its re-use is proceeding.
No decision has been made concerning the North Employees' Home. Eleven 6,000 s.f. lots have
been identified and are being marketed for the construction of single family housing; three of these
are under construction. Finally, six apartment buildings are currently under construction on the
west side of North Campus; these will hold a total of 40 units, 32 of which will be affordable.
Development on the South Campus of NSH has proven more difficult. The South Campus was
previously master-planned for eight new buildings and three reconstructed buildings. One 20,000
sf building is under construction on the Earle Street site on the southeastern portion of South
Campus (to be occupied by Volz, Clarke & Associates, Inc., (VCA), a furniture manufacturer). To
date, no other new buildings have been constructed, despite Mass Development, as the manager of
HHD, having diligently sought buyers/developers for the existing buildings on the South Campus
and/or new buildings without success. Recently, after years of discussions, HHD has reached an
agreement with representatives of Kollmorgen Corporation (Kollmorgen), an important
Northampton industrial employer, to construct an R&D/manufacturing facility on the site.
Kollmorgen previously considered locating at the southeast portion of the Memorial Campus, but
the space available there is insufficient to accommodate its expanded operations and workforce.
The redevelopment of the NSH is considered an important development engine for the City of
Northampton and the region. A Citizens Advisory Committee (CAC) was convened to assist the
Proponent and the Secretary of Environmental Affairs during the planning and MEPA review
process. The CAC has convened from time to time and has provided advice to the Proponent and
the City subsequent to the MEPA review process. On May 22, 2008, the CAC voted unanimously
to approve the revised Master Plan accommodating the proposed Kollmorgen facility on the South
Campus.
A portion of the North Campus has been zoned a smart growth district by the City pursuant to
M.G.L. ch. 40R, and the entire site has been designated a Priority Development Site under
4
M.G.L.c.43D. The Kollmorgen development will require Site Plan Approval from the Northampton
Planning Board.
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(b) Changes to the Project as Previously Reviewed.
To better reflect ongoing development, the project name has been changed to "Village Hill,
Northampton."
North Campus
Changes to the Master Plan relating to North Campus are limited to a reduction in
commercial/office development by 46,500 feet, from 169,500 sf to 123,000 sf.
South Campus
The previously reviewed Master Plan included eight new buildings and three reconstructed
buildings on the South Campus. The revised Master Plan presents a more consolidated plan,
including four buildings. The revised plan was developed to meet the needs of Kollmorgen, which
has outgrown its manufacturing plant in Northampton and plans to add jobs to its existing
workforce of 350. On an 11-acre portion of the South Campus, Kollmorgen plans to construct up
to 150,000 s.f. of space (130,000 sf of R&D/light industrial and 20,000 of office space), with 450
parking spaces. This 11-acre site had been master-planned for 236,500 s.f. of
industrial/commercial development, with parking for 646 cars. Figure 1 shows the site plan
previously reviewed by MEPA, while Figure 2 shows the revised site plan.
In addition to the proposed Kollmorgen building, the revised Master Plan includes three other
buildings on the site: the VCA building now under construction, a second light industrial building
on Earle Street, and an office/retail building. The combined parking for these three buildings is 67
spaces, for a total of 517 parking spaces on South Campus. Table 1 provides a summary
comparison of the previously approved South Campus site plan and the South Campus plan
proposed in this NPC.
Table 1: Comparison of South Campus Plans
Previous Plan
(2003)
Revised Plan
(2008)
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
The Kollmorgen plan requires the removal of three buildings that were previously slated for
retention/reuse: Building 48, the Kitchen/Recreational building, and Buildings 7 and 9, two of the
"airplane" or "T" buildings.
(c) Significance of Proposed Changes.
The proposed change represents a reduction in the number of parking spaces and the amount of
traffic generated, on the North and South Campuses from that of the previous proposal, with
consequent benefits to traffic and air quality impacts.
5
The Project Change does entail the demolition of two buildings on South Campus (Building 7 and
Building 9) that are "Contributing Resources" to the NSH National Register District, and of one
building (Building 48) that is a "Non-Contributing Resource" to the District. While Buildings 7 and
9 are listed as contributing structures, MassDevelopment has diligently sought buyers/developers
for those buildings for three years, without success. Their removal is therefore consistent with the
requirements of the July 13, 1995 Memorandum of Agreement (MOA) regarding NSH between the
MHC and the Division of Capital Planning & Operations (see Appendix B of April, 2002 Phase I
Report).
With specific reference to the criteria for significance set forth in MEPA regulation 11.10(6):
a) Expansion of the Project. The Project site is not being expanded. The development
footprint - including the number and size of buildings, number of building lots, number of
parking spaces, and roadway development - is being reduced.
b) Generation of further impacts. The demolition of two Contributing Structures may be
considered an additional impact. The Proponent has asked MHC to accept the adverse
impact and confirm that it is consistent with the 1995 MOA (see Attachment A).
c) Change in expected date for completion. There is no change in the expected date of
completion of the full build-out; however, redevelopment of the South Campus is expected
to proceed more expeditiously that anticipated previously.
d) Change of the Projectsite. There is no change in the Project site.
e) New application for a permit or New request for Financial Assistance or Land Transfer.
There is no new application for a permit. The proposed Land Transfer is consistent with the
earlier MEPA filings, which anticipated that HHD would seek out qualified developers and
transfer land to them.
f) Any change that delays realization of environmental benefits. The proposed land transfer
will advance the environmental benefits associated with the redevelopment of NSH.
g) Project involvinga lapse oftime. The change does not involve a lapse of time.
(d) Measures that the Project is taking to avoid or Minimize and Mitigate Environmental Impacts.
The DEIR, FEIR and revised Section 61 Finding (Attachment B) identify a full suite of mitigation
measures being implemented by the Proponent. They include the following:
Transportation
HHD will implement a comprehensive Transportation Demand Management (TDM)
program, intended to reduce trip generation by the Project to a level 35% below the level
predicted by application of ITE guidelines.
As discussed in the Phase I Report and the DEIR, HHD has committed to implementing a
transportation monitoring program that will measure actual performance characteristics of
6
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the Project over time and will be used to determine the need for future improvements at the
study intersections as the development is built out. As part of that program, HHD collected
baseline data in 2005 and will commence annual monitoring with the issuance of a
Certificate of Occupancy for the VCA building currently under construction on South
Campus.
• Signal improvements will be implemented as part of the reconstruction of the Earle
Street/Route 10 intersection. Improvements have been made at the Earle Street/Prince
Street/West Street intersection, and infrastructure is in place to install signals when
warranted. HHD has also committed to implement signalization improvements at four
other intersections when warranted and as requested by the City.
• HHD is currently working with the DPW and neighborhood to design traffic calming
measures in the Laurel/Grove neighborhood. Planning and design is expected to be
completed this summer.
Water Supply and Wastewater
• All construction in the Project will meet the water-conservation requirements of the State
Plumbing code.
• Work is currently underway by MHD to reconstruct Earle Street, and includes replacement
of a corroded section of sewer pipe in Earle Street and correction of the root intrusion at
one manhole. The design of this project was funded by HHD.
Stormwater
• A master Stormwater Management Plan for the project was developed based on
"Stormwater Management - Stormwater Policy Handbooks Volumes 1 and 2" by the
Massachusetts Department of Environmental Protection. This plan established overall site
drainage parameters and basin locations, to mitigate storm water discharges off-site during
the 2-year, 10-year, 25-year and 100-year storm.
As the overall project is developed in phases, HHD has constructed the respective
infrastructure - pipes and basins - called for in this plan. Kollmorgen will construct
drainage infrastructure on its site, including a basin, to mitigate storm water runoff to
comply with the master stormwater plan. HHD will review the Kollmorgen drainage
improvements to ensure that they meet the requirements of the master Stormwater
Management Plan. At such time, HHD will confirm that the Kollmorgen improvements also
comply with the 2008 revisions to the Massachusetts Stormwater Management Policy.
Historic Resources
• The Full Build development will pursue rehabilitation of five contributing buildings on the
Northampton State Hospital campus where feasible.
7
• The South Employees' Home and the Nurses' Home have been rehabilitated for residential
uses (Hilltop Apartments).
• Efforts to rehabilitate and re-use the Male Attendants' Home, North Employees' Home and
the Coach House are ongoing.
• HDD will continue to pursue wherever feasible the retention and rehabilitation of historic
landscape elements, including specimen trees, as part of the proposed Master Plan.
• Documentation of the campus was completed by DCAM and submitted to the MHC and
the City in compliance with the MCA.
• HHD will continue to work with the Memorialization Committee of the CAC to design a
park and install the refurbished fountain formerly located in front of the Kirkbride Building.
Sustainah/e Development
• NSH involves the rehabilitation and revitalization of infrastructure, structures and a site that
was previously developed and is suitable for economic reuse, in preference to the
development of a greenfield site.
• The City has adopted a comprehensive plan entitled "Sustainable Northampton, A
Comprehensive Plan" Qanuary 2008). The plan encourages development at in-fill sites to
preserve open space, and specifically promotes mixed-use development at Village Hill.
• By pursuing an extensive period of coordinated planning, including but not limited to this
MEPA review and the CAC review, the Project is focused on bringing about economic
development without adverse environmental consequences.
Smart Growth and Green Architecture
• The placement of a diverse, mixed-use Project at the site, the incorporation of village
elements, including appropriate levels of retail along with a mix of employment and
housing opportunities, proximity yet geographic distinctness from downtown Northampton,
and a combination of the old and the new, all will make Village Hill, Northampton an
important example of Smart Growth. A portion of the North Campus has been zoned a
smart growth district by the City pursuant to M.G.L. ch. 40R, and the entire site has been
designated a Priority Development Site under M.G.L.c.43D.
• In its marketing, HHD identifies Village Hill, Northampton as the type of community where
Green Architecture is incorporated into all aspects of residential and commercial
development.
• TCB has sought out and applied for all pertinent resources to support the "Green" design
for the affordable housing components of the Project. The Hilltop Apartments are Energy
Star Certified. In conjunction with a Massachusetts Technology Study Grant, solar panels
8
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will be installed on the six new apartment buildings
currently under construction by TCB.
In addition, three single family homes, currently under construction by Wright Builders, are
anticipated to be LEED Certified.
n Construction
• Construction work will be required to comply with applicable federal, state and local
regulations. Moreover, in each instance, the selected construction contractor(s) will be
required to submit a Construction Management Plan (CMP) prior to the commencement of
construction. The plan will address potential air, noise, and traffic impacts and hours of
operations and will provide a plan to eliminate, minimize, or mitigate these impacts. The
i F1 construction contractor(s) will be bound to the terms of the CMP. Typical controls that may
be incorporated into a CMP are listed in the suggested Section 61 Findings (see Attachment
J B).
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ATTACHMENTS & SIGNATURES
Attachments:
1. May 23, 2008 letter to MHC (Attachment A)
2. Revised draft Section 61 Finding (Attachment B)
3. Secretary's most recent Certificate on this project (see Attachment C)
4. Plan showing most recent previously-reviewed proposed build condition (see Figure 1)
5. Plan showing currently proposed build condition (see Figure 2)
6. Original U.S.G.S. map or good quality color copy (8-1/2 x 11 inches or larger) indicating the
project location and boundaries (see Figure 3)
7. List of all agencios and persons to whom the proponent circulated the NPC, in accordance with
301 CMR 11.10(7) (see Attachment D)
e Signature of Responsible Officer
or Proponent
3o 0
Date Signa ure of pe' p
rso
NPC (if different from al
Richard Henderson Samuel G. Mygatt
Name (print or type) Name (print or type)
Hospital Hill Development LLC, by:
Massachusetts Development Finance Agency Epsilon Associates, Inc.
Firm/Agency Firm/Agency
160 Federal Street Three ClockTower Place Suite 250
Street Street
Boston, MA 02110 Maynard, MA 01754
Municipality/State/Zip Municipality/State/Zip
(617) 330-2000 (978) 897-7100
Phone Phone
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The Village at Hospital Hill Northampton, Massachusetts
Epsilon Figure 3
050 C I.'ES IOC. USGS Locus Map
ZEW "Ion
ASSOCIATES INC.
PRINCIPALS
Theodore A Barten, PE
Margaret B Briggs
Michael E Guski, CCM
Samuel G Mygatt, LLB
DaleT Raczynski, PE
Cindy Schlessinger
Lester B Smith, Jr
Victoria H Fletcher, RLA
Robert O'Neal, INCE
ASSOCIATES
Andrew D Magee
Michael D Howard, PWS
Laura E Rome
3 Clock Tower Place, Suite 250
Maynard, MA 01754
www.epsilonassociates.com
978 897 7100
IUD FAx 978 897 0099
J
May 23, 2008
Brona Simon
Executive Director
Massachusetts Historical Commission
MA Archives Building
220 Morrissey Boulevard
Boston, MA 02125
Subject: South (Memorial) Campus, Northampton State Hospital, Northampton,
MA; MHC #3230
Dear Ms. Simon:
As you are aware, the redevelopment and marketing of the campus of the former
Northampton State Hospital (NSH) is underway by Hospital Hill Development LLC
through one-third managing member Massachusetts Development Finance Agency
(MassDevelopment). The disposition of the property was subject to review by the
Massachusetts Historical Commission (MHC) and resulted in a Memorandum of
Agreement (MOA) between the MHC and the Department of Capital Asset
Management, then known as the Division of Capital Planning and Operations in
compliance with M.G.L., Chapter 9, Section 26-27C, as amended by Chapter 254
of the Acts of 1988 (950 CMR 71.00). A master plan for the redevelopment of the
campus was prepared and was reviewed by the MHC as part of the stipulations
outlined in the MOA as well as through the Environmental Impact Reports
prepared in compliance with the Massachusetts Environmental Policy Act (MEPA).
Following this extensive master planning process and consultation with the MHC,
Mass Development, on behalf of Hospital Hill Development LLC, has been actively
marketing the extant buildings on the South Campus of NSH for redevelopment.
As you recall, a major local employer, Kollmorgen, was slated to construct a new
manufacturing facility at the base of the Memorial Campus on the former site of
the Power Plant and Laundry Building. As a result of Kollmorgen's expansion, the
company now requires a larger manufacturing facility that cannot be supported on
the previously proposed site. Kollmorgen would like to remain in the
t___ ® 1 0 ENGINEERS 9 ENVIRONMENTAL CONSULTANTS
Brona Simon
MHC
May 23, 2008
Northampton community and is proposing a new facility on the South Campus
along Prince Street.
Project Change
Redevelopment of the South Campus has consisted of infrastructure improvements
(utilities, detention ponds) and removal of structures, both wood-frame and
masonry, all as previously identified in MEPA documents reviewed by the MHC.
MassDevelopment has for three years diligently marketed the Memorial Campus,
but has to date been unable to identify buyers or developers for any of the existing
buildings and lots. Several of the buildings within the Northampton State Hospital
National Register District slated for potential renovation/reuse - Building 48
(Memorial Complex Kitchen - non-contributing) have attracted five inquires over
three years but no viable offers, and Buildings 7 and 9 (Memorial Complex
Buildings D and F) have attracted no interest. Over the last several years,
MassDevelopment -has identified a major groundwater problem in Building 48
which, despite repeated pumping, fills the basement with water. It has also
become apparent that the limited floor plans of Buildings 7 and 9 are inconsistent
with a modern office or industrial use that can be supported by the Northampton
area economy.
MassDevelopment has, however, continued discussions and reached an
agreement with representatives of Kollmorgen, an important Northampton
industrial employer, who manufactures submarine periscopes. Kollmorgen has
outgrown its existing premises in Northampton and wishes to add new jobs to its
existing workforce of 350. As described above, Kollmorgen previously considered
locating at the southeast portion of the Memorial Campus, but the space available
there is insufficient to accommodate its expanded operations and workforce.
Kollmorgen has now proposed to construct a new plant on an 11-acre upper
portion of the Memorial Campus which would necessitate the demolition of the
three Memorial Complex properties on Prince Street. Kollmorgen will enter into a
purchase & sale agreement with Hospital Hill Development LLC requiring that the
site be delivered at closing cleared and leveled. To meet Kollmorgen's schedule
for fall construction, MassDevelopment needs to move swiftly to procure and bid
demolition and site clearance, and have that work proceed this summer.
The existing buildings within the proposed project site cannot be rehabilitated to
meet the manufacturing needs of Kollmorgen. Kollmorgen plans to construct
150,000 square feet of space with parking for 450 employees. For comparison
with the project as previously reviewed by the MHC and MEPA, the 11-acre
o folillAijp:tl 1 FNrINFFDG ILA FN\/1 DIIN A~FNTAI !`f\AIG 111 TAn1TC V
r~
I
C l Brona Simon
J MHC
May 23, 2008
Kollmorgen site had been master-planned for 236,500 square feet of
L " industrial/commercial development with parking for 600 cars. Due to the size of
the new building required by Kollmorgen's manufacturing process and the parking
needed to support it, the building cannot be sited to avoid demolition of any of the
three existing buildings. Although the proposed project requires demolition of the
buildings within the project site, the project change will reduce the overall parking
l J proposed for this area and will also allow the addition of vegetation along Prince
l J Street. A preliminary site plan for the proposed Kollmorgen project is attached.
State Register Review
u The project change requires the removal of three buildings that were previously
slated for retention/reuse: Building 48 (the Kitchen Building) and two of the
Memorial Complex buildings. Building 48 is included in the National Register
Nomination for NSH as a non-contributing resource; however, the two Memorial
Complex buildings are contributing resources. Following extensive marketing by
a Mass Development, no qualified tenant or buyer has been identified to adaptively
reuse any of the three buildings; however, Kollmorgen is proposing the
construction of a new manufacturing facility on the site of these properties
~J following their demolition by Mass Development.
On behalf of Hospital Hill Development LLC, MassDevelopment has made a good
faith effort to market the three buildings on the South Campus for redevelopment
~J in compliance with the July 13, 1995 Memorandum of Agreement regarding NSH
between the MHC and the Division of Capital Planning & Operations. As no
(l prudent and feasible alternatives exist to retain the three existing buildings,
U Hospital Hill Development LLC proposes the demolition of the three buildings on
the South Campus for the redevelopment of the site by Kollmorgen.
Public comment was elicited on the proposed project change on May 22, 2008 at
the NSH Citizens Advisory Committee (CAC). MassDevelopment presented the
O project change including demolition of the three properties and construction of the
new Kollmorgen manufacturing facility on the site. This CAC has been convened
from time to time since the close of the MEPA review and includes representatives
of the Northampton Historical Commission. At that meeting, the CAC endorsed
the proposed plan. A Notice of Project Change will also be submitted to MEPA
shortly to notify the MEPA of the project change.
~J
t_.~ 0 FAI f.I AIFFAC FD FAI\/1 AAAI AAF AITAI rn,m III v--
Brona Simon
MHC
May 23, 2008
Conclusion
Hospital Hill Development LLC requests the MHC review the proposed project
change under the existing MOA for the NSH. As no prudent or feasible
alternatives exist to demolition, the project change has been subject to public
comment through the CAC process and the buildings have already been
documented in compliance with the MOA, Hospital Hill Development LLC and
MassDevelopment request the MHC accept the "adverse effect" of demolition of
the two contributing Memorial Complex buildings. Due to the limited amount of
time available to solicit bids as a state agency to demolish the existing buildings
and prepare the site for redevelopment and to undertake the work to meet
Kollmorgen's development schedule, MassDevelopment and Hospital Hill
Development LLC request the MHC provide comments on the proposed project
change by May 30, so the comments of the MHC can be included in the NPC filed
with MEPA_
If you require any additional information or would like meet to discuss the project
change, please contact me at 978-461-6245.
Sincerely,
EPSILON ASSOCIATES, INC.
Tray/Dixon
Senior Planner
enclosure
Cc: ' Beth Murphy, MassDevelopment
Northampton Historical Commission
4
10 41
Q i B l FIJfINF FDC, Min FAI1/1AAAI ~~F ~ITnI l`I1N C1~/Yn ~~TC
ii
DRAFT REVISED SECTION 61 FINDING
PROJECT NAME Village Hill, Northampton
PROJECT MUNICIPALITY Northampton
PROJECT WATERSHED Connecticut River
EOEA NUMBER 12629
n PROJECT PROPONENT MassDevelopment and. The Community Builders, Inc. (a.k.a.
0 Hospital Hill Development, LLC)
1.0 PROJECT DESCRIPTION
1.1 Project Proponent
U This project is being conducted by the Massachusetts Development Finance Agency
(Mass Development) and The Community Builders, Inc. (TCB). Together, MassDevelopment
a and TCB are carrying out the project as Hospital Hill Development, LLC (HHD).
MassDevelopment is the Managing Member of HHD. This Section 61 Finding is being
executed by Mass Development, pursuant to its responsibilities as a State Agency under
Mass. General Laws Chapter 30, Section 61. Findings of impacts and commitments to
mitigation herein are made by Mass Development, acting on behalf of HHD, which is
obligated to carry out the mitigation.
This draft revised Section 61 Finding has been prepared by MassDevelopment in
connection with the proposed transfer of land to Kollmorgen Corporation (Kollmorgen) as
described below.
1.2 Site Description
The project is the redevelopment of the former Northampton State Hospital (NSH). The
a project site is a hill west of downtown Northampton. The Mill River separates the site from
the downtown Northampton area.
a The 124-acre project site is traversed by Route 66, dividing the site into the North Campus
and the South Campus. The area south of Route 66, the South Campus, is developed with
the Memorial Complex of buildings and is also the site of a light industrial building
currently under construction. South of the Memorial Complex, the topography drops
steeply down to Earle Street. There is a wetland area in the southwestern corner of the
South Campus, above Grove Street. North Campus is the former site of the Old Main
building of the former hospital complex, and is now the site of residential development. To
the north and east of the developed area is wooded land and open space, dropping down to
the boundary at the Mill River.
1700090TO13A 1 Section 61 Findings
NSH was listed in the National Register of Historic Places on July 25, 1994, as a
contributing complex to a Multiple Property Submission of state hospitals and state schools.
The act of disposition of Northampton State Hospital (NSH), a complex listed in the
National Register of Historic Places, required DCAM (formerly DCPO) to develop a
Memorandum of Agreement (MOA) with the Massachusetts Historical Commission (MHC).
The future designated developer (HHD) was directed to carry out the stipulations of the
MOA. The MOA took into consideration the City of Northampton's proposed plan for NSH
which would include the possible reuse or demolition of historically significant buildings,
new construction, and preservation of agricultural lands and open space under city zoning.
1.3 Project Description
At full build-out, the project will include approximately 325,500 s.f. of mixed-use
commercial space, comprising a mix of retail, office, light industrial, and research and
development/multi media space as well as space for live-work studios, a child care center, a
possible memorial and the development of a 60-80 unit assisted living facility for seniors.
The project will also include approximately 207 residential units, which would include a
mix of single-family homes, townhomes, bungalows and mixed income rental housing.
Overall, the goal of the residential components of the development will be to establish a
diverse, mixed-income community. Further, the project proponent is committed to make
best efforts to insure that clients of the Massachusetts Department of Mental Health occupy
15 percent of the housing units.
Primary access to the project will be provided by way of the existing main campus
driveway located on Route 66, east of Prince Street, that will be reconstructed to
accommodate the planned development. The majority of the commercial component of
the development will be situated in the southern portion of the campus and will be
accessed by way of Route 66 and Earle Street. The residential component of the
development will be located in the northern portion of the campus and will be accessed by
way of Prince Street and the main driveway located on Route 66.
Changes to the Master Plan relating to North Campus are limited to a reduction in
commercial/office development by 46,500 feet, from 169,500 sf to 123,000 sf. On the
South Campus, the previously reviewed Master Plan included eight new buildings and three
reconstructed buildings. The revised Master Plan presents a more consolidated plan,
including four buildings. The revised plan was developed to meet the needs of
Kollmorgen, which has outgrown its manufacturing plant in Northampton and plans to add
jobs to its existing workforce of 350. On an 11-acre portion of the South Campus,
Kollmorgen plans to construct 150,000 s.f. of space, with 450 parking spaces. For
comparison with the Project as previously reviewed by MEPA, this 11-acre site had been
master-planned for 236,500 s.f. of industrial/commercial development, with parking for 646
cars.
1700090TO13A 2 Section 61 Findings
n
In addition to the proposed Kollmorgen building, the revised Master Plan includes three
other buildings on the site: the Volz, Clarke & Associates, Inc. (VCA) building now under
construction, a light industrial building, and. an office/retail building. The combined
parking for these three buildings is 67 spaces, for a total of 517 parking spaces on South
Campus. Table 1 provides a summary comparison of the previously approved South
L_ Campus site plan and the revised South Campus plan.
Table 1: Comparison of South Campus Plans
17U
Previous Plan
(2003)
Revised Plan
(2008)
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
The Kollmorgen plan requires the removal of three buildings that were previously slated for
retention/reuse: Building 48, the Kitchen/Recreational building, and Buildings 7 and 9, two
of the "airplane" buildings.
2.0 IMPACTS AND MITIGATION
As required by General Laws Ch. 30, Sec. 61, HHD has conducted a review of the
environmental impacts of the above project. Having prepared an Expanded Environmental
Notification Form (EENF, October 15, 2001), a Phase I Report (April 30, 2002), a Draft
Environmental Impact Report (DEIR, April 30, 2003) a Final Environmental Impact Report
(FEIR, September 30, 2003), and a Notice of Project Change Qune 2, 2008), HHD has
determined the environmental impacts of the project, and evaluated mitigation for those
a impacts. Based upon the foregoing documents, HHD has determined that the impacts of
the project are as described below, and commits to the specified mitigating measures.
a 2.1 Transportation
2.1.1 Potential Impacts
II
At full build, assuming trip generation as computed per Institute of Traffic Engineers (ITE)
guidelines, the project would be expected to generate 7,384 trips, a reduction of 1,234 trips
1700090TO13A 3 Section 61 Findings
from the earlier Master Plan. In the DEIR, the 8,616 trips were assigned and distributed,
and superimposed on background conditions including known development projects and a
1% average annual background growth rate. Using accepted methodologies, traffic
operations analysis was conducted for both signalized and unsignalized intersections in the
traffic study area. The results of the analysis were presented in Tables 5-10 and 5-11 of the
DEIR (DEIR pp. 5-48 - 5-57). HHD and MassDevelopment found that, without mitigation,
the traffic increases from the project would cause potentially significant impacts at the
following intersections:
Unsignalized intersections:
1. Route 10 (South Street / Easthampton Road) at Earle Street
2. Prince Street at West Street and Earle Street
3. Burts Pit Road at Florence Road
4. Prince Street at the Main Campus Driveway
5. Prince Street at the Campus Driveway (South Campus)
Signalized intersections.
6. Main Street at New South Street and State Street
7. South Street and New South Street at Old South Street
The reduction in project-generated traffic may lessen or delay the need for certain of the
above mitigation. The need for and actual timing of mitigation will be determined by the
Monitoring Program, described below.
2.1.2 Mitigation
Transportation Demand Management Program
HHD has committed to a program of both structural and non-structural mitigation for the
foregoing impacts. The most effective means to avoid traffic impacts is to avoid causing the
traffic. Accordingly, HHD has committed to a comprehensive Transportation Demand
Management (TDM) program, intended to reduce trip generation by the project to a level
35% below the trip generation predicted by application of ITE guidelines. Structural
Mitigation relates to signalization of the unsignalized intersections identified above (nos. 1
- 5), and the modification of signal timing of the two signalized intersections (nos. 6, 7).
The elements of the TDM program (see FEIR Section 2.0) are the following:
1700090TO13A 4 Section 61 Findings
TMA Membership. HHD, when selling or leasing property, requires individual commercial
tenants to become a member of The Village at Hospital Hill Landowners Association
(Landowners Association). HHD or the property management team will oversee the
Landowners Association, which will become a member of the Route 9 Transportation
Management Association (Route 9 TMA, or TMA). The individual tenants, through
L_J membership dues paid to the Landowners Association, will contribute toward the TMA
membership dues. Initially, HHD will contribute $5,000 annually toward the Route 9 TMA
LJ upon completion of the first commercial building within the community (expected to be the
LJ VCA furniture manufacturing facility on South Campus). As future development proceeds
and as additional commercial tenants join the Landowners Association, these businesses
J will fund the Route 9 TMA membership costs, which will be included in the individual
association membership fees for each tenant. As a member of the Route 9 TMA, HHD
and/or the Landowners Association will coordinate strategies and programs offered by the
TMA including the following:
a ♦ Participation in area transportation events such as the Transportation Fair, Bicycle
Commute Week, and other promotional events offered by the TMA.
♦ Production and dissemination of TDM marketing materials and newsletters.
♦ Links to the TMA's web site.
♦ Completion of employee surveys.
r~ ♦ Participation in transportation coordinator training.
U ♦ Participation in the guaranteed-ride-home program.
♦ Participation in ride matching programs.
0 ♦ Commuter Choice benefits.
The City of Northampton supports these efforts, and membership in the Route 9 TMA is
required as a condition of site plan approvals for major individual facilities (e.g.,
Kollmorgen).
a On Site Transportation Coordinator. As a landlord, HHD or its professional property
manager will encourage individual tenants to designate an individual to serve as the on-site
Transportation Coordinator. HHD and/or the Landowners Association will also encourage
other commercial landowners to identify on-site Transportation Coordinators. The role of
this individual is to oversee the promotion and implementation of TDM programs and serve
n as the chief liaison with the Route 9 TMA and with building employees and state and city
I~ agencies, as required.
1700090TO1314 5 Section 61 Findings
Public Transportation Marketing Information. HHD and/or the Landowners Association will
make information on public transportation alternatives available at various on-site locations,
including commercial and residential areas and other public places. HHD and/or the
Landowners Association will include information related to public transportation in
employee orientation material and lease/sales information for prospective tenants.
Carpoo//Vanpool Program. HHD and/or the Landowners Association will provide all
employers within Village Hill, Northampton with information for dissemination to
employees regarding the services offered by the Route 9 TMA and CARAVAN for
Commuters.
Preferential Parking for Carpools and Vanpoo/s H H D and/or the Landowners Association
will designate a limited number of parking spaces in convenient locations within all
commercial parking lots to be reserved for carpools and vanpools for employees at Village
Hill, Northampton.
On Site Public Transportation Pass Sales. HHD and/or the Landowners Association will
encourage employers to make public transportation passes available to employees. Further,
the Landowners Association will work with on-site retailers to make public transportation
passes available through on-site retail outlets. This effort will be coordinated through the
Route 9 TMA.
Guaranteed-Ride-Home Program. The Route 9 TMA provides a guaranteed-ride-home
program for TMA members. HHD and/or the Landowners Association will work with
employers to implement a guaranteed ride-home program that will serve to facilitate the use
of carpool and vanpool services by employees of the development. Through the
participation of their employers in the TMA, employees who choose to vanpool or carpool
will have access to the TMA's program assuring that a ride home will be provided should
they have to return home for personal or work-related reasons.
Bicycle Storage. Secure on-site bicycle storage will be provided for both employees and
residents of Village Hill, Northampton. In addition, HHD and/or the Landowners
Association will work with commercial tenants and land owners to include on-site shower
and locker facilities to encourage the use of bicycles by employees of the development.
Further, HHD and/or the Landowners Association will distribute information related to the
Pioneer Valley Transit Authority PVTA'Rack and Roll' program which allows commuters to
utilize both bicycle and public transportation as a means of commuting to work. Secure
bicycle racks and/or storage lockers will be provided at convenient locations proximate to
employment centers on-site.
Public Transportation Connections to the Site. Village Hill, Northampton is situated
approximately one mile from the nearest PVTA bus stop, which is located at the Academy
of Music in downtown Northampton. HHD and/or the Landowners Association, through
tenant membership in the Route 9 TMA, will work with the PVTA to determine the
170009OT013A 6 Section 61 Findings
!I
feasibility of including Village Hill, Northampton as a stop on the regional transit routes
currently serving the area. As future commercial and residential development of the project
site proceeds and a critical mass of potential public transportation users is formed, HHD
and/or the Landowners Association will work with the Route 9 TMA and the PVTA to
integrate the development into the PVTA bus system. As an interim measure to link the
I] development to public transportation service currently available in the downtown area of
Northampton, HHD and/or the Landowners Association will work with the City and the
TMA in the provision of a shuttle service between the development and the PVTA hub in
downtown Northampton at the Academy of Music. The costs associated with this service
will be determined by the TMA in consultation with HHD and/or the Landowners
Association and will most likely be integrated into the TMA membership fee assessed to the
development and other participants that use the shuttle service.
Support for Car Sharing. Because of increased costs associated with car ownership and
increasing environmental awareness, car sharing is gaining in popularity. Zipcar, a
n Cambridge-based company, places cars in publicly accessible places and offers them for
~J rent on an hourly basis. Based on discussions with the Route 9 TMA, the use of Zipcar is
currently under review as a potential TDM alternative for its members. While membership
a is required to use these vehicles and a per-mile cost is assessed, this service is rapidly
growing. HHD supports the carsharing initiative as well as the availability of rental car
services in the area. This service provides an alternative option for transit, bicycle, or other
non-automobile commuters who have the need for a car during the business day. HHD
and/or the Landowners Association will work with the Route 9 TMA to evaluate the
feasibility of providing a Zipcar program as `a part of the planned development.
On-Site Banking Services. HHD and/or the Landowners Association will work with
employers within the development to implement a direct deposit program for employee
paychecks and reimbursements in order to reduce off-site automobile trips. In addition,
HHD and/or the Landowners Association will attempt to locate automatic teller machine(s)
within the development.
Additiona/OnSiteAmenities. HHD and/or the Landowners Association will work with the
r~ City, and area businesses to provide an on-site dry cleaning pick-up service for the residents
~J and businesses within the community. This service can be offered via a central location
within the development or a mobile pick-up service.
Monitoring Program
As committed to in the Phase I Report and the DEIR, HHD will continue to implement a
transportation monitoring program that will measure actual performance characteristics of
the project over time and will be used to determine the need for future improvements at the
study intersections as the development is built-out. The objectives of the monitoring
program are as follows:
J
1700090TO13A 7 Section 61 Findings
♦ To quantify actual traffic-generation characteristics for the development (both peak hour
and-daily) for comparison to projected traffic levels.
♦ To evaluate and refine the effectiveness of the TDM program for the site, including
employee/tenant mode shares, vehicle occupancy rates, bicycle use, etc. This portion
of the monitoring program will be used to determine baseline performance of the TDM
program, and will serve as a basis for fine-tuning or adjusting the program to encourage
alternative travel modes.
To refine the timing and scope of improvements to be implemented at key intersections
serving Village Hill, Northampton. Specifically, the installation of traffic signals at the
Route 10 / Earle Street, Earle / West / Prince Street, Route 66 / The Village Hill main
driveways / Prince Street and Burts Pit Road / Florence Road intersections can not be
completed until such time as traffic signal warrants are met.
Results of the monitoring program shall be compiled and submitted to MassHighway
District II, the Northampton DPW, the Pioneer Valley Planning Commission, and the
Northampton Office of Planning and Development. The elements of the program are as
follows:
Traffic Counts. The count program will be administered under the direction of HHD. An
initial counting program was conducted in the spring of 2005 to update the 2001 No-Build
Conditions documented in the Draft EIR. Subsequent annual reporting will be conducted
following occupancy of the first commercial building (the VCA facility on South Campus,
currently under construction). One month prior to conducting the counts, HHD shall
forward the proposed counting program, including locations for automatic traffic recorders
and turning movement counts, for comment to MassHighway District 2, the Northampton
DPW, the Pioneer Valley Planning Commission, and the Northampton Office of Planning
and Development. Comments received shall be taken into consideration in implementing
the counting program. Following the counts, the data shall be tabulated and compared to
the AM and PM peak hour volumes for the 2001 Existing Condition, 2006 No-Build
Condition, and 2006 Build Condition (DEIR Figs. 5-4, 5-5; 5-8, 5-9; 5-14, 5-15).
The annual traffic monitoring program shall be conducted until two years after completion
of the project.
The initial counting program will count all project driveways, plus the following locations:
♦ Route 10 at Earle Street
Earle Street at Grove Street
♦ Grove Street at Laurel Street
♦ Earle Street at West and Prince Street
1700090TO13A 8 Section 61 Findings
~j
♦ Route 66 at Prince Street
♦ Route 66 at Grove Street
♦ Route 66 at Laurel Street
Additional intersections such as Burts Pit Road at Florence Road may be added in the
future, but will not be part of the initial program.
J
Upon occupancy of the first commercial building, spot speed measurements along Grove
Street and Laurel Street will be conducted.
Employee/Tenant Survey. Administration of an employee/tenant survey annually to
measure transit use, carpooling, carsharing, bicycle use, and participation in programs
offered through the Route 9 TMA. This will include reporting of employer/tenant
participation in programs offered by the Route 9 TMA.
Trip-Generation Surveys Collection of peak-hour TMCs and ATRs at community driveways
during a typical weekday. Observed trip generation will be compared to levels calculated
for actual building use, density, and employment using standard trip rates published by the
ITE.
Traffic Signal Warrants Analysis As a part of the annual traffic monitoring program, a
Traffic Signal Warrants Analysis (TSWA) will be completed at the following intersections:
Route 10 / Earle Street, Route 66 / Earle Street, Route 66 / Village Hill driveways / Prince
Street, Burts Pit Road / Florence Road. The results of the TSWA will be provided to the City
of Northampton and MassHighway, and will be used as the basis of determining the timing
and need for the implementation of traffic control improvements at these locations.
Signalization
HHD's commitments regarding signalization are the following:
Route 10/Ear/e Street intersection. Improvements to Earle Street between Route 10 and
Route 66 are under construction, including a new signal.
Earle Street/Prince Street/ West Street intersection. Improvements have been made at the
Earle Street/Prince Street/Warren Street intersection and infrastructure is in place to install
signals when warranted. Traffic volumes and operating conditions at this intersection will
be monitored on an annual basis as a part of the traffic monitoring program for the
development. If the installation of a traffic signal is found to be warranted and funding has
not been identified for construction, HHD will fund and install the signal.
Prince Street/Main Gate intersection. HHD has agreed with the Masaschusetts Highway
Department (MassHighway) to cost-sharing for the redesign and construction of Rt. 66
1700090TO 13A
9
Section 61 Findings
improvements and placement of signal conduits. HHD will seek alternate funding sources
for the installation of a traffic signal, if and when warranted. If an alternative funding source
cannot be identified, HHD will fund and install the signal when warrants are met.
Florence /Butts Pit Road intersection. The need for future signalization is marginal and
dependent on a number of factors relative to the rate of future development in the area.
HHD will design a signal when warrants are met. If signalization is warranted, HHD will
work with the City to identify an appropriate funding source.
Main Street at New South Street and State Street. Traffic flow may be improved with
optimization of signal timing. HHD will prepare an optimal signal timing and phasing plan,
and will implement it as part of the redevelopment project and as deemed necessary by the
city.
South Street at New South Streetand Old South Street. Traffic flow may be improved with
optimization of signal timing. HHD will prepare an optimal signal timing and phasing plan,
and will implement it as part of the redevelopment project and as deemed necessary by the
city.
Additional Measures as requested by the CAC
HHD is currently working with Northampton DPW and the Grove Street/Laurel Street
neighborhood to design traffic calming measures. The design is anticipated to be complete
in the Summer of 2008. HHD will fund the implementation of these measures if alternative
sources of funding cannot be found.
With implementation of the above mitigation, MassDevelopment finds that all feasible
means and measures will be taken to avoid or minimize potential traffic impacts of the
project.
2.2 Water Supply and Wastewater
2.2.1 Potential Impacts
Average daily water use and wastewater generation at Full-build is 89,600 gpd, a reduction
of 9,060 gpd from the earlier Master Plan. These estimates are based on Title V of the State
Sanitary Code (314 CMR 5.00), and are conservatively high. The City of Northampton's
potable water supply is adequate to supply the Full-build. (Phase I Report, p. 6-1.) The City
of Northampton's wastewater disposal capability has capacity to treat wastewater from the
project. (Phase I Report, p. 6-1.)
Northampton's water supply distribution system was evaluated to determine adequacy of
transmission mains. The recently completed reconstruction of Route 66 included the
replacement of existing water main with 12-inch diameter main. The Northampton
Department of Public Works water distribution system computer model was utilized to
1700090TO13A 10 Section 61 Findings
i
r determine water system capacity and ability to handle the Full-build. Water system
pressures and adequacy to meet fire flow requirements were evaluated. It was concluded
that the water distribution system, with the Route 66 reconstruction, has sufficient capacity
iJ
to supply the Full-build and meet potential fire flow needs.
The wastewater collection system was investigated and analyzed. For the DEIR, the
capacity of sewer mains serving the site was evaluated, and it was determined that those
mains have reserved capacity well in excess of anticipated peak flow increases from the
Full-build. In addition to the above analysis, and at the request of the Northampton DPW, a
further evaluation was also conducted of a 10 1/2-inch siphon under the Mill River. Finally,
a closed-circuit television investigation of the sewer pipes within Earle Street and
downstream to Clarke Avenue was conducted. Observed defects were limited to root
intrusion at a manhole in Earle Street, corrosion of a 10-foot long pipe section in Earle Street
and the ends of the cast iron siphon under the Mill River, and two protruding services
within the sewer in West Street.
2.2.2 Mitigation
♦ All construction in the project will meet the water-conservation requirements of the
State Plumbing code.
♦ Work is currently underway by HHD to replace a corroded section of sewer pipe in
~J Earle Street and correct the root intrusion at one manhole. This effort is taking place as
part of the reconstruction of Earle Street.
With implementation of the above mitigation, MassDevelopment finds that all feasible
means and measures will be taken to avoid or minimize potential water and wastewater
impacts of the project.
2.3 Stonnwater and Wet/ands
2.3.1 Potential Impacts
The development envelope of the site is approximately 90.4 acres. For existing conditions,
this was subdivided into five drainage basins, based upon existing stormwater flows. For
proposed conditions, based upon land use and soils, potential changes in peak flow were
evaluated, for the 2-year, 10-year, 25-year and 100-year storm. Without stormwater
management facilities, peak runoff in two of the drainage areas would increase modestly,
and in two other drainage areas the peak runoff would be less than in the existing condition
(this is because of the fact that the site in the existing condition with many large buildings,
parking areas and driveways generates significant runoff with no stormwater attenuation
facilities). DEIR, pp. 6-1 - 6-9.
No potential wetland impacts from development of the site have been identified.
Significant attention was devoted to identifying an alternative alignment to Ridge Street,
1700090TO13A 11 Section 61 Findings
which (as laid out on the Master Plan) would have impacted bordering vegetated wetland
both north and south of Grove Street. Earle Street south of Grove Street is proximate to the
Mill River, and is near bordering vegetated wetland and within the 200' riverfront area.
Upon preparation of the design for upgraded Earle Street, the potential extent of impacts to
bordering vegetated wetland and riverfront area will be determined. Upon preparation of
design for bicycle and pedestrian pathways, and drainage facilities, the potential extent of
any other impacts to bordering vegetated wetland and riverfront area will be determined.
2.3.2 Mitigation
A master Stormwater Management Plan for the project was developed based on
"Stormwater Management - Stormwater Policy Handbooks Volumes 1 and 2" by the
Massachusetts Department of Environmental Protection of. This plan established overall
site drainage parameters and basin locations, to mitigate storm water discharges off-site
during the 2-year, 10-year, 25 year and 100-year storm. As the overall project is developed
in phases, HHD has constructed the respective infrastructure - pipes and basins - called for
in this plan. Kollmorgen will construct drainage infrastructure on its site, including a basin,
to mitigate storm water runoff to comply with the master stormwater plan. HHD will
review the Kollmorgen drainage improvements to ensure that they meet the requirements of
the master Stormwater Management Plan. At such time, HHD will confirm that the
Kollmorgen improvements also comply with the 2008 revisions to the Massachusetts
Stormwater Management Policy.
HHD has developed a number of documents, described below, that formally assign
procedures and responsibilities for stormwater management in the future.
The following measures will be employed during major construction activities:
Construction Staging Areas. Construction staging areas will be located outside of wetland
resource areas and buffer zones.
Haybale / Silt Fence Combination. Haybales are set "butt to butt" into the ground and
secured to the ground by two wood stakes. Silt fences are a semi-permeable barrier made
of a synthetic fabric stapled to wooden stakes secured into the ground. Placed side-by side
(usually perpendicular to the surface flow), the haybale/silt fence combination provides a
barrier to the runoff, resulting in slower flow velocities in which entrained sediment can
settle out and remain within the limit of disturbance.
Temporary Diversion Channels. Temporary diversion channels are typical shallow ditches
or berms that are placed to intercept sheet runoff. The purpose may be either to direct the
intercepted flow away from a sensitive area (such as a steep slope) or into a sediment trap.
These channels are sometimes seeded to provide vegetative protection against erosive
velocities.
1700090TO13A 12 Section 61 Findings
J
Sediment Traps. Temporary sediment traps are excavated or bermed facilities that provide a
storage volume for runoff such that entrained sediments may settle over a set time.
Sediment traps are typically implemented at the low points within the area of disturbance in
conjunction with temporary diversion channels.
Stabilized Construction Entrance. Stabilized construction entrances will be established at
each construction egress to enhance removal of soils/muds attached to tires prior to
construction vehicles entering public roads. The entrance is comprised of a minimum 25-
foot wide, 6-inch thick bed of 2-inch crushed stone extending a distance of at least 50 feet
into the construction site. Stone will be replenished as necessary to maintain proper
dimensions and function. Tire washes will be provided if the stabilized construction
entrance is deemed inadequate alone.
~l
IJ
Vegetative Stabilization. Temporary slope stabilization will utilize seeding with annual
grasses (such as annual rye) due to rapid germination and production of rootmass.
Permanent vegetation will utilize perennial grasses. Establishment of vegetative cover will
typically be performed by hydroseeding, although sodding may be used in permanent,
landscaped areas. Suitable topsoil, proper seed bed preparation, lime, fertilizer and
consistent watering are required for effective establishment of vegetative stabilization.
Mulch may also be used for permanent seeding for erosion-prone area, such as steep
slopes.
Operation and Maintenance Plan. The Stormwater Management Plan will identify the
operation and maintenance (O&M) activities that shall be the responsibility of the on-site
contractor. At a minimum, the erosion and sediment control O&M plan will have the
following components:
♦ Sediment within traps will be removed if more than one-third full. Sediments behind
haybale/silt fence combinations will be removed if greater than 6 inches.
♦ All erosion and sediment controls will be inspected after each rain event. Debris will be
removed.
♦ Maintenance personnel will keep records of inspection and maintenance activities
including date and description of activities performed.
♦ Any erosion and sediment control found to be functioning improperly will be repaired
or replaced accordingly.
♦ Erosion and sediment controls will remain in place until all tributary areas have been
stabilized. After removal of controls, the disturbed areas will be regraded and stabilized
as necessary.
♦ All stormwater management systems must have an operation and maintenance plan to
ensure that systems function as designed.
1700090TO 1314
13
Section 61 Findings
The following measures shall be employed during the operational period of the project:
The design of the proposed stormwater facilities includes a detailed operation and
maintenance (O&M) plan including a description, inspection and implementation
schedules, and procedures for carrying out each activity associated for each BMP. To date,
An Operation and Maintenance Plan has been executed and recorded for the North
Campus identifying Best Management Practices (BMPs) for maintenance of infiltration
basins, catch basins, subsurface infiltration units, water quality swales, parking lot sweeping
and snow and snowmelt management. A Stormwater Management Operation,
Maintenance, and Inspection Agreement (SOMIA) has been developed by HHD and the
City of Northampton, establishing obligations and covenants as to future owners and
developers at the site. A South Campus Operation & Maintenance Plan has been executed
and recorded. A SOMIA for the South Campus is under review. Finally, the Declarations of
Restrictions and Covenants establishing the covenants and obligations of the Landowners'
Association regarding the maintenance of stormwater facilities on the North Campus and
the South Campus have been executed and recorded. Where stormwater facilities are not
publicly owned, the Landowners Association will be responsible for maintenance. The
North Campus Stormwater Management O&M Plan includes the following components:
♦ Parking lot sweeping will be performed twice annually.
♦ Deep-sumped, hooded catch basins will be cleaned annually.
♦ Detention facilities will be inspected at several intervals annually after small and large
rain storms to ensure that the basin is functioning as intended. Basins will be inspected
and cleaned semi-annually.
♦ Vegetated BMPs will be mowed at least twice annually. Woody vegetation will be
removed.
♦ Maintenance personnel will keep records of inspection and maintenance activities
including date and description of activities performed.
♦ Any structural BMP found to be functioning improperly will be repaired or replaced
accordingly.
Upon design of any facilities potentially affecting wetlands (e.g., upgraded Earle Street,
pedestrian and bicycle paths, drainage lines), a Notice of Intent will be filed with the
Northampton Conservation Commission, identifying potential impacts on resource areas
and demonstrating that the interests of the MA Wetlands Protection Act, and the
Northampton Wetlands Bylaw, are met. No activity subject to the jurisdiction of the
Northampton Conservation Commission will be carried out until a Final Order of
Conditions has been received.
As detailed design proceeds, if any of the above measures require modification to address
site-specific requirements, they may be adjusted, provided that the stormwater management
program shall meet the requirements of the MA Stormwater Management Guidelines.
1700090TO13A 14 Section 61 Findings
With implementation of the above mitigation, MassDevelopment finds that all feasible
means and measures will be taken to avoid or minimize potential stormwater impacts of the
project.
i~
2.4 Historic
2.4.1 Potential Impacts
F
The act of disposition of Northampton State Hospital (NSH), a complex listed in the
National Register of Historic Places, required DCAM (formerly DCPO) to develop a
j Memorandum of Agreement (MCA) with the Massachusetts Historical Commission (MHC).
The future designated developer (HHD) was directed to carry out the stipulations of the
MCA. The stipulations of the MCA were developed to mitigate potential impacts to NSH
which included the disposition and redevelopment of state property. The MCA also took
into consideration the City of Northampton's proposed plan for NSH which would include
n the possible reuse or demolition of historically significant buildings, new construction, and
LJ preservation of agricultural lands and open space under city zoning. The spirit of the MOA
encouraged the examination of the reuse potential of contributing buildings and landscapes
(including use of the Rehabilitation Investment Tax Credit) and rehabilitation of those
buildings and landscapes where feasible.
2.4.2 Mitigation
HHD was awarded the development project following the RFP process and has carried out
1 the stipulations of the MCA as the designated developer. The Full Build development will
pursue rehabilitation of five contributing buildings on the Northampton State Hospital
campus where feasible. The South Employees' Home and the Nurses' Home have already
( been rehabilitated for residential uses. Feasible alternatives to rehabilitate the Male
J Attendants' Home, North Employees' Home and the Coach House are ongoing. The
proponent continues to pursue wherever feasible the retention and rehabilitation of historic
landscape elements, including specimen trees, as part of the proposed Master Plan.
In compliance with the MCA, the three buildings proposed for demolition on the South
Campus (buildings 8, 9 and 48) were marketed for redevelopment; however, no qualified
buyers were identified. These three structures will be demolished in order to make the
Kollmorgen development feasible.
New construction has been and will continue to be sensitively designed to take into
consideration the historic district. Where feasible, portions of the historically landscaped
~J grounds will be retained for continued use as passive recreation space and the agricultural
land has already been placed under a conservation restriction. HHD will continue to work
J with the City to design an appropriate memorial at the Hospital and construct it as part of
J the development. That memorial may include all or part of the documentation of the
1700090TO1314 15 Section 61 Findings
campus completed by the MA Division of Capital Asset Management (DCAM) and
submitted to the MHC and the City in compliance with the MOA.
With implementation of the above mitigation, MassDevelopment finds that all feasible
means and measures will be taken to avoid or minimize potential historic impacts of the
project.
2.5 Sus nab/e Development
2.5.1 Executive Order #385
E.O. #385 has an overriding objective of promoting economic growth that does not
derogate from environmental quality. It requires state agencies to promote sustainable
economic development which is supported by adequate infrastructure, in their permitting
decisions. Further, it mandates that agencies prefer reuse of previously developed areas,
structures, and infrastructure over new construction. It requires analysis of a proposed
project's consistency with formally accepted growth management plans and with local and
regional planning objectives. It encourages the pursuit of economic development through
provision of incentives and assistance to interested private parties as well as local and
regional governments and organizations. Finally, it also requires coordination with state
agencies and local and regional planning entities.
The proposed project is fully consistent with E.O. #385. MassDevelopment was chartered
to link public resources to private financial techniques, with the overall objective of
promoting economic development. In pursuing the redevelopment of Northampton State
Hospital, MassDevelopment teamed with TCB, on the private sector side, to create HHD,
with the purpose of taking over an asset under the custody of the MA DCAM and pursue
jointly the development plan. Both proponents have worked with local planning authorities
to bring about a redevelopment program that blends with local and regional planning
objectives.
Fundamental to the development concept is that NSH involves the rehabilitation and
revitalization of infrastructure, structures and a site that was previously developed and is
suitable for economic reuse, in preference to the development of a greenfield site. Finally,
by pursuing an extensive period of coordinated planning, including but not limited to
MEPA review, HHD concentrated on bringing about economic development without
adverse environmental consequences.
All of the foregoing activities are consistent with the language and objectives of E.O. #385.
2.5.2 Smart Growth and Green Architecture
Smart Growth is fundamental to the concept of Village Hill, Northampton. A portion of The
North Campus has been zoned a smart growth district by the City pursuant to M.G.L. ch.
40R, and the entire site has been designated a Priority Development Site under
1700090TO13A 16 Section 61 Findings
I
M.G.L.c.43D. The redevelopment of the central portion of NSH, while other landholdings
have been preserved for agriculture, conservation and open space, housing and other uses,
1 establishes the overall context for the project. Within this framework, the placement of a
diverse, mixed-use project at the site, the incorporation of village elements, including
appropriate levels of retail along with a mix of employment and housing opportunities,
L proximity yet geographic distinctness from downtown Northampton, and a combination of
the old and the new, all will make Village Hill, Northampton an important example of
1 Smart Growth. The various issues that have been examined for this EIR, including but not
1 limited to comprehensive rather than incremental stormwater planning, early assessment of
traffic needs and establishing of a TDM program and annual monitoring, identification and
avoidance of wetland resources, and in general the evaluation of infrastructure and
strengthening it where required to support the project, are further examples of Smart
Growth, as well as consistency with E.O. # 385.
~.J
TCB has sought out and applied for all pertinent resources to support the "Green" design for
the affordable housing components of the Project. The Hilltop Apartments are Energy Star
Certified. In conjunction with a Massachusetts Technology Study Grant, solar panels will
be installed on the six new apartment buildings currently under construction by TCB. In
U addition, three single family homes, currently under construction by Wright Builders, are
U anticipated to be LEED Certified. Within HHD, MassDevelopment will continue to market
Village Hill, Northampton as the type of community where Green Architecture is
incorporated into all aspects of residential and commercial development.
The City has adopted a comprehensive plan entitled "Sustainable Northampton, A
Comprehensive Plan" Qanuary 2008). This encourages development at in-fill sites to
preserve open space, and specifically promotes mixed-use development at Hospital Hill.
2.6 Construction Mitigation
U
2.6.1 Potential Impacts
Construction and/or demolition activities at NSH will extend throughout the potential
fifteen-year build-out period of the project. Depending on location and nature of
construction, work may be contracted for by HHD or by future transferees. Without careful
planning, construction impacts on traffic, air quality, noise, and erosion/sedimentation
F) could ensue.
2.6.2 Mitigation
U All work will be required to comply with all applicable federal, state and local regulations.
Moreover, in each instance the selected construction contractor(s) will be required to
f 1 submit a Construction Management Plan (CMP) prior to the commencement of
construction. The plan will address potential air, noise, and traffic impacts and hours of
operations and will provide a plan to eliminate, minimize, or mitigate these impacts. The
1700090TO13A 17 Section 61 Findings
construction contractor(s) will be bound to the terms of the CMP. Typical controls that may
be incorporated into a CMP are listed below.
Trafc
In order to minimize construction related traffic impacts associated with the planned
development, the project proponent will work with the City and contractors to implement
the following measures:
♦ Designated truck routes to and from the development will be established with the City
of Northampton in order to reduce or eliminate project related construction truck traffic
from neighborhood areas.
♦ Construction worker parking will not be permitted on street unless so designated with
the City of Northampton Police Department.
♦ Construction workers will be encouraged to utilize public transportation and/or
carpool/vanpool to the project site in order to reduce construction related traffic to the
development.
♦ The project proponent and/or the contractor will coordinate all construction activities to
be performed within the public right-of-way with the City of Northampton Police
Department and the Department of Public Works.
♦ Secure on-site storage will be provided for tools and equipment in an effort to minimize
construction related vehicle trips to the site.
Full or partial street closures will be avoided to the extent possible. Any street closure or
lane use reduction will be coordinated with the City of Northampton Police Department
and will be limited to off-peak periods. Prior to the implementation of any work within the
public right-of-way, the contractor will submit to the City of Northampton Police
Department and the Department of Public Works for review and approval, a traffic and
pedestrian management plan.
A h- Quality
Air quality impacts associated with construction activities may generate fugitive dust, which
could result in localized increases in airborne particulate levels. Fugitive dust emissions
from construction activities will depend on such factors as the properties of the emitting
surfaces (e.g., moisture content and area of exposed soil or debris), meteorological
variables, and construction practices employed.
To reduce emission of fugitive dust and minimize impacts on the local environment, the
construction contractor will adhere to a number of strictly enforced mitigation measures.
These include:
1700090 T013A 18 Section 61 Findings
l
♦ Wetting agents will be used regularly to control and suppress dust for exposed areas.
♦ Water will be applied during active building demolition operations and while trucks are
being loaded with demolition debris.
♦ All trucks transporting debris to or from the site will be fully covered.
Construction practices will be monitored to ensure that unnecessary transfers and
mechanical disturbances of loose materials are minimized. Surrounding streets will be
cleaned throughout the demolition and foundation construction period to minimize dust
accumulations. Any other off-site construction debris will be removed as soon as observed.
Noise and Operating Hours
rl
U Every reasonable effort will be made to minimize the noise generated by construction
activities. Mitigation measures will include:
♦ A proactive program to ensure compliance with the City of Northampton noise
ordinance.
♦ Using mufflers on all construction equipment including ongoing maintenance of intake
and exhaust systems:
it1
LJ ♦ Muffling enclosures on continuously running equipment, such as air compressors and
welding generators.
LJ ♦ Replacing specific construction operations and techniques by less noisy ones where
l feasible (e.g., mixing concrete off-site instead of on site).
(J
♦ Scheduling equipment operations to keep average levels low, to synchronize noisiest
_ operations with times of highest ambient noise levels, and to maintain relatively
uniform noise levels.
1 ♦ Turning off idling equipment.
LJ
♦ Locating noisy equipment as far as possible from sensitive areas.
The hours of operation for demolition and construction activities are typically limited to
u 7:00 a.m. to 5:00 p.m., with occasional exemptions approved on a case-by-case basis for
special conditions. For example, if street closure were required for a particular activity,
evening work may be required to minimize traffic impacts. This will be coordinated with
the City and project site abutters in order to minimize impact on vehicular and pedestrian
J traffic and abutter operations. Where specific conditions warrant it, extended or truncated
working hours may be utilized, recognizing that in some circumstances, neighborhood
1700090TO13A 19 Section 61 Findings
impacts may be lessened by an early start or early cessation of construction, and also that
the duration of construction impacts may generally be lessened by longer working hours.
Erosion and Sedimentation
Currently, the working area is gently sloping, and comprised of many impervious surfaces,
buildings and other structures. In areas where the contractor is required to work where
there is the potential for sedimentation to flow over pervious areas to sensitive areas, the
contractor will be required to install typical sedimentation/erosion control "Best
Management Practices" (BMPs) such as trenched siltation fence and staked hay bale
barriers.
Existing on-site stormwater inlets will be temporarily protected during construction activities
in order to prevent sediment or demolition debris from entering the drainage system. Filter
fabric will be inserted into the catch basins just below the grating. All trapping structures
will be inspected after every rainstorm and repairs made as necessary.
Demolition and Recycling
Demolition procedures will be carefully planned through development of bid
specifications, selection of contractor, compliance with all DEP requirements, and following
a careful sequence to minimize any impacts. Environmental mitigation measures will be
stringently enforced by the HHD Clerk of the Works and the engineering firm providing
demolition oversight.
Prior to notice to proceed to the demolition contractor, HHD will conduct a detailed
investigation of asbestos and lead in the structure, and will complete the abatement of
asbestos.
Immobile equipment, such as the crane, will be re-fueled in place by a small fuel truck.
Smaller, mobile equipment such as dump trucks will fuel at a designated location on-site.
Fuel will not be stored within 100 feet of any wetland resource area. All mobile equipment
(excluding the immobile crane) will be parked in a secure location during the overnight
hours.
As salvageable materials are removed, they will be stockpiled on-site near or within the
existing building footprint, and loaded for sale and shipment offsite. The remaining
demolition materials and construction debris will be contained on-site within the existing
footprint of the building. Prior to their reuse on-site or removal to a suitable off-site disposal
location, the rubble will be crushed and temporarily stockpiled in a designated location or
locations proximate to the worksite.
Soil disturbance on the project will be limited to excavations to cap utilities, remove steam
tunnels and remove foundation walls. Where those excavation activities have the potential
to impact storm drain systems or Buffer Zones, the demolition specifications will require
1700090TO13A 20 Section 61 Findings
siltation control. Street sweeping and off-site debris removal of all materials that are not
suitable for use as structural backfill will also be required.
Existing on-site stormwater inlets will be temporarily protected during demolition activities
in order to prevent sediment or demolition debris from entering the drainage system. Filter
fabric will be inserted into the catch basins just below the grating. All trapping structures
will be inspected after every rainstorm and repairs made as necessary.
Best Management Practices will be implemented for dust control, to reduce surface and air
movement of dust from exposed soil surfaces and demolition activities:
l_1 ♦ Larger buildings and structures will be demolished incrementally on a section by
section/wall by wall basis. Standing walls will act as barriers, which will control air
L~ currents and blowing materials.
♦ Water sprays will be required to control dust migration during active building
U demolition, crushing and truck loading.
U ♦ Where necessary, the site will be sprinkled with water until the surface is wet.
Particular attention will be paid to haul roads and other traffic routes as well as the
interior of the buildings.
♦ Contract specifications will require the periodic sweeping of off-site adjacent streets
(weekly minimum) to prevent tracked dirt from accumulating.
With implementation of the above mitigation, MassDevelopment finds that all feasible
means and measures will be taken to avoid or minimize potential construction impacts of
the project.
3.0 Section 61 Conclusion
U Therefore, pursuant to M.G.L. c. 30, Section 61, acting in its own capacity and as Managing
Member of Hospital Hill Development LLC, MassDevelopment finds that all feasible means
U and measures are being utilized to avoid or minimize potential damage to the environment
by the project.
U
By.
Date:
U
1700090 T013A 21 Section 61 Findings
Attachment C
Secretary's Certificate on FEIR (October 7, 2003)
Secretary's Certificate on 3rd Party NPC (March 22, 2006)
257 900 } h1 ` `
r ;
r
0277-279:,
MITT ROMNEY
• ~ ~5 J.
GOVERNOR ' Tel. (617) 626-1000
• KERRY HEALEY Fax (617) 626-1181
uEM AWGOVERNOR November 13, 2003 http:/%+v.mass.gov/envir
ELLEN ROY HERZFELDER
SECRETARY
CERTIFICATE OF THE SECRETARY OF ENVIRONMENTAL. AFFAIRS .
ON-THE
FINAL ENVIRONMENTAL. IMPACT REPORT
PROJECT NAME •
PROJECT MUNICIPALITY
PROJECT WATERSHED
EOEA NUMBER
PROJECT PROPONENT
DATE NOTICED IN MONITOR
: The Village at Hospital Ell
: Northampton
: Connecticut-
: 12629'
: MassDevelopment and The Community. Builders, Inc.
: October 7, 2003
The Secretary of Environmental Affairs hereby determines that the Filial Environmental- .
Impact Report (FEIR) submitted on the above project adequately and properly complies with:
the Massachusetts Environmental Policy Act (M.G.L. c. 30, ss. 61.62H) and Nvith its
implementing regulations (301 CMR 1.1.00).
Project Description
The redevelopment of the former Northampton State Hospital (NSH) site will involve a.
U
mixed-use program totaling approximately 207 residential housing units, 60 to 80 assisted living
units, and approximately 476,000 square feet (sf) of mixed-use commercial space. The project :
site is located both north and south of Prince Street (Route 66). The area-north of Prince Street.
will be developed as a mixed-use area including multi-family housing, single-family housing,
retail space, and office space. Several historic buildings will be renovated-for office space and
housing, and others will be demolished. The area south of Prince Street will be developed into
light industrial space and office space. As with the area north of Prince Street, several historic
buildings will be renovated and others will be demolished.
Li The project will be developed over two phases:
j Phase 1 involves construction of 109 residential units and 152,000 sf of commercial
J space; and
■ Phase 2 involves construction of 98 residential units, 60 to 80 assisted living units, and
324,000 sf of commercial space.
Printed onRecydedStock=/ Post Consumer Waste
Lt
EOEA #12629 FEIR Certificate November 13; 2003
At full-build, the project is expected to generate approximately 5,618 new vehicle trips per
day based on ITE Trip Generation data.
Jurisdiction and Project Review
The project is subject toMEPA review and requires a mandatory EIR pursuant to Section
11.03(1)(a)(2) because it will create more than ten acres of impervious area; Section
11.03(6)(a)(6) since it is expected to generate over 3,000 new average daily trips; and
I 03(6)(a)(7). because it involves.construction of.mare than 111000 new parking spaces.
The project may require a Permit to Access State: Highway from the Massachusetts
Highway Department (MHD). It requires a Sewer Connection/Extension Permit from the
Department of Environmental Protection (DEP). The project may require an Order of Conditions
from the Northampton Conservation' Commission (andsa:Superseding Order of Conditions from
DEP if the Order is appealed); :.Since-the-project involves a transfer of land and public financial
assistance; MEPA jurisdiction. is broad .and extends over all aspects of the project with the
potential to cause significant Dainag'e to the Environment.
:A Phase 1 document was reviewed arid found adequate on June 14, 2002: The Phase 1
filing was the first in a series of environmental impact documents that will be evaluated under a
Special Review Procedure (SRP) created in November 2001. A Citizens Advisory Committee
(CAC)-,was incorporated as part of the SRP and-has reviewed all MEPA documents:. The overall
project;. including the cumulative impacts of Phases 1, and 2, would be reviewed in a. Draft EIR
(DEIR) and aTinal EIR (FEIR). The DEIR was reviewed-and determined to be adequate by a
Certificate issued June 30, 2003.
Historic/ArchaeoIop-ical Resources
The NSH Historic District is listed in the-National Register of Historic Places.. Through
the MEPA process, the proponent has examined the feasibility of preserving historic structures
onisite - While it is not feasible to 'save all of the historic structures, in particular the
architectutally significant O1d,*Main building; historic preservation efforts in the master-planning
process calls for the preservation and reuse of seven of the 47 buildings on the campus. Since the
review of the DEIR, the proponent has decided to-evaluate the feasibility of preserving and
rehabilitating two additional bUdings, the North Employees Home and the North Infirmary,
which are part of the Old Main Complex. Should conditions change, and redevelopment of
additional historic contributing structures become financially viable, the proponent should notify
the MEPA Office. I commend the proponent, the CAC, and other stakeholders for their
continued efforts in historic preservation.
2
r~ .
EOEA #12629 FOR Certificate November 13, 2003
Traffic/Transportation Demand Management
The proponent has expanded the traffic mitigation plan since the DEIR review to include:
direct deposit for employees
■ onsite services to reduce employee vehicle trips (e.g. ATM, dry cleaning)
The proponent has coh§ulted'with the Pioneer Valleylransit Authority.(PVTA) regarding
the initiation of bus service to the site:' Although the anticipated ridership does not currently
warrant the extension of service, the proponent has committed to working with the city and the
Route 9 Transportation Management Association to establish interim shuttle service to the PVTA
hub located in downtown Northampton. The proponent also remains committed to
supplementing the program as warranted based on monitoring results. Although not addressed in
the FEIR, the proponent should work with future tenants to provide employer subsidized transit
passes for employees. The proponent has also committed to funding intersection improvements
and traffic signal installation along Earle Street and at the main site driveway to mitigate the
traffic impacts of the project.
Section 61 Finding
r The FEIR presents Section 61 Findings that includes mitigation commitments covering
areas of impact. It will be included with all state permits issued for this project, and will be
considered binding upon the proponent as mitigation commitments.
U
November 13 2003
DATE
l
Ellen Roy HeWelder, rta7
3
'~J
EOEA #12629 FOR Certificate November 13, 2003
Comments received:
9/19/03 Barbara B. Blumenthal
10/16/03 Carol Varsano
10/29/03 Mayor Mary Clare Higgins - City of Northampton
10/31/03 Barbara B. Blumenthal
11/4/03 Tom Douglas
11/4/03 Fred Lortet
11/4/03 Northampton Historical Commission
11/5/03 Metcalf Associates
11/5/03 Susan D. Carbin
11/5/03 Wendy Sinton
11/6/03 Gregory Sandler
11/6/03 Daryl G. LaFleur
11/6/03 Massachusetts Department of Environmental- Protection - Western Region
1116/03 Mark Roessler
11/6/03 Edward HageIstein
12629FEIR
ERH/LED/led
4
w~< d /00 er~2P.lifi, M"'i& X900 f 1 v .
0211-252
MITT ROMNEY
Tel. (617) 626-1000
GOVERNOR Fax. (617) 626-1181
KERRY HEALEY May 10, 2006 http://www.mass.gov/envir
LIEUTENANT GOVERNOR
STEPHEN R. PRITCHARD
SECRETARY
CERTIFICATE OF THE SECRETARY OF ENVIRONMENTAL AFFAIRS
ON THE
NOTICE OF PROJECT CHANGE
PROJECT NAME
PROJECT MUNICIPALITY
PROJECT WATERSHED
EOEA NUMBER
PROJECT PROPONENT
DATE NOTICED IN MONITOR
: The Village at Hospital Hill .
: Northampton
: Connecticut River
:12629
: MassDevelopment & Community Builders
: March 22, 2006
Pursuant to the Massachusetts Environmental Policy Act (G.L. c.30, ss. 61-6211) and
Section 11.10 of the MEPA regulations (301 CMR 11.00), I have reviewed the Notice of Project
Change (NPC) submitted on this project by "Save Old Main"(SOM), a third party, and determine
that it does not require further MEPA review.
The project consisted of the'redevelopment of the former Northampton State Hospital
(NSH) site into a mixed-use project. The mixed-use project would include 207 residential units
with 60 to 80 assisted living units and approximately 476,000 square feet (sf ) of mixed-use
commercial space. Seven historical buildings of the 47 buildings on the former hospital campus
would be renovated for office space and housing, and the others would be demolished. The
proponent would evaluate the feasibility of preserving and rehabilitating two additional
buildings, the North Employees Home and the North Infirmary. It proposed to develop the
project in two phases. At full-build, the project is estimated to generate approximately 5,618 new
vehicle trips. The entire site contains approximately 124 acres. The project required a mandatory
EIR with broad scope jurisdiction because of the transfer of state land. It was evaluated under a
Special Review Procedure that was created in November of 2001. The Special Review Procedure
included a Citizens Advisory Committee (CAC). On November 13, 2003, the Secretary
determined that the FEIR was adequate.
On March 15, 2006, SOM submitted this NPC. According to this party, the proponent
will demolish more than 38 structures, has submitted inaccurate information on traffic, and lost a
key tenant for whom an NPC was filed. On April 27, 2006, the proponent submitted a response
Printed on Recycled Stock2o Post ConsumerWaste
l~
EOEA #12629 NYC Certificate May 10, 2006
to this NPC submittal. The proponent has stated that there have been no changes in the project,
which warrant any NPC filing. It "will continue to pursue rehabilitation of nine contributing
buildings where feasible." The proponent will pursue wherever feasible the retention and
rehabilitation of historic landscape elements, including specimen trees. It also stated that the
assertion of inaccurate traffic information is not substantiated and was dealt with previously
during the DEIR review. The loss of a potential tenant has not changed the project, and the
proponent reports that it is continuing to market the site for development. The project's Section
61 Finding continues to accurately describe the project.
I note that, consistent with the comments on the Environmental Impact Report, the
Massachusetts Historical Commission (MHC) remains concerned that the historically significant
buildings that remain vacant continue to deteriorate. The MHC recommends that the seven
buildings that are slated to be rehabilitated should be adequately "mothballed". As requested in
the comment letter, I encourage the proponent to provide MI-IC and the Northampton Historical
Preservation Commission with a project update that addresses the measures taken to protect the
buildings slated for reuse; including a timeline for project implementation.
Based on a review of the information provided by S OM, the proponent, and after
consultation with the state permitting agencies, I find that there is no project change that warrants
review. The proponent's mitigation commitments, which were identified in its Section 61
Finding, must be implemented, or it must satisfy the permitting agency as to why they are no
longer relevant. No further MEPA review is required for the completion of The Village at
Hospital Hill, as presented in this NPC.
May 10,2006
. Date ephen R. Pritchard
cc: Craig Givens, DEP/WERO
Comments received:
Save Old Main on Hospital Hill, 4/6/06
Carol Varsano, 4/12/06
Joanna Campe, 4/14/06
Aaron Helfand, 4/20/06
William Orr, 4/20/06
Elizabeth & John Lombard, 4/20/06
Mayor of Northampton, 4/26/06