Northampton State Hospital Re-Use Plan March 1982AN wil
was
x '.
Lozano, White and Associates
Executive Summary
I. Rationale for Disposition by the Commonwealth of the Northampton State Hospital Site.
II. Planning for Reuse: A State /Local Process
III_ Goals for the Reuse Plan
IV. The Reuse and Development Plan for the Northampton State Hospital
V. Advantages of the Plan: Achieving State and Local Objectives
VI. Suitability of the Plan: Site and Building Characteristics
VII. Realism of the Plan: The Market .Feasibility of Reuse
VIII. Steps to Bring the Plan to Reality
Appendix: Members of the Mayor's Advisory Committee re: State Hospital Building Reuse.
i�
Aerial view of Northampton State Hospital
Introduction
This report is a summary of the reuse plan for
the Northampton State Hospital, prepared by
Lozano, White and Associates for the City of
Northampton with joint funding by the City
and the Commonwealth of Massachusetts.
The plan was developed through a five - phased
planning project. Five separate reports cover-
ing each phase in detail were prepared and sub-
mitted to the Massachusetts Executive Office of
Communities and Development (E.O.C.D.)
and the City of Northampton. These reports,
summarized in the present report, were as
follows:
Phase I Review and
Analysis
Phase II Determination of
Reuse Options
Phase III Market Feasibility
Phase IV Interim Building It
Plan
Phase V Implementatfon
February 3, 1981
April 1, 1981
June 19, 7981
laintenance
February 17, 1981
January 4, 1982
Preparation of the plan involved extensive par-
ticipation by agencies of the Commonwealth of
Massachusetts, The City of Northampton and
the Mayor's Advisory Committee on State
Hospital Reuse. The recommended plan re-
flects the consenus of those participating and
should therefore serve as the basis to guide the
future use of the Northampton State Hospital
Property.
-ursEj jo sauaE OOZ Ala;euuxoaddy -asn aaeds
uado pus iesn;jn3rs$p ;daq aq upa a ;is aq}
jo az)upjeq ag; ;eg; os saiap 6ZI dja;purrxouddp
uo pa;EU;uaauoa aq uea seaie ;uauidojanaG.
•pa;epounuoX)P aq p[no3 s ;tun
Suisnoq ot,Z jo je ;o; V '$uisno�I ja�,tvw a ;va
d
.y ani;Z)ps; ;p soj pasn aq osje prnoa a ;is aqx®
•sgol 00027 sp Auew se pus ;uaw
- ;sanui jo suEjjop jo suoijjiut a ;eaaua,9 pinoa
g3TgM ;uawdoianap pule gassasaa so /pus
1�j4snpui4ggij soj pasn aq pjno:) axis aq; jo ;sEd.
•aaeds uado pup uoppas
-:)as 'asn;jn:)is$e 'sat;ijpej aijgnd papaau :sasod
-snd atIgnd jo A4 aispn p soj pasn aq upa 31 IS aq;
' ;uaurdojanap a;pnisd jei ;ua;od o; uoi;ippE ui
'a;iS uo;durp
-q;uoN aq; jo ;uauidojanap a;Enud Iroijauaq
soj jppua;od pup Ajnpaq aq; q;ina ausdwoa
naaj 'a ;e ;s aq; ;noggnoaq; umop pasoja 9111
-aq air suot;n;t;sui iaq ;o aIjgM - uo ;duzpg ;soN
JO AID aq; pup uoisas s;;asngaesspN uua;saM
ay 'q;jUa"Auouzuro:) aq; ;ijauaq o; paniaap
aq pjnoa ;uamAojduia pup sanuanas xe; gaigna
uioaj ;assE aiuiouoaa up aiojaiag; ei pule jpp
-ua ;od ;uaurdofanap a ;pnrud so[EUr sEq 'Ajnsaq
anbrun pule azis 'uoilmoi s;i jo asnEaaq 'a;ts aql
-s6uapUI—q •L
;uodau siq; jo Apoq ag;
ui Ajjnj asoui pa;uasaid pup mojaq pazrseuiurns
air uejd aq; jo s ;uawaja so[Eui pup s2urpui3
•je;idsoH
a ;e ;S uo;dureq ;soN aq; jo asn aimnj aqa apjrM
Aja;pu1pi2?aj 310j313q; uea pule 'slam[ jpaog
pule a ;E ;S aq; ;e uoiuido jo snsuasuoa aq; s ;aajj
-DJ sa;Etaossd pup a;igM 'ouszog Aq paspdaid
upjd aq; `uoppdiaiped anisua;xa siq; jo asneaag
g;jpamuourauoD All jo sousanoq ;)Ljj
sio;ejsiBaj Easy
;uaurdojanaCj pup
sapiunuiuto:) jo aaijjp ani ;naaxg
ay pup q;jpaH jeauayq jo ;uaw
- ;spdaCj aq; 2uipnjaur 'sar�uasp a ;e ;S
ssappaj
A41unwuroa pup ssauisnq 'suazi;ia
Suipnjaui o io j jsp j asnaN s uazipjD v
uoldureq ;zoN
JO 4D aq; jo;uaauurano9 a'41
:Aq uoi;Ediai ;aed aniSUa;xa q;ina
sa;piaossV pup a;igM 'ouuzoZ Aq upid ;uauzdo
-snap p jo uoi;pupdaid panjonui ssaaoxd sigl
'AM aq; pue a ;e ;s
aq; g ;oq jo s;sasa;ui ag; ui azp arts ag; jo sasnas
asn;nj;eq; ainsua o; pauBisap Aj;ia Idxa ssaaoid
2uruupjd4uro1 a ua�jp;sapun anpq A;i:) aq; pup
g;jeanauou WOW aqa 'anssi eig; g;ina 2uije3p uy
-a ;is aq; uo sBuipjinq
OZ autos pup pule[ jo sasae snorl2puoa 0£S aqa
jo asn asn;nj ay si uo;duiEgpsoN jo (Ar:) ay
Pup q;jeanauowwOD aq; auojaq naou anssi aqj
-OGZ sera s;uai;
-pd jo iaquinu aqa '1961 ui -saq:)eosddp ;uaur
-;pat; paspq- A ;iunuzujo:) anpeuza;jp o; panout
spq a ;p ;s aq; se 2uiut1aap uaaq suq s;uai ;Ed jo
saquznu aqa 'sananaog 's,0961 aq; aauiS 's,OS61
aq; ui s;uapud Ill Ajjp;uauz OOS'z se Auuur su zoj
area papinoid je;idsog aq; '02E sssaA OOT iano
pagsijquisH •auaq; suoppuado s;i saanpax q;jpaH
je;u;)Vq jo ;uauz ;zpdaQ aqa sp }upaen f1ja9spj si
sai;ijiaEj je ;uaui soj ;isd ui pasn pup s ;pasmpr
-s,3uW jo 441panauo1zur0D aqa jo jWadosd aq; �j
- ;uassna 'a ;is jE;rdsoH a ;p }S uo;duuuq ;soN aqa,
xaldu403 uivw
land can be preserved to benefit the area's ag-
ricultural industry. Educational, and recrea-
tional or open space uses can complement the
site's development potential and benefit the
adjacent campus of Smith College, North-
ampton's major employer. Thus, the site can
yield economic benefits directly, and at the
same time support other activities vital to the
Massachusetts economy — agriculture and
quality higher education.
®The site, because of its topography and config-
uration, can accommodate certain public facili-
ties, namely a county jail plus facilities for the
care of the mentally ill, without compromising
the potential for private development.
Failure to realize the site's private development
potential would represent a major opportunity
cost for the Commonwealth and the City: the
loss of potential tax revenues which can be de-
voted to public purposes. The Northampton
State Hospital site is one of few surplus state
properties which can accommodate both reve-
nue generating private development, and pub-
lic facilities, and meet the needs of the Depart-
ment of Mental Health.
2. Recommendations
a. Elements of the Plan
The following specific uses and disposition are
recommended for the individual sections of the
site shown on the accompanying map.
Parcel 1
( "The Drumlin"): This 110 acre unique geologi-
cal structure should be permanently preserved
as open space for passive recreational and agri-
cultural use. Steep slopes and unsuitable soils
make this area more costly to develop than
other portions of the site. The parcel should be
transferred to the Massachusetts Government
Land Bank for ultimate transfer either to a party
under a deed restriction on development, or to
the Northampton Conservation Commission.
Parcel II
Physical characteristics make this 6 acre area
suitable for development in the future. The
area should be transferred to the City of North-
ampton and reserved for municipal purposes,
such as schools or other public facilities made
necessary by private development elsewhere on
the site, Prior to the need for such facilities, the
area should be leased by the City for agricul-
tural use.
Parcel IA & 1B
These sections totaling about 210 acres are now
used by the Smith Vocational School for agri-
cultural and educational purposes. Since the
land is suited to agricultural use and the Smith
School agricultural programs contribute to the
Massachusetts Farming industry, these uses
should be continued, consistent with the Gov-
ernor's Executive Order No. 193 calling upon
state agencies not to impede agricultural use of
state -owned land. The land should be leased to
the Smith School for 99 years.
Farmland at the Hospital Site
Parcel III
This area of 10 acres is now leased by the Com-
monwealth to the Northampton Recreational
Department. Adjacent to agricultural land and
with limitations for building due to soils condi-
tions, this land should be banked as open space
and possible future development. In the event
future demand for development is sufficient to
justify the costs of providing services to this
area, development might be permitted. The
land should be transferred to the Land Bank
and ultimately to the City.
Parcel B
This 4 acre area is now used for a successful
Community Gardens project. The land should
be transferred to the City for continued use as
community gardens.
Parcel IV
This approximately 30 acre- portion has al-
ready been designated as the site of a county
jail. Title to the land has been transferred to
Hampshire County and plans for jail construc-
tion are underway. The jail will help meet part
of the state's needs for prison facilities as well
as the County's, since approximately half the
beds will house state prisoners and prisoners
from other counties.
Parcel V
(Main Complex): This 84 acre area is a prime
site for industry- office, residential or confer-
ence center use, and should be transferred to
the Mass. Government Land Bank. With con-
trols over density, lot coverage, and building
heights, high quality uses could be developed.
Research, skilled light manufacturing, offices
of insurance companies and corporations, con-
dominiums, apartments, retirement village and
a conference center are potential uses, more
fully described in Section IV below. Some
demolition of existing buildings may be re-
quired to realize the site's potential. Develop-
ment guidelines in the body of this plan will in-
sure development is in accordance with local
objectives.
Parcel VI
( "The Hillside "): This approximately 25 -acre
area should be maintained in its existing state as
open space. The benefits of preservation will be
many: enhancement of the Smith College Cam-
pus; enhancement of the development potential
of the Main Complex area by maintaining the
visual open qualities of the hillside; prevention
of erosion by landscaping and maintenance of
existing tree cover; preservation of a distinct
ecological community of the Mill Rivera Smith
College has formally expressed its desire that
the Hillside remain open, and is willing to as-
sume management responsibility for the area.
The property should be transferred to the City
and an agreement for management and use
established with the City.
Parcel VII
Soils and slope conditions of this parcel, its rel-
atively Iarge size (35 acres) and excellent view
give it private development potential. Al-
though housing will not be feasible because of
Entrance to Smith College
seaie Ieunllmpu a pue aaeds uado jo iajsuea,l
•jndui :)ilgnd
pup l7nol uoj Ajrunpoddo tij!Ai ->lueg pue`I
ally Aq umpalas pup uorpppo &au jadolaA
-ap seaue luauidolanap jo uoijp .Tpdaid ajlS
'uojdiuuipaoN jo AjrD pup >lupg
puel of Ajiadosd Suiuieuia i jo sajsup i j
.loogps 1p
- uoljpaoA T!uIS of puel leinjlnxiSe jo asea -I
•iIueg pupg arlj io asnjelsTSal atlj Onoatlj
uaglra ajis atll uo salailiapj a.Ipa 1pjuatu
jo luatudolaeap ioj spun] jo uoijppdoiddV
•gasp xaldtuoD [epoui
-aw le sapllrapj aipa Iejuatu 2uiuipui3i ajp:)ol
-al of uoisiaap p Aq paAiolloj 'TleaH IpjuaIN
JO luatujlpdaQ Aq ueld asnas arjj jo nnarnaN
'IiaunoD A41D uojdtuPgjuoN
pue aaiog Isel asnaX IpjrdsoH ajejS uojduip
- t[juoN atp Aq ueld asnas ally jo lenoiddV
*weld arp jno urea o} paiinbai aq IIIM slanal
lvaol pun ajvjs atlj tljog uo sdajs jo saluas y
't[jlpaH IejuaW j°
juauijuedaQ atlj ioj sarjllpej Bulpllnq io Surjpn
-ouau tIjrM pajplaosse sjsoD autos saeoa o} luaur
- dolanap tuoij spaaaosd arlj jo autos juanip of
algp aq uaAa Arta -)lupg pup-I atlj IfouaSp ajpjs
p sV 'sanpuaaui Iplaueuij jajjo of Ajlllge aqj sett
jl '.IaAOasotu :suado[anap'jjTm Allnjssaaans leap
of Ajiaedpa �?upepoSau pup [euoissajoid ay
sell jueg pup-1 atl,l '310.1 slt[j Toj palms Allpapl
si -�uvg puv-f judl"LuaaoD sj4asng3vssvW at1Z
•ea.ip atlj uoj sjijauaq uiiaj
duo[ anptl sasn ajenud pup arlgnd t[joq jell]
aansur up:) fouaSp a[gpjunoaae Alarlgnd y a
uorgsp j
1pauiaaard uptlj aat[lea 'pajpurpaooa a ui Ssaa
-oid asnas aq4 a>Ippapun upJ Alpua algurs y
•SUaunio luau
- pur.aad pup siadolaeap of alls at[j jo suoijaas
Ipnpinlpul .iajsupsj 'uxnj ur 'ups A?UOSP STILL
•atrgnd atlj of alga ;unoaan Fijtjua aj.Suis n Fig jno
paiuum aq pinogs ueld atlj jo sa$pjs leplul aqj
-ssaDoad xald
-uaoa p aq 11L%i uopejuatualdtur 'snoiauinu os
sdajs anljplslBa[ pup aAppijsluiuipp pasinbai alp
PUP paiipn os sasn pasodoxd at[j 'a�?ipi os sr ajrs
aqj aourS •saAlastuatlj sasn papuauiuioaa.i aqj
sp 4ULIDIjnISiS sp lsn[ am jnogp iionoiq aq of
asp sasn papuauluioaax at[j q:)Tgm Aq supatu aqj
uoijejuauial tul q
'HWCI /ajpjS
aqj Aq pauielai aq pinoa xo )jupg pue-I
juauiivano f) SSICIN at[j of pauuajsupij aq pinoa
ajrs ay jo uollsod uamol ay uo jueld nmod
aqj -luauudolaeap uoj pasn aq uea paip xald
•-tuoJ IpluouiaW ;3ql 'ajis atp uo papaau ia$uol
ou asp saIIIJIDpj aapa Ipjuaur u014M pup jI •jaaujS
ladegD Aq li uroij pajpiedas aap sailllmej amn
lejuaui jr algprn aiour iuj aq IIIM xalduxoD utuN
at[j jo luaurdolanap ajpnrud jprlj si uorjppilos
-uo:) jo aSejuenpe satllouy •asnanj ay ur kJpn
Apui pup iPalaun axe tljlpaH [pjuaW jo juaul
- jupdaQ ally jo spaau sapilpej atp aauls 1pjrn aq
111m juajxa pup adAj Suiplinq ur Ajrlrgrxal4 -pa
- pino.rd aq pinoa sjualped jo ssaquinu luaiajjip
pue WED jo sadfl paiupe uoj sapilfaeg •uaup sn[j
ur pajppilosuoa aq pinogs ajrs ay uo saijiltavj
a,ivJ lvjuaui 'aaojaaatll 'IIA Pup A slaa.ied op
uetlj tuuaj ipau at[j ul luauidolanap ajenrid ioj
leijuajod ssal sett aoeds soolj jo •lj •bs o0o'ooZ
aano sjl t141M ajis at[j jo uopiod asae TZ slil.L
IIIA laaued
.)Iueg
pup'l atlj of paxe ally uajsupuj uunl,ur Aptu fI!D
aqj •padolaeap Iljun axnj[napAe xoj pasn aq of
anuiluoa pup ftj!D aT of paiiajsuu -ij aq p[noils
Iaaued aqj 'alglssod sl asn xq& uo jvtujsnpui
'ppoi atlj ssoiap jsni jllnq aq of Ilp( Ajunoa atlj
to agencies as recommended by this report.
c. A Cost/Benefit Analysis of Economic
Advantages of the Plan to the Common-
The Reuse /Development Plan for the North-
ampton State hospital can lead to the crea-
tion of as many as 2,000 new jobs (mostly
professional and skilled) over a ten year
period. These 2,000 new jobs will generate
an additional $1.9 million in income tax
revenue to the State each year.
® Offering the entire Main Complex of the site
for private development, free of public and
institutional uses, maximizes the attractive-
ness and marketability of the site to private
developers, thus strengthening the ability of
the State Land Bank to obtain development
proposals of economic benefit to the State,
the region, and the City of Northampton.
Moreover, the greater the value of the site
for private development, the greater the
revenues that can be recouped by the State
from the sale of land. A conservative
estimate is that the Commonwealth could
receive a minimum of $2,000,000 in revenues
from the sale of land and buildings (includ-
ing Haskell Building) for private develop-
ment —for research and development
facilities, corporate headquarters and offices,
light industry and housing.
a The Commonwealth's Department of Mental
Health is now losing over $1.4 million per
year in reimbursements (Medicare and 3rd
Party Payments) because current facilities at
Northampton State Hospital have lost their
certification. Construction of a new medical
facility in the area of the Memorial Complex
will result in the best possible treatment
facility for patients, and will assure long-
term certification, thus restoring reim-
a
Main Complex Detail
7
•sat ;rjr:)Ej pue su-mi2oad 'saxtaas g4Ieaq
teivaui papaau punj oa pasn aq pino:) panes
AauoW •(•Ij •bs / ;soy az)ueuaaumLu pue ;eaq
pa4Euipsa 00•x$ x laaj alenbs 000'00:0 s ;soa
aDueua;uieui pue gut }eaq ui aioai so jeaA
iad 000,00 -VS paaeuiI}sa ue aAes uea qlIeaH
ie ;u3W jo quatuisedaQ aq; 'auauidolanap
alenud pue 9upwixem ioj �Iueg pue-I a }EaS
alp o} nano ieaYdsoH a ;EIS uoaduiegpoN
iaui.ioj ay jo xalduIOD UTW aT 2utuaM gig
•ssai ioj uana sdegxad pue.'a:)ud auies a114
ioj uorlan t;suoa mau Lpm 4gnq aq SIgLgoid
ue:) AI!ITDej saaaaq pue Mau V •sluaged 09
aeuas 04 aiouu ro uoijpui g$ aq pinoD asoa ay
aega aaeatput 2utpjing liaiselq 2u[ispca aqa tut
- Jenouai jo asoa 3111 jo saaeuiilsa Aleuiuiila.Tl
•aieo auai ;ed jo 4soa aqa soj sivauiasmq
S.
Entrance to Main Complex
I. BASIS FOR DISPOSITION OF
NORTHAMPTION STATE
HOSPITAL
The trend in Massachusetts toward the treat-
ment of mentally ill persons in less institutional
and less restrictive settings than the past has led
to a dramatic phase -down of patient treatment
in large, state -run hospitals throughout Massa-
chusetts. At the Northampton State Hospital
the reduction in the number of institutionalized
patients has been particularly dramatic as a re-
sult of a federal court order. Whereas the state
hospital housed over 2,500 patients in the
1950's, the number of institutionalized patients
in 1981 has dropped to approximately 270.
1. Economic Potentials of Surplus
Mental Facilities
The phase down in patient care has left the
Commonwealth with hundreds of thousands of
square feet of under- utilized and vacant build-
ing space at a number of huge, former mental
institutions, far in excess of that required to
meet future public needs, and costly to main-
tain. These maintenance costs can be reduced
and economic benefits can be derived as well, if
sites with the greatest potential for economical-
ly feasible and beneficial private development
are developed privately — according to plans
and guidelines acceptable to both the state and
the affected local communities.
However, the opportunity for private develop-
ment of the sites is limited for two reasons:
1) Only certain sites have the potential for
private development.
In 1980 -81 a study of reuse and development
potential of five surplus state hospital proper-
ties in eastern Massachusetts was undertaken.
The study, funded by the Department of Men-
tal Health and prepared by Charles Hilgenhurst
and Associates of Boston, dealt with five hospi-
tals: Danvers, Medifield, Metropolitan, Taun-
ton, and Westboro State Hospitals. The
study found that some of these sites have good
potential for significant private development
— most notably the Danvers State Hospital —
but others — such as Medfield and Taunton
State Hospitals — offer less in the way of im-
mediate prospects for cohesive, large -scale
private development.
These five state hospital properties are only a
few of the many large institutional land hold-
ings on which the Commonwealth is scaling
down operations. The markets for private-de-
velopment of a number of them are relatively
weak, and there seems to be little alternative
for the state but to maintain state custody and
use them to accommodate present and future
needs for public facilities. For example, in
Gardner, a former state hospital site located
well away from the downtown area is being de-
veloped by the State for a state prison. The
Former Grafton State Hospital has become the
home of the first School of Veterinary Medi-
cine in Massachusetts. In both cases, the State
has chosen to locate public and institutional
uses on sites which have little immediate poten-
tial for attracting large -scale privately - financed
development.
2) Not all State Hospital Sites are Available
for Development....
The second reason private development oppor-
tunities at state surplus hospitals are limited is
that many of the sites which do have potential
are in effect, not available for private develop-
ment. On many of the sites, patient care facili-
ties are being retained in Iocations that greatly
compromise the property's ability to attract
private developer interest. For example, the
possibilities for major large -scale private devel-
opment of the Danvers State Hospital site
• ;uvjva hpva,ery si le}!dsoq aga ip aoeds 2uxplmq
jo 4aaj aienbs 000'009 ay jo Aipo[ew assn ag,l
llxgelleny
-auauijsanul a4en
-!.id jo lanai 4ueoxjxu2hs a 2utppia 4p ioj jolqua ;od
aa-Aieur pup saanq.4 L leolsAgd seq pus juaur
- dolanap ioj algelxene yoq sl II :SAenti lsianas
ul s2ulploq purl Ieu014114tasuc s,aaeas 3111 2uorIIe
anbnrn si ails Te4ldsoH alpaS uoldurpg4ioN 941
Atiunaodd® enblun e
:[ejidsoH ojejS uoldweyaoN T
;uaiu
- dolaAap aaenpd aup:)ljlu2ls a3sillp ol. Aiessanu
lepuaiod aalrpur pus saingplae IeolsAild aga
ssassod iamaj IpIs pus 'auauidolanap a ;spud
.roj algrllene A[[srr;as WE suoi;n}t }rut sauuoj
s,aaeas aqa jo maj Ain 'satallpej Dllgnd sag ;o
aoj spaau algeaassoj laaui o} papaau quy jo
ssaaxa ut lsj 1:)sj ul sr pup 'airy 4uai4ud jo uoxs
-xnoad aqa ioj papaau ;eqa uega n4paA .ilspal:)
si s2uipllnq pup s2uiploq puel Ipuol ;n ;t ;sur
aleas jo auaaxa pup saquinu aga g2nog}Ip 'snq j
•lo ;aas 94enud aqa
uio.ij slesodoid joj sisonboi leuuoj a;el lu? oa
supld q}lM paaoold of alglssoduil fiie:)l2ajeaas
ST ax 'salalIpej aae� quailed 2ulzxueSaoaj pup
2ulaeaolai aoj algpjaurta uuxj ou 1441M -saDuu4sur
Aueui ur a}xutjaput sr aXeD 4uar4pd ;no 2ulsegd
ioj alge ;atup age ley ppj agp si sapiado id a ;pas
jo iagLunu a jo auaurdolanap pup uopisodsrp
lepualod aq4 2u!pnola uope.rapxsuo:) lag4ouV
•lpaxdsoH OWLS F[aljP@W Pup
loogaS ajois umoaaarla[ag aga le ase3 arl; osle
sx srq,t •al[s aqp jo suolJrod lejjua:) uo saraxllasj
airo ;ual ;ed pup sasn leuonngxasui 3I1cind jo uotj
- enupuoo all Aq polituil Ajjue:ljlu2ls a9 Fino:
xaldwo3 uivW
01
Furthermore, there is greater certainty regard-
ing the phasing -out of institutional facilities for
mentally ill patients at Northampton than at
other state hospitals because of a federal court
order. Under this order, issued by Judge Freed-
man, the State is directed to phase out the
Northampton State Hospital as a primary facil-
ity for patient confinement and care, and to de-
velop less restrictive, residentially -based facili-
ties for the majority of former hospital pa-
tients. As a result, within the City of North-
ampton, scores of community based residences
have been developed to accommodate former
State Hospital patients. A certain minimum
number of patients who are "dangerous to
themselves and others" will continue to have to
be confined in a secure treatment facility, pre-
sumably somewhere on the Northampton State
Hospital property, but the land and building
requirements of such a facility are not exten-
sive. Because of the configuration and lay -out
of the site, the patient care that may remain can
be clearly delineated from other surplus land
and buildings with significant private develop-
ment potential.
• Potential
Another significant attribute of the Northamp-
ton State Hospital, unusual among state hospi-
tal properties, is its great potential for attract-
ing beneficial private development. Put very
simply, the site is unique in the entire state in
terms of its sheer beauty — an attribute which
makes it extremely alluring for quality private
development. The main portion of the site sits
on a hill overlooking Smith College, has a com-
manding view of the Holyoke Range and
Mount Tom. In addition, the site is beautifully
landscaped, with an exceptional variety of
trees and plantings, and lush green lawns
sweeping down to the Mill River below. In-
deed, the site has all the physical characteristics
necessary to make it the ideal location for a
prestigious corporate headquarters, office
park, center for research and development,
light industry, conference center and /or train-
ing center and possibly also private market
housing.
Other unique features of the site which enhance
its marketability are its good access to Inter-
state Route 91 and its proximity to the down-
town area of Northampton, which is experienc-
ing a surge of private investment activity. The
market for new investment in the area is
strong. Moreover, the good supply of well -
educated and highly trained persons in the
area, related to area colleges and universities, is
a major selling point to new business and in-
dustry.
Planning
The Northampton site is unique in yet another
way: the joint planning process already begun
to ensure that reuse of the site is in the best in-
terests of the Commonwealth, the Department
of Mental Health, and the City. This planning
process is described in the next section.
Entrance to Main Complex
11
mp ueld ay auillno of 2utx • j piumpg aotua
-AO f) glint mog up 13AO JOj laur uo ;durUg;roN
jo A4!:) aLp Yoj luatudolaaaQ pup Sutuueld
jo Yopait(j 'Ilauung aua f) pup 'salpt:)ossv pup
a;igM 'oupzoZ jo Jaulze�I oupzo-j •g opienpg
'algpN urptllaM aat; quasaadaU 'uoldurpglioN
jo soAew '.if 'a;uesnW •g ptapQ 1961 Klnf ui
•uotun SutuioW pja!j2uudS ay pup a;pzuq
a.ttgsdureH KltpQ Ipaol aLp g ;oq ui papodar
ATonoaog; sum sluuljnsuoa aLp Aq suollupuaur
- tuoaaa pup s8uiputj jo uoiae;uasaid gapa pup
'aa.to3 Isin j je ;idsoH alp ;S aqa Io Sullaaui tlapg
.alBpN
aatlpluasaidag pup aaalp aoleuaS Jo saatlJo agl
of Se IjaM sU '�IIupg pup-1 aql o; pup 'Ma1naS sli
soj luautdojaaaQ pup sarltuntutuoD Jo aatjjo
aailnaaxg aLp of papiumioj aiaM sliodai lIE jo
satdoD •palplturissp s;uauturo:) pup 'aalod �Isu j
ay 4q paMatnal pup passtustp aiaM sliodai
pup suoi;p;uasaid asags •salploossy pup al!gM
'ouezo-I Aq .sodas ua ;aucn v jo uoissiucgns
aq; puv 'aaaod _jj aq; o; uoi ;v ;uasasd v Aq
pa-,j.in" svcn 4.socn jo asvgd gava jo uot;alduioD
uplcl
luauta8eupW uriJalul up jo luatudolaaaQ
A2a4ei 4s luaus
- dolaaaa pup not ;isodsta p jo not ;piudai j
A411ig1spa3 ;wfiv W jo sisAlpuy
SlI auag pup
s;:)pdurl 'suot ;dp asnag jo uopputtu.ta;aQ
suotllpuoD 8111 ;sixg Jo MataaN
:sasegd aATJ ui ;no pai.rtpa sum )ltoM
'1861 AjEnuef ut;sauapa
ut up8aq aato,J JSPJL agl pup slupljnsuo:)
ay Aq upld luatudolaaap ay jo not ;papdaid
•ieafi p upg; aaoui ioI AILIluoui
plag aiaM tlatgM 'aaiog Ise j alp 30 s8ui ;aaur pa
- pual ;p ,ijaugnos g;IeaH IP4uaN jo luaurliudaQ
aq; pup AaanD urptlli •da�I 'aftN uretljiM
•daN '.taalp uqo j aoleuas jo saatjIo alp uioi}
jjuis pup saapp ;uasaidaN ( ;uauttuop si'Il jo
xipuaddV aLp ut papnIDui si aaaod Isul asnag
lu ;idsoH alplS ag; jo digsaaquraur aq j) •;uatu
- usaao8 ale ;s pup 'suot ;n;psut pasp pup lUa
-01 'dllununuoa ssauisnq agl '4uauru1aAo8 A4P
jo s ;uaur8as IIp 8upuasaidal paurtol sum axiol
-jsvl asnaN jv;zdsoH a ;v ;s p '0861 Jo jJUJ aqa ul
•a ;v ;s aq; ut aaagMasja saIpIpv1 ,101 Sutu
-uvjd asnai to j japout v aq uva aauauadxa stgl
•ssaaozd aailua ay g2nomp pause:) spg ;pg; ;sa
- .talut paapgs pup uot;piadooa jen;nui jo 41z1ds
P slaagaa pup 'alpls aql ur anbiun si ju;idsoH
a ;plS uolduipg ;ioN aqa JOJ ueld luatudolaA
-ap aqa jo Suipurq a ;v;sIfig) ;ujod siq j •luatudo
-jaaaQ pup 9uTuuuld Jo aatjIp s; !D aq; tuozj
atup }jpls 1puoissajoad pupI-ut jo lunoutp junba
up snld 'upld aq; jo uoppledaid ay papMol
oog'S$ pa;ngirluoD ApDaiy Alr:) agl 'uanl
uI 'ails ag; uo saanlanals 0G Alalewixoidde aql
jo Ajo ;uaAui 8uipjjnq- Aq- 2Iutpjinq p jo ;so:) ay
lroddns of >lupg pueZ luauturaeog sllasngap
- sspjnl alp utosl paataa@J SUM 000'Z$ jo lupJB
leuopippe uy •ueld 1pgl Suquatualdtut ioj aal
-ptls p se [lam sp 'a ;p ;S alp pup dlrJ aql gloq o;
algp;daaap dl.radoid aq; joj upld asnaa aaisuaq
- asduroa p 8ultpdaad jo lsoD aLp jo lied;.toddns
o; luatudolaaaQ pup sailtunururoD jo aat }}p
aatlnaaxg aq; uioil 000'GZ$ ioj luei2 e paataa
-aa pup ioj paijdde ,,�iJ agl '0561 Jo Ilp} aga uj
-A4jadoid
ag; }o suol ;aod zo(Uw jo luatudolaaap pup
not ;isodstp 8uipuaduti agl JOJ Suiuuvjd uiSaq
03 saj.soj pauzof a ;v ;s alp 10 saiaudev pup uol
- dumq;,soN10 R4}3 aql 'lptluassa Alalnjosgp aap
1ptl} salliltapj alpa 411at 4Ud asogl Aluo spuno18
1plidsog ay uo ute;aa o; g;IUaH IU;uaW Jo ;uaur
- laedacl ay jo axisap aqa pup 'aeogp pagljDs
-ap 1pltdsoH ajujS uolduiuTlON ag; ;p sat;tlP
-pJ atpa luailpd iolutu jo uMop asegd ag; uaAiD
SS30OUd IVOOI131VIS
xajdusoD jvz.sousaW
ZI
Northampton City Hall
has been developed to guide the disposition
and development of the Northampton State
Hospital. At that meeting, the Governor ex-
pressed his enthusiastic support for the plan,
and the economic development benefits it af-
fords to both the City and the State. At that
meeting, initial steps to carry out the plan were
agreed upon: transfer of two parcels (VI and
VII) to the City of Northampton.
The broad -based input represented by the Task
Force, and the many public meetings held at
which plans for the property were discussed,
clearly indicates that this plan reflects a consen-
sus of opinion at the state and local level, and
that it should legitimately guide future use and
development of the Northampton State Hospital.
13
•anoge ipoj qas sluoB 2uiulluld pue asn
-al ailq g1rM aualsrsuOa sr ueld papuauuuioaaa aqa
Moll 2ulMolls U01paS E St slgq 2UtM011od -Ireq
-ap u! uuld asn-al ay squasasd umpas gxau Rill
•a2allo:) ilipaS pue uogduie144soN
UM0111MOp laajjE AlasuanpE pInOM 14atgM
alts 3141 jo sasn ageudoiddeur jo >Isu leuitutw
'agls ay o1 sasn
aqunud letatjauaq 2upDea4ge jo Agtjtgtssod
alp alEululila 4g2tul gaigM agtS ail; jo suoplod
uo sasn :)tlgnd algtquduio:)ut jo WUUptony
Ia7EJ
luaped IE1uaLU soj sa1ltltauj jo uotstnOICI
`aa1JEarjr1J2rs arzOlsr14 YO /puE
IEin13a4jgDiE 1441M s2utpjtnq jo uoppA.lasauj
`puul IE1n4In3r12E jo uopRA3asaicj
'sanuanas xuq Imol puE agEgS puE quaLu
- AoldUla a4eiaua2 oq asn -a.l aqunud Injssaaz)nS
e
•
e
e
e
:RJR ants
aq] jo asn 10j sjnoS rnjor pun a.}n4s ay 2uouiy
•squaulaimbas pteotpaw 13aul of saps
-JIDEj a1Ea quatlud Mau apinOid oq Butneq pue
ale:) quaqud 2urztUe2joaa ul sgSO3 alegs gasjjo
Oq Se os pue 'a4u4S aqq oq uingai arwouooa
1salEaa2 a144 anargaE oq se os paquaulaldulr aq
uEa IugtdsOH agegS uoldiuuqpoN Rip jo luaUj
- dolanap pue uoptsodstp aqq Moq autllnp
•agls aqa jo quauldolanap aqumid tentjauaq
ainsse pue ale ;ajtaEt oq pasn aq uEO LI7lgM
,ijpua pue A2alells quauidolanap e glxoj IRS
.Awouoaa [ea
-ol pue ga>Iiuui jeuot2ai aqa Aq patjrgsn( puu
'uogdLuugqsON jo -1�41D 3141 jo SIEO2 ay Lpm
algpeduloo 'alts ay uo algrssod sasn jo am;
-xtul pue quawdolanap jo alem ay Ajpuapj
'luauidOl3n3p aruu0uOJ3 IEUOIBai puE IEJ
-ol jo leo2 aq1 gloddns aulp auies aqq le puu
'f4jadbsd pue sBurplrnq snldins BUlurequreul
JO sgsO:) 31e4S aonpas uea ley sasn aqunud
paluago -ggosd puE 2Upaoddns -jlas Vutq.]E.Igqu
of palms tsaq alp ay jo uota.Lod alp A- pluapj
satgtlrMuj pue saDtn
-jas paaaquaz)- luallD saggo AuE pue 'sasnog
AeM iagsunb 'AqrlrJej luaLUgEauq axlnas
E 'SarglllJEj asED qualgEd IE1Uaul Soj agEgS
aqt Aq apse las aq pinogs gargM Alsadold
IegtdsOH NUTS all jo suoTpod ay Ajpuapj
aaas��afgO
2uyAolloj aq1 se14 ueld aqj 'AIlEarjraads aioY14
•dlsadosd IultdsOH
alElS uoldu tuIRTON all JO luauldolanap pue asn
a.iMnj a141 2urpm,2?w suorsloap Alaulp puE luta
-qua Burllew soj �TjoMauieij e (Aueg pue-I aquas
agq puE 'sa:)lniaS UELunH jo a3ljjp ail 'ainq
- Els12a•I al4j 'iouuanOE) a141,) sq}asngaEssvW jo
ggleaMUOiuiuoJ alp aptnoad 111m srgj •IegtdsoH
agegS uogduiegqioN aq; jo asnar ioj uolgoagp
agq 14stlgegsa oq st ueld still jo IEO2 ao[EW y
.r . ■ '; . is , •;
f1z
Farmland at the Hospital Site
IV. THE RE-USE PLAN FOR
HOSPITAL NORTHAMPTON STATE
The Northampton State Hospital site consists of
approximately 550 acres of land located in the
City of Northampton, about a mile from the ci-
ty's downtown as shown on Map 1, General Lo-
cation. The site is adjacent to Smith College.
Most of the 70 -odd buildings on the site are
concentrated in two highly scenic areas totaling
approximately 140 acres which overlook the
Smith College Campus and the city. These
areas are shown on Map 2 as Parcels V and
VIII. The bulk of the site consists of open land,
much of which is now used for agricultural
purposes (in particular, parcels IA, IB, and
VII).
In developing the plan for the re -use of this site,
four basic considerations have been paramount:
• The Commonwealth's needs and goals
• The city's goals
• The suitability of the site and building for al-
ternative uses
• The economic feasibility of alternative
approaches
The resulting plan of a series of guidelines (such
as general locations for development, density,
etc.); general recommendations for use, access
and circulation; and several development alter-
natives. No single "best" plan is proposed since
the exact mix of specific uses that might eventu-
ally be developed on the site cannot be accu-
rately predicted at this time.
Each aspect of the plan is described in the sec-
tions below. A final section highlights the ma-
jor impacts of the program.
1. Development Guidelines
The development guidelines can be used in so-
liciting and evaluating specific proposals from
developers. In addition, the guidelines are the
basis for a series of proposed changes in the
Northampton Zoning Ordinance which are
summarized in this report and are presented in
full in the Phase V report.
• The Location of Development_Areas
The original general pattern of development
that has evolved at the Northampton State
Hospital site is sound and should be retained,
that is, future developed areas (including both
buildings and parking) should be confined to
the areas presently occupied by the Memorial
Complex; the Main Complex; the service -type
buildings at the rear; and the smaller building
near the entrance (Parcels V and VII). The re-
mainder of the site should remain open with
the exception of the already - designated site of
the county jail and the 30 -acre parcel across
from the proposed jail site (Parcels Vl and VII).
These guidelines are consistent with shared
goals of the city and the state: to generate prop-
erty and income tax revenues — the sites
chosen for development are of excellent quali-
ty; to provide for agricultural use; and to pre-
serve open space.
• The Location of Agricultural Use
Areas designated for long -term agricultural use
are Parcels IA and IB. Parcels lI and V1I should
be agricultural use on an interim basis until
public needs for Parcel 11 and private potentials
for Parcel VII are clear.
15
.1 dvW
16
'99
Al
al Is uo e �,j
... .......
... . . . . . . . . . . . .
04
31lS =10 NOIIVOOI IV83N3!D
L dVN
91
MAP 2
THE SITE
a
•
� 1
"Q .
r
••• ii 4 I , i�.
1
� � -_ is •�:`;:: <;� =��:� .
.-: ;L:7:
Map 2.
;qy 9
.rte
it �dF�
1
Q
17
iEaidsoLi io(eui aTp jo salrquaj uoipoTU;suo:)
:s uipiing jo uo I!IoulaQ pue uoijerLrasaaLi .
'Ills
xaiduioJ uieW aLp ae aigeiiEne aq pinom uogj
puedxa o4 uiooi pue aoeds aiouT a.nnbas tpigm
S U TJ JOj SaTliiT:)ej Lpieasai pue aoijjo '$uiin;
- aeJnueui jo uoiaoni;suo:) mau .ioj aieudoIdde
si p
'ON IM 1,T)ON Jo Tpnos iaoied asoe 0£ Rill
•sluaulaao
-ui iieUIS fiiani ;eiaa Ui aseaj IOJ — ie ;O; alp Jo
o /Ogl-OT fiigissod -- aoeds jo 4unouiu uieaaao e
Jo juaula$EUEUT pue ,14TiigEiiene alp .IoJ apinO.Id
pings ails aLp jo asn ieu ;snpui Aqriigejs qo[
pue sqo[ nlau jo aoanos e se (4n e oa amen Jo
,Kiivanba.i} sT A.I ;snpui adA4 , jo4ugnoui,, iieulg
•sease snOTSen
Rip soj uasoy aq IL12nu iadoianap ai2uis e Ki
- gissod io 'sa2e-ioed auauTdoianap ;uaaapp 31p
aoj uasoq:) aq Algegoid pinoo sladojaaap ;Uaaa]
-jip jo saquinu y -Rjaa;;i;adwoo paplenle pue
paspaanpe (alis aria Jo suoplod 'a'i) ,saSuA:md,,
luaLUdoianap ienpinipui Tiar,ti 'paseTid
aq ueo xaidLuoJ ureW aq; jo ;uauidoianaQ
•aaiS xaidLUOJ urew aip so3 Sam a;eudosdde aq
lie pinom saijjjppj ieuOpeanpa pa ;eTOOSsu pue
BURITESl SaIjjTTJEj aoua,IaJ000 :SW411TOej IMOTle
-aJoaz pue }aosaa JajOq `SRI r ioej Lioreasaa saoij
-jo '$uiin ;oEjnueul at2ii '2uisnoq se Lions sasfl
auauT oianaa jo sa 1
-aoEds uado se pauiE ;as so sasodind ieinainou
-2e aoj pasn saLpia aq pings puE ;uauldoianap
anrsua}ui zoj pa ;ins ;ou si ol, 09 A alumixoidde
'saloE 0£S ie401 aria Jo •puei uiiLUnip ay pue
!aSaiio:) gaiuTS aaisoddo .IanlN 111W aTij SuoiE
ease 2uTIii -nloi pue apisUlq aipua aLp 'xaid
-uzoJ ujupq aLp jo ;uoij ui umul aq; ale aoeds
uado se uoT ;enTasazd ioj papuaunuooai seaay
aoE g uado 3o uo.IEOO7 aLi1
a8aij03 111iwc u40-4 1bJI45014 P ("!A
91
buildings present difficulties for re -use. There-
fore, a certain amount of demolition should be
permitted if beneficial and attractive new de-
velopment will follow. However, no demoli-
tion should occur unless it can be shown that
demolition is essential to development and new
development is guaranteed.
- Main Complex
Certain portions of the building should be re-
tained for historic and architectural value:
specifically, the front of the Administrative
Building, the First North and South Wings,
and the former Male Attendant's Dormitory.
The Haskell Building and North Infirmary
are readily re- usable and should be retained
as well,
- Memorial Complex
Partial or total demolition should be permit-
ted if necessary and desirable to provide im-
proved patient care. The Memorial Complex
buildings are structurally sound, but their
forbidding and bleak institutional character
and their massive scale may make them un-
acceptable for contemporary care of the
mentally ill. If the configuration, scale, ap-
pearance, or other limitation of the existing
buildings presents an obstacle to relocating
DMH facilities into the Memorial Complex
area of the site, and if the DMH and parties
to the consent decree determine that new
construction would produce superior patient
facilities at reasonable cost, then demolition
of some or all of the Memorial Complex
buildings should be allowed.
- Smaller Buildings
Development of the site may ultimately war-
rant demolition of smaller buildings on the
site (shops, garages, the piggery — a hand-
some old brick barn, etc.). However, many
of these buildings could be readily renovated
and used by small business and industries
since they are small and often in good condi-
tion. Because these buildings may initially be
the most marketable of any structures on the
site, they should be retained until the land
they occupy is required to accommodate
new development, and until space suited to
small industries is available elsewhere on the
site.
Map 3, Buildings for Preservation, shows the
locations of the buildings which should be
preserved.
• New Constructon Quality
The high quality of the site and its development
potential dictates that materials and designs used
for new constructon be of high quality. Unat-
tractive "butler" type buildings will be detri-
mental to the site and the immediate neighbor-
hood such as Smith College.
® Density, Lot Coverage, Open Space, Height
and Parking RNuire ments
Because of the unique quality of the site and the
potential impact of its development on the city,
special zoning requirements are needed. These
are summarized below and presented in full in
the Phase V report of this project.
Open space/ agriculture use designations
should be applied to the areas recommended
for those uses.
For the development areas — the Main Com-
plex Site and Parcel VII — the recommended
standards, to be incorporated in the City's
Zoning Ordinance, are as follows-
- Density: Residential use: 4 units per acre
- Minimum open space: Residential Use: 70 %;
Industrial Use: 70%
Main Complex
Memorial Complex
The Piggery
19
'asn Imam
-Impsu zoj A4T:) atlj Aq pascal aq pinoggs Faze
31I; s@q!j Pj Clans soj paau ay o; zoud •a ;Ts a p
uo OzOyAOSIO ;uatudolanap a;LnTad Aq fLmssaaau
apew saT ;Tjtaej Otlgnd zaq;o zo slooqOs sL qOns
'sasodznd Iedoiunur zoj panzasaz pue uo;dure
-gpoN jo AIID ay o; pauajsuLZj aq pinoils Laze
ail:l -asn;nj aq; ur auawdolanap .ioj alge ;ms
Laze rice 9 sup wteui s:)psua ;aezeq:) jexsAgj
II IaOZed
'UOISSrunuOD uol;enzasuOD uo ;duretl;.roN
aip olio 'juawdolOnap uo uot;at.r;saz paap L zap
-un d;jud a o; zaq ;Ta aajsuez; a;euiT ;In ioj 31ueg
puL-I ;uauIU7anoD •sseyI all; O; pa.uajsuLS;
aq pinogs jazzed ai4l •a ;Ts aip jo suoT;aod mpo
uuLp dolanap o; AIIS03 @sour Lase STII; SaJUJU
sljos algL;Tnsun pue sadols daa ;g •asn ILmilna
-!12L PUP IeuOT;eOYaax a ISSud zoj aaLds uado se
panzasaid Aj ;uauuuuad aq pinotls am ;ins ;s Im
- ISoloa2 anbTun arm OTT, siiIZ : („ullunuCj algl,,)
I IaDzLd
:seloljoj sL alu a ;Ts ay jo suopod Imp
- rn.PUI aq; zoj papuauru mai sasn Tuiaua� atll
sash 'e
uopelnoJl:D pue
sseoob 'asn ao; suoliepuawwooeu
:Iuawdofanaq ails lejauaE) •z
-Azo;LpueIu aq pinoils ;noqgno.nl;
2ulppnq uetla zatl ;eY 'seaze ;uaurdojanap
jo suopiod ALUMS UI UOi;:)TlusuO Mau j0
VuTza;snl:) :;uauldolana(j enaN JO Buua;snID -
xajduroD uIPFq vuT;STXa all; uegj xaq2ril ou
aq pinoqs uoT ;anz;suoD maM :s ;TUIT"I 40PH -
aaeds zoolj $uTplinq
jo • ;j •bs OOe sad aaLds T :Ieulsnpuj
: ;run cad saaeds z gequappay :Supjmd -
p dvw
COD
a 1
1 1 lit
I:
01ldn83S3a
311NI33Q��
80.3 SJNIG-lin
E dV
P` �
Oz
Parcel IA & IB
These sections totaling about 210 acres are now
used by the Smith Vocational School for agri-
cultural and educational purposes. Since the
land is suited to agricultural use and the Smith
School agricultural programs contribute to the
Massachusetts farming industry, these uses
should be continued, consistent with the Gov-
ernor's Executive Order No. 193 calling upon
state agencies not to impede agricultural use of
state -owned Iand.
Parcel III
This area of 10 acres is now leased by the Com-
monwealth to the Northampton Recreaton De-
partment. Adjacent to agricultural land and
with limitations for building due to soils condi-
tions, this land should be banked as open space
and possible future development. In the event
future demand for development is sufficient to
justify the costs. of providing services to this
area, development might be permitted. The
land should be transferred to the Land Bank
and ultimately to the City.
Parcel B
This 4 acre area is now used for a successful
Community Gardens project. The land should
be transferred to the City for continued use as
community gardens.
Parcel IV
This approximately 30 acre - portion has al-
ready been designated as the site of a county
jail. Title to the land has been transferred to
Hampshire County and plans for jail construc-
tion are underway. The jail will help meet part
of the state's needs for prison facilities as well
as the County's, since approximately half the
beds will house state prisoners and prisoners
from other counties.
Parcel V
(Main Complex): This 84 acre area is a prime
site for industry- office, residential or confer-
ence center use, and should be transferred to
the Massachusetts Government Land Bank.
With controls over density, lot coverage and
building heights, high quality uses could be de-
veloped. Research, skilled! light manufacturing,
offices of insurance companies and corpora-
tions, condominiums, apartments, retirement
village and a conference center are potential
uses, more fully described below. Some demo-
lition of existing buildings may be required to
realize the site's potential. Development guide-
lines in the body of this plan will insure devel-
opment is in accordance with local objectives.
Parcel VI
( "The Hillside "): This approximately 25 acre
area should be maintained in its existing state as
open space. The benefits of preservation will be
many: enhancement of the Smith College Cam-
pus; enhancement of the development potential
of the Main Complex area by maintaining the
visual open qualities of the hillside; prevention
of erosion by landscaping and maintenance of
existing tree cover; and preservation of a dis-
tinct ecological community of the Mill River.
Smith College has formally expressed its desire
that the Hillside remain open, and is willing to
assume management responsibility for the
area. The property should be transferred to the
City and an agreement for use and manage-
ment established with the college.
Parcel VII
Soils and slope conditions of this parcel, its rel-
atively large size (35 acres) and excellent view
give it private development potential. Al-
though housing will not be feasible because of
the county jail to be built just across the road,
industrial or office use is possible. The parcel
should be transferred to the City and continue
to be used for agriculture until developed. The
City may in turn transfer the area to the Land
Bank.
Parcel VIII
This 21 acre portion of the site with its over
200,000 sq. ft. of floor space has less potential
for private development in the near term than
do Parcels V and VIL Therefore, mental care
facilities on the site should be consolidated in
this area. Facilities for varied types of care and
different numbers of patients could be provid-
ed. Flexibility in building type and extent will
be vital since the facilities needs of the Depart-
ment of Mental Health are unclear and may
vary in the future. Another advantage of con-
solidation is that private development of the
Main Complex will be far more viable if mental
care facilities are separated from it by Chapel
Street. If and when mental care facilities are no
longer needed on the site, the Memorial Com-
plex area can be used for development. The
power plant on the lower portion of the site
could be transfered to the Massachusetts Gov-
ernment Land Bank or could be retained by the
State /DMA.
b. Access and Circulation
Several access and circulation changes are rec-
ommended to accommodate the above uses.
• Access from Route 91 Downtown
Northampton.
Traffic to the site will follow several routes,
since there is no single major access. From the
west and north, traffic is likely to come via
Route 9 through downtown Northampton and
Route 66. From the south, traffic will flow
from Route 10 and Route 91. These routes are
shown on Map 4, Alternative Access Routes.
21
,axis Ielidsorj aul of uarjl pue slaaagS
lame -j pue apeg of laal4S rjlnoS urosj
Agsea paaooid uEa DrJezl leul os 'laaJls
apug uo luaunjuequia Ires aul jo leeourai -
-alrs Ielidsorl aul o} I3Aerl of pannbai
si wnl ljal a asagm anuaey zuo:) jo uorPas
-aalut aul le 'laajlS rjlnoS ut sauauJanoaduii —
:aJe spa[oad aleipauitui Isom aql
:alrs lelydsoq arjl of se Ijam se umolumop of
ssaz):)e l:)ajje leul suralgoid $urlsixa anaijaa djarj
jjiee uiarjl jo AuuW 'spaa:)osd alts ail jo luaus
- dojanap se apuui aq of — uoilonz4suo3 peon
Mau io[eur ou — saznseaur lsapoui Ajanilejaa
jo saUas a Jo lsisuoo IJIM sluauiaeosduir asarjl
'Ot alnox urosJ ssaDDe hails alip'3
good Brae '2urlsxxa ail ui papaau aq Tpi sluaui
- anoidun 'luauidojanap jo adf4 Niue alepouiuioa
-:)e of 'puooaS ('uoilsaEuoz) :)!yes; uo peduii ssaj
aeerj pjnonn sasn pi
luaplsaU) 'spouad �jead le atj
-jesl Isom aleiaua2 siasn asagi •aagjo/A snpui
rod pasn sr alYS aql jt paainbai aq Ilim uopsa$um
anailai of sluawaeoiduir — AjMZ)IA laar}S lsog
- laaslS illnoS aql Alauieu — slurod uojlsa$uoa
Jeau Apeaaje aie salnoi asarjl jo suo[laas autos
a3urs 'lsir3 - papaau aq llrna sa2ump jo sadAq omjL
1 �
1 �
� r
1
S
1
�I
1 !
' 1
s �
r
•T, dnw
�a
1�0
a
t
tf
VA NEW.
I" PON
� F
Cy
a ,
♦ V dVV4
S31nou ss300V 3AIIVN8311V
zz
• Memorial Complex Access
When institutional facilities and patients care is
shifted to the area of the Memorial Complex, a
new separate access should be developed to
serve the Memorial Complex. This route, run-
ning up the hill from Route 10 and the power
plant as shown on Map 5 will minimize the ef-
fect DMH facilities may have on development
of the remainder of the site.
Route 5 -Conn Avenue Intersection
Map 5.
23
-ails 3114u3 ay soj uia4jud uotauiruir) pue
ssaaau papuauiuioz)ai ay smogs z deyj -ssai2a
pue aatnias soj aq pinom Butpitnq uiuW age
jo Tuar ay ?uoIu peon agy -s4san5 puu sioarsre
aoj Al!suaaui mol jo aq oa $utppq ureyq age
jo au013 ur 2uiuuru fL'MPeox SurjsFxa alp }nu
-sad time a2uega stgZ -aauuz4ua a4eaedas a seg
Bu ?piing ijalseH ag} pue 'aauulaua Butlstxa age
jo Banos si ails aq; of aauui4ua aaffojdwa ureru
age auy os 'g duW uo umogs se pagTotu aq
pings ails xaiduroD uiLW ay uo uoy ?TroiTD
...A
:5z
Map S.
26
3. Development Alternatives
In addition to the recommended guidelines,
uses and access and circulation patterns, the
plan for the site includes several alternatives for
the Main Complex site, presented below. The
Main Complex has been singled out because its
development will be of primary and immediate
concern to the city and because the area has the
most private development potential of any por-
tion of the site. (Memorial Complex plans will
evolve based on subsequent analysis of the
needs of the Department of Mental Health; de-
velopment of the Parcel VII will be relatively
straightforward.)
LLIn-- each of the alternatives, it is assumed the
Haskell Building is used as offices, research fa-
cilities, corporate headquarters, etc.
1) Industry /Office Option: Rehabilitation
of Main Building
The approximately 430,000 sq. ft. of the Main
Complex area, could be divided into up to nine
development packages as shown on Map 8 and
used for small offices and labs. These packages
range in size from 16,000 sq. ft. to 52,000 sq, ft.
of floor area.
SZ
z dvw
In addition, some development could occur on
the area between the edge of the hillcrest and the
access road at the rear- as indicated on Map 9.
The opportunity for new construction may
make packages in the existing complex attractive
to firms and developers planning for future ex-
pansion. Five development packages could be
made available in this area, of which four would
be approximately 2 -3 acres, and one 5 acres.
The total amount of new building under recom-
mended zoning would be 150,000-200,000
square feet in this area.
Map 9.
27
•anoge (t) ut paquDsap se Uiq ay }o uioiioq
aq; jo asn Aq pappe aq pjnoo -Ij -bs 000'OOz
- 000`0Si [EUOT41ppe uy papuaunuo:)aa
aapun 2utpjznq jo • ;j •bs 000'048 Alaaeuaxoad
-de jo uanuitxeur e .ioi 71juaaod e ql!m auragDs
srgl aapun juaurdolanap ioj algeiaene aq ppnom
puel jo same 09 Alaieuitxoiddd •uoil:)ruasuoo
nlau g4lm paz)eldaa pue pagsxlouaap axe liaeur
- .irjui g4aoN pue xatduioD uieyy aqa jo sguim
onl `2uYplrnq 7eaaua:) aq; ing lle aiagm auraq:)s
e smogs 0i dLW •s2mppq pajej!ixgegaa ueq;
4a1aeui oa anrpea;ae aaoua uo }:)na;suo:) mau
puii Aeur saadolanap autos 4eq; algeaasaoj sr 11
uoiaz)ru}suuj
maN junoury urnunxuW a:)!jjp /Aiisnpuj {z
'OT CiVW
9z
3) Indust /Office and Housing Option
Mixed Use
- The development of "campus- like" high quality
_ ...... workplace could be coupled with certain types
of housing. Map 11 incorporates use of the ex-
ceptionally attractive 5 -acre portion of the site
near the existing entrance for luxury qundo-
minium units (under zoning recommended
here, 24 untts could be provided). The remain-
der of the site would be used for indus-
try/office as in option (1) or (2) above.
4) Housing Option
Another scheme is for use of all Main Complex
development packages for housing. Multifam-
ily units, either apartments or condominiums,
would be clustered in the two development
packages shown on Map 11. A total of approx-
imately 240 units could be built.
5) Retirement Community Option:_
A "retirement community" would be unique in
the area, and because of an exceptional loca-
tion and proximity to the Five College Com-
munity, could draw on a region -wide market.
A retirement community including 200 units,
medical, recreation and group facilities could
be developed using the areas indicated on Map
11.
6) Conference Center Option
The site could be used as as retreat type con-
ference center. The center would be geared
toward business meetings with low level
recreation facilities provided to enhance con-
ference work. Development areas would be
those indicated on Map 11.
Map 11.
f� I
aq }iozui ajagR 'aeaA gaea pappe aaam sailuuej
112uopippe Gg Bununssy •saaAo[dura Ruaplsa.r
JO uaiplTqD aqR ioj uotaeanpa loogas ailgnd
aptnoid of paau ay aq p[nom Ruaurdolanap
lelijsnpuT /a:)rjjo jo R3edrrri 43azlpur lallouy
'sales [Tepaz S,A41D alp 01 pappe
aq pinom uoil[Tur 9.8$ jo lepol 2 (AlleuorReu
ssnaao se) spool IleRa.i uo 000191$ jo auroa
-ui a2ElaeE .nag; jo ol,-VS Ruads fialp ji pue
Alleao[ gurpuadxa ITepas iial4 pip saaAo[dura
auapisai -uou 000'1 aqj jo °/o0£ pue saaAold
-ura puaplsai 000'1 3141 jo °!o OG jl 'aldurexa
103 •anprsod aq pinom Aurouoaa s, iaiD ay
uo saaAo[dura IeuorRTpp12 asagl jo imdwi agjL
•aauERSTsse A]eMgSil aluis Onong pa
-punj aq p1noD asall jo auroS -anoge pagisas
-ap sauna dead Re ails aqp o1 :)ijjeaR aaAold
-uia o1 anp pazinbai sluauranoaduri aijjeaa
puE pro i op anp Alpeun rd aq pinom luaur
- dolanap STIR Su131nX3S jo sisoa Iedrarunur ag,l
-Ruaa jad z /zZ Re passasse jl anuanas x12; 112301
ui •jet /uorllrur Z•I$ Plaid pinom •Rj •bs lad
09$ Re panlea •1j •bs 000'OOs jo uoiRaniRsuoD
-SUUOj [elanas ui auroa pinom sRaedurT Ieasig
•Ruaurdolaeap
apis leRidsoq oR anp paRaa[o .Td ueg4 alour
REq mauros 'azis plogasnol agesaee uT aulla
-ap e Aq Rasjjo sum sRTun guisnoq ui aseanui
sT,41 •sRlun 9Z911 io ' &11J aq p ui sRTun 2uisnog
jo Yaqurnu ui aseanut olo 61 e se asagl '096I
pue OG6I uaanaRaq snsuaD S 1 [ agR o1 2uipao3
-ad •0961 pue OL61 uaam4aq pailnoao Lj:)n1 m
saSuEga 2uruTurexa Iiq aepaadsjad ui paa12ld
aq uea Rz)edurr filaTI IEnRaE SIT 'uopduregRioN
jo AI!D alp ioj aguerla lo[eur e pualiod
oR uraas deui splogasnol mau 000'1 gSnogj
-IV •uolduregR -TON jo G1TJ aqj Aq pagaosge
9uiaq Alpuauna slrun Sursnoq mau jo saqurnu
awes aqR Alg2noa — aeaA e splun lEuoprppe
G4 Yoj pueurap a juasaidai P1nom Lpmos� uoTR
- elndod sTg4 'sliun Suisnog opul paaElsueil
'uorpelndod ;uasrna s,AJID agR UT o /0g
Rnoge jo aseazaui a2elua2)iad E Surluasaidw
saiPunpoddo lnuoiMa.aaag aaissnd
'popad .reaf-SI e IaAO anaao pinoa 00S'Z jo
aseasauz uoTiuIndod lepol a 'suosYad S•Z ax)m
azis AITurEj a2eIaAE agR pue uopduregRroN
ur and oR azaM (000'1) saafioldura asall jTel jI
•papeal�
aq of RuawAoldura paleuripsa ay aoj pairnb
-aa aq pinom sseaA SI of dfl •Al[enpesS snaao
P1nom aseanui aqp 'aaa[oad slip jo III asegcl
ui papanpuoa sisAleue Wlaeur ag1 uo paseg
wauiAolduia jo 13nal
Ruaisna aqp zano %OZ jo 3sE3.17ur 112101 e Suas
-aadaa puE 'A113 aqj ur a:)ioMiom IERol puai.rna
aLp jo S/1 inoge o1 spuodsaizoa STU •saa3Aold
-ura OOt'Z-009'1 Apleurixoidde of lualennba
aq p[nom aaeds aarjjo /IepRsnpui jo •Rj •bs
000'008 op do jo juaurdo[anaQ :RuauL oldurg
:smolloj se aq
pinom s43eduri 'pado[anap Allnj aaana IIA Iaaaed
pue aliS xa[duuoJ uiupq aqj gaoq jI •apis aqj jo
Ruaurdolaeap Ielluaprsad u12gl.ra1Iae.r 'Ieulsnpur
gjjm .rnaao P1nom s43edUJT arRerrre,rp Rsour aq j
:molaq pauillno we
sp uduu leool ,tail lesanas 'Alp aqi uo ails aqj
jo Ruaurdolanap jo RaedwT IElpuapod alp Rnog12
passaidxa uaaq seg uaa3uoD auros asne:)ag
0£
30 additional school -aged children per year,
or 450 additional children by year 15. How-
ever, the added municipal cost for education
could be offset by the added tax revenues for
the approximately 1,000 residential units .
added during the same period. if each were
valued at $60,000, fully $1 million in local
revenues would be generated, more than suf-
ficient to offset added school costs.
• The development of 240 units of housing at
the area proposed would be unlikely to add
more than 120 children to the public schools,
a number which would probably be ab-
sorbed without itself occasioning the need for
additional school facilities.
® Increased traffic congestion will `be another
impact of development of the site. Potential
employees are likely to use not one, but
several access routes to the site. Except for
one route, South Street, the major routes are
now below capacity. Hence, some additional
traffic could be handled.
Under the assumption that the South
Street area limits the amount of additional
traffic that could be handled without con-
gestion, and based on an estimate of the pro-
portion of hospital site employees who
would use that route, we find that some 375
additional employees could travel to the site
before congestion occurs. Expressed as in-
dustrial space, some 112,000 - 190,000 square
feet could be developed without traffic con-
gestion.
With development sufficient to generate
1,000 employee trips, the congestion point
would be reached on all access routes. At
projected development rates, this point
could be expected in 3 -5 years.
Since no single access route will be used to
the site, no single solution is available to
eliminate congestion. A series of improve-
ments to make existing roads better able to
handle traffic will be needed. 'These can be
made gradually as development of the site
takes place.
Thriving Downtown Northampton
31
-Avadoad jp4idsoH aaejS aip jo uoiaiod
uteui ay uo paapaoj Butaq uioij sasn ajpa
-!.id aMpnpoid juanaad oa IOU sp os a4ouiai AT
- auaiatjjns uoppaol p ut — 99 aano21 jjo pa;p:)
-01 lettdsoH a;elS aip jo ja2uud p uo suoiaaai
-sod jo asnoH pup 11P J A4unoD p saippouioa
_:)P ueld aip 'uotItppp u1 a4js atp jo suoiaiod
$uiuieuiai jo auauidojaaap alEntid 4uaea.id
04 jou sp os 'xalduio:) jeuouiaW aip jo paap
aila ut saPl1iDpj pajuauo- auappd salmoj i1milm
anq — asea ilans aambaa oillvi sauailed III ATTPI
-uaui aSOlj} soj anut}uoJ of WED auatled stool
-je Jeip jejtdsoH aquIs aip aoj A2aipqs auaui
- dolaaap p uo paseq st ueld aijy •spaau a}LA
-lid pup DT
Ignd uaamlaq aauejeq e sananjoy .
•uo}duiEil}ioN jo A41J aip uo pedun jet;upis
-qns p anpij 111M AIiadosd Ie ;tdsoH aae }s uo;
- duieipsoN aip jo auauidolanap pup asn -aa aip
aauis xrej pup algpuospas Aluo si auauiaajon
-ut pup Indut jpaoj ioj 2?uimollV •paainbaa si
uejd quauidojaaap panoidde Allpaol p asnpaaq
paanssp si indut jpaoj 'Alqua luauidojaaap aip
SP -jueg pue-1 juauiusanoq 3141 iplM 'Aiad
-oad jPjjdsoH @MS jo auauidojanap pup asn
-aa aip 2u1p.ip23a suoistaap o4ui ;ndui — SIEta
-ijjo pa ;gala pup suazilp sat — uojdu Pgj.ioN
JO A4!:) aip saAlS aeip ssaaoad e sagstlgeasg .
-4ua1.iAo1ua ailgnd pup `uoia
- peaasuoa 'airpInauSe ioj aapds padolaaapun
ue ui pupl jo sasae 00£ Ajaapuitxo iddp jo u014
- enaasaad aip asnsut o4 algtspaj AlluDtuiouoaa
4! 2uple1.i ioj sunaiu a aq uea — aapds
2utplinq jo aaaj aienbs 000009 puie sa.iae
SGL Ala4puiixoiddp $uisuduioo — je;tdsojd
a4eas dip jo suopas aatpo pup xalduioD
uieW aip jo auauidojaaap aapaud aqj •aapds
uado pup aan ;Inoy2p jo uoqenaasaid aip pup
auauidolanap uaam;aq aDuejeq e sanaiyV .
-Al!:) aip pup a4p4S aip iiaoq of jujaijauag
sasn a4eeiad 2utanpoad -xuj Sut4Jpa4jp ioj jet}
-uaaod pup A ;npaq asuaiuuii sat BuipnIDut —
agis aip jo sDgsua4apapi4a anbiun aip Aoiasap
pinoD juauidojaAaP jeauiaDaiCj •papioap aq
111m Aliadoad aip jo 4uauidojaa3p 1pauiaJald
'(Tmg pup-1 aill) uopisodsip Suijpupil A41wa
abuts a i !M •a ;is aiijua aip jo asn asaq ails
sajeui ;pip upjd aaisuagaaduioa P y1m aaupp
-aoaap ut Ino paissea st AIjado id aip jo asn
-aa pup luaiudolaeap }eip aansse UVD LID114M
'Aliado,id aip jo auauidolanapaa pup u0141sod
-sip aip aptn2 oa ssaao.id leuoi4pa e sa14sijgP4s3 .
•a ;is aija o4 siasn ajenpd
2upaes4Ip jo Aitltgtssod aip ageumatla pinoa
pup 'leatdsoH 3141 04 auaDp(pp Alaaetpaunm
asp q:)Tl4 l jo ipoq Iuoaduieip.ioN umo;umop
pup a$allo:) ipiuiS uo peduii guySpuIpp
Alauaa.iaxa ue aepij pinoa i[atilM 'Alaadoid ay
uo paaeaol 2uiaq sasn a}pntad .io /pup ailgnd
a4updoaddeui jo -Asia aip aziuitutua 11th weld
ail; jo uopdopy •Ip4idsoH a4p4S aip jo asn
a.ingnj aqj 9utpunoiins A4utpta3a1Jn sanlosaZj .
:uejd aiil •juauau.raao$
JO slaaal ipoq Aq paspijs saepaa[go 2=Uvld
saijspps upjd aij; 'agts aip jo asn -as aoj sang
• -aa(go jpaol pup a ;E4s aaoge aip 01 iiotatppp uj
s3niaaa.g0 Rumup1d
•axis aip
jo xajduio:) uiPIN aip jo Iuauadojanap aapnud
A ;i1pnb ilStil uzo.ij a4p4s aip of saijauaq aiuiouo
-aa pup anuanaa pappe aip Aq pagS!3 ajno
upip aaoui aq pinoNk 1soa ssaaxa aqj '2urpling
ItaIsejg ai11 jo uoisuedxa pup uollpnoua.i aip
uo paDpld 2e4 aaud uogltui 9$ aip spaaaxa xald
-uio:) leuoivaw alp 4P (uoiaaivasuoa Mau pue
uoik ilouiap so} uoppaouaa jo 4soa ai14 j1 uang
•Ajsadoad dip jo suopaod pasnun jo juauidolan
BuMpnfl Ilaa[SnH
'£
Farm land at the Hospital Site
VI. SUITABILITY OF THE PLAN:
SITE AND BUILDING
CHARACTERISTICS
The recommended plan for re -use of the North-
ampton State Hospital site is not only desirable
from the standpoint of achieving state and
local objectives, but it proposes suitable uses
for the land and buildings on the site:
1, Land
The land plan proposes that of the approx-
imately 550 acres, about 115 acres be for pri-
vate development and 60 for public facilities —
mental care and jail. Major development areas
will remain those already in use — the Main
and Memorial Complex sites, as well as Parcel
IV, already designated as a county jail, and
Parcel VII. Most remaining areas are to be per-
manently preserved as open or agricultural
land. Several small parcels will be banked for
possible use in the future. The major reason for
focusing development in already developed
areas are outlined below:
• Scenic qualities of open portions of the site
are of remarkable value.
From the site, views of the Connecticut River
Valley are truly spectacular. In particular,
views of Hospital Hill from Smith College, and
from Rocky Hill and Burts Pit Road of the
Drumlin, are magnificent. These views give the
site a sense of grandeur. Throughout the
woods, fields, rolling hills, steep slopes and
Drumlin make for a highly interesting and
pleasing environment which enhances the
market potential of the remaining areas. Smith
College has formally expressed its desire that
the 30 acre "hillside" be preserved, and has in-
dicated the College will assume maintenance
responsibility for the area., The importance to
the City of maintaining views of and from the
site and their potential vulnerability to
economic pressures was expressed in previous
reports (1975 and 1979).2
Although the scenic character of some of the
open areas of the site could attract high value
uses, soils and topographic limitations create
constraints on potential development. Further-
more, development of these areas could detract
from the development potential of other more
valuable parts of the site.
o Substantial portions of the undeveloped area
of the site have Iimitations for development
due to poor soils and steep slopes.
At least three soil analyses of the site have
been done, all of which point to development
limitations: The Soil Conservation Service
(SCS) 1973 study; the 1974 Curran Asso-
ciates evaluation of the sites' suitability as a
national cemetary; and the 1977 Reinhart
Study of the proposed Hampshire County
Jail.' The SCS data indicated most of the site
is poorly suited for building due to factors
such as poorly drained soils, steep; slopes,
poor bearing quality and erodibility and that
furthermore, certain portions were highly
suited to agriculture. Only parts of Parcel IV
(the proposed jail location), a section of Par-
cel I along Rocky Hill Road, and part of Par-
cel II were indicated as suitable for develop-
ment. These findings were corraborated by
the Curran Associates Study which found the
land generally rocky, steeply sloped or with
high water tables. The Reinhart Study found
the only site suitable for the jail was Parcel
IV.
Since most of the undeveloped area of the site
has limitations for development, building
would be costly. Furthermore, these open
areas have value for uses such as conserva-
tion and farming. Use of the now developed
portions of the site for industry, housing, ed-
ucation, etc., would be more feasible, less
costly, and would have fewer adverse im-
35
.40pt,4.403 xalduro:) uznw
zpa;epouiuioxm aq ups sasn
paau os ;soa algeuoseai ;e paijipout aq saoeds
mag; urD :sautoaaq sng; uoi;sanb ia�j aill
,sasn jeuogP3npa ao ij:apasaa '2utsnog 'Ai1snp
-ui of palms aq ;ou pinom 'naou am Mail; se
'saapds asaill 'sa:)uplsur Aueui ul 'plena gaea ut
aaeds A;iunututo:) g;ina slopuaoa 2u01 jlo Sulu
-una sllaa ao sUtooa jjeuts /ijanilejaa to Suilsis
-uoa 'sp.tena jenpinipui o ;UT paZEUp210 sr s2Ui
-plinq asagl ut aapds aril to rlanw 'l[i ,t[le;uaut
aril ioj alp:) pup asnog of :asodand ai}iaads e soj
;jinq a.tam saxalduto:) jeuoivaW pup UIPW aq L
•s2uipjinq ail; ui saapds to sadA4 ail; aip osle
lnq 'sailijjgissod asn -ai $uissasse ui ;up;aoduii
aaeds ail; to azis pule not ;rpuo� aql si Aluo 101\1
-iUUOspUt pule snaopuim 'sloos 2upjeaj to medal
Aq 4g2j4aa 4pm ;da�j aq o; 2uipjinq agl soj si paau
;ue;.todun ;soul ailZ 'panur ;UOD si a:)ueualutpUt
P002 3i saipdaa aoieUt anjonui lou paau uotle;
- rjigegaX •uoi;rpuo:) jpin ;Divas pooS ui aap pup
saeaA ail; nano pautelutput jlam uaaq aneg Ilinq
jlam aaam saxaldutoa ao[eUt ona; ail; 'jesauav ul
sai;siia;aespilD jpan ;DrUjS
•pa7AIPUle uaaq anpq sUtals,is 2u14eag agl pup sail
- sixalaeaega jean ;ana ;s jullualod asn -aa Sui;p2
- psanui ul 'alts ag; uo ease uodn -ljrnq to )jlnq
alp asuduioa Sagl aauis space ao[piu ona; agl
aoj jpatlila ;sout si anssi A;ijigplins asn -aa ail,L
'/ilani;aadsai laaj asenbs 000'SZZ pup 000'09£
ase saxa[diuoD jpuowaIN pule ureN ag; to sane
le ;o; ag; a;pDipui supld aooll to s;uaivaanspajN
;aaj asenbs 000'008 Ala;euiixosdde — ajge
- lapisuoa si Aurplmq asail; ur aaeds jo lunouxe
jelol ai4l, •sdogs pup spags 'satliliZ)e} ate
-ao ;s 'suseq snoiauinu (t pup :asnog aarj e pup
fDpunpj 'jurld ianaod e (E :saauapisas aa/tojd
-u-ia S (Z 'sasnoil ifwuj abuts (Z :ase uoi;ippp
ul •xajdutoD leiaoutaN ail; pup dnoaE) uieN
ail; :saxalduio:) 2uipjinq uipui ona; aap aaagZ
•p[o 53eatt ET o; sapaA
SZL utoij a2upi Autplinq ail; to sa2V -A lad
-oid ay jo;ted usa ;spa ag; uo pap nol aap ;soli[
'saxaldutoa snonuipuo3 ui paisij utagl jo auaos
's2?utppnq 09 aano suie;uo3 airs ag; ;uasaid ;y
ails ayi uo s6uwpllnq Builsix3 'Z
'alis agl uo s2?utplinq agl to sasn algp
-}ins ;soiu a141 1411M sjeap uoi ;acs ;xau ail,l 'jpi;
-ualod lsoui ails g;iM spaie asoil; ';uaiudojanap
.ioj 2upeu2isap pup 'lpt;uajod jean;lnapVe pup
suotleltiutl slios 'sai;ilenb xuam u;iM suorPas
agl uotlpnaasaad ioj $uipuaurruo:)aa Aq pupl agl
to asn lsaq sa)jeui uleld luautdolanap ails 'snip
•AaTIPA ;nai;aauuoD agl to snaarn
luaailtu2?uw :asn amen g .2ig a;ppoUtUto:):p
o; azis ;Uaiatjjns : aaedd ut sai;iji ;n `alis ail; to
uoi;aod Aup jo umolumop o ; ;sasop uoi ;enol
p :seaae ;uauidojanap se saSe;uenpe ;cur ;sip
aneil sa;rs xajdutoD jpuoutaW pue uiejN a141
Sa5u mdu
ioj Irgualod lsoUt ail; aneil spaap pa olanaa
'pup[
uado mou ag; to asn ueg; ease ay jo aalae
- .teilD 3ruaDs pup ;uautuoatnua ail; uo sped
9E
In investigating this question, buildings were
divided into four major structural types. The
location, characteristics and potential of each is
described below:
Building Type I (Map 12)
Building Type I characterizes major wings of
the Main Complex: First, Second and Third;
North and South; and part of the North Infir-
mary. Total area is approximately 125,000
square feet.
Map 12.
37
'£ pule Z sa.Ir1213
uo paaelisnIII a-le saurailas IPJanag •algesn a.roul
sSuiplinq @ill a�j ul pue aaeds jo uoileziup2jo
ail; a2upila Lpp4m apeui aq ups suopp:)Ijrpow
'su,roo.i Sullasunoo io s,4vu.iwas llnuss
' (saaeds Ileurs asrnbai galilM asoila) salcojniognl
ausos 'saDTJfo ioj algE ;ms aq pinoa s2u-.plTnq
ay putj anti asaq; uo paspg
•asn
letauaplsai aoj a ;rudolddeuT si sAeq jo Supeds
aTIZ •uze4go o4 4InZ)Ijjlp aq pinonl sgel aRsrl
Jo saaljjo ueld uado soj sE gans saDrds ua�joiq
-un a2.ie l - AiesSaJau aq pinoM suiaisAs uop
- Elnz)mz) io A411gn alp ut suof4paTjlpoTU :pallnb
-ai aq pinoM sgNnoiq ;3leasq IIPM 'asn -a.T .roj
sauies ;suoa jo saqurnu p 'SanaMOil 'alle arail,l
•speol leiaueas
-qns jeaq upa saoolj ail} pup :pooS sl aq,2?i ie
-injuN •surooi jaiijel 1puozspa50 pup SIIa' [burs
jo asisuoa sSuiplinq asagq 'sp.Tpm AluiL •asn -ai
aoj spadse aAi41sod @silos @Aril sSuipllnq asagl
.slleen A- moseur upds frogs jo spaxe uaam4
-aq .Teaddu sMopuiM Aeq q;lAi sIUoo i aSiEI 'Al
- IEUoTSEJJQ 'aaeds jo SaZIS UI UOi}eUEA auIOS ST
aaail; pup sgels aaasauoa Aq paaeldas uaaq aAeil
sjaquiaw i?uluiplj aip 'sasea aulOS ul 'SISIOi
poom ueds :pogs pup 'slleAA 2utxeaq AjTroseul
jo aslsuoa sasnpruas alp I ajri2Id UT unions Sd
(�) saYSol?maoq
$u?TTasruw�
aeu?naS TTRU5'
sq�j aeoS .
sari ;3p
•sasq
TE ?luapisad aa; peq suTneds deq
ATq?ssodmT
saaeds U qx quq 'asarj
.(liiTgTxar3 vole Cnaa ?� ai11iT .
:14?TTq?YaTd dl?TTaN aT112'T .
b
-kITertsN o L12 L[;Tvals alum .
SSNZ drSNOC
saozds aasarj Tevo?sWa o .
X470rdrj
Bu Pral 10OU TUTI=sgnS
OucIz --i
?H P- 11937 TZ-VK P-)9
5HI.LI.VU'dCdao
'quLS alaz]uo] .Sq paoeTdad awoS
(PUZ P- 1sT)
sls?or pooh uedS 1aogS
TIEM 2u jEaq .UmsuK .
❑xnr^xrgis
.C.ceuut ;ui gVON -TZ-1$ P?W
glnoS Pore g1aaN par '
glnoS P� t1j aN puZ P� 1sT .
xaTdmJ u uK
SDNS4'TI[ g
,Z F
°I
Lain.&
13dAl
S£
In Breakthrough #1, bearing walls in the corri-
dors are opened, creating a system of trans-
verse cells with an atmosphere of intimacy and
comfort. The hallways are wide enough to be
used for typing and reception areas as well as
circulation.
Figure 2.
BREAKTHROUGH I
Ili II
I, [I
13 II
I{ Il
31
II '
II II
II ,I
I II
III I
II II
it I
I
j� II
I II
II
II E
III I
II �
I II
it cl
�, I1
II !,
1
ill i[
__ —_ --II
`I I
II II
li III I
1
II I
M
•snaopUIM
TIM slopuaoa SP JO 'saaEjjo a2irl sE pasn aq
pjnoo sa:)Eds asai4Z •sainsai LuLj;ALji puu 4saaa4
-ui jo asuas V •aaeds aqj jo Ajjj!gjxajj ay asuao
-ui ipjgm 'pauado we sjjUna assaesuslZ -Ala.nl
-ua }daauoa aualajjrp 12 smogs 'Z# y8no lgmna ig
r
£ ain -8ij
ov
Building Type II (Ma 13)
Building Type II offers more flexibility than
Type I. The 4th North and South Wings of the
Main Complex are of this type.
Map 13.
41
•guisnoll pue sauiou Buls.rnu
'sau0l!uuop 'sulooassep iieius pue SXPUnrIas
'sapoaeaogei 'saatjjo apnpul sasn aigissod
•Sasn Aueul
.Ioj appA oo; aw saopt.uoa 4elP sl aure.I}suoD
Jo(L,w aill •jeijue ;sgns sI A4pedw) $uxpeol Joop
'112!11 aIE s2uxTtaa `pooh st iqBq luxnlEN -Aitsea
panoula.r aq uaa slIeM aSlanSU 14 2n.Ieaq -UOU
'uolalppr ul •pa }epoululox)e aq uez) sa:)sds
Jo fL4al.Ien JapIM a 'saaeds iagaej aip jo asnEa
-ag •Z adAl uegl sueds jagirl ip!m liiuo uoiaaaz
-rp auo ux s1lum Suueaq dluoseui 1sugpnai2uol
jo ;sisuoa v amBt j uo pa4el ;snlli salM:)ru ;s aq,l
T a crlsu
s,nsnoy .
sauoyrwxoR .
swooxssel� •w5
I�
�I
steo:nva5 .
sa ?io�eaogn-I -
sao? }30
� I
I�
535R
I
E�
NVdS 119L NVdS UOL
-sash �I ao3 ap3M ool zopr�.zvo -
Ir
It
SSNIYiLLSNO�
8uipeo7 aoald le ?lnelsgn6
i3 LI
-s$urli 3
I �
48tH - a4$z'I Un MTN Poa`J '
Ai?s73 Pa^ 1 au UL7:)
Sl1eM aslaA6 jj gui1eag llM
-I ad�I
lit
uo.0 saledS }o &acimA aaP?M
n salEP° oov weds '1} 91
53I.tINWACddO
H
gelS al-=o .(nM aup
it
situm Euil -q Aluo -% -
gaup Lls
41TDs 9 471RN 419 -
s.�Nfa�Ina
II 3dA1
ZIP
Building Type III (Map 14)
Building Type III is found in the Memorial
Complex and the Nurses Homes. Structures
shown on Figure 5 consist of reinforced con-
crete slabs, beams and columns, and exterior
masonry bearing walls.
This structural type offers more opportunities
for re -use than Types I and 11; bay spacing is
better for residential use; spatial division is
considerably more flexible. Light is good, ceil-
ing are high and floor loading capacity is sub-
stantial.
However, because of the double rows of inter-
ior columns, large unbroken spaces are difficult
to obtain.
Potential uses include dormitories, nursing
homes, offices, small seminars, clinics and
laboratories.
Map 14.
43
Vp
•sasn
jupuaptsaa pup 'sluool uouiuioa 32apl 'sllptl
2uluxp 'suiooa aalndtuoa 'warp asnlz)al IIputs
'sassela 'sauo;piogel apnIDut sasn algissod
;cede
aej ool paaeds aie smopuim asneaaq anatg:)u
of ;lnatflcp aq p1nom saapds iletuS •laa] 2Z st
Aeq tununxem aq; aauts `sacUi 13,440 aril }o ,Aup
Tim ueiil Al adf.1, ut algissod ate saaeds paupn
atotu pue aagapZ 'q airn2t4 uo umogs se 'sl3ui
-Itaa lsio( upd a ;aaauoa ippA sutunloD ala.nuoa
paaiojtna.t sY atnlan.rls aql -Al DC'Al se patJTs
-splZ) st A.WUU!Jul 141-ION alp 40 uotloas pua a111
saxioleiogej •Eg
s�iurp .
I
III
l
it
sa=H H¢csvN
i
'
€
II
- - --
sasn
II
NVdS 3dZL
ili
UN SSo&uI Sw TCFJ
.(q u :jclgun saDEds a2avI
I
palepouwoasy
- - - - --
--
aWSp sadk abcM saedg
7.,ws $ s LOD 3o xog a AMC
I€ I
tl
I
II
SINIVELS900
I
Ili
S¢rPevl iaoi.i ierly lsgnS
II
I
's2umao
1
gSLH `ag$i7 TEJMI?N No U
I I
uorsur(j SETElEds ;o 4TTTgTxo
---- - - - - --
— - --
- - - --
-SUER rerluaprsag
t
io; lallag 2-nuds •teH
I I
53I,LINRLHOddO
€
__
---- _ —_____
B
-sLLEMz V g kluosew sbrial�r3"
3
"sgEiS Pve s ag
I
l
-5=107 aialoug7 Pay opn '
I I
II
k'
sa H sassy
xaT&ac:) LETlm&GW
SJNSMMEI
Ili 3dAl
•.g a en.stl j
(;VI rW) Al adfil ulppq �. J
('nn'Iyi c
Existing buildings on the site contain approxi-
mately 800,000 square feet, a large amount of
space when compared to a community the size
of Northampton. Modifications of the build-
ings can be made to accommodate re -uses, al-
though the potential for different types of use
varies among different types of buildings due
to their varying structural characteristics.
In general, the existing buildings in the Main
Complex are suited to uses requiring relatively
small spaces such as offices, laboratories, and
research and development. Areas adjacent to
existing buildings can accommodate needs for
expansion and uses which require different
types of new space. Space in the Memorial
Complex is relatively flexible and offers possi-
bilities for successful renovation. On the other
hand, the institutional appearance of the pres-
ent Memorial Complex buildings make them
less attractive to private development than the
buildings of the Main Complex. The North In-
firmary Building is the only existing building in
either complex where large uninterrupted
spaces can be easily obtained.
Modifications can be made in the existing
spaces in the two major complexes to accom-
modate some new uses but distinct limitations
exist.
Figure 6.
"a-rim-U
-- ------------
it
III
,�
I
- - - - -q
I
II
II
II
I
ill
ill
li
II
it
II
II
li
li
I
II
II
II
I,
III
III
+I
�d
�i
+I
�d
II
II
I
+
II
I�
II
II
P
31
II
III
+I
jl
24 to 28 SPAN
II
+,
III
r
'I
it
Iii
'il
I
,I
,I�
it
III
BUILDINGS
. End Sections of North Infirmary
STRUCLllRE
Reinforced Concrete Cole
Cuncz to Pan Joist Ceiling
OPPORTUNITIES
Larger Spaces Possible
. Wider Variety of Spaces
CONSIRAMS
Smaller Spaces Constrained by
Window Spacing
28 ft. is Mariman Bad,
USES
Laboratories
Classes
Lecture .Areas (gaall)
cavular Rooms
Dining Halls
Large Capon Rooms
Residential Uses
45
agi Vnoxgj pxenidn sMolj uagj xie pa4eag AI
-Mau alp gaigM uroxj urnuald me log a si a2ueg�
-xa leag aga 2uiuie4uoa urooi ag,l •2uiplinq
aql jo quauraseq aga ui lion uiea4s a xano passed
PUB Juan a�Iejut ue g2no np umexp si apisino
aqa uioxj Iry •s2uiplinq plo aga ui s-,lxoM Apuw
ja
-ma uialsAs alp Moq smogs g axn2id ;uai�.
-ui AIg2ig ale xalduro:) uieW aip ui asoga 'suial
-sAs alenbape aneg s2uiplinq aaMau ago aligM
'xanaMOg 'xa4jeui xagaoue si sanlasurag; sSui
-pltng atl; utal ;ua tua;sFis uopngti ;sip ;matt aill
uo. puoa pool ui aq of s2uiplinq
Ipxanas aga pue asnog xalloq aga uaamiaq
puajxa jega suleui AIddns ureals aql pulj aM
:panels saaepossy pue gPiuiS
'uialsf's Iauun4 pue sauxl utna ;s agi 2uipxe2a�
'pasn aq pInoa (alsum plos pue leoa
jo 2uiisisuoa) slanjlglnui xo '[POD o} paaxanuo:)
-ax aq pInoa 'paig leoa aauo 'sxalioq ag,l •IIaM
SP aznanj age ui apeui aq pInoa suor1eaijlpoui
xaglp •algeliene aq Ala-)III pinoM spun] alunb
-ape uagM aq pinoM sigl pup 'sxiedar paau Ia
-Iioq pm I ay pinoM asn ul aae SOutpling ay Ile
.14 uagM Aluo •asn -ax jo asegd leiliui agl ui papaau
aq IIiM weld xanaod age uo samarpuadxa io(eur
ou 'aaouuagjxn3 •pasnot aln Ratl; sn 52utppng
In ;zdsotl aig .;nag o; tua;sfis ail; sv pasn aq o;
anui;uoa una tua;sfis Sut;natl Inl;uaa 2u };stxa ail;
:ails aqj jo asn -ai aoj s ;aadsoid agl o; algexonej
si gatgM uoisnpuoa }uepoduri ue of speal sigZ
•pameda.i aq O; aneg
pinoM xalioq 096T aga 'pasn aq of aiaM s2ui
-pllnq aga Ile jI Alajes jo ui2.reui ou aq pinoM
axagj g2noyle — ails agj uo s2uiplinq alp
Ile 4eag 04 uiea4s g2noua Alddns pInoa saalioq
oml aga '(2urpllnq al2uis e o4ui sawpllosuoa
HWC age jl asea aq; aq pinoM se) paseaa axe
suoijuIado s;i uagM pue /apunel agq si ureals
Z a tn8td
;u"ld lacaod
jo aasn .ro(eui 4uaxxru aq} paae4s sa}eiaossy pue
gjjiuS 'jueld xaMod aga 2uiquasap iag4.inj ul
•snduiea siga uo uoiluiado ui Mou we 1pigM
s2ulplmq aga xoj 4eag 2ulpinoxd jo algedea are
szalloq Z961 oMl agl legs uoisnpuoa xno sr aI
•iaquiega uoilsnq
-uioa Mau e pue Smdid Mau axinbax pinoM
ai pue xauanq set pue lio uoiieuiquroa Mau
e gaits pasn aq pInoa xalloq 0961 aql 'alge
- xiedax 4ou si ialioq ££U aq,L •OS6L pue ££61
palep axe oMa xagao aql •uolpipuo:) poO2
laan ui axe pue Z961 pa4ep aae sxalioq oMZ
gaea dq ialloq G16 AIageuiixo idde aae Aagl
'axnssaid spunod OSZ jo algedea ale sralioq
atLL •llo lanjj 9# alepouiuroaae o4 siaumq
uoileuiqurOa aneg galgM szalloq paxij set aie
oMZ •uieur ureals auo 2ulpaaj sxalioq inoj jo
Aexze up punoj aneg am }ueld aaMod atp ul
(� axn213 aas) :;uvId .eacnod
aLV jo uoiidpasap sign papinozd pue 'uialsAs 2uT
-aeaq ag} ajenlena 04 pa2e2ua axaM sa4eiaossy
pue g ;iuis 4aago21 'uuq 2upaaui2ua u'd
•sSutpl?nq
lvnpn.tput atl; uttl;tcn tua ;sRs uo };ngt,t ;stp
$ut;vaq a pue !s2uiplinq xofeur aga Ile of lueld
alp uioij 2uipeal tua;sRs lauun; e ul gaud tuna ;s
:weals sampoxd gapgM ;unld tacaod paztiva;
-uaa e :sapnIDuT a }is ag} ae ura ;sAs 2upeag agl
•uilp asn -ai ioj spadsoid
aql pue A[4soa Ajg2ig aq pinoM asn -ax 'a2ueip
agis agp le spaau se uMop io do pasegd 2uiaq
jo algedeaui aiaM uralsAs aga jl ro 'papaau axam
sjlun Ienpinlpui Aq uralsAs ay jo 4uauia3eld
-al jj 'uoi;Miligegax jo Aailigiseaj ago uo Iaajja
juepoduir ue aneg Aeui uials�is 2upeag pazlreil
-uaa aga 'sai4sua ;aexega 2urplinq of uopippe uI
ura ;s S 2uT4BaH aql '£
9%
H.V.A.C.
SYSTEM
(EXISTING)
WARM AIR
�W� QQQQb EXHAUSTED
N F INSULATION
0 ZLI
HEAT h
0
® WINDO
WITH
®
• SINGLET
AZING
0
®®
VENT
W ONE it �
� ®rrrrf
"
s
° •
° •
p
s •
0
OCCA L
O
Y
RADI
area
� p®
�a.
x
rnu _ rur
��
• °' ` 4000OCM COLD AIR
o
HEAT EXCHANGER
Figure 8,
building, mainly through ducts in the walls to
an insulated attic (some radiators supplement
this hot air system). The air then exits through
vents in the roof.
The engineers commented:
We find that the older buildings are heated in
a manner which is very inefficient, namely
gravity fed vertical air ducts and roof venti-
lators plus basement steam -to -air heaters. In
any renovations these systems should be
eliminated and probably replaced with ra-
diator systems or unit heaters. The newer
buildings on this campus are heated with
conventional steam radiators.
Not only is the heat distribution system in the
old building inefficient, but there is tremendous
heat loss through uninsulated roofs, single
pane windows and air infiltration.
To deal with this situation a new heating, ven-
tilation and air conditioning (HVAQ system
should be installed and insulation be provided
as illustrated in Figure 9. The system would
have the following features:
—Steam would be converted to hot water in
the building basement.
—Only a percentage of outside air (less than
the present 100 %) would be admitted,
with the percent adjusted to meet the ven-
tilation needs of the user. Labs, for ex-
ample, would need a higher percentage of
outside air than offices.
---- Reduced heat loss would be accomplished
by exchange of heat in the exhaust air, and
by insulation in roofs, replacement of win-
dows and repair of leaks.
Roof ventilation
I
I ..
Supply and return air ducts
Wall ducts in basement
47
iNii N �ij PII�NII � ji x'310 .
woo,4 ,[aPog
•sjjis pua S41jjos papua}xa UT
saainlas aip agngtllsip puE s35E14D IEatllan gEasut
o1 aq pTnom saglouv -s ,9uipa3 papuadsns Almau
anoqu saaEds aq1 gnolgl suialeAs asaga uau
o1 aq pjnoM poglaw aup •ot axn,�id uo umogs
sE sfum jujaAas u- paipuu14 aq pinoa suial
-sf,s jEaiuEgaaul 131410 s-e qam sE ( ,9uauotlrpuoa
nE puE uotlujxluan '2upaag) uialsfis DynH agZ
•looj asunbs sad oo•Z$ Alaluunxolddu st alaui
-11sa sig1 aaeds iooU 3o 1aaj alEnbs ut passaadxg
-2uipltnq jo }ooj
xgna aad ,cg•o$ sd-egzad aq pinom sguzpjjnq
asagp ut u21sap ulapoui 30 pup eag uivals
2ua[jelsui jo asoa aq1 4mp uoiutdo ino sr 11
:sa2uug3 asagl 30 slsoa aq1 jo 31EWT1sa
ggno1 2uTmoilo} aq1 paptnoid slaaui2ua alu
6 a in&&
917
Conclusions Regarding the Heating System:
—The existing central heating system can con-
tinue to be used to provide heat to the build-
ings on the site.
— Modernization of the heat distribution sys-
tems within the old buildings is needed. The
cost would be approximately $2.00 per
square foot.
—Since the heating plant can be used to heat
buildings in both the Main and Memorial
Complex areas, it should be transferred to
the Land Bank as the developmental agency.
The Department of Mental Health can pur-
chase steam from the Land Bank at a negoti-
ated and perhaps, preferential rate, reflecting
the fact that the Memorial Complex is closest
to the heating plant, and can be heated most
efficiently of all the buildings since less heat
will be lost in transfer.
—The proximity of the heating plant to the
Memorial Complex is another advantage of
the Memorial Complex for continued patient
care over the Haskell Building, because the
short distance will permit greater efficiency
in heat transfer.
Boiler Room
Figure 10.
49
•sa ;uurt ;sa
asoa asaq; O; uor;Elal ur ails aq; jo IMIU3;
-od ;a>jxeuz ay saururuxa uor ;gas Su mojjoi aq,t
J961 uj ;OOj asenbs sad fl9$ Aja;aunxoid
-de le pa;suri;sa st sasn a;untrd ioj ajquaa)pLtu
puu Mau Ajjst ;uassa uiaga a�ILuz o; sSu!pj!nq
ju;!dsog ag; 2uiAjrpour jo ;soy a2Eian$ agZ
'lanaMOq 's2uipjinq
aapio aq; utq;iM papaau azu sura;sAs;Eaq Mau Al
-an ;ug 'a ;is ag; uo s2urplinq aq; o; ;uaq apinold
o; anut;uo:) uua ura;sAs $upeaq ies;uaa 2ut;st
-xa aq; ;Eq; uMogs sSM ;t 'uOi;tppe ui -ILIlua;od
srq; uo s;rurti aauld saj;sxja;ausetp psin;Dns ;s
}gq; ;nq 'sasn Mau soi ajgE}rns uiaq} aytu
o; ss os pat pout aq uua saxajduioa 2uipjtnq
utuur OM; aq; uMOgs anuq anoqu suox;aas aql
s;soD not ;E;ijjqugag -v
os
R
MARKET FEASIBILITY
OF PEUSE
Market conditions do justify development of
the site according to the recommended plan.
Although the City of Northampton itself has a
stable population and only modest growth is
expected, Hampshire County is one of the
state's fastest growing areas. Hampshire Coun-
ty population grew by 13% in the 1970 -80
decade, compared with growth in the Com-
monwealth as a whole of only 0.6 %. Popula-
tion growth reflects development of jobs and
space for industry, and the housing and other
activities to serve it. Projected continued
growth in the area's population and economy
will result in favorable development prospects
for the hospital site.
Two major points must be emphasized at the
outset regarding the market prospects for the
site. The first is that although the potential for
development exists, it will not occur overnight.
In fact, as much as 10 -15 years might be re-
quired for the site to be developed to maximum
potential.
The second point is that development is likely
to require some public subsidy. As documented
in an interim report for this project (Phase II
Report) potential incomes will not be sufficient
initially to cover costs of rehabilitation, site
preparation and prevailing interest costs. The
public benefits to be gained by development,
however, do justify public subsidy: develop-
ment will be well - located in an already -urban-
ized area with access to utilities, and the envir-
onment will be preserved. This will be superior
to development of less efficient areas.
Market conditions for three major types of pro-
posed uses are described below: industry /of-
fices; residential, and conference center.
1. Industry/ Office Use
This section deals with the market feasibility of
locating industrial uses at the site: First, the de-
mand situation (the demand for industrial
space and the factors which influence where
firms choose space); then, the types of spaces
available and development costs at the site;
and finally, the financial feasibility of develop-
ment.
The broad term "industry" here refers to specific
sectors: office uses such as insurance; high tech-
nology oriented firms such as instruments, com-
puter- related and electronic firms; other manu-
facturing operations requiring highly skilled la-
bor such as, for example, the manufacture of
musical instruments. Within these groups are
large, mid -size and small or 'incubator' firms;
operations involve headquarters, office, re-
search and development, and manufacturing.
a. Demand for Industrial Space
What is the current area market for industrial
space, and how do the general requirements of
expanding industries compare with the charac-
teristics and attributes of the site?
Area Employment Trends
Area employment trends provide the basis for
projecting the demand for industrial space.
Data for the Springfield - Holyoke- Chicopee La-
bor Market Area (which includes the area's ma-
jor cities: Northampton, and towns as far east
as Palmer and Ware), show an average annual
growth in manufacturing employment of 1,770
jobs per year in the 1975 -1979 period in the
area .4 Translated into new industrial space, this
51
aaa[oxd aqi 'aaIxstu aqa jo 3ZIS aqa 04 antaElax
xaidtuo:) aT ae aaeds jo iunouie a%uj alp gaiM
,molaq T aiqul uo paieoiput a-m uoge4tiigeqax
xaldtuo:) ureW jo sauawaxmbax ieptreuij au
•saptltaej
paasooi Iiam Aiilenb doi zoj ST -OT$ of do
aaeds that paeoxdtuiun xoj •aj •bs zad OS-1 -1$
utoxj aSuex aoeds ieuasnpur xoj sivax eaxy
•saoeds paxaq
- tunouaun alduns Aluo Surpaau suuij 2uuni:)Ej
-nuetu aSsxaes of pue12 pile Aiasoo ooi avoid
Aeut aoeds aria 'xaAamoj-I •4so:) e.iaxa ay Aed
of Su.1 sruxij Aiiienb ggtti pagsiigsasa oa 2ut
- ieadde aq Aetu iegi sivauta2uej m aoeds iorxa4.
-ut patxsA pue iensnun aonpoxd iiiM s2uipimq
xaidtuoD um W 2uiisixa ui aoeds jo uotiEA
-ouaZl •saonpoxd pappe anieA g2ig jo 21Iuniaej
-nasal ag2ii xo sataiIi j gaxeasai 'szaixenbpeaq
a4ezodxoo 2uiAud g2rq 04 paaxaeuoo aq use
aaeds aqa ssalun 'casino aqa le pa2xego aq pinoo
aegi sauar aqa of uotieiax ui g2ig Aiautazixa axe
paeioeui sasoa uotaeeouax aqa asnsoaq si siq,l
•lejtdso aieerxd pue saipisgns oiignd gioq jo
Aaiiigsiiens aqa uo puadap Astu asn ieuisnpui
xoj xaiduro:) u!PW aqa 2tn4enouax jo Aaiii9isea3
•IIA ia:)xe�l uo aooid ale; pjnom ley
uoiporuisuoa mau alp uEg4 paiEOiiduroa axow aq
pinom xaidutoa aqa jo uoipe4iiigegax 'uotltppe
ul -ails aqa jo ssa:):)ns ilexaeo aqa of aousaxodtui
ie3i4ixo jo si asn -ax sir asnsoaq xaidutoJ upw
aqa jo Aailigissaj ay gaits Aluo sieap uotpoas
Still 'IIA iaDJud pus xaiduro:) utejni ay gioq le
xn000 pinoo auautdoiaAap ieulsnput g2nogiib'
xai uro:) uieW aril
ivatu oiaeaa ieuisnpul jo Air iigiseag g
suutj JET uaiod xoj axagdsourae
Aiilenb e sxajjo Ears uoiduretiaxoN agi 'Aai
-IeA Iaauot�i aga ut satitunaxoddo ieum4eanax
pue ajil iexn4ino pue eaxe aieipaunui agi ut
sa2aiioD ani3 ay of ana •ajzl jo Rillvnb gSzH
•aigeitEAE st ietauaa
-od uoisuedxg •spaau 9uuajjlp asaga iaaut oa
Aigixaij paiaiixstu aq ueo xaldtuo:) uteri aqa
ui aaeds Surisixg • aaeds xoj spaau pause aneg
suuid -sSulpjlnq pun purl jo sajnporu paunA .
•os auop Apeaxie aeeq tuaga jo
autos -alts jeiidsog aqa le 2upuDoi saruedu-ioa
o4 saiiddns xo saainxas apieoxd of stunj urwo
xia14 4xeis Aetu 'uoiiippe ui pue 'saaAoidwa
pue sausainsuoa iepuaiod ivasaxdax sxaquratu
Aainoej asaLi j OZ9 xaAO sr SuuaaurSua
pue saxsAgd se rims splarj :)tji4uaros pue ieoiu
-goa4 ui sa2aiio:) aeig s,eaxe alp ui Aainmj jo
xagtunu aq j •A;aunusuioD oNajloD acgj aq j
•saax2ap •Q•qd 10/pue sxa4sew
aAEq uaijo sxaxogei pue sassaxitenn 'sxa
- pua4xeq 'uoidtumPON ui legl pa4ou Alsno
- xotunq uaijo si ai paAoldtuaxapun axe Aaga
goigm ur sqo[ ajea aldoad Auetu 'silijs xraga
JO a2eatteeps ajUl of auawAoldtua jo aquas
-qe aqa ul •aauauadxa pus saaz2ap leuorssaj
-old '2mutex4 paoueepe aAuq tuogtA jo uotl
- xodoxd a2xsi e 'aldoad paaeanpa -[jam aoexaas
sapiiioej iexnaino pue ajll jo A41ienb s,eaxe aq j
•saxn2g auatuAoldura 4uaxxno Aq pa
- iexput uetia xag2tg si Aanriaie uoiduregaxoN
aisipatuuzr_ aga ur sxaiixom palpPjs jo lood
jelluaaod aqa 'uoaduregaxoN ui sxaAoidtua
2urpsai jo saauatxadxa Suutg injssaoons aq;
uo paseg Aig27q Aran xogei pool jo aoueixod
-uri aqi @Jul suuig •food .4ogvj pojp -x s AIgSIg b'
:tuagi
2uotuy a,jnds io j puvmap vaav Suun;dbi
.JOJ 54oads0,1d pooS a4ts aq4 ae12 sxoiaej Auejni
ails ay pue uaxy ay jo salnqully
•a4eurpsa aigeuosear E aq oa sxeadde
aiex axnadeo qua:) xad O1 aqi 'snq j •uoi2ax ay
ui aozeos 2utt1o:)aq axe salts letxisnput autud
uotptppe ul -axojaq uegi uoiaisod 3Ai4iiaduroo
xaaiaq e ut uoaduregasoN and ll!m ails ielidsog
ay jo A41iigeiiene aqi '4sud 4uaoax aqa ui s,uor2
-ax aqa uegj Almois azout unlox2 seq 4uaurAoid
-tua s,Aai:) ay g2nogiiy •2uiuoz papuauturoo
-ax xapun airs xaidtuoJ upeW aqa le padoiaAap
aq pinoa lugs aaeds jo •aj •bs 000'OOg jo tunui
-ixetu agi gxosqu of paxinbax aq pinom sxsaA
E1 -g Aia4etuixoxdde '(AilenuuE •aj •bs 000'001
-000 "09 zo) aoeds mou xoj pueutap ieuor2ax aq;
jo ivao xad 01 axnideo o4 axam uolduregaxoN jl
-alts ieltdsog aria as sr A4
-D aqa Aq paxn4de:) aoeds aq; lie aega Suturnsse
pasn aq um---- --alai ainadea e— uoaduregazoN ut
aaedd aiiei agSnu 4egl aoeds leuisnpui oa suoia
-rppe aping- uoi2ax jo uoiaxodozd agi jo a4euTpsa
us 'ale; Ii?M ssaooxd aqa 2uoi mo14 iaa[ozd o,l
•sxeaA AUEUr ajei Illm ails ay jo asn -ax legs 34ea
-tptrt saxn2i3 asaill •pueurap ApeaA s,saxe axg
-ua aqa jieq xaeo aaepotuut000e pinoo xaiduto:)
uteri aqa 'ute2V •aaeds ieuasnpur- aaijjo jo •aj
•bs 000'000'1 - 000'009 ieaoa e xo isaA xad sqo[
000'Z 4nogs jo a2s1aes ienuue us spiaiA Sur
- xnaasjnuetu o4 luouiRoldusa aolcuas pun aatJjo
ui i4imo12 9uippV •suuij gaaa gSiq Aq pardno
-oo axam aoeds sat lie jt 'sxeaA g -S a�-iea pinom
xaidtuoD utsjni aqa jo aseai `a4ex still ly 'uot2
-ax aqa ui goal g2iq ioj Ailenuue pagzosgs aq
pinom aoeds jo aaaj axenbs 000'Og-000`OS Aluo
'lanai aega lb •EaxE ay ut ivamfLoiduta 2uun4
- ounueur jo auaaxad O1 sasudutoo juowfiojduta
gjol gSIH -ease aaliew xogei axpua aq; jo aaeds
Suunaosjnueut leuotiippu roj paau s,xeaA e
jieg iseai le IlTjinj pinoo ails ieatdsoq a14a jo xaid
-tuo:) uieW 3144 ui aaeds jo aunotue a14a 'axnanj
aqi ut sanuiiuoa ymoz2 jo ales still jl •(aaAoid
-tua sad weds jo 4aaj axenbs OOS -00£ 2uiurnsse)
aaaj axenbs 000'09g- 000':p1S sauasaxdax 41nrox2
Z9
would proceed in stages. The first, and probab-
ly most difficult phase, is covered here, involv-
ing 100,000 sq. ft. including a 10,000 sq. ft.
foyer at the main entrance. If the purchase
price for the property were zero, site prepara-
tion were handled by the Massachusetts Gov-
ernment Land Bank, and rehabilitation costs
were $60 per sq. ft., total renovation costs to
produce high quality space would be $6
million.
I£ the quality of rehabilitated space attracted
tenants in the $6 per sq. ft. range, income
would be $540,000 as shown in Scheme 1 on
Table 1. With $4 million in below market fi-
nancing and $2 milion in equity, income would
be sufficient to just cover debt, but not operat-
ing costs and taxes. Even the favorable tax
treatment of rehabilitation would not compen-
sate for these large operating deficits.
The project could be feasible if the quality of
space could command high rents or if a devel-
oper had several or more projects on the site,
and subsidized the rehabilitation projects with
more profitable ones.
In Scheme 2 on Table 1, rents are higher, $11
per sq. ft. Income is $450,000 over debt ser-
vices, sufficient to cover taxes of $150,000
(21/2 % of value) and operating costs of
$297,000 (30% of rents).
Demolition followed by new construction is an
alternative to rehabilitation. Costs and rents
could be somewhat lower. Scheme 3 assumes
construction costs of $50 per sq. ft. and rents of
$9 per sq, ft. Income is more than sufficient to
cover debt, taxes ($125,000) and operating
costs ($243,000).
Although after tax cash flows have not been
prepared for three schemes because so many
unknowns exist (for example, the availability
of below market financing) these preliminary
estimates indicate industrial/ office develop-
ment of the Main Complex Area can be fea-
sible. Area rents could support new construc-
tion of Class A space. Although total rehabili-
tation may be difficult, a combination of new
construction and rehabilitation would have
many advantages: lower construction costs
than rehabilitation alone and utilization of the
most favorable tax benefits available. Such a
combination would include tax credits for
rehabilitation and provision of a wide variety
of types of space — for example, a combina-
tion of unique rehabilitated space and new one
story space in the rear of the Main Complex.
2. Residential Use
What are the market factors which affect the
site's potential for residential uses? What
amount and types of housing demand could
the site attract?
a. Housing Demand
Trends in population growth, income and age
composition will influence the demand for
housing. The population of the City of North-
ampton is stable, with the total showing a
slight decline during the 1970's; from 29,664 in
1970 to 29,286 in 1980.5 Projections are for
TABLE 1
HYPOTHETICAL PROJECTS - MAIN COMPLEX
Rehabilitation
New Construction
Scheme 1 Scheme 2 Scheme 3
Project Cost 6,000,000
(100,000 sq. ft. at
$60 /sq. ft.)
Financing
Below market
(12 %, 20 years) 4,000,000
Equity 2,000,000
Annual Debt Service 536,000
Taxes
(21/2% of value) 150,000
Operating Costs
(30% of income) 162,000
Annual Income 540,000
Surplus /Deficits - 308,000
6,000,000 5,000,000
4,000,000
3,000,000
2,000,000
2,000,000
536,000
402,000
150,000 125,000
297,000 243,000
990,000 810,000
7,000 40,000
53
'puplBug maN ui pup 'S'n @g1 ui swlal le31
ui as11 of pa4Dadxa aie sauioauj 'swnluiwopuoo
ao sawog alguls o4 s4uaw4apde woaj 'alduze
-xa aoj ,dn apeal„ of aldoad molie 111m sawoo
-ui ui saspaa:)ul 'aiuoaua uz safunzlj si puew
-ap 2uisnog saouanljui golgm Iolopj 1ag4ouV
'0661
Aq VSWS ay ui 000'5'8$ jo sawog paojje pinoa
aloes oCZ'1 pup Isawoq 000'£6$ plOjje pinoo
aloes OSZ'Z �S661 upg4 0661 ILI sip-in 000'SS$
piojje pinoa splogasnoq Ipuoiltpp, 000'£
4pg4 molts saan4lpuadxa VuTsno14 algpplojjp
jo sa4ewilsa pup Jd?1Ad l ag1 Aq suo14:)@[oad
'alts ip4ulso14 aq4 o4 pa43p144u aq pinoo 14:)lgm
'sp[o14asno14 awoaui Mo[ 04 uoi4lppe w (-34a
'6lnxnl 'awooul alppiw se) Sluaw$as aalseui /4
- i4uapl o4 pasn aq ueo sauzoouz plotlasnotl pa4oa[
-osd 'Suisnotl .ioj pied of psojjp ueo plog@sno14
12 ganw moq aujui4alap slaAal awoaui @auiS
•sawOZ)ul aBe1@ne
-molaq gpim suosiad of algeplojje wag; aluui
o4 paziplsgns aq pinoa ails ILIldsog agl 412 Sul
-sno14 jo uo141od e 4pg4 slsa22ns aauauadxa sell
•popinoad aaam s ;tun
aloes ji molg pinom rill ago 1pg4 pup OOZ jo
4sll 2umum 12 si 3aag4 sa4e4s 1013311Q aA1ln3axg
s,,�1tao144ny 3144 'A4i:) 3144 u1 jsixa gulsnog pazip
-lsgns jo s ;tun 180'1 autos 14gno144ly 'ft4tl0t14nV
Sulsnolg uo4dwpglJON ago jo aauatladxa aq1
Aq umogs si gutsno14 auzoaui mol Ioj paau 3141
-4sed lua:)@1 ago u1 /4!J a144 01 pappp
s4tun jo 4unouze 112404 ago 04 an14elal a21p1 s1
'apaA aad shun £q1 filg2nol 'paau si141 •s4tun Al
-liuuj @Biel 6Z pup shun ApLuej 11mus 661 `s4uun
padd12otpue14- filaapla 99Z Ioj paau e gut
pnloul
's4lun SSt 1Oj (18 -8661) paau 1p@/-£ p p@lji4u@pl
Apnls agl 'uoldui'?TION ul pT.'s4slxa Appaale
splogasnog awo:)ul -moj aoj Sulsnoq aoj paau
lepupisgns e legl smogs Ddl IAd-1 ago /iq sis
-Aleue auaoas y •a.minj ay ut pup mou 2ui4slxa
sja�jjuui 2uisnog jo DCIA4 a111 alpoipul sau,zo,Jul
,uo.14vjndod hlaapla apzcno4v4s
.io jbuoz2o_i a144 pup (sleuossajold 2uno/t so
slal,nq @=14 4s11j se q:)ns) sdnolg age snld -0£
s,eale a144 aq JjLm slalmui 2uisnog lsa2uol4s
3144 4eg4 2ullsaggns 'alogm a se a4e1S agl of
aeliwis spuaal a4eoipui paip uoldwe144aoN aq1
1oj uoijisoduioa age jo suoi4:)a[o1d algelieny
•sadfil Suisno14
o!jioads ioj puewap paspaiaui ui sllnsaa sdno10
g4oq ui saseaaoui 'sntll •saa4lunb Ialluws
paau ua4jo dnoA age snld -Sq ag1 pup :s }tun
luaupwlad asoui 'I@gIp[ o4 4uawllede uioij
aA0w pup a2e4s uotluuuoj- plo14asno14 a144 u1 air
/LIleaid/q s,O£ Ajipa It@g4 ui aae aldoad 'aldwexa
Ioj :paau Sulsno14 ut sa2uego aouaiiadxa Allensn
sdno12 a2p asagl grog e- (Ajanpaads@1 auaaiad
SI pue auxuad S'SZ) dnoa2 age snld sauafi -S9
aq4 pup dnoag aSP $j, -5'Z atll air appoap
4xau a144 ui 4salsej mo12 o4 pa4oadxo uopulndod
sllasngaessujN aq1 jo sluatugas om4 agy 'am4
-nj ay ur 1alxeuz Ouisno14 aq; 4oajju fil4uuotjiu
-21s lliM uoi ;zsoduzoj a2v u1 s@2ueg:) p@laafOid
'pupwap 2uisno14
leuoptppe alelaua2 llim uo4dwe144aON ui spuaa4
asag4 jo uoilenuiluoD 'o1a 'saaaonip aloui 'ualp
-1T1P lamaj 'S@2eiIIew Ia;el se Bons saBueq:)
@I/,;sajll o4 osle pue Apapla jo suopiodold
aaSIul se gans uollelndod ago jo aln4on14s age
Sm2uega o4 anp lied ul ale splog@snog 1@lleLuS
- s,OG61 ag1 2uunp
splogasnog jo Iaquinu a144 ul aspaloul o/, 61 e fiq
uoldweglloN ut paloaljal se uotlelndod uan12 e
Ioj papaau alp shun aaow 'aallpws awoaaq sazis
plo14asno14 sy a-(32eaane •S•fj ago molaq) 0861
ut £G'Z pue (a2elane 'S'fl a141 anoge) 0G61 111
1£'£ sem a2elaAp uo4dLuugjION aql alitllvt 'G661
u1 9S•Z o4 Sulsuaaoap '1,1•£ sum 11un plo14asnoq
sad suosaad jo agpaanu 'S'a 0661 aq1 'uoidwu
-'PION ul paaunouoad A1142jq st azis plo14
-asnog 2uisualoap jo puma 1euol4pu @q,l, -Sul
-sno14 aoj pueuzap gulspaloul up alempul Os[e
uoilelndod ay jo amlonl4s a2u a144 ui sagupga
pue 'auioouz ui sa2ueqD 'splogasnoq 1@IIewS
-uotgaa uoaduiptljioN ago ul 2uusnog
aoj puuwap pasualoul up o4 s4utod ymolB
uol4elndod papa[oid sell 'seat lad 999'1
,tlilgnoz — splogasnog OOO'SZ jo aspasoul up
molts alogm u su (VSWS) paxV ue4l[odollaW
aadooigD-a�loAloIj- plaijgutadS alt ;1Oj:)cMdi
ag1 Aq 0661 -5661 Ioj suot4a3(oad ZAID atl4 30
snippi altui -01 e ulg41m Bale aqi ioj Va[oid uol
- dwegpON 1a4opl @q4 ul paA[onut sluullnsuoo
alpnlld '•auj ''I':)•y:) Aq pa4aa[o1d si luaa Iad
6'9 40 asualoul (99-0861) Ie@A @n14 y •uo4dwe
-g41oN 1oj oog'o gplm paipduioo 'Alantloadsaa
4uao lad S•Z pue 0'Z jo uoldwpglnoS pup ginq
- swe1111M jo sumo; Ayeau ag1 Ioj saie1 141moA
Ienuue molts suopaafold DcMd-1 3141 'alduip
-xa 1od 'A10 ag1 ueg4 Ilpldel asow mo12 of
anul4uoo o4 paloadxo s1 uoldwuglloN punole
Aja4eipawwi ealp ag1 'lsed luaaaa ago ui sy -ails
Ip;ldsoq @144 se 14ons Agiadold aetjop111p filggiq
'algelipnp Itlmau 12 1p papinoid aq pinoo 4eg4
2ulsnog a4edmilup lou op U41 -spua14 4sed uo
Alogael paseq aau suopoa[oad asag4 'IaA @MOH
(-Ajan14:)@dsal 0861 pup 6661 '8661 ui shun
9£1 pue 8S 'SS jo s4tun jo uoillppu smogs prep
�1w1ad 2uipling 4uaaa�j) • lsed 4uaoaa a141 ui A;!:)
atp ul could ua�ju4 su14 14oigm AIIA14op 4uauudo
-lanap jo laAa[ aql Aq patlddns aq pinoo 144mo12
slgl alepounu000u o4 shun 2ulsnopl -apeZ)@p
4xou ago u1 aeaA lad s4lun Sulsnog gl, jr asualJul
up w llnsal p[nom (lanai 4ualaru ag11e azis p1014
-asnog 2uiwnssu) 141mo12 papa[oad spj j ,'[anal
0861 atl-1 1aAO LZO'1 jo 141MO1,2 e '0661 pup
5661 uaamlaq asuarmi luau sad 9'S e spa[o1d
(DdHAd-l) uorssluzwoD 2uluueld 1puot2aN
/ta[IeA Iaauotd Iamo -I al4 jL 'i�jr[igels panui4uoo
%S
The growing region -wide market in upper in-
come units could be taken advantage of in sev-
eral ways by housing at the hospital site. The
first would be to meet the market directly with
luxury housing. A second, indirect approach
would be to market housing to current home-
owners who might want to sell their existing
homes at a profit. This group would consist
mainly of elderly homeowners in the area who
might wish to move to smaller, easier -to -main-
tain units without the burden of home mainten-
ance. This type of strategy would help relieve
the area's tight housing market by encouraging
reallocation of the City's housing stock to
households needing Iarger units.
Available data indicates the presence of a
relatively large group of elderly homeowners in
the SMSA who might wish to sell their units if
alternative housing were available.- In turn,
these units could be attractive to younger
families with growing families and moderate
incomes.
The area's elderly households have relatively
low incomes and most wealth invested in hous-
ing, according to data cited in detail in the
Phase III report of this project. Sale of a
$40,000 home (the median value of an elderly
owned unit) would yield capital sufficient for
rental payments of $540 per month. The extent
of this potential market is represented by the
5,400 elderly households with homes at or
above the median value.
Thus, a variety of demographic factors —
household size, age distribution and income
trends — suggest strong potential exists for im-
portant segments of the housing market: the
age 30 -plus group and the elderly. Interviews
with area real estate brokers confirmed these
findings.
Chapman Valve
55
(•saarad
auroq s; tepo} uaAt!R 'slauMOaU-IO4 At-lapia Auetu
jo sueaur ag; puO1iaq 4Ou- 000 "G0t$- 000'OG$
jo }unouie au} ut jealde:) of jenba st 'aaj
suotssnupE ue snjd 'siq,L •000'ttS jo A}unuue
}uaaaad ZX 'aeaA -01 e o} }uajeAinba si aaj
AIgluoui aq,l) '000'GOX$- 000'OG$ si Allunuiuro:)
jo adM siq} psojje o} papaau saaanosai jem
-ueuij aqj •q}uoui sad vt q$ aaaM 1261 jo 2uuds
aqa jO se saaj xmma}ulew /ijqluow -000'OS$
aSeJane pue '}nun zaSiej e Joj 000'£9$ o} }uaui
-aiede otpnas a joj OOS'9Z$ tuolj a2uea (A:)ue
- ua} -ajij jo as03 aq} 'ST }eqj) saaj suOtsstuipy
-a }is jejidsoq aq}
}e }uauidojanap zejtuits e jo Own aq} aq pjnoa se
— sdnoa2 ate jo A}atxeA e pue sjoogas Ayeau
q}iM pa }eposse Alasoja st anq MjununuoD aq; jo
}sal ag} woaj pa}ejost aou st auauidojanap 341
•auauiaSeueui ajgedwa AlgSiq pue — ergdjap
-Ejigd o} sa}nuluu Se pue AiID -jaox MaN o}
inoq ue — not }eaoj }uajjaaxa ue ale sain}eaj Sul
-peal aq} 2uouiy •spunoi2-jaeq paUEA AlapiM
uroij auioa puE 'Op- o} -jjaM a-le '}seaq }ION aq}
JOAO Ile uiorj auioJ sauapisaN •saxazjtaej zajeno
aq} jo }sour op se 'rill Sul }leM read -OZ e seq pue
jnjssaaans /ijauiaa }xa si }aa[oid aqjL •eaae puej
- liaeMeluEAjAsuua j ag} ut saa>jeno ag} Aq una
s}uauidojanap uaAas jo auo 'poOmsuaH si auaui
- dojanap a2ejjiA }uauiaJljas e jo ajduiexa auo
•aSaeqa aaueualuleui Ajq}uoui e snjd
aaj suoissiuipe jet}tu! ue Aed s}uapisaN •a }is uo
area jeatpaui pue sal}rjlaej jeuoi }eal�as 'sjeaui
jeuor }do ' }tun uintuiuiopuoa e of Aoueua} ajij
.rajjo pue 'jjo -jjaM AfaApejal 37E ogM suosiad
aASas o} pua} sar}tunwwo� }uaurali }as 'sdnoi2
}ijoad -uou ao snoiSijaz Aq una ua}jo -fa}
-unto aq} jo sawed aaq}o ut mindod fj2uiseai:)
-ul auioaaq seq }nq s}}asngaesseW ui uMo"
-jjaM }ou si Allunuiuroa jepuapisaa jo add} siq„j.,
„aSnllra 4uauiaiPaJI, a si Al!llgissod sag}ouy
•pueuiap 4znliEui aq} }aaui o} a }is jeaidsog
ag} le padojanap aq pjnoa 'suira uiueopuoo
so s4uau,uvdn xayp 'Suimoq Sj.zuinj -i4InW
a Ejjin luauian}aN
puE surntuiuiopuoD 's}uaui }ze V a
•wars jeaidsog aq} aE 2uisnoq
joj jequa}od }eaa2 a }expui saoimj asaq} jjy
'saaeds a:)ijjo pue jensauiuioa
uM0}uMOp uI ADUCOEA }O -jaej jen}ilA ay
pue 'pauado ,tjauaaai sdogs pue s}ueane}saa
Alijenb jo saguinu aiji si a}eiutja }uawdojaA
-ap aAijisod SAID ag} jo uot}eatpui Jaq }m3
saa/wIdura
pue siaquiaui ,{ }jnaej a2ajjo:)-3nij pue SJ311JM
'sjeuoissajo,id jo jaquinu 2uiseaj:)ui ue
se jjaM se 'ease aga o} Sutnoui We ,t}lD ijsoA
naaN uioij ajdoad :/ijjeaiaeuieap pa2uega
seq not }ejndod aq} jo not }isoduio:) aq} 'ajge }s
si uot}ejndod ay jo azis ag} gSnoq}jV •anij o}
aaejd aAt }aeaa }e AWjq e st uoaduieq}soN }Eg}
sale.i }suouiap pue 'juatualp)La pue A3uesglA
jo auo st A413 aq} jo aaeunjD }uatudojanap aLU
•}uauruoainua lei }uapisas jeapi
ue si uMo}uMop uioij saanunu Maj e pue
a2ajjoD q}tuis o} }uaaelpe uOtae�Oj s a}!s aq j
.xelme }gads
aze fiajjen JaATM }nai}aauuOD a4} o} a }is ag}
uro.rj sMatn'aAL}JElaae AIL121q ST jjas}i a}js agZ
: }a-jieui apiM- uot2az
L, ain}dea o} pa }ins Alleapi st ails je}idsog aq j
as -tSeyq jeuoi ay e aln} eD o} jet }uaaod q
'Ease p)jseui apiM
e uodn Meap o} anpaes} }e AIL121q aq o} aneq jjiM
a }is je}idsoq ay }e 2uTsnoq 'jeaoj /ija:)TS }s ueq}
sag }es apiM- uoiSaa si jei}uaaod }alzeui aq} aauts
99
The admissions fees are key to successful
financing of these developments. The Hens -
wood project cost a total of $22 million, of
which $12.5 was raised by admissions fees and
the remainder by tax exempt bonds at 7.25 per-
cent. Admission fees are a renewable source of
capital, as the tenancy per unit extends an
average of ten years.
d. Feasibility of Residential Use
The sections above showed the strongest
markets are for apartments and condominiums
for the age 30 -plus group and the elderly; (in-
cluding a retirement village) and affordable
housing made possible through public sub-
sidies. Furthermore, the attractiveness of the ci-
ty and qualities of the site are highly suited to
quality housing. This section provides prelim-
inary indications of market feasibility.
New construction, rather than rehabilitation, is
the most promising course for residential devel-
opment at the site. The Main Complex is the
only area in the foreseeable future where hous-
ing could be provided (unless the Memorial
Complex were vacated by DMH), and the ex-
isting Main Complex buildings are unsuited for
residential use. New residential construction
can be estimated to cost $40 per square foot.
Since some demolition (at approximately $6 /sq.
ft.) would have to precede new building, total
costs would be roughly $46 per sq. ft. Although
these costs are higher than building on open sites
elsewhere, developers would be attracted to the
site because of its many advantages:
• Its physical beauty, existing Iandscaping (re-
ducing the need for site preparation), and lo-
cation near Smith College and downtown
Northampton.
• The shortage of land elsewhere in the City.
• The possibility of getting the land at below -
market price, and /or other public subsidies.
Financial outlooks for market rate apartment/
condominium and retirement village projects,
assuming a development cost of $46 /sq. ft. are
presented below.
Apartments and Condominiums
Apartments and condominiums would be
geared to the high side of the regional market.
As noted above, rising incomes in the metro-
politan region create an opportunity to charge
higher prices than the relatively modest levels
which prevail in the immediate Northampton
area (largely because of these modest prices —
$400 per month rents, $40,000 sales prices —
little new housing has been constructed in the
local area in the past few years). The size of the
high income regional market can be estimated
at roughly 430 households per year (based on
LPVRPC projections for 1975 -90 showing
6,500 additional households in the SMSA with
incomes sufficient to afford $650 or more per
month for housing). A 200 -unit project at the
hospital site represents close to half of one
years demand. Given the attributes of the site,
this capture rate is reasonable.
A scenario for a condominium project is out-
lined below. Assuming a land price of zero, the
first few years of development could proceed as
outlined on Table 2. The project could proceed
in phases, with units presold to minimize bor-
rowing costs. With an original investment of
$30,000, the developer could take out a con-
struction loan to cover the costs of building
two models and a selling office. In the first
year, 20 $80,000 units would be presold with a
20 percent downpayment. At the beginning of
Main Complex
57
IiOZ'IIrTi asEtld lxaU ioj 2UiutEurai azueleg
000`088 - (000'088$ =
a:)ueleq 2utpuelslno) jjo pied ueol uotlarulsuoD
£ ipaA
'VOZ'IZE'I+
000'08Z'I+ anp aaueluq jo ol, 08 jo ldtaaas shun jo uotlaldtuo-)
000'0Z6 - shun OZ jo uotlanijsuo:)
000'90Z - luatuAed IpnmrV
000'OZ6 + (0001Z6$ = ISO:)) shun OZ aanoa of ueoj uoparulsuoJ
000'09 - (000'09$ =
aaueleq 2utpuelslno) jjo pied ueol uotlarulsuoJ
Z sea,k
tOZ'90E + 000`Og jo oloOZ = luatuAedumoa
000,0ZE + satin OZ jo ales -aid soj atuo:)uj
000'Z6 - 'lj - bs /9v$ lE 'lj -bs OOOZ
:aatjjo 2ut1 las snld 'shun japoui Z jo uorlarulsuo-D
96Z'OY - luauiAed lenmrV
000'Z9 + saEaA OT '0% 9T :stusal W0'Z6$ :ueoj uotlanilsuoJ
000,0E + luatujsanuj jetltuI
I ipax
j.DVowd wfiiNIwOQNOJ -ivD aHiodAH
Z 319V -L
'pale:)tput sE '96$ of umop lgap jo slso:)
Altpluow lrun sad 2ut2utsq Algissod 'panxaa
-ai air Aatll se saaj suotsstuzpe mau Aq pampas
aq pinoa lrun sad lso:) IgaQ •aaj aaueuaiutaui
Altpuotu atjl jo uotlsod aRml a ioj 2utlunoa
-Jp 'gluoui iad OgZ$ of aunouse pjnom ltun aad
aarn.ias agap 'sseaA OZ sano luaaiad ZI jo ales
la>jietu molaq atjl lE paDupug aiaM uotljtLU :V•£$
SururEuias ail jl •uotljtui 1'9$ aanoa pjnom saaj
suotsstuzpe 'lso3 uotllitu 5"II$ Ielol all 40 'E
algEl, uo UMOIJs st (satlijiaej leatpaw apnl�ui of
luarDtjjns slsoa uoilanslsuoa •lj •bs sad 09$ pup
slsoa pupl oiaz $uttunsse) uotlltux S•II$ jo jelol
E tut ;soa laa[oid F:)parllodAq e jo 2upueutd
•a2uEi aLll jo pua
saddn aqj lE aaud pup la�jieus apim e uo mesp
Plnoa It 'a2allo-D tlltuis of luaae[pe AlalEtp
- aururt put pasp a2ajjo:)-anti aq; ut uotlE:)ol
luallaaxa s,alis aql L jjM - uoi2ai agl ut anbiun
aq pinoen a2ellte luatuaitlai e 'anogE palou sy
a Elite luaLUa-MaN
-alts leltdsoLl aLll Aq pataj
-jo jpilualod aqj Allaexa sr su4j - „Ienads 2ut,41
- ausos„ — eaie aLli Ut aaat4mas[a uaas lou tut
-snoq jo uotleai:) pup 'la�jspus leaol ueLll saLllei
IEUOTga,t e Suunldpa uo spuadap ssaaans aauts
•ajgEjtene aiana satpisgns PUP pal:)Eille asatA
la -Inmi aLp jo apis LI21tI agl jj algispaj aq pinom
laaiosd urntunuopuoD a 'sasn&j asatll uo paseg
•aseLjd
lxau aLjl soj Utpusai pinom 000'otIS 'upol
uotlanilsuoa aql jjo 2utAed saljy •uotlltui 9Z'I$
jo jEjol E so 'ltun tlaEa soj amid 2utllas ay
JO aDuelEq aqj antaoaa pjn0M iadolanap all 'pa
- laldusoa s }tun OZ atll LIIt°'' Z xeak jo pua atll ly
•Ueol uoilz)nilsuoa iatpoue Aq paDueutj 'ut2aq
uaLp pinoM shun OZ ay jo uotlanslsuoJ -luatu
- AeduMop uioij spaa:)oid ail} gpiM jjo pied aq
pinoM ueol uotl3ni4suo:) aql 'seaA pumas ail;
99
TABLE 3
HYPOTHETICAL RETIREMENT COMMUNITY
Total Cost
Financing
Admissions fees
$60,000 per unit, 135 units
Financing
12 %, 20 years
Annual Debt Service
Monthly debt service per unit
Balance on Annual debt service if annual income from
new admissions is $300,000 (5 units /year) and is applied
to debt service
Monthly debt service per unit
This section has shown that residential devel-
opment can be successful at the Hospital site if
regional markets are attracted, and if some
public subsidies are available — such as rea-
sonable land costs and below market financing.
3, Conference Center Use
In addition to residential and industry/office
use, the site is highly suited for use as a confer-
ence center,
The type of conference center most appropriate
to the site, and most needed in the area is a
$11,500,000
8,100,000
3,400,000
455,215
280
155,215
96
'retreat' -type facility. These centers are usually
located far enough from urban areas to provide
conference participants with a sense of distance
and change, but close enough so that travel
time is no more than 1 -2 hours.
Facilities include overnight rooms, meeting and
conference rooms of varied sizes, and dining
rooms. A highly attractive visual environment
is essential. Recreation facilities are designed to
complement the operation of a conference,
rather than to compete with it; hence, paths,
trails and passive recreation is emphasized,
along with some golf, tennis, etc.
Comparison of the hospital site with retreat
conference centers in New York State and
Massachusetts indicates all the needed facilities
could be provided at the Main Complex area.
The location is ideal, with its proximity to
Smith College and downtown Northampton;
yet the site provides the needed sense of re-
moteness from day to day activities. The
views, lawns, walkways and old buildings
could be developed into a highly successful
operation catering to the many large firms in
the Springfield- Hartford area; the insurance
companies, increasing numbers of high tech
firms and other major manufacturers provide a
natural market.
Significantly, no comparable centers exist in
the region. Area industry spokesmen have
stated there is simply no place nearby to hold a
conference. For the most part, available confer-
ence facilities are urban area motels, which
lack the secluded atmosphere, full range of
conference services and recreational opportun-
ities that could be offered at the hospital site.
59
pup adoas 'siaMod sll -saseq Aiplijw snidins jo
luauidolanap pup asn -ai ail; alplilrael of iapio
ut ililpamuounuo:) aql Aq pagsl Jgelsa Alipur$uo
AouaSe luauidolanap aijgnd e sl )lupg pup-I agl
)lueg pup-1 atll
•sassaulsnq jjews io3 aapds io ;pgnaur jo asual
pup auauiaSpueui agl sp gins suoi ;aunt luaus
- aSpuetu Sumulluoa ulpliaD auinssp o; paUUOJ
aq pinoa fopua luauidolanap JpDoj p 'uo iale-1
-uiltuniQ agl se gins aapds uado jo uoilpnxas
-aid auaueuiiad aga Suunsse pup 4uatud0lan3p
axnlni iol Supjueq pupj 'xalduio:) jpuotuapq
ay ul aiea quailed 3o uotlppilosuoz) ay S11llsisse
'siadolanap aiotu io 3110 o; xajduio:) uleVq ay
sp yns seaxe Aa)j Supaliptu — luauidolanap Jo
sipaA lsitj ay ul qo[ -lsaq agl op um -lupg pue-1
aq.L -a;ts aq; ao f fiaua$v ;uaucdolaaap aq; sv
papuaueuuoiaa sz _lung puv7 ;uauruaaaoD s; ;as
- nganSSvw alp suollpiaplsuoa asagl uo pasug
• aapdd sa-lel 11ollpp110suoa legl ainsse o;
;nola tmpumuq pun lvuognpigiq 'lm�i ;clod ay
anpq lsnui Apoq io AJuaSp aqa 'auatudojanap
jo ssaaans ay o; leallua si xalduio:) ipuoui
-aw ay le HWCJ 3g4 jo uollppllosuoD aautS .
-ails Jlpiano aqa uioij
sltjauaq tuntuixpui pup '11Ola1pzljl4n lsaq aql
anatgap of 'Aiessaaau p 'small pup siadojanap
ajdlljnui glsnn leap of pup 'slesodoid luaui
- dolanap $uiladuioD alenipna pup annul of
uoillsod p ul aq lsnui Apog luauidolanap agjL .
'asue 4gSlui legl sppduit an[leSau
io slsoa uual Suol Aue isufrou palqviaM
aq isnui sl�lauaq aiuiouoaa alerpauiuil
•a ;n ;s aq; pun u018aa aq; 'fi;ta aq; jo s ;saga;
-ul 317Rnd aq; aof pan83a aneq atup amps agl
le lsntu 'luatudojan3p DTUiouoJa lnoge Sutiq
of s�jaas li allgna 'Apoq luatudolanap 3g,1 .
•slslxa allll paiaquinauaun
up 1pgl pup 'alpp ulpliaa p uo alclellpnp aq
IUNI (ll 3o suopiod so) ails aql legs aaupinssp
gllM Aluo ails agl ui palsaialui aq lilts siado
-lanap ipllualod -Aliadoid aqa jo suoiliod jo
luatudolanap pup ajps io1 siadolanap alpnlid
gllM All:)ailp sluauiaWSE jeul} 04UT ialua pup
a ;vi;oSau o; algv aq lsnui pup Aliadoid aqa o;
al ;z; anal) anpq ;snuff Alllua luauidolanap ag,l .
•saadolaaap q ;jcn
8u11vap ui lvuolssa joad pun 8u };ailam U
ut pall _-15 aq ;snw Apog luauidolanap aq.L .
Alalpipauiuil alip all of Appal
pup aavld uz aq ;snau Ri ;t;ua ;uawdolaaap
aq; 'aiolaiaill •sasn Supr►poid xel Sullapillp
io3 lepualod pup aSptui s airs ay Sui$euipp
Pup Alurpliaaun Suiapara 'aaelins Alipnup
_UO3 JITM (-aqa 'slip[) sailipapl ailgnd alp:)oj -ol
-lJ . p io1 slesodoid 'asiMiayo •Apjarnb
aapdd aAu4 pjnogs iajsu-eij quill pup 'AouaSe
luawdolanap p of ssud lsnui ails ay 10 loiluoJ .
:qupaiodtui ale suolle
- iaplsuoa SulMOJloI aqa 'uoismap stga Sul)letu ul
•pazilpai sl ails agl jo jeilualod jjnl ay
leg} ainsua of jupuassa si ssaims Alcva asneaaq
osle inq 'ua�,jeliapun aq of saipinllae aga to lual
-xa Rill 3o asnpaaq Aluo lou jp:)iluD si uolslaap
stq,l Lpoiaad Rlina aq; ui sal ;}al ;am;uauudolaaap
ailv;aapun pinogs RjuaSv ;mica :si aural sigl le
wjeui of uolslaap jpalllia lsout alSuls atjl 'still Jo
asnp:)ag -sieaA Aueui iano Alluaiimuoz) meld
all 111M 1pgl salllnllae aJpas aSiel 'xalduioa
aq iJIM upld ay azlleai of papaau suollap agl
AIRU3 }uewdolana® ayl • L
-lno paunD aq uea ails iplidsoll
alplS uolduipglioN agl io1 upid auatudolan
-ap pup asn-0.1 ay Moil gjyA sjpap uopaas siq,l
AllIV3a
01 NVId 3FI1 JNIJNIb3 'hill
lI E"'r
1
activities have expanded considerably since
then so that now it deals with private as well as
public projects. The Land Bank can buy, sell
and lease property, prepare sites, finance con-
struction, and buy back mortgages. In short
the powers and capabilities of the Land Bank
are ideally suited to the needs and requirements
of facilitating compatible large scale develop-
ment of the hospital property over a period of
many years.
Activities of the Land Bank are based on local-
ly approved development plans — such as this
plan ---- so that public accountability is assured.
Although a state agency, the Land Bank is care-
ful to make sure that its actions have local pub-
lic support — in fact, it cannot , ct without it.
The Land Bank's reasons for relying on local
input and prior local approval are very simple
and pragmatic — local support helps avoid
costly delays due to local opposition. The Land
Bank routinely insists on the creation of a local
advisory committee to oversee the develop-
ment plan — in this case the advisory commit-
tee might be composed largely of the member-
ship of the current Northampton State Hospital
Re -use Task Force.
The city's recent experience in working with
the Land Bank on the St. Michael's School pro-
ject has been an extremely positive one. This
experience should encourage the City to feel
comfortable in working with the Land Bank on
the development of the State Hospital.
The advantages of the Land Bank as the initial
development agency are many:
• The Land Bank is experienced in working
with developers, highly professional and
well respected based on its performance.
Thus, developers can not only be attracted
to the site, but the Land Bank knows how to
insure projects are carried out properly (as
can be seen at Chelsea Naval Hospital).
The Land Bank has financial resources to
make site improvements, to provide short
term construction financing and /or to pro-
vide longer term financing. This is an ex-
tremely valuable asset since development of
the site will require some kind of subsidy and
especially since the future of potential UDAG
money is becoming increasingly uncertain.
• The Land Bank could conceivably be able to
provide some funding for demolition, rehab
or new construction for DMH at the Memor-
ial Complex — money which could be re-
couped from the proceeds received from de-
velopment elsewhere on the site. This finan-
cial assistance would have to be negotiated
between DMH and the Land Bank as part of
a possible agreement by DMH to declare the
Main Complex to be surplus, and to transfer
this land for subsequent private development.
The Land Bank's interest in successful devel-
opment can expedite the process of DMH con-
solidation at the Memorial Complex to the ad-
vantage of DMH and the Commonwealth.
• The Land Bank, as a State agency, may be
able to continue the payments in lieu of taxes
($280,000 in 1981) made by the State to the
City of Northampton. These payments in
lieu of taxes can be reduced over time and re-
placed as tax- producing uses are gradually
brought onto the site.
• The Land Bank would have clear title to the
property. Thus, developers would know what
property is available and would have a single
entity with which to negotiate. In the absence
of a single designated entity, private develop-
ers will not have the assurance necessary to
justify investing time and money in making
proposals for high quality development.
Land Bank activities will be based on plans
for the site approved by the City. Thus, the
City will have a strong role in guiding devel-
opment of the site.
In short, if the hospital site is transferred to
the Land Bank which then acts as prelim-
inary site developer, the City, the DMH and
the State can all attain their respective objec-
tives for successful development of the site.
Although several alternatives to the Land Bank
as a development entity exists, none are
suitable:
• City agencies, such as the Planning and De-
velopment Department, and the Northamp-
ton Redevelopment Authority lack the staff-
ing for a project of such major dimensions;
and could not provide the incentives neces-
sary to attract quality development -- such
as financing.
• A city - formed Economic Development and
Industrial Commission (EDIC) might be ap-
propriate once development is underway.
However, such an entity does not exist at
present. Given the large amount of organiza-
tional time required to create an agency with
the needed professional competence, the
Land Bank is preferable at this time.
• The Western Mass Area Development Cor-
poration ( WMADC) could be requested to
take on development of the site. However,
the WMADC has not yet had experience in
communities beyond the immediate Spring-
field area, and thus problems of divided loy-
alties and accountability could arise.
61
- dolanap pue uor }tsodsrp au} ui 4nduT aneq
04 aalllU11UOD AJoslnpy Ie30-I 3141 se a:)JO4
Isel asn -ay Ie}rdsoH ale1S uoldrueg4soN
aq4 slulodde jueg puu-1 luaruU.raAOD ssejnj ,
•)lueg pue'I 4uaUiulanoD sseW aqa
o4 lueld samod ay puE A pue 'iii '11 `1 slay
-led aajsuell 04 passed pue pall] uopelsT2a -1 ,
-(molaq aas) )lueg pue-I aql Aq un2aq si
A laoaed }o luauidolanap pine 2UTla)IseUi IT4un
asn leinllnOp e ui IIA taJxed sulelai A4!D aql o
'IA la3aed
jo 4uaura2?eueUr pue asn loj a�?ajloD 1puis
1441M luaUraaBE ue olu! sialua fqi:) a14 j, ,
-(anoge
III 110113as aas) T86Z aunj uo unSaq ssa:)osd E
`uolduiE14laoN jo A4!:) a141 04 IIA pue IA slay
-.reel za4suEl4 of passed pue pal!} uoTlejSd ?a-j ,
'086L 'o£ aunt jo U110 lauolssluzuroD
HWCl 04 lallal a u1 10014DS a144 Aq pasodoid
se puul ago u1EjWw o4 loogDS g1TuIS -gl pue
VI sla3led ioj IootpS leuopEDOA gllurS 1411M
aseal uaaal 21101 04UT sza4ua 141IP@MUOUILUOD .
-uopenouaa pue uorl3nalsum
Mau 'UOT4TloUiap jo uo14euTquio:) auroS •g
'saplp -q glleaq je4uaur }o xTur Mau
Ala.ir4ua ,iue jo uog:)nilsuo3 pue xalduiOD
jEllowaIN 2urlsrxa alqua jo u0141lowaQ •Z
'uorpljowap auros jo Aj!j!glssod ail Vulpnlo
-uT 's uTpjlnq xajduio� IeTIOUialN 2UTlsTxa
jo uollesallE pue UOTlenotras Ie11ue1sgnS 'I
:sARM aaag4 jo auo Ul palepOUrU103z)e ale
Ease xalduio:) IeTjOUralnl aq4 uo saTllllDej naaN ,
'a:)Eds �?ulpjmg lueoen jo laaj asenbs jo
spu-esnogl jo spaipun14 uTEluleui pue leaq
of Sulne14 ia�uoj ou HW(:[ of anp sasuad
-xa �?ur;Eaado HKCI luasin3 UT s$urneS
'uoldumg4aoN UT saplj!:)
-Ej g4jea14 jeluaU1 slI jo UOT4eDTjTlia:)aa uodn
alels 3g; 04 squaw ied jo uopenr43eaN 'g
:alts
ay uo paleaj:) sqo[ alenud Mau gonoall
anuana.i Xul aUIOJU! aluls pasea.rz)ul 'Z
:)Iueg pue-1 alelS agl Aq 4uatudolanap
31enTid soj puel jo ales a141 UiOaj spaa3O.Td 'T
:,iq lasjjo Allepled aq pinoa salltipej Mau
asagl soj Sso:) alelS 'sasnoq „Mena ialiLnb,,
se sa�Ello:) jo �?uidnolV E rijglssod PUP Al
- IIIDej luauileall aamas a 9u1pnj3UT 'xajduro:)
IeTroruaW 3141 }o ea1E uo sar4llrDej luaTla /luap
-Ed Mau jo luauidolanap all io} axn4Elsi2al
all uroaj �?urpunj slsanbai Snx aousanoq
-a2uetp s�144 14sTld
-Uroxm 01 2?urpunj jo A111igEITEnE 3l4 uo 4ua3
- uT4uo:) (IIA Ia:)sed) xalduio:) 1e11oUralN agl
jo Ease 3144 04UO saJTnsas pue saT4tjTDa4 gllEag
je4uaUr 2uluTeUras lle a4e)Ojaa of AlalEUnl
-In sappap TIeaH lelu_aW 3o 4uau ixedaa aq jL .
'atUTl sTgl lE pauljap
,ilasr3aad aq louue:) 4e141 slua14Ed jo iagUrnu
e aoj PUP 'spaau 4uaTl3 /4ualled luaiajjlp ioj
samAjas pue sagjlpej $urpinoad ioj A4!1!glxaU
luapgjns smolle ueld agl lEgl pue le11dsoH
alelS uoldure144roN 4e sap!jpuj arE:) 1ua14ed
pano.iduiT �?uTjAo.rd ioj Ag!unlioddo lsaq a141
s,rajjo uejd sTg4 4e14 apnpuoa g4jEaH jujuaw
jo 4uaurlseda(l pue saDpuaS ueuinH jo a:)1j
-j0 'Lreld Iteaano a141 JO Marnar InjaaE:) uodCl ,
'2UTN
JOU13AOD pue 'sanrleluasaadag pue szo4euaS
ale1S sa:)TAjaS ueurnH jo a:)1jj0 a141 VivaH
le4uaIN jo 4uaurliedaa a141 '-)jueg pue-1 luaui
- UiaAOD 'ssey�I all 'luaurdolana(-1 pue sa141u
- nunuo:) JO a:)ljjo anlln3axg aql 01 Alapina pa
- 1nqu4sTp pue palulid axe ueld IEUTj }O saldo:) ,
-ITz)uno:) Ailj uoldurElpaoN all Aq PUP
az)sod jse j, asn-ay IElydsopl a4elS Aq panoid
-de klleuuoj sT jelldsoH a4e1S uolduiuq;ioN
roj UPId luaurdolanaQ pue asn -ay IEUid ,
ajlg a4j jo juowdolanaa pue
asn ajeWd pue ollgnd 41013 J0j
veld e4i jno Bultino :OpoU9og V 'Z
I
ment of the Northampton State Hospital.
• Mass Government Land Bank leases space
needed by Department of Mental Health in
Haskell Building and Main Complex at no
cost through January 1, 1985, and maintains
the Northampton State Hospital complex.
• Mass Government Land Bank begins site pre-
paration and begins to market various devel-
opment packages in Parcel V to potential pri-
vate developers (development packages de-
scribed in Section IV above). Private propo-
sals for the development of individual pack-
ages will be invited on a competitive basis.
Selection of individual development propo-
sals will be made with the benefit of local in-
put from the Local Advisory Committee.
• The City either 1) coordinates the marketing
of Parcel VII with the marketing activities of
the Land Bank, or Z) transfers Parcel VII to
the Land Bank for development.
• Government Land Bank makes final develop-
er selection after consultation with Local Ad-
visory Committee, and with City officials.
The Land Bank will negotiate final terms of
sale, and will transfer ownership of indivi-
dual packages to selected private developers
and firms.
• New mental health facilities completed on the
Memorial Complex parcel and all DMH fa-
cilities removed from the Haskell Building
and the Main Complex no later than January
1, 1985.
• City establishes a local EDIC to take respon-
sibility for managing and leasing incubator
space for small business and industry.
• Land Bank to transfer title and management
responsibility for certain portions of the site
— Parcels I, 11, III, and V — to appropriate
agencies as follows:
1. Community Gardens (Parcel B) to be
transferred to City of Northampton.
The Drumlin Area (Parcel I) to be perma-
nently protected either by placing preser-
vation restrictions in the deed prior to
transferring to the Land Bank, or by the
Land Bank formally agreeing (prior to re-
ceiving the Land) that it will transfer the
Drumlin area to the Northampton Conser-
vation Commission for permanent protec-
tion.
Parcel II to the City to be 'banked" for fu-
ture City use — as a site for a new school or
other public facility made necessary by the
impact of major new private development
on the former State Hospital property.
Parcel III, previously committed by the
state to the Northampton Recreation De-
partment.
5. Small portions of Parcel V not initially
developed privately, could be transferred
to the ERIC. This could either be in part of
the existing main complex, or in a new
building built elsewhere on the site.
• The Land Bank involvement in facilitating
the disposition and development of the
Northampton State Hospital property would
be completed within a period of 10 -15 years.
63
09010 VIN 'uo ;dLuuLl ;JoN
IIeH AID
Aj!.ioLljny auaurdolaAapaW uo ;dwieLIjJoN
aoaaaitQ 'Agdanlnl JalleM
(8£81 -685) 09010 VIN 'aaua3Old
sllOu>I Jaauold 06
Aalo3 IOUeajg
(0061 -685) 09010 VIN 'uoadLuELpJoN
laaJaS a4E ;s Z9
amaiumoD jo iagLupi4D uoiduirY.ION Ja;EaJD
J0433JlQ aATinaaxg 'Ja�IIeM IRed
(axpo - OSG9 -68S) 09010 VW 'uo4dumipJoN
133a1S 2ul>I 6G
�IIUIDN -f'ial=}ed
££1Z0 vw 'uo ;sog
asnoH aIe }S
JaAIp uqo j •uaS
EEIZO vw 'uoIsog
asnoH a }eIS
991 LUOON
312eN IuellllM -day
(1856 -9GE) E01IO VW 'Plal}lulJdS
paJjs aquas 511
aDljjo IEuol2ax -SSL l uJaisaM
auauidojaAa(j pue saTliunLUuio:)
3o aaTl}C) aApnaaxg
allallald JnII4JV
JaguzTN aniprV
(606Z-68S) 09010 VIII 'uoadureLPJON
asnoTl ;JnoJ
juauipedaQ ,9uluuEld •off •dLUEH
al,iog asioaq
(9E6 '066 -X Ixd 'OZ69 -985)
09010 VIN 'uojdtueLl}JON
palls 4sroo7
100q:)S tfSlH Ieuol4eaoA tPlLuS
uosuLlo[ ualldaaS
09010 vw 'aaUaIol,4
aAIJQ LUIJ2IId SE
AipnEq salxeLl:)
(9SSZ -68S) 09010 VW 'uoidLUeLP.ION
4aalls BUT)[ ££
aaTAaaS uoTsuaixg SueduroJ aJILlsdureH
uOISuu.MH J3SOU
(9598 —FBS) 09010 VW aaUalold
anIJQ -IOOJgaJDy 9ZT
ftquoglnV SulsnOH uo4dLUELP-ION `ueUuleLD
laagaH selSnoQ
(9580 -68S) 09010 VLSI 'uo4dLueTJON
aaeJJRI �IJed LPnOS OT
6 piuM 'JolllaunoJ Aq!D '21RID PIOJeH
(S6Z1-689) 09010 VW 'uo4duieLI ;JON
DAU(] aplsJaAtu 6£
juaplsaJd IpunoJ Ails 'Sgxlg Inud
(OOZZ -685) 09010 VW 'uojduregjiON
a2alloD g4llus
17H aS@IIOD
Buluuuld sndureD
JOJ 4uapls3Jd aTl} o; I Msissy 'play dIIITId
(E061 -685) ESOIO VIII 'spaa -1
pEOZI Spauua)l E91
PPE-1 443J3AH
09010 VW 'uo}dLUeLFJON
4a3J 4S Z)TgIOD 19
(UOTSSTLULUOD Ie3TJO4sTH
uoadLuegjJON) �IJeID uopJOD
(08GI -685) 09010 VW 'a:)uaJOld
uOJaslA /Llsrug oJd
Baaglqu;S aIJH
(OSOZ -68S) 09010 VLSI 'uo4dLuEg41ON
peog IIIH punoX 061
(Al!.ioglnV 2ulsnOH uojdLuugPON)
uosnuls euaJejN
(i6S X 'OOZZ -685) 09010 VIN 'uoidluelPJON
a2alloD gJILUS
auauijxedaQ 4UaLUUJaAOD
uosulgoU pleuoQ
(OE£Z-985) 09010 VW 'uoidurelPJON
JaaJJS Sul>I ZE6
uOT }eiodaoD UaSJouTIION
auapxsaJd 'JaueS aJagoU
3sn-3H Maims IVIIdSOH 31VIS .3U 33111WWOO
V9
Observer - Janet Gezork
Regional Coordinator for Housing
and Transportation for Region I
Northampton State Hospital
Massachusetts Department of
Mental Health
Northampton, MA 01060
Staff: Marcia Burrick, Administrative
Assistant to Mayor
David B. Musante, Jr.
Gene Bunnell, Director of
Planning and Development
Walter Murphy
lalai d ► [a] i •3
1. The advantages of open space preservation
to Smith College are documented in a re-
port: Land Use Study, Parcel VI, The
Northampton State Hospital Property,
Juster /Pope Associates, September 1980.
2. Proposal for the Use of Surplus Land of the
Northampton State Hospital, Northamp-
ton Planning Department, March 1975;
and Report of the State Hospital Group,
August 1979.
3. U.S. Soils Conservation Service, North -
hampton State Hospital, Surplus Land In-
terpretations, 1974; Curran Associates,
Inc., Study of Hampshire County House
of Corrections, Boring Logs, 1976.
4. Mass. Division of Employment Security.
5. U.S. Bureau of the Census, Final Popula-
tion and Housing Unit Counts, PH C
80 -V -23,
6. Lower Pioneer Valley Regional Planning
Commission, unpublished data.
7. C.A.C.I. Incorporated. These projections
were prepared for the Warren Company in
connection with the Hotel Northampton
Study and kindly supplied to this study by
them.
8. U.S. Bureau of the Census, Current
Population Reports, Series P25, November
324.
9. Massachusetts Executive Office of Commu-
nities and Development.
10. LPVRPC Annual Housing Needs Study.
11. U.S. Bureau of the Census, Annual Hous-
ing Survey, 1975, Springfield- Holyoke-
Chicopee Metropolitan Area, Series
H -170- 75-40.
65
SA-ION