Leeds Long Term Care Hampshire Park Master Plan & Dev Studies1
1
I
1
I
1
I
I
Hampshire Park
Schematic Master Plan Development Studies
Hampshire Council of Governments
Northampton, Massachusetts
Walter Cudnohufsky Associates
Landscape Architects and Planners
P.O. Box 489
Ashfield, MA 01330
413-628-4600 wcala@wcala.com
.i
Hampshire Park Master Plan
Introduction
developed for the Hampshire Council of Governments
The Hampshire Council of Governments, the sequel to Hampshire County, was created when the
Commonwealth of Massachusetts dissolved the 350 year -old system of county government. A
cooperative program of 20 communities, the Council (also referred to in this report as Hampshire
COG) provides a range of services intended to address vital common concerns that transcend
municipal boundaries and benefit from regional collaboration. These services include cooperative
purchasing, insurance, building inspection, grant writing, and emergency response preparedness.
Hampshire Care, the skilled nursing and rehabilitation facility located at Hampshire Park
formerly managed by Hampshire County, was transferred to the Council of Governments when the
County was abolished.
In May 2001, the Hampshire Council of Governments contacted a number of planning and design
firms in Western Massachusetts to solicit proposals for a public planning process to guide land use
decisions for property owned by the Council in Leeds. The 106 -acre parcel currently houses a long-
term health care facility (Hampshire Care) and leases land to a summer camp run by the
Hampshire Educational Collaborative (HEC) It was the vision of the Council that the site could
serve additional vital and under- served roles 'within the county.
A project governed by process as much as product, Hampshire COG was _interested in developing
pans that would identify appropriate uses, assess their compatibility with the existing long -term
care facility, anticipate site impacts, and engage the public. Alternative possibilities ranged from
protecting the site's natural resources and conservation value, to providing housing or services for
one or more needy populations within the county, to maximizing the revenue potential to
underwrite other Council of Governments programs.
The Hampshire Council of Governments hired Walter Cudnohufsky Associates (WCA) in August
2001 to provide planning and public facilitation services. The Human Services Committee of
Hampshire COG provided project oversight. Members of that committee. included Chair Harry
Brooks (Amherst, who replaced out -going chair Judi Guyette), Isaac BenEzra (Amherst), Michael
O'Brien (Easthampton), Martin Merrill (Granby), Joseph Kearns (Middlefield), Alma LaFrance
(Huntington), David Beaudin (Northampton, who replaced David Stevens), and Karla Stefansson
(Westhampton). Council Administrator Pennington Geis and Thomas Hanley, Director of Health
and Elder Services at Hampshire Care, provided invaluable guidance throughout the process.
The following report outlines the process involved, the criteria that evolved, and the
recommendations provided to Hampshire COG.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (1)
Hampshire Park
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
Hampshire Park is a 106 -acre parcel located off River Road in Leeds; just south of the
Northampton- Williamsburg town line, owned and managed by the Hampshire Council of
Governments. It is the home of Hampshire Care, a 120 -bed rehabilitation and skilled nursing
facility. The property consists of woodlands and fields, with steep embankments dropping to the
Mill River on the east and Day Brook to the west. Camp Hodgkins, a rustic camp with four cabins
and two common buildings, is leased by the Hampshire Educational Collaborative for a six-week
summer day camp. The only other buildings on the site are the former nurses' residence, abandoned
for nearly 30 years, and a two -car garage.
As part of a long -range planning process, the Hampshire Council of Governments is considering
additional uses for the site that
complement the current use,
serve regional needs, particularly for underserved populations,
protect the natural character and environmental integrity of the site,
are financially self sustaining and generate revenues to support on-
going Council of Government programs, and
do not have negative consequences for the surrounding neighborhood.
The Planning Process
Hampshire COG hired Walter Cudnohufsky Associates (WCA) as consultants to assist the Human
Services Committee of the Council of Governments in this long -range planning process. Mollie
Babize was project manager, and Walter Cudnohufsky the principal -in- charge. The planning
process involved a number of steps over an eight -month period from September 2001 through May
2002.
The consultants initially walked the entire property to assess its characteristics, assets and
constraints. They spoke with key personnel from Hampshire Care and the Council of Governments
about their ideas and visions for the property including Tom Hanley, Director of Health and Elder
Services at Hampshire Care; Pennington Geis, Council Administrator, and on several occasions the
above -named Councilors sitting on the Human Services Committee.
Planning, Housing, and Economic Development personnel from Northampton and Williamsburg
provided important information about zoning and subdivision regulations, as well as community
needs and development patterns in both communities. WCA reviewed the relevant Zoning Bylaws,
Subdivision Regulations, and Open Space Plans for Williamsburg and Northampton.
Early in the process, COG hosted a public meeting at Hampshire Care, and invited neighbors,
interested organizations, and other interested parties to walk around the site and express their
interests and concerns. A follow -up meeting was planned at the end of the contract to allow
interested citizens and potential site tenants to review the final recommendations.
An architect walked through the two primary buildings and provided Hampshire COG with a
brief preliminary report on rehabilitating and expanding those facilities.
Through meetings with the Human Services Committee, WCA compiled a list of potential users
and evaluated their compatibility with the site. A similar matrix assessed the compatibility of
several preferred uses on the site, should the site support more than one use.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (2)
Master Plan for Hampshire Park, Leeds, Massachusetts
From three preliminary schemes, the Committee selected preferred features of each, which
comprise the recommended master plan.
The findings at each of these steps are summarized in this report, which concludes with
recommended next steps the Council of Governments could take to realize this plan.
Section I: Site Assessment
Site Context
Current uses /structures:
Hampshire Council of Governments
Hampshire Park is located on a plateau overlooking River Road and the Mill River to the east,
and a wooded hillside sloping down to Day Brook on the west. Large residential lots abut the
property to the north in Williamsburg, and to the west and southwest in Leeds. Berkshire Electric
Cable Company owns two parcels which abut to the southeast, and through which a connection to
the city sewer runs.
The property lies halfway between the center of Leeds (with its mix of General Industrial,
Neighborhood Business, and Urban Residential zones), and a similar commercial /institutional/
residential intersection in Haydenville. Route 9 is the arterial route between these villages. River
Road somewhat parallels Route 9, and by contrast is narrow, winding, with little or no shoulder,
and close proximity to the Mill River. While the entrance is only a mile from the village centers of
Leeds and Haydenville, there is a distinctly rural character to this access. Single-family homes
along Audubon Road are increasingly upscale as one heads west.
The property has approximately 1600' of frontage along River Road. The primary entrance to the
site is at the southern most end of this frontage, up a steep (10% grade) and curving driveway with
a low profile sign at the entrance facing south. A secondary entrance from the north is a
continuation of Fort Hill Road in Williamsburg, a town road until the town line, where it becomes a
private drive on the property of Hampshire Park. Although the PVTA "Burgie Bullet" goes up
Route 9 to Haydenville, there is no public transportation to the site at this time.
The property is zoned Rural Residential with. a Watershed Protection District overlay along the
Mill River and Day Brook. Single family dwellings, accessory apartments, home offices, day care,
public or religious educational uses, agricultural and municipal uses are allowed by right. Multi-
unit homes are allowed only as part of a cluster or planned unit development by special permit.
Other uses allowed with a special permit from the Planning Board include assisted living
residences, nursing home, bed and breakfast, community center, private school, outdoor commercial
recreation, greenhouse, stable, and certain communications or utility facilities. General dimension
regulations stipulate 175' of frontage and 40,000 square foot lots for single family residences, 80,000
square feet for flag lots. Assisted living or nursing homes require 80,000 square feet and 3,000 square
feet per bedroom; the current 69- bedroom Hampshire Care facility, then, requires a minimum of 6.6
acres.
Hampshire Care, a three -wing, 120 -bed extended care facility with parking for approximately
90 cars, sits mid -site on a relatively level plateau.
Camp Hodgkins, a six-week summer camp run by the Hampshire Educational Collaborative for
special needs students from the region, is on the uppermost, northwest plateau; site includes four
cabins and two common buildings with swimming pool and utility shed.
A three -story former nurses' residence, located to the southwest of Hampshire Care and west of
the original site, was abandoned approximately 30 years ago, and remains boarded up.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (3)
ai
i
i
2
U I
N v riP"
l
shire C tire loct,s map
:scat ht4 P,*
the Wa psh1re CtSUndllfpf �ovem rents
Waiter cudnoi gfsky AAS cla s
Landscape Ar cts
ch�teabd Plann is
P. 0 6oX 469 AaI1 eld MA Ot b,.
4 629,4600
803 1000
north
71
7
Utilities:
Soils
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
A small two -car garage to the south of the central plateau is used for storage.
Extensive trails throughout the property are used by hikers and equestrians in the area.
The site is connected to Northampton's sewer systeth, :and gets its water from a 250,000 gallon water
tower (pumped from a Williamsburg well) that also hosts a Sprint communications antenna. All
indications are that the Council of Governments is fully responsible for any upgrade and for
determining the capacity of existing lines to service additional users. As development plans become
more specific, COG should hire an engineer to investigate the utility needs of the site and
associated costs.
Sewer: City of Northampton Engineering Department has very little information on the
Hampshire Park sewer line, other than a "throw away" drawing by Don Miner of Huntley
Associates, drawn in 1967 for Berkshire Cable Company. This plan shows the easement across BCC
land "to inhabitants of Hampshire County, Book 1369, Page 320." Another drawing shows the end
of the City sewer on BCC land, with a line going off at an angle suggesting a 6" pipe up to
Hampshire Care. The sewer line from the manhole on BCC land is private rather than City sewer,
so the City has no more information on it.
Capacity isn't a problem since, in addition to the old Northampton sewer line into which the
current pipe connects, Williamsburg has a very large (perhaps 20 line along River Road. Any
future sewer connections that the Council of Governments might want to make could be hooked into
that line. Improvements to the line on Hampshire Park property would be at the expense of the
Council of Governments.
Water: Northampton Water Department (Charles Borowski) has no information at all about the
water tank at Hampshire Park. The City does not guarantee water pressure above 320' in elevation
anywhere in the City.
Walter "Sam Kellogg, the chair of the Water and Sewer Commission in Williamsburg,
indicated that the tank is supplied by the South Street well, and while it is tied into the
Williamsburg water line, it does not serve any properties in that town. It does -help to stabilize the
water pressure for the other two tanks (which are at a higher elevation than the COG tank) in the
event of a heavy draw such as a fire. The tank, he estimates, holds 250,000 gallons, and needs to
have the inner lining refinished every few years. Since it is owned by Hampshire COG, they
should have an engineer look at it to evaluate the capacity for additional users. Kellogg suggested
that Dave Pinsky at Tighe and Bond in Westfield might have additional information on this, since
he provides engineering services to Williamsburg.
A seasonal high water table, steeper slopes, frost action and predominance of stones throughout the
site present moderate challenges for development:
Paxton soils, which dominate the site, are stony and very stony fine sandy loam; deep, well
drained, acidic; with a seasonally perched high water table. These soils are rated by the
Natural Resources Conservation Service as good for woodland wildlife habitat, but poor for
open or wetland wildlife. The more level slopes on which these soils are located do not present
constraints for development.
Ridgebury soils, which are located in three isolated pockets on the site, are deep and poorly
drained. These soils present severe constraints for development and woodland management, due
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (4)
1=11•11====0;111
on Kt cot OG 0
W. V/5 7 A 1
1s/7A IS' 77/y
i \--,7
1
\--A
woo elomoefeDm 009V-979
OEM V14 'PlaULIW 684 x0a *0
snuueld pue SPe411.13.ly adenputi
SaleposSV A>pinyoUppo Ja41eM
:12.....1\. N.
NN ...,:iz:: ill
S S. °11'.. ::"....'.r..'''::: ....'N'S
ii I
_,..,47::.____7__
-e aft imet4s.
"1-....,_::. z_...6.,
4rAt
0
u i- 3 1
lo
--r
4 -v--,
r t ei,, N, r.r2-.......-......'
02 I I
1
N.
I r
"N 1
1
S A
N
..N.... N.... ......'N 1
......0,. N
i i f
s4uawuJanop jo H pUno3 amiisdweH jo
s4.1asnipesseini 'Spa
dO
aJeD a.ilLisdLueH
ueid Ja4sew
N
,4 17
,7(‘11 oP.r
IV.
Opt
0..."vroV/
a
OL Ot1 001 Of 0
w elepm 0090- 8Z9
OEETO VW 'PIeU4 68b xoa '0 'd
sJeuueid pue spaaIgDJV edeDspue1
salepossv Ajsjnyoupno Ja4lem
quawuaanop Jo 11DunoJ aaiysdweH al.P Jo Azladwd
sigasngJessew 'spaa�
aJeD apmsdWeH
ueid Je sew
Q t0 dJ T
yak /b/ 77
er�t:�ry
1
Slopes
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
to wetness. Seedlings have a high mortality and trees are subject to wind throw. Ridgebury
soils are at the northwest corner along Day Brook, at the northern property line immediately
west of Fort Hill access, and in the southeast corner of the site where slopes are flattest.
Streams and drainage ways run diagonally northeast to southwest. In places, seasonal water
flow has eroded deep channels in the soils, particularly to the southwest of the site. These
rocky drainage ways should be kept open to allow: seasonal runoff. The most serious erosion
occurs on the embankment above the entrance drive, where apparently a drainage swale above
the drive ends, dumping water at the top of the slope. The City has begun to take measures to
reinforce the bottom of this gully with stone riprap, but measures must be taken to address the
drainage at its source by diverting the water in sheet drainage or installing a piped system to
carry the water off site.
Steep slopes (greater than 15 cover nearly a quarter of the site, dropping from the central
plateau down to streams along the east and west property lines. These slopes are a major part of
the site's natural character and, as such, present both the greatest challenge and the highest
value for the site. The site slopes more gently to the south, which leads (through a private
parcel) to Audubon Road.
The dramatic 150' change in elevation goes from a high of more than 520' (at the northwest
plateau) to 370' near the end of the drive on River Road.
Development currently sits on the most level higher land (Camp Hodgkins and Hampshire
Care).
The main access drive climbs the eastern hillside at a relatively consistent grade of 10 This
exceeds the Northampton subdivision standards for roads. Regrading this drive to meet the
maximum grade of 8% for a public way (a(cording to the City's current subdivision regulations)
would essentially destroy the hillside and most of its vegetation. Major work would be
required to stabilize the steeper side slopes that would result.
Flatter lands abut the site to the north and south; potential access through those properties
would require involvement of private owners and substantial road system out to existing town
roads.
The high elevation of the property makes views to the east a potential site asset. Also, the
City of Northampton has identified the water tower as a possible location for additional
communication towers given its elevation.
Vegetation
Diverse woodlands surround the built site. The property was last logged in 1983, and a 1989 Forest
Management Plan from Bay State Forestry Services is on file as part of a Chapter 61 listing for 88.6
of the 106.7 acres (18 acres excluded for the built and open portions of the site).
The steep slopes on the western quarter of the property are characterized by a mature white
pine canopy with underlying mountain laurel. This is a spectacular region with trails
paralleling contours at the top of the slope.
The flatter region along the northern property line is dryer and also includes a rich pine /oak
community.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (5)
Master Plan for Hampshire Park, Leeds, Massachusetts
The southern region is wetter and flatter, with more hemlocks and black birch. Some mature
(20 -24 red oaks remain on the knoll overlooking the entrance drive, with hickory, cherry,
maple and birch saplings as well as young white pine coming up. A thicket of mountain laurel
extends from the power line.
A number of huge old maples, perhaps remnants of pasture use, are located in the south. An
area close to the southern property line is evidently a well -used deeryard, with a protective
hemlock canopy.
The forester recommended another harvest of oaks early in the next management period, years
2000 -2005. However, any harvesting should be evaluated against long -range plans, since these red
oaks are significant to the character of the site and are an aesthetic and ecological resource.
Site Assets
Site Constraints
Hampshire Council of Governments
A diverse landscape, enhanced by steep slopes and extensive woodlands, feels secluded and
protected.
A substantial amount of undeveloped land provides passive recreational use to the community
and considerable wildlife benefit.
The landscape is dramatic and diverse, providing contrasting elements of flat and steep,
wooded and open, wet and dry.
The primary current use is viable and suited to the site; the site lends itself to self contained
and quiet use.
The property is remote and secluded —a rural retreat within city limits.
One can get close to nature trails throughout site follow contours and are easily accessible.
Some handsome woodland communities delight the eye: mature white pine with mountain
laurel understory on west facing slopes; mature red oak with young pine /laurel understory;
Streams on both sides add environmental as well as aesthetic value.
Camp Hodgkins serves a unique community, providing disabled children the ability to get out
into nature in a protected setting, and have challenging experiences (e.g., ropes course and log
swing) they would not otherwise enjoy.
The water tower is income producing, with space leased to Sprint and the potential for
additional transmissions.
The site is currently served by water and sewer.
The property is located between industrial and high -end residential zones, and close to two
villages, where a mix of zoning districts increases the flexibility of options for Hampshire
Park.
The same characteristics that establish a "sense of place" —steep hillsides, rock woodlands,
streams and wetlands —also hinder access and limit development, and establish a sometimes
unwanted feeling of remoteness.
The existing structures dominate the most developable land.
Development is limited by wet, steep, and stony soils.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (6)
ioo a, co, a ..p
r�
AP
tuarele0m4eleiM 0094.OZ9•ET6
OEETDVW'pleU4Fb 684x0g'0'd
saeuueld Pue s}eeaIL 4y ede�spue1
seaeloossv A>s;nyoupno Jaalem
iUaw W8A0j ;0 IlDUnO as 5dwa a� 0
t4 H ip 3 k iado -ld
si.}asnypesseW'spee�
°.II eD ea I q sd E.H
„Y,
w Isaw
n.vim,eu„�a,r.,•
I
I
i i lly l 0
C
1 ooLL I i 'C
I
I 1 y6
,I ,yam
sood
I i1_ O
n.0 t- I \\I a i�� d j
4-Cr—rfi I ri--/ i '7"/
1 _e --L i I I/ I 1 l I I w
0 I r 4\ 1 1. I
s Q/ I I ..I C� 1 pU I 1 A
I
'r' r 1 t
j t......3/ II 2:1 1\ 11 1 41./ I i
r
t
--4.vervig .4 ci"... :1"-!”.
I �L DC
I
.1
1
i
l'
N .1
4,. 11 1
I i•I\ A 1 0
.t. N
-_....._A.,
y
--1. .1
01
r.,...
1. \i/
,\:'4• s c ".:%,,X'
li 1 r-<___
In I
4) 7 I v
cc o
1-• A I
A, SI C i I
i.
o 3
3 I—
7 1' 'ls
1.
N
I t 4 c s
i I I
i
Y'
0 IV I 1
—•t' 1 E=Iii
r
L. I as I
t i
,o:•
1
m olosrd
?•Alf,6.1.4;,P.;11-.: '••/,4771\-77:11;7::::
s
1
°O\
1
4
cn
I
8••
vi
-7,n
===1
Buildable Areas
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
Access from River Road is difficult and perceived to be hazardous in winter: steep, shady,
poorly drained, and therefore occasionally icy. Access via Fort Hill is a public way in
.:I Haydenville, but the road is narrow, with sharp curves and little or no setback to some of the
oldest houses, so it is unlikely this road could be easily straightened or widened.
r i
The lack of public transportation might limit certain uses, or require all residents or tenants to
bring cars or vans onto the site.
The visibility of the site is limited; there is no "street presence." It is not well known, and is
difficult to find. There is a sense that residents may be forgotten, and that doctors would rather
refer patients to facilities closer to the hospital. This perception of remoteness may limit
possible tenants.
r l Some potential hazards remain from earlier development: an unfenced abandoned pool, the
i abandoned nurses quarters, settling basins and drop inlets from old septic system. Are there
medical wastes?
Some abutters may object to anything but open space use, since that is what they are accustomed
to using.
VIRTUALLY EVERY ASSET IS A CONSTRAINT: All those characteristics that contribute to
the sites unique "sense of place steep hillsides, streams and wetlands, rocky woodlands —also
limit potential development.
Excluding the steeper slopes, wetlands, watershed overlay zones and drainage ways, there remain
approximately sixty acres of buildable land at Hampshire Park. Of the sixty, approximately ten
acres are currently committed to the Hampshire Care facility and related parking.
Zone 1:
Approximately 25 acres at the northern quarter of the property, wrapping around Hampshire
Care from Camp Hodgkins to the east of the drive from Fort Hill Road. This area is dry
uplands, with level to moderate slopes. Good access via. Fort Hill Road. Well buffered to east
and west and most easily developed.
Constraints:
Impact on the camp; hardwood /laurel community; entrance is from Fort Hill which is
inadequate for heavy traffic; uncertain future of land to the north; approach is to the utility
end of Hampshire Care.
Zone 2:
Just over 10 acres to the southwest of Hampshire Care; includes the land around the former
nurses' quarters. Level to moderate slopes; on a dry ridge; includes cleared field (former site of
the sanatorium) and less remarkable woods; clear change in grade defines the outer perimeter;
good access to trails and woodlands; existing drive proyides access. Building on previously
disturbed land in part.
Constraints:
Northern end very close to the nursing home, possible conflicts there; water tower is highly
visible; need to demolish or rehab nurses residence (could be seen as an asset).
Zone 3:
Nearly 14 acres to the southeast of Hampshire Care; level woodlands, served by sewer line
from Berkshire Cable to Hampshire Care; possible link with land to the south for access.
Access via existing drive from River Road, and overlooks it to possible good views to east. Some
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (7)
civawthianop Jo Hounoj a-titisdweH 9'44 Jo A.T.iadoid
s4.iesmidessew ispeei
aJeD aileisdweH
seaJe anepitnq ueid Je4sew
.00i 7,5 t. ci".
.,--,-,.i. si
•••••■■•••,/,/,...esuee
rAn• Ye.IV .....1
a w
„....„,.....„-.4„,„.,...si,..!
0 CU WI OG 0
ellvelllii
VIP
00 I 02)01133M. 0094
OEETO VW 'PID11 681 X '0 'd
snuueld pue spallip.sv adeospuel
se4epoSSy /01sjnyOUpilD .1alleffi
5,
SC
3
0
3
i ,i w'P/ --"-s
N
I, '1 ir1. s, ---___L.......
7
I/ 1/ 1 j Ns
t 1/ N
l•
A
I I
I
I
l
1 7
1 I
1 1
I
t
-4 -.,?•,',4,
1
Y'::•;:*1:4!'
I.
1
.1
I
I-- I
11
A ,e Z
i
11
�j
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
mature 20 -24" red oaks throughout could be highlighted. Lots of young growth of white pine,
huge masses of mountain laurel.
Constraints:
Some wet pockets (subject to blowdowns, may limit cellars); uncertain future of land to south;
sewer line bisects this zone.
Conservation land:
Includes slopes over 15 drainage ways and wetter soils, old sewer settling basins, and areas
identified as potential wildlife habitat. Includes many trails throughout the site linking built
lands to streams as well as properties to the south and north. Overall site is embraced by
wooded hillsides, has a feeling of enclosure and being apart from the rest of the city.
Section II: Program Development
Before considering further development of the property, consultants asked the Human Services
Committee and HCOG staff, Why should the Council of Governments continue to own this
property? Would Hampshire COG be better served by selling the land and investing the money in
other programs? The response was unequivocal.
Hampshire Care is a model of excellent public medical care, provided by a government agency.
It provides excellent care for 120 patients, and sets a standard that can be emulated. It is not a
big box facility.
Hampshire Care is a significant employer in the region: there is little turnover in staffing,
which provides consistency and therefore a better quality of services to the patients. In that
way it is a model as well.
Hampshire Care is a financial asset that helps to support the survival of other HCOG
programs and services, and is one of the few assets left within regional ownership when the
State disbanded the county system.
The land is in public hands, and COG holds it in the public interest. HCOG is the only region
wide public organization with the capacity to manage it.
Hampshire Park provides a concrete, tangible, symbolic presence for HCOG; it helps to
establish the identity of the Council. As one Councilor said, this is a 350 year -old institution
built by citizen investment; it is up to COG to protect the regional services that had been
provided by Hampshire County before the state disbanded the county system.
The potential for increasing the value of this asset is a high priority, as articulated by Pennington
Geis and Tom Hanley in an early conversation. Asked what in particular excited them about this
project, their comments included the following:
We have the opportunity to create something wonderful —a mix of uses that can take
advantage of the services already on site, such as laundry, housekeeping, and maintenance.
We could provide housing opportunities for the working poor, people who can't otherwise
afford to buy a house. Housing could be allocated for nurses' aides and single moms, or those
with a dependent parent. In Penny's words, the site could "provide dignified living for those
who are disenfranchised."
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (8)
Master Plan for Hampshire Park, Leeds, Massachusetts
The site could provide a healthy living alternative for those who need additional services, but
who also would appreciate living in a more rural setting. Retirement co- housing? Methodist
summer camp model? e.g., Laurel Park, Oak Bluffs. But the project must at least pay for itself.
(More expensive senior housing developments, such as Applewood and Lathrop Homes, are
drawing the more affluent residents who could otherwise help subsidize more affordable
options. This fact makes alternative senior developments less economically viable.)
The site could also house an ambulance service for surrounding hilltowns. This is a real need,
since ambulance service in outlying areas is falling apart.
We need to find a way to make this somewhat remote site a destination, perhaps by locating an
attractive restaurant or other unique amenity on site. What could provide both day and evening
interest, be compatible with existing uses, and draw people?
The site could provide work opportunities as well as housing for the region. Consider it a
village, with mixed uses. Perhaps an artists' colony with display space. A park or recreation
facility.
In short, when given the opportunity to expand their thoughts about the site, the ideas kept
building one on another, with an increasing level of excitement. The potential of the property, and
in particular its unique character within the City of Northampton, is great.
General guidelines
Concerns:
Hampshire Council of Governments
The Council of Governments had been approached by several groups, asking about the possibility of
building on the site. In fact, it was this interest that prompted the COG to undertake a master
planning process. The primary goal for the Council of Governments is to establish a strong basis for
decision- making, so choices and decisions are not made in a piecemeal fashion. Underlying all
planning for the site are several key guidelines:
It is essential to keep the options open for the future.
The Hampshire Care building image and function must be competitive in the market for
extended care, since this is the primary purpose of this site.
Long -term planning should consider alternative property expansions, trades and access; don't be
limited by the existing property boundaries.
Avoid the human tendency to immediately fill up out -of -door space (a perceived vacuum); the
"highest and best" use is rarely the most densely developed; give equal weight to the natural
resources on site.
The Hampshire Care building is approaching obsolescence. Because it is no longer a "state -of-
the -art" facility, it is not fully competitive in the market. Even as COG considers retrofitting
the existing building to serve another 15 -30 years, they must simultaneously plan for a new
building (perhaps in a new location).
The location feels isolated to many people. It is distant from a downtown area; there is no
nearby commercial center. That will limit the number of users who would consider locating
here, and may also limit the resident (client) population.
COG does not want to encourage any new development that would either destroy the character
of the site or have any negative impact on the "anchor" use, Hampshire Care.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (9)
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
Any new development or tenant on the property must be at least self- sufficient and help to
generate revenues for the Council. In any case, it must not be a cash "sink." The initial
investment in new infrastructure may be too high to recover with the kinds of uses preferred by
the Council.
There was some concern that by retaining ownership of the land, options for attracting new users
might be limited. Many organizations would prefer'to own rather than lease land.
On the other hand, some councilors expressed concern that the land was not valued highly
enough, and that the Council would squander either the land or the public opportunity it
represents.
Dilemmas facing HCOG:
The most attractive site assets are also the most severe development constraints.
The existing building significantly influences the remaining developable land, both in terms of
its use as a nursing home and its size and physical presence on the site.
COG's mission to serve public needs is at odds with the desire to find uses and tenants that can
generate a significant income, or at a minimum cover their own costs.
Similarly, COG's mission to serve regional needs may conflict with Northampton's priorities
for this (and other non profit) properties. The uses allowed by right (housing, education) are
not generally desired by the City.
Differences in priorities (within the Human Services Committee, between Northampton and
the Council, as well as between various communities within the region) create political tensions
that need to be addressed if not resolved.
Opening the site to further public use may create significant pressures on the site.
This site might not be the best long -range location for a competitive, state -of- the -art, extended
care facility. Investing in the property and in the building must be weighed against finding
another location more suitable to the long-term needs of Hampshire Care.
The most compatible or desirable shared uses might need a site with higher visibility.
The infrastructure needs of the most desired uses (public transportation, water and sewer, better
roadway access) might outpace the revenues generated by those uses.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (10)
;l
Section III: Possible. Uses for Hampshire Park
Conventional Single Family Subdivision:
Any development of this site must be first assessed against residential development allowed by
right in the Northampton Zoning Bylaw. Thus, WCA provided a conceptual design of a single
family subdivision that meets current zoning requirements, but also respects those natural areas
that the Council of Governments wants to protect. The plan also assumes the existing Hampshire
Care facility remains on site, with the new expansion for Hospice.
This scheme shows conventional development limited to the "buildable" zones, resulting in 40
residential lots (averaging one acre with 175' frontage). More might be possible with reduced
frontage "flag lots" and using some of the steeper slopes to meet minimum acreage for house lots.
Of the 8400' in roadway required by this development, approximately 5000' builds on existing ways
(including entry drives). However, the existing entrance off River Road exceeds the 8% maximum
currently required by Northampton Subdivision Regulations, and thus would have to be a private
way. The City is unlikely to provide a waiver from that requirement.
Schematic subdivision plan showing:
Ti 740 house lots
no -build zones within lots
conservation land
oat Hampshire Care with
Hospice wing entrance
A rough estimation of the development costs and potential revenues from such a plan convinced the
Human Services Committee that any such short -term solution was not in the best long -term interests
of the Council of Government. The capital realized from such a venture (approximately $1 -1.2
million net) was not the best use of the asset, and certainly not in the best service of regional or
neighborhood interest.
Walter Cudnohufsky Associates, Ashfield, MA 01330
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
20 June 2002 (11)
Mixed -Use Development
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
The Human Services Committee then moved on to discuss possible uses and tenants to share the
Hampshire Park property. First consideration went to the existing facility and its upgrade. The
State believes there is a surplus of beds at this point, but recognizes the need to upgrade facilities.
If they grant a "determination of need," the state will, reimburse 70% of renovation expenses.
Renovation of the current facility could include an expanded entrance with courtyard, moving
administrative offices to the new front, and opening up the central hub of the building to provide
expanded and more pleasant resident common spaces.
Secondly, VNA Hospice, through Hampshire Care, has received a grant of $450,000 to build a wing
for hospice patients. Their desire for a stand -alone facility is not economically feasible. This wing
would probably have its own entrance and parking, as a way of maintaining separation from the
rest of the Hampshire Care facility.
Ideas for other uses of the site were generated in a free wheeling discussion session facilitated by
the consultants. Some ideas included:
Expansion of medical care to include day care facilities, out patient services, assisted living
facilities, more independent units with options to move into greater care.
A wide range of housing options, including: elderly housing community, independent to assisted
living to nursing home; market rate homes (sell off lots for high end homes and use the capital
to underwrite services); low or middle income housing. The idea of an intergenerational mix of
residents was proposed.
Education: Hilltown Community Charter School has expressed a strong interest in the
property, and two other schools were in touch with COG about the site.
Museum, or archives, or underground storage facility
Pet cemetery, memorial wall
Human cemetery and crematory
Arboretum
Retreat center and spa, with accompanying cross country trails, health club, sports facility,
equestrian center, or perhaps an addiction withdrawal center; health and healing services
Conference center, perhaps part of the Five College Community— associated classroom space,
environmental center
Regional ambulance service
Wind power farm, or location for communication towers
Discussing possible uses also elicited a list of what could be ruled out:
No "big box" commercial uses such as Wal -Mart (although some smaller retail might be
appropriate if a residential neighborhood is built here).
No noxious industry, or any use that would generate noise, dirt, light or other pollution.
No excessively tall structures
After considering a wide range of options (the fuller list, included in the appendix, groups possible
uses for housing, commercial ventures, resource -based businesses, recreational uses, and educational
organizations), consultants narrowed the categories to four:
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (12)
Evaluation criteria
the impact on abutters and the Ledds neighborhood.
Public Meeting
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
housing (specifically a planned unit development such as co- housing)
education
medical campus
expanded camp.
These options were then rated according to ten evaluation criteria.
The Human Services Committee ranked the ten evaluation criteria according to those impacts they
felt were the most significant to consider. Of primary importance were the following:
Compatibility with the existing use (Hampshire Care)
Impact on the land (and a desire to protect natural resources)
Future flexibility (both economically and in terms of land use for Hampshire COG)
Income potential (possible revenues generated for the Council)
Perceived needs (vis a vis COG's mission to serve underserved communities in the region)
Secondary or supporting criteria also influenced the Committee's thinking, but were considered to
have a lower priority. These included:
infrastructure needs (transportation, water and sewer, etc)
market and political climate (the ability to sell this idea to potential tenants as well as
permitting authorities)
zoning (what is currently allowed either by'right or by special permit)
transportation impact (both the need for public transportation, and the potential increase in
traffic and its impact on River Road), and
(A copy of this final matrix, with brief comments, is included in Appendix A3)
Having completed its initial assessment of the options for this property, Hampshire COG opened
up the discussion to the public. On October 21st, 2001, approximately 40 people attended an open
meeting on the grounds of Hampshire Care. The participants in this public forum were a self
selected group, which may have limited the diversity of opinions. Parents from the Hilltown
Community Charter School, representatives of the Solomon Schechter Day School, a
representative of the Hampshire Educational Collaborative, abutters and nearby residents in
Leeds, and several family members of people formerly cared for at Hampshire Care were among
the participants. Seven or eight Councilors participated for all or part of the forum.
Walt Cudnohufsky and Tom Hanley led participants on a walk through the woods, to Camp
Hodgkins, over to the western embankment and back to the Activities Room at Hampshire Care.
For most, this was the first time they had seen the larger property. Following a presentation of the
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (13)
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
site analysis by Mollie Babize, the consultants facilitated a discussion among participants about
their preferences, concerns and hopes for the site.
There were strong themes that ran through the discussion. Participants indicated their priority
recommendations by placing red stickers next to those comments, listed on newsprint sheets, that
were recorded during the two -hour discussion period. These give Hampshire Council of
Governments a strong mandate with which to determine.future uses of the land surrounding the
long -term care facility.
This site is dedicated to healing. The current use as an affordable, long -term, skilled nursing
facility is highly valued, and the surrounding landscape contributes to the healing nature of
the site. Other uses that complement and expand the mission of health and healing are
recommended.
Environmental protection and education are a high priority. Protecting the exquisite character
of the site —its diverse woodlands, the network of trails, wildlife habitat—and finding ways
to increase environmental educational on the site are important goals for this group of
participants. Exploring ways to incorporate nature in the use of the site through workshops,
an environmental education center, outdoor classrooms, expanded trail use, educational
camp should be a part of the master plan.
Use the site to build community. Uses should integrate otherwise alienated portions of the
community— particularly the elderly and children. Those uses that bring people together
across generations are especially desired. Community gardens, educational workshops,
outreach and community service are some ways this cross fertilization might happen.
Continue to serve the underserved. The long history of serving those otherwise overlooked is an
on -going mission this site should continue to address. Whether continuing to provide an
experience in nature for disabled children who otherwise never get to camp, or providing
affordable services to adults and elders nursing care, day care, therapeutic gardens, etc. —this
mandate should shape future decisions.
Look for ways to share facilities and the larger site. Multiple uses health, recreation,
education, meditation —will enhance the site and benefit the users. Investigate the most
complementary use of services, buildings, and programs.
The most clearly articulated and repeated concern has to do with site access, again not a surprise to
Hampshire Council of Governments. The fact that the primary access road is steep and icy in
winter, the secondary "back door" entrance is narrow, winding, and steep, and River Road is not
designed for heavy traffic indicate that public transportation will be an important component of
any master plan. This will have the additional advantage of limited the amount of parking
required on the site, which will help minimize the development footprint and protect the natural
resources on site.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (14)
tl
Section IV: Master Plan Proposal
Development Criteria
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
After several iterations, a more clearly defined list of development criteria evolved.
The uses should be compatible with and/or grow from the existing use of Hampshire Care.
(Compatibility with the proposed Hospice wing is included as a part of this goal.) Any new
use should not be obtrusive to the central facilities or uses as an extended care nursing home.
Reserve room to expand the current facility in the future. Consider future upgrade requirements
to keep services competitive. Consider as well what the ideal nursing home will look like in
20 -30 years and where it would be located.
Emphasize lease over sale of land.
Since ownership of this property represents a long -range investment for the Council, explore
ways to make long -term leaseholds attractive to potential tenants rather than giving up
ownership and therefore control of the land.
Development must be sensitive to the ecology and aesthetics of the site.
Employ sustainable development principles:
Reduce or limit the footprint, limit the area of disturbance (cluster buildings,
surround developed pockets with open space /woodlands)
Identify and permanently protect ecologically significant areas (wetlands,
floodplain, watershed, steeper slopes, significant woodland communities,
rare /endangered species, habitat, etc.)
Limit the impact of automobile (share parking areas, provide public transportation,
encourage alternative means of transportation)
Design energy- efficient buildings (use local materials, combine uses, provide good solar
access, etc.)
Maximize the value of this asset, and protect future flexibility.
The ideal tenant will generate a profit, in addition to supporting their own operations. Set
aside a portion of the developable'land for future generations, so they might determine the best
use at that time. Development now should not preclude future possibilities. Retain
alternatives for building a new Hampshire Care facility, both on this property and elsewhere.
Limit the fiscal impact on Northampton.
Since financial concerns seem to underlie the more serious political objections to certain uses on
the Hampshire Park property, find ways to ameliorate the fiscal impact or even generate
revenue for the City.
Protect HEC's use of the campground.
Retain the remote and rustic character of that upper plateau. Allow room for possible
expansion of HEC's use to include training facilities, parking. Renegotiate the lease when it
expires to reflect more appropriately the value of this land.
Use the site to serve the needs of those not met in the private marketplace.
HCOG serves as a model for community service. Regional (county -wide) needs should be
addressed, not just those of immediate municipalities. The uses of this site should contribute to
the overall quality of public life.
Encourage uses that are not constrained by the remote nature of the site.
Seek those agencies, organizations or uses that embrace a rural setting rather than those that
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (15)
C, 2
Campus Concept
Master Plan for Hampshire Park, Leeds, Massachusetts
require or benefit from more urban services. However, consider the users' need for access,
visibility and public transportation.
Respect neighborhood wishes and the integrity of the site.
Look to Williamsburg as well as Northampton when considering impact. Consider the
potential of adjoining parcels for access, as well as their future uses. Seek collaboration when
improving access or utilities, designing trails, considering linkages of all sorts.
Mixed uses should be considered if they provide mutual benefit.
Multiple users on site could reinforce, supplement services provided as well as
share costs for infrastructure and site improvements.
Exclude uses that require rezoning.
Minimize the extent to which special permits must be obtained.
Concentrate on uses allowed by the Northampton Zoning Bylaws.
Perhaps the most exciting concept for the development of Hampshire Park that evolved from the
Committee's discussions is that of an intergenerational campus. The primary mission would be to
serve the present and future needs of the Senior Community, but would also include affordable
multi- generational housing, spaces for active recreation, and income- producing projects to make the
entire project self sustaining. The idea of providing housing for present and future employees at
Hampshire Care is particularly attractive.
The potential for a whole series of partnerships —for housing, education, outpatient care, and
recreation brings a vitality and quality of life to Hampshire Care.
WCA explored different options for accommodating this complementary mix of uses on the site,
each of which seemed to fit the respective buildable zones quite nicely.
Walter Cudnohufsky Associates, Ashfield, MA 01330
Hampshire Council of Governments
L t
ra
u
:"6 2
x
CA 1 Z
t 1041
20 June 2002 (16)
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
Central Identity,:
The core identity of the site remains Hampshire Care. Assuming it will remain on site for at
least the next two decades, any upgrade in facility or expansion of services will remain at the
center of the site. If additional land is needed for expansion, the most suitable location is due
east of the current facility across the primary access road.
Village Center and Common:
A central green or common welcomes visitors and provides a focal point for residents. As with
any village common, this space must remain open and flexible for gatherings, outdoor
celebrations, informal recreation, and some limited parking around the periphery. If
additional development on the site requires some limited retail and a bus stop, an acre lying
northeast of the common could be designated. This would also be convenient for any housing
located just to the south.
Housing:
A Planned Unit Development, much of it devoted to affordable units, would be located on the
land lying between the access drive and the property line to the south. If clustered, this area
would remain largely wooded, with pockets of land immediately southeast of the clustered
units opened for sun. This zone is closest to the road, and no extension of the sewer line is
necessary. Homes would be removed from the other uses and suitably private, and would have
the least impact on the rest of the site. Some good, views to the east are possible with careful
siting. If the land to the south were ever developed, this pocket of housing could be connected to
them with a subdivision road.
Education:
The level area west of the common, including the sites of the former sanitorium and nurses
residence, is an ideal location for a school. The structure itself would be placed at the extreme
southern point, where classrooms open to woodlands to the west and south and fields to the
east. Students have access to trails without crossing any roads or drives. The cleared and level
green is dedicated to recreational fields, expanding the sense of common. The residents at
Hampshire Care can passively enjoy the recreational uses of the common and fields, while not
being encroached upon by the school itself. Parking could be shared between the school needs
and those of Hampshire Care, provided peak hours do not coincide.
Environmental Camp /Center:
The current camp remains in place, with the possibility of expanding its use as an
environmental center. A good buffer should remain between this zone and the extended care
facility to preserve its sense of remoteness. Opportunities exist to share facilities, program and
constituents with a school. Housing, education, and camp are embraced by a significant amount
of open space, with trails linking the various built sites and connecting to Day Brook and the
wider network of trails surrounding the site, which similarly buffers the uses from adjacent
properties.
Alternative Schemes:
The alternative schemes build on previous work and feedback from the committee and public:
The site assessment indicated three areas with the least constraints for building, shown in a
bubble diagram. The schemes restrict development to portions of those buildable zones.
The preferred uses grew out of conversations with the Human Services Committee and the
public at the meeting on October 2lst. Those uses that also had potential developers— those
organizations who had expressed interest in the site —were considered priorities.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (17)
Shared Characteristics:
The three alternative schemes are reproduced in the Appendix (A4) along with a description of the
opportunities and concerns each raises. However, certain design features are common to all three
schemes:
The road (or rather, drive) alignment generally follows the circulation pattern that exists
currently on site. In particular, the access drives retain their essential layout.
The drives circumscribe an open common or commons, which become the heart of the new
"campus."
The southwestern end of this common, currently the open lawn where the original sanatorium
was located, is reserved as playing field for the school.
The school is at the southern or western edge of the field, at the break in the slope and edge of
woods. Parking required by zoning for the nursing home and the school is extensive, and would
be accommodated by shared use (subject to Planning Board approval).
f t
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
The compatibility matrix" handed out at the January meeting of this committee indicated
how well the preferred uses complement each other. Because of this compatibility, and because
certain uses fit most comfortably in separate zones, each scheme shows a mix of uses rather than
having one scheme focus on housing, another on education, and the third on environmental
protection.
Housing is located on the northern half of Building Zone 3, where it enjoys a certain separation
from the other uses on site.
A small retail or commercial node is located at the northeastern end of the common, at the
primary intersection of drives. This node might include a laundromat, a small shop with
sundries, and a bus stop.
In two schemes, no development is shown within Building Zone 1, which wraps around the
Hampshire Care building to north and east, and is the'location of Camp Hodgkins. (One
scheme shows an environmental c sharing the campsite.) This zone can be reserved for
future development, and in particular could allow expansion or rebuilding of the nursing home
itself.
Overall development of the site (including the ten acres currently used by Hampshire Care and
its associated parking and drives) is between 25 and 30 acres. This reserves approximately 20
developable acres for future use.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (18)
7 I
1
:1
Preferred scheme:
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
A multi-generational campus, organized around a central common, incorporates housing,
education, elder care, and a small village center. Development is limited to a 25-acre
footprint, leaving three-quarters of the site in its current natural state.
1-014:14
The main drive enters this planned unit development and encircles the central common. The
shady sitting common at the north is divided from the open field by a shared parking lot
which can accommodate 40 cars.
A school anchors the southern end of the common, at the edge of the woods and field where it
enjoys the rich woodland hillside and uses the field for recreation.
An environmental center shares facilities (and faculty?) with the school, with another 40-stall
parking area screened by buildings and trees on the slope below the center.
A clustered housing development, with attached units, encircle a pedestrian core, with
pathways that connect to the outlying trails. Peripheral parking to the east and south opens
up the woods to provide sun to the homes.
1 A small commercial node, at the intersection of the common loop with the entry drive, includes
a country store providing basic necessities, a bus stop, and possibly a laudromat. This becomes
the community's "front porch."
I Hampshire Care is expanded to include a Hospice wing, with its own entrance, and an enhanced
entry court of its own. Additional room to expand is reserved east of the drive, where another
parking node serves the central facilities.
Camp Hodgkins remains in its own protected and private plateau, reserving the right of
Hampshire Educational Collaborative to renew their lease and possibly expand their services.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (19)
,c .O1 ,O a
s�uawwanop Jo Ipunop allysdweH aya jo ,t�radad
s��asny�esseW `spaa�
a.l eD a.l i L� s d U.! a i-i
uei aa4sew
"kw
144
..,,10.0 ..1,,,,,,-...1l
W0 5'eleDmoeleom 009b-9Z9-ftb
OEM VW 'plal14 696 xo9 '0 'd
saauueld pue sa�aaly0.ry adesspuei
saaepossy MisJnyoupnJ .raaleM
I
l /i ce I\ i' _1C
i g E
NN
l
I
C.
1
lf
__-,a"
771
t f
1, I g3 F 1
s g
Z
til-
o
I
N2, Xt c 0 j
r
t I 1
it
1 r
r
I
j
\\I I l 1\
r 11
i i 1.
1
tiii: I I I
\\.A.§41 1 1
Hampshire Council of Governments
Master Plan for Hampshire Park, Leeds, Massachusetts
Next Steps:
The attached appendices provide additional background information for this study, including
materials describing the variety of potential users considered (Al and A2), their relative
compatibility with the site and with each other (A3), and •a fuller description of the development
alternatives considered (A4). In addition, since access to the site is a primary concern for existing
and potential users, the report on the consultants' investigation of the existing entry drive is
included (A5).
A rough estimate of development costs, and a preliminary chart indicating how those costs might
be allocated among the Council of Governments and potential developers, is included in A6.
The next step for the Council is to develop a Request for Proposals from interested co- developers of
Hampshire Park. An outline of elements to include in the RFP, along with development criteria, is
attached as A7. The Council may decide to separate the various uses into individual RFPs, each
attached to a specific zone on the site, rather than construct one comprehensive request. Finally,
AS outlines possible covenants to attach to the lease with future co- developers of the site to ensure
both the natural site and the Hampshire Care facility are well protected.
The path of deliberate and careful planning that the Hampshire Council of Governments has
undertaken will enable the Council to make optimal decisions for the future of the Hampshire Park
property.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (20)
Hampshire Park Master Plan
Al. Potential Uses /Users
A2. Possible Options for Hampshire Park
A3. Compatibility Matrix
A4. Schematic Alternatives
A5. Driveway and Access
A6. Estimated Development Costs
A7. Request for Proposals
A8. Good Neighbor Covenants
c i
Potential Uses /Users
A brainstorming session with the Human Services Committee of Hampshire Council of
Governments elicited a number of possible uses for the site, followed by additional
consideration within the office of Walter Cudnohufsky Associates. The various ideas
were grouped according to similarity of use, with brief comments concerning impacts
and questions to pursue.
Al
i
i
Hampshire Park Master Plan
possible uses site implications /impressions
housing
elder housing
PUD /cluster housing
(affordable)
high -end market housing
commercial
radio /tv /local cable station
communications
offices
service /repair shops
veterinarian /groomer
Potential Uses /Users
sequenced care, leading to nursing home
could have independent cottages, share some housekeeping;
high -end market is addressed by Applewood etc; could
lower end provide sufficient revenue to cover costs? share
COA van service etc.
opportunity to control the design of a whole neighborhood
(co- housing for elderly or lower income could be
showcase for innovative project.
public transportation would be preferred since otherwise
would be isolated; could add some limited retail for local
consumption? or community laundry etc. If the nursing
home pulls out, ideal cluster housing site (or environmental
center)
Audubon Road neighborhood is definitely high end;
"highest and best use" of land, dollar wise, is probably this,
but not in the human service purview of HCOG? But need
to consider this as the possible last step, when they need to
divest. Protect this eventual use? Or keep in permanent
conservation protection.
only limited access needed
is transmission assured b/c of height?
is there a need for another station? question of profit.
other telecommunication possibilities?
are there potential health consequences?
a corporate park: limited employees, no retail, depends
more on electronic communication than physical meetings;
cannot depend on visibility, consultants who mostly travel
out (no lawyers, doctors, other offices that generate a lot of
traffic)
storage facility archives were mentioned, but other "stuff -it" storage type
places generate only occasional traffic.
any number of possibilities: lawn equipment, appliances,
saw sharpening, electrical, general fix-it center. Too much
traffic?
doggie day care and groomer?
then pets could stay with patients til owners pick them up.
Gives patients benefit of clean dogs, and more contact with
people from the outside
i
i
i
i
i
I
i
i
i
i
resource -based businesses
Hampshire Park
Potential Uses /Users
noisy? no outdoor kennels
larger animals only?
access by customers might be a problem, esp with trailers in
the winter
needs better public visibility?
landscape contractor /forester as home base: exchange of services for facility. Garage for
equipment, but work happens off -site.
composting site municipal leaves etc? What takes place at Glendale Road
now? implies big trucks?
nursery/greenhouse/ poor soils for anything but trees
si lvacu ltu re water use?
quiet, environmentally OK if no chems
delivery? wholesale only
B &B celebrate retreat in rural setting
retreat or conference center trail network, perhaps a health related place
tourism yoga? eg Kripalu but without heavy parking needs
Buddhist retreat? eg Conway /Mary Lyon Rd Buckland
would need to be fairly well separated from nursing. home.
(Full conference center a major investment)
Inn -to -inn bike touring —River Road is exquisite; make the
nursing home a hostel, a destination B &B
entertainment venue
open space /recreation
trail network
stables
athletic facility
e.g., Theater in the Pines at Look Park
but need for parking, might be noisy, Look Park sustained
by ample endowment.
close to "Back 40," Girl Scout headquarters; and to forest
land owned by Smith Voc —other open space /greenway
links possible?
make some trails accessible, closer to the nursing home, so
residents and their families could enjoy the woodlands. look
at boardwalk /interpretive nature trail at Arcadia. satellite
site for upland programs?
equestrian links with conservation areas in Leeds?
good biking routes (up River Road)
riding program: trails would be fabulous but possibly
increase erosion; need to link with abutting lands.
riding academy would be fun to watch, but horse shows
would require lots of parking; insurance implications
barn (stalls, tack), hay storage, riding arena inside and out,
pasture. May be too wet and stony.
depends on people getting there; too intensive?
but could use the land as part of the exercise: trails with
workout stations.
County ballfield? available to towns with informal leagues.
(Shortage of softball fields, e.g.)
Walter Cudnohufsky Associates, Ashfield, MA 01330 10/4/01
ar
1
1
'e
A2
Possible Options for Hampshire Park
The potential uses deemed to be the most desired by the Human Services Committee
were then evaluated against a set of prioritized criteria. Primary criteria (so ranked by
the Committee members) include compatibility with existing use, impact on the land and
its resources, future flexibility of the site, potential for income, and perceived needs.
Other criteria, not weighted as heavily by the Committee, include the need for additional
infrastructure to support the use, existing market and political climate supporting the
use, zoning regulations, transportation impact, and impact on neighbors.
ti
a
tin
0.
L
U
E
Q
w
0
U
0
U
a)
L_
.0
m
(n 0.
0 E
f6
sa
0 a)
aTh" iC
L-
0 Q
a)c�
S2 0
7 E
w 0
0
oU
U)
4) u) U
U .c ID
0
c a)
c
0 0
a)�
a0 73
rn U
c=
L fQ
o
4-1 N
C N
a) c a)
U) N L
'w ,O
w 0.
or s
a)�
0) 0
10 3+-
C rn
L +j
0 c Q
c C ru
O N
a) a L O
U. a)
to l-/
C 6 0 0
ra
c C L v1
CD f° 4-
a)
E
a) L
d r c u a)
t) N A
O C ..0 a) O
Z a� —c9
impact on
abutters
school and
transportation
impact; loss of
borrowed use by
abutters? land feels
more private
greater than camp,
less than housing.
Noise, activities
highly buffered;
mostly traffic.
minimal; compatible
with open space
priorities
transportation
impact
of the 3, this has the
greatest impact
(4 trips /unit daily
ay.? but dispersed
during day)
intensive in morning
and mid afternoon
(parent drop off
pick up)
To a
N
N
U
7
JD
E
co
minimal, especially if
an overnight camp;
otherwise, as with
school but seasonal
zoning
PUD and cluster by
special permit (SP),
from the Ping Board
public school, day
care allowed by
right; private school
requires SP, Ping Bd
al
CL
V)
1 E2
b
L
cp L
fa L
IU
Q)
A co CD 0
R 17 U 1
N
O co E C
(unclear from Zoning
Bylaw what category
this falls under)
I market
political climate
need for affordable;
not preferred by city
strong interest of
Charter school, but
politically unpopular
with City; perhaps a
preschool site?
unknown; could be
directed to another
special population
(e.g., env'l camp,
adult retreat, etc.)
infrastructure
needs
highest
but perhaps not
more than current
use
less than housing,
more than camp!
minimal
asn
CO- HOUSING
EDUCATION
J
G Z
Wa
E U
dWVD
supporting criteria
Compatibility Matrix
Finally, at the recommendation of the Committee, the preferred uses were evaluated
against each other to see which were the most compatible, and where conflicts might
occur. It was this final matrix that led the committee to agree that a mix of uses would
not only be compatible but might be mutually beneficial.
ENVIRONMENTAL EDUCATIONAL CAMPUS
CENTER
Env'l Center would benefit Users don't overlap;
residents school operates mostly
Perhaps "green housing" during the day, families
could become model for concentrate at night
sustainable and affordable Play facilities serve both
housing Improved infrastructure,
public transportation would
serve both
Amount dedicated to Competing land use for
housing /parking would parking, buildings
An environmental
educational program could
incorporate both
Year -round use: school
Sept -June, community
environmental ed during
summer /vacations
Trails, parking, site
stewardship benefit both
Need for public transpor-
tation? If so, would benefit
both
CAMP HODGKINS
HEC TRAINING CENTER
U
m 0 m
a.+ „Al 1 Q L
r E m— o
C a-+ I O U 0 a)
m
'D To a m m ma
O .v ca o L E 4 e3 E
0n m 0 a,0
L N n c 0
v 0 a
C E s c O y
J; ri(n
o I 121 1 0
IB 0
c', 0 o a)+ 0
c a) a) a-+ m a W
0 E a Ja c c Ecn
co O a) 1-,- U^ _v O a) 0
W. c o U L arno
IU 0 V 0 (1 3 L 3 m C t
0 0 'm m v a U C E L
m. mQ) aoa)La)
.0 iU 7 3 0 0. 41.3 O m U o la
O o m O U 0 L c W 0 'D
U0Up��O'
o+ m m +�C+ c,-, u
0 rn
w c 0
vai us me u
O a_1 C v 0
0 L. 0m
O a t C V .n 0
3 u C o O U O
o'C��7g?
O C L Ol m 'O 4.1
U L 0 v) c .L,
(n;�a ±U C
I o I I a m._
HAMPSHIRE CARE
HOSPICE
O
a
t E aa) C o
0 CD
La c
mm� u
o a 3
n c U a U
E0m O
m 0 1_,Q)
a) Ol m m .L
v 0 m m „__O o
C 5 m b m N C m
0• v a c a
L m O L 0 c E a) o
0 7 0 0 0) Z. E
+z
pl
m
4.)
-0rn 0
(�'a X c °u
m m'o �t'i a
0 a)
a c 0 0
E L U
o m
O m X
cc-cm,- m (0
O o,N 4_+�
�p c .0
U J J r-1 O_1
II I I E
m O L
CI) u m E-°3 4-
a c L 1.) -0 m c
Z o}; m a� o o
ro
cc m `po
0 u 0 _m ^-0a),-,4-'4.- m>
m
E— c C m 07-,>,L-6, v-
0 L E 0
7.4(-!m m N 0 •v C a) L m
E 0 s E C 0 a m,
O L v m0 n c O m rn c m
C O C L Q) L 0 (O C
U O O C U m 0 C7 E 0 +.1 c L LL 0
+an.a =a
.0 U a)
3 0 L
V) 4 1 c o
f c U c
�m m
u m E a+ v
0 t C t
a) o 01 m
4 E
(n a L C m
m a o c
O N 0 Ol s_ O D
0 E L J j U
I m (1 I:1=
sasn
°e ms
LL=
Q
-J
a
�U
0
W
compatibility of options for Hampshire Park
CC
W
to
Z
Y f
O V
O Z
N
=Z
te
H
Q
V
W
0
aot .c u a)c .c
h L U m u, c c 10 o
cri fa a) C U c-a a-' a N C U a) a) u-
a)= °a)oa. 0 E O EOv r i
c•�>corna) P. >,(0
O C w C c> y
a-' a) U N L
aa
a) 4- 4) R t1 i a) a> s O C c E o u a,
vv r v) o N
-o a) a) I- to 0 N v) E E Cu a+ E m
7 O e" U E 7 U O EL ia;O L
a) ft) C U U c U o
U ao.-u En 1- a a U a) "(9.1- n al c
Et N+ O F v) ♦+'0 +C I O 2 I 0
L o E 0
c E
C
(1)
i P. 4_,
a n (-1
N
E c M1.
E EC- 4' 4
I oU I 0 I of
Z p�
W w
ZZ
O
>Q
W F'
Z
N
CL 1-1 tu
vpI
0 0 0
Z
rzt
p.
U
U)
U
0
m
rzt
0
U
Schematic Alternatives
A4
Three alternative preliminary designs drawn up by WCA were presented to the Human
Services Committee for discussion. The schemes and their opportunities, constraints,
and variations were discussed at a February 2002 meeting of the Human Services
Committee, out of which a composite preferred plan evolved. A detailed presentation of
the three alternative schemes is included here.
Walter
Cudnohufsky
Associates
BOX 489
ASHFIELD, MA 01330
PHONE: 413/628 -4600
FAX: 413/628 -0117
E MAIL: mbabize®wcala.com
BUILDABLE LANDS
Excluding steep slopes, wet soils and the
built site, Hampshire Park contains
approximately 50 acres of buildable land.
Some wet pockets may limit zone "C
Calculations are approximate; further study
needed.
Memo
Project: Hampshire Park /Hampshire Council of Governments
To: Human Services Committee
Pennington Geis, Council Administrator
Tom Hanley, Director of and Elder Services
From: Mollie Babize, WCA
Date: 2/12/02
Preliminary schemes for shared uses at Hampshire Park, the 106 -acre property
owned by the Hampshire Council of Governments, show alternative layouts for
multi-unit housing, school, environmental center and small commercial zones.
These uses were selected because (1) they meet the criteria established by the
Human Services Committee, (2) there are active groups interested in building on
the site, (3) there is considerable (though not unconditional) support for these
uses among abutters, and (4) these uses appear to be compatible with each other
and suitable to the site.
Furthermore, the three "buildable zones" determined by our site analysis lend
themselves nicely to the various uses, as explained below. The property is large
enough to accommodate multiple uses in a way that provides discrete zones
while also providing links between and among the uses.
Housing
The strong interest and considerable experience of HAP /Hamden Hampshire
Housing Partnership in creating additional affordable units (for rental and
purchase) coincides with the need expressed by Northampton's housing planner
for affordable family housing, and COG's mission to address regional needs.
The City of Northampton is most likely to approve a residential development
plan if it is an open space or cluster plan, or designed as a Planned Unit
Development, in order to secure permanent protection of the open space. If
Schematic Development Alternatives
under single ownership with the rest of the site, and designed as a PUD, then
separate lots are not required and subdivision is not necessary. Furthermore, if
the access drive remains private, then it would not need to meet subdivision
road standards (the maximum grade for which is eight percent). However, since
the drive would be serving multiple users, including public access, the Planning
Board would review it for safety.issues. The Zoning Bylaw also requires that no
more than 60% of the units be any one type of housing; this could be resolved by
reclassifying the nursing home /hospice units as residential rather than
commercial (which is the current classification).
Location
The alternative schemes locate the housing in the northern half of zone "C" of
the buildable areas map. This area is most suited to housing because:
It is closest to River Road
There are potentially good views to.the east
The land is level and would need relatively little regrading
An access drive could come off the major on -site intersection, or a few
hundred feet east of the intersection to keep traffic separate from rest of site
The sewer line is located here, reducing the cost to hook up
Residential development would not impinge on the more remote, rustic
aspect of site (e.g., camp site, trails); it is separated by drives and grade, and
screened by woods
Development here could potentially be linked with future development on
property to the south with a subdivision road
Concerns
The impact on mature red oaks identified by the forester (20 -24" trees with a
high canopy)
A seasonal high water table, which might limit development
The proximity of housing to nursing home —too noisy in the evening?
Would HAP agree to build on leased land?
A good deal of parking is needed: room for two cars per unit, plus guests.
Opportunities
Healthy mountain laurel understory provides excellent screening without
diminishing sun
Young pine woodlands throughout could rapidly replace lost trees
Could identify key oaks and design around them
Trails provide great opportunities for residents to connect with larger site, as
well as nursing home and school
If designed with attention to runoff and grading, development here could
also address and ameliorate the erosive drainage down the hillside to the
east.
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (2)
Alternative schemes
School
Schematic Development Alternatives
A. Co- housing model
By placing the parking on the perimeter, residents enjoy a pedestrian interior
with a large common shaded by mature red oaks. Eight -unit buildings (the
number cited by HAP as being most economical to build) surround the site,
the staggered setbacks reducing the impact of large buildings. A common
house located at the arrival and serving as a gateway to the
community —could provide shared eating, guest rooms, laundry, and
recreation facilities, with a tot lot or outdoor paved play area adjacent to it.
Pathways connect parking to units, and units to the woodlands beyond. The
parking is located to the south and southwest, and helps provide winter sun
to the compound. Access road meets the primary intersection at the center of
the site, where the "common," bus shelter, and small commercial center are
located.
B. Compact footprint
Parking is located conveniently in the center of the complex, with single car
garages along the central spine. Additional parking (for second car and for
guests) faces the buildings. The parking lot is curved to minimize its visual
impact. Again, the units are staggered, to provide interest and southeast
facing pockets for private use. In this example, the access drive is moved to
the east, where the major road entering the site is relatively level and sight
lines are at least 200'. Development is moved away from the top of the slope,
both to minimize its impact upon arrival and also to minimize impact on the
slope.
The Hilltown Charter School is the model for this use, since they have expressed
the highest interest, have a mission that includes both environmental awareness
and community service, and have expressed the most specific needs. As a public
educational institution, this use is allowed by right in the Northampton Zoning
Bylaws. (Private schools require a special permit from the Planning Board.)
Although the Mayor has expressed opposition to charter schools in general and
locating this one in Northampton in particular, the objection is primarily
financial. If there were a way to protect Northampton financially, such as
limiting the number of students to be enrolled from any one town, or adjusting
the formula that compensates Northampton for enrollment losses, the City
might be less opposed.
The major site constraint is the required parking. The Zoning Bylaw requires
one parking place for every staff member (teaching and administrative), plus
one place for every four students, plus one for every three seats in the
auditorium or gymnasium (whichever is bigger). With a staff of 25, and 138
students currently, and an estimated seating of 150 in a cafetorium (or
whatever), this would total 110 parking places. According to Northampton's
Senior Planner, the nursing home is considered multi family /elderly housing
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (3)
Schematic Development Alternatives
and thus requires 1/2 place per dwelling unit, or 35 places for the 69 bedrooms.
For the administrative /service space, one parking place per 500 square feet is
needed, or 54 places for the 26,845 square feet of non residential floor space.
That totals 89 places, not including the new 12 -unit hospice wing. (If Hampshire
Care were considered a hospital for zoning purposes, the parking requirement
would be one place for every 50(1 square feet; at 53,575 square feet currently, this
equals 107 places.) The Planning Director is willing to adjust the requirements
for the proposed combination of uses, as long as peak times do not coincide,
particularly since parking here will not spill over into adjacent neighborhoods.
Location
The optimal location on this site for a school is Building Zone "B," since:
The school needs open, level land for recreation, and the existing field
provides this without additional clearing.
Furthermore, this field is visible from the nursing home, providing passive
entertainment for the residents.
The school could be located at the edge of the field and the break in the slope,
where classrooms can look out over the rich woodland hillsides, and
students can gain access to the trails easily without crossing any
roads /drives
The school is located about 500' away from the nursing home to reduce noise
and conflict for Hampshire Care residents.
The design extends existing roads logically, and the substantial amount of
parking required by the school can be partially provided by existing (or
proposed) parking for the nursing home.
Concerns:
The school may generate. a lot of traffic, which may disrupt the quietude of
the site and safety of nursing home residents
Access for school buses may be difficult, given slope, narrow drives, and
winter icing. (Currently, the Charter School does not uses buses, as parents
drop off and pick up students.)
Evening uses of the school may be disruptive (or on the other hand, provide
opportunities for more mobile residents to participate
The considerable amount of parking required: can the design share parking?
Is existing parking too far from the school? Will it impinge on Hampshire
Care?
Opportunities:
The site provides great educational opportunities for students, both
ecological and social service
Introduction of multiple ages benefits both students and residents
Improvements to access drive (drainage, some clearing and grading) to
accommodate school use will benefit Hampshire Care
Perhaps a shared day care facility could provide families with convenient
care for both pre- school and elderly relatives, a sort -of one -stop shopping of
social services.
Sharing educational facilities with an environmental educational center is
mentioned later.
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (4)
The school becomes an "anchor" and a draw for people considering
Hampshire Care for elderly or disabled relatives.
Alternative schemes:
Schematic Development Alternatives
The schemes are quite similar, differing in three major areas: access and
circulation, location of building vs, parking, and shared or separate facilities
with another use such as the environmental center.
Access and circulation
The road (drive) layout is the greatest variable in these schemes. Criteria
shaping the design include:
provide convenient, counter clockwise drop -off at both sites
reduce complexity and direct the driver clearly
accommodate the turning radii of buses
use existing roadways as much as possible
pull the traffic away from the existing Hampshire Care building
minimize conflicts between traffic to the two primary sites
provide convenient parking and share parking where possible
minimize the impact of parking on the site (create smaller pods rather than
huge expanses of pavement)
save key trees (particularly the old oaks)
keep roadways narrow and in keeping with a rural site
minimize the need for regrading
The "Figure 8" configuration separates traffic to the school from that to
Hampshire Care, and provides a right -angle intersection where the two loops
meet. The Hampshire Care loop uses the existing pavement for the most part,
pulled somewhat back to accommodate the proposed entrance /courtyard /office
addition to the building. This scheme seems tight and somewhat awkward.
The "Adjacent Loops" configuration offsets the intersection to provide less
constrained trafficloops and an expanded and more contiguous green. Drop -off
loops are one -way, with two -way traffic where indicated.
The "Town Common" scheme takes a more traditional approach, with one
larger loop encircling a two -part common. As with the Amherst Town
Common, a double- loaded parking lot divides the shady, tree -filled common
(with pathways and benches to accommodate Hampshire Care residents and
visitors) from the open green (which also incorporates informal playing fields
for the school). Additional parking closer to the various buildings is indicated,
and may also be parallel to the street along the outside edge. Traffic is one -way
around this loop, again in a counter clockwise direction. This brings all school
traffic past Hampshire Care, but provides greater site unity.
School building site
Location of the school building depends somewhat on the road configuration.
The "Amherst Common" design seems to call for a building at the southern end
of the common as a focal point and anchor. Given the topography, this would
mean the parking would be located to the northwest of the building, fitting into
the contours for the least amount of regrading. An expanded lot (if required)
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (5)
fi
Schematic Development Alternatives
would need to step down the slope, with careful attention to grading and
drainage.
The "Adjacent Loop" circulation design, on the other hand, shifts the orientation
somewhat so that the building can be located more to the west, with parking to
the southeast of the building. This has the advantage of providing greater sun
on the school building from the cleared parking lot.
Environmental Center
Although a popular concept particularly with abutters, the need for an
environmental center at this site has not been determined. The site itself seems
to argue for environmental education, since it contains such rich woodlands,
streams, and nature trails. Certainly many of the people present at the October
2001 public meeting expressed interestin having environmental uses of the site
predominate.
Location alternatives
Environmental Camp
If the Hampshire Educational Collaborative were to expand their use of the
campsite and build a teacher /training center, this facility could double as an
environmental education center, since it might be similar in size and function
with room for library, displays, meeting rooms, bathrooms, etc. It could also
serve the camp well, as their major administrative /program facility. Thus, one
alternative for locating an environmental education center is in the zone marked
"A" on the Buildable Lands snap.
Advantages of this location' include:
proximity to the woodlands and rustic ambiance
plenty of adjacent level land for parking (easily screened by woods)
compatible in mature and focus with the camp
Adjacent Educational Facilities
On the other hand, an environmental education center could be part of the
proposed school site, and the programs dovetailed. In that case, the building
could be oriented at the edge of meadow and woods, with views (and
interpretive lessons) directed both ways.
There are several advantages to this location:
It becomes the environmental classroom for the school
Parking and access can be shared to minimize overall site disruption; the
campsite remains rustic and remote from more intensive site use.
Programs are conveniently dovetailed, with school uses primarily during
weekdays and environmental center programs on evenings and weekends.
Locating two buildings together can increase the sense of "campus" and also
serve to screen the parking lot behind them. Particularly in the "town
common" scheme, placing buildings around the loop aids the design.
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (6)
Commercial node
Schematic Development Alternatives
Concerns
Is there a need? Can it be marketed?
Will it pay for itself?
Depending on location, does the traffic generated diminish the rustic nature
of the site it enjoys?
Opportunities
Potential to share the facility among various users
Complementary schedules and uses with other tenants on site
"Multi -use Ecological Park" becomes the design concept for the entire site:
green buildings, energy conservation, alternative transportation, native
plants, meadows rather than mown lawns, recycling /composting, etc.
County becomes a model in environmentally oriented development (is this
an oxymoron
Under a Planned Unit Development, a limited amount of commercial or non-
residential use is allowed. This is a relatively isolated site, which could
eventually accommodate a school, approximately 30-40 units of housing, a health
care facility, a small camp and possibly an environmental education center.
There would most likely be sufficient demand to support an expanded bus stop
with something like a country store that could provide a few groceries, laundry
detergent, snacks, and sundries. This would also serve as a village center,
providing a community focal point and gathering place for the site.
Location
The logical place for a smallvillage center is at the intersection of access roads,
where the entry drive levels out and faces Hampshire Care and the Common. A
small cluster of buildings at this end of the common provides a complementary
anchor to the school at the other end. A clock tower could provide an orientation
point, facing the four directions and their respective users. The schemes explore
alignments that screen parking but also embrace and face the Common.
Concerns
With Leeds nearby, could shops survive financially?
What types of uses are appropriate?
Keep it small!
Opportunities
Use as focal point not only for the built site but also for trails looping around
the site.
Orients visitors, provides a meeting place and convenient, visible bus stop.
Parking (and curb cut) can be shared with that needed for the new Hospice
wing
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (7)
1:
Schematic Development Alternatives
Hospice /Hampshire Care expansion
As the primary "parent" organization on the site, the viability of Hampshire Care
is the ultimate goal of this development plan. Any other development must be
evaluated in light of its impact (positive or negative) on this facility. Assuming
the extended care facility will stay in this building for another decade or two,
primary attention must go to its physical upgrade. All schemes indicate a new
entrance stepping out from the existing facade. This could provide sunny,
welcoming space for administrative offices, alleviating the "rabbit warren" of
rooms in the core of the existing building. This extended "gateway" also
encloses a courtyard or atrium for the benefit of residents who are unable to
venture outside. This expansion would enable the interior core to be renovated
for common rooms and a more welcoming foyer. It also dresses up the
unadorned 1970s facade of Hampshire Care.
The Hospice wing, currently planned for the northeast corner of the building,
would be designed with its own entrance and parking. It faces the access from
Fort Hill Road, and a drop -off loop could connect well here. The pavement of
the intersection should be narrowed somewhat to better guide cars. Parking
could be provided in the level woodland opposite this wing, with its entrance
opposite the second curb cut for the drop -off loop.
As Hampshire Council of Governments ponders the long -term future of
Hampshire Care, one site to consider for future construction would be this level
portion of buildable land east of the driveway and opposite the proposed
Hospice wing. The level area is approximately the same size as the footprint of
the existing building. It might be possible, as in the past, to build on site while
continuing to function in the old building. Significant views to the east could be
gained by selecting clearing;while keeping the building itself back from the
fragile and extremely steep slope down to River Road. This would then raise the
question of how to best use the then- former site of Hampshire Care —but that is
another study!
Concluding thoughts
All development of this site is predicated on resolving the difficult winter access
to the site. Furthermore, the suggestions here are based on preliminary site
assessments and conversations, uninformed by either market research or a full
site survey. Development in each zone will require much more thorough site
analysis and detailed design alternatives, as well as further discussion with the
City of Northampton Planning Department concerning zoning and subdivision
requirements.
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (8)
i
PROPOSED CONSTRUCTION ZONES
The schemes presented with this memo show new
development in four areas.
Zone "A" is largely intact, with a few acres dedicated
to a commercial node, and a possible location for
environmental education.
Zone "B" is largely devoted to a school site, while
approximately half of Zone "C" is dedicated to
housing.
The following schemes show a maximum of 30
acres developed, including the land occupied by
Hampshire Care.
Schematic Development Alternatives
There are several key concepts governing a master plan for the Hampshire Park
property, and which should guide future development:
1. Consider the entire site as a campus, with the various components each
serving a specific clientele, but interrelated. This is a self contained
community within a larger open space.
2. As such, a mix of uses is important. A viable campus includes housing,
employment, and study with opportunity for recreation.
3. The central common and village center is a focal point and organizing feature
that makes the balance•of the site legible and integrates the various uses. It
also provides a sense of-community, a place to gather, and the provision of
basic staples. As the central gathering place, it is also a circulation hub
where public transportation would stop.
4. The surrounding natural features of this property are outstanding and
deserve both protection and enjoyment. Clear and permanent protection of
over sixty percent of the site ensures the property will retain its essential
character.
5. Improvements to site access are important, and in our opinion can be
accomplished without substantial reconstruction of the drive. However,
keep alert to possibilities for off -site improvements to north and south.
NTy•
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (9)
Preliminary Scheme 1:
Schematic Development Alternatives
"Figure 8"
In this scheme, circulation is in a "figure 8" pattern, with separate loops for
Hampshire Care (with two realigned parking lots to accommodate the office
expansion) and the school /environmental cluster (with a shared parking lot off
the loop to the west). The right angle intersection is clear and safe, with priority
given to the through east -west traffic to the school. Vehicles exiting the two
loops from north and south have yield or stop signs.
A possible environmental center is adjacent to the school, and might serve as the
school's ecology classroom. The playing field doubles as a lesson in meadow
ecology, while the surrounding woodlands are a similar outdoor classroom.
Housing is shown as eight and ten -unit townhouses clustered around central
parking, which is curved to diminish its visual impact. A common house could
be located at the east end of the parking lot as a community focal point.
Parking for the hospice wing is located opposite the loop drop-off, and a separate
parking lot serves a small commercial "village center." A bus stop and shelter is
located at the major intersection, as part of this commercial pocket.
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (10)
f
Preliminary Scheme 2: "Adjacent Loops"
Schematic Development Alternatives
By offsetting the intersection of the two driveway loops, the two greens created by the loops are
larger and appear more united. In addition, the Hampshire Care loop is less constrained. The
school is located to the west of its, green (in which a soccer field could be located), with a parking
lot to the southeast for good solar exposure on the school. There is room for expanded parking to
the north of the school if needed.
Housing is clustered around a pedestrian green, with parking wrapped around the periphery to
the west and south. A common house serves as gateway to the interior green, on which a
number of mature red oak trees remain. Again, the housing is shown as six- and eight-unit
townhouses.
Retail and hospice share parking to the east of Hampshire Care, with a bus turnout off the main
drive just south of the retail cluster.
Camp Hodgkins expands to include the environmental center, with parking to its east for 60+
cars if needed. This center could serve as HEC's training facility in the winter.
4
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (11)
Preliminary Scheme 3.
Schematic Development Alternatives
"Town Common"
A single looped drive encircles a two -part common in this third scheme. With a
school at the south end and the village center to the north, the public site is
unified around this enlarged common. The northeast portion is shady, with
pathways and benches for quiet sitting, while the southwest portion is open and
flat for active play. Again the environmental center is adjacent to the school,
with a shared parking lot partially screened by the buildings.
The residential zone is more fully separated from the public zone, with its central
drive located to the east of the major intersection and common loop. Interior
parking includes 32 single car garages, which help minimize the impact of the
parking lot as well as provide sheltered parking for one car per dwelling unit.
In this scheme, as in the first, Camp Hodgkins remains unaffected by site
development elsewhere.
Note: the various components of each scheme are separable and open for
discussion. Please use these schemes to design what you consider to be the best
and most flexible future for Hampshire Park.
WCA: Hampshire Council of Governments/Hampshire Park 2/12/02 (12)
"p
1
Driveway and Access
Since the driveway was frequently cited as a deterrent to development and a perceived
hazard for those visiting the site, WCA provided a brief assessment of the current
condition of the drive, as well as some preliminary recommendations for improving it.
This report is included at the end of the Appendix.
AS
al
7
I
Hampshire Park
Stating the problem
Because the property along the frontage on River Road is a steeply sloping embankment,
the site is tough to access. River Road itself is harrow, winding, and not always in good
repair. The drive itself climbs at an even grade, with very steep embankments on either
side. Water coming off the hillside runs onto the road, and because of the dense shade
cast by hemlocks and pines throughout the winter, freezes on the road. Between the ice,
the relatively narrow road bed, and the curves near the top, the perception is the road is
unsafe. This perception discourages potential residents, visitors, and medical personnel
from coming to the site.
Road survey
On December 6 Mollie Babize and Walt Cudnohufsky surveyed the drive using a laser
transit. The drive is 20 to 22 feet wide for the full length, and a fairly consistent grade of
10% throughout with an adequate 3-4% grade for 100' before the intersection with River
Road. The sharper curves are super elevated (meaning the grade pitches inward to offset
the centrifugal force). The consistent grade and generous curve radii lead us to believe
the road was professionally designed. The pavement surface is in moderately good
condition, but many cracks are beginning to fracture the surface.
Four catch basins along the uphill side of the drive are placed to catch runoff; however
there are no paved swales directing the water to the catch basins, they do not have
cascade grates, and most runoff may be missing the basins, particularly high velocity
water. The upper catch basin is totally plugged. The bottom elevations of the lower
three basins are 48" below grade.
There are wood guard rails with three strand cable wire on the downhill side of the drive
approximately 1 -2 feet from the edge of pavement. They are generally at the top of the
slope, where the grade breaks. Some of the posts lean out, suggesting some settling and
adding to the sense of danger and impermanence.
The heavily wooded uphill slope lies to the southwest of the drive, thus casting shade on
the drive throughout most winter afternoons. On this (particularly warm) December day
two weeks before winter solstice, there was still some sun on the drive at noon; more sun
could be achieved with selective clearing.
There are three significant drainage ways above the bottom third of the drive that are
eroding, suggesting heavy runoff from the hill above. Some larger trees have washed
out, and others will become hazards. The most severe erosion shows a 6 cut in the
sandy hillside, and the City of Northampton has constructed a riprapped drainage ditch
and culvert to carry the water under River Road to the river.
Assessment
Driveway and Access
The problem is not a steep drive. In fact, the drive itself is well- designed and only
moderately steep. A nine percent grade is quite adequate even for New England winters.
The problem is drainage. The combination of run -off from the hillside above, catch
basins which are not receiving or handling the water, and winter shade (following
morning sun) results in ice on the drive.
The second problem is the perception of danger. This is greatest for arriving cars near
the top of the drive, where the drive curves sharply to the left, the (leveling out) road
Hampshire Park
Driveway and Access
beyond is hidden by the embankment, and the driver is focused on the sharp drop
beyond the relatively transparent wooden guard rails. This corner is also hazardous
when exiting the site, since sight lines are inadequate.
Rather than regrading or reconstructing the road, attention must be focused on diverting
and /or catching the runoff before it hits the drive, and some select clearing to increase
sun on the drive.
Fortunately, where the embankments are steepest and closest to the drive, the drive is
straightest. Where the road curves (and thus is more hazardous in winter conditions)
there is more room to amend the situation.
Recommendations
Stabilize the eroding embankments. Consider use of gabion baskets (as along Route 9
in Goshen) or other assertive erosion control methods at the more severe slopes.
Reconfigure the drainage. Create a paved drainage "wale along the inside of the
driveway, directing runoff to the catch basins. Keep catch basins cleared at all times.
Add another basin at the top of the hill to stop all water from crossing the first curve.
Investigate possibility of redirecting drainage patterns at the top of the hillside, possibly
installing top -of -slope interceptor catch basins and piping water down to stop the gully
erosion. Consider cascade grates or drop inlet grates at curb edge to make catchment
more efficient.
Selectively clear and/or cut embankment at the top curve. The more moderate
embankment between the utility line and the upper curve could be cut back to increase
sight lines around that bend and reduce shading. However, care must be taken not to
increase erodability of this slope. No wholesale cutting! A careful grading and cutting
plan is needed.
Increase superelevation of curve at the tqp. This will help water drain more quickly to
the ,catch basins, as well as provide some psychological containment at that curve. This
should be part of the overall grading and drainage plan.
Replace guardrails with oversized wood rails. This will add to the rustic character
while providing legal, safe and psychologically reassuring barriers to the steeper drop.
Some additional understory evergreen plantings (native, of course!) along the lower
embankment might help as well.
Establish strict maintenance protocol. Have a person with materials on -site who takes
immediate action to clear catch basins and de -ice the drive during serious weather. Look
into products such as "Bare Ground," which use fermented residue to prevent and
reduce icing. (See enclosed ad.)
Enhance entrance. The entrance is casual and easy to overlook. It is also somewhat
overshadowed now by the erosion control measures taken by the City. The angle at
which the drive meets River Road favors traffic coming from the south, as does the small
(probably regulated) sign. Consider ways to announce the entrance more assertively
without diminishing the rural, rustic character.
Research the status of the drive /road. Is it an old county road? If so, it would be a legal
public way, and would not need to meet current subdivision standards. If the Council of
Governments wants the City to take over the road without mandating rebuilding the
road entirely, this would be the only option short of a waiver of subdivision standards
(unlikely).
Walter Cudnohufsky Associates: Hampshire Council of Governments 12/7/01 (2)
4
li
P.
2
Estimated Development Costs
Following a brief discussion about the variables that influence development costs and
anticipated revenues, a chart outlines the likely costs associated with developing
Hampshire Park, the portion that the Council of Governments will need to provide up
front, and the allocation that could be shared by potential co- developers.
A6
Hampshire Council of Governments
Hampshire Park Master Plan
Introduction
Estimated Development Costs
In reviewing the anticipated revenues and expenses from the proposed development of
Hampshire Park, the Hampshire Council of Governments must consider each element
individually. A number of fluctuating factors will influence potential costs and revenues. All
homes are not equal, for example. There are affordable homes and "starter mansions," and the
cost implications to HCOG vary with the degree of affordability. Even then there is variation on
potential lease value. There will need to be escalation clauses to account for both costs and
revenues, even for the short term.
In this estimate of possible costs, we are using professional judgment as to what site
improvements might be needed in the next four to five years, as additional tenants place greater
demands on the site.
We have assumed that costs associated with site improvement to make the site habitable are to be
born primarily by the land lease tenant. For example if the 6" sewer line needs to be increased to
accommodate more users, that cost must be born by the tenants who require the increase.
These estimates, based on our general knowledge of regional costs and revenues, are on the high
side of estimated costs and on the low side of income. However, it is possible that costs may be
more than anticipated.
There may be ways to share the cost. For example, repairs to the entry drive could be shared by
potential tenants. How one defines the problem with the entry drive has a lot to do with the
amount of remedy needed. Increased use will increase the perceived (if not actual) need for
improvement. Once begun, costs to improve the entry drive could be substantial and it will be
difficult to piece together an incremental solution. Is there a potential grant for this work?
In inviting the Requests for Proposals, you will wish to insure the financial ability and stability of
any proposing entity or agency. A prescribed pro forma and business plan will be necessary to
evaluate any serious proposal.
In most cases you will find that the costs are to be assumed by the leaseholders. This being true,
there are substantial costs that HCOG will need to assume up front to bring this plan to fruition.
There is where the preliminary discussion of finances begins.
item
remarks
HCOG
tenant
Pre planning
completed
$25,000
Legal work
covenants, lease, permitting, advertising,
negotiation
$25,000
Survey /title
parcel division
$20,000
Wetlands work
identification, delineation
Forestry work
self amortizing sale
Electrical
improve power
Sewer
determine needed capacity, engineering,
extend
$5,000
Telephone, DSL
distribute
Water
determine need, extend /distribute
Entrance drive
improve: guard rail, repave, correct drainage,
stabilize embankment
$100- 150,000?
Existing roads
improve
$50- 100,000
Demolition
demolish nurses' residence: building, paving,
utilities
allow $20,000
Secure bus
service
build shelter
$15,000
Site design
housing
Site design
school /environmental center
Trail work
stabilize, extend: 5000 -6000 linear feet
$10,000
$20,000
Site lighting
installation, extension
$10,000
allowance
Road
maintenance
shared proportionally
$3,000
Lawn mowing
shared proportionally
$2,000
Drainage /erosion
improve drainage, control erosion
$10,000
contribution
Commercial
building
6,000 sq.ft., cost by builder
free rent, 4
years
Cost Allocation
Walter Cudnohufsky Associates, Ashfield, MA 01330
Hampshire Park Master Plan
Estimated Development Costs
20 June 2002 (2)
School building
10- 15,000 sq.ft.
$1.5 -2 million
$375- 500,000
site work
Environmental
center
5,000 sq.ft.
$600,000 bldg
Housing
30 units
$3.5 -4.5
million
$500- 900,000
site work
land lease housing
30 units $100/unit/month $3,000 /month
$36,000 /year income
land lease school
7 acres $5,000 /acre /year $35,000 /year
land lease environmental
center
1 acre 60 acres of trails, etc
$2,000 /month $24,000 /year
land lease village store
first 4 years free;
6000 sq. ft. $1,500 /month $18,000 /year ($3 /sq.ft.)
total cost over four years
$300,000
per year cost for HCOG
$60,000-
75,000
r j
I at full build -out
$100- 120,000 annual income
Walter Cudnohufsky Associates, Ashfield, MA 01330
Hampshire Park Master Plan
Estimated Development Costs
Potential Land Lease Income
20 June 2002 (3)
RI.
F,
Request for Proposals
While not a fully developed RFP, the following pages outline the desired users and
development criteria articulated through the planning process with the Human Services
Committee of the Council of Governments. As with any legal document, it will be
important to have an attorney review and edit the material as the Council develops the
RFP more completely.
A7
and bus shelter.
Hampshire Council of Governments
Hampshire Park Master Plan
Elements to Include in a Request for Proposals
Hampshire Council of Governments seeks co- developers of Hampshire Park, a 106 -acre wooded
parcel off of River Road in Leeds, MA. The site is to remain in the ownership of the Hampshire
Council of Governments, with long -term leases extended to the co- developers. Overall development
of the site is to be limited to 25 acres, with the remaining conservation land to be accessible to the
public.
Elements of this Planned Unit Development are to include:
1) A 30 to 40 -unit (affordable? mixed income? first -time home buyer cluster housing
development
2) A public, private or charter school (with particular focus on environmental education and
community service
3) An environmental educational center geared to adults as well as children, that takes
advantage of the many natural assets of the site
4) A small commercial convenience facility, possibly to include cafe or restaurant, laundromat,
Various and somewhat flexible size parcels are available in accordance with a preliminary master
plan prepared for HCOG in the spring 2002.
While such development could be as a single entity or a partnership, it is more probable that each
component will be developed by its proposed tenant. While the Council of Governments is open to
considering other potential uses and users, particular attention will be given to those applicants
whose uses include two or more of the above mentioned preferred uses.
Housing:
The Council of Governments is interested in establishing a mixed income, cluster residential
development with attached units or townhouses for rental and /or first time homebuyers. The five
to six-acre site is located just south of the entry drive as indicated on the Master Plan.
The proposing agency shall have a significant history of success in developing multi-unit housing for
a mix of incomes, with proven methods and record for assuring continued affordability of the units.
In addition, the agency shall employ sustainable land use practices.
Education:
A public or private school will be entertained. School focus shall include environmental awareness
and community service. The willingness and demonstrated method for interaction with elderly
resident population at Hampshire Care is desirable.
The school shall have limited standard sport fields, and a willingness to use the existing site, both
wooded and open for recreational and educational purposes. It shall employ an energy efficient
design and an ecological sensitivity in development.
Environmental Center:
Hampshire Park Master Plan
Request for Proposals
The ideal environmental education center would use existing site features as basis for programming:
woodland communities, pond, streams, habitat, etc. Collaboration with the school to share
programming, classroom facilities, and possibly faculty is also desired. 'Program must open to the
residents of Hampshire County at large in all seasons...,...
Small Village Commercial Center:
At the heart of the master plan is a small commercial complex to serve the residents and users of the
site as well as other visitors. A 5 -6000 square foot, multi- faceted facility is imagined, with possible
offerings to include a convenience store, cafe or small restaurant, videos, laundry, and bus stop.
General notes for all proposed uses:
Proposals to include a proportional amount of costs to improve access, lighting, sewer, water,
and pedestrian connections between the various uses.
Cost of design and permitting to be shared among proposing agencies.
A unified theme for lighting, seating, signs, pathway materials and plantings (using native
species) must be coordinated.
A more complete RFP will be written by HCOG in conjunction with their appointed attorney.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (2)
Hampshire Council of Governments
Request for Proposals
Hampshire Park
General development criteria:
Note: these criteria resulted from discussion with the Human Services Committee, and need to be
reviewed by the Council's attorney before being included in any Request for Proposals.
Tenants shall be willing to negotiate a long -term lease of the land rather
than outright ownership.
(Since ownership of this property represents a long -range investment for the Council, explore
ways to make long -term leaseholds attractive to potential tenants.)
Development shall be sensitive to the ecology and aesthetics of the site.
Tenant /developers will employ sustainable development principles:
Reduce /limit the footprint, limit the area of disturbance (cluster buildings, surround
developed pockets with open space /woodlands)
Identify and permanently protect ecologically significant areas (wetlands,
floodplain, watershed, steeper slopes, significant woodland communities,
rare /endangered species, habitat, etc.)
Limit impact of automobile (double up uses, provide public transportation,
encourage alternative means of transportation)
Design energy- efficient buildings (use local materials, combine uses, provide good solar
access, etc.)
Proposed uses shall be compatible with and /or grow from the existing use
as an extended care nursing home.
Uses shall not be obtrusive to the central facilities or uses
Development will reserve room for the current facility to expand and upgrade to keep services
competitive.
Any new use shall not create significant noise, dust or light pollution.
HEC's use of the campground will be protected.
The remote and rustic character of the upper plateau will be retained.
Room for possible expansion of HEC's use to include training facilities and parking shall be
provided.
The possibility of sharing the site with compatible camp -like use (e.g., environmental center
will be explored.
Priority for site development will be given to those institutions that serve
community needs not met in the private marketplace.
The Hampshire Council of Governments serves as a model for regional community service.
There are regional (countywide) needs that are to be addressed.
Uses that contribute to the quality of public life will be given priority consideration.
The remote nature of the site is to be considered an asset rather than a
liability for any proposed tenants.
Uses that are constrained by the location will be discouraged.
Potential tenant /developers must consider their need for access, visibility and public
Walter Cudnohufsky Associates, Ashffeld, MA 01330 20 June 2002 (3)
Hampshire Council of Governments
Request for Proposals
Hampshire Park
transportation.
Every effort will be made to establish sufficient demand for public transportation, and the
expenses for developing that demand will be shared.
Development of Hampshire Park must maximize the value of the property
while protecting the future flexibility of the site.
Potential developers must provide sufficient evidence that their use will be self sustaining and
provide revenue for the Council of Governments.
Development must not preclude future options for Hampshire Care, including expansion or
moving the extended care facility to another location.
Proposed uses shall be sensitive to neighborhood wishes and the physical
integrity of the site.
Since increased traffic is likely to be a concern for abutters, consideration for this impact must be
a high priority. The possibility of alternative access to the site should be considered over the long
range, including the potential of acquiring /using adjoining parcels for access.
Impact on neighbors in Williamsburg as well as Northampton should be evaluated.
A mix of uses that provide mutual benefit is optimal.
Multiple users on site could reinforce and supplement services provided, as well as share costs
for infrastructure and site improvements. In addition, a right mix of uses will create a more
lively and vigorous community at Hampshire Park.
Priority will be given to uses that do not require rezoning.
The uses proposed by the Council of Governments are allowed under the Planned Unit
Development provision of Northampton's Zoning Bylaws. The Council hopes to minimize the
extent to which additional special permits are required, in order to facilitate approvals.
Consideration shall be given to those uses which the City deems appropriate for the site.
Limit the fiscal impact on Northampton.
Since financial concerns seem to underlie the more serious political objections to certain uses on
the Hampshire Park property, find ways to ameliorate the fiscal impact or even generate revenue
for the City. For example, by housing non profit entities on the Hampshire Park property, other
non taxable properties in Northampton might be freed up for other development. Also, by
keeping the access road a private way, the City would not have the burden of maintaining and
plowing the drive.
Walter Cudnohufsky Associates, Ashfield, MA 01330 20 June 2002 (4)
Good Neighbor Covenants
Since the Council of Governments places a high priority on protecting both the existing
extended care facility and the environmental integrity of the site, we recommend that
covenants be established to ensure the site is developed, maintained, and managed in a
way that is compatible with the character of the site and the needs of Hampshire Care.
Hampshire Council of Governments
Hampshire Park Master Plan
Good Neighbor Covenants
One way to insure the tenants at Hampshire Park develop the site in a way that is compatible
with the character of the site and the needs of Hampshire Care is to establish a land lease.
The land lease will include lease covenants to be drafted for each proposed use. These
'Good Neighbor Covenants' include but are not limited to the following. Examples provided
are not comprehensive, but give the Council an idea of the protection measures addressed.
Parking
Place parking behind buildings or inconspicuous locations where
possible; well screened by existing or planted vegetation or fencing.
Property maintenance seasonal duties
Maintain hazard trees and vegetation; plow or contribute to
shared snow plowing; mow lawns and attend to plantings;
maintain site and security lighting.
Impact on abutters buffer zones
Respect the known or delimited buffer zones from use
encroachment minimize intrusion of lights, views, noise.
Use of pesticides or herbicides
Manage the property without the use of pesticides, herbicides
and phosphates or other environmentally harmful substances.
Stored vehicles
Avoid having any unused stored unlicensed vehicles stored out of doors
or in view of neighbors.
Other storage concealment
Conceal all out of door storage and trash; enclose all hazardous materials
such as fuel, salt, etc.
Forest management
Participate in the forest manage program and practices developed for the
property; encourage native plant use in landscape design; avoid planting
any invasive exotic species that might spread into surrounding woodlands.
Earth and top soil removal
Do not remove earth and topsoil from the site; set limits to regrading on the site.
Shared road maintenance agreements
Determine degree to which road improvements, repairs and regular maintenance are
to be shared;
Signs
Establish a site sign program with written restriction for number, character, and
location of signs
Hampshire Council of Governments
"Good Neighbor Covenants"
Lighting type and impacts
Establish consistent design for lighting on site, with specific attention to pedestrian
scale, eliminating light pollution elsewhere on site and of abutters.
Noise control
Establish noise restrictions including quiet periods to protect the residents of
Hampshire Care as well as other tenants.
Erosion control
Avoid any use that would cause erosion or accelerate site surface water runoff
resulting in erosion or siltation.
Use control
Establish use limitations and restrictions to encourage only the most compatible uses
and prohibit uses that are not consistent with the overall master plan for the site.
Walter Cudnohufsky Associates: Hampshire Park Lease Covenants 20 June 2002 (2)