Hadley, Allard Parcel

Design Challenge: The design challenge is to devise a plan that creates a new model for the commercial box store edge by taking advantage of the pivotal location of the site and creating a successful interface with protected farmland, residential and commercial uses without compromising on the need for mixed-use, low-impact development.

Located in Hampshire County in western Massachusetts, the town of Hadley occupies about 25 square miles and has a population of about 5,200 residents. With a rich history, dating back to the year 1659, Hadley is the site of countless relics of the past, from colonial houses and cemeteries to museums containing artifacts from days gone by. Since its founding, three hundred fifty years ago, Hadley has grown both residentially and commercially, while retaining a magnificent landscape of some of the valleys most bountiful farmland and scenic views.

Historically an active agricultural and trading center, Hadley has the most farmland acreage of any Pioneer Valley town. Recently, growth pressure has created a rift between the town’s agricultural heritage and increasing commercial and housing development. The town center, with its stately colonial homes clustered around the Town Common lies in stark contrast to the economically vital commercial strip along Route 9.

Land Use
Although blessed with extremely productive agricultural land and valuable natural resources, these areas are succumbing rapidly to residential growth and commercial development. In comparison to a 1% increase region wide, Hadley has absorbed much of the growth in the Pioneer Valley with a 13% increase since 1990. Additional growth is expected to surpass the region’s average in the next decade. While this population growth is certainly not as dramatic as some communities outside Boston, it represents a significant impact on Hadley’s land use and way of life.

Nearly 1,000 acres of open space were lost between 1971 and 1999; approximately 80% of that land was replaced with large lot residential and commercial development in outlying areas of the town.  Both of the town’s historically compact centers were abandoned for large scale suburban type development. Large scale box retail now dominates the Route 9 corridor creating congestion throughout the area.  

Housing and Community
Consistent with local and national trends, 80% of Hadley’s housing stock is single family detached units, often prohibitively expensive for young families and the elderly. The number of elderly residents continues to expand; currently the 45-64 year old age cohort makes up 50% of Hadley’s population. With the exception of housing in proximity to the Route 9 corridor, most of Hadley’s outlying development is not served by a public transportation system making access to amenities for non-drivers impossible.

Open Space and Recreation
Hadley is blessed with a waterfront boundary on the Connecticut River and a 5 mile section of the National Scenic MMM Trail running through Skinner State Park. The popular Norwottuck Rail Trail is increasingly enjoying weekday commuters between Amherst and Northampton. Weekends bring heavy use year round with trail side amenities located in Hadley and Northampton. The trail also has a link to UMASS campus on University Dr.

Agricultural and Historic Resources
One of the earliest settlements in the region, Hadley posses several historic properties in the town center and in North Hadley as well. Classic Connecticut River Valley Tobacco Barns bring visitors year round to the region.

Economy
The town of Hadley has had rapid expansion of commercial development along the Route 9 corridor which serves residents of the region with big box retail, specialty grocery stores and a multiplex cinema.

Homeowners provide 64% of the tax revenues for the town and commercial and industrial add the remaining 31% and 3% respectively.

Competition Site

The competition site, known as the Allard Parcel, is situated between the popular Norwottuck Rail Trail and the Hampshire Mall. To the east lies a large multi-familiy housing complex that is physically isolated and very secluded with the exception of its physical proximity to the Rail Trail.  To the east of the Allard parcel sharing Westgate Center Drive are the offices for US Fish and Wildlife as well as the UMASS Credit Union. Further north you will find an Applebees Restaurant, a Staples and a Howard Johnson. The north access via Westgate Center Drive lies at the intersection of two 4 lane divided thorough fares; Route 9, a primary regional E-W artery and route 116, a primary N-S regional artery. The site can also be accessed through a right of way off of South Maple Street on the west.  Currently, this access is only used by agricultural vehicles.

Zoned business use, big box retail expansion is a logical choice for any developer of this parcel given the existing use on adjacent parcels. In the new Master Plan the residents of Hadley made it clear that they want to control commercial growth in this area. Many users of the popular Rail Trail have also voiced concern over the unsightly appearance - especially back of the house views - of any additional retail space. 

The site itself is a relatively flat, partially wooded parcel with a wetland area on the southeast portion of the site. Currently all the open space is being farmed and one portion in the northwest corner of the parcel is considered prime agricultural land. Both the wetlands and the prime agricultural land need to be preserved. Agriculturally related activities can be proposed in those areas but no building or paving is allowed.

Smart Growth Challenges

The region’s Valley communities such as Hadley are suburbs of the urban core communities with a mix of developed and rural landscapes. They have a unique set of challenges and issues, including:
• Retention of community and rural character in the face of development that threatens to degrade this character and connection to the community’s past;
• Urban sprawl has resulted in loss of farmlands, open space, and important environmental assets
• Rising house prices have created a housing affordability gap
• Commercial sprawl and highway strip developments have degraded community character and created traffic congestion
• Commuting times are increasing as residents drive longer distances to places of employment.

Smart Growth Strategies

Some of the Valley Vision strategies that are particularly applicable to Hadley include:
• Zoning for mixed use village centers and infill projects
• Strategies for preservation of farmland and open space, including the Community Preservation Act and Transfer of Development Rights
• Commercial strip development controls
• Housing opportunities, including zoning for more diverse housing types and inclusionary zoning for affordable housing
• Cluster development bylaws
• Building an intermodal bicycle, pedestrian, and transit network to allow people to access city destinations without using cars
• Creating greenbelts and blueways to protect river corridors and important environmental assets.

Site Specific Resources
Hadley Site Video
Town of Hadley Website

Hadley Master Plan

Valley Vision 2 Plan

Valley Vision Toolbox for Hadley

Documents

Site #3 Hadley Competition Brief

Supporting Images and Documents

Allard Parcel Base Drawing