A Knowledge Corridor study before the Amtrak Vermonter line opened four years ago projected 28 riders per day at the Northampton station. In fact, the average is 59 for the two trains per day — a southbound run that arrives at 2 p.m. and a northbound train at 4 p.m., noted Masterson, the city’s Economic Development director.
“And that’s inconvenient service, in the middle of the afternoon,” added Mayor David Narkewicz. “If they made it convenient — get on in the morning, go to Manhattan, and come back the same day — it would be interesting to see the numbers. Even now, on the weekend, there’s a line around the parking lot, with students and other folks trying to use the service.”
The proposed broadening of the Vermonter service, which would bring two morning trains to Northampton and two more late in the day, will be supported by the expansion of the rail platform at the station. The project to lengthen it and bring it up to ADA code is expected to be completed this summer.
That’s been complemented by a series of major projects on the Pleasant Street corridor, from a $2.9 million infrastructure upgrade, making the street safer and more navigable for motorists, bicyclists, and pedestrians, to the completion of the roundabout at Pleasant and Conz streets and a number of residential and mixed-use developments along the thoroughfare.
Currently, Valley Community Development Corp. is building a $20 million, mixed-use project called the Lumberyard, which will feature 55 residential units, 3,100 square feet of retail space, and 2,200 square feet of office space.
“We’ve seen lots of development on Pleasant around the rail,” Narkewicz said, and with good reason. “Millennials and younger people want to live in a place where they don’t have to own a car — they want Uber, car share, bike share, access to rail, access to good bus service. And businesses and housing developers see that and are interested in locating here.
“The whole entrance to the city has been upgraded and improved,” he went on, “and in a way, it helps grow the downtown and creates another corridor for Northampton.”
It’s just one example, Masterson added, of the ways public and private investment spur each other, pumping new life into a city already known for its vibrant economic and cultural life.
It Takes a Village
Take, for instance, the impressive volume of work that continues in the Village Hill neighborhood, including a new, $4.1 million headquarters for ServiceNet and the $1 million renovation of a long-vacant Northampton State Hospital building that now houses the Conway School of Landscape Design.
“They used to be in Conway,” the mayor noted, “but they basically decided that students that want to go to a landscape school want to be in a more urban environment, so it’s a perfect fit, and we’re excited they’ve moved to Northampton.”
Meanwhile, the $6.5 million Columns at Rockwell Place transformed another long-dormant hospital structure into a 25-unit residence, with 12 units currently sold, five leased, and eight available. Behind that is Christopher Heights, an assisted-living facility that opened in 2016, and Village Hill Cohousing broke ground last fall.
“So you have this whole diversity of senior living, independent living, and you’ve got some commercial redevelopments, which is very exciting,” Narkewicz said. “And the campus itself has walking trails, open space, community gardens, and it’s only a 10-minute walk from downtown. So, from a sustainability standpoint, it fits the model of not wanting people building subdivisions way out on the edge of town that require roads, services, and more car trips. There’s even a bike-share station there, so you can hop on a bike and go downtown.”
In addition to the usual ebb and flow of small businesses, the Atwood Drive Business Park is fully open just off 1-91 exit 18, boasting a 60,000-square-foot building for the Family Probate Court and other judicial tenants, and two 40,000-square-foot buildings with a host of healthcare tenants, including Cooley Dickinson Health Care and Clinical & Support Options.
Meanwhile, the venerable Autumn Inn on Elm Street was sold last year for $2.25 million to Saltaire Properties, which specializes in breathing new life into outdated hotels. At 60% occupancy, the 32-room inn — which has been renamed the Ellery — would generate annual guest spending of $500,000 and room revenues of $1.1 million, in addition to $34,000 in property taxes and $66,000 in hotel taxes to the city.
And, of course, the cannabis trade continues to be an economic driver. Masterson noted that the city’s 0.75% meals tax brought in $171,000 from November 2017 through January 2018, representing taxes on $22 million revenue. Over the same three months a year later, following the launch of adult-use cannabis sales at New England Treatment Access (NETA), the figure was $187,000, a 9.3% increase that reflected $24 million in revenue.
“One can fairly assume that people who came to NETA also spent some money in the city, and a number of store owners recently said they had seen an uptick in business, so we’ll see if that continues.”
The mayor has been quick to temper people’s long-term expectations because, for most of that recent three-month period, NETA was one of only two recreational marijuana retailers in the state. Since then, INSA in Northampton began selling, and other communities, like Amherst and Chicopee, are expecting businesses to open soon.
“It’ll be interesting to see how the market shakes out once there are more available — and Connecticut and New York are moving quickly to legalize, too,” he said. “We definitely see a lot of Connecticut and New York plates.”
What he hasn’t seen is an uptick in crime or other negative impacts. NETA has been diligent in paying police officers to help manage traffic and renting parking from surrounding businesses and property owners to manage the rush, which was especially significant early on.
That bodes well for other cannabis businesses that have approached Northampton, not only on the retail side, but also manufacturers making food products, a testing lab, and a major cultivation facility to be located at a former gravel pit in Florence.
“For whatever reason, Northampton is viewed as a good place for the cannabis industry,” Narkewicz said. “We’ve been very open and welcoming, our zoning is straightforward and not discriminatory toward cannabis, and we did not put any caps on the number of retailers we would allow here, like many communities have.
“I think people feel Northampton has a kind of built-in visitorship and vibrancy and is a regional destination,” he went on, “so I think they feel like cannabis will incorporate well into the rest of the retail and cultural market here in Northampton.”
Speaking of culture, Northampton continues to thrive on that front, thanks to successful developments like CLICK Workspace, which has melded co-working with a robust arts calendar at its Market Street location since 2016, and the purchase of 33 Hawley St. by the Northampton Arts Trust, which is spending $6.8 million to convert it into a multi-dimensional arts, cultural, and education center.
“That’s one reason tech entrepreneurs want to be downtown,” the mayor said. “They want to be in a place that has culture.”
Meanwhile, annual visitorship to the Academy of Music, Three County Fairgrounds, the Paradise City Arts Festival, Smith College Museum of Art, WEBS, Thornes Marketplace, the city’s hotels, and its major one-day downtown events totals nearly 1.24 million annually.
Northampton at a glance
Year Incorporated: 1883
Area: 35.8 square miles
Residential tax rate: $17.29
Commercial tax rate: $17.29
Median Household Income: $56,999
Median Family Income: $80,179
Type of government: Mayor, City Council
Largest Employers: Cooley Dickinson Hospital; ServiceNet Inc.; Smith College; L-3 KEO
* Latest information available
Northampton has seen a number of generational business transactions in recent years, as entrepreneurs who were part of the city’s original renaissance 30 to 40 years ago are retiring and passing their enterprises to family. The downtown also sees continual lateral moves, and vacancies fill quickly.
“We are still viewed as a very vibrant destination downtown where people want to locate their business,” Narkewicz said. “And they’re local businesses. We do have a few national chains, but mostly locally owned businesses.”
They’re drawn by the city’s low single tax rate — $17.29, which falls well below the commercial rate in nearby communities — but also by a culture of local loyalty, he added.
“People here support local businesses. Our neighbors are running these businesses, and the people who work in them are our neighbors, too, and when you spend money in these stores, it has a multiplier effect in the community.”
He said editorial writers have occasionally written the city’s obituary over the years, or at least wondered when the decline will occur, but when he attends conferences with other mayors and municipal officials, the feeling he gets is that everyone wants to be like Northampton.
“We’re proud of what we have here, but we don’t take it for granted, and we don’t rest on our laurels,” he told BusinessWest. “We continue to do what we can to promote local businesses and make strategic investments that will help our local economy grow and thrive, and provide jobs and revenues the city needs to provide the services we want to provide.”
It’s a cycle that keeps chugging along, like the morning trains that could start pulling into Northampton’s station later this summer.
Joseph Bednar can be reached at [email protected]