HILLSDALE HAMLET STAKEHOLDER INTERVIEWS SUMMARY
October - November 2009
Interviews to collect information and identify opportunities for the Hillsdale Hamlet Design and Development Plan were conducted by Meg Walker, Norman Mintz and Sarah Crowell. This summary represents a compilation of the most frequently mentioned issues and ideas that emerged from the interviews, as well as unusual ideas that we deemed important to convey, and should not be viewed as the consultant’s recommendations. This information comprises just one component of the data that PPS is collecting as part of the Hamlet planning process. Information from the community is also being gathered through Resident and Business-Owner Surveys, as well as a Community Workshop.
Interviewees
Town Officials/Staff
Art Baer, Hillsdale Town Supervisor
Peter Cipkowski, Town Board, Chair, Park and Rec. Committee
Augie Sena, Town Board
Craig Norton, Zoning Board of Appeals Chair
Hank Henward, Chair of Planning Board
Patti Rohrlick, Hillsdale Planning Board
Caroline Stewart, Friends of Roe-Jan Park, Hillsdale Farmers Market, Hillsdale Economic Development Committee
Richard Briggs, Highway Superintendant for the Town
Ruth Dodds, Zoning Board Secretary
Lex Lalli, Former Chair, Historic Preservation Committee
Janis Smythe, Chair, Green Solutions Group
Hamlet Committee
Amelia Robedee-Sydlosky, Hamlet resident, Day Spa
Robina Ward, current chair of the Historic Preservation Committee and Hamlet Committee member
Mike Dvorchak
Bart Ziegler
Matthew White
Local Business Owners
Chuck Weldon, IGA Supermarket
Ben Tritt, Goliath Art Gallery
Ed Herrington, Herrington’s Lumber
Kelly Fox, Mt. Washington House
Joe Hanselman, owner of Taconic Valley Lawn and Garden,
Tony Avenia, owner of B&G Wine and Gourmet
Jim Chambers, Organic farmer
Mary Lou Kersten, Realtor
Residents
Gaye Hoffman, Hamlet resident
Cynthia Magyar & Ken Sabin
Affordable Housing
Ellen Levy, Chair of the Housing Committee
Tony Hoetzel, Housing Action Council consultant to the Housing Committee
A summary of the results of these interviews has been organized under major themes:
1. Economic Development
A. Destinations
Existing destinations -- interviewees listed the following important places in the Hamlet:
Herrington’s Lumber Yard is one of the largest employers in the county, employing over 100 people. It was the only lumber yard in the county until Lowes opened in Hudson.
IGA Supermarket is the second most popular destination. The IGA is the main attraction for people of all incomes, whether locals or second homeowners.
Restaurants: Hillsdale House, Hillsdale Country Diner.
Small shops are popular with local residents, but have a high turnover.
Farmers Market, held every other week in the warmer months, is a gathering spot for the community, but its high prices discourage many locals from shopping there.
Goliath Art Gallery is a great opportunity and could become a magnet for the artist community. It could bring people into the community and become part of a vibrant arts- oriented district.
The Roeliff-Jansen Library is an important destination in the Hamlet that will be moving to new quarters across from Roe-Jan Park.
Taconic Valley Lawn and Garden is also a popular seasonal destination for many second homeowners.
Other shopping destinations outside Hillsdale:
For major purchases, most Hillsdale residents drive to Great Barrington or Hudson, and sometimes they go to Millerton and Chatham.
B. Economic Development Strategies
Tourism
The county’s and Hillsdale’s economic development strategies revolve around tourism, building on visitors who are drawn to Hillsdale’s rural character and its B&B’s, and to Catamount for skiing and its adventure park. In addition, hikers visit the Taconic State Park and Bash Bish Falls, and bikers enjoy the quiet country roads. Many tourists simply drive through Hillsdale Hamlet on their way to these destinations, so they must be given reasons to stop, to shop, dine and stay overnight.
Hillsdale could become a center for biking once the Rail Trail is completed, attracting new commercial development related to biking such as shops, restaurants and more B&B’s. Millerton is a good example of a local town that built a new economy around rail trail visitors and the races held there. A challenge is that tourism tends to be seasonal and weekend-focused, with fewer people coming during the week or during off-peak seasons in the spring and fall.
Roe Jan Park, in conjunction with the Hamlet Park, could become an event venue. Visitors could be attracted to hold weddings, fundraisers, festivals and markets in both parks, thus bringing business to local restaurants and B&B’s in the Hamlet.
Second Homeowners
Catering to the needs of second homeowners is the next largest economic driver for Hillsdale and its Hamlet. These part-time residents have energized the real estate market, keeping housing prices higher than they would otherwise be. They are the primary market for construction materials (Herrington’s Lumber Yard), garden supplies (Taconic Valley), gourmet foods (B&G Gourmet Foods and Liquor) and local restaurants and high-end shops. Although they seek other dining opportunities, and arts and cultural destinations, there are several challenges to serving this market: competition from Hudson and the Berkshires; not enough critical mass to keep a luxury restaurant like Aubergine or more than a handful of restaurants and shops going year-round; like tourists, the second homeowners are weekend focused. Hamlet-wide WiFi was often mentioned as a way of attracting people to the Hamlet.
Regional partnerships
Hillsdale should partner with other viable economic destinations in the area, such as Millerton and Amenia, to market itself as part of a regional tourist destination. Hillsdale should push the Rail Trail to completion faster in order to connect to towns to the south. It could then become part of a regional biking and recreational network.
Historic District/ Renovation of Existing Buildings
Many see the new Historic District designation as a catalyst for revitalization of the Hamlet and, consequently, as a way to attract new investors. As in Kinderhook, Hudson and Corning, existing property owners may be encouraged to restore their buildings through historic tax credits on the cost of renovation (e.g. 20% federal credit, 6% state credit on commercial properties) and loan programs, leading to outside interest in the Hamlet. New commercial uses could be attracted to historic buildings such as the Town Hall, the former Aubergine Restaurant, the former Electronics Store and even the Library.
New Residential Development
With the completion of the new sewer, some hope that new residential or mixed-use development will be attracted to the Hamlet. Interviewees saw this in a variety of forms: senior housing; affordable or mixed-income housing; mixed-use with retail or artisans’ studios and housing; and, an “artists’ colony.” New senior or other residential development would need more shops and services, and create more local jobs. Hillsdale is not an ideal location for senior housing or assisted living as there is no hospital nearby and no pharmacy, but many older residents would like to sell their homes and downsize, while staying in the Town. Salisbury, CT Housing Trust is a good model managed by a local non-profit that finds tenants who can get a mortgage. The housing trust retains control of the property to keep it affordable. Canaan and Salisbury also have good models of continuing care retirement communities.
A developer, Howard Dean, proposed creating a “Tuscan Village” of 200 units on White Hill. The higher density would have required a zoning variance, but many people felt it was too upscale and dense for the Hamlet.
The Arts
Arts are beginning to play a big role in the Hamlet with the opening of Goliath Gallery and Michael and Eileen Cohen’s purchase and renovation of the Masonic Temple as an art storage facility. Goliath could be the anchor around which an arts district forms with galleries, studios, artist live/work spaces, artisans’ workshops, a cinema and boutiques.
Home Improvement Businesses
New commercial businesses could be attracted to the Hamlet because of Herrington’s popularity. Interior decorating shops, antique shops and furniture stores could build off of Herrington’s as an anchor. The challenge is that Hudson and Great Barrington may have this market cornered.
Local Foods/ Local Agriculture
Many hope that the recent interest in organic farming in Hillsdale and the popularity of the Farmers Market could help to transform the Hamlet into a magnet for foodies seeking fresh produce and locally produced foods. Roe Jan Park could became a focus of education in organic and biodynamic farming, as well as a venue to teach kids and youth about gardening through community gardens. Area institutions such as Hawthorne Valley Farm and School, Bard College and Camp Hill Village could partner with the Town and non-profits to make this happen in Hillsdale. Attracting a culinary institute like the CIA or the French Culinary Institute, or Blue Hill farm-to-table, could help to put the Hamlet on the map and revive the Aubergine Restaurant.
Major Commercial or Institutional Anchors
Stimulating investment in major anchors (old and new) could change the economic environment. For example, an educational facility or sports related development could be considered. Within the core of the Hamlet there are two sites that could be developed as commercial hubs: the area around Herrington’s and the area behind Mt. Washington House, which could possibly be subdivided to create lots for commercial development. Currently the Four Brothers Plaza and the former Independent building are underutilized anchors. They could be redesigned to include more “highway business” uses. However, to some, they represent the kind of development – car dependent, not in the Hamlet or walkable from other destinations – that is outmoded and not economically viable in the future.
C. Commercial Needs
Interviewees listed the following commercial uses that they would like to see in the Hamlet:
Bookstore
Pharmacy (especially to serve senior population)
General store
Coffee shop
Sandwich shop
Bank
Another upscale restaurant like Aubergine, with catering hall
Day care center
Car wash
Florist
UPS store
More restaurants
Bike shop or bike rental
Tea shop
Inn with catering
Farm stand or public market
Jiffy-lube
More B&B’s
Shared office incubator
2. CIRCULATION
There was unanimous sentiment that speeding and truck traffic discourage people from walking and businesses from locating in the Hamlet. There is generally a strong demand for improved sidewalks and a more walkable Hamlet, and many felt that decreased car dependence and better parking will attract new businesses to the Hamlet.
Pedestrian improvements
People want to be able to walk to many destinations in one trip. Poor or non-existent sidewalks, along with the volume and speed of traffic on Routes 22 and 23, create an unsafe pedestrian environment. The crosswalk on Route 23 should be better marked and signed (or signaled) to allow for safer crossing, and a similar crosswalk should be added on Route 22 near Stewart’s. The intersection of 22/23 should be more pedestrian-friendly and the popular short-cut to the Post Office should become a good pedestrian path. Sidewalk maintenance (cleaning, shoveling snow, making sure they are clear of weeds, etc.) is the property owner’s responsibility in Hillsdale, while repair (patching and reconstruction) comes under various jurisdictions (County, Town, etc.) depending on the road. These policies and responsibilities need to be clarified and enforced to make sure that the work is getting done.
Traffic calming
Hillsdale Hamlet is the gateway to Berkshires, and may even be on the most popular route to get there, but traffic usually speeds through and seldom stops. Some drivers pass through the town at 50mph if they get a green light at the intersection. There is a need to enforce lower speed limits (e.g. 30 mph) in the whole hamlet, but drivers should be particularly encouraged to slow down as they approach the Hamlet, first to 45 mph and then to 30 mph. On Route 23, engine brakes on trucks make a terrible noise when the trucks slow down suddenly.
Besides sidewalks, there is also a need for a designated bicycle lane, which will not only narrow travel lanes, but also act as a traffic calming method. The 23/22 intersection could be better designed with a roundabout and a beautiful monument in the middle to lower speeds. The end of Maple Street should be closed at the intersection and a new access street added further to the south.
Streetscape improvements/Amenities
· New sidewalks with curbs on all state roads and on Anthony Street
· Route 23 should be lined with street trees to beautify the street and slow traffic.
· The number of curb cuts should be reduced.
· Remove dumpsters from street view.
· Directional (wayfinding) signage should be improved.
· Add an information kiosk or notice board in front of Hillsdale House.
· Sidewalk maintenance and repair policies clarified.
· Better street lighting.
· Benches and seating.
· Bike racks.
Public Transportation
Currently, there is no public transportation to serve the needs of the community. People, especially seniors, would like to be able to hop on a bus and go to Hudson. The introduction of buses will provide a great opportunity to improve the connectivity between destinations within the Hamlet and regionally (e.g. from Catamount to Hudson). A possible bus route could run along Route 23.
Parking
The lack of parking is discouraging businesses from locating in Hillsdale. Interviewees were unanimous in agreeing that a municipal parking lot is needed, especially for customers so they can park once and walk around. Possible locations include: Herrington’s Lumber Yard parking lot; empty lots on Route 23; next to future Town Hall (former Library); behind Mt. Washington House.
3. PARKS, RECREATION AND OPEN SPACE
Roeliff Jansen Park
The Roeliff Jansen (Roe Jan) Park is managed by the Town of Hillsdale, but is located in Copake. To maximize uses and programming, and create a better connection between destinations, Roe Jan Park and the Hamlet Park should be planned and managed together.
It is hoped that Roe Jan Park will be used for more active recreation than Hamlet Park. The sheds and barns there could be rented for weddings, barn dances, birthday parties, performances and environmental education. This could attract people to other destinations in town such as stores and restaurants. Many felt that eventually all the ball fields/courts could be concentrated in Roe Jan Park and it could host Little League games, etc. Nature walks, trails, a dog park and a community garden could also draw people to the park. There are many opportunities for programs that could engage more of the community: e.g. the firemen could host a town BBQ, a “folk Tanglewood” could be located there, farmers could take classes in organic farming, etc. It was suggested that a participatory planning process be conducted for Roe Jan Park, and that its planning and programming be coordinated with that of the Hamlet Park.
Hamlet Park
Currently the Hamlet Park is mainly used for the Farmers Market, as a baseball field for Little League and as a toddler playground. The Memorial Day Tag Sale was held there and it was a huge success. It could be more integrated into the Hamlet in terms of visibility, signage and access. A more attractive playground, and beautiful garden atmosphere with trees and shrubs, could make it into a lovely place for seniors and for young children. An intimate performance/amphitheater space, such as that in Camden, Maine, or on the Bryn Mawr campus, could complement a larger outdoor performance space at Roe Jan Park for music festivals and other performing arts events, as well as outdoor movies. A structure or pavilion could be added for picnics and events. The basketball court draws younger people and should stay but could be better utilized if it was lit at night. Currently people have to travel out of town to play tennis and this was an active use that was suggested for the Hamlet Park to replace the ballfield. A skatepark was also mentioned as a good use to draw youth to the park.
Programming and Management
Currently, there are an organized holiday tree lighting and Santa visit, as well as an Easter Egg hunt in the Hamlet Park. However, there is a strong desire to engage the local talent that lives in the hills to generate more interest and create new events and programs in both parks. Programs in the Hamlet Park, in the Hamlet and possibly on a closed street (e.g. Anthony Street) could include the traditional Memorial Day Tag Sale, bringing back Community Day (in the Hamlet), a 4th of July celebration, outdoor movies, ice cream vending, and street dancing at night. People are eager to involve kids and youth in these programs. A Youth committee could be formed to manage many of these events. There is little for youth to do in the Town (and most of the youth programs are run by the Town), so some viable options, run by the kids themselves, would be welcome.
Other outdoor public spaces
Despite challenging topography, the Hamlet could certainly turn into a vibrant downtown with a great plaza surrounded by great retail and adequate parking. The loop at Cullen Park could be closed to traffic in the summer with outdoor tables and seating. A little pocket park could be created at the entrance to the path to the Post Office and it could potentially have a community info/events board or a kiosk.
Rail Trail
The state has bought this property and there is a wide support for extending it through Hillsdale as soon as possible. The Town needs to think of the Rail Trail as a way to knit destinations together in the town, county and region. The Rail Trail should connect to the Hamlet Park and Roeliff Jansen Park. A separate path should be built linking the rail trail to the new library, and under or over Route 22 and the stream to the facilities on the other side. Future uses around the Rail Trail could revolve around arts, tourism, and entertainment. With ample parking close by, this could become a restaurant or arts district. The Rail Trail in Millerton attracted people to open restaurants and shops, and now over 1000 people come to town to compete in the races.
More gathering opportunities
The Farmers Market is a good example of the type of use that creates a sense of community and many people would like to see more such community gathering opportunities. The Hamlet should be an “all-year-round version of the Farmers Market.” If you meet the needs of the Hillsdale residents by providing a “stimulating environment with local flavor” you will also attract tourists. There is no need to cater to tourists first. The Hamlet Park could offer more opportunities for the community to get together and a General Store would also provide a venue for spontaneous interaction. “Strip malls are not successful in attracting people.” “There is a need to draw people off Route 23 year-round with a larger sense of community.”
4. COMMUNITY CHARACTER
Interviewees stressed the following ways to enhance the Hamlet’s identity:
Rural quality
People generally value Town’s rural, bucolic character and its beautiful setting. Preserving the open space around the Hamlet is of particular importance to everyone, and some felt that by increasing the density within the Hamlet and its economic viability, this could more successfully achieved (a Smart Growth principle). Many felt that new development outside of the Hamlet, which would threaten the rural character, should be discouraged. Some felt it is equally important to preserve farmland in the Town.
Historic character
Hillsdale is a designated historic district and is going for federal designation. Preserving the historic character of Hillsdale is the highest priority. Many people choose to live in Hillsdale because of its attractive architecture and small-town character. There is a general dislike of the architectural character of the IGA in contrast to the historical quaintness of the Hamlet, and some proposed ways to improve or hide it.
Building conditions
There were complaints about the condition of buildings in the Hamlet, although it is hoped that the historic district designation will encourage people to fix up their buildings. We were told that many property owners are afraid their taxes will go up if they paint or upgrade their buildings. Storefronts and commercial signage were also mentioned as needing improvement.
Beautification/ landscaping
Short-term beautification of the Hamlet’s public spaces could include adding barrels of flowers, flower beds, street trees and tree planting in the park. Individual residences could be greatly enhanced by simply painting the fronts and mowing the lawns. A long-term recommendation that was frequently mentioned was burying the power lines.
5. ZONING, LAND USE AND TAX ISSUES
Zoning and Planning Boards
There should be better integration and coordination between the Zoning Board of Appeals and the Planning Board. Some said that Hamlet residents should be better represented on the boards and committees, and communication to Hamlet residents could be improved, although it was also stated that efforts have been made to increase Hamlet representation. “One of the most difficult issues is getting the word out to people who might want to attend meetings.” Property Maintenance Laws were mentioned as a way to ensure that buildings be kept up in the Hamlet, but these would have to be effectively enforced.
Community involvement and support
Many local residents react negatively to newcomers and second-home owners and feel they are “changing the face of the town.” Although the Town’s power structure is changing dramatically into a more open system, there is a large group of 100-150 people who still feel left out. They are often against zoning changes because they feel that their rights as property owners are being restricted. In addition, the majority of people living in the Hamlet are on or below the poverty line, and their needs are completely different from many of the other affluent residents and second-home owners. They may have property, but no disposable income.
The “first step [in making any changes] is to get the community on board.” Most of the landlords in the Hamlet don’t have the resources to fix up their properties, but “if a variety of stakeholders and activities get on board, the idea of upgrading properties could take off.” Some felt that by working together toward common goals, for example the Veterans’ Memorial, these barriers can be overcome. For some, the lack of community support for some kinds of development and commercial businesses is also a barrier to achieving economic development goals. There is a disconnect between what people want and what is economically viable.
Design Guidelines.
Most interviewees familiar with them like the Siting and Design Guidelines that were included in the comprehensive plan. However, some argued that the intention is sometimes overlooked when you follow the “letter of the law.” For example, the original plan for the IGA was better than what was eventually built, but it was not set back from the street with parking behind, so the proposed plan was not accepted by the Zoning Board. There has been quite a bit of controversy regarding the IGA that was built even though it meets the Design and Siting Guidelines. “It was intended to be a little Main Street strip, but did not come out that way.” Residents are unhappy with the location of the dumpster and the loading dock which requires tractor-trailer trucks to block Anthony Street. It was suggested that an Architectural Review Board could ensure compliance with the Design Guidelines and, if made up of design professionals, could be better suited to review architectural plans.
There are currently no Historic District guidelines, however, if commercial entities within the district take advantage of federal and state tax credits, they will have to agree to design oversight by the State Office of Preservation.
Property taxes and assessments
A deterrent to the upgrading of properties is the misconception (or not?) that a landlord’s property taxes will increase if the building is painted, renovated or even maintained. Many people mentioned this fear as a major issue in the Hamlet. The Sewer Assessment is also viewed by some property owners as a burden, and the way the fee is determined seems inequitable to some.
6. CIVIC BUILDINGS AND USES
Library
The Library is moving south of the Hamlet to a new building adjacent to Roe Jan Park. Many people interviewed were sorry to see the facility leave the Hamlet as it has been an important destination for decades and complements the other uses in the Hamlet. However, the new Library will serve Hillsdale, Copake and Ancram so its new location makes sense to others. The new library should have educational and retraining opportunities for youth and adults.
Town Hall (old and new)
There were mixed feelings about moving the Town Hall to the former library. Some felt the building should house a commercial use. The library, for others, is suitable for the Town Hall because it already has a large room that can accommodate 80-100 people, plus two large offices on the main floor and the basement can become shared office space. In the future, it can be expanded without compromising the building.
The existing Town Hall could become a community building linked to the Hamlet Park: a youth center with pool tables, arts and craft programs, board games, or a Recreational Center that accommodates after school space with playgrounds and even some commercial use. The Town Court may remain in the existing building. The VFW also needs a building and the Historical Society could use display and storage space for its archives.
Former School Building
While it is not in the Town of Hillsdale, many people regretted that a new use had not been found for the old school building. Suggestions included community-oriented uses that will also bring people to the Hamlet, such as senior housing, a private school or a community college. The building is well-loved and people would like to see it preserved.
