2003-Downtown-Development-Plan Reduced

DOWNTOWN DEVELOPMENT PLAN
Town of Adams, MA
Chan Krieger & Associates
Planning and Architecture
Reed Hilderbrand
Landscape Architecture
GLC Development Resources
Economic Development
July 2003
Funding for the preparation of the Adams Downtown Development

Plan was provided by the Massachusetts Community Development
Block Grant Program through the Department of Housing and
Community Development, the Town of Adams, and the Margery &
William Barrett Fund for Adams, Cheshire and Savoy.
Downtown Development Plan
Table of Contents
Preface
Executive Summary
INTRODUCTION
Adams Downtown Revitalization Program

The Planning Process
Current Projects Underway
Plan Goals and Purposes
5
6
8
10
SECTION I: Current Conditions and Analysis

INVENTORY AND ANALYSIS OF EXISTING CONDITIONS
13
A. Downtown Business
Retail Market
Office Market
13
B. Downtown Housing
Residential Market
20
C. Downtown Physical Design

1. Buildings and Streets
2. Hoosic River
3. Parks and Open Space
4. Pedestrian Linkages and Circulation
5. Traffic, Parking and Infrastructure
25
13
18
20
CONCLUSIONS
25
31
33
37
38
44
SECTION II: Plan Recommendations and Implementation

OVERVIEW
47
A Vision for Downtown Adams
47
THE DOWNTOWN DEVELOPMENT PLAN
53
A. Plan for Business Development
53
B. Plan for Housing

Short Term Strategies
Medium and Long Term Strategies
57
C. Plan for Physical Design

3. Hoosic Riverside Parks
64
59
63
66
69
72
74
79
IMPLEMENTATION
83
Acknowledgements
89
Town of Adams, MA
Preface
For 225 years, Adams has flourished in the Northern Berkshires.

First, as a farming community of Quakers, and later as a center of
manufacturing around the Berkshire Mills. Today the mills are long
gone, and Adams faces a new century and new challenges. For
Adams to remain a vibrant community, it must transform its downtown
- a downtown that was built to serve very different needs. Today
Downtown Adams must compete with regional shopping centers and
other attractive and exciting downtowns in the Northern Berkshires.
The following plan sets out a blueprint for the transformation of
Downtown Adams that capitalizes on Adams strengths as a diverse
and historically rich settlement set within a spectacular natural
environment.
It seemed a road for the pilgrim to enter upon who

would climb to the gates of heaven . . . it was such
country as we might see in dreams, with all the delights
of paradise.
Henry David Thoreau
- on his ascent of Mount Greylock
Preface
INTRODUCTION
The Town of Adams lies 175 miles west of Boston in the Northern
Berkshires along the banks of the Hoosic River. The Town was
incorporated in 1778 and named after the revolutionary patriot
Samuel Adams. Adams began as a Quaker farming community but
was soon caught up in the industrialization across New England. By
1850 industrial workers outnumbered farmers. The Town emerged
as a primary manufacturing center with the culmination of the
Berkshire Mills in the late 19th Century. Adams reached its peak
population of 13,525 residents in 1925.
Adams has emerged into the 21st Century very much changed from
its peak in population nearly 80 years before. The Northern Berkshires
industrial economy has significantly declined, following national
trends. While several larger industrial manufacturing employers are
left in the region - such as Specialty Minerals - less than 23% of
Adams residents still work in primary industries. Adams is becoming
more of a bedroom community for the larger employment centers,
North Adams and Pittsfield. As such, Adams has an excellent stock
of good quality single family housing at competitive prices relative to
nearby towns such as Williamstown. Adams has a well regarded
school system, good community services and low crime rates.
Cheshire Lakes in Berkshire County
At the same time, Downtown Adams has declined as a retail

destination within the region. The advent of regional malls, stores
such as Walmart, and an overall decline in population in Adams and
the region, have left the downtown with vacant storefronts and
retailers performing well below regional benchmarks.
Adams Downtown Revitalization Program

In August 2000, the Adams Community Development Department
and the Berkshire Chamber of Commerce formed a partnership to
implement the Adams Downtown Revitalization Program. The
program was directed to:
The Town of Adams in 1948
1) Defining a shared vision of downtown;

2) Strengthening and expanding downtowns current businesses;
3) Attracting appropriate new businesses within downtown;
4) Promoting and marketing downtown to improve its image; and
5) Enhancing the appeal of downtowns public and private real
estate, consistent with the shared vision.
A committee of Downtown stakeholders - including downtown
merchants, financial institutions, building owners, community
organizations, etc. - was formed to guide revitalization projects and
activities. The major task for the Downtown Development Committee
was to assist the Town in developing a comprehensive redevelopment
strategy to direct public and private investment in the downtown.
INTRODUCTION
Town of Adams, MA
The Town of Adams today

5
The strategy, or downtown development plan, was to identify actions

necessary to: strengthen existing businesses and recruit new,
appropriate businesses to the downtown; eliminate blighting
conditions; and physically redesign downtown as needed to promote
historic preservation and enhance tourist-based economic
development opportunities.
The Downtown Committee was also tasked with advocating the plan
and working with property owners to implement the shared vision.
The Planning Process

The Downtown Development Committee met monthly for its first
year before the Towns consultant team was on board. Community
Development and Chamber staff assisted the Committee in
identifying and prioritizing issues and in developing a vision for
Downtown Adams. With this effort as a strong foundation, the Town
hired Chan Krieger & Associates to prepare the Downtown
Development Plan. The Downtown Committee met four times in 2002
with the consultants to guide the direction of the planning initiatives
with Town staff. Meetings in Adams occurred on the following dates:
January 9th, 2002
April 24th, 2002
May 28th, 2002
June 25th, 2002
In addition to these meetings, a Community Design Charrette was
conducted on June 24th, 2002. The purpose of the charrette was to
generate ideas for enhancing the river as a downtown amenity. The
Hoosic River Ecosystem Partnership Project was formed with ten
local, state and federal partners to solve the temperature problem in
the Hoosic River caused by the flood control chutes through
Downtown Adams, Specialty Minerals discharges, and other
development in the watershed. Massachusetts Riverways Urban
Rivers Program provided partial funding for the charrette. Thomas
OBrien, EOEA watershed team leader, and Wendy Goldsmith of
the Bioengineering Group Inc. jointly presented the program with Alan
Mountjoy of Chan Krieger & Associates.
The charrette explored, with 30 citizens and interested parties,
possible solutions to environmental problems and opportunities for
visual and recreational improvements to the Hoosic River chutes
through Downtown Adams. The workshop was conceived to assist
the Partnership in efforts to work with the Army Corps of Engineers
as they jointly identify solutions to modify the flood chutes.
The planning process continued in a public presentation to the
6
INTRODUCTION
The members of the Downtown Development Committee

participating in the Plans development include:
David Bissaillon Chair (NBBC Board Past President; Assistant
Vice-President Coakley, Peirpan, Dolan & Collins Insurance
Agency, Inc.)
Irving Goss (President, South Adams Savings Bank)
Joe Truskowski (President, Adams Co-Operative Bank)
Bernie Pinsonnault (Vice President and Treasurer, Smith
Brothers-McAndrews Insurance, Inc.)
James Wojtaszek (Adams Finance Committee; Assistant VicePresident, Greylock Federal Credit Union)
Chris Solari (Former Selectman, Registrar of Deeds)
Barbara Wohl (Owner, Colonial Country Shoppe)
Tim Morey (Attorney)
Marc Mularski (Owner, Standard Furniture)
Jennifer Segala (Owner, Steepleview Realty)
Jackie Grabicki (Owner, Dancecepade)
Michelle Gajda (Owner, Crafters Cottage)
Larry Frederick (Downtown building owner)
Michael Supranowicz (Vice-President and COO, Berkshire
Chamber of Commerce)
Donna Cesan (Director, Adams Community Development
Department)
Steve Vogel (Executive Director, Berkshire Enterprises)
George Haddad (Former Selectman; Owner, The Red Carpet
Restaurant)
Myra Wilk (Selectman)
Gary Lyons (Owner, Betterway.net)
Francis Wojtaszek (Former Adams Director of Public Works;
Adams Finance Committee)
Howard Wineberg (Adams Finance Committee)
INTRODUCTION
Town of Adams, MA
downtown business community on the evening of June 25, 2002.

Throughout the fall and winter of 2002 - 2003 the Plan continued to
be revised with the goal of presenting the final Plan to the Adams
Planning Board for formal adoption.
Current Projects
The Ashuwillticook Rail Trail at Cheshire

Lake
Discover the Berkshires - Adams Visitors

Center
The year 2001 saw the ultimate demise of the long-planned Greylock
Center project: a $150 million state-sponsored economic
development project planned for the region with the promise of
construction jobs, new residents, and recreational attractions at
Greylock Center above Downtown Adams. While some residents
and environmentalists objected to new development at the base of
the mountain, most Adams residents were disappointed by the loss
of the Greylock Center project and the state and private investment
that were to be made. In spite of this loss - or perhaps in response to
it - community leaders have mounted a sustained and successful
campaign to secure state funding for key projects that will positively
affect Adams future.
Most of the projects below were underway at the time of the Plans
development study:
The Ashuwillticook Rail Trail is a former railroad corridor converted

into a 10-foot wide paved universally accessible path. The
Ashuwillticook Rail Trail runs parallel to Route 8 through the towns
of Lanesborough, Cheshire and Adams, Massachusetts and has
been built in two phases. Phase 1 opened in August of 2001.
This five mile long section begins at the entrance to the Berkshire
Mall in Lanesborough and ends at the Route 8 crossing in
Cheshire. Parking lots and restrooms are available. Phase 2 is
currently under construction. This six mile long section from the
end of Phase 1 in Cheshire to the center of Adams is scheduled
to be completed in the summer of 2003. Future extensions to
North Adams are currently under study.
The $2.4 million Discover the Berkshires - Adams Visitors Center

is under construction in the Downtown by MassDevelopment
Finance Agency. Once completed, the Berkshire Visitors Bureau
staff and operations will be relocated from Pittsfield to Adams.
The center will provide tourist services and information at the
intersection of the Ashuwillticook Rail Trail and Hoosac Street.
The Town is also partnering with MassDevelopment in the

renovation of the 12,800 square foot Jones Block commercial
building on Park Street. Future tenants may include a range of
new-economy businesses involved in environmental services and
technology.
Armory Court Pedestrian Way
Jones Block Renovation

8
INTRODUCTION
Projects Underway
INTRODUCTION
Town of Adams, MA
The Town of Adams has begun reconstructing Armory Court - a

$600,000 investment to create a 220 foot long paved visual and
physical connection between Park Street and the Ashuwillticook
Rail Trail and parking resources. Additionally, the Town has
secured funding to rehabilitate the faades of the three dilapidated
buildings that abut the Armory Court project.
Maple Street Cemetery Preservation Project (2004) is intended

to ensure the historical integrity of the Cemetery by upgrading
its physical appearance, improving its visibility and enhancing
its interpretive value to both residents of and visitors to Adams.
The preservation plan for the Cemetery provided the basis for
grant funding for the construction project and assembled the
necessary information to nominate the Cemetery to the National
Register of Historic Places.
Adams Communications Master Plan and Wayfinding Program

is underway to provide a range of interpretive signage and
wayfinding signs in the Downtown as well as to and from important
gateways and destinations. The program takes its inspiration
from the setting and historical events and sites in Adams.
The U.S. Army Corps of Engineers, and the State Executive

Office of Environmental Affairs (EOEA) have begun the planning
process to rehabilitate the Hoosic River flood chutes that run for
2.2 miles through the heart of Adams. Reconstruction of the
concrete lined channel will enhance wildlife habitat, enhance the
visual qualities of the river and could allow for public access and
recreational use of the river.
The Maple Street Cemetery Preservation
Communications Wayfinding Program

(Source: Rich Kraham & Jamie Purinton, 2001)
Plan Goals and Purposes
The Hoosic River flood chutes
10
The Downtown Development Plan establishes a comprehensive

strategy for Downtowns redevelopment, which sets Town policy on
the downtown and coordinates Town implementation efforts by
focusing attention on the special needs of the downtown and its
merchants. The Committees charge was to establish goals for the
Downtown and carry out the mandate of the resulting study. The
Downtown Development Committee established, through a series
of workshops, the goals of the Plan:
Enhance the business base in Adams to attract more tourists

and regional shoppers;
Improve the physical quality of the retail environment to capture

tourists and regional visitors and drive-throughs;
Ensure that the Army Corps of Engineers develops river

INTRODUCTION
restoration alternatives that enhance the Downtowns

environmental and scenic qualities;
Improve deteriorated housing to improve image and set the stage

for higher income housing in the Downtown;
Reveal and interpret historical and cultural features such as mill

buildings, worker housing and canals;
Encourage new retail development in the Downtown rather than

in peripheral locations.
Issues of physical design, retail strategy and housing policy are often
viewed as discrete areas of expertise. The Plan goals identified by
the Downtown Development Committee and the efforts of the project
team are geared towards an integrated and multi-leveled solution to
downtown problems that simultaneously work to address all issues.
The focus of the Plan has settled upon a set of recommendations
that begin with the assertion that Adams must capitalize on its quality
of place as a community. Building on such inherent strengths,
Downtown Adams will capture the desired regional growth as a result.
While the recommendations begin with physical improvements, to
streets, open spaces, and public buildings - investing in the unique
and charming aspect of Adams - they do not end there. Success of
the Plan requires both the assertive use of the Towns resources
such as code enforcement, selective purchase of prime properties,
and the cooperation of its merchants and landowners. As such, the
Plan outlines a path for the cooperative effort of public and private
entities to share in the building of a new Downtown Adams.
As with all plans, changing conditions will require modifications to
the Plans recommendations and strategies to maintain the
documents relevance to the community. This document is intended
to be a guide for the Downtown Development Committee and the
Adams Community Development Department as they continue their
mission to enhance the Downtown environment and economic health.
Assuming that conditions change in the next 2-3 years, it will be vital
to re-evaluate Plan recommendations and determine whether new
issues or shifting priorities warrant revisions.
The Plan document is organized into two sections:

Section I is an inventory of current existing conditions, an analysis
of those conditions and conclusions drawn from them.
Section II outlines the Plan recommendations and prioritized
implementation steps needed for success.
INTRODUCTION
Town of Adams, MA
Welcome to Adams sign on Route 8

11
12
SECTION: I
Current Conditions and Analysis
INVENTORY AND ANALYSIS OF EXISTING CONDITIONS
A. Downtown Business
Key Findings:
Existing market conditions set the context for the Downtown

Development Plan. The following summary of market sectors,
including retail and office, identifies the key characteristics of the
markets in Adams. The summary also identifies where there are
opportunities to effect those markets. Changes in markets often
happen slowly, and an important part of setting the strategy is thinking
about changes over time. In some instances, change can happen in
the short term. In other instances, strategies look towards a long
term, to set the stage for the future by anticipating changes in market
fundamentals.
Lack of coordination among retailers in

operating hours and themes.
Few sit-down restaurants to support
retailers.
Lack of street amenities to attract and
retain shoppers.
Parking is occasionally difficult to find in
front of stores.
Key Opportunities:
Retail Market
Build on potential regional cluster of

crafts and furnishings.
Current Climate
The market for retail in Adams is drawn from the residents of the
Town, from residents of surrounding communities and Berkshire
County more generally. Based on analysis of the spending potential
in Adams and the region, Downtown Adams is not capturing its share
of potential retail expenditures in most categories. More than half of
the potential expenditures are going outside of the downtown, and,
given the limited retail options outside of the downtown, outside of
Adams. Sales leakage outside of the downtown is greatest in the
areas of food away from home (restaurants) and entertainment. (See
Sales Leakage Analysis table below).
Exploit outdoor recreation as a new

theme.
Support retail
entertainment.
with
food
and
Enhance existing small-scale charm of

Downtown Adams.
Sales Leakage Analysis
CES Spending Category
Adams
Spending
Potential
Estimated
Sales of
Businesses
in Adams
Downtown
Core
Food at Home
Food Away from Home
Alcoholic Beverages
Housekeeping Supplies
Home Furnishings and Equipment
Apparel and Services
Health Care
Entertainment
Personal Care Products and Services
Reading
Tobacco Products and Supplies
Miscellaneous
$ 11,735,482
$ 7,398,174
$ 1,255,484
$ 1,826,340
$ 4,789,402
$ 6,432,110
$ 8,138,690
$ 6,508,956
$ 1,964,064
$
514,968
$ 1,375,244
$ 2,835,318
$
$
TOTAL
$ 54,774,232
$ 20,920,000
$
$
$
$
$
$
$
8,820,000
2,405,000
2,100,000
2,925,000
3,420,000
450,000
400,000
200,000
200,000
-
Sales
Leakage
$
$
$
$
$
$
$
$
$
$
$
$
2,915,482
4,993,174
1,255,484
1,826,340
2,689,402
3,507,110
4,718,690
6,058,956
1,564,064
314,968
1,175,244
2,835,318
$ 33,854,232
(Source: GLC Development Resources, 2002)

SECTION I . INVENTORY & ANALYSIS
Town of Adams, MA
13
A scale comparison of Downtown

Adams and two other downtown
commercial districts:
The striking exception to this market is The Interior Alternative (TIA),

a home decoration factory outlet; customers for TIA are more likely
to be tourists drawn from several adjoining states, but the Town does
not appear to be capturing additional purchases from these visitors.
The downtown retail core itself has promise due to its inherent
physical character, as well as the continued location of the key
elements of a community shopping center as anchors, such as a
supermarket, pharmacy and banks.
Key findings of the retail study:
Population:
9,445
The Downtown has two retail cores: Park Street and Summer
Street. The distance between them, however, is too great to allow
them to function as a single center. Synergies from comparison
shopping fail to occur between the two districts because of their
relative isolation. Of the two districts, the Park Street core is
much stronger.
The Park Street core is comprised of approximately forty-two

retail, restaurant, banking or street-front service businesses. At
the time of this study, there were seven vacant storefronts. The
total retail square footage is approximately 185,000 sf, of which
approximately 40,000 sf, or 21.6%, is vacant.
Retail in the Park Street core has some of the elements necessary
to function as a neighborhood retail center - supermarket and
drugstore anchors - but it falls short of providing a full range of
daily and weekly shopping needs. In addition, there is too great
a distance between anchors and they do not have as strong a
physical connection to the rest of the downtown as would be
desirable in order to entice shoppers to walk to other retailers in
the downtown.
The Park Street core also fails to serve well in the role of the
traditional downtown. It does not provide gathering places,
entertainment, comparison shopping, or a critical mass of retail
focused around any one theme.
Adams fails to attract as a tourist destination (except for The

Interior Alternative), as it has limited specialty retail stores, poor
signage and lacks typical street improvements that signal such
destinations as benches and other enhanced streetscape
elements, attractive storefronts and, most importantly,
pedestrians in critical numbers. Presently, Adams does not give
tourists much of a reason to travel any distance to walk and
shop in Adams or even to just stop if they are passing through.
Adams two retail districts are isolated

and extremely linear. Park Streets
one-sided shopping extends nearly a
half mile from end to end.
Population:
7,725
Great Barringtons retail district is
compact, two sided, and has few gaps
between stores.
Population:
5,686
Peterborough, NH has a compact,
pedestrian friendly shopping area set
between main street and the riverfront.
14
Park Street
Summer Street
Two Retail Cores

Town of Adams, MA
15
Businesses on Park Street

Retail - daily/weekly needs:
Grocery/Convenience
Pharmacy
2
1
Apparel
Furniture
Crafts
Factory Outlet
Used/Antiques
Speciality/Gifts
Sporting Goods
Dance
16
1
2
2
1
3
3
1
3
Restaurant
Banking
Service:
13
Beauty
Office/Service
Medical
Automotive
4
7
1
1
Government
Church
Vacant
16
Stores are open hours that are inconsistent so it is difficult to

build any synergy between stores. Many store owners do not feel
financial pressure to keep late hours or conform to organized
hours.
Many merchants feel parking is limited and their patrons are

unaware of available parking behind stores on Depot Street, yet
studies suggest that existing parking on Park Street is
underutilized.
Opportunities for Downtown Retail
Retail on Park Street
Retail:
Adams should build upon its unique downtown qualities and

character, the stronger local retailers, and its future connections to
recreation and leisure attractions. Attention must be paid to
establishing a good shopping, dining, browsing, and walking
experience. In order to strengthen the retail center, attention should
be focused on first consolidating retail in one part of the Park Street
core where a high quality environment and mix might be achieved.
As that strategy is successful, improvements to environment and
mix can expand to the rest of this core. A walking circuit should be
established that allows shoppers to make a round trip of a suitable
distance, without going past the same stores twice. The connection
between the anchors and the rest of the downtown should be
strengthened. Physical connection between the emerging tourist
center - the Ashuwillticook Trailhead, the Visitors Center, and The
Interior Alternative - and the rest of the Park Street retail core is very
important.
Particular market segments to strengthen include:
Crafts and Furnishings

The potential to attract shoppers from outside of Adams should
be strengthened. The Massachusetts Museum of Contemporary
Art (MASS MoCA) has begun to increase the northern Berkshire
County visitor draw. Adams should try to attract a larger share
of these visitors and other potential visitors by offering a distinct
alternative to North Adams. This would include building on and
improving the charming smaller-scale physical character of the
Downtown by trying to find other home furnishings, craft, and
arts retailers to augment the cluster that has the potential to be
established with The Interior Alternative.
Recreation and Fitness

Encourage the promotion of a second retail cluster around
outdoor recreation as the Town promotes itself as the center for
outdoor recreation in the Berkshires. Berkshire Outfitters, located
on Route 8 south of Town, should be encouraged to relocate to
Ashuwillticook Rail Trail Projections for Ridership and Sales
The 11 mile Ashuwillticook Rail Trail promises to increase visitorship

to Downtown Adams and the region. Based upon ridership estimates
of the Cape Cod Rail Trail and the Minuteman Bikeway in Lexington,
it can be estimated that the annual ridership for the Ashuwillticook
Rail Trail could be up to 100,000*. The usage will be heavily skewed
to Summer with heavy ridership also on Spring and Fall weekends.
We have broken down the total ridership as follows:
Ashuwillticook Rail Trail Average Daily Ridership Projection

Weekends
Weekdays
Off-season
192
Summer
Spring & Fall
1,546
981
305
69
We have estimated that the average expenditure per rider would

be $13.00 (based on Trails and Greenways Clearinghouse estimates
for food, beverage and transportation adjusted to deduct
transportation and add rentals and retail) for a total impact of
$1,300,000. That expenditure would typically support 7,429 sf of
additional retail space based on the current average sales/sf in
Adams of $210/sf adjusted to $175, assuming expenditures will be
mostly for food, equipment rentals, and small retail items. We would
adjust these expenditures downwards for Downtown Adams as
some of the expenditures would be elsewhere on the trail. However,
as Adams has the only real retail presence on the Trail we would
assume that 80% of the expenditures will occur there, which would
project to 5,943 sf of additional retail space. The retail expenditures
would however be highly seasonal, which would likely result in more
space being used but on a seasonal basis.
The other benefit of the Trail is exposure for the Town of Adams to
all of the people using it. If Adams presents itself well, those using
the Trail are likely to come back at other times.
(* The Cape Cod Rail Trail has ridership of approximately 400,000/annum and the
Concord Bike Trail has ridership in excess of 600,000/annum. The Concord Bike
Trail has a much larger urban base to draw upon and it is difficult to draw relevancy
to the Ashuwillticook Rail Trail. The Cape Cod Rail Trail is more relevant. The
outdoor recreation tourism base is lower in the Northern Berkshires than on Cape
Cod and the trail system is not as extensive or attractive. Therefore, we have
assumed that the Ashuwillticook Rail Trail will draw about one-quarter of the Cape
Cod Rail Trail or approximately 100,000/annum.)
Town of Adams, MA
The Ashuwillticook Rail Trail under

construction at Hoosac Street in Adams
17
Downtown at a site directly adjacent to the Ashuwillticook Trailhead.
Food and Restaurants

A critical amenity that needs strengthening is food. Build upon
the seven restaurant and food stores in the Downtown with better
quality restaurants (with regional draw) to support retail and office
objectives. Existing restaurants and food outlets with real potential
need to be supplemented with one or two additional restaurants
that provide a unique experience for the visitor. Dining
establishments should be located in the core Park Street district/
loop.
One of the few food establishments in

Adams
Office Market
Current Climate
The office market for the Northern Berkshire region is mostly
concentrated in Pittsfield, with some availability in North Adams. Total
regional office supply is estimated at 2.5 million sf, with 340,000 sf
available (14%) (as of 2001). 80,000 sf of this space is located in
North Adams, of which 60,000 sf was brought on line as part of the
MASS MoCA development. There has been some new development
of renovated space in North Adams.
There is not a clear delineation of office space in Adams, in that
ground floor space is often used as office space. For purposes of
this inventory, office space is designated for the upper floors of
buildings. Not including the space above the Big Y Market (which is
not generally available for rental), it is estimated that there is
approximately 50 - 60,000 sf of potential office space in the downtown
area. In addition, the available ground floor space in the Berkshire
Mills Building (20,000 sf) could also be considered potential office
space. Finally, a portion of the One Commercial Place building will
soon be vacated, with approximately an additional10,000 sf of office
space availability.
Precise figures are not available, but based on the Towns Building
Inventory, discussions with property owners and Town officials, and
sidewalk surveys, it is estimated that a substantial amount of this
space is vacant.
Reflecting the low demand and occupancy rates, rents in the market
are modest, ranging from $5 - $16/sf; the upper end of the market is
at $10 - $16/sf for good quality, renovated space.
Opportunities for Downtown Office
Adams cannot compete directly with the regional employment centers
18
of Pittsfield and North Adams, primarily due to access and location

issues. However, properties within the Town can offer a good value
as an alternative for small firms, particularly those with an emphasis
on technology.
According to a study conducted by the Donahue Institute in 2002,
future office demand in the Berkshires is likely to be generated by
smaller firms averaging less than 10 employees. Technology-based
employment increased at 15 times the rate of all employment in the
Berkshires. Technology-based employees tended to be younger, better
educated and nearly half were from outside Berkshire County. Many
new companies are seeking out locations for their employees to live
and work based on their quality of life aspects. They tend to locate in
interesting spaces like renovated commercial and industrial space,
often in downtowns close to services and ammenities. Improvements
to Adams historic commercial buildings and residential
neighborhoods, and improvements to the downtown retail mix should
place Adams at a competitive advantage for new technology based
companies in the Northern Berkshires.
As noted above, based on the Towns Downtown Building Inventory,
the estimated available office supply in the Downtown core (including
Berkshire Mills) is 80,000 sf. In addition, there is ground floor space
that could also be available for retail use. It should be noted that
most of the vacant office space in Adams is in small contiguous
spaces suitable only for small businesses. The only larger spaces
are within the Berkshire Mills building, at One Commercial Place
and the Jones Block and the Carlow building on multiple floors.
Upgrading and renovation of existing office space could provide
opportunities for primarily small companies to locate in Adams. New
construction of office space is not considered an economically viable
or desirable strategy at this time.
The Jones Block on Park Street
Opportunities for renovated office space

off Park Street
Adams should look for small incremental increases in office demand

based on quality of life improvements in Downtown retail activity
and recreational amenities. Rents do not currently support speculative
renovation of historic structures with serious upgrade requirements.
Companies with capital resources wishing to locate in Adams can
find numerous affordable buildings to renovate. The current model
of the Jones Block (funding from multiple public and private sources)
should be used to renovate remaining commercial blocks on Park
Street (19-25 Park Street and 27 Park Street) for office and retail
uses. Limited office demand can be supported in the market and the
approach of supporting rehabilitation, providing elevator access to
upper floors and providing parking appears to be an appropriate
strategy.
Town of Adams, MA
19
Key Findings:
High concentration of rental properties
in downtown.
High levels of dilapidated structures
caused by low rental rates.
Funding gap precludes new market-rate
housing from being built in the downtown
without subsidy.
B. Downtown Housing
Given the current interest in Smart Growth policies nationwide,
housing policy in Downtown Adams should strive to provide attractive
and affordable alternatives to exurban and suburban development.
Such development is now threatening much of the surrounding
Berkshire countryside, impacting highways, the scenic qualities of
the landscape, wildlife habitat and water quality. Downtown Adams
has sufficient acreage and could - with adequate amenities - attract
residents to locations with far less negative impacts to the
environment.
Key Opportunites:
Long range improvements to public
realm will increase the desireability of
downtown neighborhoods.
Avoid concentrating lower income
rentals in downtown.
Mill buildings adjacent to downtown are
early opportunity sites for quality
housing.
Residential Market
Current Climate
The Town of Adams overall strength is as a residential community,
serving primarily as a bedroom community for employment centers
in other parts of Berkshire County. The most desirable residential
neighborhoods - mostly outside the Downtown - continue to maintain
their good position within the overall North County market area. Due
to the historic settlement patterns of Adams most of the Towns rental
properties are concentrated in the downtown core where nearly a
third of these rental units are in fair or poor condition. The low rental
rates that are obtainable in the Adams market appear to contribute
to this decline in property condition.
Survey of Adams Residential Markets and Climate:
Household growth in Adams has been static, meaning that any

increase in housing demand will mainly come about by gaining a
greater share of the overall regional housing market.
There is a substantial amount of existing housing in the downtown

core - based on Town surveys, an estimated 545 units exist, of
which between 475-500 are rental units.
The profile of the existing high-end renter includes a large

percentage of older, retired residents. This group will continue to
grow, and meeting their housing needs may present potential in
the long-term housing development strategy for Downtown
Adams.
Existing Housing Stock within Downtown:
Existing multi-tenant building on Summer

Street
20
The housing stock within the core downtown area is predominantly

rental. Based on the Towns 2002 Downtown Building Inventory, there
are many buildings in fair or poor condition:
Adams Downtown has

several pockets of
dilapidated or severely
dilapidated multi-family
buildings.
Dilapidated housing on Spring Street
Housing Condition
Town of Adams, MA
21
Adams has a good supply of

affordable quality homes, yet the
Downtown has too large a
concentration of rental units that
are in poor condition:
Of a total 4,400 housing units in Adams, 1,600 are rentals.
Downtown has 545 units of which 475-500 are rental.
Of the 545 units of housing in the downtown, 199 or 36% are in

poor or severely dilapidated condition.
Typical one bedroom (1BR) rents in the downtown are $275$450, two bedroom (2BR) rents are $365-$650.
Berkshire Mills rents are very strong in comparison, at $625

(1BR), $690 (2BR) and $740 (3BR).
Housing conditions and units targeted for demolition or rehabilitation
Historic houses on Summer Street in

good condition.
Of the 545 units in the study area approximately 166 (30%) are listed
in poor condition according to the 2002 Downtown Building Inventory.
Thirty-three (6%) of the total units are in severely dilapidated
condition. Nearly all of the buildings in poor condition are in multifamily buildings. Some of the buildings are so severely deteriorated
that the Town may wish to consider limited strategies of selective
acquisition and demolition of the most blighting properties. This issue
and the related issue of creating replacement housing is discussed
more fully in the housing plan.
Livability of existing neighborhoods within Downtown
Downtown neighborhoods have access to a supermarket, and

other services superior to most outlying neighborhoods.
Parking is not a problem in the area.
The primary detraction from livingin the downtown is the poor

condition of some structures, its reputation as a lower income
district and the lack of public amenities such as parks.
Low rental rates contribute to the decline in property condition.

This trend must be arrested with steps taken to lay the foundation
for creating higher end market rate rental housing in the future.
Park Street has an estimated 75 to 80 units of housing above

ground floor commercial use. Park Street presents particular
challenges for housing use due to the noise of Route 8 and truck
traffic, yet it still offers needed housing in the downtown, and
many of the buildings are attractive and well-managed.
Distribution of housing types within the Downtown
Homes in poor condition and

dilapidated housing along the Hoosic
River.
22
Downtown housing is a mix of well-maintained larger historic

homes on Summer Street (historic district) and lower income
single and multi-family dwellings on Spring Street, Pleasant Street
and Gavin Avenue.
Smaller single family homes on small lots predominate near

Webber and Hoosac Streets. (Values from $50-75,000.)
Second floor apartments over retail are common on Park Street

and Summer Street.
Housing Funding Shortfall

Capital Shortfall:
Barriers to housing creation in Downtown:

State policies and funding priorities for new housing creation focus
almost exclusively on creation of affordable housing (typically thought
of as housing for households with incomes at 80% or less of area
median incomes). Unlike many communities in the Commonwealth,
the availability of affordable housing under this criterion is not a
problem in Adams.
There is already considerable affordable housing in the downtown
core. Based on the reported rental rates almost all of the rental
housing is available at rents that would qualify as affordable under
HUD definitions (for example, rents levels for households at 60% of
the median income are $568 for one-bedroom units and $680 for
two-bedroom units). The challenge for the Town is to identify
strategies that diversify the housing stock and broaden the range of
housing options for current or potential residents in the Town, as
opposed to creating new affordable housing.
Rent levels currently being achieved in downtown property will only
support capital investment of $50-70,000/unit - this translates into
$50-70/sf of development costs or approximately 60-75% of what it
would cost to create new multi-family housing. Absent sources of
public funds to close this gap, rents need to be roughly 125-140% of
current maximum levels to support new development or rehabilitation
of the historic mill buildings. The gap is sensitive not only to rents
but also to interest rates and cap rates. Current low interest rates
keep this gap smaller than might have been prevalent a few years
ago. It is unlikely that interest rates will go even lower to reduce the
gap. Mill buildings are potential candidates for conversion and they
and other potentially historic buildings might use Historic Tax Credits
(HTC) to close the gap. The ranges above have taken into
consideration the benefit of the use of HTC.
Rent Shortfall:
Diagrams illustrate the gap between current

rents and those needed to support additional
market-rate housing construction. Either
increased rents will be necessary or capital
costs must be paid for with some form of public
subsidy.
The other factor affecting the ability of the Town to upgrade the overall
quality of the housing stock is the large number of properties and
owners, with many small buildings (400+ units are in small buildings)
and the large number of properties that are mixed residential and
commercial (185 of the 400+ units).
Opportunities for Downtown Residence
Incremental improvements to the image and quality of the Downtown
Adams environment can help, over time, to increase the desirability
of downtown properties and thus the demand for housing. The
Ashuwillticook Rail Trail and other open space improvements and
Town of Adams, MA
23
Adams has a good supply of 19th

and 20th Century industrial
buildings that lend themselves to
residential conversions.
Finding likely candidates in
locations near Downtown will help
to invigorate downtown retail and
community life.
additional retail are important drivers to improve the overall physical

conditions of the downtown neighborhood.
New demand for housing fundamentally rests on regional growth in
demand through increases in the number of households. Growth in
demand can also result from Adams gaining a greater share than in
the past of certain market segments.
General projections for the region estimate household growth at 0.5%
to 1% per year. Assuming this rate of growth, with a base of
approximately 4400 households, Adams could expect new absorption
of approximately 40 units per year. Of these new households, Adams
should attempt to attract as many as possible within existing
neighborhoods and the downtown, thus reducing demands on transit,
Town services and reducing environmental impacts from new roads
and utilities.
Housing types most appropriate for Downtown:
The Berkshire Mill building
While affordable units are important for the Town of Adams,

concentrating low-income residents in the downtown area is not
desirable. As such, new unit creation should focus on a balanced
mix of middle and higher income opportunities. A wide range of
housing types are appropriate in downtown and range from renovated
existing single family homes, to multi-tenant mill conversions and
mixed-use buildings on commercial streets.
The Berkshire Mills project has demonstrated a demand for higherend rental housing. Other mill buildings such as the MacDermid Mill,
the Old Stone Mill, the Dadek Mill and the Meehan Mill are candidates
for rehabilitation into quality rental units and would attract the same
demographic as those currently renting at the Berkshire Mills building.
The Plunkett Hospital, located within the southern Gateway to
Downtown Adams, is another candidate for higher-end housing uses.
The MacDermid Mill building
Park Street has approximately twenty mixed-use structures with

residential units over retail. These existing units range in quality.
The lowest quality units attract tenants that conflict with the goals of
the Downtown Development Plan and because of this, should be a
high priority for renovation. Funds from the Towns on-going Housing
Rehabilitation Program should continue to be used aggressively in
the downtown area. Historic restoration funds could be made
available to owners to defray costs to upgrade building components.
Faade improvement funds could be applied to commercial elements
of these mixed-use buildings to replace windows and undertake other
exterior improvements to the structures.
Mill buildings along the Ashuwillticook
Rail Trail
24
C. Downtown Physical Design
Key Findings:
The transformation of Downtown Adams to provide better retail, office

and residential options is dependent upon concerted and coordinated
physical improvements that only the Town of Adams can provide.
While the private sector can - often with public assistance - re-invest
in buildings and site improvements, the overall system of public
streets, open spaces and trails must undertake new and better
opportunities and amenities to spur private investment in the
Downtown. Better enforcement of building and zoning codes, and a
streamlined permitting procedure can help stabilize property values
and encourage responsible landowners to invest in their properties.
Downtown Adams is too large to support

active pedestrian retail in all its historic
shopping areas.
Retail anchors are disconnected from
the majority of Park Street storefronts.
Adams lacks a flexible large open space
for larger cultural events.
Park Street traffic speed and noise
diminishes the potential of downtown
businesses.

Key Opportunties:
Existing Conditions
Park Street has a collection of buildings

worthy of an historic district.
Downtown building inventory:

Despite years of low rents and marginal retail opportunities on Park
Street, the high quality of 19th and early 20th Century construction
has stood the test of time. On Park Street eight out of 10 buildings
are in fair or better condition with only three of the 30 total buildings
listed as severely dilapidated. The Jones Block at 49-53 Park Street
is currently vacant and slated for complete rehabilitation by the Town
and MassDevelopment. One critical building, which is hardly
noticeable from Park Street, is the old theater abutting Armory Court
and the Ashuwillticook Rail Trail. This building represents an
outstanding opportunity to activate Armory Court with new uses, yet
severe damage to its roof and some of its brickwork has made it
difficult and expensive to maintain or renovate.
The Hoosic River is an overlooked

amenity in the downtown.
Identify distributed parking sites for
future demands.
While not dilapidated, several retail buildings on Spring Street

currently detract from the areas residential character, with their poor
parking layout and incompatible scale. Retail uses on Spring Street
should be encouraged to relocate to Park Street sites if possible in
order to strengthen the downtowns primary commercial district. Uses
that require parking or drive-up customers should relocate to locations
on Route 8 south or north of Town. Ground level offices could relocate
to office spaces above retail on Park Street. Such buildings and
adjacent vacant lots could be considered as potential sites for future
housing.
Many of the existing buildings on Summer Street possess a quality
that is worth preserving and building-on for Adams. While much of
the retail frontage on Summer Street may not be re-used for traditional
retail uses, the potential quality of the street represents an asset for
its historic character. Preservation of these storefronts could allow
Town of Adams, MA
An example of a well-constructed and wellmaintained building on Summer Street

25
Both Park and Summer

Streets feature good
collections of historic
commercial structures.
Building Age
26
for future uses not yet contemplated, such as galleries, dance or

artist studios. The low rents in this area may allow for additional
home-based industries and galleries to locate here. Summer Street
desperately requires streetscape improvements, however, to be
attractive to potential re-use enterprises.
Downtowns architectural fabric:
McKinley Square has perhaps the finest collection of civic buildings
in the Northern Berkshires consisting of Notre Dame church, the
Adams Free Library and the Armory. These buildings and the
McKinley statue should be enhanced as the primary civic focus of
Adams. Park Street has an excellent collection of 19th Century
commercial buildings: nearly seven out of 10 buildings are over 100
years old, and 90% of all the buildings are over 50 years old. The
consistency and extent of historic buildings would make the area a
good candidate for designation as an historic district, which could
provide important long-term protection to the streets historic fabric.
Fortunately, newer buildings have generally been sympathetic to the
street scale, setback and height patterns of the district.
The open parcels surrounding what remains of the former Berkshire
Mill complex beg for pedestrian connections between the two
commercial districts on Park Street and Summer Street and could
become a focus for special activities associated with the new Adams
Visitors Center. Existing rights of way should be preserved and
enhanced to allow for future trails and open spaces. The historic
course of canals used for the Berkshire Mills and historic travel routes
for mill workers could be preserved to allow for an interpretive trail
system connecting Spring Street to the Visitors Center, the
The Barret Block on Park Street has been restored

Town of Adams, MA
A map from 1876 shows the canals used

by the mills for water supply. Remnants of
the canals still exist today.
The renovated Simmons Block on Park

Street adds color and character
27
Ashuwillticook Rail Trail and Park Street.

Cross streets such as School Street and Maple Street could be
enhanced to ensure better connections between parking resources
and retail uses.
Existing Park Street Section

Narrow sidewalks on Park Street preclude
sidewalk seating or sales
Existing street improvements:

Park Street, while graced with an excellent collection of 19th and 20th
Century buildings, lacks additional amenities that will encourage and
entice residents and visitors to stop and shop. In addition, heavy
auto and truck traffic creates sound problems on the street and
discourages pedestrians from crossing Park Street during commuting
hours. Narrow sidewalks on Park Street discourage strolling and
frustrate efforts to locate street furniture such as benches and foster
outdoor dining during the summer season.
Specific problems on Park Street and Summer Street:
Ineffective signage and poor location of

parking meters on Park Street
Mid-block openings on Park Street can act

as valuable pedestrian connections
28
Business signage is visually inadequate for the potential driving

and walking public. Blade signage is not used effectively nor is
lighting utilized to attract shoppers and improve the retail
environment.
Street trees on the eastern side of Park Street block retail signage,
reduce the walking areas of the sidewalks and fail to provide
sufficient shade amenities.
Parking meters against the building interfere with retail flexibility

and window displays and further narrow the walking zone.
At several locations on Park Street buildings have been removed or

small open spaces exist between buildings. At these locations
through-block connections would be valuable for making pedestrian
connections among parking areas, the Ashuwillticook Rail Trail and
Park Street. Locations where vehicular driveways open onto Park

Street adversely reduce valuable street parking and create
undesirable breaks in storefronts.
Summer Street is less impacted by regional and truck traffic yet it
also fails to provide an attractive retail environment. In particular,
the existing streetlights and utilities are unattractive and utilitarian
and do not complement the historic commercial buildings. Summer
Street - like Park Street - has an asymmetrical condition, with denser
commercial development on the west side and less intense residential
uses on the east.
Retailers, galleries and restaurants could be easily accommodated
in the numerous storefronts on Summer Street if, or when, underlying
economics begin to support additional sales levels in Adams
generally. In the meantime, commercial uses, catalog sales, caterers
and other businesses find this ground level space an affordable
alternative to Park Street.
Gateways to Downtown:
Gateways to Downtown Adams on the south and north of Park Street
have seen development patterns distinctly at odds with the Park and
Summer Street core retail districts. Commercial Street and Columbia
Street (both Route 8) have been developed with automobile-oriented
businesses with large parking areas, deep setbacks and numerous
curb cuts.
Unfortunately, these gateway zones also house the most active retail
destinations in Adams including the Post Office, Big Y Supermarket,
Brooks Drug Store, and video establishments. These critical
destinations fail to connect to Park Street due to the isolation caused
by large parking lots, unfriendly streetscapes and barriers such as
the Hoosic River flood chutes or non-retail uses that discourage
pedestrians.
Utilities on Summer Street detract from its

commercial character
The commercial and residential aspects

of Summer Street coexist well
Pressures to locate automobile-oriented development on Commercial

Street and Columbia Street will only increase. In order to protect the
historic and scenic qualities of Downtown Adams, design controls
on the southern and northern approaches must be addressed.
Destruction of important buildings, introduction of large parking areas
and out-of-scale buildings will diminish the attractiveness of downtown
and reduce the ability of residents to walk to downtown on Route 8.
Flexibility of existing downtown buildings for re-use:
The majority of downtown commercial buildings should be able to
accommodate a wide range of uses. Smaller specialty retail uses of
the type envisioned can be accommodated in existing retail buildings.
Town of Adams, MA
Curb cuts interupt the pedestrian

experience on Commercial Street
29
New residential uses above retail may require modifications to some

buildings including additional windows, exit stairs and, in some cases,
balconies and roof decks. Modifications can occur on the backs and
sides of commercial buildings without adversely affecting the primary
historical faades.
As development of the Ashuwillticook Rail Trail nears completion,
the rear faades of buildings on Park Street should be considered a
priority for renovations including the addition of windows and
balconies for both residential and commercial rehabilitation. Limited
modifications to the rear faades should be allowed to provide eyes
on the trail and to enhance the buildings attractiveness for office
and residential uses. While much of the vacant land behind Park
Street adjacent to the rail trail will become valuable as on-grade
parking, some landowners may wish to construct additional structures
to address the needs of trail users. Smaller structures could be
beneficial as they could increase activity along the trail. New
structures should not exceed the height of the historic train station.
An example of industrial conversion to
residential use in Denver
Park Street traffic is considerable and may make upper floors

more suitable for office uses than prime residential uses. Soundproofing windows on Park Street can alleviate this concern but
alternatives may include mixing uses on each floor to locate
residential uses to the rear of the buildings with offices at the front.
The vacant theater on Armory Court will require extensive

opening of walls to serve a retail function. Alternative uses for the
site could include conversion to a use requiring fewer exterior
windows such as a health club, performance facility or destination
retailer with less need for street visibility and display. (The Interior
Alternative is an example of this).
Infill buildings behind Peterborough, NHs

main street
Opportunities for re-use of buildings along the Ashuwillticook Rail Trail include the old theater building and the train station
30
2. Hoosic River
Existing Conditions
The Hoosic River is a fast-draining river that rises and falls rapidly
during storms. The river is fed by many steep, cold mountain streams
from the slopes of Mount Greylock that provide a suitable home to
native wild trout. The Hoosic is one of the few remaining rivers in
Massachusetts still able to support these native fish because trout
need summer water temperatures between 11-16? C (51-60? F) to
survive.
The Hoosic River was placed in a

concrete channel in the 1950s
following years of damaging
floods.
Peak flows have steadily
diminished over the last 50 years,
in part due to the increase in forest
cover, as farms have given way to
forests.
It is also the nature of the Hoosic River to produce flash floods,

which is why the U.S. Army Corps of Engineers built 2.2 miles of
concrete flood control chutes in the 1950s. Though unattractive and
unfortunately located in the heart of Town, the flood control chutes
do an effective job of preventing the catastrophic floods of the past.
Since the chutes were constructed there has been no flood damage
of similar historic magnitude. The reasons for this are complex and
involve both the benefits of the flood chutes, which convey water
quickly through the corridor, and the changing ecology of the
upstream environment, which in the last century has become more
forested with hillside farms succumbing to woodlands and forests.
Peak flows in the Hoosic River over the last 50 years have never
reached the level of the last flood, 3,000 cubic feet per second, as
they did in 1951.
The concrete flood chutes through Downtown Adams also limit habitat
for wild trout. Trout still reside in the upper reaches of the river and
in the tributaries, but they avoid sections of the river where
temperatures are regularly above 22? C (71? F). Inside the chutes,
direct sunlight and the shallow bottom cause temperatures to rise
rapidly and stay elevated. The warm waters in the main stem of the
river prevent trout in the tributaries from mixing with trout from other
tributaries. This can weaken the population and prevent the growth
of trophy fish. Half of all Massachusetts anglers fish for trout,
generating some 2.5 million fishing trips per year that bring substantial
added benefits to local economies.
The concrete flood chutes of the

Hoosic River
The flood of 1938
The Hoosic River Restoration Project:

In 2000, ten partners including the Town of Adams, the U.S. Army
Corps of Engineers and the Massachusetts Executive Office of
Environmental Affairs, joined together to find a solution to the water
quality degradation problems in the Hoosic River, particularly the
overheating of the water and loss of habitat. The study, to be
conducted over the next few years, will result in an environmental
restoration report that will evaluate a variety of alternatives which
Town of Adams, MA
Historic farms in Adams

31
Recreational opportunities can be

brought into the heart of Adams
with the reconstruction of the
concrete flood chutes.
Reconstruction is contemplated by
the Hoosic River Restoration
Project that is now underway with
the Army Corps of Engineers.
may include removal of portions of the concrete flood walls or

significant changes to the floor of the chutes. This analysis will be in
the context of the Corps evaluation of the structural integrity of the
chutes, which are over 50 years old. Additional recommendations
could include shading of the river and aesthetic, or recreational
amenities. The preferred approach must maintain the structural
integrity and flood control function of the chutes while providing
substantial ecological benefits. Once completed, this restoration effort
will be one of the first projects of its kind in the United States.
Potential and Opportunities for the Hoosic River
In addition to habitat issues, the flood chutes through Downtown
Adams fail to serve as an attractive resource for the Town. Much of
the river remains invisible to visitors as they drive through Town and
out of reach for residents. The vision for Adams economic vitality
and future growth includes environmental and cultural based tourism
that will be enhanced by restoring an important environmental and
cultural resource, the Hoosic River.
The river, if properly restored, could serve as a recreational and
visual amenity to the users of the Ashuwillticook Rail Trail, the Visitors
Center and residents of downtown neighborhoods. Most Berkshire
visitors arrive in the summer months when the river would serve as
a cool attraction to the downtown. Safety is a concern, yet with proper
design, access to the low water channel would provide residents
and visitors an opportunity to cool off, fish, or even navigate the
Hoosic River as part of an overall Berkshire experience. Communities
such as Peterborough, NH, Ashland, OR, and Denver, CO have
found that accessible rivers and streams are primary amenities to
be exploited to attract both visitors and new residents.
Kayaking and fishing along the Hoosic

River
A river park in Peterborough, NH

32
The visitor to Adams has several opportunities to view the river:

along the Ashuwillticook Rail Trail in the vicinity of its intersection
with Park Street and on Hoosac Street, adjacent to the Adams Visitors
Center. Cyclists on the Ashuwillticook Rail Trail follow the Hoosic
River for much of the Downtown Gateway area south of Park Street
and rejoin the river north of Hoosac Street. Residents cross the river
on several local streets and can view it from the Polish Picnic Grounds
on Mill Street and from Winter Street where the Town owns an
undeveloped riverside parcel. Views of the river are gained from
numerous homes and yards that abut the river. Many residents have
improved their yards to take advantage of the river, yet the steep
sides of the concrete flood chutes impede access and prevent active
use of the river.
A narrow public right-of-way extends adjacent to the flood chutes for
maintenance. Access to the right-of-way for other uses has not been
proposed in the past, yet active public use of the floodway edges
could provide additional pedestrian networks and improve
connections within the downtown.

Current Conditions
Downtown Adams has a limited range of high quality spaces for
public events and gatherings. Adams was substantially formed and
dominated by the Berkshire Mills complex until the mid 19th Century.
Unlike many agricultural New England towns founded around a
common, Adams public domain has been its commercial streets,
neighborhood playgrounds and numerous churches. McKinley
Square and its surrounding public and ecclesiastic institutions
represent the only original public open space in the downtown. What
is now referred to as the Town Common was created in 1986 after
removal of commercial mill structures. Adams Town Hall and the
lawn in front was the original residence of William C. Plunkett and
later housed the American Legion. The Polish Picnic Grounds are
the most historic of open spaces but this resource is currently unused.
Currently programmed public open spaces in Adams:
Town Common (~ 0.65 acres)
The largest public open space is the Town Common. Events
such as the annual Concert on the Common series and special
celebrations occur here. Perhaps the largest drawback to the
Common is its lack of connection to Park Street in a casual way.
Weekly or seasonal events fail to stimulate adjacent sales for
restaurants or shops. In addition, the site fails to provide a quiet
setting for musical concerts that would require low ambient noise
levels. The site is sandwiched between two state highways that
carry significant truck traffic. Classical music, spoken
performances, or un-amplified shows have a difficult time
competing with fluctuating traffic noise levels at this location.
The Town Common
The Lawn at Town Hall (~ 0.63 acres)

The Town Hall lawn is suitable for weekly events such as the
Friday evening film series held each July and August. It is slightly
better situated to stimulate retail uses across Park Street, but its
small size and divided geometry compromises the site for larger
events. Traffic noise is also a problem at this site.
Armory Court (~ 0.14 acres)
Armory Court is scheduled for completion in 2003, creating a
protected public open space immediately adjacent to downtown
The lawn at Town Hall
Town of Adams, MA
33
retail establishments. Armory Court will also create a convenient

and aesthetic link to parking and the Ashuwillticook Rail Trail.
Providing an acoustically protected space with good access to
parking, Armory Court should be considered for a number of
community events not requiring large areas. Because of the
hardscape nature of the design, Armory Court will not provide
extensive seating areas for picnics or family-oriented events as
now provided on the Common or in front of Town Hall.
Park Street Right of Way
For one day a year Park Street itself (4.0 acres) is shut down to
accommodate an evening street fair as part of the weeklong
Susan B. Anthony celebration. As Park Street is an arterial in the
national highway system, closures of this type are expensive and
can occur only in special cases and must be limited to short
duration. Weeklong or weekend events cannot be programmed
on Route 8.
Additional open spaces expected in the future include:
Park Street hosting the Susan B. Anthony
Street Fair in 2002
The Ashuwillticook Rail Trail and associated open space in the

downtown (0.75 acres) will provide a new and valuable open
space resource in the downtown connecting retail areas to the
planned Visitors Center and parking resources. The trail, as
currently planned, fails to take advantage of its riverfront setting
with overlooks, seating and amenities in close proximity to the
Hoosic River.
The Discover the Berkshires - Adams Visitors Center will provide

a focus and needed services for visitors. The center will feature
a small park (0.5 acres) adjacent to the building with seating,
bicycle parking and a public gathering space, serving as a
stepping-off point for use of the Ashuwillticook Rail Trail.
Additional services may include bicycle rental and refreshment
vendors. The Town parking lot at the Visitors Center (120 spaces)
could also provide layout space for small events and festivals.
Hoxie Brook Park is proposed to expand beyond the

Ashuwillticook bridge and restore the adjacent stream so that it
becomes an attractive resource along the Ashuwillticook Rail
Trail. Hikers and bikers will be able to access the brook and rest
along its banks within sight of the Adams Visitors Center and
The Interior Alternative on Hoosac Street.
Before and After . . .
Site of the Ashuwillticook Rail Trail at

Park Street
The completed Ashuwillticook Rail

Trail at Park Street
34
Downtown residents, especially those with children, need good

access to neighborhood parks and playgrounds. Renfrew Park
requires the crossing of major streets, making it unusable for younger
children without adult supervision. Russell Field, located in the
The Ashuwillticook Rail Trail takes on a

more natural character as it leaves the
Downtown after Hoosac Street
Hoxie Brook as it resurfaces near the

Berkshire Mill buildings holds potential for
park development along its banks
Open Space and Focal Points

Town of Adams, MA
35
southern Gateway is now connected to downtown neighborhoods

by the Ashuwillticook Rail Trail. Reid Field is truly a small neighborhood
park, serving the immediate residential area that surrounds it. The
Polish Picnic Grounds (2.0 acres), while located nearby, is not
sufficiently developed or large enough to provide active recreation
for children or youths needing more structured playgrounds or playing
fields. Conversion of the Polish Picnic Grounds to public parkland
could provide some of the needed additional services to downtown
residents with smaller children.
Potential and Opportunities
Childrens playground behind the C.T.
Plunkett Elementary School
Each of the listed open spaces is adequate for current programmed

events. Yet, if the Town had access to a larger public open space in
downtown, larger events could be programmed to promote and attract
visitors to Adams. Open space programming, at Armory Court for
instance, could be timed to support adjacent businesses.
Adams could use a larger gathering area of between three and five
acres capable of hosting larger events for week-long or weekend
festivals, fairs or other seasonal events. The current inventory of
open spaces offers no location with sufficient space, appropriate
services, durable surfaces, and parking supplies to support larger
events. Possible programs for such a site include:
Winter skating pond
Seasonal multi-day concerts (classical, folk, jazz, and rock)
Carnivals, fairs requiring hard flat surfaces for set-up of tents,

etc.
Staging of running or bicycle races or other athletic or recreational

events such as the Pedal and Plod and marathons, criterions,
etc. with large parking and gathering needs. These events would
help promote the Towns recreational theme.
Public plazas and focal points:

Small-scale public open spaces serve to attract visitors, support
retailers and provide places for residents to rest, gather and partake
of public life. Public plazas and focal points need to be visible in
order to be safe and desirable as gathering places. Adams has few
small public gathering spaces within the downtown with good visibility
and proximity to shops and homes.
The Adams Free Library at McKinley

Square should be illuminated to highlight
its historic character and to simultaneously
enhance the character of the square itself
36
McKinley Square has the potential to be the Towns premier civic

focal point, yet no amenities exist for lingering or for seating at this
location. Park Street has few locations where shoppers can rest or
gather, as the sidewalks are narrow and no plazas currently exist
with seating or other amenities. Armory Court, when completed, will
address this need, though additional seating in aother areas of Park

Street is desirable.
The Ashuwillticook Rail Trail will hopefully establish new pedestrian
patterns and linkages in Adams, and where the trail crosses major
roadways, at the Hoosic River, and at parking areas, opportunities
for small-scale gathering places can be found.
Potential Public Plaza sites:
McKinley Monument at the Adams Free Library;
Intersection of Park Street and the Ashuwillticook Rail Trail;
Intersections of East Maple Street and School Street on the east

side of Park Street;
Intersection of Hoosac Street and the Ashuwillticook Rail Trail.
McKinley Square has no pedestrian

access or amenities

Existing Conditions
Adams is located in the premier scenic region of the Northern
Berkshires with close proximity to state forests, Mt. Greylock and
other recreational and cultural amenities. The construction of the
Adams Visitors Center will place Adams at the center of visitors
attention. Downtown Adams will also serve as the northern start of
the Ashuwillticook Rail Trail in 2003. Connections between the
downtown and regional trails are currently limited. New trail
connections could make Adams the base camp for outdoor
recreation opportunities in the region.
Douglas Square is one of the few

benched and shaded pedestrian spots
in Town
Within the Town limits of Adams, but remote from the downtown,
are several tourist destinations of regional significance such as the
Quaker Meeting House, Maple Street Cemetery and the Susan B.
Anthony Homestead. Along with these historical resources,
recreational amenities such as parks, playing fields and school
playgrounds could also be better integrated with the downtown with
better street and trail connections. Better connections to local
recreational amenities will help to increase the viability of downtown
neighborhoods for new families.
Future linkages should be thought of in two scales:
At the scale of Adams and the region
Link Downtown Adams to historic resources such as the Maple
Town of Adams, MA
Hang-gliding over Mount Greylock

37
Street Cemetery, the Susan B. Anthony Homestead and the

Quaker Meeting House through signage and information at the
Visitors Center.
Recreational trail connections to Mt.

Greylock can be made along Hoxie
Brook and/or Pecks Brook.
Notch Road has been severed by

Specialty Minerals. A new trail could
provide access to Mt. Greylock via
West Mountain Road.
Link regional trail systems with connections from Mount Greylock

trails to the Ashuwillticook Rail Trail such as at the junction of the
Appalachian Trail (at Cheshire Lakes).
Establish pedestrian and bike connections from downtown to

Greylock Glen along streamsides such as Pecks Brook and Hoxie
Brook.
Reconnect recreational trail linkages to regional trail systems

such as Notch Road which connected Mount Greylock to Adams
via West Mountain Road.
At the scale of Downtown
Link the Ashuwillticook Rail Trail to Park and Summer Street

retail with through-block connections such as Armory Court.
Link the Visitors Center and The Interior Alternative to downtown

businesses on Park Street by improving the trail to accommodate
multiple users and adding visual interest through an arts program.
Link neighborhoods to downtown with east-west trails from Park

Street to Summer Street through the former Berkshire Mills
complex.
Link the Visitors Center to local businesses and attractions with

signage and improved pedestrian connections to Park Street,
Summer Street, and Maple Street.
Feature McKinley Square as a central location to guide visitors

to shopping and other attractions with signage and interpretation.
5. Traffic, Infrastructure and Parking

Existing Conditions
Downtown traffic patterns:
Walking, biking and hiking trails

38
Route 8 passes through Adams on Commercial, Park and Columbia

Streets. A reported 17,000 trips of regional traffic, including a high
percentage of trucks, use Route 8 as a primary corridor between
North Adams and Pittsfield. Specialty Minerals and other
manufacturers use this route to reach the Mass Turnpike in Lee.
Regional traffic creates congestion and noise, but also represents
potential sales opportunities for downtown businesses. Alternate
routes, or a downtown bypass, are neither desirable nor feasible
because of topography and impacts on outlying residential
neighborhoods. The most common complaint is the speed of traffic

on the Park Street corridor. Traffic speed increases noise and
endangers pedestrians attempting to cross Park Street.
Did you know . . .
Delivery to downtown stores was identified as an occasional cause

of Park Street congestion. Stores that lack a rear loading dock use
Park Street to off-load merchandise, blocking through traffic and
creating backups.
Depot Street offers a valuable second route through Town, particularly
for those using parking lots behind businesses on Park Street.
Wayfinding at key decision points will help visitors find parking on
Depot Street, both at the Town parking lot at the Visitors Center and
behind Armory Court.
Reducing the impact of motor vehicles:
Residents of Adams are primarily dependent upon private vehicles
for transportation. Berkshire bus service is regular but infrequent
and the vast majority of visitors arrive by car. The Ashuwillticook
Rail Trail will increase the number of recreational cyclists in Adams
and will also increase the number of recreational vehicle trips to the
region. Steep topography and distributed patterns of employment
and development ensure that residents will remain dependent upon
private vehicles for daily communing.
Park Street used to have diagonal

parking on the east side
Park Street carries an average of
17,000 vehicles per day, but
pedestrian street improvements are
still possible even on state
highways.
Improvements to Route 8 in Lee
included clearly marked crossings,
posted speed limits and diagonal
parking for retail.
The best opportunity to reduce trips in the immediate downtown area

is to encourage residents, visitors and office workers to reduce the
number of short trips in the downtown by making walking more
desirable. Pedestrian improvements, like street crossings and
sidewalk amenities, will facilitate more pedestrian trips between stores
and businesses that now are vehicle trips.
Opportunities include:
Improve the road crossing of the new Ashuwillticook Rail Trail at

Park Street.
Reduce the width of Park Street at key intersections to slow traffic

and decrease crossing distances.
Encourage visitors and residents to park once and walk with

improved signage and pedestrian connections along the trail and
to Park Street from parking locations.
Connect downtown neighborhoods to Park Street and Summer

Street with extensions to the Ashuwillticook Rail Trail and a
network of trails between streets.
Relocate regional bus service stops to the Visitors Center to

encourage tourist use and provide services such as restrooms,
information, and refreshments.
Town of Adams, MA
Route 8 in Downtown Lee

(Source: Mass EOEA)
Pedestrian-friendly Street in Lee

(Source: Mass EOEA)
39
Infrastructure conditions:
Summer Street today
Most successful main street retail districts around the country invest
in streetscape improvements to support and stimulate private retail
investment. Adams has a modest seasonal flower planting program
and, when funding is available, places pedestrian crossing signs
along Park Street during the summer months. In comparison to other
successful retail districts, however, streets in Downtown Adams lack
proper crosswalks, sufficient sidewalk depth and pedestrian amenities
such as benches, trash receptacles and bicycle racks. Crosswalks
on Park Street, in particular, are poorly marked both from a pedestrian
and a vehicular point of view. Street markings are faded and signage
fails to warn motorists of pedestrian crossings. The absence of large
numbers of pedestrians encourages traffic to maintain high speeds,
which in turn discourages pedestrians from stopping or crossing Park
Street during commuter hours. In contrast, Northampton has
instituted extensive traffic calming installations to improve pedestrian
crossings on Route 9 which include flashing signals, raised and
painted crossings, and bright signage.
Summer Street has not benefited from new lighting fixtures and is
poorly lit for an historic retail district. Sidewalks on Summer Street
are narrow and on-street parking is underutilized. Improvements
could remove parking for better landscape and pedestrian
accommodations.
Spring Street today
Spring Street is in poor condition with narrow, dilapidated sidewalks,

few street trees and numerous curb cuts. Many of the existing
businesses have parking areas that are not sufficiently screened
from the street nor provide adequate pedestrian amenities. Efforts
to improve the relative desirability of downtown neighborhoods must
be preceded with improvements to streets and sidewalks.
The Ashuwillticook Rail Trail as constructed by MassHighway will
consist of a standard DEM trail, benches and lighting. Opportunities
to upgrade DEM standards to be compatible with a more urban setting
should be explored at key locations to enhance the Trails downtown
character. Other towns and cities have instituted arts projects along
trails where gates, lights and signage are designed and built by local
artisans.
Upgrade DEM standards at the Hoxie Brook Bridge and the

pocket park.
Upgrade DEM standards between Park and Hoosac Streets with

special bollards, art installations and upgraded lighting standards.
Widen the path of the Ashuwillticook Rail Trail in the downtown
Site of the Armory Court Pedestrian Way

40
area to incorporate seating areas, river overlooks and pocket

parks.
Consider extensions of the Ashuwillticook Rail Trail from the

Visitors Center to Hoosac Street and beyond to Brooks Pharmacy
and northern neighborhoods.
Design standards on the

Ashuwillticook Trail will be
consistent throughout the length of
the trail, even through Downtown
Adams:
Opportunities for infrastructure improvements:
Wayfinding signs to parking and other attractions such as the

Ashuwillticook Rail Trail, regional trail systems, and historic
resources.
Identity signage for the downtown as an historic district.
Planters and seasonal decorations on light fixtures.
Period lighting on Summer Street.
Spring Street improvements including sidewalks, street trees,

reduction of curb cuts and parking lot landscape treatments.
DEM standard gates and bollards on
the Ashuwillitcook Rail Trail in
Cheshire
Existing parking resources in the Downtown:

Recent parking studies performed by the Berkshire Regional Planning
Commission determined that parking surpluses exist for current
needs under normal business day conditions. The draft survey
(December 2000) showed peak weekday usage of parking resources
used only four out of ten available non-residential parking spaces.
Of the available 1,794 spaces in the downtown, nearly 1,100 were
available at peak times.
The survey also indicated that parking resources were not equally
utilized, with remote parking areas less used while parking resources
in the Park Street area were better utilized. Metering did not exert an
influence on parking utilization, as metered spaces were utilized more
frequently than nearby free spaces.
Cities, like Arlington (Minuteman Trail),

have hired local artisans to add unique
gates at street crossings

The need for new parking resources should be anticipated in the
downtown as vacancy rates diminish and retail sales increase. Vacant
commercial space, including storefronts and upper office space in
the downtown, totals nearly 80,000 sq feet. When fully occupied,
demand for parking could increase by an estimated 250-400 spaces.
Reducing leakage of consumer categories in restaurants and
entertainment would increase the rates of automobile use during
both peak and evening hours, resulting in an additional demand for
parking. Reduction in vacancy rates of residential units above retail
on Park Street would increase the number of required parking spaces
in the downtown by as much as 50 spaces. Conversion of the Meehan
Town of Adams, MA
41
Parking Inventory
42
Mill to a mix of residential, retail and offices uses could require up to

300 additional spaces in the downtown.
The need for additional seasonal overflow parking is anticipated for
the opening of the Ashuwillticook Rail Trail, the Visitors Center and
for anticipated special events. Based on results in Cheshire, at
parking lots along the Ashuwillticook Rail Trail, an additional 100200 cars could be expected to use Adams as a parking location for
trail use during peak weekends. Special overflow parking resources
should be identified for these peak times. Shared parking resources
should be identified that fully utilize employee parking areas for
weekend and seasonal events.
Town parking at Depot Street
Locating parking in large, impersonal and unsightly parking lots

should be avoided. The Town parking lot on Depot Street is well
placed for some demands, but parking closer to retail on Park Street
is a high priority. Finding additional parking resources close to shops,
in smaller distributed lots, is a better strategy to reduce the visual
impact of parking while making it more convenient.
Potential parking resources:
Additional on-street parking could be provided on Depot Street

and Hoosac Street.
Additional distributed parking areas could be developed in the

downtown: smaller lots of less than 20 cars can be inserted into
mid-block sites without removing buildings or impacting residential
neighborhoods.
Shared parking resources should be explored, including bank

parking lots that can be used during weekends, and church
parking lots that can be used during weekdays. Downtown rental
residences can share town parking lots with downtown
merchants, as the hours of use are highly complementary.
Town of Adams, MA
Parking areas behind Park Street
43
CONCLUSIONS
1. Capitalize and invest in small-scale character and charm of Adams to attract

new businesses and residents.
Adams unique scale and scenic qualities should play a central role in defining
its image for potential residents and businesses. Adams advantage over
cities such as North Adams and Pittsfield is its small-town character and
natural setting. The Hoosic River should play a larger role in defining the
natural setting of the Town.
2. Encourage a mix of complementary uses in the downtown including new
housing, shops and quality civic institutions to establish Downtown as a
regional destination.
Adams remains a strong and highly competitive residential community in
the Northern Berkshires. New downtown development should enhance these
qualities by improving the perception of Downtown Adams as a quality
environment for living and shopping. Public improvements should support a
balanced mix of new housing and quality retail development. New retail
development should be compatible with local scale and not entirely geared
to regional markets.
3. Focus recruitment efforts on a limited number of niche businesses that
support successful retailers in Downtown and capitalize on future trends.
New retail businesses should complement existing successful business
niches such as home furnishings and crafts. New businesses in outdoor
recreation should be recruited to capitalize on the Ashuwillticook Rail Trail
and Greylock Glen. New restaurants need to be recruited to support other
retail sectors, extend visits and increase street activity.
4. Concentrate short-term efforts on upgrading existing building stock to
encourage (higher quality) tenants and higher income residents in the
downtown.
Short-term efforts should concentrate on cost-effective rehabilitation of
existing housing units and commercial buildings for new tenants. Conversions
of mill buildings and new housing construction will require significant
increases in rents and/or public subsidies to encourage private development.
5. Provide a diversity of downtown housing types to attract a wider range of
residents.
New downtown housing should appeal to a wide range of residents,
particularly higher income residents, to balance the current income levels in
the downtown. New housing should re-use existing mill buildings, infill vacant
lots in neighborhoods and increase the resident population of downtown.
New housing should focus on quality sites with views, access to parks and
trails and close proximity to downtown.
6. Remove severely derelict residential and commercial structures for new
downtown housing and open space.
A handful of derelict structures depress the value of adjacent residential
neighborhoods as attractive housing. Under-utilized retail structures off Park
and Summer Streets compete with the two retail areas and detract from the
44
SECTION I . CONCLUSIONS
residential character of primarily residential districts. Demolished units should

be replaced with new housing, when economically feasible, that capitalizes
on the qualities of Downtown including river views, historic buildings, or
recreational amenities such as the Ashuwillticook Rail Trail. New open space
along the river will provide existing residents with parkland and river views.
7. Develop and market physical and programmatic connections to Greylock
Glen and Mount Greylock to capitalize on regional attractions.
Capitalize on the Ashuwillticook Rail Trail connections to regional destinations
such as the Cheshire Lakes and the Appalachian Trail. Establish joint
marketing with DEM for Mount Greylock and Greylock Glen. Construct new
trails and sign routes from downtown to nearby attractions.
8. Strengthen connections between Park Street and Summer Street with
pedestrian routes and green streets.
Formalize and secure a network of open spaces and trails that re-link
Summer Street and Park Street through the historic Berkshire Mills complex.
Reduce the scale of downtown blocks with mid-block pedestrian ways to
connect parking to shops and improve the pedestrian experience. Enhance
cross streets such as School Street and East Maple Street to provide
attractive connections between Park Street and the new Visitors Center.
9. Create a new flexible downtown open space for larger events.
Work with property owners to create a flexible green on the site of the former
Berkshire Mills complex. The Town Green concept should allow for weekday
parking and parking for special events. New hard surfaced areas will support
festivals, concerts and fairs. Landscaped areas would improve the
Ashuwillticook Rail Trail and the Visitors Center experience.
10. Maximize the benefits of the Hoosic River.
Work with the Army Corps of Engineers to arrive at an ecological and
aesthetic solution to improving the flood chutes running through Downtown
Adams. Find safe ways to view and access the Hoosic River to support
tourism and improve the quality of life for downtown residents.
11. Focus retail activity around Armory Court.
Encourage retail activity around Armory Court as a starting place for
pedestrian scale activities immediately adjacent to the Ashuwillticook Rail
Trail and the Hoosic River.
12. Preserve and enhance northern and southern Gateways to downtown.
Preserve the pedestrian character of Columbia and Center Streets to extend
the downtown experience. Re-zone to prevent inappropriate development
from eroding the Town character at its entrances.
13. Improve the streetscape of Park and Summer Streets.
Focus public improvements on Park and Summer Streets to enhance the
retail experience with seating, trees and other amenities. Use streetscape
enhancements to slow traffic and improve pedestrian safety on Park Street.
SECTION I . CONCLUSIONS
Town of Adams, MA
45
46
SECTION: II
Plan Recommendations and Implementation
OVERVIEW
A Vision for Downtown Adams

Downtown Adams should capitalize on its rich and well preserved
architectural heritage, its small-scale pedestrian-friendly charm and
its unique visual setting in the Berkshires, with unparalleled access
to the Ashuwillticook Rail Trail, views of Mount Greylock and the unique
retail experiences already located here.
Downtown Adams must continue to serve Town residents better in
order to capture dollars now spent elsewhere. The Downtown must
be more competitive and attractive as a regional retail destination in
order to increase sales to visitors. Serving both residents and visitors
- and serving them better - will help to support a broader range of
retail offerings. Communities such as Williamstown, North Adams
and Northampton have been successful in attracting retail sales by
offering either a unique identity or a critical mass of shops and an
exciting retail experience. Adams has the potential to establish its
own unique identity that is complementary to its neighbors. That
identity must make Adams the kind of place that visitors will want to
come to, on their way elsewhere, or for its own sake. That identity
must be one that local residents feel comfortable with and find
attractive.
Adams identity should be comprised of the following interrelated
elements:
A historically significant Berkshire mill town with rich architectural

character and a high quality physical environment with its location
at the base of Mount Greylock and on the Hoosic River.
A high quality of life for residents with a selection of affordable

housing opportunities, good schools and recreational amenities.
A mix of shopping and dining opportunities that will serve residents

and visitors - a place to stop, browse, and enjoy that environment.
Establishment of the Towns identity as a unique regional center

for home furnishings, antique shops and crafts.
An emerging base camp for a variety of outdoor recreation

pursuits related to the Northern Berkshires wild and scenic
attractions.
The Town of Adams nestled in the

Berkshires
The spires of St. Stanislaus Church

amongst the rooftops and hilltops of Adams
Hoosac Street in the Town of Adams with

the St. Stanislaus Church
By continuing to emphasize a high quality environment, the downtown

will be more attractive for residents and visitors alike. A balance of
local and regional attractions and businesses will increase demand
and improve Adams market share of the regional retail and residential
markets in a sustainable way.
SECTION II . OVERVIEW
Town of Adams, MA
47
Harvard Square in Cambridge

(from Massachusetts Avenue to
Brattle Street) superimposed on
Park Street in Adams at the same
scale:
The future development of Adams Downtown should be guided by

the following five principles:
1. Make Adams a Better Place to Live:
Downtown should be a livable place, where residents choose to live
for its high quality of life and easy access to Town services. The
elderly and those without children should be attracted to live near
Town with quality rental and ownership opportunities. Families should
have access to playgrounds and views of the Hoosic River. New
public open spaces should provide places for residents and visitors
to rest, gather, and walk through the downtown to discover retail,
cultural and civic venues. Reconstruction of the Hoosic River flood
chutes offers an historic opportunity to improve the experience of
working, living or visiting Downtown Adams.
Park Street stretches for nearly a

quarter mile
Vital retail districts, such as Harvard

Square, rarely extend more than a 5minute walk
48
Concentrate retail energy

into a walkable circuit
around Armory Court
Adams Walkable Circuit
Mill conversions immediately adjacent to downtown - along the Ashuwillticook Rail Trail - would be attractive
to upper income residents:
The vacant MacDermid Mill as it exists today along the Hoosic River
Residential units at the MacDermid Mill would feature riverview residences with immediate access to the Ashuwillticook
Rail Trail and to Downtown Adams
Town of Adams, MA
49
2. Make for a Better Shopping Experience:
Existing mid-block openings on Park Street
Shopping is a social art, and successful retail environments provide

a vibrant setting where people can gather and interact. For both the
resident and visitor, attention must be paid in establishing a good
shopping, dining, browsing, and walking experience. Given existing
distances, it is difficult to focus attention on all of the retail areas
within the downtown. Park Street is virtually one-sided, and fails to
provide a loop trip. To encourage browsing and a shopping
experience, a walking circuit needs to be established - a route that
shoppers might take that allows them to return to their car or starting
point without having to back track. Collecting enough energy within
this circuit to establish a critical mass is essential to success. Efforts
at revitalization must be concentrated in small enough area to achieve
initial success with a few people.
In addition to better serving Adams residents, the potential to attract
shoppers and visitors from outside of Adams is important to the
economic vitality of Adams and should be strengthened. MASS MoCA
has begun to increase the Northern Berkshire visitor draw. Adams
should try to attract a larger share of these visitors and other potential
visitors by offering a distinct alternative to North Adams and
Williamstown.
Landscaped access to parking in

Manchester, VT
Small-scale retail and parking in

Peterborough, NH
50
A New Retail Focus at Armory Court

New activity should be concentrated at the confluence of the Ashuwillticook Rail Trail, Armory Court and the
Jones Block:
Existing conditions at this confluence
A new social and economic focus for Downtown Adams at this confluence
Town of Adams, MA
51
Adams can become a center for

outdoor recreation in the Northern
Berkshires:
3. Capture Local and Regional Sales:

Adams should continue to serve its residents with locally needed
services, but it also needs to capture more sales that currently are
leaking to competing communities. Presently Adams addresses
some shopping needs but in a less competitive manner than other
retail centers in the area. Adams must compete with the Berkshire
Mall, Walmart in North Adams, and the increasingly more interesting
mix of shops and restaurants near MASS MoCA in North Adams.
Adams can potentially build on the attraction represented by MASS
MoCA and the resulting additional visitors brought to the Northern
Berkshires by offering a clearly differentiated shopping experience.
4. Strengthen Market Sectors:
Biking the Ashuwillticook Rail Trail

through Adams
The Town should try to recruit home furnishings, craft, and arts
retailers to augment the cluster that has the potential to be established
with The Interior Alternative, etc. Adams should work to launch special
events and programs, and market the Town in cultural program
booklets at various venues throughout the Berkshires.
In addition, Adams should encourage the promotion of a second retail
cluster around outdoor recreation as the Town promotes itself as the
center for outdoor recreation in the Berkshires. In addition to
strengthening the retail mix in the downtown, the promotion of Adams
as a center for outdoor recreation will create a positive identity and
help attract visitors.
Snowshoe Race, 2000
One critical amenity that needs strengthening is food - there are

existing restaurants and food outlets with real potential that need to
be strengthened and supplemented with one or two additional
restaurants that provide a unique experience for the visitor. (This role
was filled by Miss Adams Diner several years ago, when it drew
customers from considerable distances.) Dining establishments
should be located in the core Park Street district/loop.
5. Coordinate Merchants:
Downtown merchants must work together to establish consistent
hours, improve faades, create additional parking, add the missing
elements to the retail mix, and market the Town and its retail center.
Miss Adams Diner some years ago

52
The following Plan sections identify specific recommendations for

coordinated improvements to the downtown in the areas of business
development, housing and physical design. Implementation of the
Plan recommendations will, over time, work to achieve the vision of
a vibrant Downtown Adams, the center of economic, social, and civic
activity for the community.
THE DOWNTOWN DEVELOPMENT PLAN
A. Plan for Business Development
Overview:
Development of a quality retail environment in the core of Adams

Downtown would be beneficial not just to downtown merchants, but
also to the further attractiveness of Adams for office and residential
development. Making Downtown Adams a more attractive mixed
use district would combine elements of all three land uses together
in order to create a richer environment.
Private landowners and merchants cannot achieve this
transformation independent of public investment. The Town has to
set the stage to encourage the kind of development that would be
supportive of its goals and allow that desired development to take
place. Setting the stage includes:
Capital improvements to the physical environment and

infrastructure;
Helping to focus and strengthen the Towns identity with signage,

wayfinding and proper design controls and enforcement, as well
as with the development of a distinct regional image;
Helping to promote the Town to potential customers and

recruitment of potential new businesses that may wish to locate
there;
Assisting the merchants to establish better management of the

Downtown Shopping Center;
Providing sufficient convenient parking for successful businesses.
Enhance existing buildings with public

funding.
Reduce barriers to office uses in the
downtown.
Recruit new target businesses to the
downtown.
Hire a Downtown Coordinator to assist
downtown retailers.
Establish design guidelines for building
renovations.
Seek historic designation of Park Street
to widen funding opportunities.
Institute arts and events programs that
will enhance Adams identity as the
outdoor recreation center for the
Berkshires.
Strategies
The following are some specific things the Town can do to encourage
the desired improvements:
Park Street in 1913
Economic Strategies to Enhance Existing Buildings

The Town can identify state and federal programs to educate property
owners to improve the economic potential of their properties. The
Towns new Downtown Faade & Signage Improvement Program
will assist property owners in need of financial assistance in restoring
historic or dilapidated commercial buildings within specific guidelines.
In order to leverage funds, private owners must match, or contribute
to, the capital improvements in order to participate.
Although some landowners in Adams may not be motivated or
sufficiently capitalized to contribute to such a program, the program
is flexible and should provide sufficient incentive to leverage private
SECTION II . THE PLAN
Town of Adams, MA
Park Street today

53
investment. Town purchase of dilapidated structures should be

considered in some select cases. Other incentives such as Town
installation of infrastructure improvements can be tied to private
enhancements of buildings.
One of the most dilapidated structures on Park Street will be renovated

primarily by a MassDevelopment equity investment and grants and/
or loans from other state agency programs. Renovations to the Jones
Block will make two floors of office space available with retail space
at street level. The Town should continue to seek such partnerships
to update commercial structures on Park Street to reduce barriers
to potential office tenants.
Strategy for a Historic District on Park Street
Designation of Park Street as an Historic District on the State Register
would provide a mix of benefits to Adams. Designation would provide
a level of protection to historic structures, would set a higher standard
for new construction within the district, and perhaps most importantly,
access additional funding sources for projects with budget shortfalls.
2
3
The creation of an historic district in appropriate parts of the downtown

could be a beneficial tool in bringing additional resources to the
rehabilitation of all property types.
4
6
7
One of the most powerful financial tools is the use of the historic tax
credit (HTC). For a certified landmark building (in this case, those
contributing to an historic district), a tax credit of 20% of qualified
rehabilitation costs (most hard and soft costs, but not acquisition
costs) could be earned. Typically, these credits are sold to investors,
thus raising equity for the project. Due to the complexity of this
program, it is appropriate only for larger projects (those with costs of
at least $500,000).
Proposed Park Street Historic

District
Downtown National Historic

Register Properties
1
2
3
4
5
6
7
8
Berkshire Mill #1
Simmons Block
Barret Block
Jones Block
Park Street Firehouse
Armory Block
P&NA Passenger Station
Mausert Block
54
Hoosac St.
86-90 Park St.
70-76 Park St.
49-53 Park St.
47 Park St.
39-45 Park St.
10 Pleasant St.
19-27 Park St.
In addition to the HTC, there are other grant funding sources available
through state and national programs that support preservation and
rehabilitation of historic building resources. By creating the historic
district, the Town and property owners can access these sources.
It will take time and money to prepare the applications to establish
the historic district. Suggestions of potential sources of funding to
hire the firms needed to complete this work are included in the
Implementation Matrix.
Historic designation should acknowledge the historic pattern of mixed
use and continue to allow the compatible office and housing uses in
the upper levels of commercial structures on Park Street. Historic
designation should not prohibit the appropriate alteration of side and
rear facades to allow for a variety of new uses.
Recruitment Strategies to Enhance Existing Business Mix
Market vacant space to a select list of national retailers that could

augment the local mix.
Market Adams in program booklets passed out to patrons at

cultural venues through the Berkshires.
Enhance food and entertainment, activities that contribute to

browsing. The Downtown Coordinator should look for a restaurant
and a caf that can serve as draws from elsewhere in the
Berkshires and help to identify Adams as worth a visit to a leading
segment of the larger population.
Potential home furnishings, crafts, arts-oriented or other
manufacturers outlets should be encouraged, particularly in the
Meehan Mill building and/or possibly the ground floor of the
Berkshire Mills, and a plan to pursue these should be developed
as part of the implementation phase.
The antique shops on Summer Street should be encouraged to

relocate to Park Street to increase the critical mass in that cluster.
Identify sporting goods, health, fitness, and recreational retailers

that could build on the outdoor recreation theme that Adams is
pursuing.
Assistance Strategies for Merchants in Marketing and

Promotions
A merchants association is a non-profit corporation set up to

create economic development in a business district by providing
promotional events, marketing and services to members, as well
as seasonal activities for the community. A primary goal of an
association is to increase business in the commercial district
through a variety of events, coordinated business hours, and
cooperative marketing. Merchants associations work to increase
tourist traffic and sales through advertising and promotion and
they can offer a range of useful business workshops. An
association would also make sure the downtown commercial
district is safe and clean. The group represents members in future
community planning.
Downtown Coordinator
Job Description:
MACRO-LEVEL RESPONSIBILITIES
1. Manage external relationships - network
with other community-based organizations,
private firms, philanthropic, education and
political actors to increase capacity and
implement plans.
2. Serve as the link between economic and
physical design goals.
3. Develop targeted program to augment the
physical, the economic, as well as the image
of Adams.
DAY-TO-DAY RESPONSIBILITIES
1. Coordinate downtown retail goals with the
Towns community development department.
(a) Develop and implement marketing
strategy.
(b) Create buy-in by local businesses, endusers and property owners.
2. Increase stakeholder/volunteer involvement.
(a) Direct and place volunteer activity establish a steering committee of local
businesses and property owners to direct
the vision of the Downtown Development
Plan.
3. Coordinate business recruitment.
(a) Act as liaison between tenants and
property owners.
(b) Package and prioritize redevelopment
properties and market them to area banks,
investors, developers, and the like.
4. Apply for funding for programs, such as
historic study and designation.
(a) Manage facade improvement and
signage programs.
(b) Work with the Town to link organizations,
businesses or marketing activities to
appropriate funding sources.
A merchants association is one means of creating stewardship

among Downtown Adams stakeholders. While the creation of a
merchants association is a good start, the association is limited
in the extent by which it can implement all of the goals detailed in
this plan. In particular, it cannot serve as a funding vehicle for
pre-development monies or other such redevelopment goals.
Town of Adams, MA
55
An Arts Program as a promotional

effort celebrating the Town:
Stage a series of programs and events that will increase the

vitality of the downtown and promote Adams. These events should
build on one or more of the themes identified: a) home furnishings/
antiques/crafts; b) recreation (races, contests; particularly focused
on Greylock, the Hoosic River, or the Ashuwillticook Rail Trail); c)
ethnic festivals that celebrate the distinctiveness of Adams; d)
history.
Establish consistent hours and mutual promotional activities with

the Downtown retailers.
Create an attraction that will draw visitors to the Berkshires, and

particularly those going to MASS MoCA. The attraction will help
to establish a positive identity for Adams. It should be linked to
both contemporary art and outdoor recreation. Visitors
increasingly identify the Northern Berkshires with MASS MoCA
and the visual arts-oriented activities that are being developed
nearby. Adams could identify itself with the new arts image of
the Northern Berkshires while continuing to promote an outdoor
recreation theme. Adams should commission a series of cuttingedge outdoor sculptures and/or environmental sculptures by
renowned artists. They could celebrate an aspect of Adams
history, something special in the environment, be whimsical or
profound. Regional artists from Massachusetts College of Liberal
Arts or Williams College could be recruited. The sculptures should
be of such quality and uniqueness that they become a symbol
for the Town.
An Arts Program can be as practical

as a bench
(Source: Communications Master Plan, 2001)
Strategies for Regulatory Changes to Assist Merchants
An Arts Program can be as popular as

the Bulls in Chicago
An Arts Program can be as whimsical

as Jeff Koons living topiary sculpture
in Bilbao
56
Proprietors have complained about regulations on the size of signage

and the process of approvals. Few stores on Park Street have signage
oriented to pedestrians on the sidewalk. Regulations require special
approvals for signs that extend over the public right of way. Allowing
blade signs without special approval would ease the process of
adding needed signage and reduce the need for bigger signs by
making small signs more visible.
Change zoning on Park Street to allow front sidewalk sales

(section 3440) with appropriate restrictions on types of goods
displayed.
Establish by-right uses to streamline permitting process for

merchants.
Establish signage guidelines to set a higher standard for

commercial signage. Merchants all benefit from better signage
and quality image in the district. Allow blade signage by right within
the guidelines.
B. Plan for Housing
Overview:
To address the goal of becoming a more sustainable community

with a range of housing options for various income levels, the Town
should undertake both short and longer-term strategies. The Town
should take actions to stabilize and improve the existing housing
stock, introduce new market rate housing, particularly rental, and
introduce higher end housing within and proximate to the downtown.
These strategies work to complement the other goals and strategies
of the Downtown Plan by improving the appearance of the downtown
retail district and, over time, increasing the spending potential in the
downtown.
The Town is already pursuing several important strategies to preserve
and improve the existing housing stock. The Adams Housing
Rehabilitation program has been in effect for the last ten years, and
has provided funding for rehabilitation of both ownership and rental
housing. Working with local lenders and non-profit agencies, the Town
has programs to support first-time homebuyers and remove lead
and other hazardous materials from low and moderate income
housing units. Finally, the Town has increased its commitment to
code enforcement. Active code enforcement is an important
component of efforts to improve the condition of the downtown
housing stock.
Pursue short and long term housing goals

simultaneously.
Concentrate housing rehabilitation
programs in the Downtown.
Focus on modest mill conversions
downtown or within walking distance of
downtown.
Find small infill housing opportunities in
downtown neighborhoods.
Invest in long term physical improvements
to stabilize property values and enhance
quality of life in the Downtown.
Selectively demolish derelict buildings on
sites with open space or recreation
potential.
The continuation of these programs is an important foundation in the

housing plan. Focusing these funds on downtown neighborhoods rather than over the entire Town - would concentrate funding where it
is most needed and can have the biggest effect.
One of the most important strategies for Adams is the creation of
new housing in the downtown. The Plan identifies potential sites for
new, in-fill housing. At present, the apartment rents and home sales
prices that can be achieved in the market do not appear to support
new construction without some level of public support. The recently
completed four unit Apremont project, which created new homes for
households at 80% of area median income, is an example of the
type of new, in-fill project which can be completed under current
economic conditions. While this type of project does not meet all of
the Towns goals, small scale projects targeted to residents at 80 to
110% area median income can meet many objectives, and should
be considered as part of the short term strategy.
There are several properties in areas immediately adjacent to the
downtown that could be appropriate for conversion to housing.
Development of these peripheral housing sites (immediately outside
of downtown) may present good opportunities to create high value
housing in re-used industrial and institutional buildings at lower costs
than new construction.
Town of Adams, MA
Housing on Summer Street

57
1. Over Retail
2. Small-scale Infill
3. Nearby Mills
Three Parallel Housing Strategies
58
Public sector improvements such as parks, playgrounds and street

improvements should be pursued concurrently to improve the quality
of the existing Downtown neighborhoods for all Adams residents.
Proposed improvements to the Hoosic River, along with the
Ashuwillticook Rail Trail and Discover Adams Visitors Center projects
now under construction, will similarly help to improve the physical
quality of downtown for residents as well as visitors. Finally, public
investments in the downtown retail environment will enhance the value
of residential property and work in tandem to make Downtown Adams
a more attractive place to live and visit.
Short Term Strategies

Specific recommendations in the housing plan include continuing
improvements to existing housing stock, targeted efforts for new
housing creation, and selective removal of the most blighted (and
blighting) structures.
In addition, the creation of an historic district in the Downtown may
open avenues for funding for all property types, and should be
considered.
Strategies
In the short term, the Town should undertake a multi-pronged effort
to improve housing quality.
Improvements to existing housing stock:
Rehabilitation of the existing housing stock should continue to be the
cornerstone of the housing plan. The efforts of the Town through its
Housing Rehabilitation Program should continue. An increased focus
on combining funding sources and investment for mixed-use
buildings, and thus improving both ground floor retail and upper floor
residential (for example, on Park and Spring Streets) can potentially
maximize the funds available.
Improved code enforcement combined with the availability of public
funding through the Town for rehabilitation should focus on some of
the most blighted properties, such as those on Spring and Winter
Streets and Gavin Avenue.
Finally, some of the existing, larger multi-family buildings (such as
those on Park Street) may require greater levels of investment than
can be supported through the Housing Rehabilitation Program. For
these properties, state programs that target households at 80% of
area median income (family income of approximately $36,000) may
be valuable resources in the short term.
Town of Adams, MA
Renovated worker housing, such as this

example on Center Street, illustrates how
multi-tenant buildings can become
attractive downtown housing
59
1. Efforts to create new housing: Nearby Mill Conversions

There are two opportunities to create new housing: creation of market
rate rental housing through adaptive re-use of some of the existing
commercial buildings (mostly near the downtown), and creation of
affordable in-fill home ownership opportunities.
MacDermid Mill is well-sited between the

Hoosic River and the Ashuwillticook Trail
The relative success of the Berkshire Mills property points to the

attributes that will be needed for a successful market rate rental
project: a building with a central lobby and elevator, offering good
size apartments that are well-appointed. A building of 30 to 50 units
seems the appropriate scale. Adaptive re-use of existing industrial
buildings presents the most likely near-term opportunity to create
such housing. Underutilized or vacant mill buildings such as Old
Stone Mill, Dadek Mill and MacDermid Mills, as well as the Plunkett
Hospital, represent properties that might be appropriate for re-use.
Over the next several years, there is market potential to create
perhaps one such project.
As noted above, the economics of such a project are very thin current rents support at most $60,000 per unit of capital investment.
In order to make a project feasible, key elements include: targeting
buildings which might be redeveloped at less than $100,000/unit in
total development costs; utilizing historic tax credits; and creating a
mixed-income property to utilize favorable government financing and
funding programs. The Town may also need to look to other ways to
support the project, such as Community Development Action Grants
(CDAG) or other funding of site improvements.
Proforma for a Typical Mill Conversion

The figures alongside summarize a typical proforma used by developers and investors to determine profitability for a given real estate
development project. We have chosen a mid-sized mill of approximately 60,000 gross square feet that would be converted into 50 market rate
and affordable rental units.
Using comparable rents for the region and typical costs for site acquisition, design, construction and mortgage rates, the following summary
illustrates the shortfall facing an investor or developer in Adams. Even including the Historic Tax Credits available to investors for listed
properties or districts the shortfall is substantial.
An overall increase in rents in the region, relative to land and construction costs, would make the project more appealing to investors. At current
rates of increase in rents in Adams, it could take several years, if not a decade, for rents to reach levels sufficient to support a mill conversion.
However, with current investment in Adams, prime sites adjacent to the Ashuwillticook Rail Trail with sufficient amenities such as the river and
views, historically unprecedented increases in rents could occur. The levels of rents needed would be closer to rents in Williamstown and
Stockbridge for similar type properties.
A second approach to implementing a mill conversion is to subsidize development with public monies in the form of land and site development
costs. The Town or State could purchase, clean-up, or develop the site and thus reduce the cost of development for investors. Unfortunately,
the needed subsidy currently is nearly over twice the actual acquisition cost of the land and buildings.
A third approach would be for local banks to reduce interest rates on worthy projects such as mill conversions and reduce the debt service.
No doubt a combination of strategies will be needed to make a project feasible in Adams in the near future.
60
A pro forma analysis of a hypothetical market rate rental project

(shown at the bottom this page) identifies potential financing and
funding sources, and illustrates feasibility issues and how funding
programs might be layered.
2. Efforts to create new housing: Small-scale Infill
Creation of affordable in-fill housing projects is the other short-term
option. Small-scale projects planned for homeownership and targeted
at the 80% income level would be the most appropriate. Use of the
Housing Development Support Program (HDSP) or the Affordable
Housing Trust (AHT), which both fund housing at the 80% income
level or above (AHT funds units for up to 110% of area median income),
may be appropriate. These programs are very competitive, but they
can provide an essential source to close the funding gap between
costs and the supportable market price of new homes.
Duplex homes such as these would

complement downtown neighborhoods with
attractive, affordable housing
(Source: Seidl/Holzman Architects, 1993)
3. Efforts to create new housing: Residential over Retail

Most of the buildings on Park Street and Summer Street have housing
units over retail. Much of this is vacant, due to low demand and
substandard or less than ideal conditions including dilapidated interior
and exterior conditions, limited light, street noise and lack of dedicated
residential parking.
A combination of Community Development Block Grant (CDBG) funds
through the Towns on-going Housing Rehabilitation Program, and
other housing funds could work together to enhance living conditions
Mill Conversion: Conceptual Proforma

60,000 Gross Square Feet
Cost and Equity Requirements

Total Development Cost
Mortgage (5.75%, 30 years)
Historic Tax Credit Investor
Equity (net of HTC)
Income and Cash Flow
$5,328,819
$(2,380,000)
$(755,749)
$2,193,070
Returns
Net Operating Income

Mortgage (5.75%, 30 years)
Net Cash Flow after Debt Service
$238,028
$(166,668)
$71,360
Gap to reach commercially acceptable ROE after HTC

Total
Cash-on-cash
Return on Equity
4.47%
3.25%
Reduction of Equity required

Increase in Monthly Rent required
Town of Adams, MA
$1,600,000
$9,750
Per Unit
$32,000
$195
Per GSF
$26.67
$0.16
61
and the marketability of such units. Updated mechanical systems,

insulated windows for energy efficiency and to reduce traffic noise,
new roofing, rear balconies and added windows would all serve to
enhance the marketability of residential units. Dedicated parking can
be provided on Summer Street behind stores, while parking behind
Park Street should be reserved for residences in the evenings to
maximize daytime commercial parking.
An example of an attractive, affordable

housing neighborhood in Peterborough, NH
Commercial buildings on Park Street should consider a mix of uses

on upper floors including office and residential units separated front
to back, allowing office uses on Park Street and residential units
facing the Ashuwillticook Rail Trail. Mixing uses in these structures is
similar to creating live-work units in more urban locations.
Removal of blighted structures and obsolete housing:
Very few residential units need to be demolished in the downtown.
Removal of buildings in either poor or dilapidated condition is only
suggested for properties that: i) are so deteriorated or obsolete that
rehabilitation is not cost effective; or ii) present greater public benefit
in alternative use (for example, as open space such as along the
Hoosic River or for public parking), provided the properties can be
acquired and demolished cost effectively.
EXISTING SITE
PROPOSED SITE: Housing Alternative with 10 Units on ~1 Acre
62
Medium and Long-Term Strategies

There are other suggested steps to consider to improve the physical
character of the downtown and make it more livable; and to integrate
the Towns housing goals with regional housing needs over time to
potentially accomplish greater levels of new housing creation.
The former Berkshire Mill #4

building will, over time, become a
valuable site for a mix of uses
ranging from retail to housing:
Strategies
Public infrastructure improvements:
Enhancing the overal visual quality of the downtown will enhance
neighborhood values and encourage private sector re-investment.
Adams should capitalize on river improvements and the
Ashuwillticook Rail Trail to extend Town improvements to streets and
parks. Improving streetscapes on residential streets such as Weber
Street and Kearns Lane will enhance property values. Regulating
on-street parking and undergrounding of utilities will enhance the
visual quality of downtown streets.
Future conversion of the mill may

be phased over time as its sheer
size will outstrip demand for any
single use.
A mix of uses would reduce parking

demands and ensure more
sustainable development over time.
Public improvements to the

Downtown and to the Hoosic River
would make this an attractive
residential address.
Capturing more of the regional housing demand:

Over the medium and long term, Town officials recognize that efforts
to diversify and improve the housing stock are tied to regional
demographic and economic trends. These efforts are also tied to
state housing policies and funding priorities. There are several issues
that are now the subject of on-going planning efforts, which, over
time, could lead to new housing creation in the downtown (and in
other areas of Town, as appropriate):
Regional housing needs: the need for more high quality market
rate housing is a regional issue. The lack of funding sources for
this housing type need to be addressed more broadly in state
housing policy.
Senior housing needs: Like other Berkshire communities, Adams

has a large and growing population of elderly residents. There
are already two properties with 140 units of elderly subsidized
housing in Town. There may be demand for more housing for
seniors; locating such a property in the downtown could potentially
work well with market demand and with the goals of the Downtown
Plan.
Downtown can be a good location for senior housing: close to
shopping, public and community services and pedestrian/civic
spaces. Creation of housing for older residents who wish to stay
in the Town can potentially free up existing larger homes for young
families, helping to enhance Adams core appeal as a great place
to raise a family.
Town of Adams, MA
63
Open Space Concept Plan

64
C. Plan for Physical Design
Overview:
Strategies for Business Development and Housing depend upon the

Town setting the stage for future private investments. In addition to
basic needs for parking and access, setting the stage means
establishing a level of quality to encourage a change in perception.
Recasting Downtown Adams in a post-mill age requires the
transformation of derelict open spaces now scattered through the
Downtown.
Historically, Adams was filled with the Berkshire Mills complex and
all activity was located along the edges of that great industrial complex.
With the demolition of most of the mills, a great opening was left in
the center of Adams, a rift that only now is beginning to be filled with
new activity. The overall layout of Adams, with two separated retail
areas and an open, largely abandoned central core, requires restitching, together with new attractions and activities.
The size of this opening is itself a great challenge. The space defined
by the remaining Berkshire Mill buildings, Hoosac Street and Depot
Street (nearly 8.0 acres) is larger than many urban squares in great
cities. Devoting such a large space to a development, a park or any
other single use should be avoided. Rather, with this amount of space,
a mix of uses including new development, flexible open spaces and
parking areas would better serve the Town of Adams.
Re-unify Downtown with a network of

trails and pedestrian-friendly streets.
Optimize views and access to the Hoosic
River as part of the river restoration project.
Establish a new and flexible Town Green
at the Berkshire Mills site for large-scale
events.
Preserve and enhance the southern and
northern Gateways to extend the
downtown character beyond Park Street.
Pursue identity and wayfinding programs
to attract and direct visitors to
destinations and services.
Slow traffic and improve pedestrian
crossings on Park Street to reduce traffic
noise and attract visitors.
Find and develop smaller distributed
parking areas for future demands.
A scale comparison:
The most critical opportunity offered by Adams vacant center is its

potential role in reconnecting the isolated downtown retail districts to
each other. A set of east-west footpaths could facilitate movement
from new parking areas (such as the Town lot) to Park and Summer
Streets. Street improvements to east-west streets, mid-block
connections and new paths, trails and river crossings could be
included.
The Ashuwillticook Rail Trail will form a new north-south circulation
route through the center of Adams. New open spaces, parking
resources and redevelopment can re-center Adams around this new
regional asset and the planned Visitors Center. Interpretive and art
installations can activate the trail within the downtown to integrate
recreational and cultural experiences, inform visitors of other
resources and reveal historical features of Adams not found on the
rest of the trail.
8.0 acres of open land lie between the
remaining Berkshire Mill buildings
City Hall Plaza, Boston 10.0 acres
Bryant Park, New York
5.4 acres
Post Office Square, Boston 1.7 acres
Town of Adams, MA
65

Strategy 1: Downtown Focal Points
Downtown Adams needs more attractive, attention-grabbing and
comfortable public spaces visually accessible to visitors. Logical sites
would be located at the southern and northern Gateways to Park
Street, along the Ashuwillticook Rail Trail and at several locations
along Park Street near cross-streets and parking access points. Focal
points should include benches and shade trees to provide comfortable
areas for sitting in a public place.
A location for improvements on Park Street
McKinley Square is a prime focal point in Adams along Route 8.

Three examples of Adams best architecture surround the square,
and the monument is itself an attraction. Yet the current monument
is isolated by a sea of asphalt making it inaccessible to the public.
The McKinley Monument could be re-united with pedestrians to form
a civic gathering place in front of the Free Library with minimal traffic
modifications.
A coordinated set of new furniture
would assist in setting the tone for
future private investment:
Armory Court will become a crucial focal point on Park Street and on
the Ashuwillticook Rail Trail. Improvements should include tree
plantings on Park Street and generous pedestrian connections to
the trail.
Additional Downtown focal points will be associated with the
Ashuwillticook Rail Trail and the Hoosic River, with sites overlooking
the river along the trail as part of a future system of river parks.
Strategy 2: Lighting of Prominent Buildings
Example of a bench
Park Street is the primary route for visitors traveling through Adams.
The majority of Adams most cherished buildings are located at
visually prominent sites such as the ends of streets. Lighting the
Library, Notre Dame Church and the Armory would provide visitors
and residents with evening landmarks at McKinley Square that are
well situated to attract attention. At the southern end of Town, the
Elks Lodge is perfectly situated as the visual terminus of Center Street
and if lit, would extend the experience of downtown past the Town
Common. Lighting of the St. Stanislaus Church towers would extend
the evening experience of downtown to Summer Street.
The pair of brick smokestacks in the parking lot behind the Berkshire
Mills apartment building would be particularly prominent if up-lit. The
historic stacks are unique reminders of Adams industrial heritage.
Examples of bike racks and trash

receptacles
66
Strategy 3: Coordinated Landscape, Benches and Furniture

If Adams were to introduce pedestrian accommodations to its focal
points, a coordinated set of new furniture would assist in setting the
tone for future private investment. New furnishings should pay respect
to both Adams sylvan setting and its industrial heritage. Historic
lighting fixtures on Park Street refer to the turn of the century heyday
of Adams industrial development. Benches and furniture on Park
Street should not contradict this image.
Benches and furnishings on the Ashuwillticook Rail Trail, by contrast,
could have a more rural feel in keeping with its setting near the Hoosic
River in landscaped environments such as the Visitors Center and
Armory Court. Opportunities for commercial adoption of benches
could be explored, as could the use of arts programs to vary the
benches as a theme.
Recommendations:
Park Street Improvements Plan
Improvements to the Ashuwillticook Rail Trail portals at Park Street

including monumental stone bollards (in place of gates) and
special paving, river overlooks and seating;
Additional sidewalk width, plantings and seating on Park Street

at intersections with School and East Maple Streets (see traffic
calming for a more complete discussion of Park Street proposals).
PROPOSED TRAFFIC CONDITION

A PROFORMA FOR A
MILL CONVERSION
PROJECT
EXISTING CONDITION
Town of Adams, MA
67
Northern
Gateway
Adams
Visitors
Center
Interior
Alternatives
Former
Berkshire
Mill #4
Flexible
Town Green
Hoxie Brook Park
Southern
Gateway
Parks and Open Space

68

Strategy 1: A Flexible Town Green
Towns of all sizes need central open areas to program for events,
festivals and fairs. Adams current parks are small, difficult to access,
short of public parking and impacted by traffic noise. These
characteristics severely restrict the desirability of parks for musical
events. The creation of a Town Green, of between three and five
acres, developed jointly with private landowners, would provide a
new venue for Adams cultural life. Developed with the landowners
adjacent to the new Discover Adams Visitors Center, the green would
provide a welcoming place for tourists and users of the Ashuwillticook
Rail Trail. The green space would be flexible to support larger seasonal
events and performances at or in the vicinity of the Visitors Center.
Existing site of the Town Green as a

parking lot
Recommendations:
Additional open spaces would support and connect the Town Green
to Park Street businesses. Specific suggestions include:
Complete modifications to the Ashuwillticook Rail Trail to widen

the trail and add pedestrian amenities such as benches and
improved paving materials to better connect the Visitors Center
to Park Street;
Extend the impact of the new Armory Court pedestrian plaza by

upgrading the rear yards of properties abutting the Ashuwillticook
Rail Trail and creating pocket parking and seating areas;
Existing site of Hoxie Brook Park as a

neglected place
A flexible Town Green for a variety of uses

Town of Adams, MA
69
Undertake streamside improvements to Hoxie Brook with places

to wade and interact with the stream.
Strategy 2: Gateways to Downtown along Route 8
An example of a pedestrian-friendly
environment (Great Barrington, MA)
Adams historic commercial districts on Park Street and Summer

Street have a strong visual character and cohesive architectural
patterns. Unfortunately, at the southern and northern Gateways to
downtown, demolition and subsequent development has eroded the
pedestrian character of Adams with automobile oriented development.
Open parking lots, extreme building setbacks, drive-through
businesses, and poor landscaping contribute to a lack of character
that fails to announce the qualities of Downtown to visitors.
Existing zoning should be strengthened to control development on
Route 8 that erodes the pedestrian scale and character of these
critical entry points to downtown. Inappropriate development on Route
8 will diminish the attractiveness of downtown as a destination and
reduce the attractiveness of adjacent residential neighborhoods.
At the southern Gateway, many of the buildings are set back from
the street with highly visible parking areas and numerous curb cuts.
Pedestrians are discouraged from walking in this environment and
traffic is tempted to speed up in the absence of pedestrians and
storefronts. To make matters worse, many businesses have been
granted multiple curb cuts to assist in drive-though operations. Curb
cuts reduce available street parking, street tree plantings, and reduce
the visual interest of the walking experience.
The southern Gateway has areas where

inappropriately-scaled devlopment has
occured
Zoning changes are needed to prevent the
area being dominated by parking lots, curb
cuts, and expansive building setbacks
70
A Proposal for the SOUTHERN GATEWAY

For the Big Y to serve as a more effective anchor for downtown

businesses, pedestrians should be encouraged to park once and
walk to various destinations along Park Street. Improving the
pedestrian experience could extend shopping trips and better
distribute customers through the downtown. Capturing the thousand
or so daily shoppers at the Big Y for additional side trips is an essential
strategy behind all shopping center strategies.
Recommendations for improvements to the southern Gateway:
Reduce curb cuts on streets and share parking areas for

increased efficiency;
Connect the Big Y to the Ashuwillticook Rail Trail with signage or

additional river crossings;
Encourage additional retail infill at the edges of large parking

areas;
Revise the existing zoning of the Gateway corridor to encourage

appropriately scaled development and prevent drive-through uses
that are automobile-intensive.
An example of high-lighting historic smoke

stacks (Pittsburgh, PA)
The northern Gateway to Downtown has been greatly improved with

historic lighting and the presence of civic buildings and the Berkshire
Mills project. Brooks Pharmacy is well placed against the street edge
and has sufficient landscaping of the parking areas. Yet the overall
impression of the Berkshire Mills building is diminished by the
extensive combined parking lots. The historic Berkshire Mills
smokestacks, while preserved, are isolated in a sea of parking without
interpretation.
The northern Gateway is marked by the

historic brick smokestacks from the
Berkshire Mills
A Proposal for the NORTHERN GATEWAY

Town of Adams, MA
71
Three potential sites for the location

of riverside parks along the Hoosic
River:
Recommendations for improvements to the northern Gateway:
Work with Brooks Pharmacy to provide better access to the

Hoosic River and future extensions to the Ashuwillticook Rail Trail,
including access to public land behind their lot for use of the trail
and the downtown;
Connect the historic smokestacks to the Ashuwillticook Rail Trail

and provide interpretive information;
Link the former Polish Picnic Grounds to the Ashuwillticook Rail

Trail and the newly renovated Memorial Park on Route 8 by a
pedestrian bridge over the Hoosic River.
3. Hoosic Riverside Parks

Site #1: At the confluence of the Hoosic
River and Hoxie Brook
Site #2: At Winter Street behind one

of the historic Berkshire Mills buildings
Strategy:
The Hoosic River is Adams most overlooked asset. The river has
been encased in concrete flood chutes for 50 years as a response
to disastrous flooding in the last century. The Army Corps of Engineers
and the Department of Environmental Protection are exploring ways
to reduce the environmental impact of the flood chutes on fish and
animal life in the watershed. Modifications to the flood chutes could
include lowering the walls, widening the channel with more natural
edges, and increasing the diversity of the channel to include pools,
waterfalls and plant life. Residents and visitors would benefit from
modifications to the flood chutes with increased views of the river,
ability to interact with the river, and increased trees and vegetative
cover. Swimming, boating or fishing opportunities would improve the
tourist impression of Adams and the region.
An essential component of the open space strategy in Adams
includes enhancements to the Hoosic River that focus activity on
this prime asset. Overlooks, crossings and river parks will help to
reconnect residents and visitors to the natural environment of the
Northern Berkshires, integrating Downtown Adams into the regional
experience. Visitors will be able to relax beside the river, with all the
amenities provided by the Town of Adams close at hand.
Recommendations:
Riverside parks should be located at prominent sites that benefit
retailers and residents and provide maximum viewing and access
opportunities.
Site #3: Just north of the Park Street

Bridge along the Ashuwillticook Rail
Trail
(note the trees that once lined the river
bank)
72
Three sites could be developed to provide river access and viewing:
Along the Ashuwillticook Rail Trail near its Park Street crossing
on parcels owned by Greylock Federal Credit Union. This site
Riverside Park #1
Riverside Park #2
Riverside Park #3
Riverside Parks
Town of Adams, MA
73
would be highly visible to visitors traveling northbound on Route

8.
Colorful awnings defined Park Street in the

early part of the century as seen in this
photograph from 1939
North of Hoosac Street between the Hoosic River and the

Ashuwillticook Rail Trail alignment. Derelict buildings now occupy
a portion of this site where Hoxie Brook and the Hoosic River
join. This site would provide a visual amenity for the Berkshire
Mills building and the new Visitors Center, the extended
Ashuwillticook Rail Trail and residents in the adjoining
neighborhoods.
On Winter Street redevelop current Town land and derelict

housing as a river park consisting of a linear trail, landscaping, a
new river crossing and river edge terraces. A neighborhood park
at this location would provide visual amenities for the surrounding
neighborhood and the Meehan Mill building.

Strategy 1: Identity, Wayfinding and Interpretive Signage
Directing patrons to parking and shopping is essential to the success
of a retail district. Park Street businesses require off-street parking
now and will need more in the future. Patrons should be able to see
store signage and understand how to find off-street parking areas.
From parking areas, patrons should be able to direct themselves to
the street and building entrances. Wayfinding signage can also define
the character and quality of the shopping district with color, materials
and images.
Connecting the public parking lot and the Discover Adams Visitors
Center to businesses on Park Street will also require more than just
the construction of the Ashuwillticook Rail Trail. Enhancements to
the trail and a trail of breadcrumbs will be needed to entice visitors
to extend their visits and walk to other attractions in the downtown.
Enhancements to the trail should include additional seating and
interpretive signage to lure pedestrians to explore the history and
scenic qualities of Adams. Sufficient width should be provided to
avoid conflicts with cyclists and pedestrians in more congested zones.
Recommendations:
Wayfinding signage on Park Street
should direct visitors to attractions and
parking resources. Colorful signage
can establish a new identity for the
Downtown
74
Directional and wayfinding signage to parking resources at: Myrtle

Street, School Street, East Maple and Depot/Hoosac Street
intersections with Route 8;
Directional signs at Hoosac Street to Summer Street Shops;
Establish pedestrian scale wayfinding signs at the Visitors Center,

Ashuwillticook Rail Trail Section through Downtown Adams
Wayfinding and Signage

Town of Adams, MA
75
Ashuwillticook Rail Trail and public parking areas to direct patrons

to Park Street and Summer Street stores;
Notch Road has been interupted by mining

operations. A new multi-use trail would
provide a second access route to the
summit of Mt. Greylock from Adams
Develop interpretive displays on the Ashuwillticook Rail Trail to

direct visitors to nearby cultural and historic landmarks;
Improve pedestrian amenities along the Ashuwillticook Rail Trail

to encourage use of the Town parking lot and entice visitors to
walk to Park Street shops;
Improve East Maple Street and School Street to visitors to walk

to McKinley Square shops and civic monuments;
Develop pedestrian through-block improvements from Park Street

to Pleasant Street to encourage more pedestrian activity at
Armory Court;
Construct a pedestrian bridge over the Hoosic River from the Big
Y to Armory Court to entice shoppers to Park Street and Armory
Court.
Strategy 2: A Comprehensive Regional Pedestrian Network

Adams future is linked to better integration into the Northern Berkshire
regional economy. Tourism is a growing part of that economy.
Downtown Adams, and the planned Visitors Center, should be well
linked with key historical, cultural, and recreational sites. Hiking, biking
and sports such as skiing and in-line skating will all become more
central to Adams after the completion of the Ashuwillticook Rail Trail
in 2003. Connections to regional destinations such as Mount Greylock
and Savoy State Forest can make Adams a center for recreation.
Downtown Adams can serve as a base of operations for visitors and
become a more attractive town for new residents.
Downtown Adams should also be better connected to its surrounding
neighborhoods so that residents can travel downtown in a variety of
modes. Walking and biking can become more prominent means of
transportation for children and adults when residential neighborhoods
are connected to retail areas with safe, pleasant and convenient
routes. The Ashuwillticook Rail Trail should be extended as far as
the Renfrew neighborhood to encourage Adams residents to walk
and bike to downtown.
Recommendations:
Connections from the Ashuwillticook

Rail Trail
76
Connections to the regional and national trail systems should be

developed via the Ashuwillticook Rail Trail and its connection to
the Appalachian Trail in Cheshire;
Develop a new Class 4 trail to connect downtown with Notch

Road and the Mount Greylock summit;
Connections to Mount Greylock can be made by way of Greylock

Glen, from West Maple Street or West Mountain Road and the
Pedestrian Network
Town of Adams, MA
77
Cheshire Harbor Trail and the Thunderbolt Trail, or the proposed

Notch Road Trail;
Streams such as Hoxie Brook, Pecks Brook and Tophet Brook

should be developed with hiking trails to connect Greylock Glen
and Savoy Mountain State Forest directly with downtown;
Extension of the Ashuwillticook Rail Trail to the north will connect

neighborhoods and Renfrew Park to Downtown with safe routes
for children and families;
A new multi-use trail along the path of Notch Road would provide
a second cycling route to the summit of Mount Greylock from
Adams;
Regional biking loops can be made using Route 8 and Mount

Greylock roads.
Improved Park Street
East Maple
Street
Through Downtown Adams, the Ashuwillticook Rail Trail should be

considered the official bike route, linked to Route 8 in the north on
Columbia Street. Designating the Rail Trail as the official bike route
through Downtown Adams will facilitate the reduction in Park Street
dimensions to slow traffic and improve pedestrian crossings.
School
Street
Proposed Park Street Section

Armory
Court
Improved Park Street Plan

Proposed Park Street Crossing at Neckdowns
78

Strategy 1: Traffic-calming Features in Downtown Road Design
14,000-17,000 cars and trucks pass through Downtown Adams on
a daily basis. Traffic speed was identified as a primary problem to be
solved with street design, signage and signalization. Traffic speed
contributes to noise, discourages pedestrians from crossing Park
Street to shops and civic institutions and increases severity of
accidents. Narrowing the roadway section of Park Street by 4 feet
would both slow traffic and increase the available right of way for
increasing sidewalk depth, a benefit to merchants and residents.
Necking down the sidewalks at pedestrian crossings in this way
would improve pedestrian safety, provide areas for street tree
plantings and benches and further slow traffic. Each of the major
pedestrian crossings, at Armory Court, Ashuwillticook Rail Trail,
School Street and East Maple Street, would be clearly marked by
special street paving or street markings, pedestrian crossing signs
and at McKinley Square a flashing light to warn southbound vehicles
of the pedestrian zone ahead.
Improved Summer Street
Existing Summer Street in need of

pedestrian improvements
Existing Spring Street Section
Existing Spring Street with residential and

neighborhood retail uses
Proposed Spring Street Section

Town of Adams, MA
79
DEPOT STREET
PARK
STREE
T
An example of a new pocket

parking lot in Downtown Adams:
The lot provides needed parking for Park

Street businesses as well as off-street
loading for the businesses
The parking area is screened from the
streets and does not interrupt Park
Street with additional curb cuts.
Traffic-calming measures should include:
Reducing overall carriageway width of Park Street from 48 feet

to 44 feet, and widening the eastern sidewalk by 4 feet;
Removing the traffic circle and undertaking needed modifications

to Maple Street at the McKinley monument;
Creating neckdowns at East Maple Street, School Street,

Ashuwillticook Rail Trail and Armory Court;
Adding more on-street parking to Depot Street to narrow roadway,

decrease speeds and increase parking supply;
Allowing more on-street parking on Hoosac Street to provide more

parking and reduce vehicle speeds;
Converting East Maple Street to one-way eastbound to avoid left

turns onto Park Street and adding diagonal parking to increase
parking supply;
Narrowing Spring Street and increasing sidewalk widths to include

street tree plantings.
Strategy 2: Planning for Future Parking Demand

Downtown parking supply is well ahead of peak demand, with nearly
1,100 spaces available during peak weekday periods. Vacant retail
space, low volume of sales and vacant offices and residential units
contribute to the low parking demand. Improvements in sales volumes
and decreases in vacancies will most likely increase parking demands
in the future. New sources of shared and managed parking could be
used to increase supply without paving any grass or cutting down
trees.
Distribution of parking is another important factor. In the area bounded
by Park Street, the Hoosic River and Depot Street, a total of 266
spaces are available for future demand projections. Improving
pedestrian routes between underutilized parking supplies in adjacent
zones and attractions will be needed, as well as clear signage to
parking supplies.
New parking supplies should be developed in small, distributed lots,
which will not detract from the character of downtown. Parking areas
should be screened, preferably located in interiors of blocks, and
should have a minimum of curb cuts. No new parking areas should
be accessed from Park Street, all new parking areas should be
accessed from side or rear streets.
Recommendations for new parking supply:
80
Work with property owners to create dispersed small-scale

Future Parking Demand

Vacancy
Square
Footage
Rate/
Spaces
Weekday/
Weekend
Retail
30 - 40,000
3/1000 = 120
weekday +
weekend
Office
60 - 80,000
2/100 = 400
weekday
85 - 100
75 - 155
weekday
weekend
Trail
Proposed Parking
Town of Adams, MA
81
parking areas behind stores on Depot Street;
Explore use of the Meehan property to provide 100-200 overflow

parking spaces for events and festivals;
Increase street parking on Hoosac and Depot Streets by reducing

lane widths;
Increase parking on East Maple Street with diagonal parking (and

improved pedestrian routes to Park Street from the Town lot);
Purchase vacant or underutilized parcels to build small-scale

Town parking areas on Pleasant, Myrtle and Dean Streets within
easy walking distance of Park Street shops.
Recommendations for managed and shared parking:
82
Initiate shared parking agreements with downtown churches for

weekday employee uses;
Clearly sign bank lots and applicable businesses to allow public

weekend use at popular destinations and near the Ashuwillticook
Rail Trail;
Develop agreements with landowners to use vacant land for

occasional parking uses during festivals.
IMPLEMENTATION
The following implementation guide lists the steps needed for the
transformation of the downtown. It consists of an Implementation
Worksheet and an Implementation Timeline.
In the Implementation Worksheet each recommendation - taken from
the Plan - has been identified with a corresponding time horizon, a
responsible party, and an order of magnitude costs for
implementation. As a blueprint for the future, this worksheet will assist
the Towns Community Development Department, the Board of
Selectmen, and others in prioritizing improvements.
The Implementation Timeline paces priority projects over the next 34 years by spreading out the recommended projects to keep in line
with municipal and state funding realities. Over the coming years
funding priorities may shift and changes will be necessary as new
issues and funding sources develop.
(Source: Communications Master Plan, 2001)

SECTION II . IMPLEMENTATION
Town of Adams, MA
83
The following is an IMPLEMENTATION WORKSHEET for SHORT TERM efforts (1 - 3 years):
84
Town of Adams, MA
85
86
Acknowledgements
The preparation of this Downtown Development Plan for the Town of Adams has taken more than three years
from the time it was first discussed with the Board of Selectmen prior to the Towns application for Community
Development Block Grant funding in August 2000 to its adoption by the Adams Planning Board on July 21,
2003. The final plan document has benefited from the involvement of many individuals and groups in the initial
analysis, the discussion of issues, the development of plan recommendations, the drafting of the final document,
and the review of that final draft.
Below are listed the members of the Board of Selectmen and Planning Board at the time of adoption of the
plan, the members of the Downtown Development Committee, and other key individuals and organizations
that contributed to the planning process. Also listed below are the members of the Towns consultant team who
provided the foundation analysis, critical evaluation of plan issues, and prepared the final plan document,
including the extensive maps and illustrations that successfully convey plan concepts and recommendations.
Adams Board of Selectmen
Edward J. Driscoll
Joseph R. Dean, Jr.
Myra L. Wilk
Scott F. Nichols
Edward MacDonald
Chairman
Vice-Chairman
Adams Planning Board

David Rhinemiller
Barbara Ziemba
Michael OBrien
Sandra Moderski
Martha Stohlman
Chairman
Vice-Chairman
The vision for this plan emerged from the energetic minds of the following individuals, who served as the
Adams Downtown Development Committee:
David R. Bissaillon
James H. Wojtaszek
Irving Goss
Joe Truskowski
Bernie Pinnsonnault
Myra L. Wilk
George J. Haddad
Howard Wineberg
Christopher J. Solari
Larry Frederick
Acknowledgements
CEO, Berkshire Chamber of Commerce

Adams Finance Committee, Vice President, Greylock Federal Credit Union
President (past), South Adams Savings Bank
President, Adams Co-operative Bank
Vice President & Treasurer, Smith-Brothers-McAndrews Insurance Inc.
Adams Board of Selectmen
Former Selectman
Adams Finance Committee
Former Selectman, Register of Deeds
Downtown Building Owner
Town of Adams, MA
89
Acknowledgements (cont.)
Michelle Gajda
Jackie Grabicki
Burton Kirk
Gary Lyons
Timothy J. Morey
Marc and Walter Mularski
Jennifer Segala
Steve Fogel
Jamie Wojeik
Barbara Wohl
Francis Wojtaszek
Michael Supranowicz
Donna E. Cesan
Penelope L. Fehr
Owner, Crafters Cottage

Owner, Dancecapade
Downtown Building Owner
Owner, Betterway.net
Magistrate, Northern Berkshire District Court
Owners, Standard Furniture
Owner, Steepleview Realty
Executive Director, Berkshire Enterprises, Inc.
Owner, What Kids Want
Owner, Colonial Country Shoppe
Former Director, Adams Department of Public Works, Adams Finance
Committee
Vice President & COO, Berkshire Chamber of Commerce
Director of Community Development
Community Development Specialist
Other individuals and organizations provided special insight about the Town and its history, and downtown
issues:
Eugene F. Michalenko
Rich Kraham & Jamie Purinton
Thomas W. OBrien
Heather Linscott
Tom Matuszko
Silvia Biurrun
Mike Meehan
Chair, Adams Historical Commission

Town consultants; Communications Master Plan
Former Watershed Team Leader, Executive Office of Environmental Affairs
Founder, Mt. Greylock Go Round
Berkshire Regional Planning Commission
Owner, The Silvia Inn
Meehan & Company, Inc.
The planning efforts would not have been possible without the expertise and contributions of the consultant
team:
Chan Krieger & Associates
Alan Mountjoy
Radhika Bagai
Chris Ritter
PLANNING AND ARCHITECTURE

Project Manager
Project Designer
Reed Hilderbrand
Douglas Reed
Chris Moyles
LANDSCAPE ARCHITECTURE
Design Principal
Project Landscape Architect
GLC Development Resources

Drew Leff
Carol Gladstone
ECONOMIC DEVELOPMENT
Principal
Principal
90
Acknowledgements

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DOWNTOWN DEVELOPMENT PLAN

Chan Krieger & Associates

Planning and Architecture

GLC Development Resources

Funding for the preparation of the Adams Downtown Development

Downtown Development Plan

Adams Downtown Revitalization Program

SECTION I: Current Conditions and Analysis

C. Downtown Physical Design

SECTION II: Plan Recommendations and Implementation

A Vision for Downtown Adams

THE DOWNTOWN DEVELOPMENT PLAN

A. Plan for Business Development

B. Plan for Housing

C. Plan for Physical Design

For 225 years, Adams has flourished in the Northern Berkshires.

It seemed a road for the pilgrim to enter upon who

Downtown Development Plan

Cheshire Lakes in Berkshire County

At the same time, Downtown Adams has declined as a retail

Adams Downtown Revitalization Program

The Town of Adams in 1948

1) Defining a shared vision of downtown;

The Town of Adams today

The strategy, or downtown development plan, was to identify actions

The Planning Process

Downtown Development Plan

The members of the Downtown Development Committee

downtown business community on the evening of June 25, 2002.

The Ashuwillticook Rail Trail at Cheshire

Discover the Berkshires - Adams Visitors

The Ashuwillticook Rail Trail is a former railroad corridor converted

The $2.4 million Discover the Berkshires - Adams Visitors Center

The Town is also partnering with MassDevelopment in the

Armory Court Pedestrian Way

Jones Block Renovation

Downtown Development Plan

The Town of Adams has begun reconstructing Armory Court - a

Maple Street Cemetery Preservation Project (2004) is intended

Adams Communications Master Plan and Wayfinding Program

The U.S. Army Corps of Engineers, and the State Executive

The Maple Street Cemetery Preservation

Communications Wayfinding Program

Plan Goals and Purposes

The Hoosic River flood chutes

The Downtown Development Plan establishes a comprehensive

Enhance the business base in Adams to attract more tourists

Improve the physical quality of the retail environment to capture

Ensure that the Army Corps of Engineers develops river

restoration alternatives that enhance the Downtowns

Improve deteriorated housing to improve image and set the stage

Reveal and interpret historical and cultural features such as mill

Encourage new retail development in the Downtown rather than

The Plan document is organized into two sections:

Welcome to Adams sign on Route 8

Downtown Development Plan

Current Conditions and Analysis

INVENTORY AND ANALYSIS OF EXISTING CONDITIONS

Existing market conditions set the context for the Downtown

Lack of coordination among retailers in

Build on potential regional cluster of

Exploit outdoor recreation as a new