Tufts Farm Master Plan

Tu ft s Farm M aster Plan Prepared for the Town of Easton, Massachusetts

Martha Abbott and Mary Sage Napolitan

Spring 2019 | The Conway School

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Index project overview..................................01 regional context ................................. 02 ecological context .............................. 03 existing conditions ............................. 04 access, circulation, & views ............... 05

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

vegetation ......................................... 07 sun & shade, microclimate ................. 08 slopes & drainage .............................. 09 legal constraints & utilities ................. 10 summary analysis .............................. 11 design concept alternatives ................12 design alternative details ................... 13 final design ....................................... 14 design detail: private home ................ 15 design detail: farm stand ....................16 design detail: the orchard ...................17 design detail: trail loop .......................18 best management practices ................19 signs & wayfinding ............................. 20 materials & precedents ...................... 21 construction & planting details ............22

Spring 2019

soils .................................................. 06

phasing & cost estimates ................... 24 soil test results .................................. 25

acknowledgments This master plan was informed and improved upon by the insights of members of the Easton community including Andrea Langhauser, Easton Assistant Planner; Wayne Beitler, Easton Community Planner; Keith Eldridge, Easton Planning Department Principal Clerk; Michael Luke; Members of the Easton Conservation Commission; Members of the Easton Agricultural Commission; The Easton Historical Society; and the community members who attended and provided input at two public meetings.

Not for construction. Part of a student project and not based on a legal survey.

Index

references ......................................... 26

Tufts Farm Master Plan 108 Canton Street, Easton, MA

plant palette ...................................... 23

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

“Given to the inhabitants of Easton Massachusetts in the memory of William H. Tufts for the people of Easton and future generations to enjoy.”

public farmstand

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private home

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working farm

1980

Goals Goals for the Tufts Farm Master Plan, developed with stakeholders and attendees of two public community meetings, communicate a vision for the site that balances public and private uses, improves connection and circulation, and supports an ecologically healthy and agriculturally productive farm system.

Private and Public

Connection and Circulation

Use and Evolution

Clearly defined zones of use that allow for safe, navigable public access, privacy for the farm

Parking spaces and walking paths that allow for on-site visitor circulation and connection between Tufts Farm and Flyaway Pond Conservation Area trails.

A vibrant working farm system that protects historical assets and promotes land stewardship and ecosystem health.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Canton Street

Project Overview

Tufts Farm, endowed to the Town of Easton in 1980, is a home, a working farm, and an icon of Easton’s agricultural and industrial history. Now leased, occupied, and operated by a private tenant and overseen by the Easton Conservation Commission, the farm serves many functions but is not serving as a public resource. Currently, public use of the site is constrained to a roadside farmstand on Canton Street. Members of the Easton Planning Department and Conservation Commission engaged a team of graduate students from the Conway School to develop a master plan for Tufts Farm, envisioning a future for the landscape that includes increased agricultural production, revitalization of an orchard, the private home maintained for current and future tenants, and a realization of the property as a vibrant and publicly accessible open space asset. The Town representatives and current tenant expressed interest in increasing market production with crops such as flowers or eggs, opportunities for hands-on public engagement such as you-pick berries and animal interaction, and wayfinding materials that guide circulation and provide educational information about the Tufts Farm landscape. With input from stakeholders including the Easton Environmental Planner, Community Planner, Conservation Commissioners, the current tenant, and the community at large, this master plan offers a comprehensive site analysis, proposes a site design to achieve stakeholder goals, and recommends materials and management practices to encourage public engagement, support agricultural production, and protect ecological integrity at Tufts Farm.

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Pro je c t O v e r v iew

Spring 2019

THE TUFTS FAMILY HOME

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Boston

Easton lies between major highways and commuter rail lines. Currently, no commuter rail enters Easton; the nearest stop is one town north in Stoughton. Tufts Farm is located on Canton Street, a country road that is also a popular commuter road connecting North Easton Village with the commuter rail in Stoughton.

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TOWN OF EASTON* area: 28.75 square miles population: ~ 25,000 age: 86.2% under 65 race: 91.5% white mean travel time to work: 31.6 min. *based on 2010 Census

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H ist o r y : Sh o v el Tow n, U S A Ames Shovel and Tool Co. established factories in Easton in the early nineteenth century. The industry shaped the landscape of the town, attracting immigrants from European countries and funding infrastructure development in town.

Europeans purchase land from Wampanoags through Taunton North Purchase.

pre-1600s Wampanoag people inhabit the area that includes Easton; the land is primarily used for foraging and hunting.

1688

Oliver Ames & family arrive in Easton, bringing industry and economic growth.

1694 Europeans begin to settle and establish homes and farms in Easton.

1803

Ames Shovel & Tool Co. purchases 108 Canton Street for employee housing.

1840 Edward Manley builds house at 108 Canton Street, known today as Tufts Farm.

1892

Tufts family moves away and deeds the property to the Town of Easton.

1930 Ames Shovel & Tool Co. sells the property to Arthur Tufts.

1980

2010 The Town leases the property to current tenants, Michael and Mary Luke.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

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Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

The plentitude of open space and recreation spaces attracts visitors and inhabitants to Easton; municipal officials and residents pride themselves on access to open space.

As Tufts Farm is a small parcel of open space in Easton, the project seeks to answer how

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Regional Context

Tufts Farm is located just 30 miles south of Boston. The character of the region is defined in part by this proximity to the greater Boston area; many towns function as bedroom communities from which residents commute outside of town to work and there is little local industry. Thus, development tends to be mostly residential.

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Re g i o n a l C o n t e xt

Although Easton lies within a highly developed region, with a long history of settlement, the town is 26.6% protected and recreational open space, totalling 4,973 acres (BioMap2). Part of this is due to the concentration of wetlands, streams, and ponds in Easton that creates difficult building conditions.

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Easton

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The gentle plains and low hills of Easton are a mix of Bristol/Narragansett Lowland and Southern New England Coastal Plains and Hills ecoregions, major ecosystems that are defined by geography and moisture (BioMap2). The forests are primarily central hardwoods, elm-ash-red maple, and red and white pine, though residential development has fragmented these forests (ibid).

Flyaway Pond Area

Ames Gun & Rifle Club

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Borderland State Park

Stonington Conservation Land

Tufts Farm is in the midst of four major open space swaths. The state of Massachusetts considers much of this area a critical natural landscape, an intact landscape capable of providing habitat at scale to provide for wide-ranging species, support ecosystem services, and buffer rare and sensitive species from human devlopment.

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Numerous wetlands and streams connect both Flyaway Pond Conservation Area and Tufts Farm; perennial and intermittent streams flow through Tufts Farm and feed into the the wetlands of Flyaway.

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Any human connections, such as trails, between Flyaway Pond and Tufts Farm should take into account the critical natural landscape and hydrological and habitat connections, by limiting disruption and restricting excessively loud or polluting activities.

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protected open space critical natural landscape Mount Hope Bay

Tufts Farm

Naragansett Bay Trail System

Flyaway Pond The Taunton River Watershed covers 562 square miles, including both urban communities like Brockton and more rural towns (Taunton River Watershed Alliance).

It is the second largest watershed in Massachusetts (mass.gov). The river and its tributaries ultimately drain into Mount Hope Bay, which feeds into the Naragansett Bay. Tufts Farm is surrounded by streams and wetlands that feed into the Taunton River; any runoff on site, which may include agricultural wastes or vehicle residuals, ultimately feeds into the watershed and appropriate treatment techniques should be adopted.

Flyaway Parking

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Tufts Farm Master Plan 108 Canton Street, Easton, MA

The Easton Conservation Commission manages both Flyaway Pond Conservation Area and Tufts Farm.The Commission aims to generate more public recreational use of Flyaway Pond Conservation Area by creating more access opportunities.

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Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

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Ecological Context

In contrast, roads, noise, light, pollutants, and invasive species are symptoms of human development that degrade habitat value. Residential development surrounds these four open spaces. To maintain and protect the conservation value of the land, specifically its value as wildlife habitat, Tufts Farm should aim to limit the noise, light, and runoff produced on site. Other disturbances, such as livestock, should be managed and spatially situated to limit water pollution.

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Eco l o g i c a l C o n te xt

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Not for construction. Part of a student project and not based on a legal survey.

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Exist i n g C o n d iti o n s Tufts Farm Northern Parcel

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seasonal farm stand

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Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

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3-acre residential parcel

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animal huts on concrete pad

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Tufts Farm sits on a busy two-lane road connecting North Easton Village and the town of Stoughton. A curve in the roads creates a blind spot just west of Tufts Farm. Protected open space envelops Tufts Farm; the Ames Rifle and Gun Club and the Easton Conservation Commission own the adjacent parcels.

The Ames Gun and Rifle Club is accessed via a town-owned dirt road.

water utility line

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The project area includes two parcels: a 3-acre, residential parcel and a 22-acre, municipal open space parcel with no road frontage. Tufts Farm is a publicly-owned property with a currently limited public interface. If visitors frequent the farm stand, the experience is limited to the roadway.

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22-acre town-owned open space parcel

Existing Flyaway Pond foot trails traverse the wetlands in the southern third of the parcel.

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animal yard

The house was built in 1840 and renovated extensively in 1940; it is considered architecturally and historically significant in Easton.

Queset Brook

pond

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homescape

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1-foot contours open space

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equipment zone

The animal yard extends east of the barn; it houses goats and chickens year round.

D “orchard�

The equipment yard is partially paved in asphalt. Farm items stored here include trucks, tractors, a fork lift, and golf cart.

The front pasture is a defunct orchard with rolling hummocks; there is only one apple tree remaining.

Existing Conditions

A

Tufts Farm Master Plan 108 Canton Street, Easton, MA

pasture

pond wetland

Not for construction. Part of a student project and not based on a legal survey.

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to Stoughton

Canton Street is a well-traveled road that runs from North Easton Village, past Tufts Farm, into Stoughton to the north, making Tufts Farm easily accessible by car from Easton and surrounding towns. There is no sidewalk or bike path along this portion of Canton Street, making the farm difficult to access for pedestrians or bicyclists. Most visitors park on the shoulder of the road to purchase eggs from the roadside farm stand, and do not enter into the farm property. The driveway enters the property between the home and the orchard, leading to an ambiguous parking area. When visitors enter the farm, this lack of defined parking space can cause guests to block in tenant vehicles and obstruct the driveway.

The drive continues toward the farm equipment area, where the asphalt is crumbling and ultimately ends. A dirt path runs behind the animal barn, which is used for tractor access to the west field. This path also leads to an opening of the Flyaway Pond Conservation Area trail system, although it is not well known or currently used as an access point to the trails. Circulation through the rest of the site is difficult due to the electric fencing that surrounds the pastures, orchard, and animal yard, a potential conflict between farm function and public use. There are no walking paths through the site, or areas for gathering or resting.

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Creating additional parking on site and discouraging roadside parking will invite visitors into the farm and improve safety.

Separate, distinct parking areas for tenants and visitors can reduce tension between the two, and help to indicate the areas designated for public use.

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Improving circulation and visitor safety throughout the site will require a new fence system.

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The existing tractor path creates a direct connection to the Flyaway Pond trail system.

Allowing and encouraging visitor access to this path can enable Tufts Farm to act as an additional trailhead for this network.

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The view into Tufts Farm from Canton Street does not provide any indicators that the site is open to the public. Although the farm stand is visible to drivers, it does not draw visitors into the farm. Within the property, the area east of the driveway is a potential location for signs, parking, and/or a farm stand. Siting features here would improve safety by moving people away from the busy road while maintaining visibility to drivers.

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Wide open views of the former orchard and farm fields enable the farmer to see the animals on pasture. Maintaining these open views can also allow for visitors to see the agricultural landscape.

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Page Title

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A view of the equipment storage area may be interpreted as an eyesore. Creating a visual barrier in this location can improve public impression of the farm, delineate landscape zones, and restrict public access to work areas. Alternatively, reorganizing this space with defined storage areas for supplies and equipment can improve the view, showcase agricultural activities, and support farm functioning.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

wetland

Spring 2019

barn

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

A c c e s s & C i r c ul a ti on

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

The underlying bedrock of Tufts Farm is Avalon granite. Bedrock has a strong influence on soil chemistry; granitic bedrock creates highly acidic, nutrient-poor soils; not all vegetation is suited to these conditions.

Three soil samples were taken from the area where agriculture and other human activity is highest and were tested by the University of Massachusetts Amherst.

Given the historic use of the site, specifically the buildings and orchard, lead contamination was expected. Lead was commonly used in household substances like paint. Lead is slow to degrade and is therefore commonly found on sites with structures pre-1900. Orchards were historically treated with sprays of leadarsenic; the sprays often left residue in the soil.

The soil tests revealed elevated lead levels in the house yard and old orchard area. In both areas, the lead levels were above the recommended amount, 22 parts per million (ppm) but below 100 ppm.

A range of criteria for suitable lead levels for different activitives exists; the Town and Conservation Commission should work with a soil contamination expert moving forward.

sand, gravel

The test results also indicated elevated aluminum levels in each plot. In acidic soils with a pH below 5.0, aluminum becomes soluble and therefore more present in the soil.

Excess aluminum may cause other nutrient deficiences that inhibit plant growth (Michigan State University 2010).

Although the soil structure is well-drained and friable, therefore suitable for all agricultural activities, the current soil chemistry and fertility is not suitable for most crops because of its acidity and variable macro-nutrient levels.

Scarboro mucky fine sandy loam

Swansea muck

The soil type on Tufts Farm is primarily Hinckley Loamy Sand, a prime agricultural soil, that is well-drained and has low runoff. The soil structure indicates that it is suitable for a range of agricultural activities.

The surficial geology of Tufts Farm is split between sand outwash and till/bedrock. Farming activities are situated on the sand outwash, while the hay fields and forests are situated on till.

Areas with till/bedrock are more likely to have rock outcrops that may pose a challenge to trail building.

The test results uniformly revealed that the soil areas sampled are highly acidic, a reflection of the granitic bedrock. Soil acidity is an indicator of which crops will thrive.

Charlton-Paxton fine sandy loam

Soils in the southern extent are associated with wetlands; they are very poorly drained and not suitable for agriculture or recreation. The southwest corner, the Charlton-Paxton, is well drained yet gravelly.

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House Yard pH: 4.8 Macronutrients: Deficient in calcium.

Lead: 63.5 ppm (recommended <22).

Aluminum: 111 ppm (recommended <75).

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Old Orchard pH: 4.4 Optimum Deficient in calcium and magnesium Lead: 92.5 ppm (recommended <22).

Aluminum: 242 ppm (recommended <75).

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Recommendations for soils and crop selection at Tufts Farm includes: â&#x20AC;˘ Choose acid-tolerant crops, like blueberries and currants. â&#x20AC;˘ Or, begin a soil amendment regimen to increase pH. â&#x20AC;˘ Avoid crops that absorb heavy metals and contaminants for the time being; conduct further soil testing to assess contamination.

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Pasture pH: 5.1 Deficient in phosphorus, calcium, and magnesium.

Lead: 3.3 ppm (recommended <22) Aluminum: 105 (recommended <75)

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

till or bedrock

Avalon granite

Hinckley loamy sand prime farmland

Soils

Bedrock, surficial geology, and soils create the physical conditions and chemistry of the landscape that ultimately influence the patterns of vegetation and the suitability of different types of vegetation.

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Colonial settlers of Tufts Farm were likely attracted to the site for its proximity to the Queset Brook, its relatively flat slopes, and its fine soils. In contrast to much of New England, Tufts Farm has deep, welldraining, fine soils.

Spring 2019

So ils

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Invasive Species

A

The area around the home indicates the most signs of human intervention. It is mixed lawn, ornamental gardens, and herbaceous wild plants. Some species include white clover, daffodils, flowering quince, peony, nettles, yellow dock, poison ivy, Japanese knotweed, mugwort, and various grasses.

wetland

There is approximately 2 acres of pasture. The pasture vegetation quality varies greatly; in some areas there is building debris like asphalt. Numerous species, including yellow dock and thistle, indicate compacted soils. Other abundant plant species include nettles, poison ivy, wild sorrel, and various grasses.

There are also areas of bare, hand-pan soil, evidence of overwintering mules on pasture, and areas of wetness, with mosses growing.

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A large emergent wetland lies near to the homescape and farm equipment zone.

Emergent wetlands contain non-woody perennial plants. The site also has a pond and numerous forested wetlands. The wetlands offer the critical ecosystem functions of wildlife habitat and water filtration; their presence indicates the need to maintain buffer areas and monitor runoff from human activities.

The wetlands have vegetated buffers surrounding them. Vegetative buffers are crucial to maintain and potentially improve the quality of the wetlands, particularly the emergent wetland in proximity to the farm equipment zone, which may be susceptible to diesel and fluids from the tractor.

To further protect wetlands, livestock farming and trail implementation should be avoided in wetlands and wetland buffer areas.

The quality of pasture determines the number of livestock animals the landscape can support, also known as the stocking density.

forest

Given the low quality of forage on the site, the recommended stocking density is 5 goats and 10 chickens per acre.

Tufts Farm primarily consists of forest; it is a post-agricultural secondary forest with a mixed deciduous and conifer canopy.

Some tree species include sugar maple, red maple, white oak, white ash, white pine, American sycamore, Amur corktree, and beech.

With rotational grazing of livestock and strategic mowing, the quality of pasture may improve drastically over time and therefore the stocking density may need to be reassessed as vegetation quality changes.

The forest offers wildlife habitat, carbon sequestration, and potential farm value as firewood or maple sugaring.

Mugwort (Artemisia vulgaris) grows in the homescape­, on the edges of the tree line in proximity to the house.

Invasive species currently grow in the areas of the most human activities, including farming, and outside the limits of the designated Critical Natural Landscape. The spread of invasive species into the surrounding forest may threaten the habitat of endemic plant species that lack the growth vigor to compete.

Best management practices for the site should consider limiting the spread of invasives to protect the intact landscape.

Vegetation

Forested slopes serve as a vegetative buffer between the homescape and animal yard downhill towards the emergent wetland, intermittent stream, and greater forested area.

Japanese knotweed (Reynoutria japonica) grows around the road edge and the house.

Japanese knotweed around the house may threaten the structural integrity of the foundation and therefore the buildingâ&#x20AC;&#x2122;s eligibility for the National Register of Historic Places.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

pasture

homescape

Multiflora rose (Rosa multiflora) grows in the pasture, along the edges and beneath the oak tree.

Multiflora rose can form dense thickets, providing wildlife habitat while crowding other species.

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Tufts Farm is a largely forested landscape; 64% of the acres lie in forest. The rest of the landscape is made up of wetland, both emergent and forested, pasture grassland, and the homescape.

Spring 2019

Ve g e t a t i o n

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A1 forest towards Flyaway Pond

emergent wetland

forest

animal yard

homescape

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Not for construction. Part of a student project and not based on a legal survey.

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Spring and Fall Equinoxes

Summer Solstice: June 21

Vegetation patterns at Tufts Farm create a primarily shady landscape with pockets of sun in clearings and around the house.

The duration and intensity of sunlight during the growing season will influence the health and vigor of the agriculture.

parking old orchard

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animal yard pasture

Duration of Direct Sun Exposure

The emergent wetland, old orchard, pasture, and paved areas around the house receive mostly 8 to 12 hours of sunlight around the summer solstice; these are highly sunny areas that are amenable to crop production.

0-1 hours 1-4 hours

Excess sun in the animal yard and current parking area indicate potential discomfort for both humans and animals; a public parking area may require the introduction of shade trees and/or structures and each paddock should include a shade source.

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Tufts Farm Master Plan 108 Canton Street, Easton, MA

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Vegetation patterns at Tufts Farm create numerous microclimates on site. Open, grassy areas may become excessively sunny for humans and animals in the summertime. Wetland borders, around the Queset Brook and emergent wetland, are likely to be cool, damp, and shady throughout the year.

This microclimate may offer comfort and shade for humans and animals but also may be excessively wet in the spring and therefore difficult to walk through and may be buggy in the summer months.

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Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

For annual and perennial crops, including flowers and fruit trees, the recommended duration of sunlight during the growing season is at least 6 hours a day. For human recreation, excessively sunny areas may be a deterrant for activities during the summer months, June through September. For livestock purposes, animals must have access to shade throughout the day during the summer months, June through September.

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Spring 2019

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Flat topography surrounds the home, contrasted by rolling hummocks to the east and southwest.

Slopes greater than 5% slope require a more calculated trail route and grading for universal accessibility.

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Flat areas of less than 5% slope are preferred locations for parking and new structures as they do not require extensive grading.

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Grading is needed in areas of less than 2% slope around structures to prevent pooling and structural damage to historical buildings and maintain the livability of the home.

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Steeply sloped property edges and wetland borders are priority areas for maintaining and expanding vegetated buffers and minimizing disturbance to prevent water contamination and ecosystem degradation.

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Sloping land directs drainage from the home, pasture, and equipment area towards wetlands and Queset Brook. From these areas, manure and other agricultural wastes can run off into waterbodies and can compromise water quality and wetland health. Current vegetation between agricultural fields and the wetland and Queset Brook provides some buffering of this potentially contaminated runoff, but expansion of these buffers is advisable for further protecting water resources and related habitat. The relatively flat areas around the home and barn are poorly drained, and do not direct drainage away from structures.

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Drainage from both agricultural fields is directed into bordering waterbodies. Any pollutants in runoff can compromise wetland health, contaminate Queset Brook, and ultimately impact the water quality and ecosystem integrity of Easton’s ponds and the greater Taunton River watershed.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

•

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Areas of less than 5% slope allow for the construction of universally accessible trails without significant grading.

Slopes & Drainage

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Slo p e s

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88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

L e g a l C o n s t r a i nts

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Utilities

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The home at Tufts Farm receives water from the town water line, which runs through the front yard to Canton Street, restricting digging in this area. A septic tank is located next to the driveway across from the house. The leach field extends east from the tank, limiting the placement of new parking, structures, or other modifications requiring digging or grading. At the time of this analysis, no record can be found of the precise placement of the septic tank and leach field, making it difficult to identify the spatial extent of the limitations this system poses on placing visitor parking. However, given the assumed age of the septic system, it is likely that it will need to be replaced in the near future, at which point a new location could be considered that does not inhibit the potential locations for public parking and farm expansion. Utilities should be located by Dig Safe before making changes to the landscape.

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Building Setbacks

Wetland Buffers

Zoned as a residential property, the site is subject to a 25-foot front setback and a 15-foot side setback within which new structures are not permitted. Additionally, new permanent structures must be 40 feet away from existing permanent structures including the home and barn. Although roadside farm stands are permitted on properties zoned for residential use, moving the farm stand farther into the property to abide by the front setback may provide the additional benefits of improving safety for patrons and inviting visitors off the road and into the farm.

The Queset Brook, bordering Tufts Farm to the east, is a perennial stream with a regulatory riverfront area within 200 feet of the high water line. This area is designated by the Town in accordance with state law with the intention of protecting the ecological integrity, habitat, and water quality of the stream. This designation indicates that “no activity or work, other than the maintenance of an already existing structure, which will result in the building within or upon, removing, filling, or altering of riverfront area” is permitted. Much of the riverfront area within Tufts Farm is pasture, and may remain as such. However, any changes within this area, including expansion of agricultural production and/or new structures, requires review by the Conservation Commission.

Agricultural use permitted within residential zoning includes the keeping of livestock and poultry, but does not allow for swine. There is a 50-foot front and 25-foot side setback for any livestock or poultry structure. The existing barn meets those setbacks. Any new structures proposed, such as a loafing shed or chicken coop, must meet those setbacks and the 40-foot setback from existing structures.

The wetland to the southwest of the equipment area and barn has a 50-foot regulatory buffer that restricts any disturbance or alteration, including construction of structures or driveways, grading, landscaping, clearing of vegetation, or excavation in areas that have not already been disturbed by past allowances. In already disturbed portions of this buffer area, alterations must not result in a net increase of impervious surface, non-native species, stormwater runoff, or lawn area, or a net decrease in vegetative cover. Master plan recommendations that include alterations within wetland buffers or riverfront areas will require review and approval by the Conservation Commission.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

set

50-foot animal setback

ue

ding

ing

*

se p ti c

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

ild

ot

buil

bu

Q

oot

ot

-fo

40-f

-fo

25-foot fron t setback

Legal & Utilities

40

Canton Street

Spring 2019

ack etb s ack e etb sid s t l foo ima 15- ot an o f 25-

200

The deed for Tufts Farm, held by the Town of Easton, requires that the house remain occupied and that the land be kept in agriculture. The lease agreement for the property reiterates this, with an expectation that the lessee lease the property “for the purpose of occupying, restoring and maintaining the structures of the property; productively using the land in a way that benefits the Lessor, the Lessees and the general public; and for the protection of the rural character of the Leased Premises and its setting within the context of the surrounding properties.” These documents do not articulate criteria for accomplishing these aims. Land use and maintenance regimes are outlined by the individual lessee in their proposal for lease, which comes up for public bid every five years. Due to the variability of potential future uses, these documents do not have specific requirements for how much land must be in agricultural production. However, regulatory water resource buffers, setbacks established in the Easton zoning bylaws, and the existing location of utilities indicate areas where expansion of agriculture, new structures, or additional development is legally permitted.

10/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Su m m a r y An a l ysi s ASSETS Open views + flat slopes + convenient location The visibility of farm fields from the road and driveway, areas of flat terrain, and the farmâ&#x20AC;&#x2122;s position along a well-traveled street create the potential for an enjoyable and accessible public attraction.

ad

Ecology + history + agriculture

Canton Street

Ecological resources, a historical legacy, and working agricultural systems and animal husbandry on site offer opportunities for Tufts Farm to serve as an educational open space resource.

far m s tand

*

s epti c

Accessible slopes + proximity to trails + existing paths Qu es et Br oo

Stretches of flat terrain and the siteâ&#x20AC;&#x2122;s location in relation to the Flyaway Pond trail system support the addition of a trailhead at Tufts Farm, extending the trail system and creating connectivity between Tufts Farm and surrounding open spaces.

k

Visibility from Canton Street + open views + animal barn Areas of open views indicate a potential location for an entry area where parking and the farmstand are visible from the street and can allow for passersby and farmstand customers to see the farm.

to be dem ol i s hed

wetland

W hi te O a k

CONSTRAINTS Agricultural fields + drainage patterns + wetlands There is some cause for concern regarding the ecological impacts of agricultural

to west field and Flyawa y Pond

practices on adjacent water bodies, habitat, and related ecosystems.

Agricultural practices and site development should aim to minimize potential contamination or destruction of wetlands, water quality, and wildlife habitat.

flat slope

drainage

privacy desired

full sun

primary circulation

open view

electric fence

wetland buffer / riverfront area

problem view

Lack of parking and paths + no signs + impression from street From Canton Street, Tufts Farm reads as a private home. This impression, combined with the absence of visitor parking spaces and pedestrian paths or wayfinding measures, creates an unwelcoming visitor experience and limits use by the public.

Setbacks + buffers + wetlands + utilities Setbacks, wetland regulations, and utilities squeeze and limit areas permitted for human activity; farm functions, public interface, and tenant home space overlap and may come into conflict.

Not for construction. Part of a student project and not based on a legal survey.

Spring 2019

b R o

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Clu

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

le & Gu n

Summary Analysis

Rif

11/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

De si g n C o n c e pt A l te rna ti ves Three alternatives illustrate concepts for Tufts Farm that provide varying degrees of public access and circulation, privacy for the farm tenant, and agricultural production. Each alternative represents a different level of public interaction with the farm: One in which the public space is limited and enveloped by the surrounding home and farm zones, one in which space for public engagement and trail extensions bisect the site between the home and the agricultural space, and one in which the public activity is integrated into the working farm, with public trails and attractions throughout the site. Details for each alternative can be found on the following sheet.

Bisect

farm

new trail head

C

home space

an

to

n

St

ree

home space

t

to trac w ay P o n d

on

Ca

Str

tra

nt

on

St

ree

t

hay field

orchard pasture

pasture

pa

th

th r pa

il

home space

eet

hay field

pasture

Flya

nt

orchard

mixed crops hay field

Ca

tr a c to r Flya

& p

w ay P o n d

t ri edes

tra

an

il

es t r a ctor & p e d

Flya

w ay P o n d

trian

tra

pat

h

il 0

125

250

500 feet

Alternative # 1: Envelop

Alternative # 2: Bisect

Alternative # 3: Integrate

This concept concentrates public access to the farm in one limited zone at the front of the farm. Public parking spaces, a farm stand, and visibility of the animal yard and farm fields enable visitors to safely park, retrieve goods from the farm stand, and see the working farm systems, but constrains circulation through the rest of the farm with fencing. There is no public access from Tufts Farm to the Flyway Pond trails.

Instead, a new trailhead is proposed on the Ameâ&#x20AC;&#x2122;s Rifle and Gun Club road next door.

In this concept, the zone designated for public access bisects the site, allowing for passage between mixed crop and pasture areas and connection to Flyaway Pond trails via the existing tractor path. The farm zone is reduced to minimize the human footprint on the land, and to allow for partial revegetation of the riverfront area in the form of floodplain forest or wet meadow.

The concept of integration creates significant overlap of public, home, and farm zones. From an expanded public parking area close to the road, a path system weaves through pasture and crop fields, allowing visitors to engage with the farm systems and ecological features of the site, with the opportunity to follow the paths into the Flyaway Pond system or circle back to the parking and farmstand area. A new tenant driveway distinguishes the private home from the public area and separates tenant and visitor circulation.

Not for construction. Part of a student project and not based on a legal survey.

Spring 2019

public

Tufts Farm Master Plan 108 Canton Street, Easton, MA

hom e

public

public

farm

ho

rm

me

fa

home

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Integrate

Design Concept Alternatives

Envelop

12/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

De si g n Al t e r n a ti ve D eta i l s

Ca on

private yard

St

re privacy shrubs e t

et

house

visitor parking (4 spaces)

Ca

fence boundary between private/public

house

farm stand

tenant parking (2 spaces)

t Br oo k

re-vegetated riverfront area

ok

to Flyaway trails and hay field

se

barn animal yard

k

ro t B

pasture

U-Pick berries orchard

compost grazing paddock grazing paddock

pasture

w etl and

visitor parking (6 spaces)

tractor parking

oo

barn animal yard

w etl an d

vegetated boundary between private/public

ue

Br

se

re-vegetated wetland buffer

et

t

farm stand

ue

animal yard

visitor parking (4 spaces)

re

se

Q

barn

shed

reduced equipment storage

relocated shed

ue

fruit shrubs & trees

St

farm stand

Q

orchard

on

tenant parking (2 spaces) house

perennial flowers orchard

flower beds

nt

entry signs

privacy shrubs

tenant parking (2 spaces) equipment storage

re

new tenant driveway on

Q

relocated shed

St

nt

gathering space

wetland

new white oak

to Flyaway trails and hayfield

to Flyaway trails and hay field

shade row

tenant circulation visitor circulation

Assets

Assets

Assets

•

Farmstand and visitor parking are visible from Canton Street.

•

•

Trails, U-pick, signs, and gathering spaces create multiple opportunities to pique public interest.

•

Animal yard and flower fields are visible from the farmstand and visitor parking.

Re-vegetation of the riverfront area and wetland buffer slows and filters runoff, protects water quality, supports wetland health and wildlife.

•

•

•

Public circulation does not interfere with farm functioning

The farm serves as a trailhead with direct access to Flyaway Pond trails.

•

Expanded, diversified agricultural production with addition of orchard, flower beds and fruit shrubs.

•

The farm fields and the animal yard are visible from visitor parking area.

Separate entries remove conflict between the tenant and public circulation by eliminating the overlap of the two.

Tenants enter and exit the site through a new private driveway and thus can not be interrupted or blocked by visitors.

•

Diversified agricultural production is created by the addition

•

Shrub buffers provide improved privacy for the tenants.

Constraints

Constraints

Constraints

•

No direct access to Flyaway Pond trails.

•

•

•

Limited public circulation throughout the site, and limited space for public programming.

Farmstand is not as visible from the road and there is less indication of public access compared to other alternatives.

•

Shared paths may interrupt farm functions.

Higher foot and vehicle traffic and the addition of impervious surfaces may disrupt habitat and compromise ecosystem health.

•

The pasture close to Queset Brook and increased agriculture in riverfront area may threaten water quality, wetland and ecosystem health.

•

An unclear boundary between public and private may not effectively separate zones of use, compromising tenant privacy and visitor safety.

•

Increased contact between farm and public functions creates an increased potential for conflict, disruption and safety concerns.

•

Visual privacy for the home is not improved.

•

Higher cost, more disruptive implementation, and increased maintenance requirements are associated with the addition of extensive fencing, a path system, a new driveway, and fruit crops.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

new trail head

nt

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Ca

Integrate

Spring 2019

Bisect

Design Alternative Details

Envelop

13/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Farm Stand & Parking

existing house

The new visitor area includes a 5-car gravel parking lot with two ADA-accessible parking spaces. The farm stand is rebuilt as a 200-square-foot impermanent structure with a pergola creating shade around the parking lot.

Daylillies and ferns vegetate the street edge of the parking lot, providing a visual buffer from the road.

Canton Street

The public farm area, which includes an apple orchard, blueberries, and raised beds, responds to public feedback expressing a desire for agricultural and educational opportunities for the community.

tenant yard

farm stand

The site of the defunct orchard is revitalized with apple trees, perennial berry shrubs, and raised garden beds for herbs and vegetables. The crops are visible to the farm stand patrons, creating opportunities for educational engagement. The area is dotted with picnic tables and benches that invite the public to linger.

berries

p o le

ve

A new pole barn with a concrete pad provides a designated space for farm tractors and equipment storage.

A New Orchard

k

barn

raised beds

oo

On the western half of the parcel, visual privacy is provided through the installation of a vegetative buffer along the tenant driveway.

Br

picnic area

Private Home & Farm Infrastructure

et

flo

orchard

es

we

parking

Qu

rb

ed

s

parking

ge ta te

paddock

d bu ff e

Perennial flower beds are implemented along the driveway, providing pollinator habitat as well as a potential income source for farm tenants.

animal yard

r

em er ge nt we

Split-rail fences are installed around grazing paddocks, contributing to a sense of organization around livestock farming and providing a safety measure for visitors to the farm from interior electric fencing.

tla nd

paddock

rebuilt stone wall

Beginning at the visitor parking lot, an accessible path weaves through the farm.

Pedestrians have the option to complete the loop and return to the parking lot or to continue through the woods to Flyaway Pond Conservation Area trails.

old white oak AD

A-

ac

ce

ss

ib

le

pa

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Trail Connectivity

w

Final Design

ne

th

paddock

The trail is subtly graded and structured out of compacted crushed stone aggregate, making it universally accessible.

un

p

e av

u dd

al

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

The final design for Tufts Farm creates an entirely new public parking lot and gathering area. An ADA-accessible loop leads visitors through a new public farm area and grazing paddock. A path extension connects to existing Flyaway Pond Conservation Area trails.

Spring 2019

Fin al D e s i g n

e -us

pa

th

0

connection to existing Flyaway Pond trails

80

160

feet

Not for construction. Part of a student project and not based on a legal survey.

14/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

D e s i g n D e t a i l : P ri va te H ome The home and farm equipment area are separated from the public portion of the farm. The home is surrounded by new vegetation including a shrub border along the driveway that acts as a privacy buffer from the visitor parking and paths, and a series of perennial flower beds between the house and the farm storage area. These masses of vegetation serve to create a more private, enclosed home yard. The farm equipment area is reduced and contained by a new pole barn, which creates a covered space for vehicles, machinery and other farm materials and tools. The existing tractor path remains, providing access from the storage area to the west hay field.

A’

A

PRODUCED BY AN AUTODESK STUDENT VERSION

pole barn

animal barn 0 5 10

20

40 feet

Rows of perennial flowers create a physical and visual separation between the home and the farm storage area, and can be cut and sold as bouquets in the farmstand. Flowers also attract pollinators that help the orchard trees set fruit.

8’ 10’

20’

45 ’

A covered pole barn set on a concrete pad provides a sheltered storage space for farm equipment and vehicles and keeps the area orderly. This structure is large enough to park tractors and other farm vehicles within it, and the concrete base keeps materials off the ground. The addition of a pole barn helps to define the storage space and keep equipment away from the wetland buffer area.

PRODUCED BY AN AUTODESK STUDENT VERSION 0

10’

A

Spring 2019

Tufts Farm Master Plan 108 Canton Street, Easton, MA

shed

A row of shrubs on the east side of the tenant driveway creates a vegetated visual buffer between the public and private spaces.

Design Detail: Private Home

tenant parking

N.T.S.

PRODUCED BY AN AUTODESK STUDENT VERSION

perennial flowers

PRODUCED BY AN AUTODESK STUDENT VERSION

Key Plan

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

home

A’ Not for construction. Part of a student project and not based on a legal survey.

15/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

De si g n D e t a i l : Farm S ta n d Experience at Tufts Farm begins with arrival in the parking lot. The new gravel parking lot has space for 5 cars, including one accessible space. A garden, planted with salt-tolerant daylilies and a dwarf apple tree, buffers the parking lot from Canton Street. The new farm stand, a 10â&#x20AC;&#x2122; x 20â&#x20AC;&#x2122; structure with a pergola out front, is visible from the road.

The parking lot opens up into a lawn with picnic benches and two paths.

A1 A

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Key Plan A prominent, descriptive sign is placed in the garden median, perpendicular to the road so it is visible to commuters travelling in both directions.

The sign is situated in a garden median that is planted with early spring bulbs, like daffodils, and daylilies. Daylilies are a salt tolerant plant that offers blooms throughout early summer and beautiful foliage in other months.

Property Boundary Section A - A 1

Stonewall

Drive

Garden Median

Drive

Store

Stonewall

Fern plantings and flowering vines around the farm stand provide low maintenace ornamental vegetation that in turn creates shade and draws visitors in.

Tenant Drive

Lawn

Existing Home

Lawn

0

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Design Detail: Farm Sand

The new farmstand is a 200 square-foot structure with a pergola-shaded forecourt. The forecourt creates an arrival experiance in a location visible to the road and parking lot.

Spring 2019

N.T.S.

10

Not for construction. Part of a student project and not based on a legal survey.

16/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

visitor parking

Raised beds filled with imported soil allow for food cultivation in areas of contaminated soil, increase production of market crops, and create demonstration and educational opportunities.

path

e rais

ed db

s

orchard Planting orchard trees using swales and berms on-contour prevents erosion and controls runoff. This reduces watering needs for apple trees, and improves infiltration prior to water reaching Queset Brook.

fruit shrubs

pasture

pasture Perennial fruits such as highbush blueberries can be sold in the farm stand, or utilized as a short-term, seasonal U-pick crop. Placing these fruits in the public, unfenced area allows for a seasonal, public hands-on event that does not interfere with the rest of the farm.

0

5

10

20

40 feet

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

N.T.S.

Design Detail: The Orchard

Key Plan

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

A new orchard established in its historical location, a grove of perennial berry shrubs, and raised garden beds diversify agricultural production, provide additional market crops for the farmstand, and create new features for public education and hands-on farm interaction. The visibility of the fruits, raised beds, and animal paddocks from the visitor parking lot allows for farmstand patrons to see the cultivation of the products they are purchasing. The orchard of semi-dwarf varieties of fruit trees of regional, historical relevance reference the history of the site, and perennial berries and raised beds allow for additional food cultivation that is tolerant of the highly acidic soils. Open mown spaces for resting and paths through the farm welcome people into the agricultural space, and wooden fences surrounding pasture areas allow visitors to safely approach the paddocks and view the animals.

Spring 2019

De si g n D e t a i l s: T he Orcha rd

17/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

De si g n D e t a i l : Trai l L o o p

trail grading plan & signage Grading subtly transforms the hummocky landscape of Tufts Farm, creating a path with gentle slopes below 5%.

The new trail loop on Tufts Farm is an ADA-accessible, gently sloped and meandering path that brings visitors by the orchard, stone walls, oak tree, and grazing paddocks.

Earth moving in proximity to the old white oak requires special attention to preserve the health and integrity of the tree root system. Adding fill, as opposed to cutting soil away, is recommended in this general area.

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

farm stand parking

existing trees

limb up trees to minimum of 8’0” to increase sight lines

Spring 2019

Ca nt on St re et

A1

Section A - A 1

minimum 3’ width

0

10

Interpretive signs offer educational context of the landscape. Specific topics include the history of Tufts Farm, livestock, heritage apple varieties, the white oak tree, and emergent wetland.

Directional signs at Tufts Farm indicate public and private spaces, connections to Flyaway Pond Conservation Area, and distance and terrain considerations.

white oak

0

interpretive sign

directional sign

proposed grading line

36

64 feet

Design Detail: Trail Loop

A

Tufts Farm Master Plan 108 Canton Street, Easton, MA

rebuilt dry-stack stonewall

existing contours

Not for construction. Part of a student project and not based on a legal survey.

18/26

Further testing may reveal more insight and specifics on lead and arsenic contamination; the soils may require contaminant removal or capping. It is recommended that the town consults experts in the field of contamination and remediation before taking any further action.

Shorter grazing periods and more rest allows the grass to develop deeper root systems, which stabilizes the soil and sequesters carbon.

Balancing rotational grazing and soil contamination is a necessary consideration for the tenant farmers of Tufts Farm; experts in the field of rotational grazing and animal science should be consulted to ensure that livestock and their products are not contaminated by heavy metals in the soil.

Soil pH reflects the climate, bedrock geology, and land management.

Low pH levels can lead to a nutrient deficiences, decline in microbial activity, decrease in crop yields, and overall deterioration of soil health (Soil Quality Indicators: pH 1998).

Suitable high-biomass species for lead stabilization and degradation: Indian mustard Switchgrass, Panicum virgatum Corn, Zea mays (not for consumption).

Blue Sheep Fescue

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Particles evaporate through stomata on the leaves.

Particles are absorbed through the root system.

Grass that is grazed intensively and for a short duration regrows with vigor.

Laying hens may be a viable business model for farmers at Tufts Farm based on the size and quality of pasture and the strong local market for fresh eggs.

The current stocking density is 5 goats and 10 chickens per acre.

However, with a turnover in livestock and improvements in pasture health, the stocking density at Tufts Farm could ultimately support up to 200 chickens per acre.

For instance, author and farmer Joel Salatin houses 230 laying hens in a 12’x20’ chicken tractor that he moves daily (awionline.org).

Permanent fencing around entire area.

Moveable chicken “tractor” in center.

Portable electric fencing around paddocks.

Crop suitability based on pH:

vegetables grasses & legumes

apples blueberries

acidic 4.0 pH Values at Tufts Farm:

orchard: 4.4

5.0

neutral 6.0

7.0

alkaline 8.0

RAISING THE pH: Calcium carbonate or dolomite can be applied to raise the pH. To be effective, it is best applied annually at a rate of approximately 0.5 tons/acre. Additional soil testing can determine the exact applications for the orchard and pasture.

field: 5.1

Spring 2019

LEAD Lead particles are less bioavailable to plants due to lead’s chemistry (Phyto 2015). Due to the slight elevation of lead in the soils at Tufts Farm, one option might be stabilizing the soils by planting high-biomass plant species. Annual crops that would require regular soil disturbance are not recommended.

Managed intensive rotational grazing is the practice of regularly moving livestock between paddocks while allowing for paddocks to ‘rest’ between rotations (Undersander et. al 2002). Rotational grazing has many benefits including increases in soil fertility and productivity per unit land area.

Broadly speaking, Massachusetts has acidic soils, reflected in the samples at Tufts Farm. The soil tests revealed excessively low pH at Tufts. Tufts Farm may embrace its soil pH by choosing crops that thrive in acidic soils or choose to implement a soil amendment regimen that would create conditions for other crops to thrive.

Transpiration, the process through which water and nutrients are transported from the soil to the roots, trunk, and branches, and then evaporate through stomata on the leaves, is the primary mechanism of phytoremediation.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Soil tests from the house and orchard at Tufts Farm reveal levels of lead on average 56 parts per million (ppm), above the recommended amount by the University of Massachusetts. The Environmental Protection Agency’s standard for lead in play areas is 400 ppm and 1200 ppm in non-play areas (Lead Toxicity: What are U.S. standards for lead levels? 2017). Although levels of lead at Tufts Farm are elevated, they are relatively low and not prohibitive of most activities. Despite this, the cultivation of annual crops for human consumption is not recommended in contaminated soils.

amendments

Orchards were historically sprayed with lead arsenate. The University of Massachusetts-Amherst soil tests did not test for arsenic. It is therefore recommended that the town pursues more comprehensive testing from an institution such as the Cornell Soil Health Laboratory that includes arsenic.

rotational grazing

A soil health ‘toolbox’ with best management practices can be included in the lease agreement in order for the Town and Conservation Commission to ensure land stewardship.

Most plants have the biological processes to provide phytoremediation.

Certain plants, however, offer more phytoremediation value. These species are either hyperaccumulators, with a particular propensity to take up a specific metal, or high-biomass species that grow quickly (Phyto 2015). For the sake of Tufts Farm, a mix of grasses and phytospecific plants will serve numerous purposes, including soil remediation.

ARSENIC Plant species known for extraction of arsenic from the soil: Ferns in the Pteris genus, such as Pteris vittata Sunflower, Helianthus annus Clover, Trifolium repens cv. Huia

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Within this flexibility, the site conditions and ecological context indicate parameters for soil and vegetation management. Specifically, soil contaminants and low soil fertility indicate the need for further testing and strategic soil remediation.

To remediate soils and lower contamination levels, plants are a valuable tool. Phytoremediation is the process through which natural plant processes absorb and remove contaminants from the soil, such as lead and aresenic particles. Professionals in the field of phytoremediation should be consulted before employing this strategy.

Best Management Practices

The master plan for Tufts Farm aims to create flexible spaces; as the tenant farmer is likely to change over time, the master plan is a set of guidelines that can absorb shifts in management and farming.

phytoremediation

Be st M a n a g e men t P racti ces: a n E cological Town Far m

home: 4.8 Not for construction. Part of a student project and not based on a legal survey.

19/26

• A welcome sign in the parking lot signifies arrival and indicates trail location.

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu Simple signs and temporary barriers, like sawhorses, can indicate to visitors areas that are off limits, while not restricting tractor access.

Electric fencing is separated from the public by split-rail fences (see sheet 21 for fencing details). Signs are an additional intervention to ensure public safety.

Tufts Farm has numerous assets that reflect the natural and cultural heritage of Easton: its vegetation, wetlands, livestock, and stone walls are all parts of a greater story.

Interpretative signs strategically located along the walking path will augment the experience of visitors.

Spring 2019

• C leared brush and understory along the roadside creates visibility through the stone wall and tree border. Views into the farm may reveal chickens and fruit trees, a welcoming view that intrigues passersby.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

• S trategically placed road signs are indicators to commuters of farm store goods.

Signs, vegetation, and fences create clear boundaries to delineate public and private spaces and, where necessary, indicate public safety concerns.

Signs & Wayfinding

education

Beyond wayfinding and the delineation of spaces, signs are a means for engagement between the public and the landscape. The town of Easton has a high number of young families; educational signs about livestock, fruit trees, wetlands, and forest management are topics that may pique the interest of visitors.

Several strategies will create a more visible and inviting public front for Tufts Farm:

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Signs at Tufts Farm will be critical to invite visitors in, delineate private and public spaces, create connections between the farm and Flyaway Pond, and contribute to a sense of place.

public & private

Sig n s & Wa y f i ndi ng

3’0” 3’6”

Example of interpretive signage.

Conceptual rendering of interpretive sign.

Not for construction. Part of a student project and not based on a legal survey.

20/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu Portable electric livestock fencing at Tufts Farm.

A series of split-rail fence paddocks will create a safety barrier between the public and the electric fencing that is cost-effective and historically appropriate.

Picnic-style tables near the farm stand.

A wood bench situated near the oak tree.

Fencing at Tufts Farm serves multiple purposes: enclosure of livestock, delineation of public and private spaces, and protection of visitors from potential safety hazards.

The preferred livestock fencing is moveable electric fencing that provides the farmer with flexibility on paddock size and location.

The new livestock fencing is located within larger paddocks enclosed by split rail fences built with local lumber. The split-rail style references historic New England landscapes.

Seating at Tufts Farm creates opportunities to gather for visitors and tenants alike.

A bench, situated in view of the white oak tree, is a moment to pause for families and individuals. The bench is constructed of wood with simple lines, corresponding with the wood structure of the farm stand and creating cohesion within the landscape.

Picnic tables in proximity to parking and the farm store invite visitors to enjoy a meal or snack at the farm, creating a sense that the farm is a destination.

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Phase two, a path with crushed aggregate is ADAwheelchair accessible.

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

fencing

Phase one, a mowed path creates connections.

Materials & Precedents

paths

In alignment with the Conservation Commissionâ&#x20AC;&#x2122;s vision to phase construction of the master plan, the public pathway could have two iterations. The first, a mowed path, is implementable immediately with little to no costs aside from regular maintenance by mowing.

In order to be considered ADA and wheelchair accessible, the path material must be both firm and stable. In the next iteration, the path is an accessible trail loop surfaced with compacted crushed stone aggregate.

seating

Paths, fencing, and seating help create spaces that are safe and enjoyable for public use. Paths are a major intervention in the landscape that will create desired connections to the farm and Flyaway Pond; the materials and course of the path should be harmonious with the current pasture while also being accessible for people of all abilities. Fencing must meet the needs of the current and future tenant farmers to separate farm functions from the public while also being aesthetically pleasing to visitors and legible for ease of walking.

Finally, seating creates resting points and destinations on the site.

Path material and construction at Tufts Farm determines accessibility, influences drainage and runoff patterns, and impacts overall visitor experience.

Spring 2019

M a t e r i a l s & P r e ce d e n ts

21/26

2 - 4” WOOD SHAVINGS/CHIPS

2.5’ NATIVE SOIL & COMPOST

NATIVE SOIL & COMPOST

COMPACTED SUBSOIL PEDESTAL

UNDISTURBED SOIL

UNDISTURBED SOIL 2 x ROOTS

3 x ROOT BALL

3 22

NOTES: Fully remove rootball wrap or container before planting

BARE ROOT FRUIT SHRUB PLANTING NOTES:

PRODUCED BY AN AUTODESK STUDENT VERSION Scarify bottom of hole before planting

Scarify bottom of hole before planting

Use wood shavings or chips for mulch

Water thoroughly after installation

Water thoroughly after installation

GRAFT LINE MIN. 3” ABOVE SOIL LINE

STAKE W/ LOOSE STRAP

SAUCER WITH TOPSOIL & 2-4” MULCH

NATIVE SOIL & COMPOST UNDISTURBED SOIL

2-3 STAKES W/ TREE STRAPS 4” MULCH NATIVE SOIL COMPACTED SUBSOIL PEDESTAL UNDISTURBED SOIL

2 X TREE ROOTS

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

DECIDUOUS / EVERGREEN SHRUB PLANTING

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

2 22

PRODUCED BY AN AUTODESK STUDENT VERSION

GRAVEL DRIVEWAY

PRODUCED BY AN AUTODESK STUDENT VERSION

2-3 X ROOT BALL

PRODUCED BY AN AUTODESK STUDENT VERSION

4 22

BARE ROOT FRUIT TREE PLANTING NOTES: Plant standard-size trees 25 feet apart;

5 22

DECIDUOUS TREE PLANTING NOTES:

PRODUCED BY AN AUTODESK STUDENT VERSION

1 22

Fully remove root ball wrap before planting

Semi-dwarf trees 15 feet; Dwarf trees 10 feet

Scarify bottom of hole before planting

Scarify bottom of hole before planting

Top of root ball to be flush with final grade

Do not cover root flare or graft line with mulch

Do not cover root flare with mulch

Water thoroughly after installation

Water thoroughly after installation Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

SAUCER WITH TOPSOIL & MULCH

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

SAUCER WITH TOPSOIL & MULCH

Construction & Planting Details

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

6” CRUSHED AGGREGATE BASE COURSE

REMOVE ROOT BALL BURLAP

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

LEAVE ROOT FLARE EXPOSED

4” UNIFORM GRAVEL

6” SUBBASE

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

Co n s t r u c t i o n & P l a n ti ng D eta i l s

Spring 2019

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

22/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Pla n t Pa l e t t e Apple Orchard

Nurseries

VARIETY

YEAR LOCATION

RIPENING

Baldwin

1740

Wilmington, MA

October

FedCo Seeds Clinton, ME

Blue Pearmain

1700

Middlesex County, MA

Winter

Fruit trees | trees & shrubs | flowers

Northern Spy

1800

East Bloomfield, NY

Late fall

Rhode Island Greening 1650

Newport, RI

Late September

Sheepâ&#x20AC;&#x2122;s Nose

1700

CT

Late September

Roxbury Russet

1600

Roxbury, MA

Mid October

Seed Savers Exhange Decorah, IA

COMMON NAME

RIPENING

Vaccinium corymbosum

Highbush blueberry

July

Viburnum opulus

Highbush cranberry

August

Heritage apple trees Native Plant Trust Framingham, MA Native grasses, flowers, shrubs & trees

Privacy Border BOTANICAL NAME

COMMON NAME

HEIGHT

Aronia melanocarpa

Black Chokeberry

3 - 6 feet

St. Laurence Nurseries Potsdam, NY

Myrica pensylvanica

Northern Bayberry

5 - 10 feet

Fruit trees & shrubs

Hydrangea quercifolia

Oakleaf Hydrangea

6 - 8 feet

Lindera benzoin

Spicebush

6 - 12 feet

Kalmia latifolia

Mountain Laurel

5 - 15 feet

Rhododendron spp.

Rhododendron

5 - 15 feet

Amelanchier spp.

Serviceberry

5 - 30 feet

Hamamelis virginiana

Witch Hazel

15 - 20 feet

N.T.S.

Ornamentals for privacy borders tolerate acidic soils, provide aesethetic interest,and block views between the public area and the home.

Perennial Cutting Flowers BOTANICAL NAME

COMMON NAME

BLOOM TIME

Echinacea purpurea

Purple coneflower

June - August

Symphyotrichum novae-angliae

New England Aster August - September

Rudbeckia hirta

Black-eyed Susan

June - September

Digitalis purpurea

Common foxglove

May - June

Leucanthemum spp.

Shasta Daisy

July - September

Achillea millefolium

Yarrow

June - September

Delphinium elatum

Delphineum

June - July

Scabiosa spp.

Pincushion flower

April - October

Black chokeberry

Northern bayberry

Oakleaf hydrangea

Spicebush

Mountain laurel

Rhododendron

Serviceberry

Witch hazel

Colorado spruce

Perennial flowers can be cut as bouquets for sale, attract pollinators that can help apple trees set fruit, and tolerate site conditions.

Roadside Entry Plants BOTANICAL NAME

COMMON NAME

BLOOM TIME

Hemerocallis fulva

Orange Daylily

July - August

Athyrium filix-femina

Lady Fern

n/a

Narcissus spp.

Daffodil

March to April

Lonicera sempervirens

Trumpet Honeysuckle

May to June

Purple coneflower

New England aster

Black-eyed susan

Foxglove

Shasta daisy

Yarrow

Delphinium

Russian sage

Pincushion flower

Not for construction. Part of a student project and not based on a legal survey.

Spring 2019

BOTANICAL NAME

Tufts Farm Master Plan 108 Canton Street, Easton, MA

Stark Brothers Nursery Louisiana, MO

Plant Palette

Fruit Shrubs

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

Apple trees | Flower seeds

23/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

Conceptual cost estimates for features of the recommended design are presented in three phases. Phase one involves the basic preparation and features that ensure visitor access and safety at Tufts Farm. Phase two includes features that enhance agricultural production and improve the delineation of public, private, and working spaces. Finally, phase three completes the project with the implementation of features that enhance the visitor experience and improve site accessibility. Estimated costs include installation and labor. Costs may be reduced with volunteer labor, and the installation of some features including the orchards, fruit shrubs, and raised beds could be valuable community events for engaging the public at Tufts Farm.

UNIT COST

QUANTITY

TOTAL INSTALLED COST

Site Clean Up and Preparation

lump sum

$5,700 - 6,900

1

$5,700 - 6,900

Gravel Parking Lot

sf

$2.50 - 3

2200

$5,500 - $6,600

Concrete Pad

sf

$5 - 7

900

$4,500 - 6,300

Pole Barn

lump sum

$15,000 - 20,000

1

$15,000 - 20,000

Path, mown

---------------------

------------------------------------

-------------------------- Tenant responsibility

Split Rail Fence

lf

$20 - 25

1210

$24,200 - 30,250

Electric Fence

lf

$2 - 2.50

1210

$2,420 - 3,025

Grading

sf

$.20 - .25

3100

$440 - $550

phase two

Phase 1 Subtotal

$57.760.00 - 73,625.00

FEATURE

UNIT

UNIT COST

QUANTITY

TOTAL INSTALLED COST

Orchard Trees

each

$75

10

$750

Fruit Shrubs

each

$35 - 50

24

$840 - 1,200

Privacy Border

each

$45 - 60

10

$450 - 600

Flower Beds

sf

$2 - 4

1200

$2,400 - 4,800

Raised Beds

each

$200 - $250

11

$2,200 - 2,750

Soil Amendments

cy

$45 - 50

12

$540.00 - 600

cy

$40 - 50

24

$960 - 1200

Mulch

phase three

Phase 2 Subtotal

$8,140.00 - 11,900.00

FEATURE

UNIT

UNIT COST

QUANTITY

TOTAL INSTALLED COST

ABA-Accessible Path, 4â&#x20AC;&#x2122; wide

lf

$8

715

$5,720

Signs

each

$400 - 600

8

$3,200 - 4,800

Benches

each

300 - 1000

5

$1,500 - 5,000

Bike Rack

each

$200 - 500

1

$200 - 500

Grading

sf

$.20 - .25

2900

$580 - $725

Phase 3 Subtotal

TOTAL ESTIMATED PROJECT COST

$11,200.00 - 16,745.00

$77,100.00 - 102,270.00

Not for construction. Part of a student project and not based on a legal survey.

Tufts Farm Master Plan 108 Canton Street, Easton, MA

UNIT

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

FEATURE

Phasing & Cost Estimates

phase one

Note: Cost estimates are rough and do not include the cost of a new farm stand. More information will be needed to estimate the cost of a new farm stand if one is to be built.

Spring 2019

Ph a s i n g & C o s t E sti ma te s

24/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

So il Te s t R e s ul ts 1

House Yard

2

Old Orchard

3

Pasture

Soil tests results from the University of Massachusetts-Amherst based on samples taken from Tufts Farm on May 2, 2019.

2

Soil Test Results

Tufts Farm Master Plan 108 Canton Street, Easton, MA

3

Spring 2019

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

1

Not for construction. Part of a student project and not based on a legal survey.

25/26

88 Village Hill Rd.Northampton, MA 01060 413-369-4044 www.csld.edu

works cited

Bast, Laura, et al. Soil PH and Aluminum Toxicity. Michigan State University, 2010.

Prepared for the Town of Easton

By Martha Abbott & Mary Sage Napolitan

BioMap2: Easton. Massachusetts Division of Fisheries and Wildlife, 2012, http://maps.massgis.state.ma.us/dfg/biomap/ pdf/town_core/Easton.pdf.

Kennen, Kate, and Niall Kirkwood. Phyto: Principles and Resources for Site Remediation and Landscape Design. First edition, Routledge, 2015.

Lead Toxicity: What Are U.S. Standards for Lead Levels?

Agency for Toxic Substances and Disease Registry, 2017.

Soil Quality Indicators: PH. U.S. Department of Agriculture, 1998, https://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/ nrcs142p2_052208.pdf.

Undersander, Dan, et al. Pastures for Profit: A Guide to Rotational Grazing. University of Wisconsin-Extension, 2002.

References

Tufts Farm Master Plan 108 Canton Street, Easton, MA

youarethecity. Brownfields to Greenfields: A Field Guide to Phytoremediation. 2011.

Spring 2019

Re f e r e n c e s

Not for construction. Part of a student project and not based on a legal survey.

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