Mohawk Historic Lakefront Retreat by Berkshire Innovation Center

Mohawk Historic Lakefront Retreat

Over 100 Acres of unspoiled landscape centrally located in the heart of the Berkshire Hills with Âž mile of waterfront on the last undeveloped lake in the region

Table of Contents Introduction

The Berkshires

overview and history site plan overview catch basin and demographics featured cultural attractions featured recreational attractions tourism and the Berkshire Economy recent investments in the Berkshires EMRCA and the North Adams Cultural Development Master Plan ecotourism

The Property

The Vision: Boutique Hotel and Eco Resort

Other Development Opportunities

Appendix

key development areas building inventory historic structures the Hoosac Lake the Ashuwillitook Bike Path zoning analysis overview comparables existing luxury hospitality in and around the Berkshires resort style camp experience wellness retreat and residences 55+ lakeside retirement community Berkshire lakefront estate

Introduction

Only once every few generations does a property of such significance become available. Mohawk is a 100-plus acre lakefront property in the heart of the Berkshiresâ&#x20AC;&#x201D;one of Americaâ&#x20AC;&#x2122;s premier cultural and recreational destinations. Featuring over 4,000 linear feet of waterfront, this is an extraordinary opportunity as it is the only developable lakefront property of such scale in Berkshire County. It would lend itself beautifully to development by a hospitality company as a resort with a spa, outdoor sports, woodland use, and a lakefront experience. It would also be ideal for other uses, such as condominiums with a lakefront beach and recreational opportunities, for housing, or for a camp. This was a farm property which was converted in the mid-1940s to a summer camp (Camp Mohawk in the Berkshires). Since the camp ceased to operate, it has been a private residence for the former directors and their family.

Nothing like it has been available for years.

The Property The property is located on Old Cheshire Road, twothirds of a mile southwest of the LanesboroughCheshire town line. It was the farmstead of Jonathan Pettibone, a leader of Lanesborough during the American Revolution. Pettibone purchased the property in 1768, and the present farmhouse was built shortly thereafter, either by him or his son Amos, who took over the farm. It remained in the Pettibone family until 1865, when it was sold to Ira Jenks. The Jenks family owned it into the 20th century, when, after a succession of owners, it was acquired by the Schulman family. It lies just east of the southernmost saddle of Mt. Greylock, known as Savage Hill (1,924 feet elevation). Pettibone Falls, named for the Pettibone family, is a well-known natural landmark located two-thirds of a mile north-northwest of the farmhouse. The property consists of the farmhouse, four period barns and other outbuildings, and a number of cabins erected in the 20th century when usage was changed from agricultural to recreational and the farm became a summer camp. The property is on the middle basin of the Hoosac Lake, which is virtually private. The beach is set in the cove on the western side of the lake. Across the lake are Route 8 and a former rail right of way which has been converted into a spectacular bicycle and walking paved trail currently running about 15 miles, and which will soon extend to the Vermont border. Standing on the beach, the view across the lake is to a beautiful mountain, a very peaceful and serene setting. At the far end of the lake to the north is a causeway with access for boat launches, but there are typically relatively few boats on the lake. The lake provides an idyllic setting for swimming, water sports, sailing, boating, kayaking, water skiing and relaxing. The landscape is mixed meadow and hardwood forest, with the meadow remaining only in the grounds that are mowed regularly around the house and outbuildings. The farmhouse faces west onto Old Cheshire Road and is set back 40 feet from the road at an elevation of 1,060 feet. Pettibone Brook, lies to the northwest of the farmhouse and joins the Muddy Brook, running along the westernmost part of the property to enter Lake Hoosac.

The Property

The land is in the heart of the Berkshires, well situated between the attractions of the southern and northern parts of the County, and in the middle of a rich area for scenery and outdoor recreation. Lanesborough is seven miles north of Pittsfield, and about twenty miles south of Williamstown (Williams College, Clark Art Institute) and North Adams (Mass. Museum of Contemporary Art, or Mass MoCA and the Extreme Model Railroad and Contemporary Architecture Museum, now in development). It is situated between Route 7, which runs north to Williamstown and south to Lenox (Tanglewood), Stockbridge and Great Barrington, and Route 8, which runs north to Adams and North Adams. It also brings over 100 acres of woods, with beautiful building sites and lake views and an opportunity to provide the experience of living in the woods, whether in luxurious hotel units spread throughout the property or in more rustic housing, as the new owner chooses, with yearround walking trails throughout the property which can be used for cross country skiing and snowshoeing during the winter, and for a full nature experience. There are important wetlands, with a beaver dam and pond, and many animal species, enhancing the nature experience. The land is healthy and has not been subject to toxins or other damage. The property is a few miles south of the Mount Greylock reservation, with well-known and extensive hiking, biking and scenery viewing experiences. It is located just over a mountain from Jiminy Peak, an excellent ski area, so hospitality facilities on the land can be a great draw for skiers in the winter, in addition to itself providing ice skating, ice fishing, and other outdoor activities in the winter. The potential exists to connect the biking trail across the lake to the property, allowing bike / walking access to North Adams and eventually the Vermont border. There are also tennis courts 5 and athletic fields for other sports.

The Berkshires

Positioned in in Western Massachusetts in the rolling hills between two of America’s most historic cities – Boston and New York – the Berkshires have long been known as a premier destinations for culture and recreation-driven travel. Comprised of 30 town and two cities, North Adams and Pittsfield, the Berkshires began to develop in the late 19th century, when industrialist started to leave New York City to build their mansions in the Berkshire Mountains. They were followed by a series of famous writers, including Edith Wharton, Herman Melville, and Nathaniel Hawthorne. When the Boston Symphony Orchestra opened Tanglewood in Lenox in the mid-1930s, visitors began to flock to these mountains for a cultural escape. Its prominence was cemented a few years later, when modern dance pioneer Ted Shawn founded what would become the acclaimed Jacob’s Pillow Dance Festival and Sterling and Francine Clark chose Williamstown as the permanent home for an art institute to house their remarkable collection of paintings, silver, sculpture, drawings, and prints. Today, Tanglewood, Jacob’s Pillow, and The Clark, are joined by other elite cultural and historical destinations including the Massachusetts Museum of Contemporary Art (Mass MoCA), the Norman Rockwell Museum, Hancock Shaker Village, the Williamstown Theatre Festival, the Berkshire Theatre Group, and the Williams College Museum of Art. The success of these institutions is also drawing more development. Indeed, Thomas Krens, former director of the Guggenheim Foundation and visionary behind Mass MoCA and the Guggenheim Bilbao, among others, has advanced a comprehensive plan to make Nothern Berkshire County the number one cultural destination in the country. Krens’ plan, which includes multiple new projects, is centered around what he calls the “Extreme Model Railroad and Contemporary Architecture Museum” – EMRCA. An independent market analysis found that the EMRCA museum would draw nearly 1 million new visitors per year, making it the most visited cultural attraction in the region. It is expected to open in 2021.

The Berkshires Of course, these rich institutions just compliment the pastoral scenery that original drew Melville, Wharton, and the other titans of the Gilded Age. Outdoor recreation opportunities are plentiful year-round, from hiking along the Appalachian Trail, biking on the Ashuwillticook Rail Trail, skiing Jiminy Peak, and golfing on some of the most famous courses in New England. While there is plenty to satisfy the yearning for culture and outdoor activities, most visitors still take plenty of time to cherish the quiet scenic countryside. This is particularly true in the fall, with foliage reaching peak in mid-October. Keeping up with the visitors and the trends, the regionâ&#x20AC;&#x2122;s historic farm culture and collaborative community have also given it a reputation as a top destination for delectable country cuisine. Throw in some charming lodgings, excellent shopping, an endless events calendar, and small town warmth, and it is easy to see why the Berkshires is a favorite destination year after year.

Catch Basin - 175 Miles

million

People who Live Within a Half-Day Drive Boston: 145 Miles New York: 155 Miles Albany: 40 Miles Hartford: 70 Miles 10

According to data collected by the Massachusetts Office of Travel and Tourism, a typical visitor to Berkshire County has a median household income of $100,200, a college degree or more (55 percent of all visitors), and comes from the New York City metro area, Boston metro area, or Hartford/New Haven area.

Growing Outdoor Recreation and Four-Season Experiences Many of the regionâ&#x20AC;&#x2122;s outdoor recreation businesses, such as Jiminy Peak and Berkshire East, have transitioned to four-season resorts, expanding their offerings and attracting visitors year-round. Ramblewild opening in 2014, increased development at Catamount and Bousquet around ziplines and adventure experiences, and growth and development in golf courses and water sports in the summer and fall have added another layer to the recreation economy. In part these offerings are a response to a growing interest in outdoor recreation, especially among a younger demographic. For example, a snowmobiling study cited in a Sustainable Berkshires report in 2014 notes that the Berkshire region has approximately 30 percent of the snowmobile trails in the state and is a net importer of riders visiting the region. Overall, complementary and year-round visitor experiences build new revenue and stability for Berkshire businesses. 11

Berkshire County

Berkshire Towns and Cities Northern Berkshire:

Adams

Southern Berkshire:

POPULATION: 8,485

POP. DENSITY:

232 per sq mil e

SQUARE MILES : 22.9 sq miles TAX RATE: $22.21 Northern Berkshire:

Clarksburg

POPULATION: 1,702

New Ashford

POPULATION: 228

I 2018

Savoy

POPULATION: 692

20 per sq mil e

POP. DENSITY:

Northern Berkshire:

Williamstown

POPULATION: 7,754

165 per sq mil e

Cheshire

POPULATION: 3,235

POP. DENSITY:

221 per sq mile

Dalton 300 per sq mil e

POP. DENSITY:

SQUARE MILES : 21.8 sq miles TAX RATE: $19.87

Hancock

POPULATION: 717

Hinsdale

POPULATION: 1,872

Lanesboro

POPULATION: 3,091

98 per sq mil e

POP. DENSITY:

I 2018

Peru

POPULATION: 847

32 per sq mil e

SQUARE MILES : 25.9 sq miles TAX RATE: $17.58 Central Berkshire:

Pittsfield

POPULATION: 44,473

POP. DENSITY:

1,042 per sq mil e

Richmond

POPULATION: 1,475

POP. DENSITY:

Washington

POPULATION: 538

POP. DENSITY:

14 per sq mil e

I 2017

Windsor

POPULATION: 899

POP. DENSITY:

SQUARE MILES : 35 sq miles TAX RATE: $13.58

I 2017

Mount Washington

POPULATION: 167

6 per sq mile

POP. DENSITY:

SQUARE MILES : 22.4 sq miles TAX RATE: $6.23

I 2018

New Marlborough

POPULATION: 1,509

32 per sq mile

POP. DENSITY:

SQUARE MILES : 47.9 sq miles TAX RATE: $9.80

I 2017

Otis

POPULATION: 1,612

39 per sq mile

POP. DENSITY:

SQUARE MILES : 47.9 sq miles TAX RATE: $8.08

I 2017

Sandisfield

POPULATION: 915

POP. DENSITY:

16 per sq mile

SQUARE MILES : 52.3 sq miles TAX RATE: $13.29

I 2017

Sheffield

POPULATION: 3,257

POP. DENSITY:

69 per sq mile

SQUARE MILES : 48.5 sq miles TAX RATE: $14.68

I 2017

Stockbridge

POPULATION: 1,947

POP. DENSITY:

96 per sq mile

SQUARE MILES : 23.7 sq miles TAX RATE: $9.70

I 2017

Tyringham

POPULATION: 327

POP. DENSITY:

18 per sq mile

SQUARE MILES : 18.9 sq miles TAX RATE: $7.00 Southern Berkshire:

83 per sq mil e

36 per sq mile

POP. DENSITY:

SQUARE MILES : 27.3 sq miles TAX RATE: $7.30 I 2017

Southern Berkshire:

SQUARE MILES : 38.7 sq miles TAX RATE: $14.04 Central Berkshire:

I 2017

I 2018

Monterey

POPULATION: 961

Southern Berkshire: 83 per sq mil e

SQUARE MILES : 19.2 sq miles TAX RATE: $11.02 Central Berkshire:

I 2018

236 per sq mile

POP. DENSITY:

SQUARE MILES : 21.5 sq miles TAX RATE: $12.14

Southern Berkshire:

SQUARE MILES : 42.3 sq miles TAX RATE: $20.01 Central Berkshire:

I 2017

Lenox

POPULATION: 5,025

Southern Berkshire: POP. DENSITY:

222 per sq mile

POP. DENSITY:

SQUARE MILES : 27 sq miles TAX RATE: $14.72

Southern Berkshire:

SQUARE MILES : 29 sq miles TAX RATE: $21.40 Central Berkshire:

I 2017

I 2018

Lee

POPULATION: 5,943

Southern Berkshire: 92 per sq mil e

POP. DENSITY:

SQUARE MILES : 21.7 sq miles TAX RATE: $14.09 Central Berkshire:

I 2017

167 per sq mile

POP. DENSITY:

SQUARE MILES : 45.7 sq miles TAX RATE: $14.98

Southern Berkshire: 21 per sq mil e

POP. DENSITY:

SQUARE MILES : 35.7\ sq miles TAX RATE: $2.94 Central Berkshire:

I 2017

I 2018

Great Barrington

POPULATION: 7,104

Southern Berkshire:

POPULATION: 6,756

Central Berkshire:

I 2017

71 per sq mile

POP. DENSITY:

SQUARE MILES : 19 sq miles TAX RATE: $9.34

Southern Berkshire:

SQUARE MILES : 26.9 sq miles TAX RATE: $12.39 Central Berkshire:

I 2017

39 per sq mile

POP. DENSITY:

Egremont

POPULATION: 1,225

Southern Berkshire:

POP. DENSITY:

SQUARE MILES : 46.9 sq miles TAX RATE: $17.04 Central Berkshire:

I 2017

SQUARE MILES : 46.3 sq miles TAX RATE: $10.54

Southern Berkshire:

SQUARE MILES : 35.9 sq miles TAX RATE: $17.07

34 per sq mile

Becket

POPULATION: 1,779

Southern Berkshire: 18 per sq mil e

POP. DENSITY:

SQUARE MILES : 13.5 sq miles TAX RATE: $8.32 Northern Berkshire:

I 2016

POP. DENSITY:

SQUARE MILES : 11.6 sq miles TAX RATE: $5.10 Southern Berkshire:

126 per sq mil e

POP. DENSITY:

SQUARE MILES : 12.8 sq miles TAX RATE: $15.32 Northern Berkshire:

I 2018

Alford

POPULATION: 494

I 2017

West Stockbridge

POPULATION: 1,306

POP. DENSITY:

77 per sq mile

SQUARE MILES : 18.6 sq miles TAX RATE: $12.48

I 2017

The Berkshires Featured Cultural Attractions

1. The Clark Art Institute

2. Mass MoCA

3. Williamstown Theatre Festival

4. EMRCA

5. Hancock Shaker Village

6. Tanglewood

7. Jacobs Pillow Dance Festival

8. The Norman Rockwell Museum

Williamstown Theater Festival

3 1

Clark Art Institute

Hancock Shaker Village

Williams College

MASS MoCA

4 EMRCA MCLA

Whitneyâ&#x20AC;&#x2122;s Farm Market

Tanglewood

Norman Rockwell Museum

Jacobs Pillow

Clark Art Museum

The Berkshires Featured Recreational Attractions

1. Ashuwillticook Bike Trail

2. Mt. Greylock State Reservation

3. Jiminy Peak Ski Resort

4. The Stockbridge Bowl

5. The Appalachian Trail

6. Ramblewild Adventure Park

16 7. Taconic Golf Club

8. Greylock Glen

Taconic Golf Club

Greylock 8 Glen

Mt. Greylock State Reservation Ramblewild Adventure Park

3 Jiminy Peak Ski Resort

1 5

MCLA Williams College

Ashuwillticook Bike Trial Appalachian Trail

Stockbridge Bowl

Tourism & The Berkshire Economy $827 million

Total economic impact of tourism 2017 (up 8% from 2016)

$517 million

Direct visitor spending in 2017 (8th straight year of growth)

Berkshire Visitor Profile:

Age: 51 Median Household Income: $100,200 College Educated: 55.3% Couples: 65% With children: 20%

Places of Origin:

NYC Metro Area Boston Metro Area Massachusetts and New England

Top Destinations:

Museums and Historical Sites: 79.5% Performing Arts Venues: 59.2% Outdoor Recreation: 36.9%

Berkshire Attractions

Cultural Excursions, World-Class Museums, Renowned Ski Resorts, Hiking

Betting on the Berkshires: Where Culture Meets Nature, Will Bidding Wars Follow? Nils Schlebusch for The New York Times By Tim McKeough, April 13, 2018 When the partners behind Tourists, a boutique hotel under construction in North Adams, Mass., invited the celebrated San Francisco-based chef Cortney Burns to open a restaurant at their establishment, her first impulse was to say no. “I had no reason to go to the East Coast. I had one restaurant I was closing, one I had just opened and another I was just about to sign the lease on,” said Ms. Burns, 38, a James Beard Foundation Award winner who was co-chef at Bar Tartine in San Francisco before opening Duna, both with Nicolaus Balla. “So by no means did I find myself free.” However, after agreeing to visit North Adams, a former manufacturing town of brick industrial buildings ringed by rolling green hills in Berkshire County, to discuss a possible consulting role, she found it impossible to leave. “What I saw here was this beautiful confluence of nature, culture, solitude and such a deep historical story,” Ms. Burns said. “It was one of those open doors I felt like I of would be a fool to notmore walk through.” Such is that the attraction Berkshire County, commonly known as the 20

Berkshires, a destination that mixes bucolic landscapes, organic farms, hiking trails hills a bevy ofBay top-tier attractions. Stretching So a and yearski ago, shewith uprooted her Area cultural life and moved to North Adams,

Where Culture Mee Bidding Wars Follo

Nils Schlebusch for The New York Tim By Tim McKeough, April 13, 2018

“Such is the attraction of Berkshire County, more Betting on the Berkshires:

When the partners behind Tourists, a b North Adams, Mass., invited the celebr commonly known as the Berkshires, a destination Cortney Burns to open a restaurant at t that mixes bucolic landscapes, farms, was toorganic say no.

Where Culture Meets Nature, Will hiking trailsWars and skiFollow? hills with a bevy of top-tier Bidding “I had no reason to go to the East Coas cultural attractions. Stretching across the western

Nils Schlebusch for The New York Timesone I had just opened and another I wa edge of Massachusetts, is 38, roughly By Tim McKeough , April 13, 2018 the county Ms. Burns, a James Beard Foundat

Bar Tartine in San Francisco equidistant from New York and Boston, with mostbefore op “So by no means did I find myself free. When the about partnersabehind Tourists, a boutique under construction towns two-and-a-halfor hotel three-hour drive in North Adams, Mass., invited the celebrated San Francisco-based chef from either city. However, after agreeing to visit North Cortney Burns to open a restaurant at their establishment, her first impulse was to say no.

of brick industrial buildings ringed by to discuss a possible consulting role, sh

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Investments in the Berkshires EMRCA and The North Adams Cultural Development Master Plan

Cultural Development Master Plan’s Vision for Downtown North Adams The Extreme Model Railroad and Contemporary Architecture Museum (EMRCA) is the centerpiece of the comprehensive Cultural Master Plan for the City North Adams, building on the success of MASS MoCA and re-making the city into a truly international cultural destination. EMRCA is the key to the current plan by virtue of its capacity to attract a significant audience and will be the lynchpin to a nine-point cultural development master plan. The mission of the EMRCA is to create a world-class unique sophisticated, history-based and content-driven museum-theme park experience that appeals to all ages, literally from 4-104. EMRCA combines an immersive, precision-scale, and comprehensive history of post-industrial architecture (the 1880’s to the present) with an equally immersive, precision-scale, and comprehensive history of American railroads, in the context of an intensively interactive hightech environment. The new 91,000 sf EMRCA museum building design includes a single, column free gallery space that is 810 feet long, 145 feet wide and 55 feet high. The exhibition space is, in effect, a giant theater, its perimeter wrapped by a 1,200 ft x 30 ft continuous video background projection that allows for climatological and theatrical control-- weather, time of day, and terrestrial and atmospheric movement; and a wide array of special effects— to activate the natural and urban landscapes that provide the context for 1,200 precision scale building models and the simultaneous operation of 107 O-scale model railroad trains. Dr. Stephen Sheppard was commissioned to complete an economic impact study of the EMRCA plan and his preliminary conclusions were that the museum could attract between 500,000750,000 unique visitors per year, that it could create 3,212 new permanent jobs across the economy, 670 construction jobs, and generate almost $320 million a year in increased economic activity.

To accommodate all of the visitors, Northern Berkshire County will need a significant number of hotel rooms.

Investments in the Berkshires Investments in Creative Economy, Hospitality, and Tourism

Artist rendering of the Extreme Model Railroad and Contemporary Architecture Museum

Ecotourism Berkshire County has the most ecologically diverse and intact natural landscapes in the state. It is home to more than 150 endangered species, and the region provides an important forest habitat that connects the northern forests of New England and New York with the Appalachian Mountain chain. These forests stretching westward to the Taconic Range in upstate New York and southward into northwestern Connecticut, this tri-state area has been deemed by The Nature Conservancy (TNC) as one of America’s Last Great Places. Referred to by TNC as the Berkshire Taconic Landscape, this area encompasses “more than 155,000 acres and contains one of the most spectacular, healthiest, and most diverse blocks of intact forest in southern New England.” As the New England Governors’ Conference noted in its 2009 report, “tourism now eclipses both farming and forestry as a source of employment in rural economies” of the Northeastern US. To meet this trend, the Berkshire tourist industry is rebranding itself, elevating the natural and recreational assets of the region from a supporting role to one that is on par with our cultural attractions. The Berkshire Visitor Bureau has long promoted the Berkshires as “America’s Premier Cultural Resort.” Its new slogan says it all: “The Berkshires – Nature – Culture Harmony.”

Ecotourism According to a 2006 study conducted by the U.S. Fish & Wildlife Service, 40% of Massachusetts residents engage in wildlife-associated recreation, contributing $1.6 billion to the state economy. In a recent visitor survey conducted by the Berkshire Visitors’ Bureau, scenic beauty was the principal reason 88% of all visitors surveyed cited for having selected the region as their destination rather than another area and 42% of visitors engaged in some form of outdoor recreation during their stay. Direct spending on leisure travel in the U.S. totaled $761.7 billion in 2018. Spending on leisure travel generated $117.4 billion in tax revenue and U.S. residents logged 1.8 billion person-trips for leisure purposes in 2018. Among the top five leisure travel activities for U.S. domestic travelers is rural sightseeing. Globally, ecotourism generates $77 billion in revenue and makes up 5-7% of the overall travel and tourism market and is one of the fastest growing sectors of the industry. A recent study by Sustainable Travel International indicates that 60% of all leisure travelers in the United States alone have taken a “sustainable” trip in the last three years. They spend significantly more (on average $600 per trip), stay longer (seven days compared to four days), and over three-fifths believe they have a great deal of responsibility for making sure their trips do not harm a destination’s environment or ecology. 25

The Property: Key Development Areas

3 1

5 1

3 5 Prime Uplands

The Historic Farmhouse & Barns

4 Main Beachfront

Northern Vista

Southern Peninsula

Building Inventory

1 2 3

5 4

The original outbuildings that survive are the horse barn, attached to the house by an ell of the same date, the main cow barn, the second cow barn, and the corn crib. The two freestanding barns are located 100 feet directly behind the house. The corn crib is located northeast of the horse barn. Map Number

Description

Construction Date

Square Footage

Main House

1763

2,350

Horse Barn

Late 1700s

2,400

Cow Barn

1758

1,850

Cow Barn II

Late 1700s

1,750

Corn Crib

Late 1700s

850

Historic Structures Developed beginning in the 1750s, Pettibone Farm represents a well-preserved 19th-century rural farm complex, with a long history of ownership by a single family. The farm complex, including the farmhouse and a number of mostly 19th century outbuildings, was listed on the National Register of Historic Places in 1991.

PETTIBONE HOUSE The Pettibone House is a 2.5 story Georgian / Federal style house built in the 1760s. It is of post and beam construction with a clapboard-sheathed exterior, presently painted white. The building rests on a dry-laid rubble foundation of marble and limestone, and rises from a full, eight- to ten-footdeep basement. The house is a rectangular block with ridge roof and gable ends, five bays wide and two bays deep. Fenestration on the main facade is symmetrically arranged around a central entrance. All windows throughout both the house and attached barn have 1920s cottage-style wood shutters decorated with pine tree-shaped cutouts.

The Horse Barn The Horse Barn is of post and beam construction, built in the late 1700s. Itâ&#x20AC;&#x2122;s interior space has been subdivided and now houses a dining facility, a full kitchen, and dormitory space.

Historic Structures Cow Barn I Cow Barn I, built in 1758, is of post and beam construction. Windows were cut into the wall fabric at a later date, but the frame and main timbers have not been altered. It presently has two floors; on the first floor there is a large hallway that leads to three separate rooms, all of which were used as craft studios.

Cow Barn II Cow Barn 1, built in the late 1700s, is also of post and beam construction. Again, while windows were cut into the wall fabric at a later date, the frame and main timbers have not been altered. It presently has one floor, which has most recently been used as a small theatre.

Corn Crib The corn crib was also built in the late 1700s. It has remained nestled amongst the cabins later added when the property was converted for use as a summer camp.

The Hoosac Lake Flanked by Mt. Greylock on the west and the North Mountain of the Hoosac Range on the east, Hoosac Lake (also known as the Cheshire Reservoir) is situated in northern Berkshire County in the northwest corner of Massachusetts. Fed by several streams, including Kitchen Brook, Pettibone Brook, Gore Brook, and Collins Brook, Hoosac Lake is essentially a river whose flow has been slowed and whose banks have been widened significantly. In addition to the many stream inflows, up to half of the lake’s recharge comes from upwelling from underlying aquifers. The lake is divided into three basins that taken together have about 500 acres of surface area, and are aligned on a North – South axis, descending in size from the North and Middle Basins to the smaller South Basin. The lake’s water flows from the South Basin into the Middle Basin and then into the North Basin where it forms the headwaters of the Hoosac River. The lake is in both the Town of Cheshire to the north and the Town of Lanesborough to the south.

The Hoosac Lake Route 8, a major state highway, runs along the northern rim and eastern edge of the lake while small roads provide access to the neighborhoods on the western shores. Also following the lake’s eastern edge is the Ashuwillticook Rail Trail, a railroad track converted into a 10-foot wide paved trail of 12.2 miles that runs through the towns of Cheshire, Lanesborough and Adams, and will soon extend through North Adams and Williamstown all the way to the Vermont border. The southern boundary between Cheshire and Lanesborough, which transects the Middle and South Basins of Hoosac Lake, was configured when Cheshire was incorporated in 1793. Though the early history of Cheshire is primarily agricultural, by the late eighteenth century, iron ore mining had begun in the town. Through the early decades of the nineteenth century, textile, dairy, iron, and glass industries became important to Cheshire’s economy. In 1866 the Adams Cheshire Reservoir Company, a group of corporate interests from nearby Adams and North Adams, bought 1,000 acres at the headwaters of the South Branch of the Hoosic River and in 1869 built a dam and flooded the land in order to create the “big reservoir” to control the flow of water for hydropowered textile mills down river. In 1874 the Farnam brothers started a lime quarry and kiln on the western edge of the lake which continued to operate until the 1960’s. Though Hoosac Lake was still primarily viewed as an industrial resource, in the 1880’s Cheshire increasingly became a second home and resort destination for people from New York City. In 1912, the Hoosac Reservoir Company, a subsidiary of Arnold Print Works, bought the Lake, including the dam, water rights, surrounding parcels of land, and confined islands. During the 1950’s and 1960’s, the lake was a central part of Cheshire life as it was used extensively for boating, swimming, fishing, and other activities during the warm months and for hockey, ice skating, and ice cutting during the winter months. The recent increase in tourism in the Berkshire region of Western Massachusetts and the plans now being developed for the area make Hoosac Lake opportune for recreational use and for further development. 31

The Ashuwillticook Bike Path

ASHUWILLTICOOK RAIL TRAIL BIKE PATH

The Ashuwillticook Bike Path The Ashuwillticook Rail Trail, a paved trail converted from a railroad corridor developed by the Pittsfield and North Adams Railroad in 1845 that had been dormant for decades. The 10-foot side trail now runs 12.2 miles through the towns of Cheshire, Lanesborough and Adams. Offering views of Hoosac Lake and the Hoosic River, the trail currently provides unparalleled access to the Berkshires scenery and wildlife. The Town of Williamstown and the City of North Adams, in partnership with the Berkshire Regional Planning Commission (BRPC), are currently planning an extension of the Ashuwillticook that will extend the bicycle/walking trail into downtown North Adams, through Williamstown to the border of Vermont. As envisioned, this northern extension of the Ashuwillticook Rail Trail will offer local residents over 20 miles of dedicated pathway and will not only connect the downtowns of North Adams and Williamstown with a familyfriendly, scenic thoroughfare, the trail will boost the area’s economic development by lining existing cultural assets.

ADD PHOTO / MAP TO SHOW DIRECT CONNECTION

The current plan for the trail’s route will take it through North Adams’s historic Western Gateway Heritage Park and onto MASS MoCA’s campus before turning west toward Williamstown. The trail will follow the Hoosic River and Route 2, linking it with a private trail maintained by the hotel Tourists before crossing the Williams College Campus and connecting to the campus of the Clark Art Institute before turning north toward Vermont. Already a community asset, the fully realized trail will offer unparalleled bicycle and walking access to Berkshire outdoor recreation and the area’s significant cultural offerings.

The Bike Trail runs past the property, on the east side of the lake, and can very easily be directly linked via an existing pedestrian road.

The Property: Zoning The Lanesborough Zoning Bylaws currently establish six zones for development intended to control development and maintain the rural nature of the Town’s culture. The subject parcel falls in the Residential and Agricultural (R-A) Zone, as shown on the Zoning Map of Lanesborough, Massachusetts. The recreational children’s camp use is permitted by right under current Zoning Bylaws. Many similar commercial uses are either specifically not allowed or require Special Permits from the Zoning Board of Appeals. Notable allowable land uses with prior approval include: Campgrounds, Private Clubs, Ski Areas, and Motels and Cabins. The following intensity regulations for an assumed commercial use, are outlined in Lanesborough Zoning Bylaw, Section V: Zone R-A

Required Dimension

Existing Dimension (approximate)

Type of Use

Other than Dwelling

Permitted Use-Camp

Minimum Lot Area

2 AC

102 AC

Frontage

200 FT

~3300 FT

Minimum Front Setback

40 FT

<40 FT

Minimum Side Setback

40 FT

>>40 FT

Minimum Rear Setback

50 FT

~20 FT (accessory structure)

Maximum Lot Coverage

20 %

<<20%

Stories

2.5

2.5 max

Maximum Height

35 FT

35 FT max

Portions of the parcel will be subject to defined overlay districts. While these districts do place constraints on potential development there is nothing that constitutes an unreasonable or particularly difficult obstacle. This parcel appears to be regulated by all current Zoning Regulations although a claim that Section VI.A of the Zoning Bylaws, outlining bylaws for pre-existing nonconforming structures and uses, may be supported. A claim that the ‘use’ has not been abandoned for more than two years and that the existing structures locations present some form of nonconformity would allow a proponent to extend, reconstruct or change the use and/or structures at this location. This section should be reviewed and considered in the event there is a desire to develop the parcel when the circumstance of development may not squarely fall within the current zoning bylaws. Notably, town officials have, in the past, have made concessions to zoning bylaws primarily regarding land uses where tourist driven industries that appear to be in harmony with the County’s nature are proposed and some economic benefit can be achieved. Zoning bylaw changes that include recreational and service uses not currently listed in the bylaws may be an option and, in this regard, any such uses should not be arbitrarily dismissed prior to exploration of revisions to the current bylaws and discussion with the Planning Board. 34

Zoning Map of Lanesborough, Massachusetts Approved at Town Meeting: November 13, 2012

500'

R-A

ROCK WE LL

500'

KESSLER RD

1500

O LD

LB UNTAIN RD E MO

IA ILL MS

1500

N RO SE

WN TO

DI BRO

G R

' W

IL LIA

M ST

RO CK W

EL L R D

N W O

T OT SC

Y ILE

PP ET

NOR TH M AIN

BA R

C K E STATE S RD

GRE YL O

500'

Refer to Zoning text for rules of interpretation on boundaries

500'

SIL V

IA LN

500'

R-A

R AR

V I CT

700'

rline Powe

E RD

CH ES

HIR

rlin Powe

from

500'

AIN NT

40 0'

LO N

150'

200'

500'

200'

SU MM ER

50 0'

ST N M AI

ROUT E8 300'

ST AT E

R-A

500'

O LD

AV E NS ET T

NA RR

AG A

BO M

AC K

AV E

CH UR

HIL L

RIDG

ILL

BU LL

P AM SW

AS T

17 00 '

PART

E AV

50 0'

UT H

OV GR

RR BE

100'

500'

200'

400'

7/R

BAKE R ST

RO U

300'

E 8 CO CT NE O

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AN N

A L LIC BA ESL E A VE GL IE EE AV AV E E

50 0'

ER RD

A N IM AT QU OC PE ION A S A SU EA RIA L S T NR N S L S T T IS T E ST

GV IE W

A IC

MI N

L BA

C AN

PU TN A

HOLLO W

RD PA RK

PARK RD STATE

ME AD O

GO O OL SE N

MO N

200'

150'

R-A

R W

BED RE

PROSP ECT 150'

U MO O

BIL LIN

BO D

880'

ER TT BRIDG E ST

G ULF RD

D 250'

1,000

2,000

4,000

6,000 Feet

See also: Flood Plain / Wetlands Protection Overlay District Map Water Supply Protection Overlay District Map

Legend R - Residential R-A - Residential and Agricultural B - Business LB - Limited Business MR - Major Retail I - Industrial

Town Boundary Parcels Boundary Stream Open Water Wetland

Berkshire Regional Planning Commission

Map Printed: November 2013

The Vision: Boutique Hotel and Eco Resort

Key Area of Development

The Equinox, a Luxury Collection Golf Resort & Spa

Kimpton Taconic Hotel

The Vision: Boutique Hotel and Eco Resort

One vision for the land is the development of a boutique hotel and eco resort, that would take advantage of the incredible lakefront parcel and the picturesque setting in the heart of the Berkshires, home of so many world class cultural and recreational destinations. Such a facility could have something for everyone: a place for weddings and other events, including a perfect setting in the woods looking out over the lake; restaurants, both for guests and for the general public; meeting rooms; a place to relax in historic buildings and modern buildings built in a colonial style; full spa activities to keep some family members happy while others are off on adventures; in conjunction with the spa, nature hikes, nutritional cooking, yoga, Pilates, acupuncture and reiki; supervised waterfront activities and instruction; and a gym with appropriate equipment. The adjacent Ashuwillticook bike path could be fully incorporated into the parcel, and events and functions could be held in conjunction with entities such as Mass MoCA, Jacobâ&#x20AC;&#x2122;s Pillow, and Tanglewood.

Comparables: Boutique Hotel and Eco Resort Scribners Lodge Catskill, NY

Comparables: Boutique Hotel and Eco Resort Hasbrouck House Marbletown, NY

Comparables: Boutique Hotel and Eco Resort Lindeborgs Eco Retreat Vrena, Sweden

Comparables: Boutique Hotel and Eco Resort Woodstock Way Woodstock, NY

The Berkshires / Southern Vermont: Existing and Proposed Luxury Hospitality

Proposed Luxury Hotel and Spa for Main Street, North Adams The regionâ&#x20AC;&#x2122;s increased tourism (direct expenditures from tourism is up 8% from previous years, representing the eighth consecutive year of growth) have spurred plans for both further developing both additional cultural assets and hospitality options to accommodate the increase in visitors. Pictured above is one such proposed optionâ&#x20AC;&#x201D;a luxury hotel and spa designed by Pritzker-Prize winning French architect Jean Nouvel, one component of the North Adams Cultural Development Master Plan. Such developments are meant to complement and enhance existing hospitality options in the region, which range from established resort destinations such as Cranwell and Canyon Ranch to more recent developments such as The Porches Inn and Tourists.

Among these resort and boutique hospitality destinations, there is room for further development and in the coming years, the hospitality sector of the Berkshire economy is expected to continue to grow. Given current market conditions, demand is expected to increase by 2.0 percent in 2019 and to 5.0 percent by 2022. As the EMRCA project comes online, these numbers can be expected to grow significantly.

The Berkshires / Southern Vermont: Existing Luxury Hospitality Miraval Cranwell Resort 55 Lee Rd, Lenox, MA

Year Built: 1993 # of Rooms: 105 2017 - Estimated Occupancy: 55% - 60% Average Rate: $275 - $280 2018 - Estimated Occupancy: 40% - 45% Average Rate: $200 - $205 Amenities: Restaurant, Lounge, Indoor Pool, Outdoor Pool, Fitness Center, Spa

Canyon Ranch 165 Kemble Street, Lenox, MA

Year Built: 1989 # of Rooms: 126 2017 - Estimated Occupancy: 55% - 60% Average Rate: $650 - $655 2018 - Estimated Occupancy: 55% - 60% Average Rate: $660 - $665 Amenities: Restaurant, Lounge, Indoor Pool, Outdoor Pool, Fitness Center, Spa

Equinox Golf Resort & Spa 3567 Main Street, Manchester, VT

Year Built: 2008 (reno) # of Rooms: 150 2017 - Estimated Occupancy: 60% - 65% Average Rate: $275 - $280 2018 - Estimated Occupancy: 60% - 65% Average Rate: $280 - $285 Amenities: Restaurant, Lounge, Indoor Pool, Outdoor Pool, Fitness Center, Spa

The Berkshires / Southern Vermont: Existing Luxury Hospitality Kimpton Taconic Hotel 3835 Main Street, Manchester, VT

Year Built: 2015 # of Rooms: 86 2017 - Estimated Occupancy: 60% - 65% Average Rate: $245 - $250 2018 - Estimated Occupancy: 55% - 60% Average Rate: $235 - $240 Amenities: Restaurant, Lounge, Fitness Center, Bobâ&#x20AC;&#x2122;s Favorite, Pet Friendly.

The Porches Inn 231 River Street, North Adams, MA

Year Built: 2001 # of Rooms: 47 2017 - Estimated Occupancy: 60% - 65% Average Rate: $245 - $250 2018 - Estimated Occupancy: 60% - 65% Average Rate: $245 - $250 Amenities: Outdoor Pool, Fitness Center

Tourists 915 State Rd, North Adams, MA 01247

Opened in July 2018 with 48 rooms. Until 2015, the property was operated as a motor inn-style motel with exterior corridors. Conceptually developed by a Boston-based company, Broder, the property was converted into a one-story, exterior corridor property featuring a lodge, heated outdoor pool, and approximately 50-acres of land including hiking trails. 48

Other Development Opportunities Resort Style Camp Experience Wellness Retreats And Residences 55+ Lakeside Retirement Community Berkshire Lakefront Estate

Winter at Mohawk

Resort Style Camp Experience Terra Glamping East Hampton, NY

Resort Style Camp Experience Camp Here Here Catskills, NY

Resort Style Camp Experience El Cosmico Marfa, TX

Resort Style Camp Experience Firelight Camps Ithaca, NY

Wellness Retreats & Residences Silo Ridge Amenia, NY

Wellness Retreats & Residences

Wellness Retreats & Residences Lanscape Cabins Olson Kundig Pacific NW, US

55+ Lakeside Retirement Community Trilogy at Lake Frederick Lake Frederick, VA

Appendix

CONTENTS: Lanesborough, MA Berkshire Medical Center Area Economic Analysis Public Water Supply Map Soil Map

Lanesborough, MA One of the first Berkshire communities to be settled, Lanesborough was originally known as "New Framingham", carved from part of Northern Berkshire Township #6. Lanesborough was first settled in 1753 and was officially incorporated on January 21, 1765. It was renamed Lanesborough, for the Countess of Lanesborough, a friend of Governor Francis Bernard, who incorporated the town. The town grew with small industry in the early 19th century, most of which settled along Town Brook. Berkshire Pleasure Park was a major attraction at the turn of the 20th century. It was one of the trolley parks along what is now Route 8 on the eastern side of town. Today the town includes many small businesses, but has little industry of its own. The town's most famous resident was Josh Billings, born Henry Wheeler Shaw. He was a popular humorist in the nineteenth century, rivaling Mark Twain for popularity at the time. Historic sites include the Old Stone School, an unusual stone one-room schoolhouse, built in 1832 from funds donated by Ephraim Bradley and which operated as a school until 1950. The building is currently used as a photography gallery and guesthouse. According to the United States Census Bureau, the town has a total area of 29.6 square miles (76.6 km2), of which 28.8 square miles (74.7 km2) is land and 0.73 square miles (1.9 km2), or 2.49%, is water. Lanesborough is bordered by New Ashford to the north, Cheshire to the northeast, Dalton to the east, Pittsfield to the south, and Hancock to the west. The town center is 5 miles (8 km) north of Pittsfield, 50 miles (80 km) northwest of Springfield and 140 miles (230 km) west of Boston. Lanesborough is situated in two valleys, with Town Brook running south through the central valley into Pontoosuc Lake, and the Cheshire Reservoir, the headwaters of the Hoosic River, running north through the town's smaller, eastern valley. To the north, the beginning of Mount Greylock is located in the town, with the auto road and visitors' center beginning there as well. Pittsfield State Forest also has a large section within town, with Balance Rock being its main attraction. To the west, Jiminy Peak and Sheeps Heaven Mountain, the southern portion of Brodie Mountain, form much of the western border. While much of Jiminy Peak is located in the town of Hancock, recent aerial mapping determined that the summit is indeed in Lanesborough. The ski area's Hendricks Summit Lodge (named after Lanesborough residents Bart and Mary Hendricks) is located within the town. Brodie Mountain Road, which passes between these two mountains, is one of the few roads which lead into neighboring Hancock from the east. The very large Massachusetts Champion Elm stands on Summer Street, visible from Route 7. Lanesborough hosts the southern access to the Ashuwillticook Rail Trail, a bike path converted from a railway path. U.S. Route 7 is the main route through town, passing from Pittsfield north towards Williamstown and Vermont. This road was once New England Interstate Route 4, which connected Norwalk, Connecticut, with the Canadaâ&#x20AC;&#x201C;US border. To the east, Massachusetts Route 8, which was also a New England Interstate Route, passes through the village of Berkshire towards North Adams. Route 8 lies along a route of the Berkshire Regional Transit Authority bus line. Regional bus service can be found in Pittsfield, with the nearest airport with national flights being Albany International Airport. Regional airports are located in Pittsfield and North Adams.

Berkshire Medical Center Emergency Services Less Than 10 Minutes Away Founded as the House of Mercy hospital in 1875, the Berkshire Medical Center is certified by the American College of Surgeons as a Level III trauma center and by The Joint Commission. The hospital and related facilities are located in nearby Pittsfield, MA. A teaching hospital affiliated with the University of Massachusetts Medical School, Berkshire Medical Center is offers a full continuum of medical specialties, including anesthesiology, dentistry, emergency medicine, family medicine, internal medicine, around the clock neurology and neurosurgery, obstetrics and gynecology, ophthalmology, orthopaedic surgery, otorhinolaryngology (ear, nose and throat), pathology, pediatrics, psychiatry, radiation oncology, radiology, rehabilitation, substance abuse, cardiac rehabilitation, a sleep lab and others.

Camp Mohawk Berkshire Medical Center

BMC has a state-of-the-art diagnostic imaging department, with MRI, highspeed CT, ultrasound, x-ray, mammography and more, providing 24-hour service.

Proposed EMRCA Hotel | Page 16

Area Economic Analysis

Area Economic Analysis United States

Moody's Country Page 1 62

Area Economic Analysis

Proposed EMRCA Hotel | Page 17

United States

Moody's Country Page 2 63

Area Economic Analysis

Proposed EMRCA Hotel | Page 18

Northeast

Moody's Region Page 1 64

Area Economic Analysis

Proposed EMRCA Hotel | Page 19

Pittsfield, MA

Moody's MSA Page 1 65

Area Economic Analysis

Proposed EMRCA Hotel | Page 20

Pittsfield, MA

Moody's MSA Page 2 66

Soil Mapâ&#x20AC;&#x201D;Berkshire County, Massachusetts

FEASIBILITY STUDY FIGURE 4: 350 OLD CHESHIRE ROAD MARCH 2019

Map Unit Legend Map Unit Symbol

Map Unit Name

Acres in AOI

Percent of AOI

Cwater

36.4

18.7%

Saco silt loam, 0 to 3 percent slopes

18.8

9.7%

34A

Fredon fine sandy loam, 0 to 3 percent slopes

8.4

4.3%

108E

Farmington-Rock outcrop complex, 15 to 35 percent slopes

7.7

3.9%

242D

Hinckley loamy sand, 15 to 25 percent slopes

9.6

4.9%

254B

Merrimac fine sandy loam, 3 to 8 percent slopes

13.1

6.7%

270A

Hero loam, 0 to 3 percent slopes

4.1

2.1%

270B

Hero loam, 3 to 8 percent slopes

6.8

3.5%

500B

Amenia silt loam, 3 to 8 percent slopes

0.9

0.5%

505B

Nellis loam, 3 to 8 percent slopes

5.5

2.8%

505C

Nellis loam, 8 to 15 percent slopes

0.9

0.5%

506D

Nellis loam, 15 to 25 percent slopes, very stony

5.0

2.6%

507C

Nellis loam, 8 to 15 percent slopes, extremely stony

10.2

5.2%

507D

Nellis loam, 15 to 25 percent slopes, extremely stony

9.9

5.1%

514E

Pittsfield and Nellis loams, 25 to 35 percent slopes, extremely stony

11.2

5.8%

904E

Lyman-Tunbridge association, 15 to 60 percent slopes, extremely stony

3.6

1.8%

905C

Peru-Marlow association, 3 to 15 percent slopes, extremely stony

42.3

21.8%

194.3

100.0%

Totals for Area of Interest

Natural Resources Conservation Service

Web Soil Survey National Cooperative Soil Survey

3/28/2019 Page 3 of 3

Only once every few generations does a property of such significance become available. Mohawk is a 100-plus acre lakefront property in the heart of the Berkshiresâ&#x20AC;&#x201D; one of Americaâ&#x20AC;&#x2122;s premier cultural and recreational destinations. This is an extraordinary opportunity as it is the only developable lakefront property of such scale in Berkshire County and would lend itself beautifully to development by a hospitality company as a resort with a spa, outdoor sports, woodland use, and a lakefront experience, or for other uses, such as condominiums with a lakefront beach and recreational opportunities; for housing; and as a camp. This was a farm property which was converted in the mid- 1940s to a summer camp (Camp Mohawk in the Berkshires). Since the camp ceased operations, it has been a private residence for the former directors and their family. Nothing like it has been available for years. 350 Cheshire Road Lanesborough, MA Land Area: Waterfront: # of Structures: Historic Structures: Zoning:

100+ Acres 4000 linear feet 12 5 4b

CONTACT ATT: Ben L. Sosne PO Box 83 Williamstown, MA 01267 Email: ben@sosnelaw.com Cell: 917-628-0483 72