MPF effort "most incredible outdoors story of 2013"

Article on Manchaug Pond Foundation:  December 31, 2013 Worcester Telegram

Outdoors: Saving of Beaton Farm in Sutton offers inspiration of what's possible

Mark Blazis Outdoors

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  For me, the most incredible outdoors story of 2013 was the improbable saving of Beaton Farm.

Phyllis Charpentier, secretary of the Manchaug Pond Foundation, president David Schmidt, and treasurer Andrew Mosher proved to be the tireless inspiration behind the spectacular wild land's preservation. Charpentier shared for the first time last week the unlikely sequence of events and "the rest of the story" that led to its miraculous, last-minute rescue from the bulldozer.

With no local board or commission, state agency, land trust or other conservation group willing or able to save the farm, the town of Sutton left it up to the Manchaug Pond Foundation to try to raise the needed $1.925 million in just 90 days. Buoyed by its recent victory after a six-year fight to save the dam, which preserves beautiful 380-acre Manchaug Pond, the foundation, with naïve optimism, hoped to save the farm, too.

During the long dam battle, the foundation strengthened itself, learned how to fight, broadened its scope from a lake association to a nonprofit and forged a strong relationship with Sutton's town leadership, which proved critically important.

Charpentier said Holy Cross had a purchase-and-sales agreement in place that would have developed and changed forever the spectacular hillside of Manchaug Pond's west cove. The plan was to secure the 100-plus acres, end current agricultural use, demolish the existing stable and construct a two-story, 60-bed facility with dining hall, conference rooms and chapel. Whatever was wild would have been at best park-like. The stage was set for a David-against-Goliath contest.

Charpentier recalls the Feb. 11 meeting of the Sutton Planning Board:

"Where Holy Cross architects, lawyers and a priest impressively presented plans for the property. The stable tenant and neighboring residents countered with concerns over the loss of the agricultural use and spectacular views, as well as increased traffic problems for the tiny neighborhood."

The battle might well have ended that night. But the Sutton Planning Board unanimously recommended to the Board of Selectman the preservation of this Chapter 61 A land if alternate funding for its purchase could be found. So began the emotional roller coaster of envisioned success and the reality of funding failure.

Despite great effort, the nearly $2 million needed couldn't be raised. On March 12, the town administrator was going to have to recommend that the selectmen go with the Holy Cross proposal.

For Charpentier, it was figuratively the bottom of the ninth, two out, two strikes. Fans were leaving, and the stadium lights were dimming. But the foundation persisted, inserting itself with greater involvement and asking for more time to raise funds. At the March 16 public hearing, the Board of Selectmen voted to give the foundation the right to purchase if it succeeded, a shocking reprieve.

I sometimes wonder about fate. When by total chance I learned about the Beaton Farm's imminent demise, I had just come from viewing development in my town of Grafton. I was incensed by the bulldozing of a beautiful wild parcel where I used to hunt and bird-watch. Feeling Sutton's pain, I passionately wrote a column, hoping to find donors to save the farm. The power of the pen never ceases to amaze me.

Charpentier recalls the amazing morning after the May 14 column appeared: "The story resulted in a frenzy of calls from potential donors as far away as California! Ted Williams of the Grafton Land Trust & Norcross Foundation, and Lois Fay of Common Ground added their advice and encouragement. And then came the winning home run, hit by a 'white knight,' who came out of nowhere. Despite no previous knowledge of or ties to the lake or property, he offered funding without restrictions — other than maintaining his anonymity. His stunning seven-figure donation made Manchaug Pond Foundation the little team that could."

I'd personally like to shake that gentleman's hand — if I knew who he was. Only a few people, pledged to secrecy know his identity, and that's the way he'd like it. But I know what he is, and what he's done. He's the hero who preserved a beautiful part of our wild world forever.

Out of all the turmoil and anguish in the battle to save the Beaton Farm emerged several lessons. One is that there's a great difference between truly wild land and that which is built on, paved and structured to permanently alter the view, landscape and wildlife. We can be architecturally sensitive and try to minimize our human footprint, but once we build, land is no longer wild. Although Holy Cross would have been a good tenant, for Charpentier and the Manchaug Pond Foundation their plan was unacceptable. Hopefully, Holy Cross one day will get its retreat without diminishing any of our dwindling wild lands.

But the biggest lesson, Charpentier feels, "is about how regular people like us can sometimes do extraordinary things. Driven by a great cause, we can occasionally win even against overwhelming odds." Conservation groups and lake associations throughout the state should be inspired by this victory.

Happy New Year to all who continue to fight to save our wild land. May we have more successes to celebrate in 2014.

Contact Mark Blazis at sports@telegram.com.

Manchaug Pond Foundation Makes Worcester Telegram Again!

Amazing, phenomenal, epic! was the 90 day land acquisition by the MPF! 

Today's Sunday Telegram lists this real estate transaction in Section F page 1 under Douglas and page 7 under Sutton. Make no mistake - all parcels were secured for only one $1.925m price tag.

Our sincere appreciation to

• the administrators of the Bradford T. Beaton Estate for selling all parcels of the entire 100 acres estate to the Manchaug Pond Foundation for preservation; 
• to the legal/accounting teams which got the job done; 
• to our largest, most significant contributor: the Anonymous Donor whose gracious and generous gift made "the improble, if not the impossible" a reality. A humble and true hero, a "gallant White Knight" making this conservation crusade victorious!
• for the Town of Sutton Board of Selectman who voted to give this small but mighty Manchaug Pond non-profit a chance with their First Right of Refusal assignment.
• and the Sutton Town Administrator who brought us in to the situation.

Well Done !

90 days later... Done Deal: Beaton Farm Property Preserved!

MPF President David Schmidt signs final documents preserving 100 acres for Manchaug Pond.
Treasurer Andrew Mosher at left and attorney James Vevone look on.

The signing of final papers by MPF President Dave Schmidt and his report of "done deal!" marks the end of a gallant and incredibly successful and intense effort to preserve 100 acres of Manchaug Pond watershed with 875 ft of shoreline.  MPF ownership of the Beaton property has been realized.  

The current tenants and agricultural use will remain long-term, complimenting the neighborhood's focus of agriculture, and preserving the current use.  No sale, no development, and contrary to reports by the Telegram,  no thoughts or plans for a visitor's center by the MPF - respect to the privacy of our tenants and preservation of the natural state of the property to enhance Manchaug Pond and the watershed is our sole focus.

Our deepest gratitude:

• to the MPF Board of Directors - 20 individuals whose vision, leadership and hard work make Manchaug Pond a better place.
• to the Sutton Town Administrator and Board of Selectman for giving us their right of first refusal and the chance to try our hand at the conservation of this significant parcel.
• to the seller for accepting our purchase and sales agreement on not just the 73 acres of Chapter 61A land but the entire 100 acres.
• to our legal team at Seder & Chandler who kept up and helped us pulled off "the improbable, if not impossible," all within deadline:  Attorneys Todd Rodman, James Vevone and Judge Mel Greenberg.
• to Telegram reporter Mark Blazis and Susan Spencer for getting the word out early stressing the importance and urgency of our effort to the wider community.
• to the many who called bringing words of encouragement, options, and finally the funds needed for success.
• to our gracious and most generous donors: our "white knights" whose selfless acts of great generosity enrich our community and made this preservation possible.
• to our MPF Board of Directors and members, old and new, who make our organization a true and formidable advocate and steward of Manchaug Pond.
• to future donors who will help us with the necessary funds of closing costs, etc and the tools to be good stewards of this property.

All 100 acres of watershed spanning two towns with 875 feet of shoreline has been preserved - no sale! no development!  All to enhance the water quality and environment of Manchaug Pond.

 Bravo Manchaug Pond Foundation!

Worcester Telegram Editorial on the Beaton Farm Property

The following is an editorial from the Worcester Telegram. 

Tuesday, May 21, 2013

Common ground

A ‘view shed’ in Sutton on the block

This much is certain: The Beaton Farm property in Sutton offers a magnificent and unspoiled view of Manchaug Pond from historic Waters Farm.

But when it comes to the eleventh-hour battle to “save the land from development,” it is much less clear that the property is in dire danger.

On the one hand, local conservationists, spearheaded by the Manchaug Pond Foundation, are hoping to raise $1.32 million by July 16 to buy 76 acres on behalf of the town, thus preserving it in perpetuity. On the other hand, the College of the Holy Cross has offered $1.9 million to the owners to purchase the 76 acres plus acreage along the pond’s shore, for siting a retreat center.

Often, tussles over New England’s vanishing landscape are stark choices between leaving the land as is, or letting it sprout single-family homes.

There’s no doubt that if Holy Cross obtains the property, some development will take place, but if the college’s plans are as advertised, a 30,000-square-foot retreat center can probably coexist with the woods, wildlife and sense of place that makes the area so special. It would, indeed, make little sense for Holy Cross to put down $1.9 million plus the costs of site development, only to destroy the very essence of the parcel itself.

There’s a common goal here — preserving a precious bit of old New England for many generations to come. We believe both sides share that understanding. Whichever side makes the purchase, we believe the Beaton Farm property has a long and happy future ahead of it.

TO DO LIST for Lovers of Manchaug Pond!

My Action Items - Today the lake is my priority!

Preserve Beaton Farm - all 100+ acres of fields, forests, and shoreline!

1. TAKE A STAND!  Yes, I support MPF's effort to preserve the shoreline, water, and watershed!

VOTE in the poll on the sidebar at the right!  Comment here, and on Facebook as to what Manchaug Pond means to you!

2. MAKE A DONATION - Dig deep!  I CAN MAKE A DIFFERENCE! Manchaug Pond NEEDS ME and MPF needs me with them and behind them!

Love Manchaug Pond?  Be a part of the rescue!  Join the MPF to preserve the entire parcel, farmlands, forest, and the 875 ft of waterfront.  

No donation is too small or too big.  Today send your check to MPF, P. O. Box 154, Manchaug, MA, USA  01526-0154 or use the Paypal button on the sidebar.   MPF needs to cover required closing costs: title, surveying and marking, wetlands delineation and flagging, legal fees, etc.

3. SPREAD THE WORD!  I'm going to tell everyone I know what is going on and ask them to help me save our lake!

We can do this!

Sunday Telegram Tells Beaton Farm Story

Sunday, May 19, 2013

Group races to save Sutton landscape

A robin takes flight from a fence post on land the Manchaug Pond Association wants to save from development. (T&G Staff/RICK CINCLAIR)
 
The Manchaug Pond Foundation is racing to raise $1.32 million by July 16 to buy the Beaton Farm Property overlooking Manchaug Pond. (T&G Staff/RICK CINCLAIR)

By Susan Spencer TELEGRAM & GAZETTE STAFF
susan.spencer@telegram.com

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SUTTON —  There is hardly a more classic rural New England landscape than in Sutton.

Rolling hills unfold in a patchwork of fields and stone walls. Weathered barns stand against the wind. Orchards, dairy and horse farms dot knolls sloping to sparkling ponds.

That view — and the town's cultural heritage — is changing, as open space succumbs to development.

Selectman Michael A. Chizy, who serves as board chairman, has lived in town almost 60 years.

“Where cornfields used to be, now there's houses,” he said.

Another quintessential parcel, the 100-acre Beaton Farm Property that was once part of historic Waters Farm, overlooking Manchaug Pond, may be the next to be developed.

The current owner, who has received property tax benefits for 73 acres on the site under the state Chapter 61A program for agricultural land, plans to sell the property. Under state law, when land comes out of agricultural, forestry or recreation space protection, the town has the right of first refusal to buy the land.

Selectmen agreed April 16 that the town was not in a position to purchase the parcel, but assigned the nonprofit Manchaug Pond Foundation to act on its behalf to try to raise $1.32 million by July 16, the deadline set by law, to buy the 73 acres.

“Taxes have gone up,” Mr. Chizy said. “People can only afford so much. I don't think the town would purchase it (if money couldn't be raised privately).”

The College of the Holy Cross has submitted a $1.9 million proposal to purchase the full 100 acres, including 73 acres under Chapter 61A, plus roughly 26 acres along the pond in Douglas, on which to build a 30,000-square-foot retreat center.

Ellen M. Ryder, director of public affairs for Holy Cross, said, “It is so beautiful. It's what attracted us to it in the first place.”

She said that retreat and contemplation are an integral part of a faith-based education. The college used to hold one-day or overnight retreats, often conducted in silence, at a facility in Narragansett, R.I., but that site was no longer available. Since the 1980s, students and staff have had to travel at least an hour to other locations.

Phyllis M. Charpentier, corresponding secretary for the Manchaug Pond Foundation, said the group has nothing against the college.

But she wants to preserve the scenic open space that is enjoyed by visitors from all over, the historic quarry in the woods that once supplied Blackstone Valley mills with stone, the pristine trout ponds and brooks that run through the property to 875 feet of shoreline on Manchaug Pond, and the working stables that house 19 miniature horses.

“If we do not succeed, everything will be sold: the house, the barn, 26 acres abutting the pond and the fields,” Ms. Charpentier said. “We're looking to keep it undeveloped so the streams feeding Manchaug Pond stay as they are now. It's the last quiet cove.”

Marty Jo Henry, Manchaug Pond Foundation's first vice president, said the land was a priority habitat for endangered species and served as a wildlife corridor linking Sutton State Forest and Douglas State Forest. She has photographed bald eagles, osprey and heron soaring overhead there.

“It's a big stopping point for migrating ducks heading up to Canada,” Ms. Henry said.

The stone-wall-bordered overlook at the top of the fields, with a panoramic vista of the 380-acre Manchaug Pond below, provides an ideal viewing spot for bird watchers and others, including wedding couples who have portraits taken there.

That “viewshed” was highlighted a dozen years ago in the master plan for Waters Farm, a living-history farm preserved to portray 19th-century agrarian life. The Waters homestead, which was built in 1757 by Stephen Waters and is on the National Register of Historic Places, is across the road from Beaton Farm and looks out onto the fields and hillside to Manchaug Pond.

National Park Service Ranger Chuck Arning said, “You'd like to see the way it might have been in the 1800s.”

He cited passages from the Waters Farm master plan: “This amazing view is a powerful experience for the first-time visitor because it is so unexpected and so dramatic. The view is evocative of how the land may have looked more than 250 years ago — regardless of its actual appearance. The momentary sensation of being in another time anchors Waters Farm in the mind of the visitor as an important place, a place where you can feel connected to the past through the power of this unique setting and experience. Preservation of views should be a primary goal.”

But preservation takes money, time and a lot of hard work.

“The problem is, we need such a large amount of money in such a short time,” said Andrew J. Mosher, Manchaug Pond Foundation treasurer.

“The situation the foundation finds itself in, scrambling to pull together funds to purchase open space before it is sold for development, isn't uncommon, according to Rob Warren, Massachusetts director of protection and policy for The Nature Conservancy.

“I think it's important for people to understand that lands that are enrolled in Chapter 61 programs are not permanently protected lands. That's at the discretion of the landowner,” he said.

Mr. Warren said that because these properties typically become available on short notice, many land trusts work with landowners ahead of time to get them thinking about placing their property in permanent protection, through conservation restrictions, donation or sale to a conservation organization.

Towns that have adopted the Community Preservation Act, which Sutton has not, may be in a better financial position to acquire open space. The Community Preservation Act creates local funds, through a surcharge of up to 3 percent on real estate levies, for preserving open space and historic sites, promoting affordable housing and developing outdoor recreation facilities.

Open space committees can also plan strategically for land acquisition.

“Any of that sort of foresight is helpful, Mr. Warren said. “Having planning in place ahead of time helps a community respond. The 'white knight' is a true rarity,” he said, referring to a donor who swoops in to help buy land.

He added that towns should be aware of the economic benefits of protecting land, which costs far less over time than providing services for developed parcels, despite the additional tax revenue.

Contact Susan Spencer at susan.spencer@telegram.com. Follow her on Twitter @SusanSpencerTG.

Beaton Farm Property ...

Tuesday, May 14, 2013

Outdoors: Hoping someone can save this land from development by July

Mark Blazis Outdoors

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Today’s column was supposed to be about great fishing — the first big surge of stripers, mackerel, squid, the Canal, Barnstable Harbor, huge flocks of terns feeding over bait, tired casting arms, local mayfly hatches, and shad runs.

That news is temporarily on hold for a much more urgent matter. A Sutton wildlife treasure is on the precipice of development. It’s the bottom of the ninth for Beaton Farm. Without immediate intervention — i.e., $1.325 million — we’re going to lose it forever.

July 16 is D-Day. Without someone coming to the rescue and having all formalities completed by that date, Holy Cross stands ready to take over the land — and build on it.

In lieu of what could or should have been done long before now, we need a deus ex machina — a wealthy benefactor or a conservation rescue team from the DCR, MassWildlife, MassAudubon, the Nature Conservancy, a land trust or Trustees of Reservations — to again step in at the proverbial last minute, as some have done so many times in the past. But most public and private organizations are now cash-strapped. Many Wall Streeters and Dow manipulators could do it, but they live in a different neighborhood. It’s sad that local steps were not taken in time to address a moment like this.

Some residents tell me it’s a pity conservation leadership was never persuasive or had enough foresight in Sutton to establish a land trust, as neighboring towns like Grafton successfully have done to step in when urgent cases arise.

I’ve heard desperate suggestions that the town of Sutton could yet agree to purchase the land and then create a limited development so there would be no new taxes and the majority of the land could be saved. The town of Grafton did so with the Hennessey Farm not long ago. It’s not a perfect solution, in that frontage land is generally sacrificed. But at least with that scenario, a majority of the wild land could be preserved.

Because of inaction, though, the continued existence of Beaton Farm — “the jewel of Sutton,” as many residents lovingly refer to it — is now improbable. The land may well be a Hopeless Diamond. The unique, nearly 100-acre property with 875 feet of shoreline on Manchaug Pond has a breathtaking hilltop view. The town of Sutton, having recently spent money on a new school, allegedly didn’t care to further increase residents’ taxes to save the land for its future generations. Many share that without selectmen leading the way, there remains little hope.

Residents have told me that the land is crying out for preservation for future generations. Manchaug Pond Foundation’s Phyllis Charpentier writes that its hilltop overlook of stonewalls, fields and forest provides a stunning scenic view of the lake. Its network of streams and small ponds are cold-water fisheries habitat for native brook trout and tributaries, which feed the lake. I know it has turkeys and deer. The late Brad Beaton, former owner and hunter, was a great steward of that land.

A large portion of the farm, I’m told, is priority habitat for endangered species as designated by the state Natural Heritage Endangered Species program. Located in the Lake Manchaug Greenway and Wildlife Corridor, the Beaton Farm is a valuable wildlife link that presently prevents fragmentation between the Sutton State Forest, Purgatory Chasm State Park and Douglas State Forest. Large, contiguous tracts like these properties are even more valuable in their collective totality, exponentially increasing their wildlife’s security and productivity. When contiguous areas of this magnitude area diminish in size, their wildlife value diminishes proportionately.

Charpentier further notes that this property directly abuts the 120 acres of Sutton conservation land on the Waters Farm, a 1757 homestead on the U.S. National Register of Historic Places.

The Sutton Board of Selectman assigned the Manchaug Pond Foundation the town’s right of first refusal to purchase 73 acres held under Chapter 61A. To save the farm, the foundation needs to raise $1.3 million and close by July 16 — or, as Charpentier fears, “the entire property will be lost forever to development. Should we fail, Holy Cross has signed a purchase-and-sales agreement with an initial 30,000-square-foot facility planned.”

Anyone capable of helping save this land should immediately contact the Manchaug Pond Foundation president David Schmidt at (508) 981-3820 or treasurer Andrew Mosher at (508) 865-6242.

Timing is everything. According to Ken Crater of the Grafton Land Trust, if the Trust for Public Land had been contacted earlier — before the town assigned its right of first refusal — it could have tried to engineer a solution, assuming Sutton would consider making an investment.

Crater suggests the best hope now may be to work with Holy Cross, encouraging the school to preserve conservation land and buffers to the pond in the permitting process. The crusade to save this land now needs some real Crusaders to do the right thing for our local wildlife and future generations.

Let’s go ’Saders!

Contact Mark Blazis at markblazis@charter.net.

Local Newspaper Headline: Beaton Property goes to Manchaug Pond Foundation...for now

Beaton Farm homestead overlooking Manchaug Pond.

Yes, you read it right! The ball is in our court!

We have the once in a lifetime opportunity to preserve up to 100 acres directly abutting Manchaug Pond! The Beaton Farm Property is the most significant parcel of property in our watershed, after the dam, to Manchaug Pond and the area.

Check out the Millbury-Sutton Chronicle's April 25th report of the public hearing: the developer's proposal, testimony from the neighborhood,  the MPF, and the unanimous vote of the Sutton Board of Selectman to assign a right to purchase to the community.

Beaton Property goes to Manchaug Pond Foundationn...for now 

Millbury-Sutton Chronicle, April 25, 2013

Beaton property goes to Manchaug Pond Foundation…for now

BY TOM REILLY

The Board of Selectmen unanimously voted at their April 16 meeting to assign dozens of acres a right of first refusal to the Manchaug Pond Foundation (MPF).
A public hearing under Massachusetts General Law 61A was held to discuss whether or not the town would act to purchase the Beaton property, located on Waters Road adjacent to Waters Farm, assign those rights to a qualified third party or else allow the land to be purchased by The College of the Holy Cross as a retreat center. There are five parcels, a total of approximately 100 acres involved, some of them in neighboring Douglas. The price of the entire property is set at $1.925 million, though the town’s right of first refusal extended only to about 70 percent of the land up for sale.
The Beaton land is classified as agricultural under Chapter 61A meaning it can only be used for agricultural uses and in return the owners pay a lower tax rate. When land comes out of 61A in order to be sold, the municipality has the right of first refusal. MPF has 90 days to act or the land goes to Holy Cross.

West cove's 875 ft of shoreline will go to the developer.

Town Administrator Jim Smith said he has been working with MPF, a nonprofit public charity, for a few months in hopes the town could assign its rights, which would not develop the land. However, the MPF has been unable to put together the necessary resources, said Smith. He told the selectmen the Holy Cross plan would have “a minimal impact on the property and will work hard to be a good neighbor.”
The college’s lawyer, Robert Longden of Bowditch and Dewey, said the college told the town in January it wanted to establish a religious retreat center on the land though at that time it had yet to develop specific designs, waiting until the town decided on what it would do with its right of first refusal. He noted the college would work closely with the appropriate town agencies if the time came but wanted to give everyone present some idea what the completed project might look like.

Today's Beaton Farm equestrian center which would be lost. 

Longden showed a map of the property, currently owned by Carolyn Beaton, noting only two of the parcels are classified as 61A-agricutural, what he called “the heart of this property,” a total of 69 acres. Two of the other parcels are in Sutton and the remaining one is located in Douglas. The Board’s decision was to decide whether or not to act on the town’s right to purchase those two parcels for $1.325 million.
Longden said the College’s plan was to construct a retreat center on the property. Part of this is going on retreat, where students can spend time in “contemplation, prayer and reflection.” Longden said Holy Cross does not have an adequate location for this on its Worcester campus.
Showing a preliminary design of the retreat center, Longden pointed out it would use only a small portion of the property. He said the college desired to preserve most of the site in its natural condition, which was exactly the type of atmosphere a retreat center needed.
There would be one main building containing a chapel, kitchen, dining hall, meeting rooms and other space. There would be several connecting additions with 50 bedrooms and a maximum of 60 beds for those taking part in the retreats. The front of the building would be heavily glassed and face toward the pond .
“All of this is designed to be compatible with the site, compatible with the property, to preserve the natural look of the property and to fit in with it and to also be compatible with the neighborhood in terms of its architectural design,” Longden observed. The entire square footage of the building and additions would be about 30,000 square feet.
The existing driveway would continue to exist, running down to where the horse farm is today. A parking lot for 20 vehicles would be built there and another circular driveway would lead down to the retreat center.
Longden said a meeting was held at Waters Farm with abutters back on Jan. 19 and some of their input was taken into consideration as well as other input received since that time. One thing he came away with was the sense the view of Manchaug Pond from Waters Farm and Waters Road is very important and the college was dedicated to preserving that view as a part of its plans. The retreat center was located in a place where that view would not be disturbed.
He also said he had been told about a parking area on Waters Road where new married couples liked to come and have their pictures taken with Manchaug Pond in the background. Even though this would become private property if the land was sold to Holy Cross, Longden said the college would still welcome people to come to that site for pictures.
Longden said he did not yet know how often the site would be used during the year, but currently the College conducts 50 retreats at other locations during the year and expects that number to increase. He said the condition of the site would encourage people to walk in the woods and along the shore, enjoying the quiet beauty.
He told the selectmen and residents he saw the retreat center as a very benign use of the Beaton property and one in keeping with the character of the neighborhood. The students visiting there would be under supervision by academic leaders. Most of the transportation would be done via vans and students would rarely drive their own cars. One abutter expressed a concern the construction vehicles coming onto the site would damage Waters Road, but Longden said the necessary machinery would be the same as for building houses thanks to the design and should have no impact.
Selectman Ken Stuart said he was trying to keep the emotion out of this, but “we think of this land as ours,” thanks to its close association with Waters Farm. He said if the town was in a better financial condition, “I would be the first to jump up and say, ‘we want this land.’”
Stuart said he would come right out and say what he thought was on everyone’s mind—it was a retreat center but there were college students involved. He expressed a concern with traffic on Waters Road at places where it was hard for more than one car to pass at a time. Longden said there could be no more than 60 people on site for an overnight retreat, citing the number of beds. He also told Stuart these students were on a supervised religious retreat and in no way were they there to “have a good time.” He said there would not be a lot of traffic generated by this facility. “People come here for a retreat and they stay there,” said Longden. “They don’t come to the retreat and go out and party at night and then come back.”
Longden said the plan was to have the retreat center secluded from the road with new trees added to screen the parking lot as well. He said there would not be few maintenance vehicles and food service trucks using the road. He also noted the site would not be inhabited when there were no retreats taking place.
Selectman Michael Chizy said his concern was the college might look to expand. Even when the town acquired Waters Farm, it had only been given to the town under the sponsorship of the Conservation Commission so as to resist the temptation to make too many changes, Chizy noted. He said if there was any money available, he would want to hold on to the Beaton property.

* * *
 

Let's not just save the Beaton Farm Property "for now"
. . .  but forever!"

Can you identify? Found in the Manchaug Pond watershed.

Take a guess! Do you know what these white blobs are? They're in our watershed!

This photo was sent in by a friend of Manchaug Pond from a walk last weekend. Our next post will take you there and give you all the details!

UPDATE:
Not frog eggs.  Not your neighbor's golf balls.  But the egg mass of the SPOTTED SALAMANDER!

This is an egg mass of the Spotted Salamander, Ambystoma maxulatum, taken in a vernal pool in the watershed of Manchaug Pond. The photographer reported seeing "about 80" masses this year.  The spotted salamander is a very large amphibian (4.5-8" long) which is black in color with yellow spots. Adults spend their lives in forested areas within a half mile of a vernal pool, tunneling under logs or in the crevices of stone walls.  Feeding at night, they are seldom seen except on rainy early spring nights when migrating to vernal poos to breed. 

The egg masses are firm in texture and may be attached to twigs or leaves in the vernal pool.  Laid in mid-March through May they will begin hatching from mid-May onward. The larvae, the stage between egg and adult, live in the water of the vernal pool having feathery external gills. With the approach of summer, the vernal pool drys, and the larvae grow and develop into adults with the gills disappearing as the salamander becomes a land-swelling animal.

Today's Earth Day. Do Something Meaningful!

Resident raccoon, Beaton Property on Manchaug Pond

Yes, it's Earth Day...

Want to do something meaningful?

... Something of benefit where you live, work and play?

... Something right here, for right now?

Make a donation to MPF for the Beaton Property.

Protect 875 ft of shoreline and 100 areas of significant wildlife habitat.

Please do it today!  Paypal or to MPF,  P.O. Box 154, Manchaug, MA  01526


Thanks to our resident photographer who captured this perfect photo of a Beaton Property resident raccoon!

All donations are fully tax-deductible. Make them in memory or in honor of someone you love.  A letter recognizing your contribution will be sent upon receipt.  Thank you!

100 acre Beaton Property can be saved! Town assigns "right of first refusal" to MPF

At an April 16th Public Hearing, the Sutton Board of Selectman voted to assign their "right of first refusal" on 73 acres of agricultural lands protected under Chapter 61A to the Manchaug Pond Foundation.

Chairman Michael Chizy called the property "a jewel of Sutton" noting its beauty as seen from the property's edge on Waters Road as it overlooks the 100 acres of rolling pasture, forested land, and the abutting Manchaug Pond.

WHAT?  A purchase and sales agreement signed with Holy Cross College for the entire near 100 acres, the horse barns, and family homestead looks to remove the main barn and training rink with preliminary plans to construct a 30,000 sq. foot building complex to house faculty, students and staff for overnight retreat events. (Watch the video of Holy Cross' presentation)

WHY?  The action taken by the Board of Selectman looks to protect one, if not THE most significant parcels, for Manchaug Pond from sale and development: the 73 acres of agricultural land used primarily as an equestrian training center and a miniature horse rescue stable is part of a larger piece totaling about 100 acres in Sutton and Douglas.

Of importance to the mission of the MPF in its protection of the 380 lake,  is the property's 875 feet of shoreline fisheries; the steep, forested slopes which bring water directly to the lake; numerous streams and 3 small ponds that are coldwater fisheries for brook trout which drain into the lake; a large area of state designated Priority Habitat for endangered species encompassing the waterfront area; the acreage directly abuts conservation land preserved as Waters Farm; and the fact that it is located in the Lake Manchaug Greenway and Wildlife Corridor which is a larger wildlife corridor initiative aimed at linking the Douglas State Forest and Sutton State Forest at Purgatory.

HOW?  The Town of Sutton has given their right to purchase the property to Manchaug Pond's non-profit 501(c)(3). This is a tremendous opportunity to save a significant parcel of property on Manchaug Pond and prevent a large development, as the MPF now become the "buyer" in the purchase and sales agreement.

WHEN?  Now!  We need to raise a little over $1.9 million for the total 100 acres and close the deal in less than 90 days.  No small task, but definitely worth the try. We received our first pledge of $100,000 from a single donor this week getting us off to a great start!

WHERE?  Right here - you and me!  Spread the word!  The MPF Board of Directors is asking everyone to help make this happen!  A fundraising thermometer on the right side of this blog will tract our weekly efforts. We hope all readers will consider making a donation to this cause - no amount is too small as we race the clock!  Use the Donate button for paypal and credit card donations or send your check to MPF, P.O. Box 154, Manchaug, MA  01526.

MPF is a 501(c)(3) non-profit public charity. All donations are fully tax-deductible. Memorial and honorary donations are welcome as well as matching employer gifts. 

Thank you and check back for more on the Beaton Property!

IRS Decision in ... Foundation Declared Public Charity!

MPA President reports the anxiously-awaited, official letter from the government concerning the Manchaug Pond Foundation has been received!  Remember the MPA membership voted twice in 2009 to proceed with a 501c3 for Manchaug Pond with paperwork filed last October 19. 

Here are the highlights of the letter:
 
"We are pleased to inform you that upon review of your application for tax exempt status we have determined that you are exempt form Federal income tax under section 501(c)(3)... You are also qualified to receive tax deductible bequests, devises, transfers or gifts... We determined that you are a public charity..." 

VOTE Today for your favorite park! Purgatory Chasm and Douglas State Forest

Purgatory Chasm, Sutton  zip code is 01590

National and state parks have an opportunity to win $100,000 from the Coca-Cola Foundation.

Douglas State Forest-zip code 01516

Visit this site (or click the post title) to cast your vote for your favorite park! http://www.livepositively.com/#/americasparks 

Everyone needs to participate, pass the work, and must vote often if a local park is to win!

Purgatory Chasm? or Douglas State Forest? 


Who will the winner be?

Have you looked out your window lately? Moose in Sutton!

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Can you believe it?!  This moose was caught on camera in Sutton just about 2 weeks ago on the south side of Central Turnpike!

Mass Wildlife says when you see a moose to stay a respectful distance away and enjoy the sight of this magnificent animal! I'd like to add to that advice: Don't approach BUT get the camera, zoom it, take the photo and then be sure to email it to me so I can put it on the blog!!

Click here for more info from  MassWildlife's Living with Moose


This moose sighting so close to home brings to mind the importance of open space as wildlife corridors. A past president of the MPA worked with the Metacomet Land Trust to begin the Lake Manchaug Greenway and Wildlife Corridor, an effort which seeks to establish a wildlife corridor just south of the area this moose was found which links the Douglas State Forest with the Sutton State Forest and Purgatory Chasm.

Here's a look at the Metacomet map below of Sutton's protected lands - Manchaug Pond is on the lower left side straddling the Douglas and Sutton line. 

A huge thank you to the photographers who captured the moose on film and emailed it to me!

This Saturday - MACOLAP Lake & Pond Management Workshop

Join us! At least 4 representatives from Manchaug Pond will be at the Mass Congress of Lake and Pond Association Conference this Saturday, January 23, 2010 from 8:00 am to 3:00 pm at Worcester State College.

10 different workshops to choose from ranging in topics from Diver Assisted Suction Harvesting to Lake Law to Community Preservation Act Funds to Eurasian Watermilfoil... not to mention some old favorites - 319 grants, rain gardens, lake-level drawdown and tree removal on dams.

$25 pre-registration with lunch included. Check the website to do so. http://www.macolap.org/

Voters resoundingly back land-saving measure

Voters resoundingly back land-saving measure

SUTTON — In a special election yesterday, residents overwhelmingly approved, by a 441-83 vote, a debt exclusion to fund the town’s $280,000 share of the cost to place an agricultural preservation restriction on 314 acres owned by Whittier Farms.

“It’s a significant step to preserving a piece of Sutton’s history,” Town Administrator James A. Smith said. It also brings the town a step closer to solving its cell phone coverage problems. “It’s a win-win,” he said.

After the closing of the APR transaction with the state, the town plans to buy five acres from the Whittier’s for $24,000. The goal is to offset the town’s cost of the restriction with revenue generated by leasing the land to a cell carrier.

— Ruth Vecchione
http://www.telegram.com/article/20091125/NEWS/911250301

Thank you to the Whittier Family for offering this gem to the community, to Sutton Town Administrator, James Smith, for heading up this effort, to Sutton Board of Selectman for supporting, and to you Sutton voters who came out for this single ballot item.

I would venture to say that a good portion of Whittier Hill's 314 acres lie in the 4,288 acres of Manchaug Pond's watershed. The Manchaug Pond - Watershed Survey conducted for the Manchaug Pond Association (MPA) by Comprehensive Environmental, Inc of Marlboro (CEI) in Spring 2005 notes the importance of land use throughout the watershed and further stresses the need for best management practices by all residents. Land conservation, open space, wildlife corridors is key to the future protection of the lake.

We applaud this partnership between land owner, community and town and state government to preserve this significant property.



Special thanks to our MPA Area 1 photographer for this stunning photo of Saturday morning's fog on Manchaug Pond.

Turkeys Spotted in Ramshorn Pond Watershed

ATTENTION SUTTON VOTERS! Vote YES and Protect Manchaug Pond Watershed

"Special Election Nov. 24 to protect Whittier Farms

The Town of Sutton is holding a special election on Tuesday November 24th, 2009 from 7am-8pm to consider a debt exclusion of $280,000, for the purpose of becoming a co-holder, with the State of Massachusetts, of an Agricultural Preservation Restriction (APR) on 314 acres of land currently owned by Whittier Farms Inc. The APR program is a voluntary program that offers an alternative to owners of farmland who choose to see the property protected rather than sell it for development. The APR program offers to pay farmland owners the difference between the "fair market value" and the "agricultural value" of their property in exchange for a permanent deed restriction that prevents the land from ever being developed for anything other than a farm purpose. The Whittiers are seeking the APR for 378 acres of land: 314 acres off Town Farm Road and Douglas Road in Sutton and 64 acres in Oxford.

The State Department of Agriculture has determined that the Town’s share to co-hold the APR is 10% of the State’s acquisition price. The special election on Tuesday November 24th, 2009 is for the voters to consider the debt exclusion of $280,000. If Town Meeting does not support this article or the voters turn down the debt exclusion then the Whittier’s will have the option of withdrawing from the APR agreement with the State and not protecting the 314 acres in Sutton.

In addition, if the debt exclusion vote passes, the Town will move forward with the purchase, for $24,000, of approximately 5-6 acres of land located at 150 Town Farm Rd, currently owned by Whittier Farms Inc, for the purpose of installing a cell tower. The property in question is located at the highest point in Town at an elevation of approximately 830 feet. Town bylaws restrict the locations of cell towers to Commercial and Industrial property or Town owned land held in the care and custody of the Board of Selectmen. Our goal is to construct a cell tower that will help address the lack of cell phone coverage in West Sutton and generate revenue from Cell carriers that will be used towards the debt service on the $280,000 borrowed to pay for the APR. The Town will need to vote annually at Town meeting to use revenues from the cell tower to offset the debt service from the debt exclusion vote.

The question on the November 24th ballot is as follows:

Shall the Town of Sutton be allowed to exempt from the provisions of Proposition two and one-half, so-called, the amount required to pay for the bond issued in order to contribute funds to be used by the Commonwealth of Massachusetts to acquire an agricultural preservation restriction held by the Town and the Commonwealth of Massachusetts on property owned by Whittier Farms, Inc., located on Town Farm Road and Douglas Road, Sutton and containing a total of 314 acres, more or less? "

http://www.suttonma.org/Pages/index

Today - Wildlife Trackers Conference, Leominster

Wondering who or what is walking around your home in the early morning hours?

Do you hunt with a rifle, bow, camera or binoculars?

This conference could be just what you need to sharpen your skills!



November 7—Second Annual Wildlife Trackers Conference, Leominster— A 1-day conference held by Massachusetts Wildlife Trackers will take place on November 7, 2009, at the Doyle Conservation Center in Leominster. Peter Mirick, Massachusetts Wildlife Magazine editor, who will speak on "Wildlife Trends: A Century of Success in Massachusetts Wildlife Conservation." The conference will feature presentations on a wide variety of wildlife topics including Ecology and Food Habits of American Mink, Track and Sign Certification, Field Guide to Skulls and Bones, and, Wildlife Habitat and the Importance of Connectivity.

Bring a bag lunch and find out how fellow trackers have been using wildlife tracking in their work, share your experiences, and browse exhibits about other tracking-related resources. Registration information and materials are posted at www.masswildlifetrackers.org/index.html. For registration questions and information contact Jane Winn at (413) 442-6815 or jane@thebeatnews.org.



Thanks to an MPA member for submitting these great photos taken right here on the shore of Manchaug Pond!

By the way, this morning's temperature is 29 F. Chilly! Good day to attend the conference and track on a warmer day!

Tonight Vote for Protection of Manchaug Pond Watershed!

Sutton voters! Tonight your raised hand, your YEA! is needed at the fall
Town Meeting
Monday October 19, 2009
7:30pm
Early Learning Center Auditorium

in support of two articles which will preserve 378 acres of open space in the Manchaug Pond watershed thereby directly benefiting the water quality of Manchaug Pond, protecting wildlife corridor... not to mention give cell phone coverage to the area.

Here they are:

Article 3
Article 3 sponsored by the Board of Selectmen is a request to borrow $280,000, through a debt exclusion vote, for the purpose of becoming a co-holder, with the State of Massachusetts, of an Agricultural Preservation Restriction (APR) on 314 acres of land currently owned by Whittier Farms Inc. APR is a voluntary program that offers an alternative to owners of farmland who choose to see the property protected rather than sell it for development. The APR program offers to pay farmland owners the difference between the "fair market value" and the "agricultural value" of their property in exchange for a permanent deed restriction that prevents the land from ever being developed for anything other than a farm purpose. The Whittiers are seeking the APR for 378 acres of land: 314 acres on Town Farm Road and Douglas Road in Sutton and 64 acres in Oxford.

The State Department of Agriculture has determined that the Town’s share to co-hold the APR is 10% of the State’s acquisition price. A special election is planned for Tuesday November 24th, 2009 for the voters to consider the debt exclusion of $280,000. If Town Meeting does not support this article or the voters turn down the debt exclusion then the Whittier’s will have the option of withdrawing from the APR agreement with the State and not protecting the 314 acres in Sutton.

Article 4
Article number 4 authorizes the Board of Selectmen to purchase for $24,000 approximately 5-6 acres of land located at 150 Town Farm Rd, currently owned by Whittier Farms Inc, for the purpose of installing a cell tower. The article further authorizes the Board of Selectmen to lease the property for the purpose of cellular and public safety communications. The property in question is located at the highest point in Town at an elevation of approximately 830 feet. Town bylaws restrict the locations of cell towers to Commercial and Industrial property or Town owned land held in the care and custody of the Board of Selectmen. Our goal is to construct a cell tower that will help address the lack of cell phone coverage in West Sutton and generate revenue from Cell carriers that will be used towards the debt service on $280,000 borrowed to pay for the APR on the Whittier’s property. The Town will need to vote annually at Town meeting to use revenues from the cell tower to offset the debt service from the debt exclusion vote.

The sale of the 5-6 acres to the Town is contingent upon passage of the APR at Town Meeting and passage of the Debt Exclusion vote on the APR. In addition, in the Purchase and Sales agreement between the Town and the Whittier’s property there is a reversion clause that calls for the property to revert back to the Whittier’s or their heirs, if after a minimum of 20 years the Town no longer is using the 5-6 acres for a Cell Tower or Cellular communications.