EASTHAMPTON — Mindy Cotherman has a dream, and she needs the city’s help to achieve it.

For two decades, Cotherman said she has wanted to own a campground, but not a traditional campground with tents and recreational vehicles. Cotherman said she wants cabins or cottages, creating a more private, residential atmosphere.

Last year, Cotherman purchased the Touchstone Farm property, a former yoga retreat center at 132 West St., envisioning the space would be used for the cottage lodging.

“There are beautiful aspects to the property,” Cotherman said, noting the apple trees, raspberry bushes and garden space on the 5 acres of land.

Not only was the space right for what she imagined, but she said there’s a need for temporary lodging in Easthampton.

All seemed to be going well for Cotherman until she found out that Easthampton’s zoning bylaws require that campgrounds be operated by nonprofits.

She brought her idea to City Planner Jessica Allen and the Planning Board last fall. A discussion ensued about whether the city should change its zoning to encourage this new kind of lodging. The result? A draft of a new “seasonal cottage communities” zoning amendment that will be discussed at a meeting in early September.

Allen said the change is appealing to many city officials who for some time have sought to attract a hotel or motel to Easthampton. But it is being met with some opposition, especially from residents along West Street, according to Planning Board meeting minutes.

At past meetings, residents who live near the proposed site said commercial lodging should not be in a residential area. They also voiced concern about an increase in traffic.

When it comes to business, Cotherman, 54, has an eclectic background. She owned Popcorn Palace on Main Street in Northampton for five years, which specialized in different types of popcorn. She was in the coffee shop business prior to that, and also worked as a correctional officer. Now she works as a real estate agent and is a landlord.

As for running a nonprofit, Cotherman said, “I’ve never done it.” And she’s not interested in learning the logistics of running one.

She said no plans have been developed on her possible business venture because the zoning amendment is not set in stone.

Zoning change details

The draft of the amendment defines seasonal cottage as a building containing a single unit made up of a room or group of rooms that include facilities for eating, sleeping, bathing and cooking. As its name implies, the building is intended for seasonal use and not as a year round dwelling.

If approved, the amendment states that cottages may have a footprint no greater than 800 square feet and a maximum height of 18 feet, according to the draft.

Other proposed rules call for a minimum lot area of 5 acres and a maximum of two parking spaces for each cottage, the draft states. The communities could be open between April 1 and Nov. 30, and may provide short-term use of up to seven days in any 30-day period.

Of about a dozen zoning districts in the city, the draft amendment allows three rural residential zoning districts to have seasonal cottage communities.

Lodging options

Allen said the city should explore ways to increase overnight accommodations within its borders.

“With an arts and culture scene that continues to grow… there are reasons for people to come and stay overnight,” Allen said.

For those who what to stay the night in Easthampton, the options are Airbnb or a bed and breakfast.

Health Agent Jackie Duda said there are two bed and breakfast establishments permitted for 2017 — Mount Tom River Inn Bed and Breakfast, and 159 Main Street Bed and Breakfast.

The Mount Tom River Inn Bed and Breakfast on 4 Symansky Ave. has been operating in Easthampton since 1988 and has three guest bedrooms, according to the fourth generation owner Beverly Wodicka.

But recently, business has been on the slow side.

“It used to be (busy), but Airbnb has really cut into the traditional bed and breakfast business,” Wodicka said.

There are about 20 Easthampton rentals listed on Airbnb. Duda said two cease-and-desist orders were issued to Airbnb operators that were serving food to the public which is not allowed without a permit and inspection from the city’s health department.

Allen said regulating Airbnb has been discussed. Mayor Karen Cadieux said in an email she has not heard of any City Council intention to adopt a local occupancy tax on Airbnb operations in Easthampton.

“It’s something that the city needs to look at,” Allen said about regulating the room-sharing business.

Cadieux said in an email that the seasonal cottage request has brought attention to the Airbnb issue and it will probably be reviewed at a future time.

The next public hearing on the seasonal cottage communities is at 6 p.m. Tuesday, Sept. 5 in the second floor meeting area at the Municipal Building, 50 Payson Ave.

Caitlin Ashworth can be reached at cashworth@gazettenet.com.

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