31C-017 Moser Street Definitive Plan Waiver Request
MEMORANDUM Tighe&Bond
Moser street Definitive Plan Waiver Request
To: Carolyn Misch, AICP -Senior Land Use Planner/Permits Manager
FROM: Jennifer Gilbert, David Loring, P.E., LEED AP
COPY: Elizabeth Murphy -MassDevelopment
Alan Delaney, PE, MassDevelopment
DATE: April 9, 2009, .
RE: Updated waiver request
Tighe &Bond, on behalf of the Hospital Hill Development LLC (HHD), requests the following
waivers from the Rules and Regulations Governing the Subdivision of Land, City of
Northampton, Massachusetts for the proposed development serving the Bungalow housing
units on the west side of the north campus. The original City of Northampton Subdivision of
Land regulations is italicized with the Engineer's response and waiver request following.
ARTICLE V Preliminary. Plans
290-Y 8. Contents of plan
A. For residential subdivisions, when a developer is not proposing an open space residential
development (cluster), then the preliminary plan submission shall include at least three
alternative concepts for developing the parcel(s). Said alternative concepts shall include
at least;
1. One concept showing the parcel developed in accordance with the open space
residential development requirements of § 350-10.5 of the Northampton Zoning
Ordinance.
2. One concept showing the utilization of flag lots in accordance with the flag lot
requirements of § 350-6.1 D of the Northampton Zoning Ordinance as an alternative
to a standard development.
The Village at Hospital Hill is being developed following the Northampton Zoning
Ordinances, Subdivision Regulations, Design Guidelines for the, Village At Hospital
Hill, and the Master Plan Concept. The Hospital Hill Development Master Plan
Concept for the Bungalow housing area was endorsed by the Northampton Citizens
Advisory Committee on October 22, 2008.
A waiver is requested regarding the development of Preliminary Plans and alternate
development plans for this area.
§ 290-22. Contents of plan.
The plan shall be at a scale of one inch equals 40 feet, unless otherwise specified by the
Planning Board, and of a sheet size 24 inches by 36 inches outside dimensions.
Plan sheet 4, Lotting Plan, has been prepared at a scale of one inch equals 50 feet to
portray a continuous depiction of the proposed lotting. Plan sheets 5, 6, 7, and 8,
the roadway plan and profile sheets, have been prepared at a scale of one inch
equals 20 feet to more clearly depict project details.
MEMO ~ J Tighe&Bond
A waiver is requested to allow for aforementioned plan sheets at a scale other than
one inch equals 40 feet.
U. Locations of borings shall be shown on the plan, with a numbering system corresponding
to the boring logs which will be submitted as part of the applications (see ,§ 290-23A).
Due to demolition activity on site and previous geotechnical activities on site,
addition borings were not proposed for this project. In addition, in-situ materials
have been disturbed by demolition activities on site and would not be representative
of the original in-situ materials.
A waiver is requested to provide new geotechnical borings for this phase of the
project.
ARTICLE VI Design Standards
§ 290-29. Streets and ways.
D: Intersections. Streets and ways shall be laid out so as to intersect in accordance with the
standards as shown in Subsection I and the following:
(1) Street and way lines at all intersections, between proposed streets or between,
whenever applicable, a proposed and/or existing street, shall be rounded with a
curve at each corner which has a property line radius of not less than 30 feet.
The Conceptual Master Plan includes bungalow style housing units, approximately
900 - 1500 sf, constructed on small lots typically 4,000 sf in this area to provide
affordable housing. A property line radius of 30 feet significantly reduces the lot size
for the corner lots.
A waiver is requested for the curves located at station 0+37 left, 2+50 right, 7+25
right and 9+24 right. At Sta. 0+37 left, 28.88' is requested; at Sta. 2+50 right, Sta.
7+25 right, and 9+24 right. A reduction from a radius of 30 feet to 10 feet is
requested for these locations.
(Z) The center line of all intersecting streets or ways shall be a straight line from the
point of intersection of said center line for a distance of no less than 100 feet,
The proposed streets were laid out to conform to the Master Plan, previously
approved Definitive Subdivision plans, and the existing infrastructure on the site.
The proposed intersection of Musante Drive and Ford Crossing includes a flat
horizontal curve providing clear sight distance along all approaches; however, the
approaches are not straight lines. A similar waiver was granted for the intersections
of Moser Street/Olander Drive and Village Hill Road/Olander Drive.
At the intersection of Musante Drive and Ford Crossing it is not possible to meet
straight line distance because a flat horizontal curve is proposed. This westerly
bending curve is necessary to avoid the Coach House as Mustante Drive was
continued northward to Ford Crossing from the previously approved and constructed
Musante Drive roadway. The deflection from a 100 foot straight line distance is 5.0
feet north for both the east and west.approaches to Musante Drive.
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MEMO
Tighe&Bond
A waiver is requested for the 100 foot straight line intersection requirements at this
location.
(3) On any street where the grade exceeds 2% on the approach of the intersection,
a leveling area, with a maximum slope of 2%, shall be provided for a distance of not
less than 30 feet measured from the nearest gutter line of the intersecting street.
Due to the proximity to'the "Coach House" of Musante Drive and Village Road it is
not feasible to maintain a two percent grade on all approaches to this intersection at
this location and still maintain viable access to the "Coach House".
Entering the intersection from Musante Drive the grade is 2 percent. Entering the
intersection from Ford Crossing the grade is 2.1 percent. The grade from this
intersection towards Village Hill Road has not been designed. The approach from
Village Hill Road is expected to be 2-3 percent in the immediate vicinity (30 feet) of .
the intersection increasing to approximately 5 percent.
A waiver is requested for the two percent grade for a distance of 30 feet on the east
and west approaches to Musante Drive.
G: All Street Type I subdivision to have 60 feet of ROW
A 57 foot ROW is proposed for Farm Road between Sta. 2+28 and Sta. 7+54. The
57 foot ROW will provide adequate area for a proposed roadway cross-section of 20
feet along with one parking lane, two sidewalks, necessary utility clearance and 8
foot tree belts on both sides of the roadway. This layout also provides the future lots
with a private front yard..
A waiver is requested for the road layout from station 2+28 to 7+54.
H: Paved roadway width. The roadway width shall be based on the following criteria;
(2) Type A Street shall have a 22 foot pavement width.
A waiver is requested from Station 0+30 to Station 9+25 for a roadway pavement
width of 20 feet.
(4) The center line of the roadway shall coincide with the center line of the right-of-
way, unless otherwise approved by the Planning Board.
Proposed Farm Road centerline will not coincide with the centerline of the Right of
Way (ROW) between Station 2+28 and Station 7+54 due to proposed on-street
parking lane. The Farm Road centerline is offset 3.5 feet of the actual ROW
centerline. Proposed Ford Crossing centerline will not coincide with the centerline of
the ROW between Station 7+54 to Station 9+25 due to the proposed on-street
parking lane. The Ford Crossing centerline will be offset 2 feet north of the actual
ROW centerline.
A waiver is requested for the road alignment from station 2+28 to station 9+25 on
Farm Road and Ford Crossing.
I: Street standards.
Intersection angles of 90 degrees for local streets `
/ / /
MEMO ~ y Tighe&Bond
The proposed Moser Street intersects with Musante Drive at approximately 87
degrees. The proposed Farm Road intersects Moser Street at approximately 92
degrees. The proposed Ford Crossing intersects Musante Drive at approximately 94
degrees.
A waiver is requested for the road alignment at the intersections of Moser
Street/Musante Drive, Farm Road, Moser Street, and Ford Crossing/Musante Drive.
§ 290-35. Sidewalks and school bus stops.
D: All subdivisions with 10 or more lots located in an area where school busing is provided
or is likely to be provided in the future must provide at least one bus waiting area for school
children. This area must be between 30 square feet and j00 square feet, depending on the
size of the subdivision (number of students generated). The waiting area shall not include
the widths necessary to meet the sidewalk standards. It must be constructed of cement
concrete; it shall be located at the entrances(s) to the subdivision, abut the outside edge of
the sidewalk, and shall contain a bench. All subdivisions consisting of z5 or more lots must
incorporate a bus shelter in addition to a bench. Any portion of the waiting area that is
outside of the public right-of--way must be owned and maintained by a private homeowners'
association.
An existing bus waiting area is located at the northeast corner of the Route 66 and
Village Hill Road intersection and is expected to service the school children resulting
from the proposed 26 lots.
A waiver is requested for the construction of a bus waiting area in this phase of the
project.
§ 290-38. Landscaping, street trees and tree belts.
A: Tree belts a minimum of eight feet wide shall be provided on each side of the roadway
(seven feet if it is not possible to accommodate eight in the right-of--way). When sidewalks
are required, the tree belt shall be between the curb and the sidewalk with the trees planted
along the center line of the tree belt.
A waiver is requested for a reduced width of tree belts to 5.5 feet along Musante
Drive to match the previously approved cross-section from Sta. 18+55 to Sta.
20+20 on both sides of the roadway and from Sta. 20+30 to Sta. 20+44 on the west
side of the roadway. As previously approved for Musante Drive, a root barrier has
been added where the tree belts do not meet the 8 foot requirement.
8: Street shade trees shall be on both sides of the subdivision streets in the tree belt when
possible and otherwise within the right-of--way or within 5 feet of the right-of--way. There
shall be one tree planted an average of every 30 feet of street frontage along each lot and
not less than two trees per lot. Any mature deciduous shade trees preserved may be
applied toward this average.
There are 57 trees proposed along the 2,186 linear feet of frontage. However, to
obtain an average of 1 tree every 30 feet, 73 trees are required. Hospital Hill
Development is prepared to discuss planting locations for the remaining 16 trees at
locations beyond the ROW.
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MEMO ~~ Tighe&~ond
§ 290-45, Driveway approach areas and aprons,
8: The nearest line of any driveway shall not be closer than 50 feet from the intersection of
any two streets.
A waiver is requested to allow for driveways to be placed closer than 50 feet from
the following intersections: Moser Street and- Farm Road; Farm Road and Ford
Crossing; and Ford Crossing and Musante Drive.
§ 290-53, Sanitary,
M: Leakage test for a gravity system.
(7) Maximum depth of any portion of the sanitary system shall be 10 feet.
The sewer installation near the intersection of Ford Crossing and Musante Drive will
exceed ten feet of cover. Greater than 10 feet of cover occurs along Ford Crossing
from station 9+64 to 9+90 and along Musante Drive from station 18+19 to 19+40.
The additional depth is requested to allow a greater portion of the remaining north
campus to be serviced by gravity sewer. An agreement was attained with the
Northampton DPW to use ductile iron pipe, for the entire pipe length from structure
to structure, for those sections listed above where the depth of cover exceeds ten
feet.
A waiver is requested for portions of the sanitary sewer to exceed ten feet along Ford
Crossing from station 9+64 to 9+90 and along Musante Drive from station 18+19 to
19+40, with the proviso the sanitary pipe be ductile iron.
]:\N\N0592\DO 19 North Roads\Report\Moser Street Definitive Plan Revised Submission 2\040909 Waiver Request.doc
J
MEMORANDUM Tighe8cBOnd
Moser Street Definitive Plan Waiver Request
To: Carolyn Misch, AICP -Senior Land Use Planner/Permits M
FROM: Jennifer Gilbert, David Loring, P.E., LEED AP
COPY: Elizabeth Murphy - MassDevelopment
DATE: March 04, 2009
U
r MAC 5 2009
CITY CLERKS OFFICE
NORTHAMPTON, MA 01060
RE: ~ Updated waiver request in response to Ms. Carolyn Misch and Northampton
~ DPW Comments dated February 20, 2009.
Tighe & Bond, on behalf of the Hospital Hill Development LLC (HHD), requests the following
waivers from the Rules and Regulations Governing the Subdivision of Land, City of
Northampton, Massachusetts for the proposed development serving the Bungalow housing
units on the west side of the north. campus. The original. City of Northampton Subdivision of
Land regulations is italicized with the Engineer's response and waiver request following.
ARTICLE V Preliminary Plans~~
§ 290-15, Contents of plan
A. For residential subdivisions, when a developer is not proposing an open space residential
development (cluster), then the preliminary plan submission shall include at /east three
alternative concepts for developing the parcel(s). Said alternative concepts shall include
at least:
1. One concept showing the parcel developed in accordance with the open space
residential development requirements of § 350-10.5 of the Northampton Zoning
Ordinance.
2. One concept showing the utilization of flag lots in accordance with the flag lot
requirements of § 350-6.10 of the Northampton Zoning Ordinance as en alternative
to a standard development.
The Village at Hospital Hill is being developed following the Northampton Zoning
Ordinances, Subdivision Regulations, Design Guidelines for the Village At Hospital
Hill, and the Master Plan Concept. The Hospital Hill Development Master Plan
Concept for the Bungalow housing area was endorsed by the Northampton Citizens
Advisory Committee on October 22, 2008.
A waiver is requested regarding the development of Preliminary Plans and alternate
development plans for this area.
§ 290-22. Contents of plan,
The plan shall be at a scale of one inch equals 40 feet, unless otherwise specified by the
Planning Board, and of a sheet size 24 inches by 36 inches outside dimensions.
Plan sheet 5, Lotting Plan, has been prepared at a scale of one inch equals 50 feet to
portray a continuous depiction of the proposed lotting. Plan sheets 5, 6, 7, and 8,
--the r-oadway-plan and profile sheets,--have been-prepared-at a-scale of one inch-
equals 20 feet to more clearly depict project details.
/.
MEMO Tighe&Bond
A waiver is requested to allow for aforementioned plan sheets at a scale other than
. ane inch .equals 40 feet.
U. Locations of borings shall be shown on the plan, with a numbering system corresponding
to the boring logs which will be submitted as part of the applications (see § z90-23A).
Due to demolition activity on site and previous geotechnical activities on site,
addition borings were not proposed for this project. In addition, in-situ materials
have been disturbed by demolition activities on site and would not be representative
of the original in-situ materials.
A waiver is requested to provide new geotechnical borings for this phase of the'
project.
ARTICLE VI Design Standards
§ 290-29. Streets and ways.
D: Intersections. Streets and ways shall be laid out so as to intersecf in accordance with the
standards as shown in Subsection I and the ,following:
(1) Street a.nd way lines at all intersections, between proposed streets or between,
whenever. applicable, a proposed and/or existing street, shall be rounded with a
curve at each corner which has a property line radius of not less ,than 30 feet.
The Conceptual Master Plan includes bungalow style housing units, approximately
900 - 1500 sf, constructed on small lots typically 4,000 sf in this area to provide
affordable housing. A property line radius of 30 feet significantly reduces the lot size
for the corner lots.
A waiver is requested for the curves located at station 0+37 left; 2+50 right, 7+25
right and 9+24 right. At Sta. 0+37 left, 28.88' is requested; at Sta. 2+50 right, Sta.
7+25 right, and 9+24 right, 10.00' is requested.
(2} The center line of all intersecting streets or ways shall be a straight line from the
point of intersection of said center line fora distance of no less than 1'00 feet.
The proposed streets were laid out to conform to the Master Plan, previously
approved Definitive Subdivision plans, and 'the existing infrastructure on the site.
The proposed intersection of Musante Drive and Ford Crossing includes a flat
horizontal curve providing clear sight distance along all approaches; however, the
approaches are not straight lines. A similar waiver was granted for the intersections
of Moser Street/Olander Drive and Village Hill Road/Olander Drive.
At the intersection of Musante Drive and Ford Crossing it is not possible to meet
straight line distance because a flat horizontal curve is proposed. -This westerly
curve is necessary to avoid the Coach House as Mustante Drive was continued
northward to Ford Crossing from the previously approved and constructed Musante
Drive roadway. The deflection from a 100 foot straight line distance is 5.0 feet north
for both the east and west approaches to Musante Drive.
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MEMO Tighe&Bond
A waiver is requested for the 100 foot straight line intersection requirements at this
location.
(3) On any street where the grade exceeds 2% on the approach of the intersection,
a leveling area, with a maximum slope of 2%, shall be provided for a distance of not
less than 30 feet measured from the nearest gutter line of the intersecting street.
Due to the proximity to the "Coach House" of Musante Drive and Village Road it is
not feasible to maintain a two percent grade on all approaches to this intersection at
this location and still maintain viable access to the "Coach House".
Entering the intersection from Mustante Drive the grade is 2 percent. Entering the
intersection from Ford Crossing the grade is 2.1 percent. The grade from this
intersection towards Village Hill Road has not been designed. The approach from
Village Hill Road is expected to. be 2-3 percent in the immediate vicinity of the
intersection increasing to approximately 5 percent.
A waiver is requested for the two percent grade for a distance of 30 #eet on the east
and west approaches to Musante Drive.
G: All Street Type I subdivision to have 60 feet of ROW
A 57 foot ROW is proposed for Farm Road between Sta. 3+00 and Sta. 7+00. The
57 foot ROW will provide adequate area for a proposed roadway cross-section of 20
feet along with one parking ,lane, two sidewalks, necessary utility clearance and 8
foot tree belts on both sides of the roadway. This layout also provides the future lots
with a private front yard.
A waiver is requested for the road layout from station 3+00 and 7+00.
H: Paved roadway width. The roadway width shall be based on the following criteria:
(4) The center line of the roadway shall coincide with the center line of the right-of-
way, unless otherwise approved by the Planning Board.
Proposed Farm Road centerline will not coincide with the centerline of the Right of
Way (ROW) between Station 3+00 and Station 7+00 due to proposed on-street
parking lane. The Farm Road centerline is offset 3.5 feet of the actual ROW
centerline. Proposed Ford Crossing centerline will not coincide with the centerline of
the ROW between Station 7+00 to Station 9+90 due to the proposed on-street
parking lane. The Ford Crossing centerline will be offset 2 feet north of the actual
ROW centerline.
A waiver is requested for the road alignment from station 3+00 to station 9+9~0 on
Farm Road and Ford Crossing.
I: Street standards.
Intersection angles of 90 degrees for local streets
The proposed Moser Street intersects with Musante Drive at approximately 87
degrees. The proposed Farm Road. intersects Moser Street at approximately 92
--__
degrees. -The proposed Ford Crossing intersects Musante Drive at approximately 94
degrees.
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MEMO Tighe&Bond
A waiver is requested for the road alignment at the intersection of Moser
Street/Musante Drive, Farm Road, Moser Street, and Ford Crossing/Musante Drive.
§ 290-35. Sidewalks and school bus stops,
D: All subdivisions with 10 or more lots located in an area where school busing is provided
or is like/y to be provided in the future must provide at least one bus waiting area for school
children. This area must be between 30 square feet and 100 square feet, depending on the
size of the subdivision (number of students generated). The waiting area shall not include
the widths necessary to meet the sidewalk standards. It must be constructed of cement
concrete; it shall be located at the entrances(s) to the subdivision, abut the outside edge of
the sidewalk, and shall contain a bench. °All subdivisions consisting of 15 or more lots must
incorporate a bus shelter in addition to a bench. Any portion of the waiting area that is
outside of the public right-of--way must be owned and maintained by a private homeowners'
association.
An existing bus waiting area is located at the northeast corner of the Route 66 and
Village Hill Road intersection is expected to service the school children resulting from
the proposed Z6 lots.
A waiver is requested for the construction of a bus waiting area in this phase of the
project.
§ 290-38: Landscaping, street trees and tree belts.
A: Tree belts a minimum of eight feet wide shall be provided on each side of the roadway
(seven feet if it is not possible to accommodate eight in the right-of--way). When sidewalks
are required, the tree belt shall be between the curb and the sidewalk with the trees planted
along the center line of the tree belt.
A waiver is requested for a reduced width of tree belts to 5.5 feet along Musante
Drive to match the previously approved cross-section from Sta. 18+55 to Sta.
20±20 on both sides of the roadway and from Sta. 20+30 to Sta. 20+44 on the west
side of the roadway. As previously approved for Musante Drive, a root barrier has
been added where the tree belts do not meet the 8 foot requirement.
8: Street shade trees shall be on both sides of the subdivision streets in the tree belt when
possible and otherwise within the right-of-way or within 5 feet of the right-of-way. There
shall be one tree planted an average of every 30 feet of street frontage along each lot and
not less than two trees per lot. Any mature deciduous shade trees preserved may be
applied toward this average.
There are 57 trees proposed along the 2186 linear feet of frontage. However, to
obtain, an average of 1 tree every 30 feet, 73 .trees are required. Hospital Hill
Development is prepared to discuss planting locations for the remaining 16 trees at
locations beyond the ROW.
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MEMO Tighe&Bond
§ 290-45. Driveway approach areas and aprons.
B; The nearest line of any driveway shall not be closer than 50 feet from the intersection of
any two streets.
A waiver is requested to allow for driveways to be placed closer than 50 feet from
the following intersections: Moser Street and Farm Road; Farm Road and Ford
Crossing; and Ford Crossing and Musante Drive.
§ 290-53. Sanitary.
M: Leakage test for a gravity system.
(7) Maximum depth of any portion of the sanitary system shall be 10 feet.
The sewer connection at the Ford Crossing at Musante Drive will have 12 feet of
cover. Greater than 10 feet of cover occurs along Ford Crossing from Station 9+05
to 9+90 and. along Musante Drive from Station 18+19 to 9+34. The additional depth
is requested to allow a greater portion of the remaining north campus to be serviced
by gravity sewer. There is continued discussion between the City of Northampton
'and MassDevelopment to define the;-conditions for potentially granting this waiver
request.
]:\N\N0592\DO 19 North Roads\Report\Moser Street DeFnitive Plan Submission\030409 Waiver Request.doc
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