31C-017 Village at Hospital Hill- Moser Street Definitive Plan~~
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CITY OF NORTHAMPTON, MASSACHUSETTS
DEPARTMENT OF PUBLIC WORKS
125 Locust Street
Northampton, MA 01060
413-587-1570
Fax 413-587-1576
Ned Huntley, P.E.
Director
Memorandum
To: Carolyn Misch, AICP, Senior Land Use Planner
From: Ned Huntley, P.E., Director
Copy: Alan Delaney, Director of Engineering, MassDevelopment
David Loring, P.E., Tighe & Bond
James R. Laurila, P.E., City Engineer
Date: March 16, 2009, April 21, 2009
Re: Village at Hospital Hill -Moser Street Definitive Plan, March 2009
On February 12, 2009, the Department of Public Works (DPW) received a Moser Street Definitive Plan
set and a one volume Project Manual. An informal review of the plans and project manual was
undertaken, and comments were transmitted to the applicant via the Office of Planning and Development
(OPD) on February 19, 2005. On March 5, 2009, DPW received a Response to Comments as well as
revised plans and Waiver Requests. The plan set, dated February 12, 2009, revised March 4, 2009, was
drafted by Tighe & Bond and consists of 20 sheets. DPW provides the following formal comments prior
to the March 26, 2009 public hearing.
On April 10, 2009, the DPW received a Comment Response to DPW comments of March I6, 2009, an
updated Waiver Request and a revised plan set dated April 9, 2009.
1.5 Development Impact Statements
1.5.1 Sewer Impact and 1.5.2 Water Impact: For this analysis the applicant assumed 2 people per
bungalow and townhouse unit. The analysis shall assume 3 people per residential unit. A revised impact
statement has not yet been received. Addressed.
Waivers
• 290-18:.DPW has no comment.
• 290-22: The Lotting Plan is shown on Sheet 5, not on Sheet 4 as described. Addressed.
290-29 D(1):
o It is unclear why the applicant requires a waiver to 28.88 feet from the minimum radius
of 30 feet at station 0+37 L when a 30 foot radius is provided at station 0+37 R.
Addressed.
o The applicant needs to demonstrate that there is a sufficient turning radius for vehicles
turning right From Ford Crossing to Musante Drive (east to south) and from Musante
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Drive onto Ford Crossing (north to east) without encroaching into the oncoming lane.
Addressed.
o DPW does not object to the two (~ 2) 10 foot. radius waiver requests at the intersections
of Moser Street/Farm Road and Ford Crossing/Farm Road and Ford Crossing/Musante
Drive.
• 290-29 D (2): DPW does not obj ect to the intersecting 1000 foot radius centerlines of Ford
Crossing and Musante Drive.
290-29 D (3):
o DPW is concerned about the as yet to be designed approach from Village Hill Road. It is
unclear if the estimated 2-3% grade increasing to 5% all occurs within the 30 foot
approach. Please clarify. No design for this approach has been submitted. DPW will not
provide comment on waivers for future unknown development at this time.
o DPW does not object to the proposed 2.1 percent grade entering the intersection near the
Coach House from Ford Crossing.
290-29 G: DPW does not support this waiver and does not want to set precedent since it has
recently rej ected this type of waiver request in other proposed developments. The applicant has
not provided a compelling reason to support a need for this waiver. DPW does not believe that the
value or marketability of the lots will be affected in any way by maintaining a 60 foot right of
way (ROW). The applicant insists on proceeding with this waiver based on a "marketability
for development" argument. DPW disagrees. If the waiver is approved DPW recommends that
the Planning Board revise the regulations and requirements for right-of-way width for all
future development(s).
• 290-29 H (2): A waiver for the proposed roadway pavement width of 20' has not been
requested and is required. Addressed.
• 290-29 H (4): DPW does not object to the proposed roadway and ROW .centerline offsets to
accommodate the parking lane.
• 290-29 I: DPW does not object to the proposed intersection angles of 87, 92 and 94 degrees if
. sufficient turning radii are met.
• 290-35 D: DPW has no comment.
• 290-38 A, B: DPW has no comment.
• 290-45 B: DPW does not support a waiver from the 50 foot intersection setback for the driveway
at lot A26. Waiver requests at the other locations only arise due to "intersections" being created
by changing road names. Waivers at these locations are not needed if a single road name is
established. Response to comments indicates that DPW and OPD staff have agreed to a design
for a common private alleyway to access Lot A26 and numerous other proposed lots to the
north (as shown on the proponent's most recent master build out) by extending Musante Drive
to the north as a common alleyway, but this is not shown on the referenced subdivision plans.
This detail was included on electronically submitted bid plan sheets provided to DPW by Tighe
& Bond under separate cover. DPW does not object to this solution.
• 290-53 K(2): Table 12 indicates 21 locations where a waiver from the 18-inch vertical separation
at water and sewer crossings is requested. Table 12 has been removed as a waiver request. A
Crossing Schedrde has been provided on Sheet 16 indicating locations and expected
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separations where 18-inch vertical separation cannot be met. Water Main Construction Note
#1 shall apply render these circumstances. The location of column `f ' is not indicated on the
detail sketch. Tighe & Bond indicated that this is the invert at the property line.
o The plans show a detail of sewer service crossing a water main at the minimum 18-inch
distance but do not show a detail of water service crossing sewer mains. Details of
absolute minimum vertical separation at crossings where the 18-inch separation cannot be
achieved and specific construction mitigation in these circumstances shall be provided.
o The Water Main Construction Note #1 describes that a 20 foot length of Class 150 sewer
pressure pipe shall be centered over any noncompliant, vertical separation crossing and
that this length of sewer shall be pressure tested and that an absolute minimum separation
of 6 inches shall be maintained. This detail shall apply to all water/sewer crossings
whether mains or service lines and shall be shown on the plans as a graphic detail.
Addressed.
o Crossings of sewer and water lines that do not meet the 18 inch vertical separation shall
be documented and the installed vertical separation shall be noted on the Record
Drawings. Not addressed. Comment stands.
o According to the plans, there is a discrepancy between crossing locations 2+07 5'L and
5+60 5'R listed in the table and crossing locations shown on the plans at ~2+37 5'L and
~5+40 5'R. Addressed.
290-53 M(7): The DPW does not support a waiver for any sewers greater than 10 feet in depth to
the invert. The section on Ford Crossing from station 9+OS to 9+90 shall be brought into
compliance with the 10 foot limit while providing minimum flushing velocities of 2.5 feet per
second. DPW remains in discussion with the applicant regarding sewer service alternatives to the
north and east of the Ford Crossing/Musante Drive intersection. An exterior chimney drop shall
be provided if the invert in is proposed to enter 2 feet or more above the flow line of SMH-13.
Addressed for SMH-I3 to SMH-I4. A technical memorandum from MassDevelopment
addressing proposed sewers greater than ZO feet deep was received on April 23, 2009. Pressure
class 235 psi, SDR I8, PVC sewer pipe shall be used manhole to manhole for the proposed
sewer sections that exceed a 10 foot depth from surface to invert.
Water
• The applicant shall provide a minimum of 4 feet between service taps measured along the flow
line of the main. Not addressed. Service tap separations of less than 4 feet remain at 3+67,
3+83, 4+SO and 6+67.
• Insulation to prevent freezing shall be provided where the horizontal offset to deep structures is
less than 5 feet. This occurs at least at CB-30, CB-33, CB-35, CB-37. Addressed in Catch Basin
Detail Notes.
• Hydrants shall be placed 5 feet from the edge of pavement (290-54 M) to prevent plow damage.
Addressed.
• Separate metering and external shutoffs for each townhouse owner unit will be required. DPW
agreed that this is the developer's responsibility and shutoffs do not need to be external as long
as they are accessible.
• Sheet 16 -Water Service Connection Notes: Delete "iron pipe flare nut connection or"
• Applicant shall provide single 6-inch water service stub to the Coach House and provide
domestic service branch inside the building. The additional 1-inch service proposed shall be
eliminated. The potable water meter shall be installed after the branch from the fire service
with a back flow preventer installed down stream of the meter.
Sewer
• See comments above for waiver requests 290-53 K(2) and 290-53 M(7). See above.
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• A graphic detail with notes shall be provided that illustrates and describes the required horizontal
and vertical separation of water and sewer mains and service lines that run adjacent to or cross
each other. Provided in Crossing Schedule on Sheet 16.
• A sewer cleanout at the property line for each service stub will be required before a connection to
the sewer is allowed. Addressed.
Drainage
The applicant has indicated that drainage system. connections from the house lots are not planned.
Therefore, no connections from the house lots to the drainage system will be allowed by DPW.
Potential developers should be made aware of this DPW restriction.
The Stormwater Management Operation, Maintenance, and Inspection Agreement for the
North Campus of Village Hill has not been finalized and the proposed project will discharge to
this sormwater system. No brtilding permits will be issued until the Stormwater Management
Operation, Maintenance, and Inspection Agreement has been approved by the DPW, executed,
and recorded at the Registry of Deeds by the applicant.
• Construction plans shall provide spot grades to ensure proper drainage from the parking aisle
between ~7+50 to ~8+50. Addressed.
Other
• Water and sewer service line locations shall be coordinated with the landscape plan and shall,
wherever possible, remain outside the estimated drip line. of proposed trees at maturity. No
response.
• Are stop sign(s) warranted at the intersection of Ford Crossing/Musante Drive and Moser
Street/Musante Drive? This includes previously constructed approaches at Musante/Moser.
Addressed.
• Final revised construction plans that incorporate all Planning Board permit conditions shall be
submitted to DPW for review and comment. No response. This should be a condition.
• No material type is provided for the one foot wide strip along the edge of the HMA Driveway
Section (Detail 7, Sheet 13). Addressed.
• Detail 8, Sheet 13 is for the Sidewalk, not the Wheelchair Ramp as labeled. Addressed.
• Sheet 2 -Location Plan leader indicating "Future Development": DPW finds the future
development intersection of Village Hill Road and Ford Crossing to be unacceptable due to an
intersection angle significantly less than 90 degrees. DPW will not support a waiver for this
future development intersection angle as shown.
• Sheet 6 -Delete "Proposed Yield Bar (Typ) see detail 1013': It does not point to anything and
no yield bar is shown on plan or on referenced detail.
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