02-001 North Farms Rd. City of Northampton
Planning Board �- Decision
File N o.: PL -2002 -0002 Date: August 8, 2001
APPLICATION TYPE: SUBMISSION DATE:
PB Interm. Site Plan & Special Permi 71612001
P1..,r..krle- Al -%rnn -
Survevor's Name:
Applicant Name:
WVV I I%r. .-9
STREET NO.:
SITE ZONING:
NAME:
COMPANY NAME:
NAME:
DEROSE CHARLES W & LEILA K
NORTHAMPTON MA 01060
Wright Builders
ACTION TAKEN:
MAP: BLOCK: LOT: MAP DATE:
ADDRESS:
ADDRESS.
ADDRESS:
48 Bates St
677 NORTH FARMS RD
TOWN:
STATE:
ZIP CODE:
TOWN:
STATE:
ZIP CODE:
TOWN:
STATE:
ZIP CODE:
NORTHAMPTON
MA
01060
FLORENCE
MA
01062
PHONE NO.: FAX NO.:
PHONE NO.: FAX NO.:
PHONE NO.: FAX NO.:
(413) 586 -8287 (413) 587 -9276
EMAIL ADDRESS:
EMAIL ADDRESS:
EMAIL ADDRESS:
Site Information:
STREET NO.:
SITE ZONING:
NORTH FARMS RD
RR/WSP/WP
SECTION OF BYLAW:
TOWN:
NORTHAMPTON MA 01060
ACTION TAKEN:
MAP: BLOCK: LOT: MAP DATE:
02 1 001 1 001 1
Approved With Conditions
NATURE OF PROPOSED WORK:
Construct 1,130 ft. Long common driveway and subdivision of 27.84 parcel into 3 lots to conform to lot area requirements for WP and
WSP overlay.
HARDSHIP:
CONDITION OF APPROVAL:
1. Because of the length of this driveway, addresses for each home must be clearly marked on a sign
on North Farms Road.
2. Prior to issuance of a building permit, the applicant must submit an approval letter from the Board
of Health showing that the septic systems meets Title V.
3. Prior to issuance of a building permit, a copy of the deed restriction for driveway maintenance and
maintenance of the stormwater control facilities shall be submitted to the Office of Planning &
Development This recordable deed shall indicate that all maintenance is to be performed by the
property owners and the stormwater management facilities shall be inspected and maintained
annually.
4. All storage of household hazardous materials must be stored in accordance with §16.0 of the
Zoning Ordinance, and items in the basement must be stored so they do not come in contact with
ground water.
FINDINGS:
The Planning Board GRANTED the Special Permits with Site Plan Approval based on the following plans:
1. "General Site Plan & Sheet Key, Notes, Graphic Key & Design Criteria, Northern Woods, North Farms Road, Northampton,
Massachusetts" Sheet No. L -100, prepared by William A. Canon, dated July 3, 2001.
2. "Common Driveway, Site Plan Layout/Grading, Northern Woods, North Farms Road, Northampton, Massachusetts, Sheet No. L -101,
prepared by William A. Canon, dated July 3, 2001.
3. "Common Driveway/ Site Plan Layout/Grading, Northern Woods, North Farms Road, Northampton, Massachusetts, Sheet No. L -102,
prepared by William A. Canon, dated July 3, 2001.
4. "Common Drive /Profile, Northern Woods, North Farms Road, Northampton, Massachusetts, Sheet No. L -103, prepared by William A.
Canon, dated July 3, 2001.
5. "Wetlands Crossing No. 1 :Plan & Details, North Farms Road, Northampton, Massachusetts, Sheet No. L -104, prepared by William A.
Canon, dated July 3, 2001.
6. "Wetland Crossing No. 2: Plan & Details, North Farms Road, Northampton, Massachusetts, Sheet No. L -105, prepared by William A.
Canon, dated July 3, 2001.
GeoTMS®1998 Des Lauriers & Associates, Inc.
Planning Board
- Decision City of Northampton
File No.. PL-2002-000 Date: August 8, 2001
7. wSite Details, North Farms Road, Northampton, Massachusetts, Sheet No. L -106, prepared by William A. Canon, dated July 3, 2001.
In Granting the Special Permits, the Planning Board found:
A. The requested use for a common driveway in a WP District and three residential lots in a WSP District protects adjoining premises
y
against
seriousl detrimental uses because the project is in context with the surrounding rural neighborhood. The low density with r
significant buffers & open space will not impact similar surrounding uses. In addition, the applicant has made adequate provisions o
surface water drainage as depicted on plans and information submitted with the Special Permit application.
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, minimize traffic impacts on the streets and roads in the area because no significant additional traffic is anticipated
C. The requested use will promote a harmonious relationship of structures and open space to the natural landscape, existing buildings
and other community assests in the area because the buildings are sited for privacy and setbacks from the road.
D proposed osed use will not overlaod the City's resources, including the City's water supply and distribution system, sanitary and storm
p
sewage collection and treatment systems, fire protection, streets and schools because there will be a on -site well and septics to service
each house site. In addition, the impacts to the adjacent wetlands will be protected with erosion control barriers & replacement areas to
be constructed in accordance with the Conservation Commission. All stormwater will be handled on site.
E. The requested use meets the special regulations set forth in the Zoning Ordinance as listed in Sections 6.12, 14.0 & 16.0 (See
Attachment A).
F. The requested use bears a positive relationship to the public convenience or welfare because the lot sizes and use are in confomance
with zoning district and WSP overlay district requirements and WP overlay district requirements.
The use will not unduly impair the integrity of character of the district or adjoining zones, nor be detrimental to the health, morals, or
general welfare and the use shall be in harmony with the general purpose and intent of the Ordinance.
G. The requested use will promote City planning to the extent possible and will not adversely effect those objectives, as defined in City
master or study plans adopted under M.G.L. Chapter 41, Section 81 -C and D because the proposed project is very low density which is in
character with rural residential setting of the area and zoning district. The project maintains the character of a wooded open space. In
addition, the common driveway will be constructed in accordance with requirements set forth by the Conservation Commission.
In addition, in reviewing the Site Plan submitted with the application, the Planning Board found that the application complied with the
following technical performance standards:
1. Curb cuts are minimized by the use of a common drive for three lots.
The Planning Board voted 5:1 to Grant the waivers as requested in the application.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE:
MAILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
71512001
711912001
votes to
81912001
George Kohout
REFERRALS IN DATE:
HEARING DEADLINE DATE:
HEARING CLOSE DATE:
FINAL SIGNING BY:
APPEAL DEADLINE:
711212001
91912001
712612001
712612001
812812001
FIRST ADVERTISING DATE:
HEARING DATE:
VOTING DATE:
DECISION DATE:
Kenneth Jodrie
7/1212001
712612001
712612001
81812001
SECOND ADVERTISING DATE:
HEARING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
711912001
9 :15 PM
1218/2001
121812001
MEMBERS PRESENT:
VOTE:
Anne Romano
votes to
Grant
Julie Hooks Davis
votes to
Grant
George Kohout
votes to
Abstain
Keith Wilson
votes to
Grant
Daniel Yacuzzo
votes to
Grant
Kenneth Jodrie
votes to
Grant
MOTION MADE BY:
SECONDED BY:
Kenneth Jodrie
Keith Wilson
MINUTES OF MEETING:
Minutes are available in the Office of Planning & Development.
VOTE COUNT:
1 -5
DECISION:
Approved with Conditions
GeoTMS®1998 Des Lauriers & Associates, Inc.
Certificate of Service
*4wo
Pursuant to M.G.L. Chapter 40A, Section 11, I, Angela Dion, Board Secretary, hereby certify that I
caused copies of this Decision to be mailed, postage- prepaid, to the applicant and owner on
August 8, 2001.
,-�-
Plannin g Board - Decision City of Northampton
File No.: PL- 2002 -0002 Date: Au us t; 8, 2001
Pursuant to Massachusetts General Laws (MGL), Chapter 40A, Section 11, no Special Permit with Site Plan Approval, or any
extension, modification or renewal thereof, shall take effect until a copy of the decision bearing the certification of the City
Clerk that twenty days have elapsed after the decision has been filed, or if such an appeal has been filed that it has been
dismissed or denied, is recorded in the Hampshire County registry of Deeds or Land Court, as applicable and indexed under
the name of the owner of record or is recorded and noted on the owner's certificate of title. The fee for such recording or
registering shall be paid by the owner or applicant. It is the owner or applicant's responsibility to pick up the certified decision
from the City Clerk and record it at the Registry of Deeds.
The Northampton Planning Board hereby certifies that a Special Permit with Site Plan Approval has been GRANTED and
that copies of this decision and all plans referred to in it have been filed with the Planning Board and the City Clerk.
Pursuant to Massachusetts General Laws, Chapter 40A, Section 15, notice is hereby given that this decision is filed with the
Northampton City Clerk on the date below.
If anyone wishes to appeal this action, an appeal must be filed pursuant to MGL Chapter 40A, Section 17, with the Hampshire
County Superior Court or the Northampton District Court and notice of said appeal filed with the City Clerk within twenty
days (20) of the date of that this decision was filed with the City Clerk.
Applicant: Sweet Meadow Properties, LLC — North Farms Road
DECISION DATE: July 26, 2001
DECISION FILED WITH THE. CITY CLERK: August 8, 2001
Li
RW
r � • r ? � K' a
...-
ATTACHMENT A
Section 6.12
1. The common driveway will not service more than three (3) lots,
The common driveway will provide the only vehicular egress /access to the lots
2 .
bein g serviced by it, and shall be so stated in the deeds to the subject lots,
3. The grade, length and location of the common driveway will provide access and
turn- around of the number and types of vehicles, including moving vans,
ambulances fire and p olice, which will be utilizing such driveway and the
driveway:
A. will have a width of a least fifteen (15) feet, and
B. will have p assing turnouts providing a total width of at least 20 feet along
a distance of at least 25 feet, spaced with no more than 300 feet between
turnouts, and with the first such passing turnout being located within ten
feet of the driveway connection to the street, and
C. must meet the prior approval of the DPW and the Fire Department, and
D. shall conform to all other driveway requirements of the Zoning Ordinance.
Section 16.7
A. The p roposed use will promote the purposes of the Water Supply
Protection District, because ground water will be recharged and densities
are lower than minimum allowed.
B. The proposed use is appropriate to the natural topography, soils and other
characteristics of the site to be developed because three lots are proposed
on 27 acres, which is lower than density is allowed;
C. The proposed use has suitable soil for on -lot sewerage and water systems
because the project has approval from the Board of Health for on -site
septic;
D. The project will not, during construction or thereafter, have an adverse
environmental impact on groundwater resources in the district because the
applicant has shown that no household contaminates will be stored so as to
be in contact with high groundwater.
E. The proposed use will not adversely affect the existing or potential quality
and quantity of water in the Water Supply Protection District because It
will be recharged on the site and directed as shown in the driveway plans.
F. Provisions to control soil erosion & sedimentation have been made
through the design and construction of swales, check dams and settling
g �
basins along the driveway and DEP stormwater rules have been met.
2
0
July �, 2001
City of Northampton Planning Board
City Hall
Northampton, MA 01060
Re: Northern Woods
North Farms Road
Florence, MA
i:CE 0 W
WRIMOKON MA 01010
Dear Planninc; Board,
LANDSCAPE ARCHITECiURL
ENV i R O N M E N l A L DESIGN
C O M M U N I F Y P L A N N I N G
® ■ ■
15b NORTHAMPTON STREEi
E A S i H AM PTO N, M A 0 1 02 7
T E L 4 1 3 5 2 7 6 5 3 5
E A k 4 1 3 5 2 7 6 3 8 9
C A N 0 N L A Cv J A V A N F T. C 0 +M
Please find e project 'ect a lications for the above - mentioned project. The project
� pp
developer to is Sweet Meadow Properties, LLC in care of Arthur Pichette (Wright
P
Builders). . Sweet Meadow Properties, LLC is the contract purchaser and Charles W.
DeRose is the current owner.
The Hatt project ire of the 'ect is the subdivision of a 27.8 -acre parcel of land into three
residential lots.
The lots will be in conformance with zone district and WSP zone district
require The new residences to be constructed on each of the three lots will be
a common drivew designed in accordance with section 6.12 of the zoning
by law. The lots areas range from 7.5 to 11.5 acres. The three new single- family
residences have been sited to preserve the wooded areas, maintain privacy and capture
potential views.
addition the parcel is located in the Water Supply Protection (WSP) and Watershed
Ina p
Protection parcel will
overlay zone district. The proposed low - density use of the p
not adversely impact these overlay districts.
This ap is submitted under the following sections pp ons of the Zoning ordinance:
1 . Section 6.12 -- Construction of a driveway to serve more than one residence,
known as a common driveway.
2. Section 14.:3 — Construction of drainage structures and filling for the common
driveway in the Watershed Protection District (WP).
3 . Section 16.7 — Excavation within five feet of the annual hi(h groundwater
table (assumed) in the Water Supply Protection District (WSP).
Should You have any cl uestions re�ardin� this proposal and the information submitted
please do not hesitate to contact this office.
Sincerely,
Lk k 6 0 er4ou -----------
.. 40::: ro
William A. Ca non. )
Landscape Architect
i
on
CITY OF NORTHAMPTON
3.
4.
5.
b.
7.
8.
A.
Applicant's Name:
Address:
Laim
Sweet Meadow Properties, LLC c/o Arthur Pichet (Wrigh Builders)
48 Bates Street Northampton, MA Telephone: 586 -8287
Zoning Map Ma # 2 Parcel # 1 Zoning District: RR w/ W SP & WP Overlay
Street Address: North Farms Road Florence, MA 01062
Parcel Identification:
Property Recorded in the Registry of needs: County: H a mp shire
p
Book : 2463 age: 65
Status of Applicant: Owner ; Contract Purchaser X ; Lessee
Other ; (explain)
Property Owner: Charles W. DeRose
Address.
677 North Farms Road Florence, MA 01062 Telephone: 586 -2466
Describe Proposed Work/Project: (Use additional sheets if necessary):
Construct 1,130 ft. long common driveway in accordance with section 6.12 of the zoning bylaw.
Has the following information been included in the application? Site/Plot Plan
s X Fee X Si ned /Denied Zoning Permit Application X
List of requested waver g
Site Plan and Special Permit Approval Criteria. (If any permit criteria does not apply, explain why)
Use additional sheets if necessary. Assistance for completing this information is available through
the Office of Planning & Development.
How will the requested use protect adjoining premises against seriously detrimental uses?
Common driveway to be constructed on a 27 acre parcel which will be subdivided into three
residential lots. Low density with siginificant buffers & open space will not impact similar surrounding uses.
How will the project provide far:
Anticipated low run off volume will be allowed to flow along overland
surface water drainage:
surfaces. Driveway to be constructed to have pervious (stone) surface. Culverts (sized for 100 Yr.) will
accomodate stream & wetland crossings. Residential use will not create adverse sound, siginificant lots ai
sound and sight buffers:
will provide buffer & visual barriers, will not be visible from North Farms Road
• light Residential use for common drivewav will not adversely
the preservation of views, light and air:
affect views, light or air quality.
B. How will the requested use promote the convenience and safety of pedestrian, movement within the site and
on adjacent streets. ? Common driveway designed in accordance with zoning bylaws will provide access
to the house sites. Driveway to be 16' wide w/ turnouts.
4
u
PLANNING BOARD APPLICATION FOR: COMMON DRIVE
on
• �
How will the project minimize traffic impacts on the streets and roads in the area. Low density
residential use (3 units) will not impact adjacent streets.
o penings Where is the location of
o enin s in relation to traffic and adjacent streets? North Farms Road
is located on outside of curve - sight distance is approximately 120' northerly & 150' southerly.
What features have been incorporated into the design to allow for:
access l y emer
• • vehicles: Max. 6% slope (see profile), provide turnouts @ 300' intervals
emergency
the
safe and convenient arrangement of Parkins; and loading spaces: N/A sing family
residential use
C.
Provisions for Persons with disabilities: NIA single family residential use
How will the proposed use promote a harmonious relationship of structures and open spaces to:
the natural landsca P e *Common driveway site to minimize length & disturbance &provide
access to best suited house sites.
to existing buildings:
N/A area is wooded
other communit assets in the area: N/A Site is located in rural, low density populated
residential area.
D. What measures are being taken that show the use will not overload the City's resources, including:
water s u p ply l y and distribution system: On -site well to service each house site.
�
sanitar sewage and storm water collection and treatment systems: On -site septic system
to service each house.
• streets and schools: Common driveway design for access, low density
fire protection,
residential use will not impact streets or school systems.
How will the proposed project mitigate any adverse impacts on the.City's resources, as listed
�
Impacts to adjacent wetlands will be protected with. erosion.control barriers & replacement
above . .
areas to be constructed in accordance with Conservation Commission.
L Lis e s of the Zonin g Ordinance that states what special regulations are required for the
. t the section
proposed project (flan; lot, common drive, lot size averaging, etc.)
Common Driveway - Section 6.12
How does the project meet the special requirements? (Use additional sheets if necessary)
:�:�":'''11
Common driveway desiqn in accordance with zoning regulations
F. State how the project meets the following technical performance standards:
5
u
M
Curb cuts are minimized: with one driveway for 3 units.
Check off all that apply to the project:
N/A use of a common driveway for access to more than one business
N/A use of an existing side street N/A use of a looped service road
1,
3.
Does the Project require more than one driveway cut?
X NO YES (if yes, explain why)
Are pedestrian, bicycle and vehicular traffic separated on -site?
YES X NO (if no, explain why) for residential use only
FOR PROJECTS THAT REQUIRE INTERMEDIATE SITE PLAN APPROVAT,, O_ Nt Y , SIGN
APPLICATION AND END HERE.
9. 1 certify that the information contained h r ' a d accurate to the best of my knowledge. The
undersigned owner(s) grant Planning; B the crty to review this
application.
7/5/01 Jonathan A. Wright
Date: Applicant's Signat
Date: 7/5/01 Owner's Signature:
% CJ
Charles W. DeRose
(If not the same as applicant's)
P. Explain why the requested use wall:
not unduly imp integrity air the intc ri or character of the district or adjoining Zones: Lot sizes & use
,
in conformance with zoninq district & WSP overlay distri requirements.
not he detrimental to the health, morals or general welfare: Residential use & low density will not
impact health, morals or general welfare or public.
he in harmony with the general purpose and intent of the Ordinance: Residential use &
common driveway allowed in district and is in harmony w ith adjacent single family residential uses.
G. Explain how the requested use will promote City planning; objectives to the extent possible and will not
adversely effect those objectives, defined in City master, study plans (Open Space and Recreation Plan;
Northampton State Hospital Rezoning Plan; and Downtown Northampton: Today, Tomorrow and the
T' Lit urc ). station or environment
Common driveway servicing 3 r units will minimize impa on vegetation
while maintaining siainificant oxen space and character settina of rural road. Provides
additional housing stock (anticiapted level of housing is up =scale from average).
a V ,
6
9, 1 certify that the information contained herein is true r d accurate to the best of my knowledge. The
undersigned owner(s) grant the Plannir d n to enter the property to review this
application.
7/5/01 Jonathan A. Wright
Date: Applicant's Signatur
7/5/01 Charles W. DeRose
Date: . Qwncr's Signature:
(If not the same as applicant's)
Does the project incorporate 3 foot sumps into the storm water control system? Yes _ No
(IF NO, explain why)
Will the project discharge stonilwater into the City's storm drainage system? Yes No
(IF NO, answer the following:)
Do the draina(Te calculations submitted demonstrate that the project has been designed so that there is no
increase in peak Flows from pre- to post•dcvelopmcnt conditions during the: 1, 2, or 10 year Soil
Conservation Service design storm ? Yes No
(IF NO, explain why)
«'ill all the runoff from a 4/10 inch rainstorm (first flush) be detained on -site for an average of b
hours? Yes No
(1F NO, explain why)
Is the applicant requesting a reduction in the parking requirements?
Yes No
If yes, what steps have been taken to reduce the need for parking, and number of trips per day?
SITE PLAN REQUIREMENTS
REQUEST FOR WAIVERS APPLICATION
Tile application MUST include a site plan containing the information listed below. The Planning Board
may waive the submission of any of the required information , pp if the Applicant this form with a
written explanation lanation oil why a waiver would be appropriate. 'To request a waiver on any required
information, circle the item number and fill in the reason for the request. Use additional sheets if
necessary.
A. Locus plan
B.
Site plan(s) at a scale of l " =40' or greater,
7
11
on
CITY OF NORTHAMPTON
- 1 c} J 1-7 0 - - -
Applicants Name.
Sweet Meadow Properties, LLC c/o Arthur Pichette (Wright Builders)
. 48 Bates Street Northampton, MA Telephone: 586 -8287
3.
Address.
Parcel Identification: Zoning Map #
2 Parcel # Zoning District: RR w/ W SP & WP Overlay
4.
Street Address: North Farms Road Florence, MA 01062
Re gistr y of Deeds: County: Hampshire Book: 2463
Page: 6
Property Recorded in the Reg ry
Status of Applicant: Owner ; Contract Purchaser X ' ; Lessee
41
Other ; (explain)
Property Owner: Charles W. DeRose
Addr ess:
. 677 North Farms Road Florence, MA 01062 Telephone: 586 - 2466
6.
7. Describe Proposed Work/Project: (Use additional sheets if necessary):
Subdivision of 27.84 acre parcel into 3 lots to conform to lot area requirements for zone district, WP &
WSP overlay zone.
Has the following information been included in the application? Site/Plot Plan X
Ha � X
List of requested waivers X Fee X Signed /Denied Zoning Permit Application
8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not apply, explain why)
U se additional sheets if necessary. Assistance for completing this information is available through
the Office of Planning & Development.
A. How will the requested use protect adjoining premises against seriously detrimental uses?
Extremely low density/ residential use. Project is in context with surrounding rural neighborhood.
residential lots. Low density with siginificant buffers & open space will not impact similar surrounding uses.
How will the project provide for:
Surface runoff to be shed overland to vegetated areas and wetland
surface water drainage:
areas for recharge. Low building density and pervious surface surface of common driveway will not
create sig sound and sight buffers: 1 inificant accumlative runoff. Pro ect will maintain existing wooded areas except for house
buildin Q areas and driveway. Residential nature/ use of land will not create any adverse noise.
• d air: Proiect is aooroximately one unit per 9 +/- acres.
the preservation of views, light and
R►,ildinas will be setback from existing roads and are not visible.
B. How will th e requested p romote the convenience and safety of pedestrian movement within the site and
q use
on adjacent streets.
No siginificant additional pedestrian traffic is anticiapted.
4
PLANNING BOARD APPLICATION FOR: PROJECT IN WSP & WP ZONE
How will the project minimize traffic impacts
on the streets and roads in the area? Low density
residential use (3 units) will not impact adjacent streets.
Where is the location of driveway openings relation to traffic and adjacent streets? North Farms Road
is located
on outside of curve - sight distance is approximately 120' northerly & 150' southerly.
What features have been incorporated into the design to allow for:
Max. 6% slope (see profile), provide turnouts @ 300 intervals
access by emergency vehicles. .
. N/A single family
the safe and convenient arrangement of parking and loading spaces.
residential use
for persons
with disabilities: N/A single family residential use
provisions p
C. How w ill the Proposed use promote a harmonious relationship of structures and open spaces to:
p
.Buildings are sited for privacy and potential southerly views. Sitting of
the natural landscape.
buildings s will be designed to minimize vegetation disturbance and adjacent wetland areas.
.
to existing buildings: N/A area is wooded
other community assets in the area: N/A Site is located in rural, low density populated
residential area.
D. What measures are being aken that show the use will not overload the City's resources, including:
g
s stem: On -site well to service each house site.
water supply and distribution y
sanitary sewage and
storm water collection and treatment systems On - site septic system
to service each house.
„. Common driveway design for access, low density
fire protection, streets and schools.
residential use will not impact streets or school systems.
How wi ll t proposed project he ro osed 'ect mitigate any adverse impacts on the City's resources, as listed
'
Im acts to adaacent wetlands will be protected with erosion control barriers & replacement
above? p �
areas to be constructed in accordance with Conservation Commission.
)
(
L. List the . s s ction of the Zoning Ordinance that states what special. regulations are required for the
e
proposed project (flag lot, common drive, lot size averaging, etc.)
P district re ulations Section. 16.7;: WP district regulation - Section 14.3
Common Driveway - Section 6.12, WS 9
oes the
project meet the special requirements? (Use additionaLsheets if necessary)
Runoff will be minimal How d p inimal due to the low density. Driveway regrading is to shed runoff into vegetated
areas for recharaina of aroundwater. Common drivewav to meet requirements of Section 6.12
ij
F. State how the project meets the following technical performance standards:
5
1, Curb cuts are minimized: with one driveway for 3 units.
Check off all that apply to the project: access to more than one business
NIA use of a common dr iveway for acce� N/A of a looped service road
N/A use of an existing side street use p
?. Does the project require more than one driveway cut?
X NO YES (if yes, explain why)
3. Arc edestrian$ bicycle and vehicular traffic separated on -site? l
p YES X NO (if no, explain why) for residential use On I
FOR PROJECTS THAT R F, Q U IRE I NTER"NIE DI ATE SITE PLAN APPROVAl1, O____TX , SIGN
APPLICATION AND I:.ND HC'-.RE.
9. 1 certify that the information contained herein i
undersigned owner(s) grant Planning - o el
application.
true and accurate to the best of my knowledge. The
n' •ion to enter the property to review this
Jonathan A. Wright
F. Explain why the requested use will: 1
' ad'oinin zones: Lot sizes &use in
not unduly impair the integrity or character of the district , 'and WP overlav district requirements.
conformance with zoning district & WSP overlav district reauirements .
not be detrimental to the health, morals or general
welfare: Residential use &low density will not
impact health,_ morals, or general welfare of public.
be in harn Wit the general purpose and intent
of the Ordinance: Residential use &comm
drivewav allowed in dis trict and is harmonv with adjacent single family rest entia uses.
�-r-- - - -- - --- -_
rc ucsted use will promote City planning objectives'I the`extent possible and will
not
G. Explain how the q
hose objectives, defined in City master study plans (Open Space, and.Recreation Plan;
adversely effect those
Toda , Tomorrow and the
Northampton State Hospital Rezoning Plan; and Downtown Northampton: y
a
Future). Proposed protect is very low dens t which is in character with"rural -- and residential setting of
area and zone district. Project maintains character of wooded ooen`'soace`Common drivewav
will be constructed in accordance with requirements set forth by the Conservation Commission.
Date: 7/5/01 �._ Applicant's Signatu - e:
Charles W. DeRose
Date: 7/5/01 Owner's Signature:
--- (If not the same as applicant's)
RM
9.
I certify that the information containW
undersigned owner(s) grant the Planapplication.
Date: 7/5/01 Applicant's Signature:
Date: 7/5/01 — _Owner's Signature:
M
and accurate to the best of my knowledge. The
issio to en ter the property to review this
Does the p roject ' incor 3 foot sumps into the storm water control system? Yes No
�
5..
1"..
MEMCn
..
V
(IF NO, explain why)
Will the project discharge stonilwater into the (.Aty s storm uralllaoc -
(IF NO, answer the following:)
Do the drainage mina Te calcillations submitted demonstrate that the project has been designed so that there is no
increase ease in peak flows from pre- to post- development conditions during the: 1, 2, or to year Soil
Conservation Service design storm ? Yes No
(IF NO, explain why)_ _ _
'' 1 all the runoff from a 4/10 inch rainstorm (first flush) be detained on -site for an average of b
hours? Yes _ No
(IF NO, explain why)
Is the applicant requesting a reduction in the parking requirements?
Yes No
If)c .s , NNltat s teps have been taken to reduce the need for parking, and number of trips per day?
p
SITE PLAN REQU.IREMEN
REQUEST FOR WAIVERS APPLICATION
• ntainin the ,infornation listed below.. The Planning Board
The appl�cat�on MUST tncludc a site plan co g .. ; ...y is form with a
• n o f an o f the required in ('ormation, i f the Applicant submits th
may waive the submissto y q
r would be a ro riate. Ta request t4 waiver on any required
written explanation on why a waive pp p y Fy t .. •
•
number and fill in the reason forathc request. Use addutional sheets if
information, circle the item t
qt
necessary.
A. Locus plan
19--1
Site plan(s) ,it a scale of l " =40' or greater,
W
(If not the same as applicant's)
%W
�..
4W
�-71
Northern Woods
Florence, MA.
Re: Project Development within a WSP (Water Supply Protection) overlay zone district.
Project Narrative
Thep ro� j ect site , located on North Farms Road is within the WSP zone overlay district. The
district
is intended to protect lands lying within the primary and secondary recharge areas of
ground provide d ac uifers which rovid public water supply, as well as water sheds for public surface
water suppl
Under Section 16.3 of the zoning ordinance the location of the high ground water table has been
determined and the developement construction will be within five feet of the annual high ground
water table.
Under Section 16.7 of the zoning ordinance the applicant of the development is filling a special
c g
permit in accordance with LB - any excavavtion incidental to a permitted use which includes
residential housing.
Und er the special p ermit ap and as shown on the site plans, efforts to minimize the
Und p p pp
imp act to the development on the overlay district include the following:
- Runoff will surface flow into adjacent undisturbed wooded areas slowing velocity and
allowing ground infiltration.
-Silt fence erected p rior to construction, will prevent erosion and sedimentation of
adjacent wetlands and control disturbance of wooded areas.
-Soils compaction will be limited to the areas of construction, and utility work and
regrading work.
-On -site septic stems and wells will be constructed for the three residences i
cs
Y n
p
accordance with Title V and the City of Northampton Board of Health regulations.
-The low buildin g density residential project will not utilize any hazardous material
which may be detrimental to the ground water supply.
The project is in context with the surrounding residential neighborhood. The project density of
on e unite per 9.3 acres will minimize development impact in the WSP zone in which the
•• minimum lot area is 1.8 acres (80,000 s.f.).
qW
The common driveway for the residential sites is designed to conform to the topography and
minimize disturbance of the adjacent wetlands. The new houses are sited to minimize impacts to
adjacent wetland areas, take advantage of potential views and maximize privacy.
RM
Northern Woods- cont'd.
page 2.
The p J ro ect development will not have any adverse impact on the environment or water quality
for the following reasons:
-The low building density / detached single family residential use.
- Driveway construction will be minimized to one for common use.
- Siting of driveway and houses are designed to minimize impact and distrubance to
adjacent wetland areas.
- Maintain significant undisturbed open space and wooded areas.
I%W
I%W
E�
on
Northern Woods
Florence, MA
En
Re: Project Development within a WP (Watershed Protection) overlay zone district.
Project Narrative
A portion of the 28 acre project site has wetlands on it which drain through a water course
(stream) near the front of the property. The stream, flows into an old farm pond and which was
created with a dam down stream at the southerly end. The granite stone dam has been partially
demolished to lower the water ponding. From the old dam the stream runs southerly and
eventually under North Farms Road. The area of the wetlands and stream is with in the WP
overlay district.
Under Section 14.0 of the zoning ordinance any disturbance with in the district is subject to
approval by the Planning Board under a special permit in accordance with section 14.5.
The construction of a common driveway across the stream and wetland area (second crossing) is
required for access to the residential site as shown on the site plans. The stream crossing will
involve the installation of a 4' x 6' wide precast concrete box culvert. the box culvert is design to
coincide with the existing stream bed and will have wing walls, apron and rip rap to stabilize the
embankments and stream beds. The second wetland crossing will involve the installation of a
concrete pipe with flared ends and rip rap aprons. The common driveway grades are designed to
accommodate emergency vehicles and require fill embankments at the wetland crossing areas.
Timber guard rails will be installed along the driveway and wetland crossings as shown on the
site plan. Wetland replication areas have been designated on the site plan to compensate for the
wetland filling. The construction for the stream and wetland crossings require filing a Notice
Intent with the conservation commission and all work will be subject to approval.
All of the construction related to the new residential construction, wells and septic systems are
outside the 100' buffer limits of the wetland and outside the 200' buffer limit of the stream.
The box culvert, designed for H--20 vehicular loading, and culvert pipe are design in accordance
with 100 year rainfall design criteria. See attached drainage calculations by Heritage Surveys,
Inc.
SITE PLAN REQUJ- REMENTS
REQUEST FOR WAIVERS APPLICATION
The application MUST include a site plan containing the information listed below. The Planning Board may waive the
submission of any of the required information, if the Applicant submits this form with a written explanation on why a
waiver would be appropriate. To request a ivaiver on any required information, circle the iteui number and fill in
the reason for the request. Use additional sheets if nece ssary.
A. Locus plan See site plans
B. Site plan(s) at a scale of I "=40' or greater. Site plans are at 40 scale with additional details .
B - Name and address of the o wner and the developer, name of project, date and scale plans See site plans
B -?. Plan shoving Location and boundaries of.
the lot See site plans
adjacent streets or ways See site plans
all properties and owners within 300 feet CARS WAIVER REQUESTED— because the list
of abutters identifies these owners,
all zonizlg districts Nvithiui 300 fcctN /A large zone district area, adjacent zones
B -3. Existing and proposed:
are significant distances away
buildings N/A
I3 -4.
B -5.
setbacks from property lines _ See notes on site plans .
building elevations N/A single family residential
all exterior entrances and e:� ies N/A single family residential
(elevation plans for all exterior facades structures arc encouraged)
Present & proposed use of:
the l and See site plans
buildings: See site plans
Existing and proposed topography (for intermediate projects the permit granting authority may accept
generalized topography instead of requiring contour lines):
at tN� foot contour intervals See site plans
showing wetlands, streams, surface water bodies See site plans
showuig drainage swales and floodplains: See site plans
slzoNving unique natural land features See site plans
7
W ' 'k * A"W *'
B -6. Location of:
�.. B - 7.
B -8.
parking & loading areas N/A
public & private ways See site plans
driveways, walkways See site plans
access & egress points See site plans
proposed surfacing: See site plans
Location and description of:
- all stormwater drainage /detention facilities S e e site plans
- water quality structures See site plans
- public & private utilities /easements See site plans
- sewage disposal facilities On -site To be submitted for approval by Bd . of Health
water supply facilities On -site To 'be submitted for approval by Bd. of Health
Existing & proposed:
landscaping, trees and plantings (size & type of plantings) See site plans
stonewalls See site plans
buffers and/or fencing: See site plans
B -9. Signs - existing and proposed: N/A
Location
dui rnensions/height
color and illunu*nation
13-10. Provisions for refuse removal, with facilities for screening of refuse when appropriate: N/A
FOR MAJOR PROJECTS ONLY:
B - 1 l . An erosion control plan and other measures taken to protect natural resources & water supplies:
See site plans
C. Estimated daily and peak hour vehicles trips generated by the proposed use, traffic patterns for vehicles and
pedestrians showing adequate access to and from the site, and adequate vehicular and pedestrian circulation
Within the site WAIVER REQUESTED -Low density residential use does not
represent measurable impact on traffic and pedestrians in this area.
Site Plans stibinitted for iiiajor projects sliall be prepared aiid staiiiped by a:
Registered Architect, Landsc;ipe A.rclaitect, or Professioiial Dighicer
1
w '11,
•
t "ll
NORTHERN WOODS
NORTH FARMS ROAD
FLORENCE, MA
LOCATION MAP
0 1 000' 2000' 40001
NNW
SCALE 1 it =2000'
1 � `
�1
skwool N"00
File # MP- 2001 -0148
APPLICANT /CONTACT PERSON SWEET MEADOW PROPERTIES, LLC
ADDRESS/PHONE 48 BATES ST (413) 586 -8287
PROPERTY LOCATION NORTH FAR
MAP 02 PARCEL 001 ZONE RRI�P
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ENCLOSED REQUIRED DATE
ZONING FO FILLED OU
ee
Building Permit Filled out
Fee Paid
Tvpeof Construction: ACCESS TO LOTS PROVIDED BY COMMON DRIVEWAY
New Construction
Non Structural interior renovations
Addition to Existin
Accesso Structure
Building Plans Included:
Owner/ Statement or License
3 sets of Plans / Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION:
Approved as presented/based on information presented.
Denied as presented: iq • S • �. '-�'�
E •S►-f 2 ' /CO
Special Permit and/or Site Plan Required under: §G. • /Z�
PLANNING BOARD ZONING BOARD
Received & Recorded at Registry of Deeds Proof Enclosed
Finding Required under: §
w /ZONING BOARD OF APPEALS
Received & Recorded at Registry of Deeds Proof Enclosed
sop lcz;loe, cc-ooepc
i4./ w p
$. d= �Cc�gvq -j�►dJ c
& 11 c1le-,le1611 e,., I,to
7 - Ajk_4ff
C . SP ocio e c�
Variance Required under: § w /ZONING BOARD OF APPEALS
Received & Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation ission Permit from CB Architecture Committee
a o 0
Signature of Building Official Date
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health, Conservation Commission, Department
of public works and other applicable permit granting authorities.
i
i
W
on
En
FtIC No.
ZONING PERAUT APP (§ I a
Please t Te or print all in. and return this form ' . th the
to the Binding Inspectors Office wi
$10. f iliTig f ee (checl< or money order) p ay able to tl Ci �
1� y Ci ty ' of f Nortluacmp toil
I • Name of Applicant: Sweet Meadow Properties, LLC c/o/ Arthur Pichette �
Address: 48 gates Street Northampton, MA 01060 . 586 -8287
Telephone.
2. Owner of Propert3 Charles W. DeRose
AddlCcc: 677 North Farms Road Florence, MA 01062 , 586 -2466
. Telephone.
3. Status of Applicant: Owner Contract Purchaser X Lessee Other
....._, e (xplatn)
4. Job Location:
North Farms Road Florence, MA 01062
Parcel Id: Zoning Map/# 2 Parcel# 1 District : RR w/ WSP Overla
Y
In Elm Street District In Central Business District
(TO BE FILLED IN 'BY-THE BUILDING•DEPARTMENT)
5. Existing Use of Structure/Prop Open, wooded land
6. Description of Proposed Use/Wor}�JProject/Occupation: (Use additional sheets if neces
Subdivided existinq 27.87 acre parcel into three residential lots {lots & fronta a wil�
q I meet Zoninq requirements). Access to
lots will be provided by a common driveway in accordance with Section 6.12 of the Zoning bylaw & special 9 Y p permit.
7. Attached Plans: Sketch Plan X Site Plan
Engineered/Surveyed Plans
S. Has a Special Permit /Variance/Finding ever been issued for /on the site?
NO X DON'T KNOW YES IF YES, date
issued:
11 ".'ES: Was the permit recorded at the Registry of Deeds?
NO X DON'T KNONV YES
II' 1'I enter 13ook Page and/or Docurn
cnt #
9. Rocs the site contain a brook, body of water or wetlands? NO DO
NT T KNOW YES
I f' �`ES, has a pcnrnit been or need to be obtained from the Conservation Commission?
Needs to be olit. -jinr1-1 X obtailled
elate issuecj:
(Form Continues On Other Side)
l 0. Do any signs exist on the property? YE - S X
NO
IF YC-S, describe size, type and location:
Are there any proposed clharlgcs to or additions of signs intended for the property? YES � X
NO
IF >'l:S, describe; s2•rc, type and location:
a . ALL INFORMATION MUST BE c or PERMIT CAN BE
.D UL TO LACK OF I This column to be ft&-d
12. Certi Pica ti on: I hereby cert i fy that the information contained herd a an accura o the best of my knowledge.
6/110 Arthur Piche�t
I7at�. Applicant's Signature � � e
NMI Issuance of a zoning permit does not relieve an applacane burd= to
all required l�crYr1its from the Board of Healt -• com PIY �'��' all zoning requirements and obtain
t.h, Conservation Com fission, His toric and Architec Board .
Departinclit of Puhlic �' and other applicable i)crnnt gratiLing autlioritics.
fly the Biiflding De aunt
xIsTG
PROPOSED
Lot Siz e
•
27.87 acres
80,000 S.F. Minimum
80 S.F. WSP
t
Frontage
1 75
175' Minimum
175' Minimum
Setbacks Front
40' Minimum
same •
same
<de
T J. 20 R• 2 0'
J•J• :
R
Rear
50' Minimum
Building Ilciglit
35'
35'
35'
Building Square Footage
•
NIA
3 -4,000 S.F. each
15% Maximum
Open Space: 001 area
minus building & paved
a d< i n
�
�°
80% Minimum
80 Minimum
il of Parhdug Spaces
N/A
N/A
N/A
9 of Loading Docks
...
N/A
N/A
,
N/A
Fill:
(ti- olunic lncatiorl)
N/A
N/A ;..
12. Certi Pica ti on: I hereby cert i fy that the information contained herd a an accura o the best of my knowledge.
6/110 Arthur Piche�t
I7at�. Applicant's Signature � � e
NMI Issuance of a zoning permit does not relieve an applacane burd= to
all required l�crYr1its from the Board of Healt -• com PIY �'��' all zoning requirements and obtain
t.h, Conservation Com fission, His toric and Architec Board .
Departinclit of Puhlic �' and other applicable i)crnnt gratiLing autlioritics.
HERITAGE SURVEYS., l
Professional Surveyors and Engineers
College Highway &Clark Street
Post Office Box 1
Southampton, Massachusetts 01073
Bruce A. Coombs, President
Professional Surveyor, MA, CT & VT
E -mail: bruce@,he7itagesurveys.com
June 13, 2001
Northern Woods
Sweet Meadow Properties, LLC
North. Farms Road
Northampton, MA
HSI Job #4467- 010404
Drainage Calculations for Proposed ]Box
Culvert at Station HSO
Talbot Formula - Culvert Design
1
4 - a= CM 3 /4
a = Waterway Opening in Square Feet
Page 1 of 2
C = Coefficient that Depends on the Slope and Character of
p the
Watershed (Hilly Land - C = 0.80)
M =Area of Watershed in Acres = 60 AC
Rainfall Intensity of 4 Inches /Hour
a = CM 3 /4
(0.00) (60) %
_ (0.80) (21.56)
a = 17.25 Square Feet
Proposed Box Culvert = 6'x 4'= 23.10 aterwa Area
O( Waterway )
Capacity of Proposed Box Culvert
Slope of Culvert = 0.40%
Area = 23 Square Feet
Perimeter = 14 Feet
Hyd. Rad . = 1.6 6
N = 0.013
Telephone (413) 527 -3600
Facsimile (413) 527 -8280
Website: heritagesurveys.com
June 13, 2001 -
Page 2 of 2
VW Northern Woods
Sweet Meadow Properties, LLC
Talbot Formula Calculations
V = 1.486 65 (1-65) (0'0
0.013
= 114.3 (1.4) (0.063)
V = 10.1 F/S
Q = AV
= 23.1(10.1)
Q- 233 CFS
Talbot's Formula Modified to Allow for
variable Rainfall Rates. Intensit
� Y)
CM 3 /4 .
CM (Rainfall Rate)
4
(See Table I)
Rainfall Rate/Intensity:
Type III, 24 Hour Rainfall
2 Year Storm Event = 3.00 Inch Hour
10 Year Storm Event = 4.50 Inch Hour
100 Year Storm Event = 6.50 Inch Hour
2 Year Storm = 3.00 x 3.59 = 11 Square Feet
10 Year Storm = 4.50 x 3.59 = 16 Square Feet
100 Year Storm = 6.50 x 3.59 = 23 Square Feet
t
Area of Proposed Box Culvert = 23 Square Feet
Therefore the Proposed Culvert will Allow the 100 Year Stornl
Event to Flow Though This Area.
Note: There is an existing 42" RCP i e crossin P P g North Farms Road down
gradient from the site.
RICHARD
+ P.
A Now M3 A
f ►
P r S t n r t x C ulvert.
B' 7
.n -::3-
Design Specification:
ASTM C789
ASTM 0850 Capacity reduction factors: AC7 378
Material Properties: Shear 0.85
Steel Reinforcement Axial compression combined with 0.70-0.90
Welded wire fabric bending
ASTM A 185 Loading Data:
Deformed bars ASTM A615 Load factor, dead load
Steel Yield Stress Load
C850 .
%W Steel factor, flue load 2.2
C7$9 60,000 psi T_ ruck axle load:
65,000 Psi H2O, HS20 3
Concrete Compressive Strength 5,000 psi Interstate 2.000 Ibf
Impact (variable with depthl see 0 to 0.O° I bf each
Soil Data: e
Unit weight 120 Ib /ft3 AASt Bridge Specs, .1982
Ratio of lateral to vertical pressure Uniform Internal pressure 0.0
P 0.25 min. to 0.50 max. Depth of water In box section
from weight of earth External ground water pressure equal to inside height
Additional lateral pressure from 700 H, ibflft where Structural Arrangement:
approaching truck wheels H = earth cover, ft Mtn. concrete cover over steel
External water table below box section 1.0 in.
0850 top slab
invert Haunch dimensions
Effective weight coefficient 1,0 8" x 8"
Box
Size
Waterway
Area
Equivalent
Round
Box
Size
Waterw
Equivalent
(span X Risc (
(Sq. Ft.)
Diameter
(Span X Rise!
Area
S Ft.
( q- 1
Round
Diameter
6x3
17.10
56.5
8x8
63.10
107.9
6x4
23.10
65.6
9x5
44.10
90.0
6x5
29.10
73.5
9x6
53.10
98.8
6x6
35.10
80.7
9x7
62.10
106.9
7x4
27.10
70.7
9x8
71.10
114.4
7x5
34.10
79.3
9x9
80.10
120.7
7x6
41.10
87.1
1 0x5
49.10
94.7
7x7
48.10
94.2
10x6
59.10
104.0
8x4
31.10
75.8
10x7
69.10
112.5
8x5
39.10
85.0
10x8
79.10
120.5
8x6
47.10
9 3.2
10x9
89.10
127.9
8x7
55.10
1 00.9
10x10 1
99.10
134.9
SBze
Warway
Equivalent
(Spanx Rise
Are
(Sq. Ft.)
Round
Diameter
11x4
43.10
88.1
1 1x6
65,10
108.,6
1 1x8
87.10
125.8
1 1 x 10
109.10
140,9
1 1 x 11
120.10
147,9
12x4
47.10
91.8
12x6
77.10
713.3
12x8
95.10
131.3
12x10
119.10
147.1
12x12
143.10
161.4
FRONT VIEW
_N
cc M
Span Z
SIDE VIEW
O J
t
{
� - r r - - � -rte r -- .. - --r r •� r '
TOP VIEW
Width
C
M
%4
4
Q�
k ,..•
concrete
'?
S
syst !
~:
t -i:-
inc.
Commercial Avenue
Hudson, New Hampshire 0305]
(6031 889 -4163 FA x. t i. psaca..,c a -r
IL_
SEE NOTE #3
1�•sj �
16' ;'�
+� r. �wr�rr ..�wr�.w��r�r.�.�.r..��w�w w�
Lo
Z
W
TYPICAL SPANS
MIN. 6'--0" AND UP
(1' -0" INCREMENTS)
� Ho
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SEE N OTE #5
= a.
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N 6161
0
� #8
GENERAL. NOTES:
1. PRECAST BOX CULVERT DESIGN SPECIFICATIONS SHALL
BE IN ACCORDANCE WITH
FOR STRUCTURAL CONCRETE ", ACI -318 "BUILDING REQUIREMENTS
AASHTO "STANDARD SPECIFICATIONS FOR HIGHWAY 8R NTS
CONCRETE BOX SECTIONS FOR CULVERTS, STORM ES", ASTM C789 "PRECAST
REINFORCED C
REINFORCED CONCRETE BOX SECTIONS FOR CULVERTS, STORA�f DR AINS• AND SEWERS, OR ASTM C85p *PREC
SUBJ To HIGH LOADINGS", AS APPUCABLF. RM DRAINS, AND S EWERS WITH LESS THAN 2 Ft, of COV
2. CONCRETE COMPRESSIVE STRENGTH 5, � ER
3• STEEL REINFORCING DESIGN TO CONFORM TO TH E MINIMUM UNLESS OTHERWISE SPECIFIEIa.
60 RE —BARS CONFORMING TO THE REQUIREMENTS O RF ASTM REQ OUTLINED IN NOT ,#1 AND SHALL A 185 OR BOTH. ASTM A185, OR WWF CONFORMING TO THE REQUIREMENTS UTILI GRADE
4. TYPICAL HAUNCH DETAIL SHALL BE 8 "X$". LARGE OF
DEEPER FILLS OR HEAVY LIVE LOAD REQUIREMENTS. HAUNCHES ARE AVAILABLE FOR CULVERTS OF LON
S• WALL, ROOF, AND FLOOR DIMENSIONS SHALL BE BETE ED BY GER SPANS,
AS STEEL REQUIREMENTS ARE DETAILED IN ASTM 0789 AN JAS CONDITIONS. TYPICAL CONFIGU
6 • PENETRATIONS IN ROOF SLAB AND WAS CAN BE pR D 0850 AS PER NOTE �1 • RATIONS AS WELL
WILL BE REQUIRED AT ALL PENETRATIONS. OVlDED DEPENDENT ON JOG CONDITIONS. ADDITIONA
7. `KEEP HOLES AVAILABLE PER JOB REQUIREMENTS AND A L STEEL
EXTERIOR WALL. RE TYPICALLY PLACED ONE PER CULVERT SECTION
8. TONGUE AND GROOVE SHALL BE SIZED IN PROPORTION TO AT EACH
l "x1 " CLOSE CELL NEOPRENE SPONGE GASKET MATE CULVERT CROSS SECTION. JOINTS SHALL B
END OF THE CULVERT SECTION. MATERIAL WHICH IS FACTORY APPLIED TO THE "BELL" E SEALED BY
9. SEE SPECIAL DETAILS FOR END TREATA,rENTS, CURVES A OR GROOVE
+ AND ADDITIONAL OPTIONS AVAILABLE.
Ur- FRUVIDED BY APPfAM CONSULMG ENGINEERS. P.A.
SEE N
NOTE #4
SEE NOTE #3
1�•sj �
16' ;'�
+� r. �wr�rr ..�wr�.w��r�r.�.�.r..��w�w w�
Lo
Z
W
TYPICAL SPANS
MIN. 6'--0" AND UP
(1' -0" INCREMENTS)
� Ho
s6C
SEE N OTE #5
= a.
�F
in z�
d W
Q ° z cr—
U I ._
..... .
Mv-
SEE NOTE #5
it IC
TO
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1 1 4
5
1 1!
8 AR
G 114
LA
F—
a:
J j
0
�XU
0 w
co Z
co
W
rc
CL
N 6161
0
� #8
GENERAL. NOTES:
1. PRECAST BOX CULVERT DESIGN SPECIFICATIONS SHALL
BE IN ACCORDANCE WITH
FOR STRUCTURAL CONCRETE ", ACI -318 "BUILDING REQUIREMENTS
AASHTO "STANDARD SPECIFICATIONS FOR HIGHWAY 8R NTS
CONCRETE BOX SECTIONS FOR CULVERTS, STORM ES", ASTM C789 "PRECAST
REINFORCED C
REINFORCED CONCRETE BOX SECTIONS FOR CULVERTS, STORA�f DR AINS• AND SEWERS, OR ASTM C85p *PREC
SUBJ To HIGH LOADINGS", AS APPUCABLF. RM DRAINS, AND S EWERS WITH LESS THAN 2 Ft, of COV
2. CONCRETE COMPRESSIVE STRENGTH 5, � ER
3• STEEL REINFORCING DESIGN TO CONFORM TO TH E MINIMUM UNLESS OTHERWISE SPECIFIEIa.
60 RE —BARS CONFORMING TO THE REQUIREMENTS O RF ASTM REQ OUTLINED IN NOT ,#1 AND SHALL A 185 OR BOTH. ASTM A185, OR WWF CONFORMING TO THE REQUIREMENTS UTILI GRADE
4. TYPICAL HAUNCH DETAIL SHALL BE 8 "X$". LARGE OF
DEEPER FILLS OR HEAVY LIVE LOAD REQUIREMENTS. HAUNCHES ARE AVAILABLE FOR CULVERTS OF LON
S• WALL, ROOF, AND FLOOR DIMENSIONS SHALL BE BETE ED BY GER SPANS,
AS STEEL REQUIREMENTS ARE DETAILED IN ASTM 0789 AN JAS CONDITIONS. TYPICAL CONFIGU
6 • PENETRATIONS IN ROOF SLAB AND WAS CAN BE pR D 0850 AS PER NOTE �1 • RATIONS AS WELL
WILL BE REQUIRED AT ALL PENETRATIONS. OVlDED DEPENDENT ON JOG CONDITIONS. ADDITIONA
7. `KEEP HOLES AVAILABLE PER JOB REQUIREMENTS AND A L STEEL
EXTERIOR WALL. RE TYPICALLY PLACED ONE PER CULVERT SECTION
8. TONGUE AND GROOVE SHALL BE SIZED IN PROPORTION TO AT EACH
l "x1 " CLOSE CELL NEOPRENE SPONGE GASKET MATE CULVERT CROSS SECTION. JOINTS SHALL B
END OF THE CULVERT SECTION. MATERIAL WHICH IS FACTORY APPLIED TO THE "BELL" E SEALED BY
9. SEE SPECIAL DETAILS FOR END TREATA,rENTS, CURVES A OR GROOVE
+ AND ADDITIONAL OPTIONS AVAILABLE.
Ur- FRUVIDED BY APPfAM CONSULMG ENGINEERS. P.A.
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1 • PRECAST WING WALL. SECTIONS ARE AVAILABLE TO CREATE A TOTAL
THESE SECTIONS ARE READILY AVAILA13 E IN ?RECAST CONCRET T RECAST SOLUTION.
CONDITIONS MAY LIMIT THE CONTRACTORS ABILITY TO HANDLE THIS
OWEVER* SEC TION WEIGHTS AN D JOB
PROQUCT OR LARGER CULVERT SECTIONS.
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SWEEP BEND — TAPERED JOINT
TYPICALLY 5' TO 10' PER JOINT
DEPENDING ON JOB CONFIGURATIONS.
MOST COST EFFECTIVE WAY TO
MAKE A TURN.
FIGHT BEND — SPECIAL SEC11ON
ANGLE AS REQUIRED
SPECIAL CULVERT SECTION REQUIRED TO BE
HAND BUILT INCORPORATING A COLD ,101NT AND
WELDING OF REBAR TO PROVIDE CONTINUOUS
STEEL REINFORCING.
MODERATELY EXPENSIVE
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ANGLES AS
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SPECIAL JOINT SEC11ON REQUIRED,
LIMITED By CROSS SECTION CONFIGURATIONS
COULD BE EXPENSIVE DEPENDING ON CONFIGURATION
f'
" - z' rxVVNkp BY APPIAN CQl4SM7M ENGW RS, P.A.
July 3, 2001
City of Northampton Planning Board
City hall
Northampton, MA 01060
E rr=
- JUL 62001
CITY CLERKS OFFICE
NORTHAMPTON MA 01060
Re: Northern Woods
North Farms Road
Florence, MA
Dear Planning Board,
LANDSCAPE ARCHITECTURE
E N V I R O N M L N I AL DESIGN
C O M M U N I T Y P L A N N I N G
1 58 NORTHAMPTON STREET
E A S T H A M P TON, MA 0 1 0 2 7
T E L 4 1 3 5 2 7 6 5 3 5
F A X 4 1 3 5 2 7 6 3 11 9
C A N O N L A G J A V A N E T. C O M
Attached is a sample of the Declaration of Restrictions and Association Bylaws for
Springy Meadow Properties, LLC that will be used for the project named as Northern
Woods. This is subject to the request of Caroline Misch. Should you have any questions
regarding this information submitted please do not hesitate to contact this office.
Sincerely,
G
William A. Canon,
Landscape Architect
DECLARATION 0 RE STRICTIONS AND ASSOCIATION 13YLAWS
FOR LL C -�
SPRING XU A.DO�Y SUB)JZv,ISiOIY
t
THIS DECLARATrON, n as of this August , 2000 b
f ,�,�� cis L•:L.C. a Massachusetts Limited Liab YCN�
7
u� `� lity Company with its
J0
prluclpal office loc ated at 48 Batez Stxc;ct, Nrorthampton, Ramp ,hire Coun
Massachuset s 01060, (the "Developez "), which expression shall include its
succ.,ssors and asszgns, o wrier of the Subject Property herelm defined.
WHEREAS:
A. The Developer is desirous of creating are attractive r esidential
Ca =Un,it��, encouraging harmo aad pleasing hom assuring a hig quality g
of community appearance and providing and ensuring the presuvatiom of the
values created in said conamunity; and
B. Th Dev e lope; • is des irous of enctimbering the Subj
Pr with certain covenants, agreerneiits, restt'ictions, conditions and chaiiges,
as erelna `ter set forth; and
NOW, THERFOF.E, the Developer declares that the Subject Property
described in Article I is and shall be held, transferred, sold, conveyed, and
occupied subject to the followm' g restrictions, which shall each and every Lot
described in Article I an which shall run with and benefit the land.
ARTICLE Z
lis,
SU .TECT PR +
(Also known as 5ubdiYi5ion)
The Subject Property is described iu Exhibit "A" aimexed hereto *arid nza e
a part hereof and consists of dizee Lots on Spring Street, Northam to Ham shire
� � P
Countl/, Massachusetts.
Hampshire Registry District
AR T XL 11 �► 2--ow
ECE1 P POR REGISTRATION
1. SUB ,.-/Q= 3 L.. O'M =K-A'
40M' Ox CERTrFIGtTE pro. 04) N RUIS1 NATION BOO P . r
No Lot or combination of Lott shall be subdivided or modified ;m any way
for the puzpose of incre asing the totzl number of Lots - upon wWch singic family
residential structures may bo construct(-,d. No conveyance of less than all of auy
Lot or of any easemeat or license shad occur without the prior Written approva of
C-T
"r�x 0 -06 X;�-*57,� It. JE
the Developer or its successors or assigns. Those restrictions do not p reve nt .. p the
construction or utilization of accessory apartments to die extextt allowed b
applicable law.
Properf lines between Lots n-iay be re- plotted by said owners rovid
' , p ed no
additional Lots are created. Such re- Iottiug will re wire the wlitten a
,,�' � pf
the Developer until January 1, 2?915.
6
2. RESIDENTLA.L USE
Each Lot shall be used for residential or iron commercial u oses
P rp only.
! mechanical nZer or manufacturing trade or business other than the
practice of a home occupation and then only within the d welling house on t
. g he lot
shall be carried out on or upon any Lot. 1\10 hospital, rest home or ed ucational
. _ Cat10I1a1
M's6t of any k.,irid shall be established and maintained thereon. No se paste
professional office building shall be permitted. No so called clubs or social
�I
organlzatioas shall occupy any Lot. L-i no event shall any Lot be used for a
any
purpose which may be or may become an annoyance or nuisance to the other Lots.
No more than two (2) tag sales per year of the possessioxzs of a Lot owner or
tenant thereof shall be p
No residential structure other than one single-family dwelling shall b
y � e
erected or placed on any Lot. A=ched or detached garages foz not more th
g aIl
three cars, together with accessory non-residential str such as ee
�r nhoases,
tool sheds, pools acrd fencing shall be permitted; but only if and so lon as the
ecti `�' �- g y are
used in co
tug on i di a dwell tn.g hous
�. RESIDENCE SIZE AND STYLE
Qne -story dwellings shall contain not less than 1 500 s uaze feet of ` . � � q gross
livi area. Two -story dwellings shall contain jiot less than 950 sq fee
t of said
living area on the first floor and not less than 1, "IpQ square feet of to '
t living area.
L area is dewed as "year round, heated livinas ace located move "
grade
excluding porches, breezeway and garage.
4. LOCATION OF STRUCTURES ON A LOT
No residence or garage, or any part t1jereof, shall be erected o.r laced
nearer than 50' to any street e - �
Y l uor 2 to any side line, nor 40' to an rear line,
of an y � g buiIdin Lot. Y e
2
MY
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�. ,BIALDING APPROVAL
No building, fence, wall or other structure shall be Commenced ox er cted
Igor shall any addition be 1 until plans and specifications, sk�ow� the nature
I=' d, shape, height, znaterials, door plaits, exterior color scheme, and tie gr
plan of the lot to be built upon, have been submitted to and a proved M wri6n by
. � �
the Dcycloper. The Developer shall Dave tlae r��ht to refuse to approve an h,
_ PP Y suc
plans, speclficatioTis or gradlug plans wh ich are n.ot suitabl or desirable i n its
opinion, for aesthetic or other reasons. ba so passing upon such plans
speclficatiojis and grading plans, the Developer shall take into cousidcration
. the
suitability of the proposed structure and mat=gals to be the site includir�
barnony with the surroundings and eff ects on die outlook from nei l
properties. Said submission of plans shall delude:
a. a plot plaiz of the Loy, -showing the location of the proposed
construction:
b. building plans, including drawings which show the elevations of the
proposed cornstructioll;
c. a description of exterior materials and colors; and
d. the Lot owner's pzoposcd cotastzuctiorn schedule.
The Developer's approval, if any, of said plans shall be in recordable form
If the Developer Fails to approve or deny a pro osed structure within
p forty
five (45)days after rece iving the full proposal as described above the' r osa I
pop
shall be deemed approved. The Developer's tight of approval under this
paragraph 5 shall expire on Janijzuy - 1, 20
6. SID rNG
No tarpaper, asphalt siding, alun- .inunj siding, log ides plywood s
g g� p yw Idlug,
T exture I -II siding, zoll brick or s=lar ma terials may be used as siding n
g outside
walls. Vinyl siding may be perrnittcd, but only vinyl wiPth an exposure of 4" or
less MM' sUch as facia, soffit and co, erboards skull be in an offsetting color.
olor.
7. ROO FING
All roofing shall be 25 year or better asphalt or composite roofn � �; shingles,
or cedar, tile, metal or ; late roofing shingle.
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A roof pitch of 7 in 12 or greater will be required on all residences and
garages, although a shallower pitch may be permitted on porches, or dor=rs.
8. INCOMPLETE DWELLINGS
The exterior of any building oreoted on a Lot and the landsca in and
p g a
grading in connection therewi shall be completed within 12 months after
co No structure of a temporary character, trailer, shack, tent or
garage shall be used on any site at any time; as a r esidertee, either temporarily orariI or
pemianently.
9. BOATS, AUTOMOBILES, TI�AI'LERS, CAMPERS, AND
COMMERCIAL VEHICf -ILES
Parking of mobile houses, recreational vehicles over twenty 20 feet in
length, trailers, Class II trucks, heavy construction equipment, unlicensed or
derelict vehicles or zuiy other similar property, on a Lot or co1''I' mod diiv�ewa h,a
. Y s
be prohibited, unless parked or stored Inside a garage.
10. LO CATI ON OF UTI L ITES
The furnishing of all utility service$ to each Lot shall be by means of
underground installation No underground storage Of petroleum, oil or other
substances ha=ful to the envirolii shill be pennitted. Under ound propane
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storage is allowed to the extent pernzitLed by governing laws and ordinances.
I I . ANIMALS
Animals, g
P g livestock or poultry may be raised, bred or kept, including dogs,
,
cats or other usual household pets on Lots provided that they are not kept bred or
rnawtamed for commercial purposes azd *do not be a nuisan to other Lot
owners and occupants.
12. CLOTHESLINES, GARBAGE CADS, ETC.
Ift
All clotheslines, equipment, trash contaiaczs, service aids woad lies and
Y P
storage piles shall be kept screened by adequate planting or fencing so as to
conceal them from the view of neighboring residences =d streets excep duTin
g
such z�eccssary pe� p ods as when said trash containers are made available for
collection. All nebbish, trash and garbagc shall be regularly removed from the Lot
and shall not be allowed to acounzulate thexeon. No dead trees or heavy brush of
any kind shall be placed or permitted to accumulate upon or adjacent to an Lot J y
4
♦Y .
Which will or may render the Same or any portion thoreof unsanitary, unsightly,
offensive or other vise detrimental to any other Lot.
13. SIGNS
No sigrns shall -be erected or maintained on any Lot except:
a. Such signs *as may be Tequired by law,
b. A residential identification sign Laving a total face area not larger
than pez =itted by applicable zoning Ia,ws;
c. Professional signs as pern fitted by the Northaru,ptoia Zouing By laws,
d. During the time of construction of any building or other
improvements, one job id(,;-ntiticarion sign not larder in area than three
(6) square feet;
e. A "For Sale" or "For Rent" sign, of reasonable type, size and
appearance, but only if attached to the building or free stazidirig.
f. Informational or directional signs erected or maintained by tJ1e
Developer, its successors or assigns.
14. HENNAS
Television or other antenna structures, including dish antennas, aerials or
other electromc; receiving devices shall be placed, constructed or maintained a Lot
only if they are under 8' in height above grade, are located in the rear yaird, and are
screened with fericincr or plantings from the and neighboring properties.
15. FENCES
No fences over 6' in height or hedges over 8' in height sham be constructed.
Fences in front yards of houses shah be limited to 42" in height.
16. FARTH REMOVAL
No loam, saacd gravel or other solid material, except that resulting from
customary landscaping ox from construction permitted and approved hereunder,
shall be removed from a Lot.
.•
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17. MAINTENANCE 'ENANCE OF LAWNS AND DRIVEWAYS
a. The use of sodium chloride fog ice control shall be minimized,
consistent with access and safety requirements, in accordance
wltb the recluiroments of the water supply Protection District.
b. Commercial fertilizers, pesticides, herbicides, or other leachable
materials shall not be used in amounts which result in
groundwater contamination in accordance with the reguiremenfis
of the dater supply Protection Dlst6ct.
18. EXTEROR LIGHTZNG
No eateriar lighting shall be installed so as to interfexe with or spill over
onto neighboziug properties. Nn lights shall be placed higher than die eaves of the
house.
19. MAINTENANCE
Each Lot and each home together wiTh the accessory structures shall
be maintained in a neat appearance and manner by the owner.
20. LEASING
Nothing herein shall be deemed to prevent the leasing of a residence fi,'om
time to time by the owner thereof, subject to all of the provisions of his
Declaration.
21. COMMON UTILITY L.1314ES
,For a pen*od of one (T) year from the date the Developer sells the last Lot of
the subject property the Developer reserves the right to grant e asements for
utilities serving the Lots, to be located within the common driveway area or within
ten (10) feet to either side thereof. without limiting the foregoing, the e
are contemplated to be with Massachusetts Electric Company, Bay State Gas
Company, Media One, and New Erigland Telephoize and Telegaph Company.
Z2. DEVELOPER'S EXEMPTION FROM COVENANTS
The foregoing covenants shall not apply to the busi"ess activities of fihe
Developer, its succcssors or asst�ns until all the Lots aye sold by the Developer or
a successor Developer.
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23 DURATION
on
The i
covenants and restrctio of this DeGlazation shall run with `
- th at�d bind
die l and shall Inure to the b�;,nefit of th Developer,, its slIccesso � .
,� rs and a,.sxgus
and all Lot owners.
24. SEV ERAB ILITY
Invalidation of ally one of these covenants or restriotlons b 'u
- Y � dgment oar
court order shall M no wise effect any other provisions each of w
� -
�.1 Ch shal TemA171
I
I D 1111 force and effect.
A.R.TICLB IIx
ENT= 0RCEMENT PROVIS
25. R.1CHT TO ENFORCE
The right to file an action arising under these Restrictions shall be held by
the Developer and by the owner of any Lot i,ii the Subject Property- �'
.J P rty_ Thc,
prevailing parry shall recover reasozaable attorneys' fees and co .
s is xrto�+��d in arty
such action. All other provisiolls related to collection of assessments
as set forth
in the Bylaws shall also apply.
ARTICLE Iv
COMMON OBLIGA'Z'TQ1Va
To govern and regulate the Lot owners res ective rig hts and .
� � . O�IIgat1011S
toward each odder, the bylaws a nd Association established there
under in form
a=exed hereto and made a pact hcrQof, are incor b +re e e
� y fxnce.
BYLAWS
OF
SPRJNG MEADOW PROPERTY OWNERS ASSOCIATION
ARTICLE I. Name, and Office
.Name. The Name of this As
sociation sha,Jl r
p ing Meadow
roperty Owners Associat on (hereafter to as the oll "Associa d - )
•
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LIMA
Section ?: �ce.s. The principal office of the Association shall be in the
City of Northampton, Massachusetts.
ARTICLE IL Mcrnbersh,ip and voting Rights 1z the Association,
Section 1 Merhbership. Every person or entity who or Nvhich is the =ord
owner of the fee or an uzidivided interest in the fee of any of the three 3 Lots
numbered I through 3 inclusive as depicted on the Plar� entitled "Plain of Land in
Northampton, Massachusetts, Prepared for Now ixy 1 ies
,� � , Inc." dated
,last revised . a 8; 2�o, pxcpared -b-H = L. Ea.tvir and
Associates, In recorded in Hampshire County Registry of Deeds Plau Book 1
Page 68, (the Lot Plan), shall be a member of said Association. An el o -
YP �
entity wh or which holds bare legal title merely as the security or an obli atzo
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or which h purchased the same at foreclosure or acquired ownership by a deed in
satisfaction or partial satisfaction of the mortgage obligation, shall not be a
member unless it occupies or rents the Loft.
Section 2: IVotinfr ,Ri said Association shallitia Have two 2
classes of voting membership. IV
Class A. Class A owners shall be all those owners as defi ned ba Section
. 1
vnth the exception of the Developer. Class A members shall- be entitled to on
. - e�z}
vote for each Lot (hereinafter at tin les called a 44 Votl rnembershi '' u whit
_ g p} � h
they bold the i nterests required for membership by Sectioil 1. When more than
P
one (1) person holds such interest or interests in any Lot, all such errson shall be
members, and the vote for such Lot shall be exercised as they amon g themselves
determine, but in no evezzt shall more than one (1) vote be cast with resp to �
P y
such Lot. In the event two (2) or more owners of a single LQt are unable to agree
upon how to exercise their vote or a-particular issue, the vote of that Lot shall not
be counted,
Class B. The Class B member shall, be the Developer so lolz g as it retains
title to one or more Lots Th Class B member shall be entitled to three 3 Grote
for each Lot In which i holds the zziterest required for M Section
P Y I•
Upou sale of all Lots by the Developer or its successors as a developer, there shalt
be uo Class B member and all voting rights shall be held b the Class A members.
3' zx�b rs.
Section 3: Members ,Easeme�itr o�'rlse and Envovment. Every member
shall have a right and easement of use and enjoyment in and to the fifty (50) foot
wide Common Driveway Easement Area or the ten (10) foot wide access easement
shown (or hereinafter desipated) on the Lot Plan, or the Genexal Site
Development Plan Sheet 2.0 last revised April 7, 2000, prepared by William A.
Cannon, and recorded iR Hampshire County Regishy of T>eeds P]ari Book 187,