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PB DecisionPlanning - DecisionCity of Northampton Hearing No.:PLN-2012-0019Date: March 29, 2012 APPLICATION TYPE:SUBMISSION DATE: PB Intermediate Site Plan2/23/2012 Applicant's Name:Owner's Name: NAME: NAME: Sturbridge Development LLCMASS DEVELOPMENT ADDRESS:ADDRESS: 215 Baldwin Ave.1350 MAIN ST Suite 110 TOWN:STATE:ZIP CODE:TOWN:STATE:ZIP CODE: WEST SPRINGFIELDMA01089 SPRINGFIELDMA01103 PHONE NO.:FAX NO.: PHONE NO.:FAX NO.: (413) 755-1380 ()(413) 755-1349 EMAIL ADDRESS: EMAIL ADDRESS: Site Information:Surveyor's Name: STREET NO.:COMPANY NAME: SITE ZONING: PRINCE ST PV(69)/RR(35)/FFR(35)/WP(24)/SG_b(1)/SG_a TOWN:ADDRESS: ACTION TAKEN: Notrthampton Ma MA 01060 Approved With Conditions MAP:BLOCK:LOT:MAP DATE: SECTION OF BYLAW: 31C017001 Chpt. 350- 11: Site Plan Approval TOWN:STATE:ZIP CODE: Book:Page: 6925302 PHONE NO.:FAX NO.: EMAIL ADDRESS: NATURE OF PROPOSED WORK: Approval for development of 24 single family houses on lots 31C-23 through 34 and 38A-128-134, 38A-136-141. HARDSHIP: CONDITION OF APPROVAL: 1)Prior to issuance of the first certificate of occupancy for the project, a conservation restriction, to be held by the city on terms agreeable to the city, shall be recorded for the park allocated between lots A20 and A23. 2.)A pedestrian access sign at the curve where Moser meets Ford Crossing between Lots A20 & 23 and midblock between A11&13 indicating entry to the trap rock gravel public path within shall be installed prior to the marketing or construction of any of the lots along/ within the subdivision. 3.) The public easement and temporary path shall be granted for the path south of Lots A13 and A27 prior to the issuance of the first certificate of occupancy of the project. The easement shall be held by the city and terms drafted for this easement shall be approved by the city. 4.)The path segment between lots A11 & 13 shall be constructed as part of the construction on these lots and shall be completed prior to the issuance of the first certificate of occupancy for either one of these lots. 5.)The path design between lots A20 &23 shall be rough-constructed prior to the first certificate of occupancy of the project. 6.)The path segment across lot A27 shall be constructed prior to the first certificate of occupancy on lot A27. 7.)The applicant shall loam and re-seed the portion of the right-of-way by A14 where the driveway will be relocated. 8.)Tree to be relocated for lot 26A shall have a 1 year warranty from the time of issuance of certificate of occupancy for this lot. 9.) Common Driveways for lots A2 /A21 and A25 and A26 shall have easements recorded prior to issuance of a building permit for these lots. 10.) Common Driveways and new A14 driveway shall ramp up to sidewalk. Sidewalk shall not be covered with bituminous. The driveway should break for sidewalk. GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2012-0019Date: March 29, 2012 11.) All air conditioner condensers shall be screened from street view by buildings or plantings. 12.) Prior to construction onsite inspection of silt fence, tree protection, and catch basin protection shall be done by the city to confirm they have been installed as shown in plans. 13.) All technical standards required by Department of Public Works for development shall be met.(attached herein) Curb Cut •Acceptance of this street will require that the DPW policy regarding a 5 year moratorium on cuts in newly paved roads be adhered to. The DPW policy is that cuts made within this time require milling and overlay for the full width of the road and 20' wide each way from centerline of the two new cut(s) as well as backfill with flowable fill in all trenches. •The proposed common drive at lots A21 and A2 has a throat that is approximately 25 feet wide at the sidewalk with perpendicular, individual drives. •At all proposed new curb cuts the concrete sidewalk shall be rebuilt the nearest panel that is included in the driveway limits and shall meet the DPW standards of: 8-inch, compacted gravel base, 6-inch thick, 4,000 psi concrete with 6"x6"x 10110 WWF and 3/8" filler w/joint sealant and retainer ring. •A detail for setting granite curb shall be provided for approval by Department of Public Works. Sewer •Existing sewer stubs may fall near or within the limits of proposed new driveway locations. Sewer cleanouts near or within vehicular trafficked areas shall be protected within an access box that is flush with the surrounding grade. •Sewer cleanouts shall be placed as close to the property line as practicable. Drainage: •The Northampton DPW issued a Stormwater Management Permit to TCB Hospital Hill LLC on July 19, 2007, which included potential development consistent with the proposed project. However, the Stormwater Management Permit included conditions which must be met for the proposed project including the following (see Stormwater Management Permit for Village Hill Phase 2 for more information): -This project will be required to submit one or more Notice of Intent (NO I) to the U.S. EPA for coverage under the NPDES Stormwater Construction General Permit. A copy of the final NOI and Stormwater Pollution Prevention Plan (SWPPP) shall be submitted to the Northampton DPW for approval prior to the start of construction and prior to issuance of a building permit. -The plans and specifications approved by this Permit include roadways and conceptual impervious surface areas for site development. During the Site Plan approval, 40R site approval, or any other permitting for each lot, the applicant must submit documentation to the Northampton DPW of the proposed drainage system for the site, the impervious surface footprint of the site, and a revised summary of impervious surface areas built, proposed, and available for future construction for the sub-watershed drainage area where the proposed lot development is taking place. The DPW requests that this information be submitted and approved by the DPW prior to issuance of a building permit. •Sheet Cl.30 of the Site Plans specify 1- CULTEC Recharge 330 XLHD Chamber (TYP.) for each proposed house. The Memo from Dan Delany, P.E., Fuss & O'Neill, dated February 21, 2012 to Doug McDonald, City of Northampton, regarding Village Hill Drainage Summary includes calculations that specify 2 CULTEC 330 XLHD infiltration units per lot. The Plans should be corrected to be consistent with the calculations specified in the Memo. 14.)Prior to issuance of a building permit for the second lot in the row of house lots numbered A3, 5, 7, 9, 11,13,15,17,19, maintenance and easements agreements for the alley way must be submitted to Office of Planning and Development for review and approval to be recorded. FINDINGS: The Planning Board approved the site plan along with minor subdivision amendment that included relocation of driveways for the build out of the 24 lots along Moser Street at Village at State Hospital based on the plans submitted with this approval. This approval includes flexibility to build a minimum 8’ width front porch or for porches fronting the full façade. Plans include: 1."Village Hill Northampton Site Plan Approval Moser Street" Dated February 17, 2012 by Fuss & O'Neill for the Pecoy Group, Sturbridge Development LLC. Pages CO.00, C1, C1.1, C1.2, C1.3, C1.4, C2, C3, C3.01/02, L1, L2. 2. Custom Design Moser Street West Elevations for The Pecoy Group. Sheets A1-1 to A1-8, A2-1 to A2-8. 3. Memo by Fuss & O'Neill to Doug McDonald regarding Moser Street Subdivision Drainage and calculations. In approving the site plan, the Board determined that all the criteria in section 11 and criteria for the special permit originally adopted for the Planned Village, including design guidelines had been met. 1. The requested use protects adjoining premises against seriously detrimental uses. The new lots are part of the build-out of the state hospital and are consistent with those plans. 2. The requested use will not have an effect on convenience and safety of vehicular and pedestrian movement within the site and on adjacent streets, roads in the area. As part of the overall redevelopment of the state hospital, traffic mitigation will be made as previously GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc. Planning - DecisionCity of Northampton Hearing No.:PLN-2012-0019Date: March 29, 2012 required in the special permit for the village. 3. The requested use will have no effect on the relationship of structures and open spaces to the natural landscape, existing buildings and other community assets in the area. 4. The requested use will not have an impact on city resources. 5. The requested use meets any special regulations set forth in the Zoning Ordinance in section 350-11 COULD NOT DEROGATE BECAUSE: FILING DEADLINE:MAILING DATE:HEARING CONTINUED DATE:DECISION DRAFT BY:APPEAL DATE: 3/1/20123/15/20124/5/2012 REFERRALS IN DATE:HEARING DEADLINE DATE:HEARING CLOSE DATE:FINAL SIGNING BY:APPEAL DEADLINE: 3/8/20124/28/20123/22/20124/5/20124/18/2012 FIRST ADVERTISING DATE:HEARING DATE:VOTING DATE:DECISION DATE: 3/8/20123/22/20123/22/20123/29/2012 SECOND ADVERTISING DATE:HEARING TIME:VOTING DEADLINE:DECISION DEADLINE: 3/15/20127:00 PM6/20/20126/20/2012 MEMBERS PRESENT:VOTE: Andrew Weirvotes toGrant Debin Brucevotes toGrant Marilyn Richardsvotes toGrant Katharine G. Bakervotes toGrant Stephen Gilsonvotes toGrant Jennifer Dieringervotes toVote Against Francis Johnsonvotes toGrant MOTION MADE BY:SECONDED BY:VOTE COUNT:DECISION: Debin BruceKatharine G. Baker6-1Approved with Conditions MINUTES OF MEETING: Available in the Office of Planning & Development. I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above. I certify that a copy of this decision has been mailed to the Owner and Applicant. ___________________________________ Notice of Appeal An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton. GeoTMS® 2012 Des Lauriers Municipal Solutions, Inc.