PB Subdivision Approval
NOTICE OF DEFINITIVE SUBDIVISION APPROVAL
To: City Clerk
The Planning Board on May 10, 2012
APPROVED 5-0 with Conditions
{see page 2} the following subdivision plan:
Name or description: Kensington Estates Definitive Subdivision Plan
New street names: Westbrook Drive
Submitted by: Glendale 66 Corp.
Address: 118-21 Queens Blvd, Suite 316, Forest Hills, NY 11375
Plan Set:
Kensington Estates Definitive Subdivision Plan, by The Berkshire Design Group, Inc. for Glendale 66
Corp., dated March 8, 2011 final revised date March 30, 2012 (not including revisions required
herein). Sheets 01, P1-P5, E1, R1-R2, U1, S1, D1-D5, L1.
I, Carolyn Misch, as agent to the Northampton Planning Board certify that this is a true and accurate
record of the decision of the Board.
___________________________________________ May 11, 2012
This vote of the Planning Board is duly recorded in the minutes of their meeting.
c.c. Applicant Police Department
Building Inspector Board of Assessors
Board of Public Works Register of Voters
Fire Department File
Board of Health Conservation Commission
After twenty (20) days without notice of appeal, endorsed blueprints, if approved, will be transmitted to:
Applicant-- 1 mylar Register of Voters-- 1 print
City Engineer-- 1 mylar Police Department--1 print
Assessors-- 1 print Fire Department-- 1 print
Bldg. Inspector-- 1 print File-- 1 print
15/11/2012
Kensington Estates Definitive Subdivision Approval
Conditions
May 10, 2012
Westbrook Drive
Section Approved Waivers
No.
290-29(D1) The property line radii at the proposed street intersection at Glendale Rd. be at
10’ vs. 30’ per §. To maintain existing property configuration.
290-23(G) Waiver of a Full traffic study. Summary is enclosed and traffic mitigation is
offered
290-23(P) No lighting required except for maintaining the existing light at the intersection
of Glendale and proposed Westbrook Drive.
290-54 (U) If fire flows of 750 GPM at 20 PSI cannot be met, as offered by applicant, all
units within the subdivision will have individual fire suppression sprinklers in
accordance with 290-54(U2)
290-38(a) Tree belt is located between the street and the sidewalk except in the area in
front of the bus shelter due to the width of the property, the sidewalk abuts the
curb.
Covenants:
1. Prior to endorsement of the definitive plans, a performance guarantee that conforms to
Northampton Subdivision Rules and Regulations §6:06 (4) must be posted. The developer may
place a covenant not to sell lots or, in lieu of placing a covenant, post a Letter of Credit in
accordance with the standards in the Regulations. If a Letter of Credit is posted it must be in
accordance with the Regulations, two lots must still be covered by a covenant not to sell, must be
adequate to cover the costs of the city completing the project, at prevailing wages and with a 15%
inflation factor, and the Letter may not be reduced below $100,000 until the project is complete
and has been accepted as such by the Planning Board.
2. Final construction quantities for improvements shall be submitted for review and approval by
Department of Public Works and Office of Planning and Development prior to approval of
financial guarantee.
3. Prior to the construction of the road, the applicant must record all covenants, including those
required in these conditions. The Department of Public Works and Office of Planning and
Development shall review all covenants prior to recording to ensure adequate language
addresses required conditions. The covenants shall not require financial payment from the owner
of the open space areas.
4. All maintenance of the roadway infrastructure and sidewalks as well as all utilities will be the
responsibility of the Owners’ Association (OA) until and unless the street is accepted as a public
street by City Council. This maintenance requirement shall be so stated in covenants. Snow
removal on sidewalks is the responsibility of the owners or owners’ association and shall be part
of the covenants. This includes the paved walkways bordering and within the open space.
5. OA shall be responsible for all snow removal on sidewalks up to the bus shelter.
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6. Covenants must include easements for the maintenance of the berm that runs behind lots 1, 2, 3
Water
7. Prior to construction of any of the residential units and after installation of water lines, a flow test
must be performed to determine if standard fire flows are achieved for the units. If 750 GPM at
20 PSI cannot be achieved, then the residential units shall have individual fire suppression
sprinklers in accordance with NFPA 13.
8. All water lines will be privately maintained by the homeowners’ association. Irrevocable
covenants shall include language stating that the association shall maintain these in perpetuity.
Covenants shall also clearly identify procedure for maintenance of lines such that any work on the
lines in the street may not commence until written approval of Department of Public Works.
9. Irrevocable covenants must include easements for the Department of Public Works to access
water valve shut offs in emergency situations. Department of Public Works will not be
responsible for any repairs necessary.
Sanitary Sewer
10. Maintenance of the private community septic shall be specified in the OA covenants. Language
shall be reviewed and approved prior to recording of covenants.
11. Prior to construction of lots easements for the sanitary sewer line crossing lots 11-24 shall be
reviewed and approved by the city and then recorded for these lots and noted in the OA
covenants.
Roadway, Traffic & Pedestrian Safety:
12. No stop signs shall be installed until the applicant can show to Department of Public Works that
the warrants have been met for such signs.
13. Street signs, in accordance with city standards, shall be placed at the intersection of
Westhampton Road and Glendale Road prior to the issuance of the first building permit for
structures.
14. Sidewalks shall be continuous with no breaks for curb cuts. All driveway entrances shall be
constructed so that traffic “ramps up” to sidewalks.
Open Space:
15. Prior to any construction, a Conservation Restriction must be placed on the proposed open space
and/or deeded to the city for public open space as determined by the applicant. IF the open
space is to be maintained privately, the applicant shall submit draft language to Office of Planning
and Development for review prior to recording the conservation restriction. The open space must
be deeded for public use as offered by the applicant.
16. Prior to any lot sale signs shall be posted indicating public access to the open space on the trail
access areas by lots 1, 4 & 5, 16, 17, 24.
17. A CR for Lots 1 and 2 shall be recorded prior to sale of these. The CR language shall be
approved by Office of Planning and Development prior to recording.
18. If the level lip spreader overflows and washes out any future trail, the OA shall be responsible for
reconstruction of the section of trail damaged by this system.
Detention Ponds, Stormwater, Erosion Control:
19. A construction detail of subdrains must be included. Plan sheet Rl shows a stretch of subdrain
from 0+00 to the catch basin lB at 2+90 that will be located in the field. Additional subdrain may
be required.
35/11/2012
20. A new lot #26 shall be created for the level lip spreader currently shown on lot 18 so that this can
be maintained by the OA without the need for easements.
21. Easements for drain lines to all systems shall be recorded for lots 1, 2, 3, 17, 18, 11-14.
Easement language shall be approved by the City prior to recording.
22. Tree planting detail on sheet L1 shall be replaced with the city’s planting standard showing the
root flare above grade. Mulch shall be at grade and not above.
Landscaping:
23. Buffer planting on abutter’s parcel 126 Glendale Rd shall be installed prior to the issuance of the
second building permit on site.
24. As offered by the applicant, landscape buffers off site for 126 Glendale and onsite buffering for
lots 137 Glendale and 145 Glendale Rd as shown on L1 shall be field verified with the subject
property owner prior to installation. These shall be planted prior to the issuance of the second
building permit.
25. Plans should be revised to show a split rail fence or comparable to demarcate property
boundaries between this subdivision and the abutting parcels at 109, 123, 137, 145 Glendale Rd.
Other:
26. Traffic mitigation: The applicant will be paying $72,000 total toward mitigation. This includes an
assumption of $18,810 for the value of the right-of-way through the open space The remaining
$53,190 would be paid shall be paid to the city of Northampton delivered to Office of Planning
and Development. in phases as follows:
th
a) Prior to issuance of a building permit for the 10 home $22,163.00
th
b) Prior to the issuance of the 20 building permit, a second payment of $22,163 shall be made.
nd
c) Prior to the issuance of the 22 building permit, the final payment of $8,864 shall be made.
27. Prior to final endorsement, mylars and all electronic submittals required in the subdivision rules
shall be submitted with all revisions detailed in these conditions shown.
28. Except as waived herein, all aspects of the subdivision, including construction materials and
methods, easements, inspections, plans, and process, shall conform with the Northampton
Subdivision Regulations.
45/11/2012