06-062 (2) V
NHESP 01-9552
November 5,2001
Page 2
migration habitat for the wood turtle as well as feeding, shelter, overwintering, and migration habitat for
the Jefferson's salamander. The applicant shall avoid all alterations of the Bordering Vegetated
Wetlands and Riverfront Areas on the above-referenced parcel.
Please note that this determination addresses only the matter of rare wildlife habitat and does not pertain to
other wildlife habitat issues that may be pertinent to the proposed project. This review does not pertain to
endangered species protection under the Massachusetts Endangered Species Act (M.G.L. c. 131A). It is
important that all parties copy any and all correspondence,revisions, or permits associated with this project
to this office. If you have any questions about this matter please call Nancy Putnam at(508) 792-7270, ext.
306.
Massachusetts Endangered Species Act(M.G.L.c. 131A)
This project may be subject to the Massachusetts Endangered Species Act and its implementing regulations
(321 CMR 10.00). The applicant should contact Hanni Dinkeloo at the NHESP (508) 792-7270, ext. 302
to determine the filing requirements.
Sincerely, s
Patricia Huckery
NHESP Wetlands Environmental Reviewer
cc: Beaver Brook Nominee Trust
Mark P. Reed,Heritage Surveys,Inc.
Karen Hirschberg,DEP Western Regional Office
Commonwealth of Massachusetts
DIVI.Slonot
UIV Fisheffies &VIddlife
Wayne F. MacCallum, Director
November 5, 2001
Northampton Conservation Commission
City Hall
210 Main Street
Northampton,MA 01060
RE: Applicant: Beaver Brook Nominee Trust
Project Location: Haydenville Road(Rt. 9) and Grove Avenue
Project Description: Construction of a 54 lot single-family housing subdivision with a
wetland crossing,roadways, stormwater management system, and
related site improvements&utilities
NHESP File No. 01-9552
Dear Commissioners:
The applicant listed above has submitted a Notice of Intent with plans (dated 9/14/01) to the Natural
Heritage & Endangered Species Program (NHESP) in compliance with the inland rare wildlife species
sections of the Massachusetts Wetlands Protection Act Regulations (310 CMR 10.58(4)(b) & 10.59) for the
subject project.
The applicant proposes to alter 13,961 square feet of Riverfront Area, 4868 square feet of Bordering
Vegetated Wetland, and 48,536 square feet of Buffer Zone associated with the Mill River, Beaver Brook
or other on-site wetlands. Based on a review of the information that.was provided and the information
that is currently contained in our database, the NHESP has determined that portions of this project occur
within the actual habitat of the wood turtle (Clemmys insculpta) and the Jefferson's salamander
(Ambystoma jeffersonianum) two state protected rare wildlife species. The wood turtle and Jefferson's
salamander are state-protected as species of "Special Concern" pursuant to the Massachusetts
Endangered Species Act (M.G.L. c.131A) and its implementing regulations (321 CMR 10.00). We have
enclosed a copy of the DWW Policy 90-2 to help explain the standards and procedures that are employed
to determine adverse effects to rare wildlife habitat as well as factsheets for these two species.
The NHESP finds that the portions of this project within Riverfront Area and Bordering Vegetated
Wetland will adversely affect the actual habitat of the spring salamander and wood turtle. The
construction of the roadway crossing the wetland and detention basins or their outlets in the Riverfront
Area will have short or long term adverse effects on the habitats of the spring salamander and wood
turtle. The'Bordering Vegetated Wetland provides important feeding, shelter, overwintering, and
migration habitat for the Jefferson's salamanders. These salamanders often move between upland forests
into wetland resource areas and breed in the vernal pools as adults. The proposed roadway and culvert
crossing will destroy rare species habitat and will be a barrier to normal movement of the Jefferson's
salamanders. The Riverfront Areas on this site provide important feeding, breeding, shelter, and
yip�r',u� 1f
Y�
Natural Heritage & Endangered Species Program
Route 135,Westborough,MA 01581 Tel: (508) 792-7270 x 200 Fax: (508)792-7821
�p An Agency of the Department of Fisheries,Wildlife&Environmental Law Enforcement
��/ httn•//www state ma iic/rlfiuPle!1dAv/nhPcn
Peb' .14 01 10s48a Northampton Citb Hall 4135871264 p• 4
13.Speed limit signs and Pedestrian crossing signs should be placed on Grove Avenue at
Evergreen Street.
14.The request for 20% reduction of cul-de-sac frontage for lots on Grove and Hanley
Grove was approved.
15.Applicant should replace the street suffix to Hanley "Grove" . Use either "street",
"road" or "place" in order to avoid confusion with Grove Avenue.
DETENTION PONDS& OPEN SPACE
16. The calculation for Open Space should not include the portion of detantion ponds that
require regular maintenance.
17. The reserved open space should be dedicated to the City. The City reserves the right to
take this in fee or through a right-of-way or conservation restriction.
18. The amount and configuration of open space should fully comply with the cluster provisions
in the zoning Ordinance §1U.5, including the trail system.
19. Detention areas must be designed and located outside the 50'wetland buffer, and outside
the 100' buffer wherever possible.
20.The detention ponds should be designed for easy enforcement of maintenance and the
covenants.
WETLANDS
21. If feasible, the-wetland crossing from Route 9 into the subdivision should be constructed
with a bridge. Otherwise, oversized culverts, with cantilevered sidewalks should be
constructed.
22.A 100° buffer line should be drawn around all:Vemal Pools located within the vicinity of the
site- No disturbance should occur within this 100' buffer of the Vernal Pools. Permanent
no build" bounds should be placed along the 100' buffer of the Vernal Pools.
23. All building envelopes for house construction should be outside the ICU buffer. Lawn area
should not encroach within the 50' buffer of wetlands.
24.All lots that have property boundaries that fall within the 100' buffer should contain language
in the deeds indicating that no disturbance is allowed within 100' of wetlands or Riverfront
Area without permits from the Conservation Commission.
25. The curve of Grove Avenue (at lots 34 and 35) should be redesigned so that no portion of
this road, sidewalk or landscaping fails within 100' of the wetlands buffer or Vernal Pool
buffer.
OTHER
26. Additional Department of Public Works requirements must be satisfies
27. The other land owned by the applicant on the south westerly edge of the project, along
Grove Avenue should be incorporated into the subdivision and the overall calculations for
open space and total buildable lots.
28. All maintenance and ownership responsibilities for infrastructure and other open land
identified in the subdivision must be clearly documented in a covenant to be approved by
the City. `
The Planning Board may alter the above conditions if the Natural Heritage and Endangered
Species Program and/or Conservation Commission under local or state law promulgate
additional applicable requirarnents. _
r;eb 14 01 10: 48a Northampton City Hall 4135871264 p- 3
ATTACHMENT 1
Conditions of Approval
Beaver Brook Estates, Preliminary Subdivision, Leeds
As Approved by the Northampton Planning Board
February 8, 2001
1. Lot#12 must meet the 80'frontage requirement.
2. The Planning Board agreed to approve the waiver request for road radius on Hanley Grove
Provided that three (3) of the proposed lots be dedicated for affordable housing. These lots
may either be given to the City or the City's designee for affordable housing or otherwise
developed in a way that is acceptable to the City.
TRAFFIC& PEDESTRIAN SAFETY
3. Sidewalks.must be extended along the project boundary on Haydenvilie Road south to
Leonard Street and north to Beaver Brook. If the sidewalk is to be located on Haydenville
Road right-of-way, the applicant must obtain permission from Massachusetts Highway
Department. If accepted, these sidewalks must be H'wide. If the sidewalks are not
acceptable on Massachusetts Highway Department right-of-way, these sidewalks should be
located within the boundary of the applicant's property, subject to Conservation Commission
approval and may be 4'wide.
4. Sidewalks must be extended along the existing portion of Grove Avenue from the entrance
to the subdivision to the intersection of Front Street, where the currew sidewalk ends.
5. A sidewalk should be placed along the easement line extending-f-om the end of
Hanley Grove cul-de-sac and connect to Grove Avenue.
6. The sidewalk on Hanley Grove should be relocated to the south side of the cul-de-sac.
7. Snow removal on sidewalks within the subdivision that abut open space will be the
responsibility of the Homeowners' Association. Snow removal on all sidewalks abuting
individual building lots will be the responsibility of individual owners or the Association,
whichever is determined by the applicant_
8. Maintenance and removal of snow on the Haydenville Road sidewalk and in the easement
from Hanley to Grove Avenue (across country) must be the responsibi,ity of the
Homeowners'Association.
9. The paved road width should not exceed 24' throughout the subdivisionZ.
10. Grove Avenue extension should have a 20' paved width (or equal to the existing paved
width of the Grove Avenue stub) starting at the Grove Avenue entrance and extending for at
least 340' north into the subdivision. At this point, it should widen to 24'.
llWaximurn design speed for streets within the subdivision should be 25 miles per
hour.
'12. Street design must include traffic calming devices throughout the subdivision and
beyond. The design must ensure that drivers traveling eastbound from the
intersection of Grove and Hanley Grove, on average, can reach Leeds Elementary
School more quickly than if traveling westbound along Grove Avenge.
Such measures should include a speed table at the intersection of Grove Avenue and
Hanley Grove, a speed table at the entrance of the subdivision at the Grove Avenue
Extension, and speed tables at inte'rsections on Grove to Front Street. Other measures may
be appropriate.
A speed table should be located on Leonard Street at evergreen to mitigate the incremental
impact of traffic that the subdivision will have on Leonard Street. The City would be willing
to work with the applicant to review cost-sharing for this speed table
P. 2
.FORM F
NORTHAMPTON, MA
February 9, 200
Date
NOTICE OF PRELIMINARY SUBDIVISION APPROVAL
Td: Clty Cleric
The Planning Board on February S 2001 by
Date vote
APPROVED with CandRire sE$, attachment)the following subdivision plan:
Name or,description:_Beaver Brook Estates
New street names: Hanley Grove, Grove Avenue
Submitted by: Beaver Brook Nominee Trust—John Hanley
Address: 150 West 56"'Street, Apartment 5905, New York, NY 100.19
On December 13 200a pending termination of the statutory twenty day appeal period.
Date
Signed
Chair, Northampton Planning Board
o
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 bluepdnts,,if approved, will be transmitted to:
Applicant— 1 myfar Register of Voters- 1 print
City Engineer—1 rnyiar Police Department-1 print
Assessors-1 print Fire-Department— 1 print
Bldg. Inspector— 1 print File— 1_print
-BEAVER BROOD ESTATES
NORTHAMPTON, MA
SITE PLAN LAND USE DATA
PROJECT PARCEL AREA W/IN ZONE DISTRICTS
PARCEL AREA IN URA ZONE 9.27 ACS. (403,801 S.F.) INCLUDING KELLEY PARCEL
PARCEL AREA IN SR ZONE 50.65 ACS. (2,220,631 S.F.)
TOTAL PARCEL AREA 59.92 ACS.
OPEN SPACE REQUIRED BY ZONING
TOTAL TRACT AREA 59.92 ACS.
STANDARD LOT AREA (FLAG LOTS-
33,34,50 & RESERVED LOT) - 5.41 ACS.
NET TRACT AREA FOR 54.51 ACS._ 2 = 27.26 ACS. REQ'D.
OSR DEVELOPMENT
27.26 x 75% = 120.45 ACRES MIN. REQ'D. AS NON WETLAND, FLOOD PLAIN OR
STEEP SLOPES.
OPEN SPACE BREAKDOWN
STEEP SLOPES >8% AREA = 6.68 ACS.
WETLAND AREA AREA = 5.77 ACS.
TOTAL AREA 12.45 ACS.
X OF AREA NOT ALLOWED X 75%
STORM DRAINAGE- 9.34 ACS.
FOREBAY DET. BASIN + .30 ACS.
TOTAL AREA NOT ALLOWED 9.64 ACS.
BY ZONING IN OPEN SPACE
CALL.
TOTAL OPEN SPACE AREA 37.59ACS.
OPEN SPACE CALCULATION
TOTAL OPEN SPACE AREA SHOWN 37.59 ACS.
TOTAL AREA NOT ALLOWED BY ZONING - 9.64 ACS.
NET OPEN SPACE AREA 27.95 ACS.
DENSITY CALCULATIONS FOR ZONE DISTRICTS (OSR USE)
URA ZONE SR ZONE ENTIRE PARCEL TOTALS
WETLAND AREA (90%) .50 ACS. (21,780 S.F.) 4.69 ACS. (204,296 S.F.) 5.19 ACS. (226,076 S.F.)
ROADWAY AREA .94 ACS. (40,946 S.F.) 3.53 ACS. (153,767 S.F.) 4.47 ACS. (194,713 S.F.)
STANDARD LOT AREA 1.04 ACS. (45,302 S.F. 4.37 ACS. (190,357 S.F. 5.41 ACS. (235,659 S.F.
UNUSEABLE LAND AREA -2.48 ACS. -12.59 ACS. 15.07 ACS. (868,151 S.F.
LAND AREA IN DISTRICT 9.27 ACS. 50.65 ACS. 59.92 ACS.
NET LAND AREA 6.79 ACS. 38.06 ACS.
D.U. PER ACRE ALLOWED x2.2 x1.5
NO. OF UNITS ALLOWED 14.94 ACS. OR 14 UNITS 57.09 ACS. OR 57 UNITS 71 UNITS
SHOWN 59 UNITS
PAGE 2OF2
BEAVER BROOK ESTATES
NORTHAMPTON, MA
SITE PLAN GENERAL NOTES & ZONING
GENERAL NOTES
1. THIS PLAN IS SUBMITTED AS AN AMENDMENT TO
PRELIMINARY SUBDIVISION PLAN PREVIOUSLY APPROVED
BY THE NORTHAMPTON PLANNING BOARD JAN. 2001.
2. NO WORK OR DISTURBANCE IS PROPOSED WITHIN THE
100' WETLAND BUFFER ZONE AND THE 200'
RIVERFRONT AREA OF MILL RIVER AND BEAVER BROOK.
3. DENSITY AND OPEN SPACE CALCULATIONS DO NOT INCLUDE
LAND AREA OF STANDARD LOTS (33,34 & 50) AND LOT
RESERVED FOR OWNER (WHICH TOTAL 5.41 ACRES/ 235,659 S.F.),
4. UNIT BREAKDOWN AS SHOWN ON PLAN:
SHOWN:
SINGLE FAMILY DETACHED UNITS: 49
EXISTING MULTIFAMILY (LOT 2) UNITS: 4
PROPOSED MULTIFAMILY (LOT 51) UNITS: 6
TOTAL NUMBER OF UNITS 59
ZONING
District: SR (suburban Residential)
Min. Lot Area 30,000 s.f. Frontage 125' Depth 160'
Setbacks front 30' Side 20' rear 40'
Max. Bldg. Coverage 20%
Flag Lot:
Min. Lot Area 60,000 s.f. Frontage 50'
Min, Depth 160'
Setbacks Front 60' Side 40' Rear 80'
Envelope Circle required 187.5'
District: URA (Urban Residential—A)
Min. Lot Area 12,000 s.f. Frontage 75' Depth 120'
Setbacks front 30' Side 15' rear 30'
Max. Bldg. Coverage 25%
Open Space Residential Development (single family)
District SR District URA District
Min. Lot Area 10,000 s.f. 7,500 s.f.
Frontage 80' 75'
Depth 110' 100'
Setbacks f25' s15' r25' f20' s10' r2O'
Max. Bldg. Coverage 20% 25%
Density* 1.5 DU/a 2.2 DU/a
*Tract area less proposed roadway and 90% of wetlands.
Open Space Required 50% of net tract area**
**75% shall be neither wetlands or floodplain or over 8% slopes.
PAGE 1 OF 2
-d
JOIN J. H ANLEY TRUSTEE 53-716612118
0523510794 .1 2
110 KING STREET f I r
o NORTHAMPTON, MA 01060 t P®
API DATE ' '� J'
PAY TO t
ORDER OF THE s °l4
RD d?'
✓°.. I ii
DOLLARS
FLORENCE SAVINGS BANK j
j 65 MAIN STREET,FLORENCE,MA 01062
ap
4 2 L LE17 L688': 05 23 5&0794u® 0244
SaiEtt Pa PEP
FORM B
NORuar MP?N�002
Date
APPLICATION FOR APPROVAL
OF AMENDED PRELIMINARY PLAN
File sixteen completed forms and plans and file seven additional copies, showing wetlands,which
may be 11"x17" reduced scale plans,with the City Cleric and the Planning Board, in accordance
with the requirements of Section 4:02.
To the Planning Board:
The undersigned herewith submits the accompanying Preliminary Plan of Property located in the City of
Northampton for approval as allowed under the Subdivision Control Law and the Rules and Regulations
Governing the Subdivision of Land of the Planning Board in the City of Northampton.
1, Applicant Beaver Brook Nominee Trust f �
Print or type name ignature
150 West 56th Street, Apt. 5905 (212) 451-8553
Address New York, NY 10019 Phone
2. Owner See Below
Print or type name Signature
Address Phone
3. Engineer Richard P. Weisse !&�, .de•
Print or type name Heritage Surveys, Inc. Signature
College Highway & Clark St. , P.O. Box 1, Southampton, MA (413) 527-3600
Address Phone
4. Surveyor Bruce A. Coombs
Print or type name Heritage Surveys, Inc. Signature
5. Deed of property recorded in Hampshire County Registry or Land Court(circle one),
Book See Note Page
6. Location and Description of Property: See Note
7. Assessor's Map ID: See ote Lot(s):
Date submitted to Planni Boa UU Date Decision Filed:
Ci 9 G City Clerk:
C9*(S gnatu a (Signature)
SUBDIVISION REGULATIONS-------PAGE 59
Note: See letter dated January 23, 2002 addressed to the City of Northampton
Planning Board for #5,6 & 7.
2. Owners
Beaver Brook Nominee Trust Robert J. Kelly
150 West 56th St. , Apt. 5905 28D Evergreen Road
New York, NY 100 9 Leeds, MA 0103
Signature ' �`o Signature
..
Page Three
Northampton Planning Board
January 23, 2002
Section 7.00 (9), Street Standards from the Rules and Regulations
Governing the Subdivision of Land in The City of Northampton requires a
horizontal alignment for local streets to be a minimum radius of 250 feet.
We are requesting a reduction near the intersection of Evergreen Road
and Chestnut Avenue, which shows a radius of 125 feet on the new
section of Chestnut Avenue between road station 0+0 and 2+0. This
waiver will allow the intersection of Evergreen Road and Chestnut
Avenue to be in alignment, instead of an offset intersection. This issue
was originally discussed at a meeting with city departments.
If the above waiver is granted, it is our understanding that all other Subdivision
Rules and Regulations can be met with the proposed plan.
As part of this application we are also submitting the following:
• Form-13 Application for Approval of Amended Preliminary Plan.
• Copy of a check in the amount of$500.00 addressed to the City of
Northampton (check #244). This amount is based on the Office of
Planning and Development, Fee Schedule for Amendment to
Definitive Plan.
We would appreciate your directing any correspondence regarding the above
referenced project to John J. Hanley, Trustee, The Beaver Brook Nominee Trust
(212) 451-8553 with copies of the same to Heritage Surveys, Inc.
Sincerely,
C/L 4,--'�L
Bruce A. Coombs
CC: The Beaver Brook Nominee Trust
Northampton City Clerk with one copy of plans and Application
Page Two
Northampton Planning Board
January 23, 2002
connect from Evergreen Road to land of Beaver Brook Nominee Trust as shown
on the Amended Preliminary Subdivision Plan, dated January 23, 2002. This
will allow the project to be in compliance with the Natural Heritage &
Endangered Species Program ruling.
A copy of the Land Use Summary, Project Parcel Areas within Zoning Districts,
Zoning Requirements, Open Space Required by Zoning, and Density
Calculations for Zoning Districts are attached for review.
The Beaver Brook Nominee Trust property is located in SR (Suburban
Residential) and URA (Urban Residential-A) Zoning Districts of the City of
Northampton. The parcel of land has a total area of 57.05 acres and is defined
by several lots on the City of Northampton Assessor's Maps (Map 5, Parcels 6 &
7, Map 6, Parcels 12, 18, 19, 20, 21, 58). The deeds for the property are
recorded in the Hampshire County Registry in book 5869, page 6, book 5917,
page 206, book 5493, page 23 and book 5869, page 3. The Robert J. Kelly
property is located in URA (Urban Residential-A) Zoning Districts of the City of
Northampton. The parcel of land has a total area of 2.87 acres and is defined
on the City of Northampton Assessor's Map (Map 11A, Parcel 3). The deeds for
the property are recorded in the Hampshire County Registry in book 4758, page
119.
The applicant/owners are requesting the following waivers in accordance with
the Rules & Regulations Governing the Subdivision of Land in the City of
Northampton, Section 3:00, Waiver of Compliance, §3:02. These waivers are
some of the same waivers granted for this project within the document entitled,
"Attachment 1, Conditions of Approval, Beaver Brook Estates, Preliminary
Subdivision, Leeds, as approved by the Northampton Planning Board, February
8, 2001."
Section 6.3 (1), Cul-de-sac Frontage requirement within the Zoning
Ordinance. Reduction in lot frontage by twenty (20) percent for lots
situated at the end of the proposed cul-de-sac as shown on plan.
Section 7.00 (7), Right of Way Width Standards from the Rules and
Regulations Governing the Subdivision of Land in The City of
Northampton requires that within a Type I subdivision all street have a
width of 60 feet. We are requesting a reduction of the Right of Way width
within two sections of the project. First is a Right of Way Width of 50
feet from the end of the existing section of Grove Avenue for a distance of
350 feet. This portion of Grove Avenue is shown on a recorded plan in
Plan Book 32 Page 38. The applicant does not have title to the property
located on either side of the right of way, which is shown on the
Amended Plan. The second request is for a 58 foot wide Right of Way for
a distance of 200 feet from the intersection of Evergreen Road and
Chestnut Avenue. The existing apartment building located on Lot 2 will
now need a minimum front yard setback of 20 feet, by granting this
waiver this building will meet zoning requirements.
HERITAGE SURVEYS, INC.
Professional Surveyors and Engineers
College Highway & Clark Street
Post Office Box 1
Southampton, Massachusetts 01073
Bruce A. Coombs, President Telephone(413) 527-3600
Professional Surveyor, MA, CT& VT Facsimile (413) 527-8280
E-mail: bruce@heritagesurveys.com Website: heritagesurveys.com
January 23, 2002
City of Northampton
Planning Board
210 Main Street - City Hall
Northampton, MA 01060
RE: Amended Preliminary Subdivision Plan
Beaver Brook Estates
Grove Ave. and Evergreen Road
Northampton, MA
HSI Job #3923-980831
Dear Planning Board Members:
On behalf of the applicant, The Beaver Brook Nominee Trust, we are submitting
sixteen (16) prints and seven (7) 11" x 17" reduced scale prints of a plan
entitled, Amended Preliminary Subdivision Plan, Sheet 1 of 1, Dated January
23, 2002 prepared for "Beaver Brook Estates, Northampton, MA. This plan
shows an Open Space Residential Development with fifty one (51) lots and
3,244 L.F. of roadway connecting Grove Avenue and Evergreen Road through
land of Beaver Brook Nominee Trust and Robert J. Kelley. Also included in this
application are sixteen (16) prints and seven (7) 11" x 17" reduced scale prints
of a plan entitled Existing Wetland Areas and Steep Slopes, Sheet 1 of 1, Dated
January 23, 2002 prepared for Beaver Brook Estates, Northampton, MA. The
submission is in accordance with Section 5:00, §5:02 Submission of the Rules
and Regulations Governing the Subdivision of Land in The City of Northampton,
and shall be filed by the Planning Board with the following entities: Board of
Health, Chief of the Fire Department, Conservation Commission and the City
Engineer.
The above Amended Preliminary Plans reflect an alternative concept for
developing the parcel in accordance with the Open Space Residential
Development requirements of §11:4 and the Flag Lot requirements of §13.0 of
the Northampton Zoning Ordinance. This project has been revised based on a
letter from Natural Heritage & Endangered Species Program, dated November 5,
2001 that states, "The applicant shall avoid all alterations of the Bordering
Vegetated Wetlands and Riverfront Areas on the above referenced parcel". A
copy of that letter is enclosed for your review. The Amended plan shows no
alterations to any Bordering Vegetated Wetlands and/or Riverfront Areas and
will keep all lots and construction outside of the 100 feet Buffer Zone of the
Wetlands. Beaver Brook Nominee Trust has an agreement with Robert J. Kelly
owner of 28D Evergreen Road, Leeds, MA allowing the proposed roadway to
City of Northampton, Massachusetts �� �� 0�� TO�,
Office of Planning and Development #
City Hall • 210 Main Street
Northampton, MA 01060 • (41
FAX (413) 5 ' 7 —
• Community and Economic Development �t
• Conservation •Historic Preservation
• Planning Board•Zoning Board of Appeals �p
• Northampton Parking Commission _��C; /I� � " `-7 ' -;L-
TO: Anthony Patillo, Building Inspector t9, XD
RE: Permit application It 3
FROM: Angela. Dion, Board Secretary/OPD
DATE:
U ! N 2 9
Would you lease review and ret r Ae `002
DEPT DJ °v y"V IO:N
c
enclosed >` ;` ,�.r application
before th
ej lanning Boar oning Board of
Appeals meeting scheduled for so
that we can advise the Boards of any
concerns you may have.
Thank you.
13.Speed limit signs and Pedestrian crossing signs should be placed on Grove Avenue at
Evergreen Street.
14.The request for 20% reduction of cul-de-sac frontage for lots on Grove and Hanley
Grove was approved.
15.Applicant should replace the street suffix to Hanley "Grove" . Use either "street",
"road" or "place" in order to avoid confusion with Grove Avenue.
DETENTION PONDS & OPEN SPACE
16. The calculation for Open Space should not include the portion of detention ponds that
require regular maintenance.
17. The reserved open space should be dedicated to the City. The City reserves the right to
take this in fee or through a right-of-way or conservation restriction.
18. The amount and configuration of open space should fully comply with the cluster provisions
in the Zoning Ordinance §10.5, including the trail system.
19. Detention areas must be designed and located outside the 50' wetland buffer, and outside
the 100' buffer wherever possible.
20. The detention ponds should be designed for easy enforcement of maintenance and the
covenants.
WETLANDS
21. If feasible, the wetland crossing from Route 9 into the subdivision should be constructed
with a bridge. Otherwise, oversized culverts, with cantilevered sidewalks should be
constructed.
22. A 100' buffer line should be drawn around all Vernal Pools located within the vicinity of the
site. No disturbance should occur within this 100' buffer of the Vernal Pools. Permanent
"no build" bounds should be placed along the 100' buffer of the Vernal Pools.
23. All building envelopes for house construction should be outside the 100' buffer. Lawn area
should not encroach within the 50' buffer of wetlands.
24. All lots that have property boundaries that fall within the 100' buffer should contain language
in the deeds indicating that no disturbance is allowed within 100' of wetlands or River-front
Area without permits from the Conservation Commission.
25. The curve of Grove Avenue (at lots 34 and 35) should be redesigned so that no portion of
this road, sidewalk or landscaping falls within 100' of the wetlands buffer or Vernal Pool
buffer.
OTHER
26. Additional Department of Public Works requirements must be satisfied
27. The other land owned by the applicant on the south westerly edge of the project, along
Grove Avenue should be incorporated into the subdivision and the overall calculations for
open space and total buildable lots.
28. All maintenance and ownership responsibilities for infrastructure and other open land
identified in the subdivision must be clearly documented in a covenant to be approved by
the City.
The Planning Board may alter the above conditions if the Natural Heritage and Endangered
Species Program and/or Conservation Commission under local or state law promulgate
additional applicable requirements.
2
ATTACHMENT 1
Conditions of Approval
Beaver Brook Estates, Preliminary Subdivision, Leeds
As Approved by the Northampton Planning Board
February 8, 2001
1. Lot#12 must meet the 80' frontage requirement.
2. The Planning Board agreed to approve the waiver request for road radius on Hanley Grove
provided that three (3) of the proposed lots be dedicated for affordable housing. These lots
may either be given to the City or the City's designee for affordable housing or otherwise
developed in a way that is acceptable to the City.
TRAFFIC & PEDESTRIAN SAFETY
3. Sidewalks must be extended along the project boundary on Haydenville Road south to
Leonard Street and north to Beaver Brook. If the sidewalk is to be located on Haydenville
Road right-of-way, the applicant must obtain permission from Massachusetts Highway
Department. If accepted, these sidewalks must be 6' wide. If the sidewalks are not
acceptable on Massachusetts Highway Department right-of-way, these sidewalks should be
located within the boundary of the applicant's property, subject to Conservation Commission
approval and may be 4' wide.
4. Sidewalks must be extended along the existing portion of Grove Avenue from the entrance
to the subdivision to the intersection of Front Street, where the current sidewalk ends.
5. A sidewalk should be placed along the easement line extending from the end of
Hanley Grove cul-de-sac and connect to Grove Avenue.
6. The sidewalk on Hanley Grove should be relocated to the south side of the cul-de-sac.
7. Snow removal on sidewalks within the subdivision that abut open space will be the
responsibility of the Homeowners' Association. Snow removal on all sidewalks abuting
individual building lots will be the responsibility of individual owners or the Association,
whichever is determined by the applicant.
8. Maintenance and removal of snow on the Haydenville Road sidewalk and in the easement
from Hanley to Grove Avenue (across country)_ must be the responsibility of the
Homeowners' Association.
9. The paved road width should not exceed 24' throughout the subdivision.
10. Grove Avenue extension should have a 20' paved width (or equal to the existing paved
width of the Grove Avenue stub) starting at the Grove Avenue entrance and extending for at
least 300' north into the subdivision. At this point, it should widen to 24'.
11.Maximum design speed for streets within the subdivision should be 25 miles per
hour.
12. Street design must include traffic calming devices throughout the subdivision and
beyond. The design must ensure that drivers traveling eastbound from the
intersection of Grove and Hanley Grove, on average, can reach Leeds Elementary
School more quickly than if traveling westbound along Grove Avenue.
Such measures should include a speed table at the intersection of Grove Avenue and
Hanley Grove, a speed table at the entrance of the subdivision at the Grove Avenue
Extension, and speed tables at intersections on Grove to Front Street. Other measures may
be appropriate.
A speed table should be located on Leonard Street at Evergreen to mitigate the incremental
impact of traffic that the subdivision will have on Leonard Street. The City would be willing
to work with the applicant to review cost-sharing for this speed table
1
FORM F
NORTHAMPTON, MA
February 9, 2001
Date
NOTICE OF PRELIMINARY SUBDIVISION APPROVAL
To,: City Clerk
The Planning Board on February 8, 2001 by
Date vote
APPROVED with C see a me-at)the following subdivision plan:
Name or de ription:_Beaver Brook Estates
New street names: rove, Grove Avenue
Submitted by: Beaver Brook Nominee Trust—John Hanley
Address: 150 West 56th Street, Apartment 5905, New York, NY 10019
On December 13, 2000 pending termination of the statutory twenty day appeal period.
Date
Signed {l
Chair, Northampton Planning Board
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