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Rock ridge, Northampton, MA
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04109103 01t07pm P. 002
MEMORANDUM
TO: Ken Jodrie, Chair, Planning Board � j
FR: Ned Huntley, Assistant City Engineer Department of Public Works 004ly+if�
DA: April 8, 2003 1 1
RE: File #03-SP-53,25 Coles Meadow Road — Rockridge Retirement Community
addition
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic: Utilities:
x Volume & Impact on City Street
x Roadway Capacity
x Adequacy of City Road Construction
x Site Distances
X Parking
x Driveway Openings
• Drainage Into City Stormwater System
• Capacity of Stormwater Line
• Sanitary Sewer
• Water
x Other:
The Department of Public Works has the following comments:
No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
City stormwater system is not adequate to handle increase in drainage
Stormwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS)
Sanitary Sewer line is not adequately sized for proposed use
Sewer line connection is not properly shown
Water line is not adequately sized for proposed use
Water line connection is not properly shown
X. Other Comments:
Sanitary:
The applicant does not provide information as to sewer capacity of the City system as
it relates to their expansion. The King Street sewer line is overloaded (especially
during rainfall events) and the increase in flow could be detrimental to businesses
further downgradient to the expansion. DPW recommends that applicant perform full
sewer study prior to approval.
04109103 01.07pm P. 003
Rockridge Retirement — 25 Coles Meadow Road
• New sewer line as proposed is set to run under a light pole, either one should be
relocated.
• A cleanout should be installed at the property line.
• Saw -cut lines should be moved east of the sanitary sewer to be included in the work.
Although this will be a private sewer system, the DPW has concerns regarding the
location of the sanitary sewer line under any structure (Interior ramp).
• DPW recommends maintenance of a 10' lateral separation between sewer and drain
lines wherever possible.
Water:
• Applicant does not address water usage for the expansion and the effcct(s) on the City
system.
• All new water tie -ins will require final approval be the DPW — Water Division
DPW recommends that the applicant minimize the number of times the water and
drain lines cross. DPW recommends that DMH #1 be moved east of the existing
waterline to avoid an additional crossing.
• All turns in the water lines should have thrust blocks.
• All hydrants shall remain private.
• Size and type of proposed water line is not stated on the plans.
• DPW recommends maintenance of a 10' lateral separation between water and drain
lines wherever possible.
• New facilities will need to have plumbing plans reviewed to determine if additional
cross connection/backflow prevention devices will be required.
Applicant should consider looping the waterline within the site to prevent stagnation
of water at the end of the line. If this is not feasible, applicant should discuss with
water division the number of times the hydrant should be flushed and how to deal
with potential water quality problems.
Drainage:
The stormwater system as shown will remain a private system.
Submittal does not document the ability for the detention area under shallow cover to
support vehicle load(s).
• As the direction of the stormwater flow was not mapped/marked on plans, it was hard
to determine paths of drainage flow.
• 'The stormceptor should be relocated out from underneath the dumpster, to facilitate
inspections and cleaning.
• Sheet D -1 shows catch basins with a typical_ Y sump. This should be revised to a 4'
sump.
• Report states that no untreated stormwater to enter resource areas. Numerous drains
(8" pvc schedule 40) and area drains enter the system after the stormwater treatment
chambers. DPW cannot determine their function or their capacity to transport
sedimentation to detention facilities. The 8" pvc schedule 40 drainl nes do not appear
in the drainage report and provide unknown volumes of stormwater or other flows to
the system.
• Stormwater management plan does not specifically state who will be responsible for
inspection and maintenance of the stormwater system. If it will be on -site
2 of 2
Rockridge Retirement — 25 Copes Meadow Road
maintenance personnel, then special training should be conducted.
• Drainage system relies upon an infiltration system, however DPW could not find any
documentation within the drainage report that states where groundwater elevation is,
or if deep holes were excavated in the vicinity of the infiltration basins. Although
soils with classifications of A & B will infiltrate, the system will not work if seasonal
high groundwater is near the surface. DPW recommends on -site percolation tests and
deep pits to verify design criteria.
• Report states ex rate of detention system. No documentation provided for the
60" perforated pipes to provide this flow of water for exf Itration.
• Report calculations for underground detention system do not coincide with plans
(elevation and capacity).
Drainline from DMH #15 to northerly detention facility has several bends. Most
construction requires manholes for access at any bend(s).
• A report on the maintenance of the stormwater system should be sent to the DPW
once a year.
• DPW questions the long -term reliability of corrugated steel pipe (especially with
winter salt residuals) for the detention basin and some of the drainlines. Other
materials are available that may provide better longevity.
Road
Coles Meadow Road was recently paved. Five (5) year pavement moratorium
applies.
Other
Filter fabric should be placed around 4 inch drains behind retaining walls to prevent
fines from migrating into pipe from. drainage aggregate.
3 of 3
Memorandum
Ta Angela, Planning Dept.
Frwm Duane Nichols IVO
Date: March 28, 2003
CC: Brian Duggan
Rae Roclaidge at Laurel Park
After reviewing the plans for this proposed project, the areas of concern are
emergency vehicle access around the facility and hydrant spacing which needs to be
in accordance with National Fire Protection Standards. A full fire protection narrative
will need to be submitted with the building permit application for our review.
0 Pape 1
COL.ER S`
COLANTONIO Z
ENGINEERS AND SCIENTISTS
Northampton Planning Board
Northampton City Hall
210 Main Street
Northampton, MA 01060
RE: Site Plan Approval Application
Rockridge at Laurel Park
Property of New England Deaconess Association
25 Coles Meadow Road
Northampton, MA
0 W-A
March 6, 2003
Dear Board Members:
On behalf of our client, New England Deaconess Association, we enclose project site plans and supporting documentation
pertaining to the above referenced application, including the following:
• City of Northampton Application for Special Permit with Site Plan and application fee
• Zoning Permit Review Form endorsed by Northampton Building Inspector
Project Site Plans, including:
• Cover Sheet with Locus Plan
• Existing Conditions, Abutter and Zoning Plan
• Site Layout and Materials Plans
• Site Grading and Utilities Plans
• Site Planting and Lighting Plans
• Site Construction Details and Notes
• Architectural Elevations
• Project Perspective Renderings
• Storm Drainage Analysis and Design Report
Traffic Impact Statement
A Notice of Intent pursuant to the Massachusetts Wetlands Protection Act and Northampton Wetlands Bylaw has been filed
concurrently with this application.
Please contact this office if you have any questions or require additional information.
Very truly yours,
COLER & COLANTONIO, INC.
ENGINEERS AND SCIENTISTS
* v o
)avid M. Thompson, Jr.
Project Manager
Cc: New England Deaconess Association
Encl.
One Sugarloaf Street 413 - 665 -5300
South Deerfield, MA 01373 Fax: 413 - 665 -5390
04109103 01e07pm P. 002
1 1�
MEMORANDUM
TO: Ken Jodrie, Chair, Planning Board A
FR: Ned Huntley, Assistant City Engineer Department of Public Works ^? '' I
DA: April 8, 2003
RE: File #03-SP-53,25 Coles Meadow Road — Rockridge Retirement Community
addition
CC: file
The Department of Public Works has reviewed the above referenced application for the following items:
Traffic: Utilities:
• Volume & Impact on City Street x Drainage Into City Stormwater System
• Roadway Capacity x Capacity of Stormwater Line
• Adequacy of City Road Construction x Sanitary Sewer
x Site Distances x Water
x Parking x Other:
x Driveway Openings
The Department of Public Works has the following comments:
No Concerns, project will not have an impact on any items reviewed
Traffic Study is required
Roadway does not have adequate capacity to handle the additional traffic
Roadway is not adequately constructed to handle proposed increase in traffic
Site Distances are not adequate for proposed project
Parking spaces do not meet minimum requirements
Parking spaces are too close to driveway opening
Driveway openings are not adequate for proposed use
City stormwater system is not adequate to handle increase in drainage
Stormwater system does not meet minimum requirements for reduction of Total
Suspended Solids (TSS)
Sanitary Sewer line is not adequately sized for proposed use
Sewer line connection is not properly shown
Water line is not adequately sized for proposed use
Water line connection is not properly shown
X. Other Comments:
Sanitary:
+ The applicant does not provide information as to sewer capacity of the City system as
it relates to their expansion. The King Street sewer line is overloaded (especially
during rainfall events) and the increase in flow could be detrimental to businesses
further downgradient to the expansion. DPW recommends that applicant perform full
sewer study prior to approval.
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Rockridge Retirement — 25 Coles Meadow Road
+ New sewer line as proposed is set to run under a light pole, either one should be
relocated.
• A cieanout should be installed at the property line.
+ Saw -cut lines should be moved east of the sanitary sewer to be included in the work.
• Although this will be a private sewer system, the DPW has concerns regarding the
location of the sanitary sewer line under any structure (Interior ramp).
• DPW recommends maintenance of a 10' lateral separation between sewer and drain
lines wherever possible.
Water:
• Applicant does not address water usage for the expansion and the effect(s) on the City
system.
• All new water tie -ins will require final approval be the DPW —Water Division
• DPW recommends that the applicant minimize the number of times the water and
drain lines cross. DPW recommends that DMH 41 be moved east of the existing
waterline to avoid an additional crossing.
•
All turns in the water lines should have thrust blocks.
+ All hydrant., shall remain private.
• Size and type of proposed water line is not stated on the plans.
• DPW recommends maintenance of a 10' lateral separation between water and drain
lines wherever possible.
• New facilities will need to have plumbing plans reviewed to determine if additional
cross eonnection/backflow prevention devices will be required.
• Applicant should consider looping the waterline within the site to prevent stagnation
of water at the end of the line. If this is not feasible, applicant should discuss with
water division the number of times the hydrant should be flushed and how to deal
with potential water quality problems.
Drainage:
• The stormwater system as shown will remain a private system.
+ Submittal does not document the ability for the detention area under shallow cover to
support vehicle load(s).
• As the direction of the stormwater flow was not mapped/marked on plans, it was hard
to determine paths of drainage flow.
• The stormceptor should be relocated out from underneath the dumpster, to facilitate
inspections and cleaning.
• Sheet D -1 shows catch basins with a typical 3' sump. This should be revised to a 4'
SUMP.
• Report states that no untreated stormwater to enter resource areas. Numerous drains
(8" pvc schedule 40) and area drains enter the system after the stormwater treatment
chambers. DPW cannot determine their function or their capacity to transport
sedimentation to detention facilities. The 8" pvc schedule 40 drainlines do not appear
in the drainage report and provide unknown volumes of stormwater or other flows to
the system.
• Stormwater management plan does not specifically state who will be responsible for
inspection and maintenance of the stormwater system. If it will be on -site
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Rockridge Retirement — 25 Coles Meadow Road
maintenance personnel, then special training should be conducted.
• Drainage system relies upon an infiltration system, however DPW could not find any
documentation within the drainage report that states where groundwater elevation is,
or if deep holes were excavated in the vicinity of the infiltration basins. Although
soils with classifications of A & B will infiltrate, the system will not work if seasonal
high groundwater is near the surface. DPW recommends on -site percolation tests and
deep pits to verify design criteria.
m Report states exfiltration rate of detention system. No documentation provided for the
60" perforated pipes to provide this flow of water for exfiltration.
• Report calculations for underground detention system do not coincide with plans
(elevation and capacity).
m Drainline from DMH #15 to northerly detention facility has several bends. Most
construction requires manholes for access at any bend(s).
• A report on the maintenance of the stormwater system should he sent to the DPW
once a year.
m DPW questions the long -term reliability of corrugated steel pipe (especially with
winter salt residuals) for the detention basin and some of the drainlines. Other
materials are available that may provide better longevity.
Road
• Coles Meadow Road was recently paved. Five (5) year pavement moratorium
applies.
Other
• Filter fabric should be placed around 4 inch drains behind retaining walls to prevent
fines from migrating into pipe from drainage aggregate.
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Memorandum
Toe Angela, Planting Dept.
From: Duane Nichols
Date: March 28, 2003
CCe Brian Duggan
Ree Roclaidge at Laurel Park
After reviewing the plans for this proposed project, the areas of concern are
emergency vehicle access around the facility and hydrant spacing which needs to be
in accordance with National Fire Protection Standards. A full fire protection narrative
will need to be submitted with the building permit application for our review.
• Pipe 1
NEW ENGLAND DEACONESS ASSOCIATION
Providing a Continuum of Quality Care for Seniors • Established in 1889.
Rev. Herbert B. Taylor
Chief Executive Officer
Planning Board
City of Northampton
210 Main St. — Room 11
Northampton, MA 01060
Dear Planning Board,
Newp,ury Court Retirement Community
Concord, - Massachuse -m 01742
Rivercrest- Deaomwess- Chamberlin
Concord, Massachusetts 01742
Rockridge At Laurel Park
Northampton, Massachusetts 01040
Shorn Ckff By The Sea
This is to notify you that Pat Sokop, our Executive Director at the
Rockridge Residential Care Community in Northampton has been given authority
to sign for New England Deaconess Association, as owner, relative to our
submission for Rockridge's expansion project. We look forward to meeting with
you on March 26`
If you have any questions or would like any other input regarding this
matter, please feel free to contact me at anytime.
1 ":a 4
80 Deaconess Road ♦ Concord, Massachusetts 01742 -4199 ♦ (978) 369 -5151 Fax (978) 318 -9627