13-073 Rockridge Laurel Park Planning and WetlandsCOLER &
COLANTONIO
ENGINEERS AND SCIENTISTS
October 14, 2003
Northampton Planning Board
Northampton City Hall
210 Main Street
Northampton, MA 01060
RE: Special Permit with Major Site Plan Approval
Rockridge at Laurel Park
Property of New England Deaconess Association
25 Coles Meadow Road
Northampton, MA
Dear Board Members:
On behalf of our client, New England Deaconess Association, we provide the following inform
2003: ation
relative to the conditions of approval contained in your decision on the referenced permit dated June 2,
Condition No. 1: No comment necessary.
Condition No. 2: The architect for the project has submitted a full fire- protection narrative to the
Northampton Fire Department.
Condition No. 3: No comment necessary.
Condition No. 4: A 4' wide sidewalk along North King Street has been added to the project plans as
specified. The plan has been supplied to the Massachusetts Highway Department as part of the
Highway Access Permit application for the project, and a Wetlands Request for Determination of
Applicability for the work has been filed with the Northampton Conservation Commission. The
MHD has indicated that they find the proposed design acceptable, but their policy is to wait
for the result of Conservation Commission action on the RDA prior to issuing their Highway
permit. We anticipate being on the Conservation Commission agenda for their meeting on October
23 The drawing set contains a new sheet after the Planting and Lighting plans entitled "Site
Plan" that shows the layout of the proposed sidewalk.
Condition No. 5: A holding tank and pump system to provide off -peak discharge of additional sanitary
sewage flows to the municipal system has been added to the project plans. This proposed system
has received approval from the Sanitary Sewer division of the Department of Public Works, and
an application is in process for a sewer connection permit from the Massachusetts Department
55 Bobala Road 413 313 -0100
Holyoke, MA 01040 Fax: 413 313 -0190
10 recycled paper
of Environmental Protection, Division of Water Pollution Control. The details associated with the
construction of this system have been added to the plan set.
Condition No. 6: Project site plans have been revised to show the following information:
a. Details and specification for thrust block installation at all water main bends and junctions.
b. Type and size of water mains proposed in the project have been called out on the plans.
c. Flow direction arrows have been added to the proposed drain lines.
d & e. As a result of several meetings with the superintendent of the Water Supply division of the
Northampton Department of Public Works and the assistant City Engineer, we have
arrived at an acceptable proposal for the construction of the municipal water supply to serve the
facility.
Condition No. 7: This condition requires that all vegetation beyond a line ten feet west of the proposed
cottage access drive be retained or replaced if damaged during construction. As indicated on the
project plans, grading for the driveway will require clearing of existing vegetation in varying
amounts up to thirty feet from the edge of the driveway. It would be difficult to avoid this result
without the construction of a retaining wall or similar installation. As also indicated on the plans,
the disturbed area will be replanted with a combination of large shade trees, small flowering trees,
and evergreen shrubs. We respectfully request a modification to this Condition No. 7 to allow for
the construction as detailed on the plans and as described above.
Condition No. 8: Subsequent to the public hearing on the project, considerable effort has gone into the
fine- tuning of the proposed site lighting. Recommended minimum light levels of the Illuminating
Engineering Society of North America are 0.4 fc for light -duty residential drives and 0.5 fc for
walkways not adjacent to a roadway. We are designing for minimum light levels of 0.5 -1.0 fc
along the site roadways and 1 -2 fc along the pathways and garden terrace. These levels are a bit
higher than the IESNA levels out consideration of the primary usage of the site by the elderly.
There will always be bright spots under the individual fixtures in order to provide the desired
minimum level between the fixtures. Complying with the maximum of 3 foot - candles as specified
in Condition No. 8 would be nearly impossible without the installation of hundreds of low -
wattage lights at very close intervals across the site, which is not practical from either an aesthetic
or economic standpoint. All of the proposed fixtures are cutoff —type, so that there will be no light
trespass onto abutting properties and minimal sky lighting, all in all a very subdued lighting
scheme. We therefore respectfully request a modification to Condition No. 8 to allow for an
average light level of 3 fc. (The maximum level as shown on the enclosed photometric plan is 5.9
fc along the walkways and 4.7 fc at the drives and parking areas, and the minimums are 0.4 fc at
the pathways and 0.2 fc at the roadways.)
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We enclose two copies of revised site plans for the proposed project for your files. The revisions include
the responses to the conditions of approval as outlined above plus revisions made in response to review
comments received from the Northampton DPW on the site plans as originally filed (several of the DPW
and Planning Board comments refer to the same issue). A copy of our May 9 cover letter to the DPW
describing the revisions is enclosed.
Please contact this office if you have any questions or require additional information.
Very truly yours
COLER & COLANTONIO, INC.
ENGINEERS AND SCIENTISTS
David M. Thompson, Jr
Project Manager
Cc: New England Deaconess Association
Northampton Dept. of Public Works
Encl.
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Massachusetts Department of Environmental Protection DEP File Number:
Bureau of Resource Protection - Wetlands 246 -521
y WPA Form 5 - Order of Conditions Provided by DEP
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40
A. General Information
Important:
When filling From: 111111111111miI 1111111 N
I IIIIII
out forms on Northampton
the computer Conservation Commission 13 k: 7241 Pg: 149 Page: 1 of 11
use only the Recorded: 06/06/2003 06:48 AM
tab key to This issuance if for (check one):
move your
cursor - do ® Order of Conditions
not use the
return key. ❑ Amended Order of Conditions
VQ To: Applicant: Property Owner (if different from applicant):
New England Deaconess Association
Name Name
80 Deaconess Road
Mailing Address Mailing Address
Concord MA 01742
City/Town State Zip Code City/Town State Zip Code
1. Project Location:
Corner of North King Street & Coles Meadow Road Northampton
Street Address City/Town
13 73
Assessors Map /Plat Number Parcel /Lot Number
2. Property recorded at the Registry of Deeds for:
Hampshire 1541 127
County Book Page
Certificate (if registered land)
3. Dates:
March 6, 2003 April 10, 2003 April 16, 2003
Date Notice of Intent Filed Date Public Hearing Closed Date of Issuance
4. Final Approved Plans and Other Documents (attach additional plan references as needed):
See "Attachment A"
Title Date
5. Final Plans and Documents Signed and Stamped by:
Kelly Killeen, P.E.
Name
6. Total Fee:
$500.00
(from Appendix B: Wetiand Fee Transmittal Form)
WPA Form 5
Rev. 02/00
SC rwd
Digitized Paae 1 of 7
Checked
Findings pursuant to the Massachusetts Wetlands Protection Act:
Following the review of the above - referenced Notice of Intent and based on the information provided in
this application and presented at the public hearing, this Commission finds that the areas in which work is
proposed is significant to the following interests of the Wetlands Protection Act. Check all that apply:
❑ Public Water Supply
❑ Land Containing Shellfish
® Prevention of Pollution
❑ Private Water Supply
® Groundwater Supply
❑ Fisheries
® Storm Damage Prevention
® Protection of Wildlife Habitat
® Flood Control
Furthermore, this Commission hereby finds the project, as proposed, is: (check one of the following boxes)
Approved subject to:
® the following conditions which are necessary, in accordance with the performance standards set forth
in the wetlands regulations, to protect those interests checked above. This Commission orders that all
work shall be performed in accordance with the Notice of Intent referenced above, the following
General Conditions, and any other special conditions attached to this Order. To the extent that the
following conditions modify or differ from the plans, specifications, or other proposals submitted with
the Notice of Intent, these conditions shall control.
Denied because:
❑ the proposed work cannot be conditioned to meet the performance standards set forth in the wetland
regulations to protect those interests checked above. Therefore, work on this project may not go
forward unless and until a new Notice of Intent is submitted which provides measures, which are
adequate to protect these interests, and a final Order of Conditions is issued.
❑ the information submitted by the applicant is not sufficient to describe the site, the work, or the effect
of the work on the interests identified in the Wetlands Protection Act. Therefore, work on this project
may not go forward unless and until a revised Notice of Intent is submitted which provides sufficient
information and includes measures, which are adequate to protect the Act's interests, and a final
Order of Conditions is issued. A description of the specific information which is lacking and why it is
necessary is attached to this Order as per 310 CMR 10.05(6)(c).
General Conditions (only applicable to approved projects)
1. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory
measures, shall be deemed cause to revoke or modify this Order.
2. The Order does not grant any property rights or any exclusive privileges; it does not authorize any
injury to private property or invasion of private rights.
3. This Order does not relieve the permittee or any other person of the necessity of complying with all
other applicable federal, state, or local statutes, ordinances, bylaws, or regulations.
WPA Form 5
Rev. 02100 Page 2 of 7
BK 012 4 1 PG 15 1
Massachusetts Department of Environmental Protection DEP File Number:
Bureau of Resource Protection - Wetlands 246 -521
Y WPA Form 5 - Order of Conditions Provided by DEP
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40
B. Findings (cont.)
4. The work authorized hereunder shall be completed within three years from the date of this Order
unless either of the following apply:
a. the work is a maintenance dredging project as provided for in the Act; or
b. the time for completion has been extended to a specified date more than three years, but less
than five years, from the date of issuance. If this Order is intended to be valid for more than three
years, the extension date and the special circumstances warranting the extended time period are
set forth as a special condition in this Order.
5. This Order may be extended by the issuing authority for one or more periods of up to three years each
upon application to the issuing authority at least 30 days prior to the expiration date of the Order.
6. Any fill used in connection with this project shall be clean fill. Any fill shall contain no trash, refuse,
rubbish, or debris, including but not limited to lumber, bricks, plaster, wire, lath, paper, cardboard,
pipe, tires, ashes, refrigerators, motor vehicles, or parts of any of the foregoing.
7. This Order is not final until all administrative appeal periods from this Order have elapsed, or if such
an appeal has been taken, until all proceedings before the Department have been completed.
8. No work shall be undertaken until the Order has become final and then has been recorded in the
Registry of Deeds or the Land Court for the district in which the land is located, within the chain of title
of the affected property. In the case of recorded land, the Final Order shall also be noted in the
Registry's Grantor Index under the name of the owner of the land upon which the proposed work is to
be done. In the case of the registered land, the Final Order shall also be noted on the Land Court
Certificate of Title of the owner of the land upon which the proposed work is done. The recording
information shall be submitted to this Conservation Commission on the form at the end of this Order,
which form must be stamped by the Registry of Deeds, prior to the commencement of work.
9. A sign shall be displayed at the site not less then two square feet or more than three square feet in
size bearing the words,
"Massachusetts Department of Environmental Protection" [or, VA DEP "]
"File Number 246 -521
10. Where the Department of Environmental Protection is requested to issue a Superseding Order, the
Conservation Commission shall be a party to all agency proceedings and hearings before DEP.
11. Upon completion of the work described herein, the applicant shall submit a Request for Certificate of
Compliance (WPA Form 8A) to the Conservation Commission.
12. The work shall conform to the plans and special conditions referenced in this order.
13. Any change to the plans identified in Condition #12 above shall require the applicant to inquire of the
Conservation Commission in writing whether the change is significant enough to require the filing of a
new Notice of Intent.
14. The Agent or members of the Conservation Commission and the Department of Environmental
Protection shall have the right to enter and inspect the area subject to this Order at reasonable hours
to evaluate compliance with the conditions stated in this Order, and may require the submittal of any
data deemed necessary by the Conservation Commission or Department for that evaluation.
WPA Form 5
Rev. 02100 Page 3 of 7
BK0124 1 PG 1 52
Massachusetts Department of Environmental Protection DEP File Number:
Bureau of Resource Protection -Wetlands 246 -521
u WPA Form 5 - Order of Conditions Provided by DEP
n Massachusetts Wetlands Protection Act M.G.L. c. 131, §40
B. Findings (cont.)
15. This Order of Conditions shall apply to any successor in interest or successor in control of the
property subject to this Order and to any contractor or other person performing work conditioned by
this Order.
16. Prior to the start of work, and if the project involves work adjacent to a Bordering Vegetated Wetland,
the boundary of the wetland in the vicinity of the proposed work area shall be marked by wooden
stakes or flagging. Once in place, the wetland boundary markers shall be maintained until a
Certificate of Compliance has been issued by the Conservation Commission.
17. All sedimentation barriers shall be maintained in good repair until all disturbed areas have been fully
stabilized with vegetation or other means. At no time shall sediments be deposited in a wetland or
water body. During construction, the applicant or his /her designee shall inspect the erosion controls
on a daily basis and shall remove accumulated sediments as needed. The applicant shall immediately
control any erosion problems that occur at the site and shall also immediately notify the Conservation
Commission, which reserves the right to require additional erosion and /or damage prevention controls
it may deem necessary. Sedimentation barriers shall serve as the limit of work unless another limit of
work line has been approved by this Order.
Special Conditions (use additional paper, if necessary):
For additional conditions see "Attachment B"
Findings as to municipal bylaw or ordinance
Furthermore, the hereby finds (check one that applies):
Conservation Commission
❑ that the proposed work cannot be conditioned to meet the standards set forth in a municipal
ordinance or bylaw specifically:
Name Municipal Ordinance or Bylaw
Therefore, work on this project may not go forward unless and until a revised Notice of Intent is
submitted which provides measures, which are adequate to meet these standards, and a final Order
of Conditions is issued.
❑ that the following additional conditions are necessary to comply with a municipal ordinance or bylaw,
specifically:
Name
Municipal Ordinance or Bylaw
The Commission orders that all work shall be performed in accordance with the said additional
conditions and with the Notice of Intent referenced above. To the extent that the following conditions
modify or differ from the plans, specifications, or other proposals submitted with the Notice of Intent,
the conditions shall control.
WPA Form 5
Rev. 02/00 Page 4 of 7
B. Findings (cont.)
WPA Form 5
Rev. 02/00
Additional conditions relating to municipal ordinance or bylaw:
This Order is valid for three years, unless otherwise specified as a special condition pursuant to General
Conditions #4, from the date of issuance.
Date
i1 2003
This Order must be signed by a majority of the Conservation Commission. The Order must be mailed by
certified mail (return receipt requested) or h d delivered to the applicant. A copy also must be mailed or
hand delivered at the same time to the ap o riate Department of Environmental Protection Regional
Office (s Appendix 7and th e property w er (if different from applicant).
Signat es:
On Te nth
Day
before me personally appeared
R
--.&
Of April, 2003
Month and Year
.•.tttllNi?t the above -named
tr 2 l 0 4
to me known to be the person described in and who executed the foregoing instrumel�t'�� 'j` • L
acknowledged that he /she executed the same as his /her free act and deed. . Q 1� ' -i A
��// • �, 9 _m _+
Nota
Public MyCommissi n Expires •.;» �\`
This Order is issued to the applicant as follows:
❑ by hand delivery on ® by certified mail, return receipt requested, on
Date
Apri 22, 2003
Date
Date sent to DEP: April 22, 2003
Page 5 of 7
The applicant, the owner, any person aggrieved by this Order, any owner of land abutting the land subject
to this Order, or any ten residents of the city or town in which such land is located, are hereby notified of
their right to request the appropriate DEP Regional Office to issue a Superseding Order of Conditions.
The request must be made by certified mail or hand delivery to the Department, with the appropriate filing
fee and a completed Appendix E: Request of Departmental Action Fee Transmittal Form, as provided in
310 CMR 10.03(7) within ten business days from the date of issuance of this Order. A copy of the request
shall at the same time be sent by certified mail or hand delivery to the Conservation Commission and to
the applicant, if he /she is not the appellant.
The request shall state clearly and concisely the objections to the Order which is being appealed and how
the Order does not contribute to the protection of the interests identified in the Massachusetts Wetlands
Protection Act, (M.G.L. c. 131, § 40) and is inconsistent with the wetlands regulations (310 CMR 10.00).
To the extent that the Order is based on a municipal ordinance or bylaw, and not on the Massachusetts
Wetlands Protection Act or regulations, the Department has no appellate jurisdiction.
D. Recording Information
This Order of Conditions must be recorded in the Registry of Deeds or the Land Court for the district in
which the land is located, within the chain of title of the affected property. In the case of recorded land, the
Final Order shall also be noted in the Registry's Grantor Index under the name of the owner of the land
subject to the Order. In the case of registered land, this Order shall also be noted on the Land Court
Certificate of Title of the owner of the land subject to the Order of Conditions. The recording information
on Page 7 of Form 5 shall be submitted to the Conservation Commission listed below.
Conservation Commission
WPA Form 5
Rev. 02/00 Page 6 of 7
D. Recording Information (cont.)
Detach on dotted line, have stamped by the Registry of Deeds and submit to the Conservation Commission.
---------------------------------------------------------------------------------------------------------------------------
To:
Conservation Commission
Please be advised that the Order of Conditions for the Project at:
Project Location DEP File Number
Has been recorded at the Registry of Deeds of:
County Book Page
for:
Property Owner
and has been noted in the chain of title of the affected property in:
Book Page
In accordance with the Order of Conditions issued on:
Date
If recorded land, the instrument number identifying this transaction is:
Instrument Number
If registered land, the document number identifying this transaction is:
Document Number
Signature of Applicant
WPA Form 5
Rev. 02/00 Page 7 of 7
BK
"ATTACHMENT A"
"Cover Sheet Rockridge at Laurel Park, North King Street, Northampton,
MA" Sheet No. C1, prepared by Coler & Colantonio, Inc., dated December
23, 2002.
2. "Existing Conditions, Abutter & Zoning Plan, Rockridge at Laurel Park,
North King Street, Northampton, MA" Sheet EC -1, prepared by Coler &
Colantonio, Inc., dated March 6, 2003.
3. "Grading & Utilities Plan, Rockridge at Laurel Park, North King Street,
Northampton, MA." Sheets GU -1 — GU -4, prepared by Coler & Colantonio,
Inc., dated March 6, 2003.
4. "Layout & Materials Plan, Rockridge at Laurel Park, North King Street,
Northampton, MA." Sheets L -1 — L -4, prepared by Coler & Colantonio, Inc.,
dated March 6, 2003.
5. "Planting & Lighting Plan, Rockridge at Laurel Park, North King Street,
Northampton, MA." Sheets PL -1 — PL -3, prepared by Coler & Colantonio,
Inc., dated March 6, 2003.
6. "Construction Details, Rockridge at Laurel Park, North King Street,
Northampton, MA." Sheets D1- D5, prepared by Coler & Colantonio, Inc.,
dated March 6, 2003.
7. "General Notes, Rockridge at Laurel Park, North King Street, Northampton,
MA." Sheet GN -1, prepared by Coler & Colantonio, Inc., dated March 6,
2003.
8. "Wetland Boundary Plan, Rockridge at Laurel Park" Sheet 1 of 1, prepared by
Coler & Colantonio, Inc., dated January 21, 2003.
BK 012 4 1 PG 1 51
"ATTACHMENT B"
18. The owner of the property described in this Order must advise any potential buyer of the
property that any construction or alteration to said property, including brush cutting or
clearance, may require approval by the Northampton Conservation Commission.
Any instrument conveying any or all of the owners' interest in said property or any portion
thereof, shall contain language similar to the following:
"This property is subject to the Northampton Wetlands Protection
Ordinance and/or Wetlands Protection Act. Any construction or
maintenance work performed on this property requires an Order of
Conditions, and /or a Determination of Applicability from the Northampton
Conservation Commission.
19. A copy of this Order and associated plans shall remain on site during all construction
and/or building activities. The project manager and all equipment operators shall be
familiar with the approved plans, and shall be informed of their location on the site.
This location shall be accessible to all contractors whenever work is occurring on
site.
20. All required permits must be obtained from the Army Corp of Engineers (Section 404,
Water Quality Certification), Planning Board, Zoning Board, Department of Public
Works, or Building Inspector prior to the start of projects involving fill within any
wetland resource area;
21. No disposal of soils or other materials shall be allowed within: a 100 -year floodplain; 40
feet of the 100 -year floodplain elevation; any wetland; or any area within 100 -feet of a
wetland, unless such areas are specifically approved by the Commission, in accordance
with 310 CMR 10.00, and City of Northampton Ordinances - Chapter 24;
22. All revised plans, referenced within this Order of Conditions, shall be approved by the
Conservation Commission and incorporated into this Order by reference and shall be
followed during the course of construction.
23. Ongoing conditions that shall not expire with the issuance of a Certificate of Compliance
areas follows: # 39 & 40.
24. Prior to the start of any site work, excavation or construction, a preconstruction
conference shall be held on the site, between the contractor conducting the work, the
site /project engineer, the applicant, and a member or agent of the Conservation
Commission, in order to ensure that the requirements of this Order are understood by all
parties. Prior to the pre - construction meeting, all erosion control devices must be
installed, also.
Bic0124 1 PG 1 58 '
PRE - CONSTRUCTION REQUIREMENTS:
25. The applicant shall notify the Commission, in writing, as to the date that the work will
commence on the project. Said notification must be received by the Commission no
sooner than (10) days and no later than five (5) days prior to the commencement of the
approved activity.
EROSION AND SEDIMENTATION CONTROL:
26. The erosion control barrier shall consist of polypropylene silt fencing and staked straw
bales and shall be trenched.
27. The erosion control barrier shall serve as the limit of work line.
28. The cutting of trees located within the right -of -way shall be allowed prior to the
installation of a siltation barrier as long as the stumps are not removed or unearthed.
29. All silt fencing and erosion controls shall be installed prior to removal of stumps and
shrubs within the right -of -way.
30 All excavated and stockpiled materials shall be located outside the wetland resource area
and 75 -foot buffer, and shall be stabilized with a silt fence to prevent erosion and
sedimentation into the buffer and resource area.
31. The erosion controls shall remain in place until all disturbed surfaces have been stabilized
with a vegetative cover and authorized by the Conservation Commission or their agent.
32. All vehicles and equipment shall be stored outside of the 100 -foot buffer at the close of
each workday.
WETLAND REPLICATION:
33. The wetland replication shall be as specified in the Notice of Intent.
34. A report of the success of re- vegetation activities shall be submitted to the Conservation
Commission, by a qualified wetlands scientist on the following schedule:
By: May 2004.
By: May 2005.
35. If more than 50% wetland vegetation has not been established after one growing season
(1 year), then additional plantings and/or changes to the wetland restoration plan shall be
submitted to the Conservation Commission for consideration and approval.
36. If more than 75% wetland vegetation has not been established after two growing seasons
X0124 1 PG 1 59
(2 years), then additional plantings and/or changes to wetland restoration plan shall be
submitted to the Commission for consideration and approval.
37. At the time of requesting a Certificate of Compliance, the applicant must submit a
"Summary Report" by a qualified individual, of work completed on the site, actions taken
during the replication and the rate of success of wetland replication.
POST CONSTRUCTION SUBMITTALS & WORK IN BUFFER ZONE:
38. If checked: [X] YES
Upon completion of the work covered by this Order, the applicant shall submit an as-built
plan, signed and stamped by a registered professional engineer or land surveyor, together
with a written request for a Certificate of Compliance.
The plan and written request shall specify any ways that the completed project differs
from the plans referenced in the Order. The as -built plan shall include, at a minimum, and
as applicable to the project: elevations of all pipe inverts and outlets, pipe sizes, materials,
and slopes; all other drainage structures; limits of clearing, grading, and fill; all structures,
pavement, and contours within 100 feet of wetland boundaries; all alterations within the
wetland resource areas; all wetland replication areas; and all dates of fieldwork.
39. Semi - annual inspection by a qualified person shall be made of all structural stormwater
BMP's (including catch basins, area drains, manholes, water quality inlets, detention
facility, outlet structures and swales) with reports submitted to the Commission no later
than May 15 of each year. Any repairs or cleaning shall be performed as necessary,
based on the inspections, cleaning to be performed at minimum of two times each year,
with receipts provided to the Conservation Commission annually, no later than May 15
40. The parking area must be swept a minimum of four times per year to achieve 10% TSS
removal, at least once in the fall and spring prior to cleaning and inspection of catch
basins, with receipts provided to the Conservation Commission annually, no later than
May 15 th .
41. The boardwalk shall be constructed without the use of pressure treated lumber.
42. The applicant shall promote the education and understanding of the detrimental impacts
of herbicides, pesticides on the adjacent wetlands to all potential users of the community
gardens and encourage the use of the natural slow release fertilizers.
ATTEST. HAMPSHIRE, D'OI, a&,_ , QISTRR
MA AIM L. DONOHUE