16B-001 Bear Hill-Warner Hill Estates Special Permit 3-31-2005Planning Board - Decision - City of Northampton
Hearing No.: PLN- 2005 -0055 Date: March 31, 2005
APPLICATION TYPE: SUBMISSION DATE:
PB Special Permit with Major Site PI 1 111112005
Annlicant's Name:
Owner's Name:
Surveyor's Name:
NAME:
John Chakalos
NAME:
WARNER EDWIN C
COMPANY NAME:
ADDRESS:
52 Over look Drive
ADDRESS:
34 BRIDGE RD
ADDRESS:
TOWN:
WINDSOR
STATE:
CT
ZIP CODE:
06095
TOWN:
FLORENCE
STATE:
MA
ZIP CODE:
01062
TOWN:
STATE:
ZIP CODE:
PHONE NO.:
FAX NO.:
PHONE NO.:
(413) 586-20510
FAX NO.:
PHONE NO.:
FAX NO.:
EMAIL ADDRESS:
EMAIL ADDRESS:
EMAIL ADDRESS:
Rita Infnrnnatinn-
STREET NO.:
SITE ZONING:
34 & 20 BRIDGE RD
URA
TOWN:
SECTION OF BYLAW:
FLORENCE MA 01062
Section 10.5. Open Space Residential Development
MAP:
BLOCK:
LOT:
MAP DATE:
ACTION TAKEN:
16B
001
I 001
Approved With Conditions
Book:
Page:
1848
158
NATURE OF PROPOSED WORK:
Age - restricted residential retirement community deve loped through an open -space cluster consisting of 46 total housing units.
HARDSHIP:
CONDITION OF APPROVAL:
1. Prior to issuance of a building permit, the applicant must obtain sign off from the Office of Planning
FINDINGS: & Development that indicates that the following items have been addressed.
a. Revised plans shall be submitted to reflect the changes required herein.
b. The portion of the property al located to meet the active recreation criteria must be dedicated to
the City and a permanent conservation restriction must be recorded for this area with a copy
provided to the Office of Planning & Development. The restriction must allow public access to
the soccer field and the sledding hill. Additionally, a 10' wide public access easement, with
language reviewed and approved by the Office of Planning & Development staff, must be
recorded to allow a public connection from the emergency access road to the Veterans
Administration property.
c. Easement lines and language shall be submitted to the Office of Planning & Development and
Department of Public Works for review and approval for all stormwater treatment facilities and
utilities that are within the public open space to be dedicated to the City of Northampton.
d. A copy of the covenants showing that the driveway serving this c luster shall be privately
maintained in perpetuity by the Homeowner's Association.
e. Review and approval, by the Department of Public Works, of the maintenance contract for
the proposed water pump station. The station must be managed by a professional company
with experience operating such equipment.
f. In -lieu of full traffic study and as offered by the applicant, the applicant shall create a 55 year
and older, age - restricted covenant and shall provide $4,100 toward design and construction
of a concrete sidewalk from the round -about to the edge of this property.
2. Sheet L10 shall be revised to add a pedestrian crossing on the east side of driveway intersection
and shall include associated signage and pavement markings in accordance with the Manual on
Uniform Traffic Control Devices. ADA ramps on both sides of Bridge Road shall also be constructed.
This crossing shall be extinguished at the time that the roundabout is completed.
3. Existing tree stands shown within the dark green area on the colored sheet L2 presented at the
hearing shall remain. Revised plans shall show the location in which construction fencing will be
placed along this line to protect these trees.
4. In lieu of fire flow requirements, the units shall be fully "sprinklered" and flows must meet NFPA
standards.
GeoTMS® 2005 Des Lauriers Municipal Solutions, Inc.
Planning Board - Decision - City of Northampton
Hearing No.: PLN- 2005 -0055 Date: March 31, 2005
5. The pump station must be designed to maintain fire flows of 1,500 gallons per minute without
creating backfiow conditions.
6. Hydrant spacing shall follow NFPA standards.
7. Recorded covenants must include language that restricts the use of the fire hydrants to City of
Northampton Water and Fire departments un less otherwise permitted_ on a case -by -case basis
through one of these departments.
8. The three house sites along Bridge Road shall not be divided onto separate "Approval Not
Required" lots.
9. A crosswalk across the driveway entrance at Bridge Road shall be marked to connect the sidewalk
on both sides of the driveway.
10. Un less determined otherwise by the Department of Public Works, all widening and striping
improvements shown on Bridge Road must be removed upon installation of the roundabout.
11. Stormwater management must be conducted in accordance with the Department of Public Works
Stormwater permit and approved plans.
12. Any drainage or irrigation systems that are designed for the soccer field must be approved by the
Department of Public Works and stormwater permits must be amended as necessary.
13. Applicant shall work with fire department on internal street layout for emergency response vehicle
access to ensure that vehicles can maneuver safely throughout the project.
14. The applicant shall construct a 5' wide concrete sidewalk, in accordance with Department of Public
Works standards, from the edge of the property across JFK Middle School frontage to the Beech
street crosswalk.
15. The existing curb cut for the driveway serving 34 Bridge Road must be closed and curbing
replaced in accordance with Department of Public Works criteria.
16. Prior to the issuance of a certificate of occupancy for the first unit, permanent signs for the soccer
field and sledding hill constructed in accordance with city standards, must be posted by the applicant.
The Planning Board granted the Special Permit for an open space townhouse cluster with 44 new units and 2 existing units based on the
application and the following plans submitted with the application:
1. "Bear Hill Estates- An Open Space Residential Development ", prepared by The Berkshire Design Group, Inc. Dated January 5, 2005,
Revised March 11, 2005. Sheets L1 -L 10.
2.. "Bear Hill Estates Front Elevations ", prepared by Michael B. Herlands Architects, dated March 16, 2005, sheets 1 -5.
The Planning Board found:
A. The requested use protects adjoining premises against seriously detrimental uses. The majority of the units will be clustered to the
rear of the site and will be surrounded by permanently protected open space. The public will have access to the public soccer field,
sledding hill as well as access to the rear of the site. Surface water drainage will be managed on site and will not affect adjoining
properties, sound and sight buffers and views, light and air will not be affected.
B. The requested use will not have an effect the convenience and safety of vehicular and pedestrian movement within the site and on
adjacent streets. A sidewalk will be constructed from Bridge Road along the the interior driveway network. Additionally, a sidewalk will
be constructed across the frontage of this lot and the JFK Middle School lot to the existing crosswalk on Bridge Road. Funds will be
given to the City for the design/development of pedestrian connection to the planned roundabout at the intersection of Bridge Road and
Route 9. Temporary lane widening and striping will be implemented to provide left turn lanes into the project. The project, including any
concurrent road improvements, will not decrease the level of service (LOS) of all area roads or intersections effected by the project below
the existing conditions. The project proponent will mitigate impacts through construction of sidewalk connections and through offer of
$4,100 for design and development of sidewalk connections to the Route 9 roundabout.
C. The requested use will promote a harmonious relationship of structures and open spaces to the natural landscape, existing buildings
and other community assets in the area. The applicant is dedicating open space and will be constructing a soccer field for the
Northampton Recreation Department. The use of the field will be available for the JFK Middle School. The development provides open
space buffer along the school property and along the Veterans Adminstration Hospital grounds.
D. The requested use will not over load, the City's resources including the effect on the City's water supply and distribution system,
sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. This is an age - restricted (55 and older)
community that will not over load the school system. The proximity of the site to Look Park and Florence Center and the off -peak travel
options for this community will not over load the street network.
GeoTMS® 2005 Des Lauriers Municipal Solutions, Inc.
Planning Board - Decision City of Northampton
Hearing No.: PLN- 2005 -0055 Date: March 31, 2005
E. The requested use meets the special regulations set forth in the Zoning Ordinance Section 5.2, 6.2, and 10.5 and 11. The slopes within
the dedicated open space on this site exceed the 8% and therefore, the applicant is complying with the requirements of 10.5 -8 with
dedication of open space to fulfill unmet needs for active recreational facilities within the city.
F. The requested use bears a positive relationship to the public convenience or welfare. The use will not unduly impair the integrity of
character of the district or adjoining zones, nor be detrimental to the health, morals, or general welfare. The project will add residential
units within walking distance of parks and Florence Center.
G. The requested use will promote City planning objectives to the extent possible and will not adversely effect those objectives, as
defined in City master or study plans which support infill development for housing where there is existing infrastructure to support it and
protection of natural resource areas.
H. Compliance with the following technical performance standards:
1. Curb cuts onto streets have been minimized. The proposed new house on the easterly side of the project will utilize the existing
driveway to access the site and shall conform to the common drive standards within section 5.2 of the Northampton Zoning Ordinance.
The proposed new house to the west of the existing structure will include a driveway that connects to the main driveway of the
develompent.
2. Pedestrian, bicycle and vehicular traffic movement on site have been separated.
3. The project meets the criteria under the Northamtpon Stormwater Ordinance and has received a permit from the Department of
Public Works.
COULD NOT DEROGATE BECAUSE:
1/20/2005
REFERRALS IN DATE:
1/27/2005
FIRST ADVERTISING DATE:
1/27/2005
SECOND ADVERTISING DA'
2/3/2005
MEMBERS PRESENT:
Jennifer Dieringer
Paul Voss
Francis Johnson
George Kohout
Keith Wilson
Paul Diemand
Kenneth Jodrie
MOTION MADE BY:
Paul Diemand
AILING DATE:
HEARING CONTINUED DATE:
DECISION DRAFT BY:
APPEAL DATE:
21312005
312412005
417/2005
EARING DEADLINE DATE:
HEARING CLOSED E:
FINAL SIGNING BY:
APPEAL DEADI
311712005
312412005
417/2005
412012005
EARING DATE:
VOTING DATE:
DECISION DATE:
211012005
3/24/2005
313112005
ERRING TIME:
VOTING DEADLINE:
DECISION DEADLINE:
7:30 PM
71
612212005
612212005
VOTE:
votes to
Grant
votes to
Grant
votes to
Grant
votes to
Grant
votes to
Grant
votes to
Grant
votes to
Grant
Paul Voss
MINUTES OF MEETING:
Available in the Office of Planning & Development.
with Conditions
1, 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
March 31, 2005.
1 certify that a copy of thi decision has been mailed to the Owner and Applicant.
t _q
GeoTMS® 2005 Des Lauriers Municipal Solutions, Inc.
- The
Berkshire
Design
Group, Inc.
January 10, 2005
Planning Board
City Hall
Northampton, MA 01060
RE: Warner Hill Estates
Bridge Road
To the Planning Board:
Introduction:
Enclosed please find a Planning Board Application for Warner Hill Estates. The
project is a proposed cluster retirement community located on Bridge Road directly
west of JFK Middle School. The entire project includes two residential parcels of
23.5 acres and 1 acre, each with a single family home. The two homes would be
incorporated into the cluster development and there are proposed to be 44 new
homes. All units would belong to a homeowner's association that would have
responsibility for maintenance of the site, road and driveway plowing, lawn
mowing and landscape upkeep, maintenance of stormwater features, and trash
pickup. No central dumpster is planned. A private driveway would serve the
community with its curb cut approximately 330 feet from North Main Street (Route
9). Two new units are proposed on Bridge Road with driveway access onto Bridge
Road. These units are planned to remain under the control of the Warner family,
the current parcel owner. It is the Owner's desire to have driveway access onto
Bridge Road for these homes.
Open Space & Active Recreation:
La idscape Architecture The project includes substantial open space, which includes wooded buffer areas
on the east and west sides of the parcel, and active recreation open space on the
Civil Engineering lower flat area and central south - facing slope. As prescribed in Sections 10.5(7) &
10.5(8), open space can include up to 3 /< of its area to be up to 20% slopes if one -
Planning tenth acre per maximum number of units (max. density) is provided as active
recreation open space. The maximum density for the project parcel is 50.84 units.
Urban Design Therefore, 5.084 acres of active recreation open space is required. This plan
provides 6.3 acres of active recreation open space in the form of community
Environmental Services gardens and a sledding hill. Signage for the public will be developed to indicate the
community gardens and sledding hill.
The community gardens on the flat area of the site include stonedust paths, two
water/hose bibs and a backflow prevention device located inside a small water
booster pump station building. Discussion with the Recreation Department indicate
the community gardens would be favorable at this site. The School Department has
also indicated that the JFK parking lot can be available for users.
4AIIen Place North ampton, Massachusetts 01060 Telephone(413) 582 -7000 Facsimile (413) 582 -7005 E -mail bdg(herkshiredesign.com
•
Warner Hill Estates
Planning Board Application
January 10, 2005
Page 2
The south - facing slope is proposed to be used as a sledding hill. Sledding occurs on
the grounds of JFK Middle School, and being able to use the slopes on this site
would expand this opportunity.
Other Information:
This site and development requires a water booster pump station to provide
adequate water volume and pressure for residential use and fire prevention. Most of
the site is above the elevation that the City's water system can provide proper
flows. A separate water pump station designer will provide the design of the
booster pump station to the City for review. The booster pump station is proposed
to be housed inside a small 15'x20' building located adjacent to the new drive and
proposed retention basin. There will be a water connection to the city system in
Bridge Road bringing water to the booster pump station. All water to serve the site
will be after the booster pump, including hydrants and water service to the
community gardens.
The applicant has recently chosen a street light fixture and a lighting plan has been
prepared. Decorative fixtures are proposed, and the lighting plan is included, as
well as lighting fixture catalog cuts.
We are in the process of preparing the Stormwater Management Permit application,
as required by the Northampton Department of Public Works.
We look forward to presenting this project to the Board and trust this information
will get the project off to a good start.
Sincerely,
The Berkshire Design Group, Inc.
Y. Michael Liu
Associate
•
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The
Berkshire
Design
Group, Inc.
March 14, 2005
Planning Board
City Hall
Northampton, MA 01060
RE: Warner Hill Estates
Bridge Road
To the Planning Board:
The name of the project has been changed to Bear Hill Estates as requested by the
property owner. The plans have been revised to address comments and concerns
from DPW, comments aired at the public hearing, and the Stormwater Management
Application required by DPW has been submitted. In summary, the changes
include:
Traffic
• For review and comment, a conceptual plan is included showing two
scenarios for widening Bridge Road and lane reconfiguration to
accommodate a left turn lane into the project for eastbound traffic. We are
requesting input from the Planning Board and DPW on the matter of
providing the left turn lane.
Water
• Water gate valves and hydrants are located as per DPW comments. Water
stubs are at 90 degrees to the main. Water and sewer lines have a minimum
10' separation.
Landscape Architecture
• Water booster pump station is designed by the applicant's pump system
Civil Engineering consultant to maintain a fire flow of 1500 gpm. The booster pump station
Planning will also be provided with a backup generator.
Urban Design Stormwater
• The Stormwater Management Permit application was submitted to DPW on
Environmental Services Friday February 25'. Action on the application is expected before March
17�'.
The stormwater system has been designed to meet 80% TSS removal. A
management plan has been prepared and submitted as part of the Stormwater
Management Permit. Soil tests were conducted by engineers of The
Berkshire Design Group to determine high groundwater and infiltration rates,
and results have been submitted as part of the Stormwater Management
Permit.
4Allen Place Northampton, Massachusetts 01060 Telephone (413) 582 -7000 Facsimile(413) 582- 7005 E -mail bdg@berkshiredesign.com
ME
A er Hill Estates —
Planning Board Application
March 14, 2005
Page 2
The emergency overflow for the west detention basin is for over -100 year
flows. The drainage calculations show that stormwater will never reach this
elevation. Good engineering practice dictates that an overflow should be part
of the design to mitigate the chance of the overflow being necessary. Our
engineers have spoken with Ned Huntley concerning this design.
• The overflow discharge pipe from the east detention basin to the City's
Bridge Road drain system is connected to a new manhole rather than the
existing catch basin.
Other
The housing units have been slightly rearranged to provide a minimum of 12'
between buildings. The road system has not changed.
The active recreation area at the bottom of the hill has been changed from
community gardens to a youth size soccer field with goals provided, and no
additional parking required. This has been done in agreement with the School
and Recreation Departments. Letters to this affect will be provided from the
School and Recreation Departments, and will also address maintenance
issues. A 6' high chain link fence has been added between the soccer field
and the east detention basin.
The future traffic roundabout at 25% design completion is shown on the
plans as it relates to the project and Bridge Road. The applicant will
contribute an amount to be agreed upon to an escrow account toward
construction of a sidewalk from the project driveway to the roundabout on
the north side of Bridge Road. This distance is approximately 160 feet.
• The applicant elects not to construct a sidewalk along Bridge Road in front
of the JFK Middle School.
The driveways for the future houses on Bridge Road will not connect directly
to Bridge Road. The westerly house shall have a driveway that connects to
the new project roadway. The easterly house shall have a driveway that
connects to the existing loop driveway of the existing house. These changes
are shown on the plans. The "developed area" behind these houses has also
been slightly increased in depth to be 150', as requested by the property
owner. This reduces the amount of active recreation space provided from
6.310 acres to 5.924 acres, but the amount is still in conformance with
requirements of Zoning regulations.
• The roadway width has been revised to be 22' wide throughout the project.
The project sidewalk has been extended throughout the upper loop road.
Wat Hill Estates _
Planning Board Application
March 14, 2005
Page 3
• Evergreen trees have been added along the new treeline at the top of the hill
near the US Veterans Hospital property. This will help mitigate the loss of
trees and opening of the view from Bridge Road.
We look forward to hearing the Boards' comments at the continuation hearing on
March 20.
Sincerely,
The Berkshire Design Group, Inc.
Yvich�ael Liu
Associate
Copy: Ned Huntley
John Chakalos
Pat Goggins
Harley Sacks
0
Planning Board Application Responses
Warner Hill Estates
8A. How will the requested use protect adjoining premises against seriously detrimental uses?
The proposed residential retirement use will blend with surrounding uses, which include single family homes, a
middle school, and a public park.
How will the project provide for:
i. surface water drainage:
Surface water drainage from roads will be collected and directed through stormwater treatment chambers
where it will be treated on site, and then will discharge into retention basins. Treatment of stormwater will
follow DEP guidelines. See also attached drainage report.
ii. sound and sight buffers:
The majority of the cluster development is centralized in order to maintain side buffers of the existing woods.
These wooded areas will provide sound and sight buffers.
iii. the preservation of views, light and air:
Light and air movement will be preserved as a good portion of the site will be left as open space. The amount
of undeveloped area will help to preserve views toward the site, while views to the south for the users from
the site can be captured.
8B. How will the requested use promote the convenience and safety of pedestrian movement within the site and
on adjacent streets?
Curb cuts for new roads are limited to one, traffic entering and exiting the site will be easily identified by
pedestrians. A sidewalk is proposed to separate vehicles and pedestrians in the development.
i. How will the project minimize traffic impacts on the streets and roads in the area?
By using one road curb cut, traffic in the area will be able to flow more smoothly and predictably. Traffic
from the site will occur at off -peak times, as the project is proposed to be a retirement community.
ii. Where is the location of driveway openings in relation to traffic and adjacent streets?
The planned road opening is 30' east of the existing driveway to the Warner home on the hillside.
iii. What features have been incorporated into the design to allow for:
a. access by emergency vehicles:
All units are accessible by emergency vehicles. A walking path from the development to the JFK Middle
School parking lot is proposed that will serve as a secondary emergency access.
b. the safe and convenient arrangement of parking and loading spaces:
Each unit will include its own garage; driveways allow for additional guest panting.
c. provisions for persons with disabilities:
All roadway are designed to be within City standards at 8% maximum grade.
8C. How will the proposed use promote a harmonious relationship of structures and open spaces to:
i. the natural landscape:
Much of the site will be preserved as open space
•
ii. to existing buildings:
The two existing houses will be incorporated into the cluster community.
iii. other community assets in the area:
The development will be in close proximity to valuable community assets such as a school with recreational
opportunities, a public park (Look Park), and the bike trail.
8D. What measures are being taken that show the use will not overload the City's resources, including:
i. water supply and distribution system:
The project will include a water booster pump station that will provide the necessary water pressure to serve
the site. All units will incorporate water saving fixtures.
ii. sanitary sewage and storm water collection and treatment systems:
Water saving fixtures are proposed that will reduce flows to the sanitary sewer system.
The storm water collection system will retain 80% of Total Suspended Solids. Deep sump catch basins,
treatment chambers, retention basins and infiltration are proposed as methods to manage storm water.
iii. fire protection, streets and schools:
The homes are proposed to have smoke alarms to assist in fire detection.
The private streets will be maintained by a homeowners association.
No impact on schools will occur as he project is a retirement community with no school -age children allowed
to live at the premises.
How will the proposed project mitigate any adverse impacts on the City's resources, as listed above ?:
Water usage will be kept to a minimum using low flow devices. No lawn irrigation is proposed. Sewage flows
will be minimal as water usage will be kept low. Storm water will be treated on site in accordance to DEP
guidelines.
8E. List the sections of the Zoning Ordinance that state what special regulations are required for the proposed
project:
Section 10.5 Open Space Residential Development
How does the project meet the special requirements?
The project meets the requirements for dimensional limits, density of development, and open space area.
8F. State how the project meets the following technical performance standards:
i. Curb cuts are minimized:
Roadway curb cuts are limited to one.
ii. Does the project require more than one driveway cut?
No.
iii. Are pedestrian, bicycle and vehicular traffic separated on site?
Pedestrian and vehicular traffic is separated to the maximum practicle extent. Any minimal bicycle traffic will
share the road and walkways.
•
8G. Explain why the requested use will:
L Not unduly impair the integrity or character of the district or adjoining zones:
The requested use is consistent with the zone district, and the project will be attractive as it is in close
proximity to community assets.
ii. not be detrimental to the health, morals or general welfare:
As a residential cluster project with open space and active recreation, the health and general welfare of the
area will be improved by providing opportunities not currently available in the area.
iii. be in harmony with the general purpose and intent of the Ordinance:
The open space cluster design will enhance the housing opportunities in Northampton, and provide permanent
open space and recreation.
8H. Explain how the requested use will promote City planning objectives to the extent possible and will not
adversely affect those objectives, defined in City master study plans (Open Space and Recreation Plan; ...)
The open space residential development is consistent with the Nothampton Vision through enhancing residential
opportunities with the addition of permanent open space and active recreation, while minimizing impacts to City
resources