37-019 (2) Pathways Co-housing Plan(abuts to north) are much more extensive along the
property lines.
4. As the same design firm (Berkshire Design) was/is involved with three abutting
projects (Pathways, Ice Pond and Rocky Hill), a plan showing existing and
proposed utility locations, existing and proposed houses/lots and wetlands should
be submitted to the DPW, to determine if looping of waterlines is feasible.
5. Existing &proposed topography at 5' intervals (USGS MSL) were not depicted.
6. Existing utilities need to be shown on a separate plan.
7. All access to stormwater systems must have gates and mountable curbs shown on
a definitive plan. Easements around stormwater systems should be shown for
access for maintenance purposes. All documents should be submitted to and
reviewed by the DPW.
8. Definitive plan submittal must show analysis of site distances for cars entering and
existing Florence Road.
9. Definitive plan must include information on sewer line capacity.
10. Definitive plan must include information on potential water use for the
subdivision, including documentation whether or not sprinkler systems will be
installed and/or allowed to be installed in the future.
11. No test pit info nation was submitted to determine if road construction may have
problems that will need to be addressed.
12. DPW—Water division cannot guarantee adequate water pressure over elevation
320. The proposed subdivision shows houses above that elevation.
13. The applicant shall explore street connectivity of this project with the proposed
"Ice Pond Subdivision"project.
Additional comments:
14. Any additional requests for waivers should be submitted to the DPW for review
and comment prior to action being taken by the Planning Board.
3
Traffic:
14. A full traffic study showing projected traffic patterns in and out of the subdivision
and at intersections: a)Burts Pit and Florence Road; b)Route 66 and Florence
Road; c)Grove Street and Earle/Earle and Route 10; d)West Street and Elm Street.
Traffic volumes using a 7-day count, speed analysis and crash data shall be
incorporated into the analysis. Applicant shall consider all necessary off-site
traffic mitigation due to the increased traffic impacts generated by this project.
15. The Planning Board grants this preliminary approval based on this road being
owned and maintained by the homeowners association.
Other:
16. No waivers are granted in this preliminary approval.
17. All recommendations are subject to further review by the Conservation
Commission based on a Notice of Intent filing. Allowable replacement and
replication of wetlands (@115%)may change upon site review and analysis of
wetland quality during the Notice of Intent process.
18. 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.
19. Full water pressure and fire flow analysis must be performed prior to submittal of
definitive plans.
20. All other standard definitive plan submittal requirements as defined in
Northampton's Rules &Regulations Governing the Subdivision of Land must be
met.
The following are concerns submitted by the Department of Public Works that were
not formally approved as conditions for approval by the Planning Board. The
Planning Board did not discuss these items during a public hearing. However, the
applicant should consider these recommendations in designing the definitive plans.
General:
1. Water line and sewer line connection is shown to run through and connect to the
Pathways Cohousing Project, easements should be submitted for review and
approval by the DPW, describing how these two developments will share cost and
maintenance of the systems. Such documents should state that all utilities are
private and are not the responsibility of the DPW.
2. Rights-of ways and easements (with purposes stated) should be shown on a
separate plan. There should be a minimum of a 10-foot separation of water and
sewer lines within the easements, and should be stated so on all plans submitted.
3. It appears that not all locations of natural waterways and water bodies/wetlands
within and adjacent to the project were shown. Wetland areas depicted on
2
ATTACHMENT A
Rocky Hill Road, Preliminary Subdivision, Northampton
As Approved by the Northampton Planning Board
July 25, 2002
Open Space:
1. In lieu of creating a through-street, a public bicycle/pedestrian trail connection
shall be made from Florence Road to the existing Pathways co-housing project
boundary. This may be an easement along the planned sidewalk and through the
planned parking lot, so long as it is 10' wide, connects to the Pathways property
boundary, and is constructed of asphalt for the entire length.
2. The amount and configuration of open space shall fully comply with the cluster
provisions in the Zoning Ordinance §10.5.
3. As shown on the plans, the green strip between the paved walkway and new
subdivision road shall be eliminated at the wetland crossing to minimize wetland
impacts.
Wetlands:
4. The area for the sanitary pump station and recycling facilities shall be moved a
few feet so there is no disturbance within the 100' buffer.
5. The edge of the garden area shall be clearly marked or heavily vegetated to
prevent future encroachment into the buffer.
6. The single family house on lot number five shall be located outside the 100'
buffer.
7. As offered by the applicant, all plantings shall include non-invasives (list may be
obtained from the Office of Planning &Development) and plantings shall
preferably be native species.
8. As offered by the applicant, the feasibility of the use of pervious paving material
should be studied. The use of concrete in place of bituminous is preferred, if
practical.
Stonnwater:
9. The stormwater detention facilities shall be located outside of the 50' buffer.
10. The detention ponds shall be designed for easy enforcement of maintenance and
the covenants.
11. Stormwater management must achieve 80%total suspended solids removal.
12. Stormwater structures shall be owned and maintained by the homeowners
association.
13. The calculation for open space shall not include the portion of detention ponds
that require regular maintenance.
1
37-of q -5'm R V 7
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> 4� PLANNING AND DEVELOPMENT . CITY OF NORTHAMPTON
/ yi ii i
^aIF�d i I City Hall•• 2a o Main Street,Room 11 • Nortbbampton,MA 01060-3 r 98 • (4133)587-1266 •• Fax:58?-1264
3
�j'c'o,i,a■
Wayne Feiden, Director • planning @nortlamptonplanning.org • www.nortbamptonplanning.org
� M
i- �' . V .E l FORM F
Il LJ ORTHAMPTON, MA
i�� 1
u u AUG 2 9 2`02 i July 25, 2002
_ Date `�
DEPT OF BUILDING INSPECTIONS
NOi'1HA.kWTON, "? OICE:O
NOTICE OF PRELIMINARY SUBDIVISION APPROVAL
WITH CONDITIONS (SEE ATTACHMENT A)
To: City Clerk NO WAIVERS ARE APPROVED IN THIS PRELIMINARY PLAN
The Planning Board on July 25, 2002 by 5:0
Date vote
APPROVED the following subdivision plan:
Name or description: Rocky Hill CoHousing, Florence Road 3Q _. /41 6 67£Le 6,q
New street names: N/A / /
Submitted by: Tofino Associates, Inc.
Address: 31 Campus Plaza Road, Hadley
On June 6, 2002 pending termination of the statutory twenty day appeal period.
Date
Signed ..,-., t
Chair, Northampton Ian ing Board
i
This vote of the Planning Boa1�-d„is dul corded 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
Filed in the City Clerk's office on August 29, 2002.
SUBDIVISION REGULATIONS PAGE 64 .
planning board•conservation commission •zoning board of appeals •housing partnership •redevelopmentautbority •nortbampton GIS
economic development •communit development •bistoric district commission •bistorical commission•central bnsinessarcbitectstre
original printedon recgcied paper