36-074 (8) 48. Prior to issuance of a building permit for lots 8, 12, 13, 18, 20, 21, & 29
landscaping along the side lot lines of lots between these lots shall contain
sufficient enough vegetation to clearly indicate the boundary of these lots and the
boundary of the width of the open space access between these parcels.
49. Prior to issuance of building permits for lots 8, 12, 13, 18, 20, 21, & 29 public
trail easements shall be recorded post signs for trail access at the points indicated
on the plans.
50. Easement for pedestrian access at detention basin 1 must be approved and
recorded prior to sale of the first lot.
Other:
51. Electric services are provided through Mass Electric, not Wester Mass Electric.
52. Final plans must show location of utilities providing for cable tv, electric, gas,
phone, fiber optic, etc. as required in the subdivision rules and regulations.
53. In accordance with 6:03 (10), GPS control points must be identified. Vertical and
horizontal, control points must be certified by a surveyor to be accurate within
one centimeter, prior to final endorsement. Monuments must be placed at these
points.
54. Submittal of detail of check dams is required prior to final endorsement.
55. No common driveways have been approved in this permit.
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38. The applicant must provide specifications for a sanitary sewer cleanout where
each lot ties into the system at the property line.
Pedestrian Safety:
39. Maximum design speed for streets within the subdivision should be 25 miles per
hour.
40. A striped pedestrian crosswalk shall be painted across Burts Pit Road at the
intersection of Cardinal Way and Redford Drive.
41. A landing pad shall be located at Redford Drive to ensure that a safe waiting place
is provided for pedestrians to cross Burts Pit Road.
42. Four pedestrian crosswalk signs shall be posted in accordance with the Manual on
Uniform Control Devices to the east and west of this crosswalk.
43. The proposed "ANR" lot on the southwest corner of Cardinal Way and Burts Pit
Road shall be accessed from Cardinal Way. All required permits for a side lot
access shall be obtained prior to issuance of a building permit for this "ANR" lot.
Open Space:
44. Prior to the construction of the road (Cardinal Way), a conservation restriction
approved by the Secretary of Environmental Affairs must be recorded for the
open space shown on the plans. In order to meet the state requirements for
recording a conservation restriction, the public benefit test shall be met by
dedicating the trails, as shown on the plans, for public access, for at a minimum,
the residents and property owners of the development. This conservation
restriction may be granted to the Northampton Conservation Commission or other
eligible group.
45. If the open space is to remain under private ownership with a conservation
restriction, prior to the sale of the first building lot the applicant must: 1)build the
trail as shown on the plans; 2)post signs indicating trail access.
46. If open space is private, prior to issuance of a building permit for lots 8, 12 and 13
and 20 and 21, 29, signs must be posted by the developer indicating open space
access points. If the open space is public, the applicant shall notify the City of
Northampton Office of Planning and Development so that the City may place a
permanent sign at Cardinal Way indicating public access to the open space.
47. Signs shall also be placed by the City or the developer(depending on ownership
status of open space) at the rear of lots 12, 13, and 14 indicating the boundary of
the public trail.
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7,
28. All catch basins shall have 4' sumps.
29. Vehicle access points to detention areas must have a driveway and be paved to the
edge of the street line. Applicant must install bollards with a chain gate, as
authorized by DPW to prevent unauthorized access to the areas.
30. Drain lines located from STA 16+65 to 19+30, 31+42 to 34+20 and 38+05 to
37+38, are shown less than 3' in depth. Applicant shall increase the depth of the
drain lines to maintain a minimum of 3 feet of cover over the pipe at all times.
31. Catch basins 23 and 24 cannot be tied into each other. They must flow into a drain
manhole, which then discharges into the detention area.
Maintenance:
32. A bank account to be jointly held by the City and the Homeowner's Association,
capitalized with $8,000 to cover emergency expenses related to stormwater
infrastructure (not for maintenance) shall be created by the HOA. The account
must be established in a way that requires signatures from both the HOA and the
City before the HOA may withdraw for capital expenses. If the City is required to
withdraw funds for maintenance of the system, only a City signature is required.
If funds are withdrawn for capital expenses related to the stormwater
infrastructure, the account must be replenished within 3 months by assessing the
HOA members appropriate fees to replace the amount withdrawn. Interest from
the account, in excess of the $8,000 principal phis inflation, may be withdrawn by
the HOA periodically.
33. The City will have a right to place a lien on any or all properties within the
subdivision in order to recover the cost of maintenance for stormwater facilities,
snow removal on sidewalks throughout the subdivision and any part of the street
network that is not public.
34. The above provisions shall be documented in restrictive covenants for the
subdivision prior to the final endorsement of these plans.
35. Covenants shall include provision for all maintenance requirements as identified
in this conditional approval.
Sewer:
36. Prior to hooking up to the City's sanitary sewer, the applicant must submit an
operations and maintenance plan for the low-pressure sanitary sewer system that
meets the DPW standards for accepting a connection.
37. The forced main must be designed in accordance with the state plumbing code.
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Stormwater Management Facilities:
21. Maintenance of stormwater facilities, except for the public street and associated
catch basins in the street right-of-way, shall be the responsibility of the
Homeowner's Association(HOA) and shall be in accordance with the stormwater
management plan. This plan shall be recorded in the covenants submitted prior
final endorsement. Inspections shall be by a qualified professional.
22. The only systems outside of the purview of the HOA for maintenance is the
public street (if offered and accepted by the City) and its associated catch basins.
23. If Cardinal Way is not accepted as a city street, the Homeowner's Association
will be responsible for street sweeping in accordance with the Maintenance Plan
and Order of Conditions issued by the Conservation Commission. Receipts for
street sweeping shall be submitted with the semi-annual reports required in
condition#25.
24. All drainage swales, check dams, and rip rap basins shall be kept clear of
sediments and inspected semi-annually concurrently with maintenance schedule
of the stormceptors and basins as directed in the maintenance plan.
25. Maintenance reports shall be submitted to the Office of Planning & Development
after each recommended inspection indicating status of each element of the entire
system under the HOA's maintenance purview. Inspections shall be conducted in
April and October with reports submitted to the Office of Planning &
Development no later than May 15 and November 15 each year. If reports are not
submitted within a month of these dates, the City shall have the right to utilize
funds from the HOA's stormwater account(described in#32) to perform
inspections and contract appropriate maintenance in accordance with design and
function of stormwater systems.
26. Location of the stormceptors are approved as shown in the right-of-way, however
maintenance must be performed by the homeowner's association. The
stormceptors may be relocated outside of the right-of-way as recommended by
DPW. To the extent possible, all recommendations with respect to street design
and layout from DPW should be met to increase the City's ability to accept
Cardinal Way as a public street.
27. All culvert inlets and outlets (ends) not discharging into a detention basin lot must
be located within the road right-of-way or easements must be granted to DPW for
maintenance purposes. Effected culverts include: 1)the 36"RCP at @ Sta 5+75;
2)the 12"RCP at @ Sta 8+48; 3)the 36"RCP at @ Sta 35+40; All culverts
should have headwalls at the inlet and flared end at the outlet. All easements
must be approved by Office of Planning &Development and recorded prior to
street acceptance.
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elements may be put in place prior to this. These ponds must be inspected
monthly and after each rainstorm. Sediments must be removed as necessary.
Infrastructure:
10. The section of Cardinal Way connecting to Route 66 shall be completed prior to
Mass Highway's reconstruction of Route 66.
11. The treebelt may be eliminated from Lot 2, south to Route 66 on the west side of
the road subject to review in accordance with condition#19 herein to ensure
conformance with tree planting within the subdivision rules. The sidewalk in this
portion of the subdivision may be located at the back of the curb adjacent to
wetland section only. The sidewalk must be constructed in accordance with the
subdivision rules.
12. If a conflict exists at STA: 5+75 with the proposed catch basin,the line must be
relocated to maintain a 10' separation, subject to DPW approval.
13. If hydrant at Sta 5+80 is moved back, the existing branch should be replaced
using restrained joints an 8' opening should be left in the guardrail for access.
14. The gate located at STA 11+51 should be relocated to STA 10+22.
15. The 12"pipe should be connected with the 8" diameter pipe from Sovereign Way
right-of-way(at @ Sta 11+58) with a hydrant and an 8" gate installed on the 8"
pipe and a 12" gate on the north side of the tee. DPW will make the connection.
However, the applicant must notify the DPW at the time when such connection is
ready to be made.
16. A minimum of 1' clearance between the water main and culvert must be
maintained (sta 19+90).
17. A 10-foot lateral separation is required between water and drain lines.
18. A sediment trap consisting of 30' length of 3" trap rock must be placed at the
edge of the bituminous apron on parcel AA to prevent sand/silt from being
deposited on the roadway and into the drainage system.
19. On the section of roadway from Lot 2 south to Route 66, the street tree standard
may be met by using existing tree cover if applicant satisfies requirements within
subdivision rules and provides sufficient data regarding existing tree canopy for
the Planning Board to ensure that the standard will be met. Final plans must show
compliance with the subdivision rules.
20. The right-of-way for the entire street network must be no more or less than 60'
wide.
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2. All improvements to streets within the street network shown must be made in
accordance with Rules and Regulations Governing Subdivisions in Northampton,
including the 55 Acre right-of-way. This network may remain private or may be
offered to the City. However, no covenant may restrict the fixture use of parcel
AA as part of the integrated, improved street system connected to adjoining
properties and any transfer or offer of the street network must include the entire
network, including parcel AA.
Covenants:
3. Prior to the start of construction of the roadway, an irrevocable Letter of Credit
for$65,000 must be submitted to the Office of Planning &Development for the
wetland replication work. This may be consolidated with a Letter required for the
Planning Board permit so long as there is at least $65,000 for wetland replication
work. The Letter must be for 5 years. If the Letter is for 1 year, it must renew
automatically or have a provision which states that the City may call the Letter if
it is not renewed within 60 days prior to expiration. Language must also set forth
standard criteria for default as outlined in the City of Northampton Subdivision
Rules and Regulations. The Letter may be renewed/extended beyond 5 years by
approval of the Conservation Commission only if such a request is made three
months prior to the expiration of the Letter.
4. Covenants must state that snow removal on sidewalks within the subdivision that
abut open space will be the responsibility of the Homeowners' Association.
Snow removal on all sidewalks abutting individual building lots will be the
responsibility of individual owners or the Association, whichever is determined
by the applicant.
5. Covenants must include statement that at no time in the firture may the residents
petition the city to add street lights to the right-of-way.
6. A performance guarantee that conforms to Northampton Subdivision Rules and
Regulations §6:06 (4) must be posted prior to endorsement of this plan.
7. Building permits may not be pulled until final plans and covenants reflecting all
conditions herein have been submitted and endorsed and plans and covenants
recorded.
Active construction:
8. The compensatory storage area shall be created and inspected prior to
construction of bridge crossing of Parsons Brook.
9. All detention basins shall be created prior to the construction of the road crossing
Parson's Brook and all other road work. Rough grading and erosion control
2
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ATTACHMENT A
The Plantation at West Farms, Definitive Subdivision, Northampton
As Approved by the Northampton Planning Board
April 4, 2002
Approved waivers:
A. Waiver of street width reduction from 24' to 22' throughout the subdivision
B. Reduction of road radii to 150'.
C. Delay in submittal of survey of plans on 3 '/2" disc, easement documents, and
covenant documents. These will be required prior to endorsement of revised
definitive subdivision plans.
D. Use of HydroCad to determine culvert sizes for stormwater system.
E. Reduction in number of street lights for the subdivision, if no additional street
lights are requested by homeowners at any time in the future. Applicant will
provide street lights at entrances to the subdivision, at Parsons Brook Crossing,
and at curves for a total of 5 lights internally plus one at each entrance.
F. Waiver from requirement that the centerline of the roadway coincide with the
centerline of the right-of-way.
Denied waivers:
Final plans must show compliance with the subdivision riles and regulations with
respect to these items.
G. Request for street right-of-way to exceed 60' and the request to be less than 60'.
H. Request to end sidewalk south of lot 2. The sidewalk must extend to Route 66,
but the treebelt may be eliminated from Lot 2, south to Route 66 on the west side
of the road. The sidewalk may be located at the back of the curb in the area
adjacent to the wetlands only.
I. Request for reduction of minimum cover of utility lines, unless otherwise clarified
by applicant to DPW's satisfaction.
J. Request for maximum slope for utility lines unless otherwise clarified by
applicant to DPW's satisfaction.
K. Request for waiver from providing granite curbing.
L. All other requests related to location of utilities design. New design negates the
request for these waivers.
Requested waivers A-F above are approved with the following conditions:
1. Final plans must be submitted that show compliance with these conditions prior to
final endorsement.
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PLANNING AND DEVELOPMENT • CITY OF NORTHAMPTON
.e City Haft • 2f o Main Street,Room ii • Nortbampton MA o 1060-3 r98 • (413)587-1266 • Fax:587-iz64
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Wu�lne Peiden, Director wrvw.norttjamptonptanning.org
FORM F
NORTHAMPTON, MA
L' MR' '
April 4, 2002 R y
Date
NOTICE OF SUBDIVISION APPROVAL
WITH CONDITIONS (Attachment A)
To: City Clerk
The Planning Board on April 4, 2002 by 5:0
Date vote
APPROVED the following subdivision plan:
Name or description The Plantation at West Farms
New street names Cardinal Way
Submitted by Lepine—Wzorek Associates
Address 262 East Street Easthampton, MA 01027
On December 20 2001 with requested extensions pending termination of the statutory twenty day appeal
period.
Signed
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
Date filed with the City Clerk's office: April 17, 2002
SUBDIVISION REGULATIONS-------PAGE 64
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