36-071 (2) -- ............
LEPINE WZOREK ASSOCIATES 105
262 EAST STREET
EASTHAMPTON,MA 01027
53-7093/2118
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ZONING PERMIT APPLICATION
2. OWNER OF PROPERTY
A. Wzorek family Investment Trust
383 Westhampton Road,Northampton, Ma. 01060
413-584-2813
B. Melanie Gulow
363 Westhampton Road, Florence, Ma. 01062
6. PROJECT DESCRIPTION
Open Space Residential Development
The 49.77 Acre subject parcel is located between Burts Pit Road and Route 66/Westhampton Road
in Northampton. The applicant is proposing a single-family openspace residential development on
this parcel. This would include 29 residential lots and 3,770 linear feet of roadway. Two of the 29
lots will be flag lots, the remaining 27 lots are standard lots with an average lot size of.44 acres.
As a result of this development 28.33 acres of natural open space will be conveyed to the City of
Northampton.
File#MP-2002-0082
APPLICANT/CONTACT PERSON Almer Huntley,Jr. &Associates
ADDRESS/PHONE 30 Industrial Drive (413) 584-7444
PROPERTY LOCATION BURTS PIT RD-WESTHAMPTON RD
MAP 36 PARCEL 071 001 ZONE SR
THIS SECTION FOR OFFICIAL USE ONLY:
PERMIT APPLICATION CHECKLIST
ENCLOSED REQUIRED DATE
CZONING FO FILLED OU _
—Fee Pai
Building Pmt Filled out
Fee Paid
T_ypeof Construction: ZONING-OPEN SPACE DEVELOPMENT
New Construction
Non Structural interior renovations
Addition to Existing
Accessory Structure
Building Plans Included•
Owner/Statement or License
3 sets of Plans/Plot Plan
THE FOLLOWING ACTION HAS BEEN TAKEN ON THIS APPLICATION BASED ON
INFORMATION PRESYiNTED:
Approved VAdditional permits required(see below)
PLANNING BOARD PERMIT REQUIRED UNDER: §
Intermediate Project: Site Plan AND/OR Special Permit with Site Plan
Major Project: Site Plan AND/OR_Special Permit with Site Plan
ZONING BOARD PERMIT REQUIRED UNDER: §
Finding Special Permit Variance*
Received&Recorded at Registry of Deeds Proof Enclosed
Other Permits Required:
Curb Cut from DPW Water Availability Sewer Availability
Septic Approval Board of Health Well Water Potability Board of Health
Permit from Conservation Commission Permit from CB Architecture Committee
Permit from Elm Street Commission
Signature of Building Officia Date
Note: Issuance of a Zoning permit does not relieve a applicant's burden to comply with all zoning
requirements and obtain all required permits from Board of Health,Conservation Commission,Department
of public works and other applicable permit granting authorities.
*Variances are granted only to those applicants who meet the strict standards of MGL 40A. Contact the Office of
Planning&Development for more information.
10. Do any signs exist on the property? YES NO X
IF YES,describe size,type and location:
Are there any proposed changes to or additions of signs intended for the property? YES NO X
IF YES,describe size, type and location:
1. ALL INFORMATION MUST BE COMPLETED, or PERMIT CAN BE DENIED
DUE TO LACK OF INFORMATION. This column to be filled.in
by the Building De artment
EXISTING PROPOSED REQI3IREDY ?
_ZONING
Lot Size
Frontage
Setbacks Front
Side IL: R:
Rear
Building Height
Building Square Footage
% Open Space: pot area
minus building&paved
parking
#of Parking Spaces
#of Loading Docks
Fill:
(volume& location)
12. Certification: I hereby certify that the information contained herein is true and accurate to the best of my knowledge.
Date: J y/ s 2 Applicant's Signature
NOTE: Issuance of a zoning permit does not relieve an applicant's burden to comply with all zoning requirements and obtain
all required permits from the Board of Health,Conservation Commission,Historic and Architectural Boards,
Department of Public Works and other applicable permit granting authorities.
D C� C� oVE
in File No.
Z4 ERMIT APPLICATION (§10.2)
Pi nd return this form to the Building Inspector's Office urith the
$10. ' ing ee ar money order) payable to the City of Northampton
1. Name of Applicant: Lepine-WZorek Associates '
Address: 262 East Street, Easthampton, NIA 01027 Telephone: 413-527-3975
2. Owner of Property: See attached sheet
Address: Telephone:
3. Status of Applicant: Owner X Contract Purchaser X Lessee Other(explain)
4. Job Location:
Parcel Id: Zoning Map# L 6 Parcel# o'er District(s): s
07N
d7�
In Elm Street District In Central Business District
(TO BE FILLED IN BY THE BUILDING DEPARTMENT)
Residential and Gravel Operation
5. Existing Use of Structure/Property
6. Description of Proposed Use/WorklProject/Occupation: (Use additional sheets if necessary):
See attached sheet
7. Attached Plans: Sketch Plan Site Plan X Engineered/Surveyed Plans
8. Has a Special Permit/Variance/Finding ever been issued for/on the site?
NO DON'T KNOW X YES IF YES,date issued:
IF YES: Was the permit recorded at the Registry of Deeds?
NO DON'T KNOW YES
IF YES: enter Book Page_ and/or Document# _
9. Does the site contain a brook,body of water or wetlands? NO DON'T KNOW YES X
IF YES,has a permit been or need to be obtained from the Conservation Commission? _
Needs to be obtained X Obtained date issued:
(Form Continues On Other Side)
ALMER HUNTLEY,JR. &ASSOCIATES,INC.
SURVEYORS •ENGINEERS •LANDSCAPE ARCHITECTS
Open Space Calculations
For Open Space Residential Development
Zoning District: Suburban Residential
Section 10.5.5A Maximum Number of Dwelling Units
Total lot area of subdivision=49.77 acres
Total area of wetland and floodplain= 6.43 acres (90%=5.78 acres)
Proposed roadway area= 5.377 acres
Total tract area less 90% of wetlands, floodplain and roadway 49.77-5.377-5.78= 38.61 acres
Acres x density 38.61x1.5= 57 Units
Maximum number of dwelling units allowed in the development= 57 units
Proposed number of lots=29
Section 10.5.7 required Common Open Space
Total lot area of subdivision= 49.77 acres
Required open space 50% of total tract=24.89 acres
Of 24.89 acres 75% shall be neither wetlands, floodplains, slopes over 8%or included detention
ponds deigned to hold water for up to the ten year storm= 18.66 acres required
Open space breakdown
Total open space in development=28.33 acres
Area of Lot AA= 0.55 acres
Area of detention basins designed to hold up to ten year storm= 0.38 acres
Area of wetlands and floodplain= 6.17 acres
Area of slopes over 8%that are not located within wetlands or floodplain=2.44 acres
28.33-0.55-0.38-6.17-2.44 =18.79 acres of`upland' open space
Proposed open space to be conveyed to The City of Northampton=28.33 acres
Proposed open space to be conveyed to The City of Northampton meeting the requirements in
Section 10.5.7= 18.79 acres
(800)227-7723 (413)584-7444 •FAX(413)586-9159 0 30 INDUSTRIM,Ditivr,EAST P.O. Box 568 NORTHAMPTON,MA 01061
ALMER HUNTLEY,JR. &ASSOCIATES,INC.
SURVEYORS •ENGINEERS •LANDSCAPE ARCHITECTS
all street intersections as well as at the roadway crossing of Parsons Brook to improve visibility
at these locations.
6. 7:01.8.d Waive the requirement that the center line of the roadway shall coincide with the
center line of the right-of-way. This shall apply to Cardinal Way STA:0t3lo STA: 15taa.
7. 8:06.4 Waive the requirement for granite curb inlet (Type VB) against all catch basin frames.
Applicant is proposing bituminous concrete Type 2 curbing to be utilized.
8. 8:08 Waive the requirement for the sidewalk to extend the full length of the proposed roadway.
A sidewalk is shown extending from Burts Pit Road to Sta:11+92 Along Cardinal Way. The
applicant is also proposing that the location of the sidewalk deviate from the Type I Typical
Street Cross Section at the wetland crossing areas in order to minimize the disturbance within
these areas.
9. 8:18.2 Waive the requirement that all utilities lines shall be installed with the minimum cover
as shown in 7:01.6. Proposed cover on sections of the sanitary sewer line would be less than
8.0 feet.
10. 8:19.16 Waive the requirement that the maximum allowable slope on drainage systems for
RCP pipe shall be 7.0%. Waive the requirement that maximum allowable difference in
elevation between inlet and outlet pipes in a drain manhole shall be 1 foot. Waive the
requirement for ACCM pipe if pipe slopes exceed 7.0%.
11. 8:19.17 Waive the requirement for the maximum depth of the proposed storm system not to
exceed 10'.
12. 8:20.11.g Waive the requirement for the maximum depth of any portion of the sanitary sewer
system to be 10 feet.
(800)227-7723 (413)584-7444 •FAX(413)586-9159 0 30 INDUSTRIAL DRIVE EAST P.O.Box 568 •NORTI IAMrYroN, MA 01061
ALMER HUNTLEY,JR. &ASSOCIATES,INC.
SURVEYORS •ENGINEERS •LANDSCAPE ARCHITECTS
List of Requested Waivers
The following waivers were approved with the Notice of Preliminary Subdivision Approval with
Conditions (Attachment A) in a memorandum dated June 14, 2001 from the Northampton
Planning Board:
1. To reduce the width of Cardinal Way Road from 24' to 22'. It shall be further reduced to 20',
if DPW approves in the section from Route 66 to 300' south of"Lot 4", as long as full build-
out on definitive plans indicates no future lots along this 20' section (The applicant has shown
a constant roadway width of 22' for the definitive subdivision).
2. Reduced road radii to 150' (minimum) in order to reduce overall wetland impacts and to create
traffic calming measures to prevent speeding.
The following waivers are being requested with the Definitive Subdivision Plan submittal:
1. 6:03:24 Waive the requirement for the submittal of a 31/2" computer disk of the definitive
plans until review by City departments indicates that the information has been adequately
shown.
2. 6:04:2 Waive the requirement for culvert sizes to be determined by the Rational Method. A
detailed hydrologic report has been prepared and submitted as Section 10 of this report
utilizing HydroCAD 4.0. This is a hydrology and hydraulics program utilizing TR55, TR20,
and generally accepted open channel flow analyses. The report presents the first flush (0.4"),
2-year, 10-year and 100-year events. The closed drainage systems, culvert, and detention pond
were all designed to accommodate each of the above events. The availability of soil
information and detailed topography of the site allow the use of TR20 to yield results superior
to those that could be obtained through the use of the Rational Method.
3. 6:04.7 Waive the requirement for the provision of written easement documents until review by
City departments indicates that the easements have been adequately shown.
4. 6:04.8 Waive the requirement for the provision of restrictive covenant documents until review
by City departments indicates that the areas described on the plans have been adequately
shown.
5. 6:04.15 Waive the requirement for streetlights at 200' intervals along Cardinal Way. The
applicant is proposing four street lights within the subdivision. These lights will be located at
(800)227-7723 (413)584-7444 •FAX(413)586-9159 0 30 INDUSTRIAL DRIVE EAST P.O.Box 568 •NORTHANITYTON,MA 01061
— sewage disposal facilities
water supply facilities
B-8. Existing&proposed:
landscaping,trees and plantings(size&type of plantings)
stone walls,
buffers and/or fencing:
B-9. Signs—existing and proposed:
Location
dimensions/height
color and illumination
B-10. Provisions for refuse removal,with facilities for screening of refuse when appropriate:
FOR MAJOR PROJECTS ONLY:
B-11. An erosion control plan and other measures taken to protect natural resources&water supplies:
C. Estimated daily and peak hour vehicles trips generated by the proposed use, traffic patterns for vehicles and
pedestrians showing adequate access to and from the site,and adequate vehicular and pedestrian circulation
within the site.
Site Plans submitted for major projects shall be prepared and stamped by a:
Registered Architect,Landscape Architect,or Professional Engineer
10
SITE PLAN REQUIREMENTS
REQUEST FOR WAIVERS APPLICATION
The applicant MUST include a site plan containing the information listed below. The Planning Board
may waive the submission of any of the required information, if the Applicant submits this form with a
written explanation on why a waiver would be appropriate. To request a w1kiver an any required
information, circle the item number and fill in the reason for the request. Use additional sheets if
necessary.
Please see attached list of requested waivers
A. Locus plain
B. Site plan(s)at a scale of 1"=40'or greater
B-1. Name and address of the owner and the developer,name of project,date and scale plans:
B-Z. Plan showing Location and boundaries of-
- the Lot
- adjacent streets or ways
- all properties and owners within 300 feet
- all zoning districts within 300 feet
B-3. Existing and proposed:
-buildings
-setbacks from property lines
-building elevations
-all exterior entrances and exits
(elevation plans for all exterior facades structures are encouraged)
B-4. Present&proposed use of
the land
buildings:
B-5. Existing and proposed topography(for intermediate projects the pernut granting authority may accept
generalized topography instead of requiring contour lines):
at two foot contour intervals
showing wetlands, streams, surface water bodies
showing drainage swales and floodplains:
showing unique natural land features
B-b. Location of
- parking&loading areas
— public&private ways
— driveways,walkways
— access&egress points
— proposed surfacing:
B-7. Location and description of,.
all stormwater drainage/detention facilities
water quality structures
public&private utilities/easements
9
ALMER HUNTLEY,JR. &ASSOCIATES,INC.
SURVEYORS •ENGINEERS •LANDSCAPE ARCHITECTS
The major responsibility and concern of the Department is the protection of the lives and property
of the people. They stress the importance of the police as a deterrent against crime and accidents
by patrolling the City in marked patrol cars.
Utilizing appendix B of the Rules and Regulation Governing The Subdivision of Land In The City .
of Northampton, the following school enrolment impact analysis was completed. For the single-
family detached home a ratio of .75 children/unit was used. This resulted in an increase in the
current school enrollment by 21.75 children as a result of this 29 unit development.
Section 14.0 Watershed Protection District
Two portions of this site fall within the Watershed Protection District as shown on the
Northampton Zoning maps, Parsons Brook and the stream adjacent to Route 66 Westhampton
Road. Both of these areas were previously disturbed as a result of the gravel operation located on
this site. The disturbance included filling for two roadway crossings as well as utility crossings (a
12" water main). The crossing'at the stream adjacent to Route 66 has been maintained by the
property owner and is used periodically for truck access to the site. The crossing at Parsons
brook is no longer in use.
The construction proposed within the Watershed Protection District includes improvement to the
two crossings and utilities within these areas. The development of this site would include the
construction of a thru road (Cardinal Way) from Burts Pit Road to Route 66. This roadway
would have a pavement width of 22' as well as a 4' sidewalk on the west side. Construction of
this roadway would include gabion walls to minimize additional disturbances within the
Watershed Protection District. The roadway construction will result in filling of land subject to
flooding, land underwater and disturbance of bank. All impacts will be mitigated on site and a
Notice of Intent is being completed for this project by MacLeod and Monahan, LLC. (see Project
Report and Definitive Subdivision Plans dated December 2001 for additional detail)
Residential development is the sole intended use of the project site. All lots will be connected to
the existing sanitary sewer system in Burts Pit Road, which will remove the potential for
contamination from on-site sanitary disposal. In addition to this all utility will be inspected and
tested for leaks prior to use. The final location and details of the design for the utility crossings are
currently being reviewed and discussed with the Northampton Department of Public Works.
(800)227-7723 (413)584-7444 FAX(413)586-9159 0 30 INDUST IA-DRIVE EAST P.O. Box 568 •NORTHAMPTON,MA 01061
ALMER HUNTLEY,JR. &ASSOCIATES,INC.
SURVEYORS •ENGINEERS •LANDSCAPE ARCHITECTS
traffic on the roadway. This assumes that the traffic is equally distributed between Burts Pit Road
and Route 66. This indicates that the proposed traffic for the site will be insignificant.
D. The water system for the proposed subdivision has been designed in conformance to
the standards in Section 8:21 Water of the Northampton Subdivision regulations. The proposed
water system serving the project on Cardinal Way consists of approximately 2,250 linear feet of
12" diameter Ductile Iron(DI) water main. The proposed water system would be connected to the
existing 12" D.I. cross county water line that currently traverses the site using 12"couplings. It
would be placed within the right of way for Cardinal Way. This will result in approximately 1,900
linear feet of the existing water main being abandoned as well as one existing hydrant located
along this section of water main. The proposed water main will contain three shut-off valves,
with each one containing a 12" diameter gate valve and gate box spaced every 700 feet on Cardinal
Way. Four existing hydrants would be relocated, including a hydrant at the intersection of Cardinal
Way and Route 66 and a hydrant located at the intersection of Cardinal Way and Burts Pit Road.
There are five new fire hydrants proposed for the subdivision, spaced at the required maximum
500' separation. The proposed 29 lots are to be serviced by 900 linear feet of 1"diameter copper
water pipe, and will each contain a 1"diameter corporation cock and curb stop with a box.
Projected water usage for the full development (29 lots)is for 7 lots to have 4 bedrooms and 22
lots to have 3 bedrooms with 110 gallons/day/bedroom,which is a projected total of 10,340
gallons. The actual water usage will vary according to the actual use of each lot. The City water
supply line on Westhampton Road(Route 66)is scheduled to be upgraded from the existing 6" line
to an 12" line in the near future. There are no known supply problems with the existing mains on
Burts Pit Road. This project, with the flat topography and interconnection with Route 66 and Burts
Pit Road, should have no impact on the available pressure or flows in the area.
A phone conversation on August 23, 2001 with Ms. Charlene Shea, Pretreatment Coordinator for
the Northampton Wastewater Plant verified current information on their plant flows by referring to
a permit application dated April 2000. The treatment plant is currently rated for 8.65 million
gallons per day (mgd) and averages 4.5 mgd, with peak flows of 6.0 mgd. The development is
expected to contain a total of 29 lots (7 houses with 4 bedrooms and 22 houses with 3 bedrooms)
and an estimated 110 gallons/day/bedroom septic rate (from the DEP regulations), resulting in
10,340 gallons/day into the City of Northampton's septic system from this project. We know of no
limitations in this system which would restrict the addition of 10,340 gallons/day projected to
result from this development.
There are two fire stations in Northampton within approximately 5 miles of the development,
one located on Carlon drive and the other on Maple Street. The Fire Fighting Force consists of
55 full-time personnel. The Department has 4 fully manned fire engines (3 pumpers and 1 ladder
unit). Presently the area is serviced by a 12" line in Burts Pit Road and a 6" line in Route 66.
The Northampton Police Force comprises 62 full-time Patrolmen, 6 Sergeants, 5 Lieutenants, 2
Captains and 1 Chief of Police, 48 officers. They have a reserve force of 5 men and up to 11
Special Police Officers. They have 15 marked patrol cars, 14 unmarked cars, 1 truck and 1 van,
all of which have full radio contact with the State Police and City Hall.
(800)227-7723 (413)584-7444 -FAX(413)586-9159 v 30 INDU51RIAL DRIVE EAsr P.O.Box 568 -NORTHANIVTON,MA 01061
ALMER HUNTLEY,JR. &ASSOCIATES, INC. i
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS
SPECIAL PERMIT APPLICATION
4. PARCEL IDENTIFICATION
36-071 Burts Pit Road
36-074 383 Westhampton Road
36-075 363 Westhampton Road
6. OWNER OF PROPERTY
A. Wzorek family Investment Trust
383 Westhampton Road,Northampton, Ma. 01060
413-584-2813
B. Melanie Gulow
363 Westhampton Road,Florence, Ma. 01062
7. PROJECT DESCRIPTION
Open Space Residential Development
The 49.77 Acre subject parcel is located between Burts Pit Road and Route 66/Westhampton Road
in Northampton. The applicant is proposing a single-family openspace residential development on
this parcel. This would include 29 residential lots and 3,770 linear feet of roadway. Two of the 29
lots will be flag lots, the remaining 27 lots are standard lots with an average lot size of .44 acres.
As a result of this development 28.33 acres of natural open space will be conveyed to the City of
Northampton. (See Definitive Subdivision Plans for The Plantation at West Farms, December 2001
and project report)
8. SPECIAL PERMIT APPROVAL CRITERIA
B. The following summarizes traffic generation for this project. The data is based on single-
family detached housing on individual lots. The trip generation for this proposed use, based on the
ITE Trip Generation Sixth Edition indicates a weekday peak of 9.57 trips, and a weekday total of
277.50 trips. The Saturday peak is 10.09 trips, with a total of 292.62 trips. The Sunday peak is
8.78 trips, with a total of 254.62 trips. Peak generator hours are 7:00 AM to 9:00 AM and 4:00 PM
to 6:00 PM on weekdays. Based on Massachusetts Highway Department traffic counts taken in
1998 on Burts Pit Road, west of Florence Road, the total daily traffic was 2,300 vehicles per day.
Using these numbers, the contribution of the proposed site development will be less than 5.0% of
the traffic on the roadway. Based on Massachusetts Highway Department traffic counts taken in
2000 on Route 66, west of Grove Street, the total daily traffic was 3,900 vehicles per day. Using
these numbers, the contribution of the proposed site development will be less than 2.9% of the
(800)227-7723 -(413)584-7444 -FAX(413)586-9159 c> 30 INDUSTRiA1.DRIVE EAST •P.O.Box 568 -NORTHAMPTON,MA 01061
Yes No X
If yes,what steps have been taken to reduce the need for parking,and number of trips per day?
8
not be detrimental to the health,morals or general welfare: Open Space Residential Development use will
not be detrimental as the use is consistent with ordinance and adjacent uses.
be in harmony with the general purpose and intent of the Ordinance: Open space Residential Development
use is permitted under ordinance and is consistent with adjacent uses.
G. Explain how the requested use will promote City planning objectives to the extent possible and will not
adversely effect those objectives,defined in City master study plans(Open Space and Recreation Plan;
Northampton State Hospital Rezoning Plan;and Downtown Northampton: Today,Tomorrow and the
Future).
Proposed Open Space Residential Development use and subdivision conform to the City of
Northampton Planning Standards
9. I certify that the information contained herein is true and accurate to the best of my knowledge. The
undersigned owner(s) grant the Planning Board permission to enter the pr e y to review this
application.
!,
Date,.--In A pp licant's Si gna turew
/
Date" . Owner's Signature:
f not tli§same as applicant's)
Date Ct )_Owner's --fr% (ma c t 4 1 LI J
(If not the same as applicant's)
MAJOR PROJECTS MUST ALSO COMPLETE THE FOLLOWING MAJOR PROJECT APPROVAL
CRITERIA:
Does the project incorporate 3 foot sumps into the storm water control system? Yes X No
(IF NO,answer the following@
Will the project discharge stormwater into the City's storm drainage system? Yes No X
(IF NO,answer the following):
Do the drainage calculations submitted demonstrate that the project has been designed so that there is no
increase in peak flows from pre-to post-development conditions during the: 1, 2, or 10 year Soil
Conservation Service design storm? Yes X No
(IF NO,explain why)
Will all the runoff from a 4110 inch rainstorm(first flush)be detained on-site for an average of 6
hours? Yes X No
(IF NO,explain why)
Is the applicant requesting a reduction in the parking requirements?
7
fire protection,streets and schools:
How will the proposed project mitigate any adverse impacts on the City's resources, as listed
above? No adverse impacts on City resources anticipated.
E. List the section(s)of the Zoning Ordinance that states what special regulations are required for the
Proposed project(flag lot,common drive, lot size averaging,etc.)
Flag Lot
How does the project meet the special requirements?(Use additional sheets if necessary)
Lot 1 and 14 meet the dimensional regulations stated in the Zoning ordinance.
F. State how the project meets the following technical performance standards:
1. Curb cuts are minimized: Two curb cuts are provided for site access and emergency
vehicle access.
Check off all that apply to the project:
use of a common driveway for access to more than one business
X use of an existing side street use of a looped service road
2. Does the project require more than one driveway cut?
NO X YES(if yes, explain why) Curb cuts are required on
Westhampton Road and Burts pit Road. Two entrances will improve emergency vehicle access to
site.
3. Are pedestrian,bicycle and vehicular traffic separated on-site?
X YES NO(if no, explain why)
FOR PROJCETS THAT REQUIRE INTERMEDIATE SITE PLAN APPROVAL,ONLY,SIGN
APPLICATION AND END HERE.
9. I certify that the information contained herein is true and accurate to the best of my knowledge. The
undersigned owner(s) grant Planning Board permission to enter the property to review this
application.
Date: Applicant's Signature:
Date: Owner's Signature:
(If not the same as applicant's)
FOR PROJECTS THAT REQUIRE A SPECIAL PERMITOR WHICH ARE A MAJOR PROJECT,
applicants MUST also complete the following:
F. Explain why the requested use will:
not unduly impair the integrity or character of the district adjoining zones: Open Space Residential
Development use is permitted with special permit and is compatible with surrounding uses.
6
stripped of topsoil and vegetation.The remaining land on the parcel,mostly wooded areas and wetland
areas would become open space.
B. How will the requested use promote the convenience and safety of pedestrian movement within the site and
on adjacent streets? Sidewalks are provided along the length of Cardinal Way as well as a crosswalk from
the development to Redford Drive. There are currently no sidewalks on Burts Pit Road of Westhampton
Road.
How will the project minimize traffic impacts on the streets and roads in the area? Based on
Massachusetts Highway Departments traffic counts taken in 2000 on route 66 the total traffic was 3,900
vehicles per day Using trip generations for the intend residential use of this parcel,the contribution of the
proposed site development will be less than 2.9%of the traffic on the roadway. (see attached sheet)
Where is the location of driveway openings in relation to traffic and adjacent streets? One driveway
finings per lot will be provided on Cardinal Way. No driveways are proposed in the vicinity of the
intersection of Cardinal Way and Burts pit road or Westhampton Road
What features have been incorporated into the design to allow for:
access by emergency vehicles: Cardinal Way will connect from Burts Pit Road to Westhampton
Road and will be 22' in width to facilitate emergency vehicle access.
the safe and convenient arrangement of parking and loading spaces: A 5 car gravel parking area
has been provided off of Cardinal Way adjacent to Burts pit Road. This will provide off street
parking spaces for residents seeking to use the recreational trails on site.
provisions for persons with disabilities: A handicap ramp is provided in accordance with ADA
standards at the crosswalk to Redford Drive.
C. How will the proposed use promote a harmonious relationship of structures and open spaces to:
the natural landscape: Project will blend with existing residential uses.
to existing buildings: Building architecture will not conflict with adjacent residential structures.
other community assets in the area: Development will be concentrated within the center portion of
site open space will be retained on remaining perimeter portions of site.
D. What measures are being taken that show the use will not overload the City's resources, including:
water supply and distribution system: See attached sheets
sanitary sewage and storm water collection and treatment systems:
5
CITY OF NORTHAMPTON
PLANNING BOARD APPLICATION
1. Type of Project: SITE PLAN APPROVAL:
Intermediate Project(Site Plan)
Major Project(Site Plan Special Permit)
OR X SPECIAL PERMIT:
Intermediate Project(with Site Plan Approval)
X Major Project(Site Plan Special Permit)
2. Permit is requested under Zoning Ordinance Sections: 10.5 and 14.0 Pages: 10-9 and 14-1
3. Applicant's Name: Lepine-Wzorek Associates
Address: 262 East Street,Easthampton,MA 01027 Telephone: 413 527 3975
4. Parcel Identification: Zoning Map# 36 Parcel# 71.74,75 Zoning District: SR
Street Address: See attached sheets
5. Status of Application: Owner X ; Contact Purchaser X ;Lessee
Other : (explain)
6. Property Owner: See attached sheets
Address: Telephone:
7. Describe Proposed Work/Project: (Use additional sheets if necessary): See attached sheets
Has the following information been included in the application? Site/Plot Plan
List of requested waivers X Fee X Signed/Denied Zoning Permit Application X
8. Site Plan and Special Permit Approval Criteria. (If any permit criteria does not apply, explain why)
Use additional sheets if necessary. Assistance for completing this information is available through
The Office of Planning&Development.
A. How will the requested use protect adjoining premises against seriously detrimental uses?
Open Space Residential Development use is permitted within Suburban Residential zone with special
permit All zoning requirements are met Residential use is not inconsistent with adiacent properties.
How will the project provide for:
surface water drainage: Surface water drainage is treated in accordance with DEP stormwater
management regulations
sound and sight buffers: Proposed development is concentrated within the center of the parcel.
Natural open space buffers will remain undisturbed on the perimeters of the parcel.
the preservation of views, light and air: By utilizing an open space residential development with
average lot sizes of 44 arees it has been possible to concentrate the proposed building lots within areas
formally used during the days of gravel operations on this site The majority of these areas have been
4
HUNTLEY
ALMER HUNTLEY,JR. &ASSOCIATES,INC.
SURVEYORS ENGINEERS LANDSCAPE ARCHITECTS.
January 20, 2002
City of Northampton
City Hall, Planning Board
210 Main Street
Northampton, MA 01060
RE: The Plantation at West Farms Definitive Subdivision
Huntley No. 00-013
Dear Board Members:
On behalf of Lepine-Wzorek Associates, we are pleased to submit this Special permit Application
for the Plantation at West Farms to be located between Route 66 and Burts Pit Road in
Northampton, Massachusetts. This application should be considered in conjunction with the
previously submitted Definitive Subdivision Plan Application and material dated December 20,
2001.
As requested by the planning department, we have included the revised open space calculations for
this project. These calculations include the removal of the .55 acre area from the total open space
as well as the exclusion of land with slopes over 8% .
We are available, at your convenience, to view the site and discuss the plans. We look forward to
working closely with the Planning Board on the successful execution of this project.
Sincerely,
ALMER HUNTLEY, JR. & ASSOC., INC.
Paul Dethier
Project Manager
Enclosures
cc: Lepine-Wzorek Associates
(800)227-7723 -(413)584-7444 -FAX(413)586-9159 0 30 INDUSITIAL DRIVE EAST P.O. Box 568 NORTHAMPTON,MA 01061
`t W, ?s
City of Northampton, Massachusetts � ogZ1iAMP�,
Office of Planning and Development 0
City Hall • 210 Main Street
Northampton, MA 01060 • (41 6,6
FAX(413) ;x,
• Community and Economic Development
• Conservation •Historic Preservation
• Planning Board•Zoning Board of Appeals
• Northampton Parking Commission
TO: Anthony Patillo, Building Inspector
RE: Permit application
FROM: Angela Dion, Board Secretary/OPD
DATE:
Rj� 1 JAN 2 5 2042
QE?T�?f""DING INSPECTIONS
Would you please review and ret ""DI GIN ECTI)
enclosed m, application
before the f lan
Wing Board/Z Wing Board of
Appeals meeting scheduled fort 1
so
that we can advise the Boards of any
concerns you may have.
n �
Thank you.