36-071 (10) WETLANDS
27. All lots that have property boundaries that fall within the 100' buffer should
contain language in the deeds indicating that no disturbance is allowed within
100' of wetlands or Riverfront Area without permits from the Conservation
Commission.
28. Isolated wetlands adjacent to lots 13, 14, and 15 shall be replicated on the western
boundary of the site, if approved by the Conservation Commission in the Notice
of Intent process.
29. No lots shall have building envelopes, including lawn area, that extend into the
50' buffer of wetlands. Permanent no disturbance bounds shall be placed at 50'
buffer line on all of the lots that have encroachment into the 100' buffer.
OTHER
30. Additional Department of Public Works requirements must be satisfied in
accordance with DPW's memo.
31. 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.
32. The Planning Board may alter any of the above conditions and this project is
subject to further review based on a Notice of Intent filing. Allowable
replacement and replication of isolated wetlands (@ a minimum of 115%) may
change upon site review and analysis of wetland quality during the NOI process.
33. Sidewalks are only required on one side of the street.
34. All other requirements of the Subdivision Rules and Regulations must be met.
Deny the following requested waivers from definitive plan submittal requirements:
• Boring Logs, which DPW has indicated are necessary for the
determination of future integrity of roadways that they will control.
• Water study for fire flow analysis, which is required due to incremental
increases in population within this section of the City.
• Modified Type A berm must be reviewed by DPW and Conservation
Commission prior to approval of this waiver.
• Monument markers must be in accordance with §8:12, as required by
DPW
Approve the following requested waivers
• Cardinal Way Road be reduced 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.
• Reduced Road radii to 150' (minimum) in order to reduce overall wetland
impacts and to create traffic calming measures to prevent speeding.
3
responsible for connecting their water line to Sovereign Meadows unless said
connection is necessary to provide adequate flows and pressure for the new
development).
13. Sidewalks along Burts Pit Road are required if DPW concurs that sidewalks are
consistent with their plans for Burts Pit Road.
STORMWATER DETENTION PONDS& OPEN SPACE
14. The calculation for Open Space should not include the portion of detention ponds
that require regular maintenance (up to the 10 year storm frequency).
15. The triangular piece of land on the southeast corner of Cardinal Way and Burts Pit
Road shall be dedicated for public parking for the open space, as offered by the
applicant. This piece may count toward the overall open space calculations of the
subdivision. Additionally, this piece shall be graded and improved with gravel
sufficient to be utilized as parking lot.
16. The reserved open space should be dedicated to the City, subject to the City
accepting this. The City reserves the right to take this in fee or through a right-of-
way and conservation restriction.
17. Definitive subdivision plans shall show a 5' wide "future potential public trail"
extending from Cardinal Way behind lots 8 through 18.
18. All open space intended to be dedicated to the City shall be deeded prior to the
sale of lots 8 through 18.
19. The amount and configuration of open space should fully comply with the cluster
provisions in the Zoning Ordinance §10.5.
20. The existing water line easement, running north/south shall be dedicated as a trail
link through the open space in the center of the development. Access shall be
gained between lot 20 and 21.
21. Prior to selling lots 12 and 13 and 20 and 21 for building, 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
wetland area.
22. Signs shall also be placed by the City at the rear of lots 12, 13, and 14 indicating
the boundary of the public trail.
23. Prior to issuance of a building permit for lots 12 and 13 and 20 and 21,
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 public open space between these pairs of parcels.
24. Detention areas must be designed and located outside the 50' wetland buffer, and
outside the 100' buffer wherever possible.
25. The detention ponds should be designed for easy enforcement of maintenance
through use of permanent bounds that indicate when maintenance is required and
shall be specifically noted in the covenants.
26. In accordance with the WP zoning requirements, any culverts used for stream
crossings must be shown through calculations to be able to handle 100 year storm
events.
2
ATTACHMENT A
Conditions of Approval
The Plantation at West Farms , Preliminary Subdivision, Northampton
As Approved by the Northampton Planning Board
June 14, 2001
STREETS &PEDESTRIAN WAYS
1. Engineering and hydrology studies shall be conducted to ensure that the
construction of the stream crossing does not alter the water elevation of Parsons
Brook on the northern portion of the property. Based on results of such a study, a
bridge crossing or other culvert crossing shall be used to cross Parsons Brook
from the Burts Pit Road entrance.
2. The paved road width should not exceed 24' throughout the subdivision.
3. Maximum design speed for streets within the subdivision should be 25 miles per
hour.
4. The land owned by the applicant on the western edge of the project, adjacent to the
flag lot labeled "Lot 1" and abutting the property indicated as N/F Daniel&Lisa
Lussier on the plan submitted 5/30/01 should be incorporated into the subdivision
as a dedicated (right-of-way easement) to the City of Northampton for future road
connection.
5. Cardinal Way should have a 20'-22' paved width(or the minimum allowed) from
Westhampton Road to a point approximately 300' south of"Lot 4".
6. This reduced width of Cardinal Way shall have cantilevered sidewalks in wetland
area only.
7. If the culvert(s) need replacing at the southern end of the project at the wetland
crossing and/or upon results of detailed hydrology and engineering studies,
alternative culverts shall be used, if appropriate, to minimize wetland impacts.
8. 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.
9. A striped pedestrian crosswalk shall be painted across Burts Pit Road at the
intersection of Cardinal Way and Redford Drive.
10. The proposed"ANT" 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.
11. A curb cut on the east side of Cardinal Way, at least 50' south of the intersection
of Cardinal Way and Burts Pit Road, shall be created for parking access.
12. If DPW determines that water lines from Sovereign Meadows shall be connected
to this subdivision, the developer shall coordinate construction sequencing to
allow the work to be done prior to Cardinal Way being paved(developer is not
I
r7l r? f
FORM F
NORTHAMPTON, MA
June 14, 2001
Date
NOTICE OF PRELIMINARY SUBDIVISION APPROVAL
WITH CONDITIONS (Attachment A)
To: City Clerk v V E I
The Planning Board on June 14, 2001 by 7:0
tJ U i
Date vote JUN 19 2001
APPROVED the following subdivision plan:
Name or description The Plantation at West Farms I�f 81NlDING INS?ECTi?4S
RTNAMPTQN,MA �
New street names Cardinal Way
Submitted by Lepine—Wzorek Associates
Address 262 East Street Easthampton, MA 01027
On March 5 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
SUBDIVISION REGULATIONS-------PAGE 64