31C-017 (7) EXHIBIT E
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SKETCH PLAN OF HASKELL BUILDING PARCEL EASEMENT AREA
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SKETCH PLAN OF HHD SEWER EASEMENT AREA
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EXHIBIT B
SKETCH PLAN OF HHD ROAD EASEMENT AREA
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EXHIBIT A-2
PROPERTY DESCRIPTION OF HASKELL BUILDING PARCEL
That certain parcel of land containing approximately 5.324 acres of land and shown
as the"Haskell Building Parcel'on that certain plan entitled"Boundary Survey of
Land of the Commonwealth of Massachusetts formerly the Northampton State
Hospital, Northampton,Massachusetts"dated December 17, 1996,last revised
December 18,•1997,prepared by Roberge Associates Land Surveying and recorded
with the Hampshire County Registry of Deeds in Plan Book 183,Pages 1 through 6.
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Doc.
EXHIBIT A-1
PROPERTY DESCRIPTION OF HHD PROPERTY
Parcels A,B, E and H shown on that certain plan entitled"Boundary Survey of Land of
the Commonwealth of Massachusetts formerly the Northampton State Hospital,
Northampton,Massachusetts"dated December 17, 1996,last revised December 18,
1997,prepared by Roberge Associates Land Surveying and recorded with the
Hampshire County Registry of Deeds in Plan Book 183,Pages 1 through 6, (the"Plan")
containing approximately 126 acres more or less,according to the Plan.
Doc.9on 0R.-/2§10316 - 12110129Q2 1535
THE COMMONWEALTH OF MASSACHUSETTS
Suffolk,ss. November
Z 002
Then personally appeared the above-named David B. Perini,Commissioner of
the Division of Capital Asset Management and Maintenance as aforesaid,and
acknowledged.the foregoing instrument to be his free act and deed as Commissioner
and the free act and deed of the Commonwealth of Massachusetts,before me.
ELIZABETH PINTO
Notary Public &�Wh�
MY CommiWon Expires Notary P lic
Mar,!,12,2005 My Co ission Expires:
COMMONWEALTH OF MASSACHUSETTS
Suffolk,ss. Z1— 2002
,Thkn personally appeared the above-named IhAllaa
V[,u —�C of The Community Builders,Inc.,a Massa usetts charitable
corporation,sole member of Hospital Hill Development,LLC,and acknowledged the
foregoing instrument to be his/her free act and deed and the free act and deed of said
corporation,before me,
No ry Public
My commission expires:
PAULA C.PILVALI&Notary Public
My Commission E*m.OcUgw 90.2003
-12-
-�' �_J_�15I0315 2h-0/211021535
Executed as a sealed instrument as of the day and year first above written.
COMMONWEALTH OF MASSACHUSETTS,
Acting by and through its Division of Capital
Asset Management and Maintenance
6DNameVehl��4&1,,.p.
Title: ( 0`w on
HOSPITAL HILL DEVELOPMENT, LLC
BY: THE COMMUNITY BUILDERS,INC,a
Massa se nprofit corporation,
its sole
By
Nam .
Title:
-11-
k vw I /a5/0314 1?/]Q/20021S135
With a copy to:
Division of Capital Asset Management and Maintenance
One Ashburton Place
Boston,Massachusetts 02108
Attn:General Counsel
Or(c),if to DMH:
Western Massachusetts Area
Massachusetts Department of Mental Health
One Prince Street
Northampton,Massachusetts 01601
Attn:
Or at such other address as the party to be noted may have designated hereafter by
notice in writing to the other party. Notices given pursuant to(1)above shall be deemed
given when received. Notices given pursuant to (2)above shall be deemed given five
(5) days after being deposited in the U.S. Mail, postage prepaid, return receipt
requested.
14. Conflict with Controlling Ordinance or Regulation. In the event any portion of
these covenants,conditions and restrictions conflicts with mandatory provisions of any
ordinance or regulation promulgated by any municipality or any agency or
instrumentality of federal,state or local government having jurisdiction over the
Property,the Haskell Building Parcel,or the Additional Parcels,or any part thereof,then
such mandatory governmental requirement shall control as to the portion(s)of the
Property,the Haskell Building Parcel,or the Additional Parcels,as applicable,affected
thereby.
15. Responsibility. Each owner of the Properties shall be personally or corporately
liable for the performance of its obligations hereunder only during the period of its
j ownership thereof,and after transfer of legal title to its Property shall not be liable for
breaches hereof thereafter occurring.
14. Entire Aareement:Governing Law. THIS WRITING CONSTITUTES THE
ENTIRE DECLARATION OF EASEMENTS,AND CANNOT BE MODIFIED,WAIVED
OR TERMINATED EXCEPT BY WRITING SIGNED BY THE PARTY TO BE
CHARGED,AND SHALL BE CONSTRUED IN ACCORDANCE WITH THE LAWS OF
THE COMMONWEALTH OF MASSACHUSETTS WITHOUT REGARD TO ITS
CONFLICTS OF LAW PROVISIONS.
15. Amendment:Termination. This Declaration of Easement shall not be
terminated, released or amended unless by written agreement between the then-fee
owners and all mortgagees of the fee estates of record of the HHD Property,the HHD
Road Easement Area,the Haskell Building Parcel,the Haskell Building Parcel
•10-
Dx=9 3 4_OR /6925/0313_---11�1U/M 15,35
of the terms,covenants,conditions or restrictions set forth in this Agreement,or to
exercise any right herein granted or to serve any notice or institute any action shall not
be construed as a waiver or relinquishment for the future,and any such term,covenant,
condition or restriction shall be and remain in full force and effect together with such
restrictions contained herein. The failure of the respective beneficiary or its successors
or assigns to insist in any one or more instances upon the strict performance of any of
the terms,covenants,conditions or restrictions set forth in this declaration,or to
exercise any right herein granted or to serve any notice or institute any action shall not
be construed as a waiver or relinquishment for the future,and any such term,covenant,
condition or restriction shall be and remain in full force and effect together with such
restrictions contained herein. Violation of or failure to comply with these covenants,
conditions and restrictions shall not affect the priority or validity of any bona fide
mortgage lien or other similar security instrument which may be then existing on any of
the Properties or any portion thereof.
12. Severability.The provisions contained herein shall be deemed to be and are
independent and separable,and the invalidity or partial invalidity of any one or more of
these covenants,conditions and restrictions,or any portion(s)thereof,as evidenced by
a judgment,court order or otherwise shall not affect any of the other provisions or
covenants,conditions or restrictions or portion(s)thereof contained herein,which shall
continue to remain in full force and effect and unaffected thereby.
13. Notices. Any notice,request,or other communication under this Agreement
shall be in writing and shall be given by any party hereto or its attorneys(1)by delivery
in hand or by express courier service,or(2)by registered or certified mail,return receipt
requested,to:
(a)if to HHD,
Hospital Hill Development,LLC
75 Federal Street
Boston,Massachusetts 02110
Attn:Mr.David Webster
With a copy to:
Massachusetts Development Finance Agency
75 Federal Street
Boston,Massachusetts 02110
Attn:Anne Marie Dowd,Esq.,General Counsel
(b),if to the Commonwealth,
Division of Capital Asset Management and Maintenance
One Ashburton Place
Boston,Massachusetts 02108
Attn:Commissioner
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and obligations on,upon,within or concerning the HHD Property, including but not
limited to the fee interest in the HHD Road Easement Area and HHD's rights to benefit
from and enforce the Haskell Building Parcel Easement Area,to a Landowners'
Association comprised of HHD's successors and assigns as owners of portions of the
HHD Property,as set forth in the Land Disposition Agreement and the Master Plan(as
defined therein)(the"Landowners'Association"). The Commonwealth hereby consents
to such conveyance and assignment,and agrees to recognize such Landowners'
Association as beneficiary and obligee under this Agreement,provided that said
Landowners'Association shall be bound by the provisions of this Reciprocal Easement
Agreement.
4
8. Matters of Record. The grants of the Easements set forth in this Reciprocal
Easement Agreement are expressly made subject to all matters of record to the extent
in force and effect and applicable to the Properties.
9. Intention to Record Confirmatory Easement Agreement. It is the intention
and agreement of HHD and the Commonwealth,upon the completion of HHD's
improvements upon and to the Haskell Building Parcel Easement Area and the HHD
Property Easement Area,and upon the confirmation of the location of the Water and
i Sewer Easements,to execute and record within a reasonable time thereafter,at HHD's
sole cost and expense,a Confirmatory Easement Agreement and as-built plans
showing the improvements actually constructed by HHD and the location of the Water
and Sewer Easements. Such Confirmatory Easement Agreement shall not otherwise
modify the obligations and privileges set forth in this Agreement,absent the express
agreement of the Commonwealth and HHD to the contrary. Failure-of HHD and the
Commonwealth to execute and record such Confirmatory Easement Agreement shall
not affect the validity and enforceability of the rights and obligations contained in this
i Agreement.
10. Enforcement. Enforcement of the covenants,conditions and restrictions
contained herein may be by proceedings at law or in equity initiated by the respective
jj record owner or mortgagee(s),or any authorized officer,representative or agent of the
respective record owner or mortgagee(s)of the respective Property benefitted by such
easements against any person and/or entity owning any title or interest in and to the
Property burdened by such easements,either to restrain any violation or attempted
violation or to recover damages for such violation or attempted violation,or both,or to
obtain such other relief for such violations as then may be legally or equitably available,
which right of enforcement is agreed to include,but not be limited to,the remedy of
injunctive relief in the event of any breach of such easement as set forth herein,all
subject to the provisions of applicable law. The respective record owners or
mortgagee(s)shall have an election and right,but not an obligation or duty,to so
enforce these covenants,conditions and restrictions by any such proceedings.
11. Non Waiver.No waiver of any provision hereof shall be deemed to have been
made unless expressed in writing and duly executed and acknowledged by the
respective beneficiary,its successors or assigns.The failure of the respective owners or
mortgagee(s)to insist in any one or more instances upon the strict performance of any
a-
Doc: 9 738834 OR A93/M_ W10(200115 35
7. Run with Land. The rights and obligations set forth in this Reciprocal Easement
Agreement shall(i)run with and bind the respective Properties,as applicable,(ii)inure
to the benefit of and.be enforceable(specifically including,but not limited to,the remedy
of injunctive relief in the event of breach of any such restrictions,to the extent such
relief is permitted by applicable law)by the record owner or mortgagee(s)from time to
time of the dominant estate,and(iii)be binding upon and enforceable against all
subsequent owners of the Properties or any portion thereof whether by purchase,
descent,devise,gift,trade or otherwise,and each and all individuals and entities by the
acceptance of title to any portion of the Properties,shall and do thereby agree and
covenant to abide by and perform and observe the covenants,conditions and
restrictions herein set forth on their part to be performed. Notwithstanding any
provisions hereof to the contrary,said grant of Easements shall not inure to the benefit
of any third party not expressly named herein specifically or by class,nor,except as
expressly provided to the contrary herein,shall said grant of Easements constitute a
dedication of the Properties or any part thereof.
6: Dedication as Public Way. Notwithstanding anything to the contrary contained
herein,it is understood and agreed that HHD shall have the right,but not the obligation,
without any additional consent or action by the Commonwealth,to declare and dedicate
all or a portion of the HHD Road Easement Area and/or the Haskell Building Parcel
Easement Area as a public or statutory private way.Such dedication shall serve as a
release of HHD's obligations to the Commonwealth hereunder to maintain and repair
such portion of the HHD Road Easement Area and/or the Haskell Building Parcel
Easement Area as to which and to the extent such maintenance obligations are thereby
transferred to the City of Northampton(the"City')by operation of law or by an
independent agreement between HHD and the City. The Commonwealth undertakes
and agrees to execute any consents and agreements required by the City or any of its
departments,or by any other local,state,or federal governmental entity,for such
dedication,provided,however,that the Commonwealth shall be under no obligation to
execute consents,agreements,documents,certificates,petitions,or other instruments
contemplated by this Section that would materially increase the liability of the
Commonwealth under this Agreement or under applicable laws and regulations;and
provided,further,that the Commonwealth shall not be required to incur any costs in
connection therewith or to give any warranties or indemnities.
7, Future Development. The Commonwealth and HHD agree that the future
development of the HHD Property is controlled by the Land Disposition Agreement and
further controlling documents as set forth therein,as the same may be amended,and
neither the development of the HHD Property pursuant to the terms of the Land
Disposition Agreement nor the dedication of the Haskell Building Parcel Easement Area
and/or the HHD Road Easement Area shall constitute an overburdening of the
easements created hereby.
8. Landowner's Association. Notwithstanding anything contained herein to the
contrary, it is understood and agreed that HHD may convey or assign fee title of,or its
interest otherwise in and to,certain ways,infrastructure improvements,rights,privileges
-7-
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Ooc q!_/�Z5/0310_ 12h0h00'115135
12"Water Main,"respectively,on the sketch plan attached hereto as Exhibit E,together
with all the Commonwealth's right,if any,to use,maintain,repair and replace the same
and all other rights appurtenant thereto,and(b)all the Commonwealth's right,title and
interest,if any,in and to that certain sewer line running from the HHD Property in a
generally northerly direction across the Mill River, and to said line's connection to a
municipal sewer line located on the northerly bank of the Mill River,as identified as
"Hospital Sewer Line"on the sketch plan attached hereto as Exhibit E. It is understood
and agreed in each instance that the locations shown on Exhibit E are approximate and
schematic only,and any inaccuracy in the depiction of any such water and/or sewer
lines thereon shall not affect the validity of the release of the Commonwealth's rights in
such lines as they are presently located,as set forth herein.
4. Creation of Easements burdening the Additional Parcels for the benefit of
the HHD Property. The Commonwealth GRANTS,imposes upon,and burdens the
Additional Parcels for the benefit of the HHD Property with the following non-exclusive
perpetual private easements on,over and across the Additional Parcels,such
easements being appurtenant to and for the benefit of the HHD Property and the owner
1 thereof,and each of the mortgagees,heirs,successors,permittees and assigns of the
owner of the HHD Property and all others acting under its authority:
Perpetual,non-exclusive licenses,privileges and easements to maintain,
operate,inspect,repair and replace the above-described"Hospital 6"Water
Main","Hospital 12"Water Main,"and"Hospital Sewer Line"(collectively,the
"Water and Sewer Easements").
The Water and Sewer Easements shall be located in an area extending ten(10)feet on
either side of the now-existing location of the above-described"Hospital 6"Water Main",
"Hospital 12"Water Main,"and"Hospital Sewer Line."
5. Easements Defined. The easements over the HHD Property set forth in Section
1 of this Agreement,the easements over the Haskell Building Parcel set forth in Section
2 of this Agreement,and the easements over the Additional Parcels set forth in Section
i 4 of this Agreement are herein collectively referred to as the"Easements".
6. Maintenance of Easements. HHD and its successors and/or assigns shall,at
its sole cost and expense,plow,maintain,repair,construct,reconstruct,pave,seal,
repave,reseal,stripe,and re-stripe the street entrances,curb cuts,driveways,
sidewalks,and walkways on both the HHD Road Easement Area and the Haskell
Building Parcel Easement Area,excepting only the portion of the driveway located on the
Haskell Building Parcel which connects the road within the HHD Road Easement Area
with the parking area located in front of the Haskell Building,which shall be the
responsibility of the Commonwealth,in a good and safe condition and in accordance with
codes,laws and regulations applicable to the construction and maintenance of public
ways in the Commonwealth,and the owner(s)of the Properties shall not erect or permit
any obstruction of any of the Easements so as to interfere materially with any rights
created hereunder.
-Doc;_9922368Sq OR /0/0309 12110/200115,35
the City of Northampton in connection with the development of the HHD
Property,provided that nothing contained herein shall limit or prevent HHD from
duly obtaining waivers of any provision or provisions of such state and local
regulations from the relevant granting authority and from constructing and
maintaining the road located within the Haskell Building Parcel Easement Area in
conformity with the provisions of such waiver so long as the road is paved and
has a sidewalk on at least one side of the road,(2)HHD shall give not less than
ninety(90)days'prior written notice to DMH and the Commonwealth before
beginning any construction within the Haskell Building Parcel Easement Area,(3)
HHD shall cooperate with DMH and'the Commonwealth to ensure that any
construction or other work undertaken by HHD pursuant to this grant does not
adversely affect the safety of any person using the Haskell Building,and(3)HHD
shall work with DMH to provide temporary substitute parking for the Haskell
Building Parcel using existing parking and roadways on the HHD Property during
the period of construction of the road on the Haskell Building Parcel Easement
Area,provided that HHD's provision of such temporary substitute parking shall
not interfere with the development and reuse of the HHD Property,and provided
that it shall not be HHD's responsibility to provide permanent parking to replace
any parking spaces eliminated from the Haskell Building Parcel Easement Area
as a result of HHD's exercise of this grant.
C. Temporary Right and Easement to Access Tunnels on the Haskell
Building Parcel. Non-exclusive licenses, privileges,and easements for HHD,for
the benefit of the HHD Property,to enter subsurface tunnels located on the
Haskell Building Parcel in the approximate location shown as"Tunnel"on Exhibit
D,for the purposes,at HHD's sole cost and expense,of environmental
remediation,including,without limitation,removal of asbestos-containing
materials,and,after the provision of new sewer connections and a new
easement for sewers as contemplated by paragraph 1(B)of this Reciprocal
Easement Agreement, closure of said tunnels,provided that:(1)all such work
j shall be conducted in accordance with all applicable laws,rules and regulations,
and(2)HHD shall give not less than thirty(30)days'prior written notice to DMH
prior to entering said tunnels or commencing any work therein. HHD hereby
agrees to undertake such environmental remediation,removal of asbestos-
containing materials and closure of said tunnels within five(5)years after the
date of this Reciprocal Easement Agreement. This temporary easement shall
expire,,on the earlier to occur of:(1)completion of the aforesaid work by HHD,or
(2)the date which is ten(10)years after the date of recording of this Reciprocal
Easement Agreement.
3. Release of Rights In Water and Sewer Lines serving the HHD Property. The
Commonwealth releases,without any covenants and without any representations and
warranties of any kind whatsoever, (a)all the Commonwealth's right,title and interest, if
any,in and to those certain water lines running generally in a north-northwesterly
direction from the HHD Property across portions of the Additional Parcels,across the
Mill River,and to said tines'connection with a municipal water line located in a public
way known as Federal Street,as identified as"Hospital 6"Water Main"and"Hospital
IOM IR i ro a
AO/2002 x;35
conduits and appurtenances for the transmission of sewage from the Haskell
Building Parcel to public sewers of the City of Northampton(collectively,the
"Haskell Building Sewers"),together with the right to enter upon the HHD
Property for the purposes herein authorized,provided that the exercise of such
right shall not unreasonably interfere with HHD's use of the HHD Property. HHD
shall not connect any facility on the HHD Property to the Haskell Building
Sewers. In the event that HHD constructs on the HHD Property any other
sewers which have the capacity to handle sewage from the Haskell Building and
HHD,at no cost or expense to the Commonwealth,connects the Haskell Building
to such new sewers,HHD shall grant to the Commonwealth an easement for
such new sewers. This sewer easement shall terminate upon the recording of
such new easement,executed by HHD and the Commonwealth with the
Hampshire Registry of Deeds. Subject to the foregoing,at no time shall HHD or
any future owner from time to time of all or any part of the HHD Property be
responsible for the payment of any fees,costs,or expenses in connection with
sewage from the Haskell Building Parcel.
Z. Creation of Easements burdenina the Haskell Building Parcel for the
benefit of the HHD Property, The Commonwealth GRANTS,imposes upon,and
burdens the Haskell Building Parcel for the benefit of the HHD Property with the
following non-exclusive private easements on,over and across the Haskell Building
Parcel,such easements being appurtenant to and for the benefit of the HHD Property
and the owner thereof,and each of the mortgagees,heirs,successors,permittees and
assigns of the owner of the HHD Property and all others acting under its authority,and
the use thereof shall be in common with that of the Commonwealth,its mortgagees,
heirs,successors,assigns and all others acting under its authority,all as subject to the
limitations set forth below:
A. Driveway.Ingress-Egress and Access Easements.Perpetual,non-
exclusive licenses,privileges and easements for the free,continuous and
uninterrupted ingress and egress of vehicular and pedestrian traffic over and
across that portion of the Haskell Building Parcel identified by cross-hatching on
the sketch plan attached as Exhibit"C"(the"Haskell Building Parcel Easement
Area"),providing access over the Haskell Building Parcel Easement Area to and
from the HHD Property to and from Prince Street,a public way of the City of
Northampton,Massachusetts.
B. Right and Easement to Improve and Repair Haskell Building Parcel
Easement Area. Perpetual,non-exclusive licenses,privileges,and easements
for HHD,for the benefit of the HHD Property,at its sole cost and expense,to
construct a road within the Haskell Building Parcel Easement Area to provide a
secondary means of ingress and egress to and from the HHD Property,and to
enter onto the Haskell Building Parcel Easement Area at its sole cost and
expense to maintain,repair,construct,reconstruct,pave,seal,repave,reseal,
stripe,and re-stripe the ways,street entrances,curb cuts,driveways,sidewalks,
and walkways therein,subject to the following conditions:(1)such road shall be
constructed and maintained in accordance with state and local regulations
concerning public ways in the Commonwealth,and with conditions imposed by
:1
Doc, 992238854 OR !6925/0301 12110/200215135
A. Driveway,Ingress-Egress and Access Easements.Perpetual,non-exclusive
licenses,privileges and easements for the free,continuous and uninterrupted
ingress and egress of vehicular and pedestrian traffic over and across that
portion of the HHD Property identified by cross-hatching on the sketch plan
attached as Exhibit B(the"HHD Road Easement Area"),providing access over
the HHD Road Easement Area to and from the Haskell Building Parcel to and
from Prince Street,a public way of the City of Northampton,Massachusetts.
HHD shall construct and maintain the road located within the HHD Road
Easement Area in accordance with state and local regulations concerning public
ways in the Commonwealth,and with conditions imposed by the City of
Northampton in connection with the development of the HHD Property,provided
that nothing contained herein shall limit or prevent HHD from duly obtaining
waivers of any provision or provisions of such state and local regulations from the
relevant granting authority and from constructing and maintaining the road
located within the HHD Easement Area in conformity with the provisions of such
waiver so long as the road is paved,can accommodate vehicular access to and
from the Haskell Building Parcel,and has a sidewalk on at least one side of the
road,and further provided that HHD shall not be responsible for reconstructing
f the driveway connecting the parking.area in front of the building located on the
. Haskell Building Parcel,as shown on Exhibit B,to the road constructed within the
HHD Road Easement Area to the standard of a public way or otherwise to
reconstruct or improve such driveway beyond its current quality and standard,
excepting only that HHD,in constructing the road within the HHD Road
Easement Area,shall ensure at its sole cost and expense that such driveway and
such road shall connect and the intersection of such driveway and such road
shall be of a grade and nature consistent with state and local regulations
1 regarding public ways. HHD shall give not less than thirty(30)days'prior written
notice to DMH and the Commonwealth before beginning any construction within
the HHD Road Easement Area. HHD shall cooperate with DMH and the
Commonwealth to limit the extent to which any construction or other work
undertaken by HHD within or affecting the HHD Road Easement Area adversely
affects the safety of any person using the Haskell Building. For such period of
time that any construction or other work undertaken by HHD within or affecting
the HHD Road Easement Area will interfere with access and egress through the
HHD Road Easement Area,HHD shall provide alternative access to the existing
parking area in front of the building located on the Haskell Building Parcel and,if
necessary,alternate safe pedestrian access from such parking area to the
building located on the Haskell Building Parcel. It is understood and agreed that
the current egress as shown on Exhibit B from the existing parking area in front
of the building located on the Haskell Building Parcel may serve as such
alternative access.
B. Sewer Easements.Perpetual,non-exclusive licenses,privileges and
easements over and across the HHD Property in the portion of the HHD Property
shown as"Sewer Line"on the sketch plan attached as Exhibit D(the"HHD
Sewer Easement Areal,for the installation,construction,operation, use,
maintenance,repair and replacement of one or more underground pipes,
Doc: 91138854 OR /M/09 11/10/200215,35
H. The Haskell Building OR
is served by a sewer line lying in part upon,
under or within the HHD Property;and
I. Certain subsurface tunnels lie under the Haskell Building Parcel and the
HHD Property,and the Commonwealth and HHD desire to remediate environmental
conditions within and close such tunnels;and
J. The Commonwealth has retained certain other property formerly part of the
Northampton State Hospital Property,certain portions of which abut the HHD Property,
including without limitation Parcels J1 and I, as shown on the Plan(the"Additional
Parcels")(the HHD Property,the Haskell Building Parcel and the Additional Parcels
being sometimes hereinafter collectively referred to as the"Properties");and
K. The HHD Property is served by certain existing water and sewer lines,
portions of which lie upon,under or within the Additional Parcels;and
L. The Commonwealth and HHD desire,for the benefit of the present and
future.owners of the HHD Property and the Haskell Building Parcel,to make provision
4 for improvement of and the continued use and enjoyment of such ways or driveways,
the continued use and enjoyment of such sewer line serving the Haskell Building Parcel,
the remediation and closure of such subsurface tunnels under the Haskell Building
Parcel,and the continued use and enjoyment of such water and sewer lines serving the
I HHD Property;and
M. The Commonwealth and HHD are willing to grant mutual and reciprocal
driveway,ingress-egress,and access easements,an easement to improve and repair,
j and water and sewer easements,and the Commonwealth is willing to release certain
additional rights in and to the sewer and water lines serving the HHD Property,on the
terms set forth herein.
i NOW,THEREFORE,in consideration of the premises and definitions set forth
above,which are incorporated herein and made a part hereof by this reference,and the
benefits to be derived by each owner of each of the Properties,the Commonwealth and
HHD impose upon each other and upon the HHD Property and the Haskell Building
Parcel and the Additional Parcels and for the benefit of the HHD Property and the
Haskell Building Parcel,respectively,the easements set forth herein and declare and
agree as follows:
1. Creation of Easements burdening the HHD Property for the benefit of
the Haskell Building Parcel. HHD GRANTS,imposes upon,and burdens the HHD
Property for the benefit of the Haskell Building Parcel with the following non-exclusive
perpetual private easements on,over and across the HHD Property,such easements
being appurtenant to and for the benefit of the Haskell Building Parcel and the owner
thereof,and each of the mortgagees,heirs,successors,permittees and assigns of the
owner of the Haskell Building Parcel and all others acting under its authority,and the
use thereof shall be in common with that of HHD,its mortgagees,heirs,successors,
assigns and all others acting under its authority,all as subject to the limitations set forth
below:
I
z
ND/2DD2 1535
RECIPROCAL EASEMENT AGREEMENT
This Reciprocal Easement Agreement(this"Agreement")is executed as of the
25th day of November, 2002,by and between the COMMONWEALTH OF
MASSACHUSETTS(the"Commonwealth")acting by and through its Division of Capital
Asset Management and Maintenance,having an address at One Ashburton Place,
Boston, Massachusetts 02108("DCAM"), and HOSPITAL HILL DEVELOPMENT,LLC,
a Delaware limited liability company having its principal place of business located at 75
Federal Street, 10th Floor, Boston, Massachusetts 02110("HHD").
RECITALS
A. Pursuant to Chapter 52 of the Acts of 1993 and Chapter 86 of the Acts of
1994 as amended by Chapter 307 of the Acts of 1994(collectively,the Enabling
Legislation"),the Commissioner of DCAM was authorized to convey to a developer
certain real property located in Northampton,Massachusetts,being a portion of the
former Northampton State Hospital property,containing 126 acres,more or less(the
"HHD Property"),consisting of Parcels A,B, E and H as shown on that certain plan
entitled"Boundary Survey of Land of the Commonwealth of Massachusetts formerly the
Northampton State Hospital,Northampton, Massachusetts"dated December 17, 1996,
prepared by Roberge Associates Land Surveying and recorded with the Hampshire
I Registry of Deeds in Plan Book 183, Pages 1 through 6(the"Plan"),and as further
described in Exhibit A-1 hereto;and
B. By Release Deed dated as of even date herewith,recorded with the
Hampshire Registry of Deeds prior hereto(the"Deed',and pursuant to a Land
Disposition Agreement dated as of September 5,2002,between the Commonwealth
and The Community Builders, Inc.,a Massachusetts charitable corporation having an
address of 322 Main Street,Springfield,Massachusetts recorded with the Hampshire
Registry of Deeds prior hereto(the"Land Disposition Agreement"),the Commonwealth
conveyed the HHD Property to HHD;and
C. The Commonwealth is the owner of certain property located off Prince
Street,also being a portion of the former Northampton State Hospital,containing 5.324
acres,more or less,and shown on the Plan as the"Haskell Building Parcel"(the
"Haskell Building Parcel"),as further described on Exhibit A-2 hereto;and
D. The Haskell Building Parcel is under the care and control of the
Commonwealth's Department of Mental Health("DMH");and
E. The Haskell Building Parcel is adjacent to and abuts a portion of the HHD
Property;and
F. The HHD Property is served by a way or driveway located on and running
over and through the Haskell Building Parcel;and
G. The Haskell Building Parcel is served by a way or driveway located on or
running over and through the HHD Property;and
Additional intersections such as Burts Pit Road at Florence Road may be added in the
future, but will not be part of the initial program:
Upon occupancy of the first commercial building, spot'speed`measurements along Grove
Street and Laurel Street will be conducted.
Employee/Tenant Survey. Administration of an employee/tenant survey annually to
measure transit use, carpooling, carsharing, bicycle use, and participation in programs
offered through the Route 9 TMA. This will include reporting of employer/tenant
participation in programs offered by the Route 9 TMA.
Trip-Generation Surveys. Collection of peak-hour TMCs and ATRs at community driveways
during a typical weekday. Observed trip generation will be compared to levels calculated
for actual building use, density, and employment using standard trip rates published by the
ITE.
Traffic Signal Warrants Analysis. As a part of the annual traffic monitoring program, a
Traffic Signal Warrants Analysis (TSWA) will be completed at the following intersections:
Route 10 / Earle Street, Route 66 / Earle Street, Route 66 / The Village at Hospital Hill
driveways / Prince Street, Burts Pit Road / Florence Road. The results of the TSWA will be
provided to the City of Northampton and MassHighway, and will be used as the basis of
determining the timing and need for the implementation of traffic control improvements at
these locations.
Signalization
HHD's commitments regarding signalization are the following:
Route 10/Earle Street intersection. HHD will design and construct improvements to Earle
Street between Route 10 and Route 66. If the City and State are unable to secure traditional
sources of funding for signalization of a state highway through the TIP process, and an
alternative funding source cannot be identified, HHD will fund and install the signal.
Earle Street/Prince Street/ West Street intersection. H H D has agreed with MH D to cost-
sharing for the redesign and construction of Rt. 66 improvements and placement of signal
conduits. HHD will work carefully with the City to achieve funding for the signal. Traffic
volumes and operating conditions at this intersection will be monitored on an annual basis
as a part of the traffic monitoring program for the development. If the installation of a traffic
signal is found to be warranted and funding has not been identified for construction, HHD
will fund and install the signal.
Prince Street/Main Gate intersection. HHD has agreed with MHD to cost-sharing for the
redesign and construction of Rt. 66 improvements and placement of signal conduits. HHD
will seek alternate funding sources for the installation of a traffic signal, -if and when
766011FE1RB-Section61.doc 3-11 Proposed Section 61 Findings
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• To refine the timing and scope of improvements to be implemented at key
intersections serving The Village at Hospital Hill. Specifically, the installation of
traffic signals at the Route 10 / Earle Street, Earle / West / Prince Street, Route 66 /
The Village at Hospital main driveways /Prince Street and Burts Pit Road /Florence
Road intersections can not be completed until such time as traffic signal warrants
are met.
Results of the monitoring program shall be compiled and submitted to MassHighway
District II, the Northampton DPW, the Pioneer Valley Planning Commission, and the
Northampton Office of Planning and Development. The elements of the program are as
follows:
Traffic Counts. The count program will be administered under the direction of HHD. An
initial counting program will be conducted in the fall of 2003, to update the 2001 NO-Build
Conditions documented in the Draft EIR. Subsequent annual reporting will be conducted
following occupancy of the first commercial building. One month prior to conducting the
counts, HHD shall forward the proposed counting program, including locations for
automatic traffic recorders and turning movement counts, for comment to MassHighway
District 2, the Northampton DPW, the Pioneer Valley Planning Commission, and the
Northampton Office of Planning and Development. Comments received shall be taken into
consideration in implementing the counting program. Following the counts, the data shall
be tabulated and compared to the AM and PM peak hour volumes for the 2001 Existing
Condition, 2006 No-Build Condition, and 2006 Build Condition (DEIR Figs. 5-4, 5-5; 5-8, 5-
9; 5-14, 5-15).
The annual traffic monitoring program shall be conducted until two years after completion_
of the project.
The initial counting program will count all project driveways, plus the following locations:
• Route 1.0 at Earle Street
• Earle Street at Grove Street
• Grove Street at Laurel Street
• Earle Street at West and Prince Street
• Route 66 at Prince Street
• Route 66 at Grove Street
• Route 66 at Laurel Street
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membership fee assessed to the development and other participants that use the shuttle
service.
Support for Car Sharing. Because of increased costs associated with car ownership and
increasing environmental awareness, car sharing is gaining in popularity. Zipcar, a
Cambridge-based company, places cars in publicly accessible places and offers them for
rent on an hourly basis. Based on discussions with the Route 9 TMA, the use of Zipcar is
currently under review as a potential TDM alternative for its members. While membership
is required to use these vehicles and a per-mile cost is assessed, this service is rapidly
growing. HHD supports the carsharing initiative as well as the availability of rental car
services in the area. This service provides an alternative option for transit, bicycle, or other
non-automobile commuters who have the need for a car during the business day. HHD
will work with the Route 9 TMA to evaluate the feasibility of providing a Zipcar program as
a part of the planned development.
On-Site Banking Services. HHD and/or the Land Owners Association will work with
employers within the development to implement a direct deposit program for employee
paychecks and reimbursements in order to reduce off-site automobile trips. In addition,
HHD will work with the Land Owners Associations to locate automatic teller machine(s)
within the development.
Additional On-Site Amenities. HHD and/or the Land Owners Association will work with
the City, and area businesses to provide an on-site dry cleaning pick-up service for the
residents and businesses within the community. This service can be offered via a central
location within the development or a mobile pick-up service.
Monitoring Program
As committed to in the Phase I Report and the DEIR, HHD will implement a transportation
monitoring program that will measure actual performance characteristics of the project over
time and will be used to determine the need for future improvements at the study
intersections as the development is built-out. The objectives of the monitoring program are
as follows:
• To quantify actual traffic-generation characteristics for the development (both peak
hour and daily) for comparison to projected traffic levels.
• To evaluate and refine the effectiveness of the TDM program for the site, including
employee/tenant mode shares, vehicle occupancy rates, bicycle use, etc. This
portion of the monitoring program will be used to determine baseline performance
of the TDM program, and will serve as a basis for fine-tuning or adjusting the
program to encourage alternative travel modes.
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Carpool/Vanpool Program. All employers within The Village at Hospital Hill will be
provided with information for dissemination to employees regarding the services offered by
the Route 9 TMA and CARAVAN for Commuters.
Preferential Parking for Carpools and Vanpools. HHD will designate a limited number of
parking spaces in convenient locations within all commercial parking lots to be reserved for
carpools and vanpools for employees at the Village at Hospital Hill.
On-Site Public Transportation Pass Sales. HHD will encourage employers make public
transportation passes available to employees. Further, HHD will work with on-site retailers
to make public transportation passes available through on-site retail outlets. This effort will
be coordinated through the Route 9 TMA.
Guaranteed-Ride-Home Program. HHD is committed to implementing a guaranteed-ride-
home program that will serve to facilitate the use of carpool and vanpool services by
employees of the development. Participants who choose to vanpool or carpool will be
assured that a ride home will be provided should they have to return home for personal or
work-related reasons. The Route 9 TMA provides a guaranteed-ride-home program for TMA
members.
Bicycle Storage. Secure on-site bicycle storage will be provided for both employees and
residents of The Village at Hospital Hill. In addition, HHD will work with commercial
tenants and land owners to include on-site shower and locker facilities to encourage the use
of bicycles by employees of the development. Further, HHD will distribute information
related to the Pioneer Valley Transit Authority PVTA 'Rack and Roll' program which allows
commuters to utilize both bicycle and public transportation as a means of commuting to
work. Secure bicycle racks and/or storage lockers will be provided at convenient locations
proximate to employment centers on-site.
Public Transportation Connections to the Site. The Village at Hospital Hill is situated
approximately one mile from the nearest PVTA bus stop, which is located at the Academy
of Music in downtown Northampton. HHD, through tenant membership in the Route 9
TMA, will work with the PVTA to determine the feasibility of including The Village at
Hospital Hill as a stop on the regional transit routes currently serving the area. As future
commercial and residential development of the project site proceeds and a critical mass of
potential public transportation users is formed, HHD will continue to work with the Route 9
TMA and the PVTA to integrate the development into the PVTA bus system. As an interim
measure to link the development to public transportation service currently available in the
downtown area of Northampton, HHD and/or the Land Owners Association will work with
the City and the TMA and will commit to the provision of a shuttle service between the
development and the PVTA hub in downtown Northampton at the Academy of Music. The
costs associated with this service will be determined by the TMA in consultation with HHD
and/or the Land Owners Association and will most likely be integrated into the TMA
766011FE1R13-Section61.doc 3-8 Proposed Section 61 Findings
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TMA Membership. HHD, when selling or leasing property, will require individual
commercial tenants to become a member of The Village at Hospital Hill Landowners
Association. HHD or the property management team will oversee the Landowners
Association, which will become a member of the Route 9 TMA. The individual tenants,
through membership dues paid to the Landowners Association, will contribute toward the
TMA membership dues. Initially, HHD will contribute $5,000 annually toward the Route 9
TMA upon completion of the first commercial building within the community. As future
development proceeds and as additional commercial tenants join the Landowners
Association, these businesses will fund the Route 9 TMA membership costs, which will be
included in the individual association membership fees for each tenant. As a member of
the Route 9 TMA, HHD and/or the Landowners Association will coordinate strategies and
programs offered by the TMA including the following:
• Participation in area transportation events such as the Transportation Fair, Bicycle
Commute Week, and other promotional events offered by the TMA.
• Production and dissemination of TDM marketing materials and newsletters.
• Links to the TMA's web site.
• Completion of employee surveys.
• Participation in transportation coordinator training.
• Participation in the guaranteed-ride-home program.
• Participation in ride matching programs.
• Commuter Choice benefits.
On-Site Transportation Coordinator. As a landlord, HHD or its professional property
manager will work with individual tenants to designate an individual to serve as the on-site
Transportation Coordinator. HHD will also encourage other commercial landowners to
identify on-site Transportation Coordinators. The role of this individual is to oversee the
promotion and implementation of TDM programs and serve as the chief liaison with the
Route 9 TMA and with building employees and state and city agencies, as required.
Public Transportation Marketing Information. HHD will make information on public
transportation alternatives available at various on-site locations, including commercial and
residential areas and other public places. HHD will include information related to public
transportation in employee orientation material and lease/sales information for prospective
tenants.
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Unsignahzed intersections:
1. Route 10 (South Street/Easthampton Road) at Earle Street
2. Prince Street at West Street and Earle Street
3. Burts Pit Road at Florence Road
4. Prince Street at the Main Campus Driveway
5. Prince Street at the Campus Driveway (North Campus)
Signalized intersections:
6. Main Street at New South Street and State Street
7. South Street and New South Street at Old South Street
The. City of Northampton and members of the Citizens Advisory Committee expressed
special concern that the elimination of "Ridge Street," a connector proposed on the Master
Plan between Prince Street and Route 10, would adversely impact the "village" character of
the project south of Prince Street, and that traffic would cut through Laurel Street and
western Grove Street, adversely impacting the neighborhood. In response to this concern,
and as required by the MEPA Scope and Certificates, HHD conducted an exhaustive
analysis of alternative alignments for Ridge Street or for other ways of conveying traffic
between Route 66 and Route 10. Based on such analysis, and taking into consideration
wetland constraints, topography and road design standards, MassDevelopment concluded
that an upgraded Earle Street provided the most feasible and effective vehicular connection
between Prince Street and Route 10. DEIR Section 5.7. Additional capacity analyses were
presented in Tables 5-12 and 5-13 of the DEIR.
3.3.1.2 Mitigation
Transportation Demand Management Program
HHD has committed to a program of both structural and non-structural mitigation for the
foregoing impacts. The most effective means to avoid traffic impacts is to avoid causing the
traffic. Accordingly, HHD has committed to a comprehensive Transportation Demand
Management (TDM) program, intended to reduce trip generation by the project to a level
35% below the predicted by application of ITE guidelines. Structural Mitigation relates to
signalization of the unsignalized intersections i entified above (nos. 1 — 5), and the
modification of signal timing of the two signalized intersections (nos. 6, 7).
The elements of the TDM program (see FEIR Section 2.0) are the following:
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Table 3-1 Projected Buildout by Type of Use, square feet
Retail Office Child Community/ Light Industrial Total
Care Cultural Industrial
Phase 1 19,000 53,000 - - - 80,000 152,000
Phase II' 12,000 175,000 16,000 25,000 96,000 - 324,000
Total 31,000 228,000 16,000 25,000 96,000 80,000 476,000
'Phase 11 will include 60-80 units of assisted living.
3.3 Scope of Section 61 Finding
The potential impacts identified by the Secretary in the Certificate on the ENF for evaluation
are Transportation, Historic Impacts, Water and Sewer, Wetlands and Stormwater,
Executive Order #385 / Planning for Growth, and Green Buildings. Pursuant to M.G.L. c.
30, sec. 62A,this Section 61 Finding addresses those impacts.
As required by General Laws Ch. 30, Sec. 61, MassDevelopment has conducted a review
of the environmental impacts of the above project. Having prepared an Expanded
Environmental Notification Form (October 15, 2001), a Phase I Report (April 30, 2002), a
Draft Environmental Impact Report (April 30, 2003) and a Final Environmental Impact
Report (September 30, 2003), MassDevelopment has determined the environmental
impacts of the project, and evaluated mitigation for those impacts. Based upon the
foregoing documents, MassDevelopment has determined that the impacts of the project
are as described below, and commits to the specified mitigating measures.
3.3.1 Transportation
3.3.1.1 Potential Impacts
At full build, assuming trip generation as computed per Institute of Traffic Engineers (ITE)
guidelines, the project would be expected to generate 8,616 external vehicle trips on an
average weekday, of which 914 would take place in the AM peak hour (637 entering; 277
exiting) and 1,020 would take place in the PM peak hour (341 entering, 679 exiting). For
detail, please see pp. 5-29 — 5-34 of the DEIR. The foregoing trips were assigned and
distributed, and superimposed on background conditions including known development
projects and a 1% average annual background growth rate. Using accepted methodologies,
traffic operations analysis was conducted for both signalized and-unsignalized intersections
in the traffic study area. The results of the analysis are presented in Tables 5-10 and 5-11 of
the DEIR (DEIR pp. 548 — 5-57). HHD finds that, without mitigation, the traffic increases
from the project would cause potentially significant impacts at the following intersections:
766011FEIRI3-Section6l.doc 3-5 Proposed Section 61 Findings
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Texas Road, were all problems that could not be overcome. The original Master Plan was
laid out without benefit of topographic survey and wetlands mapping. Unfortunately, more
accurate information demonstrated intractable problems with the Ridge Street alignment.
Thus, an upgraded Earle Street with a signalized intersection at Earle Street / West Street /
Prince'Street became the selected alternative.
Capacity analyses were performed for all Study Area intersections, both signalized and
unsignalized. As required by joint EOEA/EOTC Guidelines and MEPA practice, the analysis
assumed trip generation per Institute of Traffic Engineers (ITE) rates. The result of that
analysis showed that signal warrants are now met at one unsignalized intersection, the Earle
Street/South Street intersection. Depending on future traffic conditions, signalization may
become warranted at three additional unsignalized intersections: Earle / West / Prince
Streets, Prince Street/Main Gate, and Burts Pit Road/Florence Road. Signal timing at two
' ekisting signalized intersections, Main / New South / State and South / New South / Old
S6bthlshould be modified.
The most important mitigation is the implementation of a comprehensive TDM. program, to
limit future traffic from the project. This will defer or possibly eliminate the need for future
signalization. HHD is committing to an annual traffic monitoring program, the results of
Which will provide information on the success of the TDM program, the need for and
timing of signalization, and the need for any other improvements to address problem
conditions. Please see Section 2.0. HHD is further committing to the design of four traffic
signals as they are needed and, if other funding cannot be secured, to fund the installation
of signals at 1) Route 10 / Earle Street, 2) Earle Street / Prince Street / West Street, and 3)
Prince Street/Main Gate. Further, HHD will (subject to approval by the City) identify and
implement the required signal timing modifications. Finally, in response to the CAC and
neighborhood concerns, should the project cause increased diversion of traffic through
West Grove Street and Laurel Street, as determined by the traffic monitoring program, HHD
will work with the Planning Board and the DPW to identify appropriate traffic calming
measures, including raised crosswalks and other speed control devices. As specific
measures are identified and agreed upon, HHD will provide funding.
1.4 Summary of Wastewater and Water Supply Analyses
As set forth in the ENF, Northampton's water supply and wastewater treatment capacity are
sufficient to accommodate the needs of both Phase I and the Full-Build. An evaluation,
included as Section 7.0 in the Draft EIR, has also found that the City's wastewater collection
system down-gradient of the site, including the Mill River siphon, has sufficient capacity to
accommodate the anticipated Phase I and Full-Build flows. Neither the off-site municipal
water supply system nor the wastewater collection system requires improvements to serve
this project. The proposed construction of both water and wastewater utilities for Phase I
and Full-Build is limited to on-site systems to serve the proposed facilities. All plumbing
fixtures will be low-flow, in compliance with the State Building Code.
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Table 6-3 Wastewater Collection System Capacity and Project Wastewater Contribution
Percent Percent
Maximum Capacity for Capacity for
Pipe Description (feet) o
(f slope
t/foot) Capacity Phase I Max Full Build
(mgd) Project Flow Max Project
(%) Flow(°�)
8-inch existing line down 1000 0.012 2.44 9.6 22.7
Prince Street Hill
12-inch new line
connecting to West Street 250 0.055 6.89 3.4 8.0
line
12-inch existing line in 525 0.022 2.35 10.0 23.5
West Street
14-inch line in West
Street connecting to 10- 255 0.017 2.61 9.0 21.2
inch siphon
10-inch siphon under Mill 100 0.01 2.60 9.0 21.2
River
6.5.3 Conclusions of the Wastewater Collection System Analysis
The proposed Phase I and Full Build development do not include upgrades or the
construction of additional municipal sanitary sewers. Evaluation of the wastewater
collection system indicates that the infrastructure, with the proposed Route 66 upgrades
should have sufficient capacity to handle the proposed Phase I development due to the
relatively low (10 percent or less) required existing pipe capacity. Phase I construction of
sewer utilities will be limited to onsite pipelines to serve the proposed facilities.
A more detailed analysis of the existing system is necessary to determine the potential
system upgrades necessary to provide sufficient capacity to accommodate the Full Build
plan. Because the project wastewater flow is a larger (up to 23.5 percent) percentage of
existing sanitary sewer capacity, the existing sanitary sewer flows along Route 66 and Earle
Street will be further evaluated for the DEIR to determine the system's ability to handle the
anticipated peak sanitary sewer flows for Full Build. It is anticipated that the existing sewer
in Route 66 has sufficient capacity to handle the additional flows contributed by the Full
Build plan. In the event that the existing Route 66 sewer cannot handle all of the additional
flow, then the second sanitary sewer line that extends north of the NSH property will be
utilized to carry wastewater flows to the 36-inch trunk line on the north side of the Mill
River.
76601lPhase/Reportl6-WaterWaste.doc 6-10 Water Supply and Wastewater
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Table 6-2 Total Projected Wastewater Flows
Land Use Quantity Residents or Per Capita Estimated
Employees Wastewater Average Daily
Flow (gpcd) Wastewater
Flow(gpd)
Phase I—Village at Hospital Hill
Residential 109 single family 327 residents 100 32,700
dwelling units
Commercial 152,000 s.f. 456 20 9,120
employees
Total Average Daily Wastewater Flows — 41,820
Total Peak Wastewater Flows(PF-5.6) — 234,192
Full Build—Village at Hospital Hill
Residential 207 single family and 621 residents 100 62,100
mixed-income rental
dwelling units
Commercial 476,000 s.f. 1,428 20 28,560
employees
Commercial 80 assisted living 80 residents 100 8,000
dwelling units(75,000
s.f.)
Total Average Daily Wastewater Flows — 98,660
Total Peak Waste water Flows(PF=5.--6) — 552,496
6.5.2 Wastewater Collection System Capacity
The evaluation of the wastewater collection system was performed on a percentage of total
system capacity basis. Estimated project wastewater flows were compared to total existing
wastewater collection system capacity. If a sewer pipe slope was unknown, the minimum
allowable pipe slope to provide a 2-foot per second solids scouring velocity was used. The
Manning formula for open channel flow was used to determine sewer pipe capacity. A
typical manning coefficient of 0.013 was used for all sanitary wastewater lines in the
analysis. For the 10-inch siphon, the Hazen Williams formula for pressure pipe and a
typical friction factor of 100 was used to determine the maximum capacity. Results of the
wastewater collection system capacity analysis are presented in Table 6-3.
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6.4 Existing Wastewater Collection and Treatment
Existing and proposed sanitary sewer lines in the vicinity of the NSH are shown in Figure 6-
3. The hospital property is currently served by an 8-inch diameter sanitary sewer on the
Prince Street hill, which increases in diameter to 12 inches in West Street at the base of the
hill, and to 14 inches at Paquette Avenue. The 14-inch line connects to an inverted 10-inch
siphon under the Mill River which then connects to a 12-inch diameter pipe that discharges
into an 18-inch interceptor sewer on the east side of the river. A second 8-inch sanitary
sewer line extends North of the NSH Property and connects to the intersection of a 30-inch
and 36-inch trunk line on the North side of the Mill River. The proposed improvements to
Route. 66 also include the extension of an 8-inch diameter sanitary sewer west past the Ice
Pond site as shown in Figure 6-2.
6.5 Project Wastewater Collection
Proposed Phase I and Full Build plans were utilized to determine estimated average day,
and peak wastewater flows based on population and type water use. The wastewater
collection system was evaluated to determine the system capacity under average day, and
peak wastewater flows. Available wastewater flow capacity within the existing collection
system was determined for both Phase I and Full Build.
6.5.1 Wastewater flow Determination
The estimated average sanitary sewage loads are based on the estimated average water
consumption. Although sanitary sewage loads from domestic sources are often less than
the estimated water consumption due to uses that do not contribute to wastewater flow,
such as watering lawns and washing cars, a conservative approach for estimating average
daily sanitary sewage flows neglects these losses. Therefore, the estimated average daily
wastewater flows for new sewers, with negligible groundwater infiltration, are the same as
the average daily water consumption estimate. The maximum sewer flows were
determined using the TR-16 Design manual for sewer design. For a small population, the
recommended peak flow to average daily flow demand factor is 5.6. Estimated average
daily and peak wastewater flows are shown in Table 6-2.
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6.3.3 Water System Pressures
The impacts of the proposed development were evaluated using the Northampton water
distribution model. System pressures were analyzed under maximum and peak water
demand conditions for both Phase I and Full Build. The water distribution system was
modified to include the proposed water main modifications on Route 66 and critical water
mains located on the NSH property. As shown in Figure 6-1, it was assumed that water
would be drawn from two nodes, one located on the NSH property just north of Route 66
and the other located on the NSH property just south of Route 66. The model was run
using maximum day and peak hour water demands for both Phase I and Full Build by
simulating 50 percent of the maximum day and peak hour water demand on each node.
Water system pressures under worst-case scenario (Full Build under peak water demands)
ranged between 76 psi and 89 psi. This indicates that the water system has sufficient
capacity to supply the worst-case scenario water demand while still maintaining an
adequate system pressure (typically 70 psi to 100 psi). The predicted water pressures are
significantly higher than the minimum residual of 35 psi that is required by the State under
non-fire flow conditions.
6.3.4 Fire Flow Considerations
Because the precise location, construction type, and activity type for each building have not
yet been determined, the issue of fire flows was addressed by determining the available
flow, rather than the fire flow required by the proposed buildings. Fire flow availability was
calculated using the Northampton water distribution system model under maximum day
water demands. Available fire flows are typically determined by imposing the maximum
possible water demand at one location while maintaining a minimum pressure of 20 psi
throughout the remainder of the distribution system under maximum day flow conditions.
Results of the fire flow analysis under maximum day water demands for Phase I and Full
Build indicate that the available fire flow is in excess of 3500 gpm. The available fire flow,
as modeled, is adequate for the proposed project under the worst-case scenario water
demand.
6.3.5 Conclusions of the Water Distribution System Analysis
The proposed Phase I and Full Build development do not include upgrades or the
construction of additional municipal water main. Evaluation of the water distribution
system indicates that the infrastructure, with the proposed Route 66 upgrades, has sufficient
capacity to supply the proposed Phase I and Full Build water demands and fire flows.
Phase I and Full Build construction of water utilities will be limited to onsite pipelines to
serve the proposed facilities.
76601 Mase/Reportl&waterwaste.doc 6-6 Water Supply and Wastewater
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was subtracted from the total commercial area (551,000 s.f.) for a total of 476,000 s.f. of
commercial development for the Full Build phase. For the assisted living dwelling units it
was assumed that one person would occupy each unit and for the other dwelling units it
was assumed that three persons would occupy each unit. Evaluation of real water demand
data for the Northampton water system for 1997 to 2000 indicated a maximum day to
average day demand peaking factor of 1.6. A peak hour to average day demand factor of
2.5 was selected based on water systems with similar capacities. Based on these
consumption rates, demand factors, and the extent of the Phase I and Full Build
development, the estimated average day, maximum day, and peak hourly water demands
are presented in Table 6-1.
Table 6-1 Projected Water Demand
Land Use Quantity Residents or Per Capital Estimated
Employees Water Average Daily
Consumption Water
(gpcd) Consumption
(gpd)
Phase I—Village at Hospital Hill
Residential 109 single family 327 residents 100 32,700
dwelling units
Commercial 152,000 s.f. 456 20 9,120
employees
Total Average Day Water Consumption — 41,820
Total Maximum Day Water Consumption(PF-1.6) — 66,912
Total Peak Hour Water Consumption(PF-2.5) — 104,55
Full Build—Village at Hospital Hill
Residential 207 single family and 621 residents 100 62,100
mixed-income rental
dwelling units
Commercial 476,000 s.f. 1,428 20 28,560
employees
Commercial 80 assisted living 80 residents 100 8,000
dwelling units(75,000
s.f.)
Total Average Day Water Consumption — 98,660
Total Maximum Day Water Consumption (PF-1.6) — 157,856
Total Peak Hour Water Consumption(PF-2.5) — 246,650
76601lPhase l Reportl6-WaterWaste.doc 6-5 Water Supply and Wastewater
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long, 20-inch diameter main carries water to Northampton from the Mountain Street
Reservoir, and a 3.7-mile 36-inch main carries water from the Ryan Reservoir.
The water distribution system in the vicinity of the NSH property is shown in Figure 6-1.
The proposed reconstruction of Route 66 includes the replacement of these water mains
with a 12-inch diameter main. In addition to the municipal water mains in Route 66 and
adjacent streets, there is another existing 12-inch water main that crosses under the Mill
River, connects to a 16-inch water main on Federal Street and serves the property from the
north. The 12-inch main extends southerly through a network of mains on the property,
crossing Route 66 and connects with the 10-inch main in Grove Street. Also included in
the proposed improvements to Route 66 is the extension of a 12-inch diameter water main
west past the Ice Pond site as shown in Figure 6-2.
The Northampton Department of Public Works water distribution system computer model
was utilized to determine water system capacity and ability to handle the proposed Phase I
and Full Build development scenarios. Figure 6-1 shows the critical water mains in the
vicinity of the NSH property used in the water distribution system analysis.
6.3 Project Water Supply System Evaluation
Proposed Phase I and Full Build conceptual development plans were utilized to determine
estimated average day, maximum day, and peak hour water demands based on population
and type of water use. The Northampton water distribution system model was utilized to
determine the system capacity under average day, maximum day, and peak hourly water
demands. Available fire flows were also determined for both Phase 1 and Full Build
development conditions.
6.3.1 Proposed Phase/and Full Build Plans
The Phase I Development Project consists of up to 109 residential units and 152,000 square
feet of commercial development. Twenty-seven of the residential units are proposed for the
Ice Pond site. The remainder of the residential units and all of the commercial space will
be located on hospital property, primarily on the south side of Route 66.
The Full Build development consists of 207 residential units, 476,000 s.f. of commercial
development and a 75,000 s.f. assisted living facility for the elderly with 60 to 80 units.
6.3.2 Water Demand Determination
The water demand estimates are based on the projected occupancy of the dwellings and the
staffing of the commercial space. For the purposes of developing preliminary estimates of
the average water demand from the residential units, a per capita water consumption of 100
gallons per day has been used. This is a common consumption rate for planning purposes.
The consumption rate for the commercial space is 20 gallons per day per employee. For
the purpose of calculating water demand, the area designated as assisted living (75,000 s.f.)
766011 Phase/Reportl&KaterWaste.doc 6-2 Water Supply and Wastewater
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6.0 WATER SUPPLY AND WASTEWATER
6.1 Introduction
The Northampton water system is'supplied from three reservoirs: the 25 million gallon
capacity West Whately Reservoir, the 350 million gallon capacity Mountain Street
Reservoir, and the 750 million gallon capacity Francis P. Ryan Reservoir. The City's water
system also includes two gravel packed wells that are typically operated in the summer
during peak flow periods. The City's water system is currently unfiltered and disinfected
using gas to solution chlorination systems located at three different locations. Sodium
hydroxide and zinc orthophosphate are applied to the water to raise pH and inhibit
corrosion. The City's average daily demand is approximately 3.6 million gallons per day
(mgd), and maximum daily demand is approximately 4.6 mgd. The permitted withdrawal
rate is 4.77 mgd. The City is currently in the'design stage for a drinking water filtration
plant (bench testing is ongoing). Construction is anticipated to begin in 2003, and the plant
is planned to be online in 2005.
Average daily projected water use of Phase I is 41,820 gallons per day (gpd), and average
daily projected use at Full-build is 98,660 gpd. Based on discussions with the Northampton
Department of Public Works (see also City of Northampton's November 21, 2001 comment
NOR.01 in Section 9.0), the City's water supply is adequate to supply both Phase I and the
Full-build.
Northampton's wastewater is treated at the municipal plant on Hockanum Road. The
treatment plant is an activated sludge plant, which provides secondary treatment for 4.5
mgd (average daily flow). Design capacity is 8.7 mgd. The City expanded the plant in
1999 (diffused air process, gravity belt thickener, sludge storage tanks.) It has no present
plans for further expansion. There is an ongoing program to address Infiltration and Inflow,
with full-time staff, and regularly conducts leakage repair and lining of problematic
segments of pipe.
Projected average daily wastewater generation from Phase I is 41,820, and projected
generation at Full-build is 98,660 gpd. Northampton has confirmed (see also City of
Northampton's November 21, 2001 comment NOR.01 in Section 9.0) that the City's
wastewater treatment capacity is adequate to meet the needs of both Phase I and the Full-
build
6.2 Existing Water Source and Distribution System
The Northampton water system is supplied from the West Whately, Mountain Street, and
Francis P. Ryan Reservoirs via two transmission mains. The Ryan Reservoir spillway
discharges into the West Whately Reservoir, and flow from the West Whately Reservoir
discharges to the Mountain Street Reservoir via a gravity flow main and brook. A 4.1-mile
76601lPhase/Reportl&WaterWa5te.doc 6-1 Water Supply and Wastewater
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The Village at Hospital Hill
Phase One Report
EOEA # 12629
Prepared for:
MassDevelopment
75 Federal Street
Boston, MA 02110
The Community Builders, Inc.
322 Main Street
Springfield, MA 01105-2408
Prepared by:
Epsilon Associates, Inc.
In association with:
Vanasse & Associates, Inc.
Tighe & Bond
Arrowstreet, Inc.
April 30, 2002
� �ONASSOC IATES INC tM Environmental Consultants
Village Hill Definitive Subdivision Plan April 4,2007
Development Impact Statement
Page 2 of 2
Highlighted copies of the relevant portions of Section 6 of the Phase 1 Report,along with excerpts from the
Final EIR, Section 1-5, are attached for reference.
Public Works
The Definitive Subdivision as submitted proposes to add 3,1051f of roadway. The total linear feet of road,
(including presently constructed or planned for the definitive plan),is less that what was presented in the EIR
master plan.
Schools:
Based upon the formulae presented in Section 290-23F(1)(d),the projected increase in children population
generated by the planned units in the definitive subdivision plan would be as follows:
Proposed for this submission:
Phase 2 Village rental(planned multifamilt) 40 units @ 0.375 children/unit= 15
Village for Sale(planned single family detached) 13 units @ 0.75 children/unit= 10
Village for Sale(planned single family attached) 86 units(a 0.50 children/unit= 43
Total 139 units = 68 children
Traffic:
The EIR discussed all of the anticipated traffic impacts associated with the full build scenario and proposed
mitigation for the traffic increased. At full build,the project would be expected to generate 8,616 external
vehicle trips on an average weekday,of which 914 would take place in the AM peak hour,(637 entering,277
exiting),and 1,020 would take place on the PM peak hour, (341 entering, 679 exiting).
Without mitigation,these traffic increases would cause potentially significant impacts at a number of
intersections. HDD has committed to a program of both structural and non structural mitigation. HHD has
committed to a comprehensive Transportation Demand Management(TDM)program,intended to reduce trip
generation to 35%below that predicted I TE guidelines.
The structural mitigation would include signalization of 5 unsignalized intersections and modification of
signal timing of two signalized intersections.The traffic will be monitored as the project is developed and will
continue until two years after the project is completed.The mitigation will be implemented in accordance
with the traffic conditions.
With the implementation of the proposed mitigation,Mass Development finds that all feasible means and
measures will be taken t avoid or minize potential traffic impacts of to project.
Attached are highlighted sections of the Final EIR, Section 3,which outline the TDM,monitoring process,
and implementation of mitigation measures.
Attachments to follow:
Pages 6-1,6-2,6-3,6-6,6-7, 6-9&6-10 of the Phase One Report
Page 1-6 of the Final EIR
Pages 3-5 thru 3-12 of the final EIR
The Berkshire Design Group, Inc.
Village Hill Definitive Subdivision Plan April 4,2007
Development Impact Statement
Section 290-23F(1)require that a Development Impact Statement be submitted as part of the Definitive
Subdivision application.
This project is one phase of the on-going Village Hill project. That project has a master plan with phased
development which culminates in the"Full Build"scenario. The impacts associated with that full build
scenario was fully evaluated and reported in an Environmental Impact Report, (EIR). The final EIR was
published on September 26, 2003.
Although the presented subdivision plan does not follow the master plan exactly,the density,number of
dwelling units,and linear feet of roadway of the presented subdivision plan and constructed portion of the
project does not exceed the full build analysis studied and presented in the EIR. As such,the development
impacts of the presented subdivision are the same or less than what was presented as the Full Build scenario
in the EIR.
The Full Build scenario described in the EIR consists of 207 residential units,476,000 sf of commercial
space,and 80 assisted living dwelling units.
The definitive subdivision project as currently presented and currently constructed would include a total of
202 residential units,as follows:
Total planned or built to date (including this submission):
Ice Pond(built) 26 units
Phase I Village Rental(built) 33 units
Phase 2 Village rental(planned) 40 units
Village for Sale(planned) 99 units
Total 202 units
That being the case, for the purpose of this subdivision application the environmental and development
impacts and mitigation as presented in the EIR are utilized and presented as the impacts associated with this
subdivision application.
Water and Wastewater:
The following are projected generation of wastewater and consumption of water for the full build scenario.
These figures were obtained from excerpts from Section 6 of the Phase 1 EIR for full build:
Total Average Day Water Consumption= 98,660
Total Maximum Water Consumption(PF=1.6)= 157,856
Total Peak Hour Water Consumption(PF=2.5)=246,650
Total average Daily wastewater Flows= 98,660
Total Peak Wastewater Flows(PF=5.6)=552,496
The result of the EIR analysis indicated that the project would have no detrimental effect on the water supply
or wastewater systems, and that the site would have an available fire flow in excess of 3,500 gpm,which is
adequate for the proposed project under the worst case scenario.
The Berkshire Design Group,Inc.
MEMORANDUM TV*&Bo d
improvements are planned and implemented on a local level, they must be carefully reviewed
for their impact to the traffic patterns across the entire surrounding roadway network. Small
localized improvements could potentially alter traffic patterns yielding unintended impacts in
adjacent areas.
J:WW0592\DO5\Memo\Draft Laurel BP Intersection redline 4 02 07.doc
-4-
MEMORANDUM TBond
There are also potential negative impacts of the proposed concepts. The intersection
improvements would potentially promote usage of Laurel Street by providing easier access
from the proposed westerly access road. In our opinion, this could directly contradict the
Section 61 transportation findings which intend to direct development and existing cut-through
traffic away from Grove and Laurel Streets. Therefore, we recommend evaluating the possible
impacts on the entire road network prior to proceeding with isolated intersection improvements
that may solve some problems while exacerbating others.
The proposed concepts involve land takings, which could involve time delays, costs and
negative public perception that the City of Northampton may wish to avoid. For example, the
land taking on the community garden parcel may trigger a requirement to hold a public hearing
per MGL 79, Section 5B (taking of agricultural land). Also, although the proposed 80 foot
radius for both of the Laurel Street realignment concepts is an improvement over the existing
condition, it does not meet the minimum radius requirements for an assumed design speed of
25 miles per hour. Meeting the minimum radius requirements as outlined by MassHighway
would result in additional land takings, which might not be feasible due the existing building
layout.
Finally, the proposed concepts both involve eliminating the existing tree line between the
westerly access road and the community gardens, which seems contrary to the overall goal of
maintaining as many trees throughout the development as possible. Moreover, the existing and
future traffic volumes at this intersection are so low that they do not justify the complex,
disruptive, costly, and time-consuming improvements shown on the Berkshire Design Group
alternatives.
Westerly Access Road Impact
One final consideration is the relatively low percentage of site generated traffic using this
intersection. The resources expended realigning the intersection could be applied to other
areas, such as Laurel Street and Grove Street, resulting in greater benefit and achieving the
Section 61 commitments. Hospital Hill Development could also consider other means to
further reduce the proposed peak-hour volume, such as making the westerly access road one-
way.
Conclusion
Trip generation and distribution data for Village Hill at Northampton will be updated with an
eye to evaluating the need for improvements to the Laurel Street/Burt's Pit/West Road
intersection. Our goal will be to enhance safety and offer traffic calming benefits for the
northerly section of Laurel Street. Based on current information, it is hard to justify the
proposed realignment given the low existing and future volumes and the very real possibility
that realignment of the intersection could increase traffic volumes on Laurel Street, in
contradiction of the Section 61 Findings...
The Section 61 Findings provide traffic mitigation and guidance to channel traffic away from
sensitive residential areas and establish primary routes for access to the development. As
-3-
MEMORANDUM T �
• restriction of Laurel Street, between Route 66 and Grove Street, to function as a
one-way southbound roadway
• speed humps
• chokers
• raised intersections at the Laurel Street intersections with Grove Street and Earle
Street
Separately, Mayor Higgins has requested that Hospital Hill Development prioritize treatment
of and improvements to the Grove Street/Laurel Street intersection.
Intersection Improvements at Laurel Street and Burt's Pit Road
The conceptual plans show the reconfiguration of the existing "Y" shaped intersection into a
four-way intersection with the westerly access road. In both alternatives, the future Laurel
Street approach would intersect Burt's Pit Road to produce a 90 degree intersection. The
future westerly access road approach, in both alternatives, would intersect Burt's Pit Road
directly opposite the Laurel Street approach.
Concept Details
Berkshire Design Group provided The Community Builders, LLC with two alternatives.
Concept "A" depicts the westerly access road as a two-lane, two-way roadway with parking
provided along the eastern side. Concept "A" proposes to abut the westerly access road
western edge of pavement inline with the property line shared with the City owned community
garden. Concept "A" would require 50 SF of land taking on the northwest corner for the
westerly access road layout. In addition, the southeast property would have to transfer 455 SF
into Right-of-Way to account for the new alignment of Laurel Street.
Concept "B" depicts "West Road", as a two-lane, two-way roadway without any parking
provided within the Right of Way. In addition, the alignments of both Laurel Street and "West
Road" meet further east than in Concept "A". The eastward shift of the alignment results in
no land taking along the northwest corner, but does increase the land taking along the
southwest comer to 827 SF.
General Comments
There are existing problems with the current condition at the Laurel Street/Burt's Pit Road
intersection that are unrelated to the proposed development at the Village at Hospital Hill.
These problems include speeding along Laurel Street from cars traveling eastbound on Burt's
Pit Road, an ill-defined "cut-off" between the legs of the "Y" intersection, and a poor sight
angle for cars turning from Laurel Street to the westbound Burt's Pit Road. Both proposed
concepts provide the following improvements to the current condition:
• Decrease speed of the Burt's Pit Road right-turns onto Laurel Street
• Align the Laurel Street approach to intersect Burt's Pit Road at a 90 degree angle
-2-
MEMORANDUM T4he&Bond
Reconfiguration Alternatives of Laurel Street and Burt's Pit
Road
To: Elizabeth Murphy & Alan Delaney, Hospital Hill Development, LLC
FROM: Paul Furgal & Todd Brown, P.E., Tighe &Bond
copy: Dave Loring, P.E.
DATE: April 3, 2007
Tighe & Bond, Inc. has reviewed two design alternatives generated by the Berkshire Design
Group for the geometric modifications of the Laurel Street intersection with Burt's Pit Road in
Northampton, MA. This memorandum provides very general comments on the alternatives.
However, before considering intersection reconstruction alternatives in any detail, we strongly
recommend, and Hospital Hill Development, LLC has authorized, a re-evaluation of trip
generation and trip distribution data for the entire development, particularly because of the
interrelationship with the section of Laurel Street between Route 66 and Grove Street.
Burt's Pit Road is a two-lane, two-way, east-west roadway. Laurel Street is a two-lane, two-
way north-south roadway. The Laurel Street approach into the "Y" shaped intersection is
under stop sign control. A driveway exists servicing the Hospital Hill Development on the
north side of Burt's Pit Road. The Burt's Pit Road traffic movements have the right of way
within the intersection.
The City of Northampton has requested that Hospital Hill Development improve the Laurel
Street intersection with Burt's Pit Road in conjunction with the proposed improvement of the
westerly access road to the Village at Hospital Hill. Notably, improvements to this
intersection were not identified by the FEIR or the Section 61 findings for the development
project.
Section 61 Findings
The Section 61 Findings outline the mitigation commitments, as defined by the Agencies of the
Commonwealth of Massachusetts, for the redevelopment of the Northampton State Hospital
site. The intersection of Laurel Street with Burt's Pit Road is not listed as a mitigation
requirement.
The future improvements described in the Section 61 Findings include the following:
• Reconstruction of Earle Street to serve as a collector road
• Future signalization of strategic intersection locations within the project area
• Possible traffic mitigation measures for Laurel Street including the following:
1. New Bit.Conc.Paving TON 1,670 $57.00 $95,190.00
2. Gravel Roadway Base(12") CY 3,200 $18.00 $57,600.00
3. Concrete Sidewalk SY 3,645 $26.00 $94,770.00
4. Gravel Sidewalk Base(6") CY 930 $18.00 $16,740.00
5. Bit.Conc.Curb LF 4650 $3.50 $16,275.00
6. Granite Curb LF 1530 $34.00 $52,020.00
7. Accessible Curb Ramp EA 26 $500.00 $13,000.00
8. 10'Gravel Bike Path CY 220 $18.00 $3,960.00
9. Signage,Striping LS 1 $1,200.00 $1,200.00
Subtotal $350,755.00
1. Hydroseed MSF 100 $50.00 $5,000.00
2. Large/Street Tree EA 191 $550.00 $105,050.00
Subtotal $110,050.00
TOTAL SITE WORK $1,291,582.00
1. Inspection Fees LS 1 $12,000.00 $12,000.00
2. Materials Testing LS 1 $5,000.00 $5,000.00
3. Engineering Revisions LS 1 $5,000.00 $5,000.00
4. Legal Fees LS 1 $7,500.00 $7,500.00
Subtotal $29,500.00
PROJECT TOTAL $1,321,082.00
20%Inflation/Safety factor $264,216.40
GRAND TOTAL $1,585,298.40
$510.56 per LF
/0/0 ' 111or
Opinion of Construction Quantities and Probable Cost
Prepared by: The Berkshire Design Group,Inc.on 3123107;revised 414107
Item Unit Quantity Unit Price Project Total
1. Clear and Grub Vegetation LS 1 $3,500.00 $3,500.00
2. Remove Bit.Concrete SY 200 $3.00 $600.00
3. Strip and Stockpile Topsoil(-6"assumed) CY 2000 $5.00 $10,000.00
4. Erosion Control Measures LS 1 $8,000.00 $8,000.00
5. Excavate/Rough Grade CY 7500 $4.00 $30,000.00
6. Fine Grading SY 22000 $1.50 $33,000.00
7. Spread Topsoil from Stockpile(6"deep) CY 1200 $4.00 $4,800.00
Subtotal $89,900.00
1. Drainge Spreader EA 1 $5,000.00 $5,000.00
2. Flared End w/Rip Rap EA 1 $750.00 $750.00
3. Catch Basin EA 23 $2,500.00 $57,500.00
4. Manhole EA 17 $2,500.00 $42,500.00
5. Stormwater Treatment Unit EA 1 $12,000.00 $12,000.00
6. 24"Drain Pipe LF 250 $40.00 $10,000.00
7. 15"Drain Pipe LF 900 $32.00 $28,800.00
8. 12"Drain Pipe LF 1165 $28.00 $32,620.00
9. Detention Basins LS 1 $15,000.00 $15,000.00
10. Fence Enclosure LF 570 $9.00 $5,130.00
Subtotal $209,300.00
1. 12"D.I.Water Line LF 1024 $48.00 $49,152.00
2. 8"D.I.Water Line LF 2225 $39.00 $86,775.00
3. 8"Gate Valve EA 12 $750.00 $9,000.00
4. 1"Copper water services EA 13 $750.00 $9,750.00
5. D.I.Water services EA 2 $1,000.00 $2,000.00
6. Fire Hydrant Assembly EA 7 $2,000.00 $14,000.00
Subtotal $170,677.00
1. Sewer Manhole EA 12 $2,800.00 $33,600.00
2. 8"PVC Sewer Line LF 2130 $20.00 $42,600.00
3. 6"PVC Service laterals/cleanouts EA 21 $540.00 $11,340.00
Subtotal $87,540.00
1. Trench/Backfill-main LF 3050 $5.00 $15,250.00
2. Trench/backill-services LF 780 $5.00 $3,900.00
3. 4"PVC ductbank LF 3050 $50.00 $152,500.00
4. Pole light EA 18 $2,000.00 $36,000.00
5. Electric Manholes,pullboxes LS 1 $45,000.00 $45,000.00
6. Utility backcharges LS 1 not figured not figured
Subtotal $252,650.00
1. TrenchBackfill-main LF 3050 $5.00 $15,250.00
2. Trench/backill/sleeve-services LF 780 $7.00 $5,460.00
3. Utility backcharges LS 1 not figured not figured
Subtotal $20,710.00
Village Hill, Northampton, MA April 4,2007
Stormwater Drainage Summary
Project Description: The following presents a summary of the stormwater management system for the proposed Village
Hill project located on the former State Hospital property off of Route 66 in Northampton. The current phase of the project
proposes the construction of approximately 3,200 linear feet of roadway with associated utilities designed to serve future
residential units within the north campus. The project also includes the construction of a bike path that will connect the
properties to the west and east of the subject parcel.
An analysis of full build-out of all phases of the Village Hill development was previously performed by Beals and Thomas,
Inc. (B&T). The calculations and design were submitted to the City for approval as part of the Phase 1 Definitive
Subdivision Plan application, dated November 20, 2003. The B&T calculations accounted for full development of the north
and south campuses.
This phase of the project will take place on the north campus and encompasses two primary drainage watersheds. The
east watershed drains to an existing detention basin designed by B&T to handle full build out of the east portion of the
north campus. The west watershed was modeled by B&T utilizing theoretical detention basins that were not constructed
as part of Phase 1. This phase of the project includes the full design of a stormwater treatment system designed to treat
for stormwater quality and attenuate peak flow rates for the 2-, 10-, 25-, and 100-year storm events to pre-development
rates for the southwestern watershed area.
Proposed Conditions: Stormwater runoff generated by the east portion of the development will be collected by a closed
drainage system comprised of catch basins equipped with deep sumps and sediment trap hoods and will be routed to the
existing detention Basin-4 (see B&T Stormwater Calculations).
Stormwater runoff generated by the southwest portion of the development will be routed to a new detention basin;
Detention Basin #3. The proposed stormwater management system is comprised of a closed drainage collection system,
a stormwater treatment chamber, and a stormwater detention basin. The closed drainage system will utilize catch basin
equipped with deep sumps and sediment trap hoods. The stormwater treatment system will treat the first flush runoff for
water quality by removing suspended solids, oils, and other contaminants. The proposed detention basin will attenuate
peak flows to pre-development rates, while providing further treatment through the use of a sediment forebay and low flow
channel.
Future land uses and the associated areas for the purposes of stormwater management where estimated using
conservative assumptions. This was done to provide some flexibility for future phases. The assumed land use areas are
included in the full Drainage Report.
Post-development Peak Discharge Rates: The project was designed so that post-development peak discharge rates do
not exceed pre-development peak discharge rates. Calculations were performed for the 2-, 10-, 25-,and 100-year
frequency storms under existing and proposed conditions. See summary table below.
Table 2. Peak Flow and Volume Summary Table
2-Year Storm 10-Year Storm 25-Year Storm 100-Year Storm
Condition & 3.00" 4.50" 5.25" 7.00"
Point of Analysis
Peak Volume Peak Volume Peak Volume Peak Volume
Flow (acre-ft) Flow (acre-ft) Flow (acre-ft) Flow (acre-ft)
Rate cfs Rate cfs Rate cfs Rate cfs
Existing 7.84 0.814 23.41 2.037 32.48 2.755 55.60 4.604
(DP-1)'
Existing 20.53 1.808 46.12 3.861 60.07 4.997 94.06 7.815
(DP-2)-
Page 1/1 See Full Stormwater Management Permit Application for Additional Information
7:018d The center of roadway shall coincide with the center of the right-of-way
Requested Waiver: that the `Olander' centerline be slightly offset to approx. station
3+80,as the right-of-way transitions from 70' to 60'
7:01.9 250'Minimum centerline radius
Requested Waiver: allow a 164' centerline radius along`Olander'
7:01.9 Intersections at 90 degrees
Requested Waiver: that other than 90 degree intersections be allowed; those
with greater than 1°variation are described below. These variations are
proposed to remain consistent with the adopted master plan, accommodate
existing and proposed lot lines/development potential and meet constructed
intersections on Village Hill Road.
Musante&Ford: 100.46°
Village Hill&Ford: 92.18°
Ford&Olander: 96.33°
Moser&Olander: 83.64°
Village Hill&Olander: 88.02°(constructed)
Village Hill&Moser: 85.04°
7:07.2 Sidewalks shall be of cement concrete
Requested Waiver: that sidewalks be constructed of bituminous concrete only
where indicated on the plans,as these areas will be disturbed in a future phase of
development,as per the master plan.
7:10.1,4 Tree belts shall be 7'minimum; no trees closer than 4'to pavement or curbs.
Requested Waiver: that,in areas with on-street parking lanes,tree belts be no less
than 5.5' in width with trees no closer than 3' to back of curbs.
Village Hill Definitive Subdivision Plan
List of Waiver Requests March 26,2007
Revised April 4,2007
6:04.1 Boring Logs
Requested Waiver: that test pits logs be acceptable in lieu of boring logs and
submitted directly to DPW for review as part of the City's Storm water Permit
application.
6.04.2 Hydrology Study/Drainage Calculation
Requested Waiver: that this report be submitted directly to DPW for review as part
of the City's Stormwater Permit application.
6:04.9 Restrictive Covenants
Requested Waiver:that these documents be submitted prior to the recording/re-
recording of any lot.
7:01.4.b 100'Straight centerlines at intersections
Requested Waiver: that less than 100' straight sections be allowed,and that
O'sections be allowed where large radii meet intersection,as listed below.These
variations are proposed to remain consistent with the adopted master plan,
accommodate existing and proposed lot lines/development potential and meet
constructed intersections on Village Hill Road
Moser at Musante: 88.40'
Musante at Moser:0'(2000'radius)
Ford at Musante:0'(800'radius)
Ford(west) at Village Hill:41.66'
Ford(east) at Village Hill:65.88'
Ford at Olander:0'(2000'radius)
Olander at Moser:0'(904.61'radius)
Olander at Village Hill(425.35'radius,constructed)
7.01.5 No Dead-End Streets
Requested Waiver: Allow the construction of the network of streets,which exceed
the 500' limit due to the grid style layout. Emergency vehicle access is available
through an existing connector road(via easement)as well as Village Hill.
7:01.6 Typical Cross Section Standard
Requested Waiver:that the proposed cross section,which consistently varies from
the standard are adequately represented by the two typical cross sections shown
(60' and 70' rights-of-way).
7:01.8b Roadway pavement width
Requested Waiver: that all roadway pavement width be 22' (plus 8' parking lanes
where indicated),except the portion of`Olander' to approx. Station 1+50 where
24' width is proposed/constructed.
continued...
Memorandum Page 5 of 5 April 4, 2007
b) The Definitive Plans shall show an additional bicycle/pedestrian connection in an east-west direction
to connect from the open space on the east edge of the campus to the west boundary with the
Community Gardens in a direct as possible manner. This should be by a 10' wide sidewalk along
"Moser Street" across the property or a 10' paved path extending from the TRG path along"Olander"
going west and cross-country to"Musante Drive".
The bike path has been changed to the "southern"route, as requested by staff of the Office of Planning and
Development.
c) As part of the submission of the definitive plans, the applicant shall look at making a safe intersection
of Prince/Burts Pit/"Musante"/Laurel Street. Three options shall be considered and one selected.
They are: lining up"Musante"St with Laurel, closing Laurel between Prince and Rt. 66, or making
Laurel a one-way street northbound and making "Musante"one-way northbound. DPW has
indicated that they believe that the intersection should be a four-way intersection. Until such time as
you complete a full analysis of Laurel and come back to the Planning Board with a proposal, your
plans and the permit must show this design. Staff will recommend that the intersection improvements
south of Prince Street/Burts Pit road not be completed until you request a building permit for the 50th
new dwelling unit in the north campus (not including the 33 current units). Until that time, you are
welcome to come back to the Planning Board with an alternative design for the intersection and the
Planning Board will be happy to consider a revised intersection with an open mind.
Please see response to Item#4.
Memorandum Page 4 of 5 April 4,2007
b) No sanitary sewer study-because of bullet#1 above. This is a new design and new density
configuration and increased #of lots.
An abbreviated development impact statement has been prepared and submitted based upon excerpt from
the Final EIR Summary. No new analysis/study is needed since the proposed density is still below EIR Full
Build.
c) No water info submitted -because of bullet#1 above. No fire flow data for the units
planned/designed.
An abbreviated development impact statement has been prepared and submitted based upon excerpt from
the Final EIR Summary. No new analysis/study is needed since the proposed density is still below EIR Full
Build.
d) No assessment of public works costs based on linear road length (F). More roads than originally
planned in EIR.
An abbreviated development impact statement has been prepared and submitted based upon excerpt from
the Final EIR Summary. No new analysis/study is needed since the length of roadway within the proposed
Definitive Subdivision is less that what was discussed for the Full Build analysis in the EIR.
e) No info on school impact based on unit size.—has changed since original master plan.
An abbreviated development impact statement has been prepared and submitted based upon excerpt from
the Final EIR Summary. The impact statement calculates the anticipated number of children that the project
may generate.
f) No information on traffic and proposed mitigation. They should carry over the special permit criteria
for mitigation and show data from EIR. Unit configuration, phasing and density has all changed.
An abbreviated development impact statement has been prepared and submitted based upon excerpt from
the Final EIR Summary. No new analysis/study is needed since the proposed density is still below EIR Full
Build.
g) No lighting plan-only detail sheet. Not clear where the light poles are to be located—maybe I just
missed something.
Has been submitted. This was designed, but the data layer was accidentally turned off during plotting of
plans.
11) Plan sheet G1- reference in lower left corner for match line is reversed.
Has been corrected.
12) All details referenced on site plans should include reference to the detail sheet#and detail #.
Detail references have been added to plans.
13) Detention pond has to be on its own lot.
Village Hill Road detention pond is within an easement, and it is our intent to include the new detention basin
within an easement as well.
14) Sheet T1 shows trees planted on west side of Musante at distance of 40'. These must be 30'
The number of required street trees is calculated by the linear feet of roadway. The regulations appropriately
do not stipulate the spacing of trees, since that would have detrimental effects on driveway and intersection
design. The planting plan has been revised and the submitted plans do provide an average of one tree per
30 feet of frontage, as per the regulations.
From Preliminary Conditions:
a) Turning movements for the Fire Department ladder truck must be accommodated. Turns should be
illustrated on definitive plans. This was not readily apparent. If they are on the plans, please put this
on separate layout sheet.
Turning movements are shown on the lightest"intersections. The revised plans augment the presentation
and show the turning movements on additional intersections.
Memorandum Page 3 of 5 April 4, 2007
connector to Burt's Pit Road. In the interim, the approach to the emergency access roadway from the north
will be prominently signed as follows: "Emergency Access Only. Do Not Enter."
7) Bike Path:
a) East-west connection is too circuitous. Either add the southern, off-road connection by DMH or add
another connection on the east end of Moser st. If other bike path comments are addressed, we will
schedule this for a public hearing for full discussion with the Planning Board. Staff will recommend
that this item be corrected, consist with the master plan last approved by the Planning Board and
consistent with the preliminary plan approval. This will most likely result in a delay as the public
hearing will be continued.
The bike path route has been altered to use the "southern"off-road bike path alignment, as requested by staff
of the Office of Planning and Development.
b) East end connection at end of Ford Crossing is in the future road layout of Olander Extension. This is
not acceptable. You must show this route in a permanent location, not one that will require
relocation.
This connection is no longer part of the bike path route.
c) is 10' gravel off road ok? Detail sheet should at least include a root barrier.
Detail has been changed to include a root barrier.
d) You should make an irrevocable offer of public dedication for all of the off road bike path connections
to ensure that the trail is available at this stage, not some unidentified time in the future.
Hospital Hill Development, LLC is committed to providing full public access on the bikeways and trails in
perpetuity. Further, Hospital Hill Development, LLC is prepared to work with the City of Northampton to
determine the most appropriate instrument by which to establish the public's right of access.
e) You should make an irrevocable offer of public dedication for all of the land easterly of the developed
section of the project excepting the detention pond. Without this dedication, the bike path and the
open space is not available to be used and the master plan vision is not addressed.
Hospital Hill Development, LLC is prepared to put in place a conservation restriction or other instrument as
may be mutually agreeable to the City of Northampton and Hospital Hill Development, LLC to preserve and
protect natural resources and public access in the area specified above(and other areas of the property
unrelated to this Definitive Subdivision Plan) in perpetuity.
8) Please show all of the proposed lot lines. This is especially important for the single family home area.
The proposed lot lines are not required, but will be accommodated/provided through the ANR process. The
exact location and dimensions of the lots need to remain flexible until future marketing and design is
accomplished for the individual lots. It is not prudent to create lots now that will have to change in the future.
9) Under sect. 290-22 the following items are not submitted:
a) 200' abutters on surrounding lots
OK-abutters have been shown in the revised application
b) proposed monuments, control points are not in metric
OK—has been shown in the revised application
c) no table showing a list of every lot with the lot size and frontage
OK-has been shown in the revised application
10) Under section 290-23, the following items are not submitted:
a) Test pit logs/data and location of tests not submitted??? (waiver asked for pits instead of borings)
OK—Locations of the test pits have been shown in the revised application. The waiver request has been
revised so that logs can be submitted directly to the DPW as part of the stormwater permit.
Memorandum Page 2 of 5 _April 4, 2007
1) Submission of all data required in section 290.22/23 is essentially not submitted and readers are asked to
refer to the EIR. You are welcome to excerpt the required information from the EIR, but the information
must be in the format called for in the subdivision regulations with enough copies for distribution to board
members.
Appropriate excerpts from the EIR are provided in the application.
2) Waiver request for stormwater information made based on need to submit a stormwater application to
Department of Public Works. No statement as to when the stormwater application will be made and no
copies of the application with soils data, runoff calcs etc has been submitted. We cannot schedule a
public hearing until we have documentation that you have applied for the stormwater permit.
The Stormwater Management Permit Application was submitted on April 4.
3) No waiver for creation of a dead end street. Dead-end streets are generally not permitted.
The proposed Phase 2 streets are not dead end streets--each individual proposed street connects to
another proposed street or the previously approved Village Hill Road. Nonetheless, as suggested by OPD
staff, we hereby request a waiver for temporary dead end roadways that are included in this Phase 2
Definitive Subdivision Plan application.
4) Musante/Laurel St. Connection: From the cover sheet throughout the submission, Musante drive stops at
the DMH line. There is no discussion anywhere of what is to become of it, how it might connect in the
future, phasing plans, nor waiver requests. Musante (now Laurel) MUST be extended to Prince
Street/Burts Pit Road.
For the current Definitive Subdivision application, the existing roadway will function as(and be signed as)an
emergency access point for the project until such time as the final design is approved by the Planning Board.
Hospital Hill Development, LLC has an easement("Haskell Building Parcel Easement Area")from the
Commonwealth for the use of"West Drive"as an existing, interim, and long-term future accessway for the
Village Hill development site(see attached Exhibit C).
Please also see Memorandum from Tighe & Bond entitled, "Reconfiguration Alternatives of Laurel Street and
Burt's Pit Road"(April 3, 2007). Tighe&Bond, a prominent civil engineering and transportation
planning/engineering firm, notes in this memorandum:
"...Based on current information, it is hard to justify the proposed realignment
given the low existing and future volumes and the very real possibility that
realignment of the intersection could increase traffic volumes on Laurel Street,
in contradiction of the Section 61 Findings.
The Section 61 Findings provide traffic mitigation and guidance to channel
traffic away from the sensitive residential areas and establish primary routes
for access to the development. As improvements are planned and
implemented on a local level, they must be carefully reviewed for their impact
to the traffic patterns across the entire surrounding roadway network. Small
localized improvements could potentially alter traffic patterns yielding
unintended impacts in adjacent areas."
Please also see response to#6, below.
5) Mustante must be renamed Laurel because the streets will be connecting
We request that the name of the roadway be determined after finalizing the design of the future roadway with
the Planning Board.
6) Sheet P3 shows some layout with parallel parking but not full blown street details with sidewalks, curbing,
trees etc. P3 is the only hint about"traffic calming". If nothing else is discussed, then the intersection of
Moser and Musante should be planned as a raised intersection.
The intersection of Musante and Moser is currently planned as a right angle turn, and therefore will not
require any traffic calming. Traffic calming measures will be incorporated into the final design of the
The
Berkshire
Design
Group, Inc.
Memorandum
To: Northampton Office of Planning and Development
From: Mark B. Darnold, P.E.
Copy: Robert Kaye, Mass Development
Elizabeth Murphy, Hospital Hill Development LLC
Tom Kegelman,The Community Builders
Date: April 4, 2007
Subject: Village Hill Definitive Subdivision application
Wayne:
Thank you for detailing the additional information that the OPD staff would like to have included
in the Definitive Subdivision application.
Additional information has been filed which will fulfill the Definitive Subdivision application
requirements on or before April 4a', so that the project can be scheduled for the next available
hearing date.
Following are responses to the e-mail which you sent on Thursday:
From: Wayne Feiden [mailto:wfeiden @northamptonma.gov]
Sent:Thursday, March 29, 2007 7:14 PM
To: Murphy, Elizabeth; Kegelman,Tom
Cc: Frandy Johnson; Carlos Nieto; Rick Klein; Jay Vinskey; Carolyn Misch
Subject: Village Hill Subdivision
We have completed our preliminary OPD staff review of the proposed Village Hill (formerly Village at Hospital
Hill) Definitive Subdivision Plan. This is a preliminary review only and does not reflect OPD staff final
comments nor those of any other City agencies.
Additional information is required BEFORE we can schedule this for a public hearing. IF you can provide us
with that information by Wednesday April 4th, we can schedule this for the Planning Board for April 26th.
Otherwise, we will have to hold it for a future meeting.
We are under clear direction from the Planning Board not to schedule items for public hearings that are
clearly NOT ready to be acted on in one night. We have a covenant with applicants--give us an application
that can be acted on in one night and we will move it through as quickly as possible. If the application is not
ready, we will hold it to avoid unnecessary delays once it goes into the public hearing process.
The following information is need to complete the application:
Pagel of 5
4 �
The
Berkshire
Design
Group, Inc.
April 4, 2007
Planning Board
Northampton,MA 01060
RE: Village Hill
Dear Board Members,
Based on a preliminary review by OPD,enclosed please find(16)copies of
revised plans,attached impact statements,updated waiver requests,costs and
response to the March 29,2007 OPD email. For clarity purposes,please
consider this package a complete revision and discard the previous plans and
materials superceded by those enclosed. Specific plan revisions include:
• Metric control points
• 200' Abutters
• Table of Lots/Frontage
• Expanded Fire Truck turning movements(shown on 3.1 ,3.2)
• Lighting(shown on 3.1 ,3.2)
• Bike path re-location and detail revision
• Planting revisions
• Erosion Control Plan(2.0)
• Miscellaneous drafting,plan re-numbering
Note that`Musante Drive' right-of-way as submitted with this application does
not connect to the property line of the Commonwealth of Mass.Parcel at this
time. However,the plans do indicate construction of an emergency access
from Musante Drive to connect to the existing easement and access drive to
Landscape Architecture Burts Pit Road. This will provide a secondary access to Village Hill for
emergency vehicles.A right-of-way cannot be transferred from the
Civil Engineering Commonwealth of Mass.Parcel at this time. Enclosed is a memorandum
prepared by Tighe&Bond consulting engineers,(dated April 3,2007)which
Planning discusses the reconfiguration of Laurel Street and Burts Pit Road.
Land Surveying We look forward to presenting this project to the Board at your next available
hearing. If you have any questions regarding this submission or require
additional information prior to then,please do not hesitate to contact our office
at 413-582-7000.
Sincerely,
;The Berkshire Design Gro c.
r
Mark B. Damold, P.E.
Principal
4 Allen Place Northampton,Massachusetts 01060 Telephone(413)582-7000 Facsimile(413)582-7005 E-mail bdg@berkshiredesign.com
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To: /Tony Patillo, Building Inspector
Jim Laurila, DPW (2 copies)
—Brian Duggan, Fire Chief
—Captain Michael Wall, Police Dept.
Ernie Mathiew, Board of Health
From: Planning Department
Re: Permit Application Review
Please review and return the enclosed application(s) or additional
information for either Planning Board or Zoning Board so we can
advise the Boards of any concerns you may have.
The tentative Meeting Date is: 2t1d Thursday 4"' Thursday of
January July
February August
March September
April V/ October
May November
June December
Or other scheduled date:
Please return your comments to Carolyn Misch.%
Thank you.
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APRIL 4, 2007 - REVISED APPLICATION
DEFINITIVE SUBDIVISION
NORTHAMPTON, MASSACHUSETTS
Prepared for:
Applicant
TCB Hospital Hill,LLC
c/o The Community Builders
95 Berkeley St
Boston,MA 02116
Owner
Hospital Hill Development,LLC
c/o MassDevelopment
33 Andrews Parkway
Devens,MA 01432
Prepared by:
The
Berkshire
Design
Group,Inc.
Landscape Architecture
Civil Engineering
Planning
Land Swvepng
4 Allen Place Northampton,Massachusetts 01060
Phone(413)582-7000 Fax(413)582-7005