38A-050 Earle St- notice of subdivision amendment approval~~ ~ ~ ~;~
` PLANNING .AND DEVELOPMENT ~ CITY OF NORTHAMPTON ~ ~
planning • conservation • zoning • housing partnership • redevelopment • northampton GI$ I
economic development • community development • historic • community preservation • central business architecture '
413-587-1266
NOTICE OF SUBDIVISION AMENDMENT APPROVAL
_ To: City Clerk .
• The: Planning Board on February 26, 2009 by APPROVED with Conditions
amendments as indicated in the application to the following subdivision plan, originally.. _ .. .
approved in 2004 with subsequent minor amendments in 2005.& 2007:
"The Village at Hospital Hill Amendment to the Phase. One Definitive Subdivision°,
prepared, by Beals. and Thomas .Inc.. for- Hospital. Hill LL- C. Dated May 27;.2005_; Revised... .:
Novem~ier 8, 20.05. Sheets 1-~ 0. . ,
Submitted. by:' Hospital: Hilf _LLC. _ .
c/o MassDevelopment •
1441 Main Street .
Springfield,. MA 01103
Signed
Chair rthampton. Planning Board
Date: February 26, 2009 Appeal -Deadline-(20 days): March 18, 2009.
CONDITIONS: ~ - .
See Attachment thatincludes all remaining applicable conditionsfrom original permit
and this amendment.
All references to construction of the South Campus Road and lots 1-1'1 associated with
this road construction are eliminated. in this decision. No subdivision mylar changes
necessary. All•construction on the South Campus will be approved through Approval
Not Required plans. -
This permit contains all permit conditions and approvals relevant to the Phase
_ subdivision approved in 2004 and subsequent amendments and therefore replaces the ,
:decisions on record: in books 210; page 31 & 8688, page 26.
This vote of he Planning. Board is duly recorded in the minutes of their meeting.
c:c. Applicant Police Department
Building Inspector Board of Assessors i
- .Board of Public Works Register of Voters I
Fire Department File 1
. Board of Health Conservation Commission f
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City Hall • 210 Main Street, Room 11. t Northampton, MA'01060 • www.NorthamptonMa.gov • Fax.413=587-1264
- original printed on recycled paper ~ ~~
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Village at Hospital Hill. Phase I
Definitive Subdivision Approval Conditions
.Amended FebYUaYy 26, 2009 (to eliminate South
'Campus Road and .associated lots) '
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Section
No. Approved Waivers...
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7:01.5.a Request temporary cul-de-sac for Type I I Subdivision (Phase-One): Cul-de-sacs
not allowed on T e Il subdivisions. This is onl for hasiri construction. .
7:01,6..a _, Less. than required roadway width and. including on-street parking. lanes. along the
Type II roadways
7:01.7 Type (Subdivisions -: 5Q,ft. instead of 60'
Type: II Subdivisions - 88.5 ft. instead of 70'
7:01.8.b Type.l roadways- 22'. .
T e. II roadwa s - 22'-30' lus on-street arkin
7:01:8.d Offset re uired alon ``Road~A» ~ `-
7:01.9 Street Standards -Grades ma exceed 5%
7:10:1 Tree fjelts re nested to be eliminated in area where on-street arkin is tanned.
7:18.1 ' Two horizontal to One vertical in some areas .
7:23.4 Underground utilities located under the sidewalk where no' grass strip is provided
7:24.16 Distance-between inlet and outlet i es in drain manhole-to be rester-than 1 foot..
7:26.3. . Cover for Waterlines allowed to exceed 5.5'
7:26.7 Tem ors dead ends for• water line for Phase 1
Covenants:
1. Prior to endorsement of the definitive plans; a performance guarantee that conforms to
Northampton Subdivision Rules and Regulations §6:06 (4) must be posted. The developer'may i
place a covenant not fo sell lots or, in lieu of placing a covenant, post a Letter of Credit in .
accordance with the standards in the Regulations.. If a Letter of Credit is posted it must be in
accordance with the Regulations, two lots must still be covered by a covenant not to sell, must be
adequate to.cover the costs of the city completing the project, at prevailing wages and with a 15%
inflation factor, and the Letter may not be reduced, below $100,000 until the project is complete
and has been accepted as such by the Planning Board. The performance guarantee applies to
all lots on the north campus, north of Route 66.
2: An $12,000, escrow account shall be established; in the Owners' Association (OA) name and -
- taxpayer identiflcafion (appearing first) with a signature line for the City, prior to the first lot sale as
an assurance that the 0A will perform required capital improvements and/or maintenance. Funds ~
withdrawn by the OA require a signature by Planning Board agent after approval by the Board.
Funds withdrawn for such improvements shall be replaced by the OA through assessments as to : .
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be spelled-out in the `OA covenants; within three (3) months so that the $12,000 base is'~
permanently maintained. The City may draw on this account, without signature of the OA, if it ,f
determines that. required capital improvements, maintenance, or inspections are not being
pertormed. The Permanent Covenants must clearly. state that the .City will have a right to place a
lien on any or all properties within the subdivision or shalt provide some other equivalent, in the f
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opinion of the Planning Board, level of protection for the city, in order to recover the cost of
maintenance for stormwater facilities.
3. Prior. to the construction of the road, the applicant must record all covenants. The covenants
shall not require financial payment from the owner of the open space areas.
4. All maintenance of the. roadway infrastructure and sidewalks will be the responsibility of the OA
until such time as the City accepts the streets. Snow removal on sidewalks is the responsibility of
the owners or owners' association and shall be part of the covenants. This includes the paved
walkways bordering and within the open space.
5. OA shall be responsible for alt snow removal: on sidewalks that ara 10' wide'and those that border.
open space.
Roadway, Traffic & Pedestrian Safety;
6. All internal crosswalks.shall be raised.crosswalks, partof a raised intersection, or true ~
- ~ cobblestone. Revised plans shall show complete design, details, and necessary drains e. ~ - -
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7. Prior to the release~of the performance guarantee, 'an easement shall be accepted and recorded
for fhe multi-use t"rail that allows the public to pass and repass along its entire length.
Alternatively; may convey a fee simple transferto the-City.
. .:. 8. , :.Street signs, in. accordance with .city standards,: must be.shown on the plan anal placed at ;:':
inters~etions prior to the issuance of-the`first building .permit for structures on Village 'r{ill Road or
South Campus Road. .
9. Sidewalks shall be continuous with no breaks for curb cuts. All driveway entrances shall be -
constructed. so that traffic "ramps up" to sidewalks.
10: The street in the northerly campus (phase I) shall be:named Village Hill Road.
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Sanitary Sewer .. .
11. Roots within Earle Street Manhole 10, located"across from the former State Hospital Laundry
Building, must be removed by the applicant prior to additional sewer connections or use.
• 12. All existing sewer racks/lines and combined sewer overtlows (CSO) must be removed or
abandoned in place and capped in accordance the, DRW standards and with plans approved by
.DPW prior to implementation.
13. Prior to connection to City~sanitary sewer lines, the applicant must receive approval from _ .
Massachusetts DEP for sewer line,extensions and said approval must be submitted to. DPW prior
. to any request for sewer availability to tie-in to the ~.ity sewerage system.
Infrastructure:
14. None of the existing infrastructure shall be used, except as specified and noted herein, and it
shall all be removed or capped within the street right-of-way as part of.the subdivision
construction. The same treatment shal I be required on. private property as it is developed.. All
existing tunnels onsite, except for the tunnel .under Prince Street and Earle Street, must be
demolished.`. Asbestos must be removed and clean fill utilized to fill the voids left 6y the
demolished tunnels..
15. All water, sewer and drain lines leading from existing buildings that will be preserved must tie into
new water, sewer and storm drain lines, respectively. _,All existing roof drains must be eliminated
or redirected.
16. All underground utilities must have warning tape installed a minimum of 3' above the pipes..
17. The plans and road cross-section detail must show cable on the same side of the street as
electric and telephone.
18. Plans must show a minimum of 1'8" of vertical separation between private utilities and water,
drainage, and sanitary lines or, if less than 18", prior to. installation the applicant will submit
sketches at utility crossing to detail less separation, which shall be utilized only if approved by
DPW.
19. Tie cards showing location of all water; sewer, and drainage must be submitted to Northampton
DPW prior to requesting street acceptance or release of performance guarantees:
20. Construction plans and as-built plans must be revised to incorporate final Route 66 utilities once
Route 66 as-built plans have been completed.. "
Detention. Ponds: stormwater. Erosion Control and Open.Space: - .
21. All detention ponds shall be constructed prior to road construction and shall act as erosion control ~
- - devices "during construction to prevent sediment from entering wetlands or the river.. The .plans "
must be revised. to show management of stormwater and erosion control during construction. prior. .
to beginning of"construction and must include dewatering and spill prevention plans identifying
any,•and alf potential catch basins that may receive stormwater and/or contamination.
22. The Owner's Association (OA) Covenants shall not prohibit irrigation systems that draw from tfie
stormwater system:and the detention ponds.on OA or common land: " '~,
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23. The Planning-Board and DPW will review stormwater. flows on each lotus applications for site
plan approval are reviewed. "
_ 24. Because catch basins are not being provided at• Prince St. and the driveway servicing Lot 2 as
shown on the conceptual°plan submitted February 2009, prior to acceptance.of any street or
removal of performance guarantees, drainage problems at this intersection, if any, must be
corrected, by the developer by connecting to the Route 66 drainage system in a manner approved
by DPW.
25. Because. the project is subject to .NPDES Phase II requirements, a copy of the: detailed Storm
Water;Pollution Prevention Plan (SWPPP) ad EPA Notice of Intent (NOI) must be submitted to -
- DPW prior to the start of construction.
26. DPW and OPD shall be notified once all erosion control barriers have been installed prior to any
construction adjacent"to those barriers.. .
27. Maintenance of all stormwater structures outside of right-of-ways shall be the responsibility of the
owner's association.
28. Maintenance shall be in accordance with those plans submitted and shall be included in the OA
covenants with the following modifications: ,
• Outlet control structures shall be inspected once per year by a qualified
person: Any silt and debris build-up must be removed from the riprap
surface area.
• The maintenance plan shall spell out in detail the OA responsibility for i
,maintaining the sediment forebay of Basin #5, which shall be revised for
easy maintenance. '~
• Sweeping of paved areas shall occur four (4) times per year. Sweeping of .
streets shall be included in this requirement until such time as the City 'I
- accepts the streets.
• Sediments from the infiltration basin and detention basins shall be removed
every fve (5) years.
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• A report of all .inspections and maintenance performed shall be sent to the
Office of Planning & Development (OPD) yearly, no later than May 15'h
• Any modifications to drainage structures must also be reported to DPW.
• A copy,of the plan providing specific directions relating to sediment removal
must be provided to OPD and DPW.
Water:
29. The water line looped to the Federal Street line must contain double gates at its connection to the
existing system at Federal Street and at its connection to the new Village water system The City
will not take over the portion of this existing water line. If any such existing line fails, the. City will 1
simply close the gates: Hydrant flow tests in the Spring 2004 must confirm the applicant's
presentation thaffire flow and pressure requirements can be met with the Federal Street line
disconnected. The developer may.not release covenants-not-to-sell lots for any lots which DPW
determines that adequate fire flow or pressure is not. adequate until this work has been .:
successfully completed, or if adequate~water pressure and fire flow is not met until the developer
receives an amended. subdivision approval of an alternative method to provide adequate fire flow
and pressure-without the Federal Street line. - ~ "' -' ' "
30. All other existing waterlines within the street right-of-way and adjacent to the Federal Street and
`Grove Street cross-country water lines must be abandoned, filled with cement, and capped~in
accordance with DPW standards or must be ,removed.' The same treatment for water lines on
private property is required as those parcels of land are developed..
31. All gate valves'miasf~pen right.and close left. '"
32: All gates for hydrants must be connected directly to the main utilizing hydrant restraining tees.
33. All services~to building must have a valve at the main and at the property line (double-gated). All I
service stubs at the property line must be located within, a grassed area (not under pavement).
34: If a waterline loop is determined by Northampton DPW prior to street acceptance not to be
feasible, then the waterline shall be dead-ended at a hydrant.,
35. Construction sketches of all typical crossings of waterlines greater than 5.5 feet deep shall be
submitted to and approved by the Northampton DPW.
36. Plans must show a minimum 10' separation between water and sanitary sewer lines.
37. Plans must show no conflict between private utility .lines and hydrants; shut-off valves, and gates.
38. Any existing fire hydrants that are proposed to remain must be inspected and approved by the
Northampton DPW Water Division or, if not approved, must be replaced with new hydrants. ~
39. The note in front of Building D; "connect to existing water" should be revised to read "connect to'
existing 10" water line:"
40. Easements for any existing or new cross-country waterlines shall be provided to the' City, with the '
waterline centered in the easement.
41. The plans must note that all hydrants must be American Darling, Kennedy, orsuch other hydrant
as approved by the Northampton DPW Water Division.
42. The plans must show detail for the connection to the 12" water line entering the site at Route. 66
showing the use of solid sleeves.
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Landscaping:
43. Sheet 22 shall be revised to show one new or existing street tree every 30' along all the common
elements fronting. on Prince Street and Earle Street. .
44. Revise landscaping plans to include the text of the methods to be used to preserve •trees on the
plans.
Other:
45. A school bus shelter at a site approved by the.Schooi Department shall be provided prior to'the
issuance of a certificate of occupancy for the 10th residential unit.
46. Prior to final endorsement, mylars and all electronic submittals required in the subdivision rules "
shall be submitted with all revisions detailed in these conditions shown. •
47. Except as waived herein, all aspects of the subdivision, including construction materials and.. •
methods, easements, inspections, plans, and process, shall conform with the Northampton
.Subdivision. Regulations. .. .. - , . , .; `. ~ . ...
48. Notwithstanding any. language to the contrary, restrictions on transfers shall not limit transfers
- between.the two primary development partners (MassDevelopmentsnd The Community Builders
Inc., and related entities).
„ , 49. In accordance:with the subdivision rules, as-builts•shall kie submitted prior to the final release, of= -
performance guarantee ;and shall :include detention basins and -multi-use trail.
50. All curb cuts will be approved as part of site plan approval except.for those shown on the plans.
Any field changes must be approved both by the Department of Public Works and the Office of Planning.
and Development (OPD)-and determined to be field changes by OPD. More significant changes which do
not alter the basic character defining features of the project or the conditions contained herein maybe _
approved by a simple majority vote of the. Planning Board at any regularly scheduled Planning Board
meeting. Any more significant changes that require amendments to the subdivision plan and shall require
an amended subdivision submission, public hearing, and approval. -
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