36-086 (9) t
36. One hydrant and gate assembly shall be required to be installed approximately
halfway down the emergency access.
37. Hydrant at Station 5+84 must be relocated to Station 3+50 +/-.
38. A plan showing all proposed changes to utilities should be submitted to an
approved by the DPW prior to Planning Board issuing final approval for the
Definitive subdivision plan.
Sewer:
The final sanitary sewer line must be designed to avoid excessive steepness, which could
impair the ability of the line to function without clogging. Said changes or
documentation that this has been completed must be shown on the final plans prior to the
release of any covenants or performance guarantees.
6
30. The Hydraulic Analysis submitted by Dewberry-Goodkmd, Inc. must be stamped
by a Professional Engineer, and submitted to DPW, prior to final approval of the
subdivision plan. Hydraulic Analysis must be revised to reflect actual numbers of
units proposed within the subdivision, and changes of elevations based upon
revisions submitted.
31. All water usage will be required to be metered (including houses with wells) as
follows:
A. Single-family dwellings on public water system shall be allowed 1 service
connection that will run through the water meter (to be located within the
dwelling).
B. Two-family dwellings that are to be rental units (apartments with 1 owner)
shall be allowed one service connection/lot and 1 meter/lot.
C. Two-family units that are to be condominiums (more than 1 owner), shall
be allowed two service connections and two meters (1/unit).
D. Single-family and/or two-family units that will be serviced by a private
well shall be required to have a meter connected to the well and be
installed within the dwelling. This shall be required for the purpose of
determining proper sewer service billing charges.
32. A hydrant and gate assembly will be required to be installed at the end of both 6"
"private" water lines, for water quality purposes.
A. Hydrants used shall be per the standards and specifications of the DPW.
B. Applicants shall consult with the DPW regarding proper flushing
procedures, and schedules for flushing of water lines.
C. Homeowners Association Documents shall reflect ownership and
maintenance of the hydrants and 6" "private"water lines (2) are not the
responsibility of the City, but of the Homeowners Association.
33. As the water supplied to the "private"water lines will be supplied by the city,
each lot serviced off of the "private"water line will be required to have a shut-off
gate installed, within the easement line.
A. An agreement shall be drafted, submitted to and approved by the DPW
that grants an easement to the DPW that allows for access to the shut-offs
for service and emergencies and the ability to terminate water service for
non-payment of a water bill.
34. As the water supplied to the "private"water line is to be supplied by the city, no
tie-ins and/or services to the "private" 6"water mains shall be made without
proper notification to and approval by the DPW.
35. The 8"public water main located within the emergency access shall be laid within
the centerline of the pavement, not off to the side of the pavement.
5
20. Prior to issuance of a building permit for lot 25, a sign must be posted by the
developer indicating open space access point from the road along this public trail.
21. Prior to issuance of a building permit for lot 25 landscaping along the side lot line
of shall contain sufficient enough vegetation to clearly indicate the boundary of
this lot and the boundary of the width of the open space access.
Easements/Other:
22. Prior to endorsement, easement documents must be approved showing
affordability for 99 years for the 8 designated affordable units.
23. Prior to construction on lots,private water line maintenance easements for the
private dead-end line must be recorded prior to construction on lots 12-20 & 50-
55. The language must clearly state that this is not part of the municipal water
system and must be privately maintained. A copy of the recorded easement
showing the maintenance and access to the private water line as shown on plan
sheet L2.2 shall be submitted to the OPD. This document shall clearly describe
that maintenance is the responsibility of the homeowners and shall at no time
become the responsibility of the City.
24. Final plans must show location of utilities providing for cable tv, electric, gas,
phone, fiber optic, etc.. as required in the subdivision rules and regulations.
25. In accordance with 6:03 (10), GPS control points must be identified. Vertical and
horizontal, control points must be certified by a surveyor to be accurate within
one centimeter,prior to final endorsement. Monuments must be placed at these
points.
Water—all changes in this section must be shown on revised plans (mylars and copies)
submitted to the Planning Board prior to the release of any covenants or performance
guarantees.
26. A water tank and pump unit that has backup power supply must be NFPA 13
compliant for lots 21-49.
27. Shut-offs and gate valves and triple gating for the waterline shall be shown on the
plans.
28. Waterline shall be triple-gated at Burts Pit Road and shown on the plans.
29. The private waterline easement must extend to the tap into the proposed water
main. Additional gates will be required and must be shown on the final plans.
4
i
13. Maintenance reports shall be submitted to the Office of Planning &Development
after each recommended inspection indicating status of each element of the entire
system under the HOA's maintenance purview. Inspections shall be conducted in
April and October with reports submitted to the Office of Planning &
Development no later than May 15 and November 15 each year. If reports are not
submitted within a month of these dates, the City shall have the right to utilize
funds from the HOA's stormwater account (described in#13) to perform
inspections and contract appropriate maintenance in accordance with design and
function of stormwater systems.
14. All catch basins should have 4' sumps.
Maintenance:
15. A bank account to be jointly held by the City and the Homeowner's Association,
capitalized with$8,000 to cover emergency expenses related to stormwater
infrastructure (not for maintenance) shall be created by the HOA. The account
must be established in a way that requires signatures from both the HOA and the
City before the HOA may withdraw for capital expenses. If the City is required to
withdraw funds for maintenance of the system, only a City signature is required.
If funds are withdrawn for capital expenses related to the stormwater
infrastructure, the account must be replenished within 3 months by assessing the
HOA members appropriate fees to replace the amount withdrawn. Interest from
the account, in excess of the $8,000 principal plus inflation, may be withdrawn by
the HOA periodically.
16. The City will have a right to place a lien on any or all properties within the
subdivision in order to recover the cost of maintenance for stormwater facilities,
snow removal on sidewalks throughout the subdivision and any part of the street
network that is not public.
17. The above provisions shall be documented in restrictive covenants for the
subdivision prior to the final endorsement of these plans.
18. Covenants shall include provision for all maintenance requirements as identified
in this conditional approval.
Open Space:
19. Prior to the construction of the road a conservation restriction approved by the
Secretary of Environmental Affairs must be recorded for the open space shown on
the plans, including. In order to meet the state requirements for recording a
conservation restriction, the public benefit test shall be met by dedicating the
public access easement/trail, as shown on the plans abutting lot 25 for public
access, with the City holding the right to improve the trail.
3
4. Covenants must include a statement that this road is a private way and shall not be
petitioned to become a city right of way. This shall be listed as an irrevocable
condition.
5. Covenants must include statement that at no time in the future may the residents
petition the city to add street lights to the right-of-way.
6. A performance guarantee that conforms to Northampton Subdivision Rules and
Regulations §6:06 (4) must be posted prior to endorsement of this plan.
7. Building permits may not be pulled until final plans and covenants reflecting all
conditions herein have been submitted and endorsed and plans and covenants
recorded.
S. Covenants must clearly state that the homeowners association is responsible for
all maintenance, repair and replacement of the benches at the entrance to the
project. Said design of the benches must be included in revised plans.
Active construction:
9. All detention basins shall be created prior to the construction of the fire access
road or the loop road around the isolated wetlands. Rough grading and erosion
control elements may be put in place prior to this. These ponds must be inspected
monthly and after each rainstorm. Sediments must be removed as necessary.
Traffic:
10. As offered by the applicant, the applicant shall donate $100,000 to the City to be
used for mitigation of traffic impacts related, directly or indirectly to the project.
Said donation shall be made concurrent with the sale of the 49th unit, and prior to
the construction of the 50th unit. If any formula is adopted by the Planning Board
prior to this donation for future developments to pay for their traffic impacts
which would ultimately have given a smaller burden on the developer, the
donation shall be reduced to that consistent with that formula.
Stormwater Management Facilities:
11. Maintenance of stormwater facilities shall be the responsibility of the
Homeowner's Association(HOA) and shall be in accordance with the stormwater
management plan. This plan shall be recorded in the covenants submitted prior
final endorsement. Inspections shall be by a qualified professional.
12. The Homeowner's Association will be responsible for street sweeping in
accordance with the Maintenance Plan. Receipts for street sweeping shall be
submitted with the semi-annual reports required in condition#11.
2
ATTACHMENT A
The Oaks, Definitive Subdivision, Northampton
As Approved by the Northampton Planning Board
June 12,2003
Approved waivers:
A. The length of the cul-de-sac from 850';
B. Reduction in the street width from 28' to 22';
C. No connection of dead-end street;
D. Waiver from providing street lighting system under §6:04 (15) of subdivision rules
E. Waiver from 100' tangent at the intersection due to wetland configuration on site
7:01(4b)
F. Waiver from 60' right-of-way width at centerline layout due to the existing parcel
being 59.75' wide 7:01(7, 8d)
G. Waiver from required 4:1 slopes within right-of-way lines in one location due to the
geometry of the lot and the slope of the existing topography. §8:10(1)
H. Waiver from connecting lots to municipal water system within 1000'-pressures are
not adequate. Therefore private wells,with booster pumps will be provided for lots
21-49.
Requested waivers A-H above are approved with the following conditions:
1. Final plans must be submitted that show compliance with these conditions prior to
final endorsement.
Covenants:
2. Covenants must state that snow removal on all sidewalks, roadways and
emergency fire access road shall be by individual homeowners (sidewalks) or the
Association, whichever is determined by the applicant.
3. As offered by the applicant, a covenant and easement to the City of Northampton,
on behalf of the public, must be granted and written, at no additional
consideration beyond this permit, such that a right-of-way is granted to the public
for access along the roadways, the sixty-foot access easement on the easterly side
of the property boundary, and emergency access road and sidewalks and shall
state that at no time shall a gate be installed so as to block the public from passing
and repassing along these areas. The covenants and the easement may not
contain any restrictions to allowing future access to other roads and trails or any
restrictions against City improvements the trails.
1
+ �CQ
' r i PLANNING AND DEVELOPMENT - CITY OF NORTHAMPTON
a CitN Hall- 210 Main Street,Room ii • North ampton,MA o i o60-3 i 98 ' 413)587-1_z66 - Fax:587-1264
WaNne Feiden, Director • p fanning @northamptonplanning.org www.northamptonplanning.org
NSTIiI
FORM F
NORTHAMPTON, MA
June 12, 2003
Date
NOTICE OF DEFINITIVE SUBDIVISION APPROVAL
WITH CONDITIONS (SEE ATTACHMENT A)
To: City Clerk
The Planning Board on June 12, 2003 by 6 s 0 [� �
Date vote 1
('� )
APPROVED the following subdivision plan: ,j,' 1,�� jUN 2 F 2003 1
Name or description: The Oaks Subdivision u UUU
DEPT OF Btlil DING INSPECTIONS
New street names: Oak Ridge Road NORTHAMPTON,MA OIP'O
Submitted by: Creative Developers, Inc. (Mark Kislyuk)
Address: 72 Mountain View Road, Belchertown, MA.
On June 12 2003 with a requested extension pending termination of the statutory twenty day appeal
period.
Signe
Chai , Northampton Plannin Board S
This vote f the Planning 136a_r-d is duly reco ed in the minutes of their meeting.
C.C. Applicant Police Department
Building Inspector Board of Assessors
Board of Public Works Register of Voters �..
Fire Department File
Board of Health Conservation Commission
After twenty(20) days without notice of appeal, endorsed blueprints, if approved, will be transmitted to:
Applicant-- 1 mylar Register of Voters-- 1 print
City Engineer-- 1 mylar Police Department--1 print
Assessors-- 1 print Fire Department-- 1 print
Bldg. Inspector-- 1 print File-- 1 print
SUBDIVISION REGULATIONS-------PAGE 64
planning board•conservation commission •zoning boardo f appeals•housing partnership •redevelopmentauthoritN •northampton GIS
economic development •Comm unitNdevelopment•historic district commission •historicaI commission•centralbusinessarchitecture
original printed on recycled paper