31C-045 PB Northview Site PlanPlanning -Decision City of Northampton
Date: May 18, 2016 Hearing No.: PLN-2016-0027
APPLICATION TYPE:
PB Major Site Plan
Applicant's Name:
NAME:
SUBMISSION DATE:
4/15/2016
Owner's Name:
NAME:
KENT PECOY & SONS CONSTRUCTION IN HOSPITAL HILL DEVELOPMENT LLC C/0 MA
ADDRESS: ADDRESS:
215 BALDWIN ST 1350 Main St, Suite 1110
TOWN: STATE: I ZIP CODE: TOWN: STATE: I ZIP CODE:
WEST SPRINGFIELD MA 01089 SPRINGFIELD MA 01103
PHONE NO.: FAX NO.: PHONE NO.: FAX NO.:
(413) 781-7008 (413) 781-7150 (413) 755-1380 0
EMAIL ADDRESS: EMAIL ADDRESS:
ADAM RENAUD
Site Information: Surveyor's Name:
STREET NO .. SITE ZONING: COMPANY NAME:
PRINCE ST PV(69)/RR(35)/FFR(35)/WP(24)/SG b(1)/SG a
TOWN: ACTION TAKEN: ADDRESS:
NORTHAMPTON MA 01060 Am::,roved With Conditions
MAP: I BLOCK:
1Li;1
I MAP DATE: SECTION OF BYLAW:
31C 017 Chpt. 350-11: Site Plan Approval TOWN: STATE: I ZIP CODE:
Book:
1;~; 6925 PHONE NO.: FAX NO.:
EMAIL ADDRESS:
NATURE OF PROPOSED WORK:
Creation of 21 lots, 18 along a new street north of Ford Crossing and Village Hill Road. Three of the lots will be created on the north side
of Ford Crossing.
HARDSHIP:
CONDITION OF APPROVAL:
1) Prior to construction:
a. The applicant must record all covenants related to maintenance of infrastructure and 10' wide
bikelped sidewalk including snow removal from sidewalks and the path. Private road way and utilities
underneath shall be spelled out in owner covenants. Covenants must be reviewed for consistency
with the approval and regulations by staff prior to recording. Covenants shall state that this is a
private street and future owners may not petition the city for public street acceptance.
b. Easements shall be recorded for the public to pass and repass on the street, the sidewalks,
including the 10' wide bikelped connection and in the two trail connectors between units 14 and 15
and units 12 and 13.
c. Preconstruction meetings shall be held prior to construction and shall include instructions for
control of construction traffic.
2. Prior to the first lot sale or unit sale to any individual homeowner:
a. A sign shall be posted between units #14 and #15 and between #12 and #13 that indicate that there
is a public access trail. Prior to a certificate of occupancy for #14, #15, #12 or #13 a permanent public
access trail sign shall be installed between these lots.
3. The tee in the water main for the hydrant that will be eliminated shall be replaced with straight pipe.
and indicated on utility construction plans.
4. Proposed removal and replacement of asphalt at the intersection of Ford Crossing and Village Hill
Road shall be removed and replaced at project completion. An interim trench patch for utility work
shall be provided until the permanent asphalt is installed
5. The driveway for lot 21 on Ford Crossing shall be shifted to align with Musante Drive
6. An accessible curb ramp shall be indicated on the northeast corner of Ford Crossing.
7. All proposed crosswalk markings shall be Street Print Duratherm consistent with those throughout
the Village Hill development.
8 .. All water, sewer and drain utilities shall remain private as part of the Private Residential Shared
Street.
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.
Planning -Decision
Hearing No.: PLN-2016-0027
City of Northampton
Date: May 18, 2016
FINDINGS:
9. A water gate valve shall be provided behind the sidewalk for the service line to lots 19, 20 and 21.
Curb stops for each of these lots shall be provided allowing for each service to be isolated without
affecting the others.
10. The new invert for the proposed sewer connection to the existing manhole in Ford Crossing shall
match the existing.
11. Revise alignment of the CET lines to eliminate any possible conflict with the signs and stone
pillars.
12. The proposed sign with stone pillars shall be a minimum of 5 feet from the proposed fire hydrant
and associated gate valve and shall not be so placed as to obstruct access to the hydrant.
13. Fire Hydrants shall be placed at a maximum distance of 500' apart.
14. All water service curb boxes shall be placed in the grass immediately behind the sidewalk near the
lot line.
15. Water and sewer line crossings for mains and services shall be a minimum of 18 inches.
16. Slopes greater than 3: 1 shall have long term stabilization such as armoring.
17. Typical Pavement Section shall be revised to indicate 4 inches of pavement (2.5" base and 1.5"
top) over a geotextile fabric with 12 inches gravel in accordance with the subdivision regulations.
18. All details and specifications should be completed in compliance with subdivision regulations and
Department of Public Works standards as noted by the Department of Public Works memorandum.
The Planning Board granted the site plan approval for the creation of 21 single family house lots along a new street (with separate
subdivision approval) based on the following information and plans submitted with the application:
1) Village Hill Northview Lot Definitive Subdivision and NOi Plans by Fuss & O'Neill Engineers revised date April 12, 2016. Sheets Lot
Division 1, 2; C1.00, C1.01, C1.10, C1.11, C1.20, 21, 22; C1-30, 31, C1-40, 41, 42, C1.50, 51; C2.00, C3.00, .01, 02, 03, 04, 05, 06; L 1.10, 11,
12, 13.
2). Estimated Water and Wastewater Generation
3). Memo and supporting information regarding Stormwater Management.
4). Pecoy Companies Architectural Elevations: Ruskin 2 Bedroom, Concord 3 Bedroom, Hamilton, Melbourne, Hawthorne.
In granting approval for the Site Plan, the Planning Board found the following criteria in 350-11.6 had been met:
A. The requested use protects adjoining premises against seriously detrimental uses. The site was generally planned for residential use
in the State Hospital Redevelopment Plans. Drainage will be maintained on site to the rear of the site. No drainage will be discharged to
previously constructed detention ponds. and
B. The requested use will promote the convenience and safety of vehicular and pedestrian movement within the site and on adjacent
streets, cycle tracks and bike paths, minimize traffic impacts on the streets and roads in the area. The site will complete the linkages for
the bicycle pedestrian paths previously planned and implemented for the build-out of the former state hospital site.
Traffic mitigation for the overall build-out of the site was addressed previously at the outset of the permitting for the redevelopment of
the state hospital grounds.
Access by non motorized means has been accommodated with a continuation of a 10' wide bikelped sidewalk from Village Hill Road to the
rear of this property, connecting to the open space.
C. The site will function harmoniously in relation to other structures and open spaces to the natural landscape, existing buildings and
other community assets in the area as it relates to landscaping, drainage, sight lines, building orientation, massing, egress, and
setbacks.
D. The requested use will not overload, and will mitigate adverse impacts on, the City's resources, including the effect on the City's water
supply and distribution system, sanitary and storm sewage collection and treatment systems, fire protection, streets and schools. The
construction materials and methods for water lines, sanitary sewers, storm sewers, fire protection, sidewalks, private roads, and other
infrastructure are those set forth in the Northampton Subdivision Regulations
E. Compliance with the following technical performance standards:
(1) Curb cuts onto streets are be minimized for deliveries only.
(2) Pedestrian, bicycle and vehicular traffic movement on site are separated, to the extent possible. The project includes sidewalks and
tree belts abutting the street
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.
Planning -Decision
Hearing No.: PLN-2016-0027
City of Northampton
Date: May 18, 2016
(a) All internal and external sidewalks will be constructed of cement concrete.
(3) The project is designed so there is no increase in peak flows from the one-or two-and ten-year Soil Conservation Service design
storm from predevelopment conditions (the condition at the time a site plan approval is requested). Green infrastructure and low-impact
design has been incorporated to the extent feasible to ensure runoff is handled on site.
COULD NOT DEROGATE BECAUSE:
FILING DEADLINE: MAILING DATE: HEARING CONTINUED DATE: DECISION DRAFT BY: APPEAL DATE:
4/21/2016 5/5/2016 5/26/2016
REFERRALS IN DATE: HEARING DEADLINE DATE: HEARING CLOSE DATE: FINAL SIGNING BY: APPEAL DEADLINE:
4/28/2016 6/19/2016 5/1212016 5/26/2016 617/2016
FIRST ADVERTISING DATE: HEARING DATE: VOTING DATE: DECISION DATE:
4/28/2016 5/1212016 5/1212016 5118/2016
SECOND ADVERTISING DATE: HEARING TIME: VOTING DEADLINE: DECISION DEADLINE:
515/2016 8:45 PM 8/10/2016 8/10/2016
MEMBERS PRESENT: VOTE:
Theresa (Tess) Poe votes to Grant
William Grinnell votes to Grant
Alan Verson votes to No Action Needed
John Lutz votes to Grant
Karla Youngblood votes to Grant
Debin Bruce votes to Grant
Ann DeWitt Brooks votes to Grant
Mark Sullivan votes to Grant
MOTION MADE BY: SECONDED BY: VOTE COUNT: DECISION:
John Lutz Ann DeWitt Brooks 7-0 Approved with Conditions
MINUTES OF MEETING:
Available at www.northamptonma.gov
I, Carolyn Misch, as agent to the Planning Board, certify that this is a true and accurate decision made by the Planning Board and certify
that a copy of this and all plans have been filed with the Board and the City Clerk on the date shown above.
I certify that a copy of this decision has been mailed to the Owner and Applicant.
Notice of Appeal
An appeal from the decision of the Planning Board may be made by any person aggrieved pursuant to MGL Chapt. 40A, Section 17 as
amended within twenty (20) days after the date of the filing of the notice of the decision with the City Clerk. The date is listed above. Such
appeal may be made to the Hampshire Superior Court with a certified copy of the appeal sent to the City Clerk of the City of Northampton.
GeoTMS® 2016 Des Lauriers Municipal Solutions, Inc.