DefinCondBungATTACHMENT A
Village Hill Definitive Subdivision Plan (Bungalow Lots)
As Approved by the Northampton Planning Board
March 26, 2009
The Board grants the following waivers for this subdivision as authorized in the Rules and Regulations Governing Subdivision Chapter 290 §3:02 to achieve a specific urban neighborhood
character and allow for traffic calming and connectivity to the existing neighborhoods which overall results in a better project. The applicant has offered to provide high quality pedestrian
connections throughout and as part of the overall master plan is providing 50% of the total units as restricted to conform to the affordability requirements in zoning. This segment
of the development creates narrower streets and smaller lots as a test for traffic calming characteristics that may be determined to be appropriate to replicate elsewhere in the city.
Approved Waivers:
290-18 Allow definitive plan without review of alternatives to a cluster.
290-22 Allow one plan sheet(5) to be 1”=50’ instead of 40’, no new geotech borings.
290-29D1 Allow radius curves at intersecting streets to be less than 30’ at station 0+37 left(28.8’), 2+50 right, 7+25 right and 9+24right(10.0’). IF MD can show that there is sufficient
turning radius from Ford to Musante (e to s) and Musant onto Ford (n to e).
290-29D2 Allow reduction in straight line of centerline from intersection from 100’ to 95’ on approach of Ford Crossing to Musante Drive (e & w)
290 -29D3 Allow greater than 2% grade (2.1%) entering Ford Crossing/Musante intersection, but no waiver for the yet to be designed approach from Village Hill Rd to Musante.
290-29G- Reduction in ROW width from 60’ to 57 ‘ on Farm Road (end of Moser) from 3+00 to 7+00.
290-29H- Reduction in paved width from 22’ to 20’ for all streets
290-29H- Centerline of Roadway offset 2’ from ROW centerline north on Ford Crossing from 7+00-9+90 and offset on Farm Road 3.5’ from 3+00-7+00.
290-29I Allow intersections at less than 90 degrees. Moser and Musante ~87°, Farm and Moser at 92°, Ford Crossing and Musante at 94°.
290-35 D request that bus waiting area designated in Ph II is in place and serves this subdivision as well.
290-39 Boring logs submitted.
290-38 Waiver to reduce tree belt from 8’ to 5.5’ along Musante from 18+55 -20+20 and 20+30-20+44 on west side only.
Waiver from tree plantings of 1 per 30’. Will have 57 instead of 73. 16 will be planted elsewhere within project boundaries.
290-23 Hydrology Study/Drainage calculations because they were submitted with Stormwater Permit Application.
290-54 Waiver from design standard that water mains shall have a minimum cover of 5.5 feet. There are two locations where 7’ of ground cover is required at two stations on Musante Drive
at approximately 24+00 and 23+15.
290-35 Waiver from construction of cement concrete sidewalks to install bituminous temporary sidewalks in areas where sidewalks will have to be ripped up in the future, to complete
construction only as shown on plans.
290-38 Tree belts may be 5.5 in the some areas and root barriers will be installed in those locations were the trees are closer than 4 feet to the sidewalk.
290-38 street tree planting requirement of 1 tree per 30’ of street waived for Musante Drive section crossing the Department of Mental Health parcel only. All existing trees to remain.
290-45 reduction in 50’ distance between driveways and intersecting streets for Moser and Ford Crossing is not applicable given that there is a continuous street and not a true intersection.
Waiver for reduction at A26 is not granted. Common Drive should be created for Lots A26 and A25 to avoid need for waiver.
290-53 K(2): Waivers from 18” vertical separation for water and sewer line crossings as noted in application table 12 indicates (21 locations).
290-53 M(7): The DPW does not support a waiver for any sewers greater than 10 feet in depth to the invert.
Conditions:
Prior to endorsement, all plan sheets shall be amended as necessary to incorporate conditions herein and reviewed by Office of Planning and Development and Department of Public Works.
Prior to endorsement of the definitive plans, the existing performance guarantee in place for the Phase II subdivision shall be revised to incorporate costs plus contingencies for this
portion of the subdivision. 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 applicant shall amend previously recorded restrictive covenants to incorporate new lots and street layout and stormwater facility references and public access to paths.
Open Space/Landscaping/ Walkways:
As offered by the applicant, the park allocated b/t/w lots A20 and A23, public access granted for path south of Lots A13 and A27 prior to the issuance of the first building permit.
A pedestrian access sign at the curve where Moser meets Ford Crossing between Lots A20 & 23 and midblock between A11&13 indicating entry to the trap rock gravel public path within shall
be installed prior to the marketing or construction of any of the lots along within the subdivision.
The path design between lots A20 &23 shall be constructed concurrently with the development of the first lot in the subdivision????
The path between lots A11 & 13 shall be constructed as part of the road construction???
Duratherm striping, comparable to the existing intersection on Village Hill Road, shall be used throughout project for crosswalk striping.
All tree protection measures as shown in the detail sheet must be reviewed by the city tree warden, or its designee, prior to any excavation.
Structural soils for locations where tree belt less than 8’ wide.
16 additional trees to be planted Where? Why did it drop from 69 of 73 to 57 of 73? Re: waiver for 1/30 along frontage.
Streets
Common driveways between lots A21 and A20 and A25 & 26 shall be created and all lots on westerly side of “Farm Road” shall have common driveways.
The street labeled “Farm Road” shall be relabeled to be the continuation of Moser Street.
Water
A graphic detail with notes shall be provided that illustrates and describes the required horizontal and vertical separation of water and sewer mains and service lines that run adjacent
to or cross each other.
Details of absolute minimum vertical separation at crossings where the 18-inch separation cannot be achieved and specific construction mitigation in these circumstances shall be provided.
The details in Note #1 describing the 20’ length of Class 150 sewer pressure pipe for non-compliant vertical separation shall apply to all water/sewer crossings whether mains or service
lines and shall be shown on the plans as a graphic detail.
Crossings of sewer and water lines that do not meet the 18 inch vertical separation shall be documented and the installed vertical separation shall be noted on the Record Drawings.
All discrepancies in crossing locations shall be corrected prior to final endorsement. In particular, there is a discrepancy between crossing locations 2+07 5’L and 5+60 5’R listed
in the table and crossing locations shown on the plans at ~2+37 5’L and ~5+40 5’R.
The applicant shall provide a minimum of 4 feet between service taps measured along the flow line of the main.
Insulation to prevent freezing shall be provided where the horizontal offset to deep structures is less than 5 feet. This occurs at least at CB-30, CB-33, CB-35, CB-37.
Hydrants shall be placed 5 feet from the edge of pavement (290-54 M) to prevent plow damage.
Separate metering and external shutoffs for each townhouse owner unit will be required. (this can be accomplished through one water room at the back of the units???)
Hydrant spacing shall conform to national fire standards.
Sewer
An exterior chimney drop shall be provided if the invert in is proposed to enter 2 feet or more above the flow line of SMH-13.
A sewer cleanout at the property line for each service stub will be required before a connection to the sewer is allowed.
The section on Ford Crossing from station 9+05 to 9+90 shall be brought into compliance with the 10 foot limit while providing minimum flushing velocities of 2.5 feet per second.
Twelve foot depth with financial controls OR ten foot depth
Drainage
No connections from the house lots to the drainage system will be allowed unless drainage calculations are revised and approved. On site infiltration is strongly encouraged.
Construction plans shall provide spot grades to ensure proper drainage from the parking aisle between ~7+50 to ~8+50.
Other
The driveway Section (Detail 7, Sheet 13) shall be revised to specify the material type for the one foot wide strip along the edge of the HMA driveway.
Detail 8 on Sheet 13 should be corrected to indicate Sidewalk and not the Wheelchair Ramp.
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