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HomeMy Public PortalAbout20190708 - Planning Board - AgendaHOPKINTON PLANNING BOARD Monday, July 8, 2019 7:00 P.M. Hopkinton Town Hall, 18 Main Street, Hopkinton, MA Room 215/216 AGENDA 7:00 Continued Public Hearings – Bucklin St. & Leonard St. – 1) Stormwater Management Permit; 2) Petition to Construct a Paper Street – Wall Street Development Corp. Proposal to construct a paper street entitled “Bucklin Street”; Proposal to construct four (4) single-family homes with driveways, utilities and associated grading. A stormwater management permit is required because the project will result in land disturbance of one acre or more and it is not a “subdivision”. 7:30 Continued Public Hearings - Whisper Way OSLPD (Whisper Way/Wood Street) - 1) Amendment to Special Permit Concept Plan; 2) Definitive Subdivision Plan - 20th Century Homes Proposed 12-lot single family subdivision - 1) proposed amendment to Special Permit Concept Plan reducing the number of building lots to 12; 2) revised definitive subdivision plan 8:30 Public Hearing - Commercial Photovoltaic Solar Facility (0 Wood Street): 1) Special Permit; 2) Stormwater Management Permit - Borrego Solar Proposed 5.0 megawatt Commercial Solar Photovoltaic Installation. 9:00 Administrative Items ●Growth Study Committee Interviews ●MassDOT Public Forums on I-90/I-495 Interchange ●Minor Amendment for Chamberlain-Whalen Special Permit Conditions ○Timing of affordable units ○Approval of location ●Hehn’s Farm Bond Release ●Highland Park IV Release of Lots ●19 John Matthew Road ANR ●Leonard Street ANR ●300 Wood St. ANR ●9 Morse Lane ANR ●Planning Board Agenda and Meeting Process Discussion ●Approval of Minutes - June 10 Business to be considered by the Board at any time during the meeting: ●Presentation regarding Lumber Street/West Main Street improvements ●Legacy Farms North - School Bus Issue ●Legacy Farms North (Section formerly known as Rafferty Road) - Discussion about disrepair ●Peloquin Estates - No-cut easements ●Municipal Vulnerability Preparedness and Climate Change discussion ●Affordable housing/payments-in-lieu/off-site units discussion ●Future agenda items, correspondence Town of Hopkinton  Department of Land Use, Planning and Permitting  18 Main Street, Hopkinton MA 01748  (508) 497-9745      DATE:  July 5, 2019     TO:  Planning Board     FROM: John Gelcich, Principal Planner     RE: Items on Planning Board Agenda, July 8, 2019    Contents:  1.Continued Public Hearings – Bucklin St. & Leonard St. – 1) Stormwater Management              Permit; 2) Petition to Construct a Paper Street – Wall Street Development Corp.  2.Continued Public Hearings - Whisper Ridge (Wood St./Whisper Way) Definitive           Subdivision and OSLPD Special Permit - 20th Century Homes  3.Public Hearing - Commercial Photovoltaic Solar Facility (0 Wood Street): 1) Special             Permit; 2) Stormwater Management Permit - Borrego Solar  4.Growth Study Committee Interviews  5.Minor Amendments for Chamberlain-Whalen  a.Condition re: timing  b.Condition re: location approval  6.Hehn’s Farm Bond Release Request  7.19 John Matthew ANR  8.Leonard Street ANR  9.9 Morse Street ANR  10.300 Wood Street ANR  11.Highland Park IV Release of Lots Request  12.Zoning Board of Appeals Decisions  13.Miscellaneous Items  a.Minutes - 6/10/19, 6/24/19    1.0 Continued Public Hearings – Bucklin St. & Leonard St. – 1) Stormwater Management              Permit; 2) Petition to Construct a Paper Street – Wall Street Development Corp.  1.1.Background  Proposal to construct a paper street entitled “Bucklin Street”; Proposal to            construct four (4) single-family homes with driveways, utilities and associated           grading. A SMP is required because the project will result in a land disturbance               of one acre or more and it is not a “subdivision”.   1    The applicant submitted revised plans since the Board last discussed the project,             which have been reviewed by BETA Group. The materials and the review letter              are included with the meeting materials, and BETA’s outstanding comments are            noted below.    Petition Process: ​The Applicant’s representative and Town Counsel have been in            discussion about the status of Bucklin Street, whether the proposed subdivision            will qualify for “Approval Not Required” endorsement, and how to approach            reviewing the work needed to build out Bucklin Street and install utilities, as              approval of roadway design is not part of the Stormwater Management Permit             application review. As a result of these discussions, the Applicant has submitted             a petition under the provision of M.G.L. c. 41, sec. 81FF for approval of the                construction of Bucklin Street. In summary, c. 41, §81FF serves to protect lots,              shown on a recorded plan, that were sold off and in existence prior to the                Subdivision Control Law (1953) from having to comply with subdivision           regulations.    Town Counsel agrees that §81FF appears to apply to the subject parcel.             However, there are two important caveats: First, case law has clearly established             that planning boards have the authority to review and impose conditions on             construction of roads and utilities associated with lots protected by §81FF. In the              past, the Hopkinton Planning Board has required applicants claiming the §81FF            exemption to petition for Planning Board approval of the roadway and utilities             associated with the grandfathered lot. (The Applicant has now done so,            consistent with the Planning Board’s past practice). Second, the c. 41 §81FF             exemption would be applicable to only the existing lot on Bucklin Street.             Subdivision of that lot is fully subject to the Subdivision Control Law. If the               applicant were to obtain approval of the roadway pursuant to c. 41 §81FF,              endorsement of an ANR plan by the Board (or approval of a definitive              subdivision plan) would still be required in order to divide the existing lot.     Ownership of Bucklin Street:Town Counsel believes that the Applicant has made a              sufficiently credible claim of ownership rights in Bucklin Street for the purpose of              the roadway petition. Town Counsel notes that an approval by the Planning             Board does not adjudicate property rights, and that the abutters may choose to              contest the Applicant’s rights. Any property rights dispute would be a private             matter between the parties, not involving the Town.      Way in Existence: ​At the public hearing on 1/28/19, the Board focused on              whether Bucklin Street was a “way in existence” in 1953. The Applicant formally              requested that the Board make a determination on the way in existence             question, and the Board voted 2 in favor with 7 opposed on a motion to                determine that Bucklin St. was a way in existence in 1953.        2 The waivers requested for the construction of Bucklin Street are attached as part              of the original application, dated 7/24/18 and listed below:    ●Section 5.4 - Environmental Analysis - No Environmental Analysis  ●Section 5.4 - Traffic Impact Report - No Traffic Report  ●Section 8.2.1 - Location and Alignment (all sub-sections)  ●Section 8.2.2 - Curbing (all sub-sections) - No Curbing  ●Section 8.2.3 - Width of Street Right of Way/Pavement Width Variable width of              Right of Way - 20' Paved Width  ●Section 8.2.5.A, B, & C. - Dead End Streets/No Turnaround  ●Section 8.3.1, 8.3.2, 8.3.3, and 8.3.4 - Sidewalks, Driveways, etc. - No Sidewalks  ●Section 8.4 - Stormwater Management  ●Section 8.7 - Public/Private Utilities - Above Ground Utilities  ●Section 8.7.2 - Street Lights - No Street Lights  ●Section 9.11 - Bounds - 4" x 4" X 3' Concrete Bounds As Required  ●Section 9.12.4 - Street Trees - No Existing Trees to be retained in Right of Way,                 No Shade Trees to be planted within Right of Way    All improvements and utilities to be constructed as shown on the Plan.    1.2.Relevant Materials Submitted for this Meeting  ●Email from Lou Petrozzi, dated 6/30/19  ●Application to Construct Bucklin Street, dated 7/24/18  ●Memo from John Gelcich, AICP, Principal Planner to Planning Board           regarding draft conditions, dated 7/3/19    1.3.Comments Received  Consultant Review:  Stormwater Management Criteria: The project is subject to the Stormwater  Management Standards in General Bylaws Chapter 172. The following are the  conditions BETA recommends be included should the Permit be approved:    Standard 2:   Design consistent with LID techniques, BETA recommends conditions:  ●Porous pavement and subdrain connection to be reviewed and approved  by DPW;  ●Soil tests be conducted to maintain 2 feet of separation from bottom of  pavement section to seasonal high groundwater elevation;  ●Developer/homeowners to assume responsibility of  maintenance/replacement (if necessary) of porous pavement to provide  stormwater management runoff control. (SW4)    Standard 3:   ●The proposed basin is above existing grade. Recommend including a  3 condition that a representative of the Town observe topsoil excavation  prior to placement of fill to verify design assumption of soils. (SW7)  ●Board should discuss if seeding meets the intent of the requirement.  (SW12)    Standard 8:   Recommend including the following conditions:  ●Provide provisions to protect the infiltration basin from sedimentation  during construction. Once site is stabilized basin can be excavated to  finish grade. (SW16)  ●Provide a final signed SWPPP prior to construction. (SW17)  ●The Town or an agent for the Town observe the excavation of the  infiltration basin prior to loam and seed to verify design assumptions  including groundwater elevations and infiltration rate. (SW18)    Standard 9:   Include condition to provide estimated operations and maintenance budget.  (SW23)    Non-stormwater outstanding BETA comments are:    1.BETA recommends including a condition that requires positive drainage  around the existing house at 62 Pleasant Street. (G1)  2.New driveway for house at 62 Pleasant St. shown on plan; will require  approval by owner of 62 Pleasant St. (G3)  3.Applicant proposes overhead utilities. BETA defers to the Board on this  issue. (G4)  4.Re truck turning radius for emergency vehicles within Bucklin St. to turn  around. Sketch Plan provided. Sketch Plan shows vehicle exceeding the  length of the easement. Either expand easement or provide plan that  shows vehicle can make the turnaround in space provided. BETA defers  to Fire Dept. for final approval. (T2)  5.Sketch plan provided that shows truck turns at the intersection of Bucklin  and Pleasant. Sketch plan shows fire truck needing to use oncoming lane  in Pleasant St. to make the turn. BETA defers to Fire Dept. for final  approval. (T3)    1.4.Board Actions  The standard for approving the paper street design and construction details is             that the Board must apply the current Subdivision Regulations to the greatest             extent practicable. Waivers requested: See 2/26/19 BETA letter, page 2.    The Board’s votes on the submitted materials will consist of:  ●For the SMP - Decision is due by 7/15/19 and a majority vote is required                for approval. Patrick Atwell and Robert Benson are not eligible to vote.             Frank D’Urso will need to sign the affidavit to confirm he has watched the               previous deliberation at the June 24, 2019 meeting.    4 ●For the Petition to Construct a Paper Street - Decision is due by 7/15/19. A                majority vote is required for approval. Patrick Atwell and Robert Benson            are not eligible to vote. Frank D’Urso will need to sign the affidavit to               confirm he has watched the previous deliberation at the June 24, 2019             meeting.     ●Determination as to whether Bucklin St. was a way in existence in 1953,              for the purposes of ANR endorsement. ​BOARD VOTED 2-7-0 (1/28/19)            on a motion to determine that Bucklin St. was a way in existence in               1953. ​The Applicant has submitted an ANR plan, and the Board needs to              vote on whether to endorse it or require subdivision approval. Patrick            Atwell and Robert Benson are eligible to vote.     1.5.Other  The Applicant has submitted an ANR plan for the land, which does not propose               moving any lot lines or subdividing the land. It is unclear as to the purpose of                 the ANR submission, however, the proposed ANR does show Bucklin Street as a              way, which the Planning Board has voted to determine is not the case. Town               Counsel will provide legal advice prior to the meeting.     2.0 Continued Public Hearings ​- Whisper Ridge (Wood St./Whisper Way) - 1) Amendment             to OSLPD Special Permit, 2) Definitive Subdivision Plan - Ron Nation/20th Century             Homes    2.1.Background   The proposed subdivision was previously approved by the Planning Board           (3/12/18) for 24 units. The Applicant has submitted an application for an             amendment to the Open Space and Landscape Preservation Development          (OSLPD) Special Permit and for a revision to the Definitive Subdivision Plan. The              proposed revision is to reduce the number of units to 12, nine (9) of which are                 new lots and three (3) of which are existing lots. This is a change from the                 project at the prior Planning Board meeting on 5/13/19, as the Applicant has              included the two “ANR” lots along Wood Street to address the issue with access               for the conventional “yield plan.” These two lots are now included as part of the                overall development, but are not accessed via the cul-de-sac.     The previously approved Special Permit was for both OSLPD and Flexible            Community Development. As the development proposed 24 lots, two affordable           units were to be constructed. The currently proposed development is 10 lots,             however, as three (3) dwelling units currently exist (but will be demolished and              reconstructed), the actual net new units totals nine (9), and therefore the FCD              provisions no longer apply.     As part of the previously approved Special Permit, the proposed development            provided a roadway that had two points of access on Wood Street. The currently               proposed development is for a dead end road with a cul-de-sac and a common               driveway off of Wood Street.     5 The yield plan (the plan used to determine the maximum number of lots              developable as part of an OSLPD) provided by the Applicant for the current              design shows a 12-lot development along a road similar to what was previously              approved, but not currently proposed.     Despite the design and wetland resource area challenges, the Applicant asserts            that the road is able to be permitted through all local and state agencies and is                 constructible using all current construction means and methods, however, the           resources needed to accomplish this would be better suited to a larger             developer. This is supported by the prior approval of a similar road layout by               the Planning Board.     2.2.Zoning Bylaw Review  §210-109 Permitted Uses  The proposed development proposes detached single-family dwellings, which         are a permitted use under this section.     §210-110 Minimum Requirements  The proposed tract is 31.2 acres and therefore meets the minimum required             tract size (10 acres).    The density of development is determined through a yield plan prepared by the              Applicant, which is discussed above, showing 12 lots. Additionally, a formula can             be used to determine lots. The Applicant has performed this calculation as             shown on the sheet entitled “Open Space Plan” of the Revised Definitive Plan and               Amended Concept Plan package. Using the denominator for the Agricultural           District (the more restrictive number of the two), the Applicant has determined             that 19 lots may be constructed.     §210-111 Intensity Regulations  Lot frontage depth may be waived by the Planning Board. The Applicant has              requested a waiver from this requirement. BETA has previously recommended           that the Applicant identify which lots will need this waiver.     The OSLPD allows for dead-end streets within the district, with a maximum road              length of 1,000 feet. The Applicant has proposed a road length of ±1,040.     Common driveways are permitted within the OSLPD. Please refer to BETA’s            review letter for comments regarding the proposed common driveways.      §210-112 Development Standards  A.Concept plan standards. Prior to the issuance of a special permit for an open               space and landscape preservation development, the applicant shall submit          the information necessary to demonstrate that the following standards have           been met:  (1)The development will not cause unreasonable traffic congestion or          unsafe conditions both within and outside of the development.  6 (2)The development will provide for and maintain convenient and safe           emergency vehicle access to all buildings and structures at all times.  (3)The site design shall preserve and, where possible, enhance the           historic and natural features of the property, including scenic views,           by adapting the location and placement of structures and ways to the             existing topography in order to minimize the amount of soil removal,            tree cutting and general disturbance to the landscape and          surrounding properties.  (4)The site design shall identify and ensure preservation of significant           and special historic and natural features, and use of § 210-117.2, Lots             with Historic Structures, shall be considered as a mechanism to do so,             where appropriate.     B.Definitive plan standards. Prior to the approval of a definitive plan based             upon the open space and landscape preservation concept plan, the applicant            shall submit the information necessary to demonstrate that the following           standards have been met. These standards are in addition to the            requirements of the Hopkinton Subdivision Rules and Regulations and are in            no way intended to replace any portion of those regulations.  (1)The nature of the soils and subsoils shall be suited for the intended              purposes based upon the Soil Conservation Guidelines. This         determination shall focus upon but shall not be limited to the            locations, design and construction of roadways, buildings and surface          water drainage systems. Soil borings or test pits may be made to             provide information on soil texture, color, percolation rates and depth           to the groundwater table at its maximum elevation.  (2)Anticipated storm water runoff from the site shall not exceed peak            runoff from the site prior to development. The applicant shall submit            formal drainage calculations by a registered professional engineer for          this purpose.  (3)Proper soil erosion and sedimentation control measures shall be          employed to prevent sedimentation and siltation of existing surface          water bodies and wetlands. In areas where the land slopes downward            toward any surface water body or freshwater wetland, proposed          filling, cutting, clearing or grading shall be minimized and all such            development activities shall be carried out in such a way as to retain              the natural vegetation and topography wherever possible. The         Planning Board may require that an erosion and sedimentation          control plan be submitted if significant erosion is anticipated in slope            areas.    §210-113 Open Space Use and Design Standards  The minimum required amount of open spaces for an OSLPD development is             50% of the land area. The Applicant proposes ±15.71 acres of open space on a                tract of ±31.2 acres, resulting in an open space ratio of 50.35%, meeting the               minimum required size.     Additional standards are below:  7 The common open space shall be designed and maintained in accordance with             the following standards:  (1)Areas to remain as naturally existing woods, fields, meadows and wetlands            shall be maintained and may be improved in accordance with good            conservation practices.  (2)Common open space shall be planned as large, contiguous units wherever            possible. Strips of narrow parcels of common open space shall be permitted             only when necessary for access or as vegetated buffers along the site's             perimeter.  (3)Common open space may be in more than one parcel, provided that the size,               shape and location of such parcels are suitable for the designated uses.  (4)No more than 20% of the common open space shall be covered by              man-made impervious surfaces.  (5)Common open space may be used for active and passive recreation,            conservation, forestry, agriculture, natural buffers, structures necessary for         approved uses, utilities and other facilities necessary for the convenience           and enjoyment of the residents, subject to approval by the Planning Board.  (6)If detention and/or retention ponds are necessary for the construction of the             improvements shown on the subdivision plan, such detention and/or          retention ponds shall not be located within the common open space shown             on such plan. The Planning Board may waive this requirement if the Board              finds that the integrity and significance of the open space and the benefit of               the open space to the Town are not compromised, and that the open space               created conforms with the intent and purpose of this article. In no case,              however, shall permanent clearing for drainage improvements or utilities,          including detention and/or retention ponds, exceed 5% of any common open            space parcel.    Buffer areas.  (1)There shall be a buffer at the perimeter of the site consisting of trees, shrubs,                vegetation and topographic features sufficient to separate and/or screen the           development from abutting properties. This buffer shall be no less than 100             feet in width.The buffer shall be considered common open space. Upon a             finding by the Planning Board that a buffer of lesser width would be              sufficient to screen and/or separate the development from adjacent          property, or would allow a historic structure to be preserved the buffer may              be reduced. If, however, the perimeter of the site abuts a Business (B),              Downtown Business (BD), Rural Business (BR) or Industrial A (IA) or Industrial             B (IB) zoning district, the Planning Board may require the buffer area abutting              a B, BR, IA or IB District to be greater than 100 feet in order to ensure                  adequate separation and/or screening from the abutting commercial zoning          districts.   (2)The Board may require no-cut easements, conservation restrictions or the           like where the buffer requirement has been reduced. These easements and            restrictions shall be on private property, shall not be considered a buffer and              shall not be included in common open space calculations.  8 (3)Retention and/or detention ponds may be permitted in the buffer area upon             approval of the Planning Board. Structures shall not be permitted in the             buffer area.   (4)Buffer areas shall remain substantially in their current natural state;           provided, however, that such areas may include new trails and trailhead            parking areas as may be approved by the Planning Board.     2.3.Relevant Materials Submitted for this Meeting  ●Revised Plan Set, dated 6/19/19  ●Sample common driveway agreement  ●Stormwater Report, dated 6/19/19  ●Comment Response letter from Guerriere & Halnon, dated 6/19/19  ●Revised Waiver Request letter, dated 6/19/19  ●Comment Response Letter from BETA, dated 7/3/19    2.4.Comments Received  A comment review letter from BETA, dated 7/3/19, provided the following            remaining comments:  1.Provide plan showing driveways can accommodate Fire Department         requirements as well as Single-Unit Truck (SU-30) including turnaround          §210-120.C.(4)(a) and §210-120.C.(8 & 9). GH: A plan for the turnaround is             being produced and will be sent to BETA for review by July 2, 2019.               BETA4: Information not provided – issue remains outstanding. ​(BETA          Z3)  2.Provide driveway profiles to show that driveway do not exceed 5% slope             within 40 feet of right of way or 15% thereafter §210-120.C.(4)(c). GH:             Profiles are included on sheets DPP – 1 – DPP – 4. ​BETA4: Provide site                grading associated with driveways to determine impacts to drainage          patterns.​ (BETA Z5)  3.Provide site distance measurements for vehicles exiting each driveway          §210-120.C.(6). GH: Sight distance is now shown on the plans Drive PP – 1               to Drive PP – 4. ​BETA4: Information provided – recommend including            provision in O&M plan to manage vegetation to maintain site           distances​. (BETA Z7)  4.Revise design so cul-de-sac is a maximum of 1,000 feet long.(BETA             D6)  5.HydroCAD printout indicates peak elevation is higher than rim –           possibly an issue of inlet control. Provide a design and calculation            that show flow can be contained in system (IE below rim grade) and              not overflow onto Whisper Way.​ (BETA SW4)  6.BETA recommends the Board as the stormwater authority discuss          this issue​. (BETA SW24)  7.Provide an estimated maintenance budget. GH: A budget shall be           provided. ​BETA2: Provide budget – issue remains outstanding. GH2:          No response. ​(BETA SW28)  9 8.Include a simple map in the O & M Plan that clearly locates all               stormwater management features described in O&M for the owner          to easily locate them.​ (BETA SW30)    2.5.Board Actions  ●For Amendment to OSLPD Special Permit - Decision due 90 days after the              close of the public hearing. A ⅔vote is required to approve the Special               Permit amendment. Patrick Atwell, Robert Benson, and Frank D’Urso are           not eligible to vote.   ●For Definitive Subdivision Plan - Decision due 6/17/19. A majority vote of             the Board is required for approval. Patrick Atwell, Robert Benson, and            Frank D’Urso are not eligible to vote.     The Applicant has requested an amendment to the previously-issued OSLPD           Special Permit, which, given the reduction of lots currently proposed, will need to              be reviewed and decided prior to a decision on the revised definitive subdivision              plan, as the subdivision plan could not be executed without the amendment to              the Special Permit. As such, it is recommended that the Board proceed with the               Special Permit amendment prior to the subdivision plan.     2.6.Other  2.6.1.Requested Waivers  ●§5.4.1.N Definitive Plan Contents:The Applicant seeks a waiver          from providing cross sections of each street at 50 foot intervals (71             cross sections total). BETA recommends at a minimum cross          sections be provided at 0+50, 1+00, 1+50 and 5+50± (at equal            horizontal and vertical scale).    BETA4: Information provided – issue resolved.    ●§5.4.1.R Definitive Plan Contents:The Applicant seeks a waiver          from trees to be retained within the right-of-way. Due to the narrow             width of the right-of-way and proposed grading, trees are not           proposed to be retained within the right-of-way.    ●§5.4.1.Y Definitive Plan Contents:The Applicant seeks a waiver          from providing street lights within the subdivision.    ●§8.2.6.A Side slopes:The Applicant seeks a waiver to provide side            slopes at 2:1 when the maximum slope is 3:1. BETA2: Recommend            defining limits where this is necessary.     BETA3: Information provided.    ●§8.2.7.A Disturbance to Natural Topography:The Applicant seeks         a waiver from fill of an area in excess of 8 feet in depth. Depths of fill                  10 greater than 8 feet are required for wetland crossings at stations            1+50 and 30+00.    ●§8.2.7.B Disturbance to Natural Topography:The Applicant seeks         a waiver from the construction of roads, stormwater management          systems, driveways, pipes or other infrastructure construction on a          land area which slopes at a grade of 25% or more.     BETA2: Areas added to the plan – issue resolved.    ●§8.2.6.A Disturbance to Natural Topography:The Applicant seeks         a waiver to provide side slopes at 2:1 when the maximum slope is              3:1.     BETA3: Information provided.    ●§8.4.10 Stormwater Basin Embankments:The Applicant seeks a         waiver to provide side slopes at 2:1 when the maximum slope is 3:1.    ●§210-113.C.1 Buffer areas: ​The Applicant seeks a waiver from          providing a 100 foot buffer at the perimeter of the site to separate              and/or screen the development from abutting properties. The         proposed subdivision includes a roadway within the 100 foot buffer           of the project site on the southeast corner in order to minimize             impacts to slopes greater than 25% and to accommodate Board of            Health septic system regulations. BETA notes that the new concept           plans has a spur that connects to a parcel on the south east corner               of the project, provide discussion for the Board as to the future use              of this parcel.     GH2: The spur is for access to the back parcel of land. The use of this                 land has not been determined at this time. Any permits required for any              future use will be acquired through the respective boards. BETA3:           Explanation provided.    ●§210-111. Lot Frontage Depth:The Applicant seeks a waiver from           providing 60% of lot frontage (72 feet) at a frontage depth of 120              feet. The proposed subdivision includes steep slopes and wetlands          located on the site, common driveways will be utilized to minimize            wetland impacts. This requires that the lots be configured in a way             that does not lend itself to strict compliance with the Lot Frontage             Depth.     BETA: Recommends identifying which lots will need this waiver. GH2: Lots            2, 3, 5, 6, 7, 8, 11 and 12 will require a waiver. BETA3: Information                provided​.      11 2.6.2.Proposed Conditions  ●Provide easements for common driveways §210-120.C.(2)&(3). ​GH:        Easements are shown and will be updated after the driveways are as             built prior to the final occupancy permit. BETA4: ​BETA recommends           including a condition to submit final easement plans prior to           occupancy. ​(BETA Z1)  ●No sewer pipes or structures shall be located in the right of way. All               permits required by the Board of Health shall be obtained prior to             submitting an application for a building permit. Any sewer structures           or pipes in the right of way shall be submitted to the Planning Board’s               review consultant for review prior to installation. (BETA C5)  ●The excavated basin shall be observed by a Hopkinton Town Official            to confirm soil and groundwater design assumptions. (BETA SW14)    3.0 Public Hearing (New) - Commercial Photovoltaic Solar Facility (0 Wood Street):            1) Special Permit; 2) Stormwater Management Permit - Borrego Solar    3.1.Background   The proposed development is located at 0 Wood Street, Lot U6-21-0, off of              Mechanic Street, a private road. The proposed use is a ±5.0 megawatt             Commercial Solar Photovoltaic Installation on a ±14.2-acre portion of the site.            The applicant proposes to utilize the existing roadway on-site to construct a             14-foot gravel access road. The site will be secured by a seven-foot high fence               and a 20-foot wide main security gate.      3.2.Zoning Bylaw Review  Commercial Solar Photovoltaic Installations are regulated under Article XXXI,          §210-200 of the Zoning Bylaw.     §210-201. Applicability  The installation of a solar facility is permitted in any zoning district provided they               are allowed through a Special Permit issued by the Planning Board.     §210-202. Use Regulations  The proposed solar array appears to meet the requirements for minimum lot             size, setbacks, and security fence setbacks. The proposed array does not have             the required frontage along Wood Street, however,     As set forth in the Zoning Bylaw, the project is not subject to site plan review.     The solar array is significantly set back from Wood Street and will abut I-495 to                the north. The applicant proposes a chain link fence with slats for the portion of                the fenced area that is closest to Wood Street in order to shield the array from                 view. The applicant proposes to retain the natural vegetated buffer between the             proposed electrical equipment and the neighbors along Wood Street.   The applicant proposes security lighting at all equipment areas. These lights are             proposed to be 9 feet tall and angled downward.     12 The site is previously disturbed, with greenhouses located on the northern            portion of the site, and sand and gravel operations located elsewhere on-site.             However, tree clearing is being proposed, with approximately 0.9 acres of tree             cutting and 8.8 acres of tree cutting and stumping proposed. Tree cutting and              stumping is proposed within the fenced area and tree cutting only is proposed              outside the fenced area.     Principal Planner Comments:  ●The solar array appears to meet the requirements of the Bylaw.   ●While the array is located on previously disturbed land, areas of clearing             that could be minimized further should be investigated.   ●The applicant has not provided anticipated views from Wood Street or            adjacent neighbors. Photographs of these views in the current state           should be provided at the very least, while rendered images of what the              visual impact will be to adjacent homeowners should be contemplated.   ●The Applicant had presented this plan before the Select Board, as the             land is Chapter 61 land, which affords the Town the right of first refusal               should it be sold. The Select Board expressed an interest in purchasing             this property, should the situation arise, as the land “is uphill from Town              wells and abuts the Town’s Fruit Street property.” However, should this            land be developed as a solar array, the impact to the well fields and Fruit                Street land will likely be limited when compared to other types of             development. This interest expressed by the Select Board is shared by            the Open Space Committee who also reviewed this parcel and came to             the same conclusion that the Town should purchase the land if it became              available.     3.3.Relevant Materials Submitted for this Meeting  ●Special Permit Application Package, dated 6/6/19, containing:  ○Application form,   ○Narrative,   ○Owner authorization,  ○Environmental and Community Impact Report,  ○Decommissioning Plan and Estimate,   ○Product Sheets,  ○Abutters list, and  ○Certificate of Insurance.   ●Site Plans, dated 6/4/19  ●Memo from the Hopkinton Conservation Commission, dated 6/13/19  ●Peer review letter from BETA, dated 7/3/19     3.4.Comments Received  The Conservation Commission submitted a memo on 6/13/19 stating that the            applicant has not submitted an application with the ConCom to confirm the             accuracy of the wetland delineation depicted on the site plans. Further:    13 “The site plans estimate that elements of the proposed construction activities would             be located within the HCC’s jurisdiction which would necessitate the filing of a permit               application to the HCC under the Act & Bylaw, and including a waiver request under                the Bylaw, prior to the start of any site activities.”     3.5.Board Actions  ●For the Special Permit for Commercial Solar Installations, decision due 90            days after the close of the public hearing. A ⅔majority vote of the Board                is required for approval. All members are eligible to vote.     3.6.Other    4.0 Growth Study Committee Interviews  Applicants as of July 4:  ●Amy Ritterbusch  ●Muriel Kramer 5.0 Minor Amendment for Chamberlain-Whalen Affordable Housing  At the previous Planning Board meeting on June 24, 2019, amendments to the Special               Permit for the Chamberlain-Whalen Subdivision were proposed to allow for more units             to be developed before the first affordable unit was provided. Additionally, a discussion              on an amendment to the approval of the location of the units was had. Both                amendments are detailed in the attached memo to the Planning Board.     6.0 Hehn’s Farm Bond Release  A confirmation letter was received by the Board’s consultant stating that the as-built              plan was received and the project was constructed as approved. This letter is attached.    7.0 19 John Matthew Road ANR  7.1.Description  A condition of the Board of Appeals decision regarding the building lot at 19 John                Matthew Road requires that the building lot have the minimum lot size of 60,000               square feet for the underlying zone district. A piece of other land on Parcel A will                 be transferred from the #0 Elizabeth Road parcel to the 19 John Matthew Road               building lot.    Both #0 Elizabeth Road and Parcel A are labeled as non-buildable lots.     7.2.Recommendation  The plan appears entitled to endorsement and a decision is due by July 9, 2019​. 8.0 Leonard Street ANR  8.1.Description  The submitted plan does not propose to alter or change any lot lines,              boundaries or other aspects of the property. It does, however, show Bucklin             Street as a way, which the Planning Board has determined not to be the case.     14 Town Counsel has stated that they believe the submitted plan may not qualify              for an ANR, however, a complete analysis of this issue will be provided at the                meeting.     8.2.Recommendation  The plan does not appear to qualify as an ANR and appears to require approval                under the subdivision regulations as the plan shows a way that has been              determined to not be a way in existence and access from Leonard Street may be                prohibited due to the presence of wetlands. A decision and written            determination is due to the Town Clerk and the Applicant by July 9, 2019​. 9.0 9 Morse Street ANR   9.1.Description  The proposed subdivision is to create a new, conforming lot as well as a               non-buildable lot on Morse Street. The non-buildable lot will eventually be            combined with the adjacent lot, resulting in no net increase of lots.     9.2.Recommendation  The plan appears entitled to endorsement and a decision is due by July 22, 2019​. 10.0 300 Wood Street ANR  10.1.Description  The proposed subdivision is to create two conforming lots, both with frontage on              Wood Street. The two lots will have the required lot area and frontage required               by the Residence A district in which it is located.     10.2.Recommendation  The plan appears entitled to endorsement and a decision is due by July 16, 2019​. 11.0 Highland Park IV Release of Lots  It appears that the Board had previously approved the release of 10 lots along Stoney                Brook Road after a bond of $400,299 was provided by the owner. The Planning Board’s                consultant has recommended that the bond be increased by 5% annually for the two               years since the bond was paid, to account for inflation related to the unit costs. This                 would result in an additional payment of $41,030.65, for a total bond of $441,329.65. It                is unclear as to why the owner only requested 10 lots if the bond was for the entire                   roadway, and it may be helpful to the Board to understand why the owner chose this                 strategy.     12.0 Zoning Board of Appeals Decision Notices  ●None    13.0 Miscellaneous Items   ●MassDOT Public Forum for I90/I495  ●Approval of Minutes - June 10, 2019    15 7/2/2019 Town of Hopkinton, MA Mail - Bucklin Street - Stormwater Application and Petition to Construct https://mail.google.com/mail/u/0?ik=47ea419b37&view=pt&search=all&permmsgid=msg-f%3A1637811593509866615&simpl=msg-f%3A16378115935…1/1 John Gelcich <jgelcich@hopkintonma.gov> Bucklin Street - Stormwater Application and Petition to Construct Lou Petrozzi <lou@wallstreetdevelopment.com>Sun, Jun 30, 2019 at 7:53 PM To: John Westerling <jwesterling@hopkintonma.gov> Cc: Stephen Slaman <sslaman@hopkintonfd.org>, John Gelcich <jgelcich@hopkintonma.gov>, "robert.truax" <robert.truax@glmengineering.com> Hi John: Hope you are doing well! In connection with the proposed construction of Bucklin Street, Wall Street has proposed several measures to improve access for public vehicles and improve fire protection and safety. These measures include 1.) the connection of Bucklin Street with Maple Street Ext. for emergency access, 2.) extension of the proposed 8" water main to the intersection of Bucklin Street/Maple Street Ext., 3.) installation of a fire hydrant at the Bucklin Street/Maple Street Ext. and 4.) construction of a hammerhead turnaround (easement) on Maple Street Ext. for town vehicles to safely turn around. The planning board, at the last meeting, suggested these measures be brought to your attention for review to insure there are no issues or concerns with implementing any of these measures. With that in mind, it would be appreciated if you would review the attached documents and let me know if you have any questions or need any additional information. I am available to meet to discuss if you would like. Thanks, LP [Quoted text hidden] 4 attachments doc01213620190617140254.pdf 618K Bucklin - Maple Street Ext Sewer Plan and Profile.pdf 279K Bucklin Street - Fire Mitigation Sheet 4.pdf 1045K Bucklin Street - Truck Turning Plan.pdf 333K July 24, 2018 WALL STREET DEVELOPMENT CORP. REAL ESTATE DEVELOPERS Ms. Georgia P. Wilson - Principal Planner Town of Hopkinton 18 Main Street Hopkinton, MA 01748 RE: Petition to Approve Road Construction Paper Street Entitled "Bucklin Street" Assessors Map U 19/Lot 52 Dear Ms. Wilson: Following through on our recent conversation, enclosed for your review is Wall Street Development Corp.'s ("WaIl Street") petition dated July 24, 2018 seeking approval by the Planning Board for the construction of a paper street entitled Bucklin Street. Following construction of the roadway and the development of the homes, it is Wall Street's intention that Bucklin Street will remain a private way and all maintenance, i.e. snow removal, roadway and stormwater maintenance, etc., being the responsibility of a homeowners association to be formed. In connection with the petition are the following additional documents: 1) Ten (10) full size copies of the Project Plans; 2) One (1) reduced copy of Project Plans (11" x 17"); 3) A Locus Plan; 4) Certified List of Abutters w/one (1) set of mailing labels; 5) One blank envelopes for each abutter with postage; 6) Four (4) copies of Small Residential Lot Stormwater Pollution Prevention Plan ("S WPP"); 7) Four (4) copies Stormwater Management and Operation and Maintenance Plan; 8) Four (4) copies of Stormwater Management Study; and 9) Proposed Declaration of Covenants, Restrictions and Easements/Homeowners Association. In addition to the above information, also enclosed is Wall Street's check in the amount of $400.00 which represents the administrative application fee, along with a check in the amount of $600.00 which represents a deposit for the consultants review of this petition and accompanying plans. P.0 BOX 272, WESTWOOD, MA 02090 TEL. 781 440 030.6 FAX. 781 440 0309 EMAIL watlstreetdc@'gmail,com www.wallstreetdevetopment.cem WALL STREET DEVELOPMENT CORP. REAL ESTATE DEVELOPERS Ms. Georgia P. Wilson - Principal Planner Town of Hopkinton July 24, 2018 Page 2 Thank you for your attention in this matter. Should you have any questions or need for additional information, please do not hesitate to contact me by phone at 617-922-8700 or by email at lou@wallstreetdevelopment.com. Sincerely, WALL STREET DEVELOPMENT CORP. c2 Louis Petrozzi, President cc. Christopher G. Timson, Esq. Rob Truax - GLM Engineering Consultants, Inc. P.O BOX 272, WESTWOOD, MA 0209.0 TEL. 781 440 0306 FAX. 781 440 0309 EMAIL walistreetdc@gmaii.com www.wallstreetdevelopment.com PETITION TO APPROVE ROAD CONSTRUCTION PAPER STREET ENTITLED "BUCKLIN STREET" IN HOPKINTON, MA DATED JULY 24, 2018 Applicant: Owner: Wall Street Development Corp. P.O. Box 272 Westwood, MA 02090 Wall Street Development Corp. P.O. Box 272 Westwood, MA 02090 Location of Property: Assessors Map U19, Parcel 52 Bucklin Street/Leonard Street - Off Pleasant Street WHEREAS, Wall Street Development Corp. ("Wall Street") is the owner of property shown on the Hopkinton Assessors Map U19, Parcel 52 containing approximately 3.22 acres, more or less (the "Property"); WHEREAS, the Property is shown on a plan entitled "Plan of Land Belonging to Michael J. McManus, Hopkinton, Mass" dated Jul, 1946 prepared by Charles E. Dearborn, Engr. and recorded in the South Middlesex Registry of Deeds (the "Registry") on September 11,1946 as Plan No. 1356 in Book 7044, Page 58 (the "Plan"); WHEREAS, the Plan shows the Property being bounded by an unnamed "private way" to the south and another private way to the north entitled "Bucklin Street"; WHEREAS, the Plan showing the layout of Bucklin Street and the unnamed "private way" was recorded in the Registry prior to the adoption of the Subdivision Control Law in the town of Hopkinton (the "Town") WHEREAS, Wall Street desires to construct and/or make improvements to Bucklin Street for the purposes of providing safe and adequate access to proposed building lots to be subdivided on the Property; and WHEREAS, Wall Street seeks approval of the Hopkinton Planning Board (the "Planning Board") to construct Bucklin Street in accordance with the Rules and Regulations Relating to the Subdivision of Land dated December 15, 2014 (the "Regulations"), to the extent practical. NOW THEREFORE, Wall Street hereby petitions the Planning Board, under the provisions of M.G.L. c. 41, sec. 81FF, to approve the construction of Bucklin Street as shown on the plan entitled "Plan of Land - Parcel A - Bucklin & Leonard Street in Hopkinton, MA", dated March 29, 2018, Last Revised July 18, 2018, prepared by the GLM Engineering Consultants, Inc. of Holliston, MA (the "Plan") under the following conditions: 1. The Planning Board is requested to waive strict compliance with the Regulations, particularly those provisions of the Regulations outlined on the attached Exhibit "A"; 2. Wall Street hereby submits the following documents as part of this Petition: a) Ten (10) full size copies of the Project Plans; b) One (1) reduced copy of Project Plans (11" x 17"); c) A Locus Plan; d) Certified List of Abutters w/one (1) set of mailing labels; e) One blank envelopes for each abutter with postage; f) Four (4) copies of Stormwater Management Study 3. Wall Street hereby submits an administrative application fee in the amount of $400.00; 4. Wall Street hereby submits a check in the amount of $600.00 as a consultant's review deposit. Based on the foregoing and information submitted in support of this petition, Wall Street hereby request the Planning Board approve this petition. Respectfully submitted. WALL STREET DEVELOPMENT CORP. : Louis Petrozzi President EXHIBIT" A" BUCKLIN STREET REQUESTED WAIVERS FROM STRICT COMPLIANCE OF THE REGULATIONS Section S.4 -Environmental Analysis -No Environmental Analysis Section S.4 -Traffic Impact Report -No Traffic Report Section 8.2.1 -Location and Alignment (all sub-sections) Section 8.2.2 -Curbing (all sub-sections) -No Curbing Section 8.2.3 -Width of Street Right ofWaylPavement Width Variable width of Right of Way -20' Paved Width Section 8.2.S.A, B, & C. -Dead End StreetslNo Turnaround Section 8.3.1, 8.3.2, 8.3.3, and 8.3.4 -Sidewalks, Driveways, etc. -No Sidewalks Section 8.4 -Stormwater Management Section 8.7 -Public/Private Utilities -Above Ground Utilities Section 8.7.2 -Street Lights -No Street Lights Section 9.11 -Bounds -4" x 4" X 3' Concrete Bounds As Required Section 9.12.4 -Street Trees No Existing Trees to be retained in Right of Way No Shade Trees to be planted within Right of Way All improvements and utilities to be constructed as shown on the Plan. PAY TO THE ORD ER OF MEM O WALL STREET DEVELOPMENT CORP. P.O. BOX 272 WESTWOOD, MA 02090-0272 TEL (781)440. 0306 Hopkinton - Town of NEEDHAM BANK MASSACHUSETTS 53-7353+2113 11222 7/24/2018 $ ** 400. 00 Four Hundred and 00/100***** **** ***** ***** **k***** *** *** ** **** ************ ****** **** *** *** *** ********* *** **** ** **** *** ** ** DOLLARS Town of Ho pkinton 18 Ma in St Hopkinton, MA 01748 Bucklin Street - Petition/A dministration Fee 110 L 2220' 1:21L3?3539I: 59,1,025971 Le WA LL STREET DEVELOPMENT CORP. P.Q. BOX 272 WESTWOOD, MA 02090-0272 TEL (781) 440-0306 NEEDHAM BANK MASSACHUSETTS 53-7353/2113 11223 7/2412018 PAY a TO THE Hopkinton - Town of ORDER OF **600.00 Six Hundred and 00/100 DOLLARS MEMO Town of Hopkinton 18 Main St Hopkinton, MA 01748 Bucklin Street - Petition/Review Fee Deposit 11'OL12230 1:2113735391: 59,E+0259?1i{r' TOWN OFHOPKINTON OFFICE OF BOARD OF ASSESSORS 18 Main Street Hopkinton, MA 01748 Phone: (508) 497-9720 REQUEST FOR ABUTTERS' UST FEES: $25.00 Pre -Paid with application $10.00 each additional subject parcel Date of Request: -7--(40-(8 Property Owner: W ,(4_ ,-(N t(i . u 9) Property Location: D Lt -0 c W- / saw,—fr1itOr cS ire.e,/t 11)14170t-i__. Parcel ID (Map, Block, Lot): 1/1 1 e l-) Please specify radius from subject parcel: 3tfid Do you need labels? Number of sets: i10 Requester Information: Name: GDS -2 zzi Email Address: Phone Number: 0 Lt 47 t)iL cS d_c-f. e`6 f , (;(5)')1 0/7 -- 9 a- Fee Charged:` Assessors' Office Use Only: Check Date Paid: �t3 l0 Cash THE BOARD OF ASSESSORS RESERVES 10 WORKING DAYS TO PROVIDE ALL CERTIFIED LISTS OF ABUTTERS. THIS LIST IS VALID FOR 90 DAYS FROM THE DATE OF CERTIFICATION. ANY INCOMPLETE APPLICATIONS SUBMITTED WITHOUT PARCEL IDs OR OTHER NECESSARY INFORMATION WILL BE RETURNED FOR COMPLETION. Abutter Owner 1 Town of Hopkinton 300 ft from ; LEONARD ST, PLEASANT ST (CUSTO M) Certified for 90 Days from Date: 71/6/2018 By: R nderson , Deputy Assessor Page 1 of 2 Parcel ID Abutter Owner 2 CUSTOM WALL STREET DEVELOPMENT CORP SUBJECT(s) Address PO BOX 272 Parcel ID U19 1490 019150 0 41119 151 0 Abutter Owner 1 MORAND, MATTHEW KEARY, PATRICKJ. COFFIN, MICHAEL CLARK, PAUL K. CULLITON, PAULJ COLLETTE, MARK A. PYNE,JEFFREY P. DRAGIN, STEPHEN D. EKC CONSTRUCTION M GMT INC. KELLY, EDWARD L. MISCHE, ROSALBA L. GRAM , M ICHAEL R. LARY JODY TORENTO, FRANK E CONNELLY, M ICHAEL ELDER, PAUL JOSEPH, CHUCK MAYER. JAMES BEST, CURTIS R AGOSTINHO, GERALD H. MCGANN, EILEEN C. BURKE, ANDREA J. MAYER, FREDERICK ABUTTERS sown WESTWOOD State MA zip 2090 B ook/Page Pr operty Location LEONARD ST, PLEASANT ST Abutter Owner 2 MORAND, HOLLY Address 27 MAPLE ST 25 MAPLE ST 56 GROVE ST 58 GROVE ST 60 GROVE STREET 64 GROVE STREET 62 GROVE ST 3 LEONARD ST 9 MONTANA RD 9 MONTANA RD 7 PRESTWICK DRIVE 3 MAPLE STREET EXT 1 MAPLE STREET EXT 54 PLEASANT ST 56 PLEASANT ST 58 PLEASANT ST 5 BENSON ROAD 221 OCEAN GRANDE BLVD, APT 307 66 PLEASANT ST 4 LEONARD STREET 2 LEONARD STREET 68 PLEASANT 5T 56 HAYDEN ROWE STREET P. O. BOX 272 P.O. BOX 162 19 LEONARD ST 58 MOUNT VERNON ST 58 M OUNT VERNON ST P.Q. BOX 162 9 AM HERST RD 7 DAISLEY PLACE 7 DAISLEY PLACE 1 LEONARD STREET 72 GRO VE ST 74 GROVE STREET 61 PLEASANT ST Town U19152 0 U19153 0 U191540 U19154A U19 178 0 U19 39 0 U19 40 0 1319 410 L11942 0 U19 43 0 U19 44 0 COFFIN, KARA CLARK, MARIE E CULL TON, JOAN E. COLLETTE, CAROLANN PYNE, CHERLYA DRAGIN, KATHLEEN M HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON State MA MA MA Zip B ook/Pag e Property Location 01748 65393-289 27 MAPLE S' 01748 56418-518 62848-230 21999-486 25 MAPLE ST 55 GROVE 5T 58 GROVE ST 01748 01748 MA MA MA MA MA 01748 14153-497 60 GROVE ST 01748 45644-585 64 GROVE ST 01748 01748 25550-066 1512.88 62 GROVE ST 3 LEONARD 5T 7 MONTANA RD 9 MONTANA RD 12 MAPLE STREET OCT 3 MAPLE STREET EXT 1 MAPLE STREET EXT 54-A PLEASANT ST 56 PLEASANT ST 58 PLEASANT ST 60 PLEASANT ST 62 PLEASANT ST 66 PLE ASANT ST 4 LEONARD ST 2 LEONARD ST 68 PLEASANTST 6 LEONARD ST 0 LEONARD ST 0 LE ONARD ST 19 LEONARD ST REAR PLEASANT ST 7 LEONARD ST 0 LEONAR D ST 5 LE ONARD ST 3 BOX MILL RD 5 BOX MILL RD 1 LEONARD ST 72 GROVE ST 74 GROVE ST 61 PLEASANTST U19 45 0 U19 46 0 U19 461 KELLY, TRISHA L MISCHE, MICHAEL GRAM, IVY F. LARY VICKIE L. CONNELLY, LINDA E. HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON JUPITER HOPKINTON HOPKINTON HOPKINTON HOPKINTON HOPKINTON WESTWOOD HOPKINTON HOPKINTON READING READING MA MA MA MA MA 01748 1482-103 01748 31818-557 01748 01748 01748 15268-359 54157.297 30744-236 26732-375 MA MA MA MA U19 47 0 019 48 0 U1948A U19488 U19 49 0 U19 51 0 U19 52 0 WALL STREET DEVELOPMENT CORP U19 53 0 TERRY, THO MAS J. JR. U1954A U19548 U19 55 0 MCBRIDE, CO UN G. U19 56 0 U19 57 0 U19 571 U19 58 0 U19 59 0 U19 60 0 U19 61 0 U19 78 0 HILDRETHH, MICHAEL C. MCBRIDE, COLIN G. TERRY, THOMAS J. JR. KA LISHEV, KRILL BARBIERI, RICHARD P BARBIERI, RICHARD BEDARD, NANCY & CRAIG, TRUSTEES WINN, MATTHEW ANDREWS, LEONARD E MARQUEDANT, FRANCIS I, JR MAYER, MARYELLEN BEST, NANCY B. AGOSTINHO, PATRICIA A. MAYER REALTY TRUST HILDRETH, DENISE E. FL MA MA 01748 01748 45355-167 01748 50779-374 01748 53467.201 33477-7342 41111-611 01748 01748 29408-404 1349142 68911-25 MA MA MA MA MA MA MA BEDARD REA LTY TRUST HOLMES, KRISTEN E ANDREWS, JENNIFER P. M ARQUEDANT, CONSTANCE A 01748 01748 66262-435 01748 02090 01748 412960-67 01748 01867 24933-528 28263-062 52708-310 62881-23 62881-23 OPKINTON HOPKINTON FRAM INGHAM FRAMINGHAM HOPKINTON HO PKIN TON HOPKINTON HOPKINTON MA MA MA MA MA 01867 0174 8 412960-67 01748 01701 01701 69953.592 64215-297 MA MA MA MA 01748 01748 01748 01748 64157-457 1524-63 70415-551 62327-585 10001-130 Parcell0 U1lin 79 0 U19 80 0 U19 81 0 Abutter Ow ner 1 LOELL, JUDITH A DAVID, JAMES ELDER, JR., PAUL 1., TRUSTEE Abutter Owner 2 LOELL, BERNARD DAVID, PATRICIA PLEASANT STREET REALTY TR Address 59 PLEASANT ST P. O. 798 C/O ELDER, KATHERINE, 55 PLEASANT Tow n HOPKINTON HOPKINTON HOPKINTON State MA MA MA Zip 01748 01748 01748 Book/Page 14373-483 55610-306 28447-157 Pr operty Loc ation 59 PLEASANTST 57 PLEASANT ST 55 PLEASANT ST Certified for 90 days from 7/16/2018 page 2 Town of Hopkinton  Department of Land Use, Planning and Permitting  18 Main Street, Hopkinton MA 01748  (508) 497-9745        DATE:  July 3, 2019     TO:  Planning Board     FROM: John Gelcich, Principal Planner     RE: Bucklin-Leonard Stormwater Management Permit Draft Conditions        1.All erosion and sediment controls shall comply with the following performance            criteria:     a.Minimize total area of disturbance and protect natural features and soil.    b.Sequence activities to minimize simultaneous areas of disturbance. Mass          clearings and grading of the entire site shall be avoided.    c.Minimize peak rate of runoff in accordance with the Massachusetts           Stormwater Standards.    d.Minimize soil erosion and control sedimentation during construction,         provided that prevention of erosion is preferred over sedimentation control.    e.Divert uncontaminated water around disturbed areas.    f.Maximize groundwater recharge.    g.Install and maintain all Erosion and Sediment Control measures in           accordance with the manufacturer’s specifications and good engineering         practices.     h.Prevent off-site transport of sediment.    i.Protect and manage on and off-site material storage areas (overburden and            stockpiles of dirt, borrow areas, or other areas used solely by the permitted              project are considered a part of the project).        j.Comply with applicable Federal, State and local laws and regulations           including waste disposal, sanitary sewer or septic system regulations, and air            quality requirements, including dust control.    k.Prevent significant alteration of habitats mapped by the Massachusetts          Natural Heritage & Endangered Species Program as Endangered, Threatened          or Of Special Concern, Estimated Habitats of Rare Wildlife and Certified            Vernal Pools, and Priority Habitats of Rare Species from the proposed            activities.     l.Institute interim and permanent stabilization measures, which shall be          instituted on a disturbed area as soon as practicable but no more than 14               days after construction activity has temporarily or permanently ceased on           that portion of the site.    m.Properly manage on-site construction and waste materials.    n.Prevent off-site vehicle tracking of sediments.    o.Dust shall be controlled at the site.     p.Divert offsite runoff from highly erodible soils and steep slopes to stable             areas.    2.The project shall comply with the following Erosion and Sediment Control            requirements:    a.Prior to any land disturbance activities commencing on the site, the            developer shall physically mark limits of no land disturbance on the site with              tape, signs, or orange construction fence, so that workers can see the areas              to be protected. The physical markers shall remain in place until a Certificate              of Completion has been issued.    b.Appropriate erosion and sediment control measures shall be installed prior           to soil disturbance. Measures shall be taken to control erosion within the             project area. Sediment in runoff water shall be trapped and retained within             the project area. Wetland areas and surface waters shall be protected from             sediment.     c.Sediment shall be removed once the volume reaches ¼ to ½ the height of a                hay bale. Sediment shall be removed from silt fence prior to reaching the                load-bearing capacity of the silt fence which may be lower than ¼ to ½ the                height.    d.Sediment from sediment traps or sedimentation ponds shall be removed           when design capacity has been reduced by 50 percent.     e.Soil stockpiles must be stabilized or covered at the end of each workday.              Stockpile side slopes shall not be greater than 2:1. All stockpiles shall be              surrounded by sediment controls.     f.Disturbed areas remaining idle for more than 14 days shall be stabilized with              seeding, wood chips, bark mulch, tarpaulins, or any other approved           methods.    g.For active construction areas such as borrow or stockpile areas, roadway            improvements and areas within 50 feet of a building under construction, a             perimeter sediment control system shall be installed and maintained to           contain soil.     h.A tracking pad or other approved stabilization method shall be constructed            at all entrance/exit points of the site to reduce the amount of soil carried               onto roadways and off the site.     i.Permanent seeding shall be undertaken in the spring from March through            May, and in late summer and early fall from August to October 15. During the                peak summer months and in the fall after October 15, when seeding is found               to be impractical, appropriate temporary stabilization shall be applied.          Permanent seeding may be undertaken during the summer if plans provide            for adequate mulching and watering.     j.All slopes steeper than 3:1 (h:v, 33.3%), as well as perimeter dikes, sediment              basins or traps, and embankments must, upon completion, be immediately           stabilized with sod, seed and anchored straw mulch, or other approved            stabilization measures. Areas outside of the perimeter sediment control          system must not be disturbed.     k.Temporary sediment trapping devices must not be removed until permanent           stabilization is established in all contributory drainage areas.     l.All temporary erosion and sediment control measures shall be removed after            final site stabilization. Disturbed soil areas resulting from the removal of            temporary measures shall be permanently stabilized within 30 days of           removal.      3.A minimum of seven days prior to the start of construction, a detailed construction               sequence shall be submitted to the Hopkinton Principal Planner by the site             contractor for review and approval. The approved construction sequence shall be            followed throughout the course of the construction and shall be altered only with              prior review by, and written approval from, the Principal Planner.    4.A copy of thesigned Stormwater Pollution Prevention Plan (SWPPP) shall be            provided to the Board prior to the commencement of construction.     5.All required SWPPP Stormwater Construction Site Inspection Reports shall be           submitted to the Principal Planner within 14 days of each inspection.    6.An adequate stockpile of erosion control materials shall be on site at all times for                emergency or routine replacement and shall include materials to repair or replace             silt fences, hay bales, stone filters, berms or any other devices planned for use               during construction.    7.The approved plan shows the use of porous pavement within the road right of way.                Prior to the commencement of construction, the Applicant shall submit to the             Planning Board the following information: (BETA SW4)    a.Documentation that the Hopkinton Dept. of Public Works has reviewed and            approved the use of porous pavement within the Town right of way, if any,               and the subdrain connection to the Town catch basin;    b.The results of a witnessed soil test conducted to determine whether there             will be a minimum of 2 feet of separation from the bottom of the pavement                section to seasonal high groundwater elevation;    c.Draft homeowners association documents for Planning Board review which          describe the duties of an association to maintain and replace the porous             pavement as needed, to provide stormwater management runoff control in           the future.    8.A representative of the Town shall be on-site to observe topsoil excavation prior to               the placement of fill to verify design assumption for soils (BETA SW7). If the design                assumption is not supported by the observation, the Applicant shall re-design the             stormwater management system to reflect the change. No site work shall proceed             until the system has been redesigned and approved by the Planning Board.    9.With respect to Stormwater Management Standard 3, loam and seed does not             provide the required woody and herbaceous vegetative stabilization and            management techniques to be used within and adjacent to the stormwater practice.             The Applicant shall submit a revised plan showing woody and herbaceous            vegetative stabilization to the Board for review prior to the commencement of             construction. (BETA SW12)    10.With respect to Stormwater Standard 8, the Applicant shall provide a note on the               plan that the infiltration basin is to be initially excavated 12 inches higher than finish                grade. Once the site is stabilized, then it can be excavated to finish grade. (BETA                SW16)    11.A representative of the Town shall observe the excavation of the infiltration basin              prior to loam and seed to verify design assumptions including groundwater            elevations and infiltration rate (BETA SW18). If the results of the observation             indicate the presence of unacceptably high groundwater, all construction activity           shall cease until an acceptable design modification has been reviewed and            approved by the Board.    12.The Operations & Maintenance Plan for the stormwater management system shall            include an estimated operations and maintenance budget (BETA SW23)    13.No construction activity shall commence until all approvals have been obtained;            including, but not limited to, an Order of Conditions from the Conservation             Commission, and approval of the Petition to construct Bucklin Street from the             Planning Board.    14.Positive drainage shall be provided around the existing house at 62 Pleasant Street.    15.The Applicant shall provide the Board with the signed agreement for a new driveway               for the house at 62 Pleasant Street by the owner of that property.       BETA GROUP, INC. 315 Norwood Park South, 2nd Floor, Norwood, MA 02062 P:781.255.1982 | F:781.255.1974 | W:www.BETA-Inc.com July 3, 2019 Department of Land Use, Planning, and Permitting Town Hall 18 Main Street, 3rd Floor Hopkinton, MA 01748 Attn: Mr. John Gelcich Mr. Don MacAdam, M.S. Principal Planner Conservation Administrator Re: Whisper Way Definitive Subdivision Modification Peer Review Update Dear Mr. Gelcich and Mr. MacAdam: BETA Group, Inc. reviewed the proposed modi fied Whisper Way Definitive Residential Subdivision. This letter is provided to update BETA’s findings, comments and recommendations. BASIS OF REVIEW BETA received the following items: ·Response to Comments Letter, dated June 19, 2019, prepared by Guerriere & Halnon, Inc. ·Memorandum from Board of Health to the Principal Planner dated October 12, 2018 ·Plans (17 sh eets) entitled Whisper Way a Definitive Open Space Subdivision in Hopkinton Massachusetts,dated May 24, 2018 revised to June 19, 2019 prepared by Guerrier & Halnon, Inc., Milford, MA ·Stormwater Report “Whisper Ridge Open Space Subdivi sion” Hopkinton, MA dated March 24, 2018 revised to May 13, 2019 revised June 19, 2019 prepared by Guerrier & Halnon, Inc. COMPILED REVIEW LETTER KEY BETA reviewed this project previ ously and provided review comments in a l etter to the C ommission, dated May 8, 2019, May 21 , 2019, and June 6, 2019 (ori ginal comments in italic text), Guerriere & Halnon, Inc. (GH) provided responses (responses in standard text), and BETA has provided comments on the status of each (status in bold italic text). SITE AND PROJECT DESCRIPTION The 31.2± acre parcel includes three l ots and is l ocated on the south side of Wood Street and on the west side of Route 495. The site is located within the Agricultural Zoning (A) District, Residence B (RB) District and the Water Resources Protection Overlay District (WRPOD-1). The site is predomi nately wooded with mapped wet lands and exposed l edge/rock. Whi sper Way i s currently a 12 to 14 foot wide, 800 foot long stone dust access road providing access to three existing residences and a par king area at the cul-de -sac for t he open space to the north. A forth residence is located on the northeast corner of the lot where Wood Street intersects with Route 495. There are no FEMA mapped 100 year flood zones within the project limits. NRCS soils maps indicate a variety of soils which may m ake it challenging to i nfiltrate stormwater on si te. The pl ans indicate that there i s public water available in Wood Street but no public sewer therefore on-site sewer treatment will be necessary. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 2 of 13 The proposed subdivision plan depicts the reconstruction and extension of Whisper Way. A 1,000± foot dead end road will provide access to existing lots and the 10 new lots. 2 of the existing 4 homes on the site will remain, and the project will create 15.71± acres of open space. REQUESTED WAIVERS REVIEW From Rules and Regulations Relating to the Subdivision of Land, Town of Hopkinton, 12/15/14 W1.§5.4.1.N Definitive Plan Contents: The Applicant seeks a waiver from providing cross sections of each street at 50 foot intervals (71 cross sections total).BETA recommends at a minimum cross sections be provided at 0+50, 1+00, 1+50 and 5+50± (at equal horizontal and vertical scale). GH2: Cross sections at the requested stations have been added to the detail sheets. A scale of 1"=4' vertical was used for clarity. The cross section at equal scales was not clear.BETA3: Cross section are not clear, do not provide enough engineering detail to relate road, sidewalk, guardrail, wall, wall footings and wetland impacts for review. Provide standard MassDOT cross section drawn at 1”=4’or 8’ both vertically and horizontally to clarify design intent. GH3: Cross sections have been added to the sheets SV – 1 and SV – 2 drawn at 1” = 4’ horizontal and vertical. BETA4: Information provided – issue resolved. W2.§5.4.1.R Definitive Plan Contents: The Applicant seeks a waiver from trees to be retained within the right-of-way. Due to the narrow width of the right-of-way and proposed grading, trees are not proposed to be retained within the right-of-way. W3.§5.4.1.Y Definitive Plan Contents: The Applicant seeks a waiver from providing street lights within the subdivision. W4.§8.2.6.A Sideslopes: The Applicant seeks a waiver to provide side slopes at 2:1 when the maximum slope is 3:1. BETA2: Recommend defining limits where this is necessary.GH2: The 2:1 slopes have been labeled on the grading plans.BETA3: Information provided. W5.§8.2.7.A Disturbance to Natural Topography: The Applicant seeks a waiver from fill of an area in excess of 8 feet in depth. Depths of fill greater than 8 feet are required for wetland crossings at stations 1+50 and 30+00. W6.§8.2.7.B Disturbance to Natural Topography: The Applicant seeks a waiver from the construction of roads, stormwater management systems, driveways, pipes or other infrastructure construction on a land area which slopes at a grade of 25% or more. BETA recommends providing a plan that delineates areas with grades 25% or more to see if disturbance can be avoided. GH: The areas of 25% slopes have been added to the overall plan.BETA2: Areas added to the plan – issue resolved. W7.§8.2.6.A Disturbance to Natural Topography: The Applicant seeks a waiver to provide side slopes at 2:1 when the maximum slope is 3:1.BETA2: Recommend defining limits where this is necessary.GH2: The 2:1 slopes ha ve been la beled o n the g rading plans.BETA3: Information provided. W8.§8.4.10 Stormwater Basin Embankments: The Applicant seeks a waiver to provide side slopes at 2:1 when the maximum slope is 3:1. From Zoning Bylaws: Chapter 210, Town of Hopkinton, September 2017 Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 3 of 13 W9.§210-113.C.1 Buffer areas: The Applicant seeks a waiver from providing a 100 foot buffer at the perimeter of the site to separate and/or screen the development from abutting properties. The proposed subdivision includes a roadway within the 100 foot buffer of the project site on the southeast corner in order to minimize impacts to slopes greater than 25% and to accommodate Board of Health septic system regulations. BETA notes that the new concept plans has a spur that connects to a parcel on the south east corner of the project, provide discussion for the Board as to the future use of this parcel.GH2: The spur is for access to the back parcel of land. The use of this land has not been determined at t his time. Any permits required for any future use will be acquired through the respective boards.BETA3: Explanation provided. W10.§210-111. Lot Frontage Depth: The Applicant seeks a waiver from providing 60% of lot frontage (72 feet) at a frontage depth of 120 feet. The proposed subdivision includes steep slopes and wetlands located on the site, common driveways will be utilized to minimize wetland impacts. This requires that the lots be configured in a way that does not lend itself to strict compliance with the Lot Frontage Depth. BETA: Recommends identifying which lots will need this waiver. GH2: Lots 2, 3, 5, 6, 7, 8, 11 and 12 will require a waiver.BETA3: Information provided. ZONING ARTICLE III RESIDENCE B (RB)DISTRICT The proposed subdivision complies with setback, yard requirements and lot coverage; however, it does not comply with minimum lot area. The zoning requirements for Residence B are superseded by zoning requirements for Open Space and Landscape Preservation Development. ARTICLE V AGRICULTURAL (A)DISTRICT The proposed subdivision complies with setback, yard requirements and lot coverage; however, it does not comply with minimum lot area. The zoning requirements for Agricultural are superseded by zoning requirements for O pen Space and Landscape Preser vation Devel opment. The App licant is se eking a waiver for Lot Frontage Depth as described in comment W7 above. ARTICLE XII WATER RESOURCES PROTECTION OVERLAY DISTRICT The project is located within the Water Resources Pro tection Overlay District and requires approva l for any use that renders impervious more than 15% or 2,500 square feet of any lot, whichever is g reater. Refer to Stormwater Management section for review of required infiltration practices. The shared s eptic system will re quire approval by H opkinton Board of Health and i n accordance with MassDEP Title 5. ARTICLE XVII OPEN SPACE AND LANDSCAPE PRESERVATION D EVELOPMENT The proposed development must meet the requirements of the Open Space and Landscape Preservation Development. The Applicant is seeking a wa iver for the 100 foot buffer requirem ent as described in comment W6 above. O1.Provide a concept plan prepared by a professional landscape architect registered in the state of Massachusetts §210-115.A.(2).GH2: A plan by a RLA is enclosed.BETA3: Plan provided – issue resolved. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 4 of 13 O2.Delineate areas where slopes are steeper than 25% §210-115.A.(2)(a).GH2: Areas where slopes are steeper than 25% were depicted on the overall plan (See W6).BETA3: Information provided – issue resolved. O3.Update subdivision plans in accordance with concept plan.GH2: The subdivision has been redesigned to match the concept plan.BETA3: Plans revised– issue resolved. ARTICLE XVIII SUPPLEMENTARY REGULATIONS (AS APPLICABLE) The project is proposing common driveways for Lots 1 & 5, Lots 3 & 4, Lots 6 & 7, and Lots 9 & 10. GH: For Z 1 – 7, the applicant is in the process of finalizing the locations of the houses. This will dictate the locations of the dr iveways and the grading for the driveways. The applicant has shown the driveways and easements schematically and it appears that the grades and locations will work. The applicant will provide final grades and locations to the Board. Z1.Provide easements for common driveways §210-120.C.(2)&(3 ). GH: Easements are shown and will be updated after the driveways are as built prior to the final occupancy permit.BETA4: BETA recommends including a condition to submit final easement plans prior to occupancy. Z2.Provide “maintenance association” deed language §210-120.C.(3).GH: A sample easement deed is attached for review. BETA4: Information provided – see Z1. Z3.Provide plan showing driveways can accommodate Fire Department requirements as well as Single-Unit Truck (SU-30) including turnaround §210-120.C.(4)(a) and §210-120.C.(8 & 9).GH: A plan for the turnaround i s being produced and w ill be sent to BETA for re view by July 2, 2019. BETA4: Information not provided – issue remains outstanding. Z4.Provide details cross section of common driveways §210-120.C.(4)(b) and §210-120.C.(7).GH: A detail has been added to DPP – 1 to DPP – 4 sheets of the driveway cross sections. BETA4: Information provided – issue resolved. Z5.Provide driveway profiles to show that driveway do not exceed 5% slope within 40 feet of right of way or 15% thereafter §210-120.C.(4)(c).GH: Profiles are included on sheets DPP – 1 – DPP – 4. BETA4: Provide site grading associated with driveways to determine impacts to drainage patterns. Z6.Recommend Fire Department review and approve house numbers due to the fact that the driveway serving lot 1 which will be located after lot 2-4 §210-120.C.(5).GH: The house numbers that wil l be reviewed prior to issuance of buildi ng pe rmits. BETA4: BETA defers to Fire Department. Z7.Provide site distance measurements for vehicles exiting each driveway §210-120.C.(6).GH: Sight distance is now shown on the plans Drive PP – 1 to Drive PP – 4. BETA4: Information provided – recommend including provision in O&M plan to manage vegetation to maintain site distances. RULES AND REGULATIONS RELATING TO THE SUBDIVISION OF LAND CONTENTS (§5.4) Individual lots will be serv iced by Town water systems. The shared septic sys tem prov iding sewer services to new residences will require approval. No street lighting is proposed at this time. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 5 of 13 C1.Provide name, address, stamp and signature of Professional Land Surveyor §5.4.1.B.GH: Added to the property plans.BETA2: Information provided – issue resolved. C2.Provide names of abutters including property owners on the opposite side of any streets abutting the subdivision. §5.4.1.D.GH: Added to the property plans.BETA2: Information provided – issue resolved. C3.Identify permanent monuments and whether existing or proposed §5.4.1.I.GH: Added to the property plans.BETA2: Information provided – issue resolved. C4.Provide vertical scale on profiles sheet §5.4.1.L.(2)GH: Added to the profile sheet in the lower left corner.BETA2: Information provided – issue resolved. C5.Provide sewer system design or location locations of on-site septic systems §5.4.1.P.GH: The septic system is in the process of being designed and will be approved by the Board of Health. A copy will be provided to the Planning Board.BETA2: Sewer structures and pipes in roadway must be included for review.GH2: No sewer pipes or structures will be in the right of way. All required permits through the Board of He alth will be applied for and obtained prior to submi tting an application for a building permit. Please see the attached letters from the Board of Health indicating that they are satisfied wi th the soil testing and pl ans subm itted for the 24 lot subdivision. A ny sewer struct ured or pipes in the r oadway will be submitted to the r eview engineer for review. The applicant asks that this be made a condition of approval.BETA3: BETA defers to the Board. C6.Provide endorsement language as stated in §5.4.1.S.GH: Added to the property pl ans.BETA2: Information provided – issue resolved. C7.Provide deep hole and percolation test locations and results for the purpose of soil description and groundwater elevations for the proposed soil absorption systems §5.4.1.BB.GH: The septic system is in the process of being designed and will be approved by the Board of Heal th. A copy will be prov ided to the P lanning Board.BETA2: Provide required information.GH2: The soil testing for the septic system is included with this letter.BETA3: BETA defers to the Board of Health. DESIGN STANDARDS (§8) The plans depict a 22 foot wide road with profile grades between 0.67% and 8.57%. The road includes of modified Cape Cod berms and a 5 foot wide sidewalk on one side. D1.Confirm plan provides a minimum required curve radii of 150 feet at STA 7+00± §8.2.1.D.GH: The plan has been updated to show this is in conformance.BETA2: Information not found – issue remains outstanding, centerline data should be included on the plan and profile sheet.GH2: Centerline information has be en added to the registry plans.BETA3: Information provided – issue resolved. D2.Show curb radii on the plans in conformance with §8.2.1.G.GH: Curb radii have been added to the plans.BETA2: Information provided – issue resolved. D3.Label locations where granite curb is required. §8.2.2.A.GH: Granite curb has been labeled on the plans and on the detail sheet curbing detail.BETA2: Include “GC” in legend.GH2: The legend on the cover sheet has been updated.BETA3: Legend updated – issue resolved. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 6 of 13 D4.Show and label proposed right-of-ways on the plans in conformance with §8.2.3.A.GH: The right-of-way (r. o. w.) has been labeled on the property plans. The r. o. w. at the station 7+00 is wider than 50' to avoid creating a reserve strip to the parking area for the Town Forest.BETA2: Information provided – issue resolved. D5.The project will meet the “rural” street definition; consider reducing the width to 20 feet. §8.2.3.C. GH: The wi dth of the road has been redu ced to 20 feet between the curbs.BETA2: Plan revised – issue resolved. D6.Provide narrative as to why a dead end longer than 500 feet (current plan shows 1,040± feet) should be allowed by the Board §8.2.5.B.GH2: Dead end streets up to 1,000 feet may be permitted in open space subdivisions per the Open Space and Landscape Preservation Bylaw for the purpose of accommodating and preserving each site's unique physical characteristics such as topography, open space access and we tlands. Whisper Way currently is an 840 foo t narrow dead end gravel road servicing 3 houses and a parkin g area for the Town forest. The proposal will only lengthen the road by 200 feet while improving the drainage to prevent erosion into the wetlands located adjacent to the roadway and i mproving access to t he Town forest whil e minimizing impacts to the topography and habitat located on the property. The subdivision as submitted meets the development standards set forth in section 210-112. 1.The development will not cause traffic congestion or unsafe conditions both inside and outside the development. 2.The development provides safe and convenient access to the lots for emergency vehicles. The common driveways will be designed to provide safe access to the buildings. 3.The development will preserve natural features and minimizes earth work and tree cutting on the site. 4.The site does not have any special historic features located within the development. BETA3: Revise design so cul-de-sac in a maximum of 1,000 feet long. D7.Provide dimensions of cul-de-sac §8.2.5.B.GH: The cul-de-sac pavement radius has been added to the grading plans.BETA2: Information provided – issue resolved. D8.Revise typical section to show side slopes at 3:1 max §8.2.6.A.GH: To bring the existing portions of Whi sper Way into compli ance w ith the requi rement for a maximum grade for the new roadway configuration, the side slope in certain areas need to be reduced to a 2:1 slope to avoid grading onto the Town property and kee p the pa vement wi thin the existing right-of-way. A waiver will be requested from thi s.BETA2: See W4 and W1. GH3: The Board agreed to the waivers as requested. BETA4: BETA defers to the Board. D9.Provide plan showing pedestrian trails connecting to abutting permanent open space §8.3.4 GH: Pedestrian trails hav e been added to the landscaping plan.BETA2: Information provided on Open Space Plan – issue resolved. CONSTRUCTION STANDARDS (§9) The applicant seeks a waiver for street trees, fill in excess of 8 feet and construction on areas with slopes greater than 25% as noted above in section, Requested Waivers Review. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 7 of 13 C1.Provide a street tree planting plan with planting schedule in accordance with §9.12.GH: Trees have been added on the landscape plan.BETA2: Information provided on Open Space Plan – issue resolved. C2.Provide a detail and locations for guardrail §9.13.GH2: Detail has been added to the detail sheet.BETA3: Show proposed location of guardrail on plans. GH3: Guard rails are shown on the grading plan Sheet 6 and the section views SV – 1 and SV – 2 now. BETA4: Information provided – issue resolved. ADDITIONAL PLAN COMMENTS G1.Provide existing contour labels on each plan, lot, and/or view.GH: Contours lab els have been added to the plans.BETA2: Information provided – issue resolved. G2.Clarify with detail sheet and / or provide profile, section and detail of 4’ x 4’ box culvert at sta. 5+30 right.GH: A detail and cross section are on the detail plan 13.BETA2: Information provided – issue resolved. G3.Provide detail of headwall and outlet protection at sta. 5+35 left.GH: The pipe will exit at the retaining wall and a detail will be provided for review by the retaining wall manufacturer prior to construction.BETA2: Provide wall detail and outlet scour protection.GH2: Rip rap has been added and sized. A cross section is shown at this point.BETA3: See W1. G4.Provide grading detail to provide access to existing open space parking area at STA 7+20 right. GH: The existing parking area will not be graded or adjusted. The apron wil l be provided up to the property line to allow access.BETA2: Provide apron detail and grading to ensure vehicles and access parking area.GH2: A detail is added to the she ets. Grading has been labeled on the grading p lans. The road is rough ly at grade in this area due to a c onservation restriction prohibiting the regrading the parking area.BETA3: Information provided – issue resolved. G5.Provide access and easement to (the assumed) septic system soil absorption system.GH: The access will be graded as part of the septic design if the septic system is constructed in the area and not on individual lots.BETA2: Subdivisions require provisions for sanitary sewer systems for a buildable lot, provide.GH2: A sew er system ha s been shown and i s in the process of be ing designed per Title 5 finalized with the Board of He alth. No sewer piping will be within the right of way.BETA3: Explanation provided – issue resolved. G6.Update plans to show same right of way consistently on all sheets.GH: Right of way has been updated.BETA2: Information provided – issue resolved. G7.Provide location of “first flush forebay” or remove detail.GH: Detail has been removed.BETA2: Plan revised – issue dismissed. G8.Provide earth removal calculations. Include provisions for erosion control and dust control in accordance with Town of Hopkinton General Bylaws §96-3 (September 2017).GH: Earth removal calculations pr ovided with t his letter.BETA2: Earthwork calculation provided, provide dust control measures.GH2: Dust control has been added to the erosion control notes.BETA3: BETA could not find notes – issue remains outstanding. GH3: The dust control note is on Sheet 12 note #15.BETA4: Note provided – issue resolved. TRAFFIC IMPACT ASSESSMENT A traffic impact assessment was not provided for review at this time. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 8 of 13 STORMWATER MANAGEMENT The site is predominately wooded with mapped wetlands and exposed ledge/rock with a variety of soil types ranging from HSG A (high infiltration rates) to HSG D (poor infiltration rates). Whisper Way is currently a 12 to 14 foot wide stone dust access road 800 feet long providing access to three existing residences and a parking area at the cul-de-sac for the open space to the north. Runoff from the site drains to existing wetlands at the northeast and southeast portions of the site. The northeast wetland is connected to another we tland area on the east side of Route I -495 by an existing culvert. The project proposes work within regulated wetland resource areas. The proposed stormwater management design includes capturing pavement runoff through deep sump catch basin. The site is not within the 100-Year FEMA Flood. The project will disturb greater than one acre of land and is subje ct to t he Massachusetts St ormwater Manage ment Standards, Chapter 172 Stormwater Management and Erosion Control Bylaw of the Town of Hopkinton and Town of Hopkinton Stormwater Regulations. From Subdivision Regulations SW1.Revise granite catch basin detail to include a granite guttermouth for double grate catchbasin (§8.4.5).GH: The g uttermouth has bee n clari fied for a double onl y.BETA2: Information provided – issue resolved. SW2.Indicate size and material of all proposed drainage pipes on the plans. (§8.4.8).GH: All drain pipes are now l abeled.BETA2: Not all pipes labeled – issue remains outstanding.GH2: Pipes have been updated.BETA3: Information provided – issue resolved. SW3.Provide pipe sizing calculations including velocities for all proposed drainage pipes in accordance with (§8.4.8.).GH: Pipe sizing calculations are included in the stormwater and a ttached to this letter.BETA2: Calculations provided – issue resolved. SW4.Provide sizing calculations for culvert at sta. 5+30 (§8.4.8.).GH: Pipe sizing calculations are included in the stormwater and attached to this letter.BETA2: Peak storage elevation is higher than the grate, revise design/calculations as necessary.GH2: The grate and hydrology have been updated.BETA3: Plans show the drainage structure rim is at elevation 417.72, calculations indicate the peak elevation of water is 418.06 indicating that it is undersized, revise as necessary. GH3: The size of the structure and pipe culvert are not causing the slight ponding in the wetland during the 50 year storm event. The pipe culvert is capable of conveying 11.26 cubic feet of stormwater per second and at maximum only conveying 10.27 cubic feet per second in the 50 year storm. To eliminate the 5 – inches of ponding stormwater in the small wetland, the rim of the structure would have to be lowered. BETA previously requested the rim raised to minimize the potential of the structure draining the wetland. BETA4: HydroCAD printout indicates peak elevation is higher than rim – possibly an issue of inlet control. Provide a design and calculation that show flow can be contained in system (IE below rim grade) and not overflow onto Whisper Way.. SW5.Revise infiltration basin so outermost edge basin is a minimum of 25 feet from property line (§8.4.10.).GH: The prop erty line has been adjusted .BETA2: Edge is within 25 feet – issue remains outstanding.GH2: Applicant is applying for a waiver due to the narrow envelope of area to work within.BETA3: Add to waiver list. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 9 of 13 SW6.Revise grading so embankments are no steeper than 3:1 (§8.4.10.).GH: Due to the tight construction envelope, an impervious barrier has been added to the middle of the 10 foot wide berm to prevent seepage. A waiver will be requested for this.BETA2: See W7. SW7.Provide adequate safety protections and screening of proposed infiltration basins (§8.4.10.).GH: Screening has been added to the landscape plan. The maximum depth of the pond is 3 fe et and the bottom is terraced to allow egress.BETA2: Some screening added, recommend additional screening be added between road and basin (see also SW5).GH2: The landscape architect has added addi tional screening.BETA3: Plans unchanged – issue remains outstanding.GH3: Additional screening has been added to the Sheet 6 per BET A’s request. BETA4: Information provided – issue resolved. General SW8.Provide a detail for catch basin hoods.GH: A detail has been added to sheet 12.BETA2: Catch basin hood information within catch basin detail – issue resolved. Massachusetts Stormwater Management Standards: The project is subject to the Stormwater Management Standards (Stormwater Regulations (SWR) 7.0). The following are the 10 standards and relative compliance provided by the submitted documentation. No untreated stormwater (Standard Number 1): No new stormwater conveyances (e.g., outfalls) may discharge untreated stormwater directly to or cause erosion in wetlands or waters of the Commonwealth.The proposed project incl udes deep sump catch basins to collect stormwater runoff and direct it th rough a propri etary water quality unit to an infi ltration basin overflow is directed to wetlands. SW9.Provide rip rap sizing calculations to confirm scour mitigation at outfalls.GH: Rip rap sizing is in the stormwater and attached to this letter.BETA2: Calculations provided – issue resolved. Post-development peak discharge rates (Standard Number 2): Stormwater management systems must be designed so that post-development peak discharge rates do not exceed pre-development peak discharge rates.Calculations have bee n provided to co nfirm that post-development peak di scharge rates do not exceed pre-development rates. SW10.Include the portion of site south and west of the cul-de-sac in watershed that drains to the road and infiltration basin and update analysis.GH: We have updated the plans to show the property regraded to continue the are a to flow away from th e road.BETA2: Provide note(s) on plan to clearly define intent.GH2: Note added.BETA3: Note provided – issue resolved. SW11.Remove proposed development features from pre-development watershed plan.GH: The plan has been updated.BETA2: Updated map not provided.GH2: Added to plan set.BETA3: Information provided – issue resolved. SW12.Show proposed tree line on post development watershed plan.GH: The plan has been updated. BETA2: Updated map not provided.GH2: Added to plan set.BETA3: Information not provided – issue remains outstanding.GH3: Tree l ine is added t o the p ost devel opment pl an. BETA2: Information provided – issue resolved. SW13.Show time of concentration paths on watershed plans.GH: The plan has been updated.BETA2: Updated map not provided.GH2: Added to pla n set.BETA3: Information provided – issue resolved. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 10 of 13 Recharge to groundwater (Standard Number 3): Loss of annual recharge to groundwater should be minimized through the use of infiltration measures to maximum extent practicable. The project includes providing an infiltration basin. SW14.Provide the results of two soil tests in the location of each proposed stormwater infiltration basin. The test locations shall be spaced so as to provide a good representation of soil type and groundwater elevation §5.4.1.V.GH: Soil tests have been scheduled to be performed.BETA2: Provide soil test information.GH2: Soil test information is enclosed.BETA3: Adjust seasonal high groundwater elevations using the Frimpter method.GH3: Stormwater management provides the following explanation for estimating seasonal hi gh groundwater. “Est imate seasonal hig h groundwater based on soil mottles or through direct observation when borings are conducted in April or May, when groundwater levels are likely to be highest. If it is difficult to determine the seasonal high groundw ater elevati on from t he borings or test pi ts, t hen use the Fr impter method de veloped by the USGS (Massa chusetts / Rhode Isl and Di strict Office) to estim ate seasonal high groundwater. After estimating the seasonal high groundwater using the Frimpter method, re-examine the bore holes or test pits to determine if there are any field indicators that corroborate the Frimpter met hod estimates.” Soil tests were perf ormed May 23, 2019 when groundwater levels according to “USGS Groundwater Watch” were within the normal to above normal groundwater ranges at the Southborough MA USGS well located 7 miles east of Whisper Way. The Southborough well is the closest well to the site with similar soil characteristics consisting of the well drilled in till. Based on the direct observation of groundwater weeping into the test pit at 9’ in May during an “average” to “above average” groundwater level measured in local USGS wells, we bel ieve adding a groundwater modification to the observed groundwater using the Frimpter method is not required under these circumstances as defined by Stormwater Handbook. BETA4: BETA recommends including a condition that the excavated basin be observed by Town Official to confirm soil and groundwater design assumptions. SW15.Provide detail of emergency over flow for infiltration basin and extend over flows to bottom of exterior fill.GH: Rip rap has been extended. A detail is on sheet 10.BETA2: Detail provided – issue resolved. SW16.Provide interim contour to show a minimum of 1 foot of freeboard for 100 year storm event for the infiltration basin.GH: The contour has been add ed to the plan.BETA2: Contour added – issue resolved. SW17.The 8 inch vertical orifice at elevation 396.00 is too close to the top (in the cover) of the detention pond outlet structure 396.85, modify.GH: The outfall has been revised to an 8" weir cut in the manhole.BETA2: Design revised – issue resolved. SW18.BETA recommends providing roof runoff recharge system for each lot.GH: A detail has been added to the plan.BETA2: Roof runoff recharge systems provided – issue resolved. SW19.Provide drawdown capability in the basin for maintenance purposes.GH: A drawdown option has bee n added to the p lan and detail shee t.BETA2: Drawdown device provided – issue resolved. SW20.Provide location and detail of monitoring well for infiltration basin.GH: A monitoring well has been added to the plan and detail sheet.BETA2: Well added to plans – issue resolved. 80% TSS Removal (Standard Number 4):For new development, stormwater management systems must be designed to remove 80% of the annual load of Total Suspended Solids.The proposed project includes Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 11 of 13 stormwater coll ection and treatment via dee p sump catch basi ns, proprietary treatment unit and infiltration basin. A small section is directed to an oil/water separator. SW21.Update TSS calculations to include deep sump catchbasins and remove credit for CDS unit (pretreatment in included in infiltration basin credit).GH: U pdated.BETA2: Calculations provided – issue resolved. SW22.Provide TSS removal calculation for oil/grit separator and include weighted calculation for entire site.GH: Updated.BETA2: Information provided – issue resolved. SW23.Sizing calculation provided for CDS unit, detail is for a VortSentry unit, clarify.GH: The detail sheet has been revised.BETA2: Unit clarified – issue resolved. Higher Potential Pollutant Loads (Standard Number 5): Stormwater discharges from Land Uses with Higher Potential Pollutant Loads require the use of specific stormwater management BMPs.The proposed project does not generate stormwater from LUHHPPL – standard does not apply. Critical Areas (Standard Number 6): Stormwater discharges to critical areas must utilize certain stormwater management BMPs approved for critical areas.The proposed project do es not discharge stormwater to a critical area – standard does not apply. Redevelopment (Standard Number 7): Redevelopment of previously developed sites must meet the Stormwater Management Standards to the maximum extent practicable.The project does not meet the definition of a redevelopment project – standard does not apply. Construction Period Erosion and Sediment Controls (Standard Number 8):Erosion and sediment controls must be implemented to prevent impacts during construction or land disturbance activities.A Construction Period Pollution Prevention Plan was submitted for review. SW24.Due to the variable nature of the soils and proximity to wetland resources, BETA recommends minimizing clearing to the extent practicable and avoid clear cutting. Provide construction phase plan and schedule.GH2: The applicant has hi storically minimized tree cutt ing and maintained trees on his sites as much as possible. A construction narrative is in the Stormwater report. An actual schedule will be provided to the Board at the initial site meeting prior to startup of construction. The site will be constructed in one phase encompassing the 1,000 feet of roadway. BETA3: It is understood that the right of way will be cleared to construct the road. BETA recommends clearing sites individually and not clear cut the entire site.GH3: The tree c utting and schedule will be se t by the Conse rvation Commission and the SWPP P associated with the site.BETA4: BETA recommends the Board as the stormwater authority discuss this issue. SW25.Show locations of stabilized construction entrance/exit on the plans.GH: Added to the p lans. BETA2: Location identified – issue resolved. SW26.Provide silt sacks for all catch basins within the project limits and directly downstream. Include a silt sack detail on the Details sheet.GH: A detail is provided on sheet 10.BETA2: Detail provided – issue resolved. Operations/maintenance plan (Standard Number 9): A long-Term Operation and Maintenance Plan shall be developed and implemented to ensure that stormwater management systems function as designed.An Operati ons and Mai ntenance Plan ha s been s ubmitted for re view with the previous submission. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 12 of 13 SW27.Include provisions for inspection of the oil/grit separator and update incorrect references (i.e. Baysavers).GH: Baysavers hav e been removed .BETA2: Include provisions – issue remains outstanding.GH2: The oil grit maintenance schedule has been added.BETA3: Remove Baysaver reference and include manufacturers operation and maintenance requirements for proposed CDS units in O&M Plan.GH3: The Baysaver reference has been remov ed and CDS unit maintenance added.BETA4: Plan revised – issue resolved. SW28.Provide an estimated maintenance budget.GH: A budget shal l be provided.BETA2: Provide budget – issue remains outstanding.GH2: No response. SW29.Include a signature line for all responsible parties of the Operations and Maintenance Plan.GH: Added to the Plans.BETA2: Information provided – issue resolved. SW30.Provide a BMP map, drawn to scale, showing the location of all stormwater BMP’s in each treatment train with the discharge point.GH: The shee t TSS showing the treatment trai n has been added to the plan set. BETA4: Include a simple map in the O & M Plan that clearly locates all stormwater management features described in O&M for the owner to easily locate them. Illicit Discharges (Standard Number 10): All illicit discharges to the stormwater management systems are prohibited.A unsigned Illicit Discharge Statement has been provided . SW31.Provide signed copy of Illicit Discharge Statement.BETA2: Signed discharge statement provided – issue resolved. WETLANDS The proposed site includes a wetland outlet crossing at approximately sta. 5+30. Careful design of the crossing is required to not lowe r/dewater the upland wetl and ye t prov ide sufficient size to accommodate the 50 year storm event. WL1.Provide provision and details to show that new culvert will not dewater wetlands at sta. 5+30 right.GH: The culvert has been raised to avoid dewatering.BETA2: Provide detailed grading of this area including a section from wetland edge to structure to show structure will accept flow but not dewater the wetland.GH2: The rim of the box has been adjusted to be at the same grade as the existing pipe under the gravel Whisper Way that will be removed. The hydrology should remain the same as before reconstruction of Whisper Way.BETA3: See W1. WL2.Provide location of wetland replication.GH: Added to sheet 16.BETA2: Information provided, proposed wetland replication located in open space area. Confirm that this area is included in the open space calculation (i.e. no more than 50% of open space is wetland) (§210-113.A.).GH2: Calculations updated on the cover sheet.BETA3: Information provided – issue resolved. The Conservation Commission is raised concerns that pre-construction stormwater runoff may be reduced at the small vernal pool. Calculations were provided that indicates that during 2 and 10 storm events volume to the vernal pool are consistent. WL3.BETA4: Provide a pre and post development watershed map to the vernal pool. Included drainage pattern changes as a result of constructing driveways (see Z5). WL4.BETA4: Vernal pools are more sensitive to smaller rainfall events. Provide analysis for the 1 year storm event. Mr. Gelcich and Mr. MacAdam July 3, 2019 Page 13 of 13 If we can be of any further assistance regarding this matter, please contact us at our office. Very truly yours, BETA Group, Inc. Philip F Paradis, Jr., PE Associate O:\6100s\6118 - Hopkinton - Wisper Way\Engineering\Reports\Whisper Way Subdivision Review 07-3-2019.docx © 2019 Microsoft Corporation © 2019 DigitalGlobe ©CNES (2019) Distribution Airbus DS © 2019 Microsoft Corporation © 2019 HERE © 2019 Microsoft Corporation © 2019 DigitalGlobe ©CNES (2019) Distribution Airbus DS T-1 TITLE PAGE PROJECT DIRECTORY PROJECT SCOPEGENERAL NOTES GENERAL ABBREVIATIONS LOCATION MAP AERIAL VIEW APPLICABLE CODES AND STANDARDS SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 SITE USE PLANS 0 WOOD STREET, HOPKINTON, MA , 01748 4,996.530 kW DC STC RATED SOLAR ELECTRIC SYSTEM 2,310 KW RATED / 4,620 KWH USABLE ENERGY STORAGE SYSTEM DRAWING LIST PV SYSTEM DESCRIPTION ENERGY STORAGE SYSTEM DESCRIPTION 00 800'1600' 00 800'1600' :ƵŶĞ ϱ͕ ϮϬϭϵ D8 D7 D6 D5 D4 D3 D1 D9 A5 A5A A4 A3 A2A1A6 A7 A8 A9 A10 A11 A12 A13 A14 A15 A16 A17A18A19A22 A23 A24 A25 A25A26 A27 A29 A30A31A32 A33 A34A35 A36A37A38T1T2T3 T5T6T7T8 T9 T10 T11 T12T13 T14 T15 T16 T17 T18 T19 T20 T21 T22 T23 T24 T25 T26 T27 T28 B1 B2 B3 B4 B7 B6 B8 B9 B10 B11 B12 B13 B14 B16B17 B18 B20 B23B24 C4C3 C2 C1 C6 C7 C8 C9 C10 C11 C12C13 C14 C15 C16C17 D2 A28 LOCUS LOCUS MECHANIC STREET W O O D S T R E E T WIN T E R S T R E E T EX C H A N G E S T R E E T A P P A L O O S A C I R C L E D A N I E L S H A Y S R O A D ME C H A N I C S T R E E T WOOD STREET E16E15 E14E13 E11 E10 E9 E8 E7 E6 E5 E4 E3 E2 E1 E12 R O U T E 4 9 5 EXISTING CONDITIONS PLAN C-1.0 EXISTING CONDITIONS PLAN SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 WƵŶĞ ϱ͕ ϮϬϭϵ C2 R O U T E 4 9 5 X X X X X X X X X X X X X X X X X X X X X X TREE CLEARING PLAN C-2.0 TREE CLEARING PLAN SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 WƵŶĞ ϱ͕ ϮϬϭϵ C2 W O O D S T R E E T WIN T E R S T R E E T EX C H A N G E S T R E E T A P P A L O O S A C I R C L E D A N I E L S H A Y S R O A D ME C H A N I C S T R E E T WOOD STREET R O U T E 4 9 5 X X X X SHEET C-3.1 AND C-4.0 SHEET C-3.2 OVERALL PLAN C-3.0 OVERALL PLAN SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 WƵŶĞ ϱ͕ ϮϬϭϵ D8 D7 D6 D5 D4 D3 D1 D9 A5 A5A A4 A3 A2A1A6 A7 A8 A9 A10 A11 A12 A13 A14 A15 A16 A17A18A19A22 A23 A24 A25 A25A26 A27 A29 A30A31A32 A33 A34A35 A36A37A38T1T2T3 T5T6T7T8 T9 T10 T11 T12T13 T14 T15 T16 T17 T18 T19 T20 T21 T22 T23 T24 T25 T26 T27 T28 B1 B2 B3 B4 B7 B6 B8 B9 B10 B11 B12 B13 B14 B16B17 B18 B20 B23B24 C4C3 C2 C1 C6 C7 C8 C9 C10 C11 C12C13 C14 C15 C16C17 D2 A28 E16E15 E14E13 E11 E10 E9 E8 E7 E6 E5 E4 E3 E2 E1 E12 R O U T E 4 9 5 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SEE SHEET C-3.2 LAYOUT AND MATERIALS PLAN - NORTH C-3.1 LAYOUT AND MATERIALS PLAN - NORTH SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 ZONING SUMMARY TABLE PARCEL NUMBER(S): ZONING DISTRICT: BYLAW SECTION UNITS REQUIRED PROVIDED NOTES WƵŶĞ ϱ͕ ϮϬϭϵ W O O D S T R E E T WIN T E R S T R E E T EX C H A N G E S T R E E T ME C H A N I C S T R E E T WOOD STREET O H W O H W X X SEE SHEET C-3.1 O H W O H W O H W O H W O H W O H W O H W X X X X X X LAYOUT AND MATERIALS PLAN- SOUTH C-3.2 LAYOUT AND MATERIALS PLAN- SOUTH SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 EQUIPMENT AREA DETAIL XƵŶĞ ϱ͕ ϮϬϭϵ R O U T E 4 9 5 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X GRADING AND EROSION CONTROL PLAN - NORTH C-4.0 GRADING AND EROSION CONTROL PLAN - NORTH SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 SEEDING SPECIFICATIONS LOCATION NAME/SPECIES SUPPLIER SEEDING RATE XƵŶĞ ϱ͕ ϮϬϭϵ SI T E U S E P L A N S 0 W O O D S T HO P K I N T O N , M A 0 1 7 4 8 C-5.0 CIVIL DETAILS 1 2 3 4 5 6 710 8 9 GRAVEL ACCESS ROADSTABILIZED CONSTRUCTION EXIT CONCRETE WASHOUT BASINS SILT FENCE MULCH TUBETYPICAL RACK SECTION & REAR ELEVATION VEHICLE GATE - WILDLIFE GAP CHAIN LINK FENCE - WILDLIFE GAP 4' MAN GATE - WILDLIFE GAP TYPICAL TRENCH June 5, 2019 BETA GROUP, INC. 315 Norwood Park South, 2nd Floor, Norwood, MA 02062 P:781.255.1982 | F:781.255.1974 | W:www.BETA-Inc.com July 3, 2019 Mr. John Gelcich, Principal Planner Department of Land Use, Planning, and Permitting Town of Hopkinton 18 Main Street Hopkinton, MA 01748 Re: Hopkinton – 0 Wood Street – 5.0 MW Solar Energy Generating Facility Special Permit and Stormwater Permit Peer Review Dear Mr. Gelcich: BETA Group, Inc. (BET A) has rev iewed the App lication for Spec ial Permit, Stormwater Permi t, and Site Planset for t he proposed p hotovoltaic solar sy stem located at 0 Wood St reet in accordance with BET A’s agreement w ith the Town dated A ugust 31, 2016. Thi s l etter is provided to outline BETA’s findi ngs, comments and recommendations. BASIS OF REVIEW The following documents were received by BETA and will form the basis of the review: ·Site Plans (8 sheets) entitled “Site Use Plans 0 Wood Street, Hopkinton, MA, 01748” dated June 4 , 2019 prepared by Borrego Solar ·Application for Special Permit dated May 30, 2019 including the following attachments: o Cover Letters o Environmental & Community Impact o Application for Special Permit o Decommissioning Estimate/Plan o Borrego Check (2) o Certificate of Liability Insurance o Construction Sequence o Project Narrative o Abutter Information o Energy Storage Hardware Information ·Application for Stormwater Management Permit dated J une 4, 201 9 including the following attachments: o Cover Letter o Stormwater Man agement Per mit Application o Borrego Check (2) o Abutter Information o Exhibits o Stormwater Management Report Review by BETA will include the above items along with the following, as applicable: ·Town of Hopkinton Zoning Bylaws revised to May 6, 2014 ·Town of Hopkinton Massachusetts Zoning Map dated May 7, 2012 ·Water Resource Protection Overlay District (Map) Hopkinton, MA March 2011 ·Town of Hopkinton Chapter 172 Stormwater Management and Erosion Control Bylaw ·Town of Hopkinton Stormwater Management Regulations,amended August 11, 2014 ·Town of Hopkinton Wetlands Protection Bylaw and Regulations,updated June 16, 2003 Department of Land Use, Planning and Permitting July 3, 2019 Page 2 of 11 INTRODUCTION The project site is a 50.4± acre lot located at 0 Wood Street in Hopkinton, MA (the “Site”). It is important to note that the subject parcel does not have frontage on Wood Street, and the Site is more accurately located at the end of Mechanic Street, a private way located along the northern side of Wood Street. The property is currently used as a sand and gravel pit, with the northern area used for greenhouses. A cellphone tower is locat ed near the nort heastern end of t he Site, with an easement for maintenance. Beyond these areas, many port ions of the Site are covered in undeveloped wood lands, vegetat ed wetlands, and Whi tehall Brook. The Site is located wi thin the Agri culture (A) Zoning Dis trict on the Hopkinton Assessor’s Map. Abutting parcels are generally within the Agricultural (A) district as well, but several properties to the south along Wood Street Are within the Residential A district. The project proposes work within 100 feet of DEP Mapped Wetlands and within the 200’ Riverfront Area of Whitehall Brook, a perennial stream, and its tributaries. There are no NHESP habitats of rare wi ldlife or species located in proximity to the site. Portions of the Site are located within a FEMA Zone AE Flood Zone generally extending fro m Whitehall Brook. The northwestern portion of the Site is within a DEP mapped Medium Yield Aquifer. NRCS soil maps indicate the pre sence of Merrimac fine sandy loam , rated in Hydrologic Soil Group (HSG) A (high infiltration rate) and Sudbury fine sandy loam, rated in HSG B (average infiltration rate). The central portion of the Site is listed as “pits, gravel” and not given an HSG rating. The project proposes the construction of an estimated 5.0 MW photovoltaic solar installation, including associated electrical equipment and energy storage systems. To construct the array, the existing gravel pit and greenhouse structures will be removed, and the area east of the gravel pit clear ed of existing vegetation. In som e areas, this cle aring will be conducted within wetland buffers zones and riverfront areas, but not within wetland resource areas. Access to the Site will continue to be provided via Mechanic Street, and a new underground conduit will be installed along the majority of this roadway to reach the inter connection point along Wood Street. A dditionally, the lot l ocated at 5 M echanic Street will be i mproved wi th seve ral uti lity pole s and util ity-owned equi pment. The proposed array is anticipated to occupy an area of approximately 14.4 ± acres, not including gravel roads used for access. The pr oject proposed sto rmwater management th rough reveg etation of c leared ar eas fol lowing installation of the array. The project as currently depict ed will disturb more than one acre of la nd and thus wi ll be require d to prepare a Stormwater P ollution P revention Plan (SWPPP ). As the proje ct proposes alterations wi thin 100 feet of wetland resource areas, it is subjec t to the Massachusetts Wetland Protection Re gulations (310 C MR 10.00) a nd the T own of H opkinton Wetlands P rotection Bylaw. A Notice of Intent must be filed with the Town’s Conservation Commission and MassDEP. GENERAL G1.Provide the source, datum, and methodology of the existing conditions data, including topography, site features, and resource area delineation. G2.Provide a detail for the proposed utilities at the location of the existing steam crossing, specifically showing the location of the trench and electrical conduit with respect to the existing culvert. Department of Land Use, Planning and Permitting July 3, 2019 Page 3 of 11 G3.Provide the locations of existing solid waste on the Site, and the proposed means of management. G4.Provide the limits of existing pavement along Mechanic Street. BETA notes that the existing condition of Mechanic Street is poor in some areas, particularly near the intersection with Wood Street. Proposed construction activities/traffic may cause additional damage to the roadway that will negatively impact existing businesses/properties along this roadway. As such, the Town may wish to require the applicant to restore existing pavement following construction. G5.Provide data quantifying the anticipated noise levels generated by the equipment proposed at 5 Mechanic Street. G6.Provide measurements of site distance along Wood Street, particularly from the eastbound lane. While Mechanic Street is an existing roadway, construction period activities may result in an increase in traffic which could increase the risk of vehicle related incidents at this intersection. If adequate sight distance cannot be provided, alternative means of guaranteeing vehicle safety should be implemented. G7.Provide a legend labeling features such as resource area boundaries and buffer zones. Adjust the hatch used for flood zones to differ from that used for tree clearing. G8.Provide vehicle turn plan that indicates access drive and turnaround can accommodate maintenance and emergency vehicles. G9.Provide documentation from the Fire Department that the project provides sufficient access for emergency vehicles. G10.Provide additional contour labels to more clearly show changes in topography, particularly on the western/southern portions of the Site. G11.Provide a description of the existing irrigation system used for the greenhouse and, if appropriate, methods used to disconnect the existing water connection. G12.Revise the construction sequencing plan to provide topsoil on disturbed areas beyond the fence limits. G13.Provide location of any handholes needed along the underground conduit. G14.Plans indicate that access is provided by gravel roads however the detail indicates the surface will be stone, clarify. ZONING BETA reviewed the Hopkinton Zoning Bylaws in the following applicable sections: AGRICULTURE (A) ZONING The project is located within the Agr iculture (A) zoning district and must comply with all relev ant regulations of this district. As proposed, the project meets the requirements for lot area, setback from street line, side/rear y ard depth, and lo t coverage. A c ommercial solar photovoltaic installation is permitted in this district per Article XXXI of the bylaw. Department of Land Use, Planning and Permitting July 3, 2019 Page 4 of 11 It is not clear from the submitted document that the Lot meets the requirements for frontage, as no portion of the lot abuts Wood Street. While over 200 ft. of the lot has “frontage” off of Mechanic Street, this street is a private road with no right-of-way and cannot satisfy the definition of frontage. Z1.Provide documentation that there is right of access to these lots. RESIDENTIAL A (RA) ZONING The project include s improvements within 5 Mechan ic Street whi ch are wi thin the Res idential A ( RA) zoning district which must comply with all relevant regulations of this district. As proposed, the project meets the requirements for lot area, setback from street line, side/rear yard depth, and lot coverage. The Lot which will host these improvements is a flag lot which does not have sufficient frontage from Wood Street. While Mechanic Street is largely contained within the lot, this street is a private road with no right-of-way and cannot satisfy the definition of frontage. Z2.BETA recommends the Board seek an opinion from the Zoning Enforcement officer and/or legal Counsel as to whether these lots meet the minimum lot requirements. FLOODPLAIN DISTRICT The project i s parti ally located within a Zone AE Flood Zone , and must compl y with all relevant regulations of this district. A description of how this portion of the project will meet the requirements of the Wetland Protection Act must be provided in the Notice of Intent. Per thi s bylaw, the construc tion of a struct ure i s not permi tted in the Fl oodplain Dis trict except as authorized by a Special Permit granted by the Board of Appeals. Z3.Provide a description of how the proposed racking systems will meet the requirements of the Massachusetts State Building Code relating to flood resistant construction. Z4.Submit a Special Permit application to the Board of Appeals for the proposed structures within the Floodplain District. ARTICLE XVIIISUPPLEMENTARY REGULATIONS (AS APPLICABLE) The project as designed does not appear to comply with the following sections of the Zoning Bylaw: §210.11.2 - On all lots which abut Interstate Routes 495 and/or 90, … there shall be a buffer adjacent to Interstate Routes 495 and 90 a minimum of 50 feet wide, measured from the edge of the right-of-way/property line. Buffer areas shall remain wooded, and no clearing of trees or other vegetation or the alteration of other landscape features shall be permitted. §210.121.1 – A lot which contains a nonresidential use… shall contain a buffer area at the perimeter of the lot. The buffer area shall consist of trees, shrubs, vegetation, and topographic features to visually screen the use from abutting properties in a residential district. Z5.Revise the limits of tree clearing to maintain a minimum 75’ buffer from the northeastern property line. Z6.Provide required buffer between the proposed improvements at 5 Mechanic Street and abutting residential uses. Department of Land Use, Planning and Permitting July 3, 2019 Page 5 of 11 ARTICLE XXXICOMMERCIAL SOLAR PHOTOVOLTAIC INSTALLATIONS A.A commercial solar photovoltaic installation may be erected, upon the issuance of a special permit by the Planning Board, on a lot containing a minimum of three (3) acres.Lot contains in excess of 3 acres – conforms. B.All setback, yard, buffer and screening requirements applicable in the zoning district in which the installation is located shall apply.See comments above. C.All security fences surrounding the installations shall be set back from the property line a distance equal to the setback requirement applicable to buildings within the zoning district in which the installation is located. The fencing in the southeastern portion of the Site does not conform. The plans must be revised to provide minimum setback between proposed security fencing and all property lines. D.The provisions of Article XX, Site Plan Review, shall not apply to commercial solar photovoltaic installations.Site Plan Review not required. E.The visual impact of the commercial solar photovoltaic installation, including all accessory structures and appurtenances, shall be mitigated. All accessory structures and appurtenances shall be architecturally compatible with each other. Whenever reasonable, structures shall be shielded from view by vegetation and/or joined and clustered to avoid adverse visual impacts. Methods such as the use of landscaping, natural features and fencing may be utilized.See comments above. Except as noted, it appears that the panels have been sited such that they will not be readily visible. However, additional screening of the equipment may be needed at 5 Mechanic Street. F.Lighting shall not be permitted unless required by the Planning Board or by the State Building Code. Where used, lighting shall be directed downward and full cut-off fixtures shall be used. Lightning is proposed at the equipment areas for safety. Provide the specific location of the light poles and schematic of the proposed lighting with relevant technical details. G.All utility connections from the commercial solar photovoltaic installation shall be underground unless specifically permitted otherwise by the Planning Board in the special permit. Electrical transformers and inverters to enable utility interconnections may be above ground if required by the utility provider.Plans indicate underground electric except for electrical equipment/storage areas. Provide additional detail such as section views and cutsheets for equipment areas. Provide confirmation from utility company that proposed utility poles cannot be replaced with padmounted equipment, which has been possible at other solar sites. If this is not possible request a waiver from §210.202.G with supporting documentation. H.Clearing of natural vegetation shall be limited to the minimum necessary for the construction, operations, and maintenance of the commercial solar photovoltaic installation except as otherwise prescribed by applicable laws, regulations, and bylaws or the special permit.Provide a shading analysis showing the anticipated shading on the array from surrounding woodland areas. To the extent practicable, existing trees should be removed only if there is a clear reduction in expected shading. I.The commercials solar photovoltaic installation owner or operator shall maintain the facility in good condition. Maintenance shall include, but not be limited to, painting, structural repairs, Department of Land Use, Planning and Permitting July 3, 2019 Page 6 of 11 continued compliance with landscaping and screening requirements, and integrity measures. The owner or operator shall be responsible for the maintenance of any access roads serving the installation.Provide an operation and maintenance plan addressing the above requirements. The included plan provides only details of the equipment components and not their maintenance. APPROVAL CRITERIA: In reviewing any application for a special permit pursuant to this Article, the Planning Board shall give due consideration to promoting the public health, safety, convenience and welfare; shall encourage the most appropriate use of land and shall permit no building or use that is injurious, noxious, offensive or detrimental to its nei ghborhood. Before the Planning Board may i ssue such a special permit, it shall determine each of the following: (1)The commercial solar photovoltaic installation conforms to the provisions of this Article.Project does not conform, refer to comments above. (2)The commercial solar photovoltaic installation will not be detri mental to the neig hborhood or the Town.Due to its location, the project is not anticipated to have a detrimental impact to the neighborhood or the Town. The proposed use will not generate traffic beyond construction period activities, and no light/odor impacts are anticipated. However potential impacts may arise from the proposed improvements at 5 Mechanic Street as noted above. (3)Environmental features of the si te and surrou nding areas are protected, and specifi cally surrounding areas will be protected from the proposed use by prov ision of adequate surface water drainage.See comments on stormwater management and wetlands below. At the time of this writing, a Notice of Intent has not been provided to BETA and as such the impact on resource areas cannot be fully evaluated. The project will result in alterations to wetland buffer zones, riverfront areas, and land subject to flooding. STORMWATER MANAGEMENT PERMIT REVIEW The project was reviewed for stormwater management compliance in accordance with both the Town of Hopkinton St ormwater Manage ment Regulations and t he MassDEP Stormwater Managem ent Standards. The below review comments summarize BETA’s recommendations based on the Hopki nton stormwater regulations followed by the MassDEP Stormwater Standards. APPENDIX B:STORMWATER MANAGEMENT PLAN CONTENTS SW1.Provide the contact telephone number for the land owner (Appendix B: (1)). SW2.Indicate the existing zoning and land uses at the Site and abutting properties (Appendix B: (5)). SW3.Show the location of existing utility poles, as noted above. In addition, show the location of existing utilities associated with 5 Mechanic Street (Appendix B: (8)). SW4.Provide proposed topography with contours at 2 foot intervals. The grading plan notes that regrading will be conducted such that no slopes exceed a 20% grade. These changes to site topography are anticipated to be fairly significant in some areas and must be shown to evaluate changes to runoff and impact on resource areas (Appendix B: (9)). Department of Land Use, Planning and Permitting July 3, 2019 Page 7 of 11 SW5.Provide a description of existing conveyances, such as the existing stream crossing (Appendix B: (11)). SW6.Provide a drainage map showing pre- and post- construction watershed boundaries, drainage areas, and stormwater flow paths, including municipal drainage system flows. Note that these mas must also include the proposed improvements at 5 Mechanic Street (Appendix B: (15)). SW7.Provide cross sections and profiles of Whitehall Brook to evaluate potential impacts (Appendix B: (16)(a)). SW8.Provide proposed locations for snow storage (Appendix B: (16)(g)). SW9.Provide significantly more detailed hydrologic and hydraulic design calculations than those provided, including all information required per Appendix B: (17)(a through j) The provided area listings are not sufficient to evaluate stormwater impacts. SW10.Describe the stabilization techniques to be used as mentioned by the Construction Sequencing Plan (Appendix B: (20)). EROSION AND SEDIMENT CONTROL PLAN CONTENTS SW11.Label any waters of the United States within 1 mile of the construction Site. Note that this includes waters within 1 mile of 5 Mechanic Street (Appendix C: (1)). SW12.Provide a site map showing the post-construction directions of stormwater flow. As noted above, the project will require significant changes to grading which may result in altered stormwater flow directions (Appendix C: (2)(a)). SW13.Provide the location of the stabilized construction entrance and mulch tubes (Appendix C: (2)(c)). SW14.Provide locations of staging, stockpiling, and other storage areas (Appendix C: (2)(e)). SW15.Provide a description of all roads and drains that mat carry stormwater to a wetland or other water body (Appendix C: (2)(g)). SW16.Provide an erosion control narrative addressing the requirements of Appendix C (3)(a through j) and the inspection/maintenance requirements of Appendix F (2)(c, d, and f) . SW17.Revise the sequencing plan to minimize simultaneous areas of disturbance, particularly during tree clearing (Appendix F: (1)(a)). SW18.Provide a description of how material storage areas will be protected (Appendix F: (1)(i)). SW19.Provide methods of dust control (Appendix F: (1)(o)) SW20.Describe means of marking “no land disturbance” areas (Appendix F: (2)(a)). Department of Land Use, Planning and Permitting July 3, 2019 Page 8 of 11 SW21.Update the sequencing plan to meet the permanent seeding requirements of Appendix F: (2)(k). OPERATION AND MAINTENANCE PLAN CONTENTS SW22.Provide the name of all system owners (Appendix D: (1)). SW23.Provide a maintenance agreement containing all requirements of Appendix D (3)(a through f). While no stormwater management BMPs are proposed, this agreement should reflect any vegetative maintenance required to maintain effective country drainage. The project is subject to the Stormwater Management Standards (Stormwater Regulations (SWR) 7.0). The following are the 10 standards and relative compliance provided by the submitted documentation. NO UNTREATED STORMWATER (STANDARD NUMBER 1): No new stormwater conveyances (e.g., outfalls) may discharge untreated stormwater directly to or cause erosion in wetlands or waters of the Commonwealth.The project does no t propose un treated stormwater discharg es to wetlands. – complies with standard. POST-DEVELOPMENT PEAK DISCHARGE RATES (STANDARD NUMBER 2): Stormwater management systems must be designed so that post-development peak discharge rates do not exceed pre-development peak discharge rates.The appli cant has analy zed the pr oject by compari ng pre -development and post- development ground cover. As the proposed project will result in a runoff curve num ber (RCN) that is better suited for i nfiltration, it was assum ed that post -development peak di scharge rates woul d be lower than pre-development peak discharge rates. As such, no stormwater BMPs have been proposed. The model for the proposed conditi on uses a “me adow, non-grazed” to approxi mate the surface characteristic when ful ly constructed. However, once constructed, the surface wi ll not rece ive rainfall evenly. Some areas under arrays will receive direct rainfall and based on how runoff travels once it falls off the array (sometime under the array and sometime parallel based on the topography) and there will also be some maintenance (mowing) of the grass. SW24.Based on this BETA recommends revising the calculations using “>75% Grass cover” for CN values under arrays to more closely model expected conditions. SW25.Provide watershed plans showing the various catchment areas that exist throughout the Site. While the overall Site may see an improvement in ground cover, localized areas such as watersheds where tree clearing is proposed may see increases in peak discharge rate and runoff volume. SW26.Provide drainage area plans showing the breakdown of each cover type, particularly for brush, grass, woods, and fallow cover types. SW27.Provide calculations for pre- and post- development peak discharge rates and runoff volume. SW28.Provide measurements for pre- and post- development times of concentration (TC). Post- development TC must account for the proposed re-grading that will occur at the Site. In addition, the proposed solar array may interfere with the creation of sheet flow in the post-development conditions. As a conservative measure, sheet flow should not be included in the TC calculations for flow paths that originate on the solar array. Department of Land Use, Planning and Permitting July 3, 2019 Page 9 of 11 SW29.Provide calculations addressing the proposed improvements at 5 Mechanic Street. The associated tree clearing and increase in impervious area is anticipated to cause an increase in stormwater flow to surrounding areas. SW30.BETA recommends including stone trenches installed level (along contour line) to spread concentrated flows over grass areas at regular intervals depending on steepness of slope. SW31.Clarify on the plans that intermittent spacing will be provided between panels, as noted in the narrative. RECHARGE TO GROUNDWATER (STANDARD NUMBER 3): Loss of annual recharge to groundwater should be minimized through the use of infiltration measures to maximum extent practicable.Proposed impervious cover is limited to equipment pads as well as the semi-pervious gravel roads. The applicant proposed to meet recharge n eeds through the gravel area surrounding each equ ipment pad .The Hopkinton Stormwater Hopkinton Stormwater Regulations definition for impervious area includes gravel roads however the detail indicates the road will be constructed of stone. SW32.Provide a detail and layout of the gravel area on the plans. SW33.Provide drawdown calculations to show that the gravel area will empty in 72 hours. Infiltration data for these calculations should be based on in-situ infiltration tests due to the uncertain soil types depicted on NCRS mapping for the equipment areas. 80%TSS REMOVAL (STANDARD NUMBER 4):For new development, stormwater management systems must be designed to remove 80% of the annual load of Total Suspended Solids.TSS generated at the Site is expected to be minimal due to the limited number of impervious surfaces and the lack of vehicle traffic anticipated at the Site. SW34.Provide measures such as a berm or swale along the downgradient side of the gravel access road to prevent washout of sediment into nearby resource areas. HIGHER POTENTIAL POLLUTANT LOADS (STANDARD NUMBER 5): Stormwater discharges from Land Uses with Higher Potential Pollutant Loads require the use of specific stormwater management BMPs.The proposed site is not a LUHPPL –standard does not apply. CRITICAL AREAS (STANDARD NUMBER 6): Stormwater discharges to critical areas must utilize certain stormwater management BMPs approved for critical areas.The proposed project is not located within critical areas –standard does not apply. REDEVELOPMENT (STANDARD NUMBER 7): Redevelopment of previously developed sites must meet the Stormwater Management Standards to the maximum extent practicable.The proposed project is not a redevelopment project –standard does not apply. CONSTRUCTION PERIOD EROSION AND SEDIMENT CONTROLS (STANDARD NUMBER 8):Erosion and sediment controls must be implemented to prevent impacts during construction or land disturbance activities. Plans and details indicate erosion control measures. The proposed clearing and regrading of large areas will expose soils to erosion, particular due to the presence of steep, (50%+ grades) slopes. The project will require additional erosion measures to prevent migration of sediments to wetland resource areas. Department of Land Use, Planning and Permitting July 3, 2019 Page 10 of 11 The plans indicate perimeter rows of erosion controls and stone construction entrances. SW35.Provide draft stormwater pollution prevention plan (SWPPP) for review. SW36.Expand the coverage of perimeter erosion controls to include all perimeter areas downgradient of site disturbances, removing all currently proposed “gaps.” SW37.Provide mulch tubes adjacent to all proposed silt fence. SW38.Provide intermittent rows of mulch tubes/silt fence in areas where steep slopes are present. SW39.Provide measures such as temporary conveyance channels and sediment basins to control construction period stormwater in accordance with SWPPP requirements. OPERATIONS/MAINTENANCE PLAN (STANDARD NUMBER 9):A long-Term Operation and Maintenance Plan shall be developed and implemented to ensure that stormwater management systems function as designed.A Long Term Stormwater Operation & m aintenance Plan has bee n submitted as part of the Stormwater Report. SW40.Provide names of Owner(s), parties responsible for maintenance, and description of how future Owners will be notified of the presence of stormwater management features and requirement for proper operation and maintenance. SW41.Provide a schedule with frequency of inspections. SW42.Provide a delineation of public safety features, particularly for the proposed improvements at 5 Mechanic Street. SW43.Include an estimated operations and maintenance budget. SW44.Provide a signature on the plan. ILLICIT DISCHARGES (STANDARD NUMBER 10): All illicit discharges to the stormwater management systems are prohibited.An Illicit Discharge Compliance Statement was not provided; the narrative states that it will be included with the Notice of Intent . SW45.Provide illicit discharge statement. RESOURCE AREAS Portions of the development area are located within the buffer zone of wetland resources, the riverfront area of Whitehall Brook, and a Zone AE Flood Zone (Land subject to Flooding) and require an Order of Conditions from the Hopkinton C onservation Commission and Mas sDEP. Limits of work are shown within of the 50 foot buffer zone of borderi ng vegetated wetlands in some areas, but appear to have been located at least 50’ from wetland resource areas where possible. As noted above, the Notice of Intent for the project has not yet been submitted. As such, this section shall include only preliminary comments by BETA until a full review of the NOI can be completed. The existing Site slopes downward towards existing bordering vegetated wetlands generally associated with Whitehall Brook to the west and its tributaries. From the Site, Whitehall Brook flows south towards Whitehall Reservoir. Proposed site improvements will include the clearing of existing woodlands within the buffer zone and riverfront area. Portions of the sol ar array will also be installed in these areas, but Department of Land Use, Planning and Permitting July 3, 2019 Page 11 of 11 are g enerally kept beyond the 50’ wetland buffe r zone. It shoul d be no ted that previ ous s ite development have disturbed portions of the wetland buffer zone, ri verfront area, and la nd subject to flooding on the western side of the Site. The erosion control plan includes sections of silt fence to prevent washout of sediment into the resource areas and t he re-estab lishment o f vegetation t o prevent long-term erosion . These measures are expected to be inadequate to prevent impact to the wetlands, as discussed in previous sections. W1.Provide a Notice of Intent describing how the standards of the Wetlands Protection Act and Town of Hopkinton Wetlands Bylaw are met. W2.Label the No-Disturbance Zones described in Table 3-1 of the Hopkinton Wetlands Protection Regulations on the plans. W3.Provide all stormwater calculations required by section 8.3 of the Hopkinton Wetlands Protection Regulations. W4.Clarify on the plans if fertilizer, pesticides, and/or herbicides will be used for the proposed seeding. If we can be of any further assistance regarding this matter, please contact us at our office. Very truly yours, BETA Group, Inc. Stephen Borgatti Philip F Paradis, Jr., PE Staff Engineer Associate cc: Don MacAdam O:\6600s\6674 - Hopkinton - 0 Wood St Solar\Engineering\Reports\Hopkinton - 0 Wood Street Solar Peer Review 07-3-2019.docx I would like the opportunity to serve on the town’s Growth Study Committee as one of the Planning Board members on the committee. I have lived in downtown Hopkinton in a historic home for 15 years and have been following the issue of growth closely, especially in the last 5 years through my work with eHop ​https://ehop.org/​. I am familiar with the town’s bylaws and have a solid understanding of Open Meeting Law. I have excellent organizational and communication skills, particularly with websites, email and social media. I think it is very important that this committee have good communication with the public and that with my skill set I am uniquely qualified to deliver. I hear a lot of frustration in the community about how quickly Hopkinton has grown and many worry that the town is not ready to handle the town services (fire, police, DPW, schools, etc.) needed by our now much larger community. I hope to help the town come up with tools to proactively manage growth and to let residents feel that they have a greater voice in shaping the growth. Amy Ritterbusch 508-904-1206 amywebdesign@gmail.com https://www.linkedin.com/in/amyritterbuschwebdesign/ There is something so special and unique about Hopkinton – with strong schools, great location, impressive natural resources, and a vibrantly invested citizenship – all founded in a community that continues to value its heritage. I have a deep conviction that we can honor where we came from, protect what we value, and grow in ways that benefit everyone. My first priority is always on transparency, engagement, and access for the public. These are not my issues or my decisions to make alone, so I hope to have an active role facilitating a vibrant process that represents community investment and critical buy-in for the action steps that will necessarily follow. The piece of the effort that interests me most personally is the opportunity to build deeper understanding and investment across stakeholder groups utilizing the data and information to create the bigger picture. Where the tensions exist, I see critical opportunities for creative and constructive solutions. As examples, Hopkinton wants to fully capitalize on the commercial development opportunities on South Street and protect the quiet residential district around the lake or we want to develop a vibrant downtown and move traffic efficiently; we can find solutions that respect the competing priorities with constructive planning and management. My experience includes service on the Select Board, Master Plan Update Committee 2004-06 as Chair, Board of Appeals, Land Use Study Committee, and currently Chair of the Planning Board; I have also participated in past civic engagement visioning work and strategic planning for the school department. Muriel Kramer 39 North St Town of Hopkinton  Department of Land Use, Planning, and Permitting  18 Main Street  Hopkinton, MA 01748  (508) 497-9745      To:Planning Board; Muriel Kramer, Chair    From:John Gelcich, AICP, Principal Planner    Date:July 1, 2019    Subject:Conditions related off-site affordable housing units for Chamberlain-Whalen      The Proponent, REC Hopkinton, LLC, has begun the process of identifying potential off-site  locations for the three (3) required affordable housing units. Through this process, two  significant issues have arisen, those being:    1.The time required to acquire, have approved through DHCD, and sell a unit to a  qualified affordable housing lottery winner is significantly longer than previously  understood, creating an issue for the timing of the development of the proposed  units at the Chamberlain-Whalen site.   2.The fast-paced state of the current housing market means that market rate units  which could potentially serve as candidates for conversion to affordable housing  units need to be acted upon quickly, and waiting for Planning Board approval on the  location of the unit could mean the window for acquisition may close before  approval is received.     Given these concerns, after discussion with the Board at the June 24, 2019 meeting, the  Proponent has requested two minor amendments to the Special Permit issued on April 30,  2018 pursuant to Article XI, Flexible Community Development. These amendments and  background information is detailed in the attached memo from the Proponent. These two  proposed minor amendments are:    1.Amend Condition 2 to read: “The affordable units shall be provided on the following  schedule: The first unit shall be provided before a Certificate of Occupancy is issued  for the ​11th​ ​21st​ unit in the subdivision; the second unit shall be provided before a  Certificate of Occupancy is issued for the 21st unit in the subdivision; the third unit  shall be provided before a Certificate of Occupancy is issued for the 31st unit in the  subdivision.”     The proposed amendment to the existing decision is in ​bold and ​strikethrough​.         2.Amend Condition 5 to read: “The location of the off-site units to be provided shall  be approved by the ​Planning Board​ Principal Planner ​in accordance with the FCD  Bylaw. ​This evaluation should ensure that the locations of the proposed  off-site affordable housing units reasonably contribute to an even distribution  of affordable units throughout Hopkinton and that the proposed locations do  not appear to significantly and adversely impact the health and safety of  future residents.    The Principal Planner shall make a written determination on the location  within a reasonable amount of time, however, if a written determination is  not made within 10 days of receipt of the proposed location, the location shall  be deemed suitable.”     The proposed amendment to the existing decision is in ​bold and ​strikethrough​.   June 19, 2019 Mr. John Gelcich, AICP Principal Planner Town of Hopkinton 18 Main Street Hopkinton, MA 01748 Dear Mr. Gelcich: This is to indicate that we received the as-built plan prepared by J.D. Marquedant and Associates, Inc., dated May 3, 2019. Based upon our review, the as-built plan conforms to the approved subdivision plans dated December 14, 2015. If you have any questions, feel free to call us at (781)724-4214. Respectfully submitted, Luckner Bayas, PE July 1, 2019 Mr. John Gelcich, Town Planner Land Use, Planning and Permitting 18 Main Street Hopkinton, MA. 01748 RE: Stoneybrook Road Bond Estimate. Dear Mr. Gelcich: This is in response to the developer’s request followed by your inquiry about the bond estimate for roadway (Stoneybrook Road) at the Highland Park IV Subdivision project. Following his request, I performed a site inspection on June 28, 2019 to assess the present day conditions at the site. Based upon my observation, the site has not changed much since the last inspection that was done a year ago. There are naturally much thicker vegetation that took hold in the detention basins. At some locations though, there have been small damages to the curbing by heavy equipment associated with home sites construction activities. But in general, the roadway appears to have retained its integrity. (See attached photos) The quantities used in the calculations indicate a bond estimate for the entire roadway. The unit costs were as of two years ago. A 5% annual adjustment could be made to the total value to accommodation the effect of inflation, which would renders the bond estimate to approximately $440,000.00 as of today. I hope that clarifies the issue. If you need further clarifications, feel free to contact us at (781)724-4214. Very truly yours, Luckner Bayas, PE