Partnership forced per MGL c.61A; 2 year planning process General agreement on type & style of development – outcome of pl. process OS min. 500 acres Sensitive site – very visible from roads, open; views into site; heavy use by equestrians, hikers, hunters, etc.; agriculture disturbed much of site – not pristine; needed restoration & cleanup Design guidelines – Town felt needed Des. Guidelines to guide the design & implementation of design principles LID an integral part of the development – both town & dev. Wanted it. Looks better, fit with the land.
Layers of regulation implement the LID principles HCA is first layer – signed just prior to the vote on the zoning change. Covers items/issues that pertain to the entire site and that can’t necessarily be handled during permitting processes.
Zoning changed May, 2008, establishing a 2-step approval process for the entire site. The MPSP covers all land in the district, and all land must be shown on a Development Project site plan. All land, including open space.
MPSP includes attached, adopted Design Guidelines. Two of the principles: 1) Design w/ topography & land forms in mind; 2) incorporate stormwater practices consistent with LID techniques, in addition to DEP stormwater BMPs
Flexibility in street design Planning Board will grant Sub. Reg. waivers so as to comply with the Design Guidelines
Design Guidelines contains street layout cross section details. Major Street (public way) – 3 options, this is the one used – 50 ft. ROW, 24’ paved, 8 ft. multipurpose sidewalk (any non-motorized travel) one side Minor Residential Drive – private way, serves 10-50 units, 18 ft. wide pavement Not shown – Major Residential Drive, 50+ units – 20 ft. wide pavement; Common driveway, 2-10 units, 12 ft. wide pavement; Commercial driveway, 24 ft. wide pavement
Another layer of regulation – entire district must be included in one Development Project, requires compliance with other layers
2.6 miles of future public way total, north and south. Subdiv. plans for both have been approved, south road built. Town will maintain only stormwater components in public right of way. LOA responsible for rest.
Permitted development: Apartments – 240 units, almost complete Pulte – 275 duplex & simplex units Retirement Residence – construction summer 2014 282.80 acres on these plans, plus PWTF site plan – 160 under covenant
Point out the north and south sides, separated by Rt. 135 No activity on north side yet South side building
Major goal – fit the development with the land where possible
Grass swales – rip rap supposed to be grass? Not sure if this will remain.
Bioretention areas – one on the left is new, one on the right is older
A detention pond was deemed necessary, but it doesn’t look like the old basins from years ago. Designed as a wet basin.
Design to fit with the land. Image on left is a CB that connects to a bioretention area Image on the right - there is a bioretention area on the right and the detention pond on the left – blends in.
Plan shows series of 3 infiltration basins, on the right, between the buildings and a pond & associated wetland buffer to the right
This is the area with the three infiltration basins
This is the area with the 3 infiltration basins – I am standing on the walkway behind the apartment buildings
The three infiltration basins
Infiltration basin closeup on the; birdhouses installed between the basins and the pond
Bioretention area behind another building, with dog enclosure just beyond it. The signs are posted all around the property
Central area in the apartment complex preserved as natural actually accommodates a grade change from the top of the site to the bottom (pond area)
View to the south. Previously disturbed stream area, man-made channel will remain as-is. Heron was there (right photo)
View to the north. Road profile narrows at the wetland crossing. This area was all previously disturbed agricultural growing land, and the water was used for irrigation.
Wastewater treatment plant building. Leaching beds on the other side of the trees. Created meadow – restored land.
Elaine Lazarus, Director of Land Use, Planning & Permitting, Town of Hopkinton
Low Impact Development
733 acres of former Weston Nurseries
Partnership with developer
Agreement on the type and style of
Agreement on open space – 500 acres
Sensitive site - culturally and environmentally
Design guidelines and low impact
Host Community Agreement item #1:
“The project shall be based on low impact design
principles, a set of strategies that seek to maintain
natural systems during the development process by
creating a development that, to the extent feasible,
is integrated into the landscape and not imposed
Signed May 1, 2008
Zoning Bylaw Amendment – Open Space Mixed
Use Development (OSMUD) Overlay District –
adopted May 8, 2008
OSMUD established two-step approval process:
1. Master Plan Special Permit for entire 733 acres –
including Design Guidelines
2. Site Plan Review for Development Projects
Maximum 940 dwelling units; 450,000 sq. ft.
Dated May 13, 2010
Adopted Design Guidelines – attached to
Design Guidelines require LID – two
Design with topography and land forms in mind;
Incorporate stormwater practices consistent with
LID techniques, in addition to DEP Stormwater Best
Street and Driveway Design:
Street design and layout shall complement the character of the
District and its land uses by following existing topography,
limiting site disturbance, avoiding environmentally sensitive
locations and minimizing cuts and fills as much as possible. The
Planning Board may consider flexibility in the street design and
layout in order to accomplish the design intent of the District, the
MPSP and these Guidelines. Flexibility in street design which is
consistent with the intent of the District could result in differences
to standards utilized elsewhere in Hopkinton with regard to street
width, length, maximum grades, curbing and shoulder widths…
It is the intent that the Major Street be designed in accordance
with the standards contained in the Subdivision Rules and
Regulations, with the exception that it is the intent that waivers
will be granted by the Planning Board in order to utilize the
standards contained in these Guidelines instead.
Minor Residential Drive
Site Plan Criteria includes:
1. Site Plan must comply with Design
2. Site Plan must comply with the MPSP (DG &
Waivers granted from Subdivision Regulation
provisions to comply with LID principles:
Construction of road & infrastructure on 25% or
greater slopes, to locate road in previously
Catch basin & manhole locations
Drainage system – swales and other LID techniques
to be used
Boardwalk sidewalk instead of paved sidewalk in
Alta Legacy Farms – 240 apartment units –
Pulte Homes – 275 duplex and simplex units
– under construction
Retirement Residence – construction begins
282.80 acres open space