Elaine Lazarus, Director of Land Use, Planning & Permitting, Town of Hopkinton


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Low Impact Development implemented at Legacy Farms, Hopkinton

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  • 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
  • Bioretention area
  • 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

    1. 1. Low Impact Development
    2. 2. 733 acres of former Weston Nurseries property Partnership with developer Agreement on the type and style of development Agreement on open space – 500 acres Sensitive site - culturally and environmentally Design guidelines and low impact development
    3. 3. 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 on it.” Signed May 1, 2008
    4. 4. 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. commercial space
    5. 5. Dated May 13, 2010 Adopted Design Guidelines – attached to MPSP Design Guidelines require LID – two principles:  Design with topography and land forms in mind;  Incorporate stormwater practices consistent with LID techniques, in addition to DEP Stormwater Best Management Practices
    6. 6. 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.
    7. 7. Public Way Minor Residential Drive (10-50 units)
    8. 8. Site Plan Criteria includes: 1. Site Plan must comply with Design Guidelines (LID) 2. Site Plan must comply with the MPSP (DG & HCA)
    9. 9. Waivers granted from Subdivision Regulation provisions to comply with LID principles:  Curbing  Maximum grade  Construction of road & infrastructure on 25% or greater slopes, to locate road in previously disturbed areas  Catch basin & manhole locations  Drainage system – swales and other LID techniques to be used  Boardwalk sidewalk instead of paved sidewalk in one area
    10. 10. Alta Legacy Farms – 240 apartment units – nearly complete Pulte Homes – 275 duplex and simplex units – under construction Retirement Residence – construction begins summer 2014 282.80 acres open space
    11. 11. Minimized grade changes
    12. 12. Series of three infiltration basins between apartment buildings and wetland/pond Infiltration basins