Pilot Way Planning Board Submittal Final
Planning Board
Petition Application
The Crocker Children Trust
Roadway Improvement Plan
55 Pilots Way
Barnstable, Massachusetts
March 21, 2022
Form D & Form C Checklist
Filing Fee
Abutters Map/List
TOWN OF BARNSTABLE SUBDIVISION RULES AND REGULATIONS
FORM D
APPLICATION FOR MODIFICATION OR RESCISSION OF DEFINITIVE PLAN
Date: 01/13/2022 Subdivision #: ANR 1988
To the Planning Board in the Town of Barnstable:
The undersigned authorized applicant(s) or owner(s) of all the land shown on the accompanying approved Definitive
Subdivision plan located and described as follows:
Plan # Plan Book 622 Page 5 Title: Plan of Land in Barnstable, (West) MASS. For Charles F. Crocker, Jr.
_____________________________________________________________________________________________
___________________________________________________________________________________________
Plan Date: 07/20/1988
Date of Planning Board Approval: 09/12/1988
Assessor's Map and Parcel Number(s): 237 / 064-001
Zoning: RF Area: 2.95 Acres Number of Lots: 2
Drawn By: ____________________________________________________________________________________
hereby submits this Application for a Modification __X___ or Recision ______ of an Approved Definitive Subdivision
Plan.
The Modification is described as follows: Proposed Roadway Improvements
____________________________________________________________________________________________
____________________________________________________________________________________________
____________________________________________________________________________________________
If a proposed Modification will result in changes to the Definitive Plan, the plan submission requirements for
a Definitive Plan shall be followed and a Form C Checklist must also be completed and attached.
List all lots which have been conveyed: Lot 7 & 8 as shown on the 1988 ANR Plan
_____________________________________________________________________________________________
___________________________________________________________________________________________
* Attach a list of lot owners and their addresses.
** Attach a list of all abutters and their addresses as they appear on the most recent tax list.
List all mortgage holders of the land by lot: N/A
_____________________________________________________________________________________________
_____________________________________________________________________________________________
__________________________________________________________________________________________
____________________________________________________________________________________________
____________________________________________________________________________________________
1
TOWN OF BARNSTABLE SUBDIVISION RULES AND REGULATIONS
FORM C
DEFINITIVE SUBDIVISION PLAN – SUBMISSION CHECKLIST
This form must be completed by the plan preparer, signed and dated and returned with a completed copy of Form C attached
and the appropriate filing fee. For the complete submission requirements see Section 3-6 of the Subdivision Rules and
Regulations.
PLEASE CHECK EACH ITEM:
__X__ One copy of the completed Form D and Form C Checklist.
__X__ Filing Fee paid $350.00.
_N/A_ GIS file, see Appendix A.
__X__ A list of all abutters, with addresses, from the most recent tax list.
__X__ Copy of most recent recorded deed and tax bill unless submitted at Preliminary stage, and there is no change.
__X__ Evidence of payment of taxes on all lots,
_N/A_ For applicants who are not owners – a copy of the P and S, or written authorization from owner.
Evidence of right of access over any private way providing frontage and access to lot(s).
_____ Will the subdivision conform to all the requirements of the Subdivision Rules and Regulations?
yes __X__ no (see attached letter) If "no", attach a list of waivers required.
__X__ List of any waivers from strict compliance to these Rules and Regulations.
_N/A_ Location of soil test sites and data obtained from them.
_N/A_ Boring logs and soil classifications from proposed manhole and catch basin sites.
_N/A_ Calculations for the determination of waterway openings to justify culvert and drain sizes.
_N/A_ Drainage calculations.
_N/A_ Nine copies of the Environmental Analysis Report, when required, or request for waiver.
_N/A_ Engineer's report outlining maintenance.
_N/A_ Tree map (see Section 3-1.6)
_N/A_ Report from the Cape Cod Commission, if any.
__X__ Land Surveyor’s and Engineer’s original seal and signature on all plans including copies
2
SHEET(S) A - N/A
Eight copies of the Definitive Plan Sheet A containing the following information:
_____ Scale of 1" = 40', or other suitable scale, sheets not to exceed 24" by 36".
_____ Subdivision name and number, north arrow, date, scale, legend, and the words "Definitive Plan".
_____ Key map at 1" = 2,000'
_____ Below the key map the assessor's map and parcel number(s), zoning district(s), zoning overlay district(s),and
zoning area, frontage and width requirements.
_____ Title block – Names of record owner, applicant and plan preparer, location and fire district, revisions
described, dated and signed, date scale and bar scale and the words “Definitive Plan”
_____ Subdivision boundaries, adjacent property lines and abutters.
_____ Zoning District designations and lines, including any overlay districts.
_____ Existing and proposed streets, ways, easements, public areas, and width of paving. Names of streets in
pencil until approved by the Board's Engineer. Classification of streets as Major, Secondary, Minor A or B.
_____ Sufficient data to determine readily the location, direction and length of every street and way line, easements,
lot lines and boundary lines, and to establish these lines on the ground.
_____ Location of all monuments, existing and proposed.
_____ The location of any existing buildings and stone walls.
_____ The location of wetlands, and surface water bodies.
_____ Area of each lot in square feet and acres. Area of wetlands within each lot. .
_____ Lot shape calculations noted on each lot.
_____ Note: "Approval of this plan subject to compliance with covenant to be recorded herewith”, or written
description of other security to be submitted separately.
_____ Space for the Board's signatures and Town Clerk's Certification of no appeal.
_____ 10 copies of Sheet A at a reduced 100 scale, or other suitable scale for distribution.
SHEET B - N/A
A separate reproducible copy of the plan showing:
_____ Below the key map, the total number of linear feet, measured along the centerline, for each street proposed
on the plan. Gross area of roads and cul-de-sacs in sq. ft. and acres.
_____ Lot numbers.
_____ Coordinates of all property corners, lot corners, street line changes in direction, tied in to Mass. Plane
Coordinate System
3
SHEET C- N/A
A separate reproducible copy of the plan showing:
_____ Location, name, legal status and width of right-of-way and paved surface of streets bounding, approaching,
or within reasonable proximity of the subdivision.
_____ Top and toe of proposed slopes adjacent to the proposed roadway
_____ Slopes in excess of 10%, slopes with severe slope characteristics for building sites according to the Soil
Conservation Service.
_____ Road centerline stationing, referenced to the street plans and profiles 0 point for centerline station from
intersection of centerlines.
_____ Existing and proposed contours at two foot intervals, extending beyond boundaries of subdivision to indicate
effect on abutting property. Two bench marks.
_____ Sight distances, see Section 3-1.4.
_____ Drainage systems existing and proposed, delineation of watersheds; water to and from the site.
_____ Erosion and sediment control plan including temporary drainage facilities.
_____ Location of wetlands and surface waterbodies, within 200 feet of the subdivision boundary lines.
_____ Existing water mains, utilities, sewers and utility poles within and adjoining the subdivision.
_____ Separate plans and profiles of every street, showing the following data:
_____ Horizontal scale of 1" = 40'. Vertical scale of 1" = 4'.
_____ Existing centerline profile lines, lines of sidelines.
_____ Finished design profile: elevations every 50 feet, 25 feet on vertical curves.
_____ Elevations related to mean sea level, adjusted using Frimpter correction method.
_____ Profiles and cross sections of drainage including swales, retention basins, catch basins, manholes and
proposed invert and pipe sizes. The location of drainage easements and any surface water body or wetland,
and the height of groundwater (adjusted – Frimpter).
_____ Existing walks and driveways.
_____ Rates of gradient shown by figures for roadways and drainage.
_____ Location of existing and proposed gas, water, sewer, electric, telephone, cablevision and other utilities
including utility poles. Any conflict between existing utilities and proposed construction.
_____ Two bench marks for each street.
_____ Cross sections of roadway at 50 foot intervals showing existing and proposed grades, top and toe of slopes,
pavement thickness, width and gravel base. Utilities and proposed drainage..
_____ Spot elevations on gutters, center lines of corner roundings at street intersections and cul-de-sacs.
_____ Location and type of proposed traffic signs and markings, and street name signs.
2,100.00
Planning Board Preliminary & Definitive Plans Abutter Map for Subject Parcel 237064001
This map is for illustration
purposes only. It is not adequate
for legal boundary determination
or regulatory interpretation. This
map does not represent an
on-the-ground survey. It may be
generalized, may not reflect
current conditions, and may
contain cartographic errors or
omissions.
Legend
Direct abutters to subject parcel.
Parcel lines shown on this map are
only graphic representations of
Assessor’s tax parcels. They are
not true property boundaries and
do not represent accurate
relationships to physical objects
on the map such as building
locations.
88
Town of Barnstable
GIS Unit
175
1/13/2022
gis@town.barnstable.ma.us
Printed on:
0
ft.175
Subject Parcel
Abutters
ft.
1 inch = approx.
Parcels
Town Boundary
Railroad Tracks
Buildings
Approx. Building
Buildings
Parking Lots
Paved
Unpaved
Roads
Paved Road
Unpaved Road
Bridge
Paved Median
Water Bodies
Planning Board Preliminary & Definitive Plans Abutter List for Subject Parcel 237064001
Direct abutters to subject parcel.
Parcel ID Owner 1 Owner 2 Address Line 1 Address Line 2 City State Zip
217026 GEORGE, ERIC S & PRISCILLA J 2084 MAIN STREET WEST BARNSTABLE 02668MA
217055B00 DREIER, PRISCILLA CROCKER PO BOX 1241 3735 MAIN STREET BARNSTABLE 02630MA
237064 CROCKER, DEACON J 2110 MAIN STREET WEST BARNSTABLE 02668MA
237064001 CROCKER, DEACON JAMES &
ALLISON LEE TRS
THE CROCKER CHILDREN TRUST P O BOX 1494 BREWSTER 02631MA
1/13/2022 10:28 AMReport Generated On:Page 1 of 1 4Total Number of Abutters:
This list by itself does NOT constitute a "Certified List of Abutters" and is provided only as an aid to the determination of abutters. If a Certified Abutter List is required, you must contact the Assessing Division to
have this list certified.
Narrative to Accompany the Petition & Exhibits
March 15, 2022
Barnstable Town Hall
Planning & Development
c/o James Kupfer
367 Main Street
Hyannis, MA 02601
RE: Planning Board – Roadway Improvement Application
55 Pilots Way
Parcel ID 237-064-001
West Barnstable, MA 02668
Dear Board Members,
On behalf of The Crocker Children Trust, we are respectfully seeking relief from certain
provisions of the 1973 Town of Barnstable Subdivision Rules and Regulations for roadway
improvements to Pilots Way which provides access to #55 Pilots Way.
The subdivision was originally approved in May of 1973 by the Barnstable Planning Board for 2
lots, a copy of the original Subdivision Plan is attached (Plan Book 271 Page 70). In August of
1983 a Plan of Land was filed and approved by the Planning Board to divide Lot 1 into three
(3) new lots known as lots 3, 4 and 5, refer to attached Plan of Land (Plan Book 375 Page 55).
A covenant was also recorded at the registry of deeds in 1983 requiring Pilots Way to be
brought up to the 1973 roadway standards in order to convey any of the newly created lots for
development. Lot 3 was further divided into three (3) lots now known as lots 6,7 and 8 in
September of 1988, refer to attached Plan of Land (Plan Book 662 Page 5).
The applicant is looking to convey and develop #55 Pilots Way, lots 7 & 8 as shown on the
most recent Plan of Land from 1988. In order to do so the applicant is proposing roadway
improvements to comply with certain provisions of the 1973 Subdivision Rules and
Regulations. Under Section 2 (General) subsection D (Variation) the Board may waive certain
provisions of these rules and regulations, when, in their judgement such action is in the public
interest and not inconsistent with the purpose of the Subdivision Control Law.
The following waivers are being requested as shown on the Roadway Improvement Plan:
Section 5 - Specifications for Construction of the Required Improvements
D) - Drainage System: No drainage system currently exists, none proposed
E) - Municipal Services: All above ground services shall remain overhead as they
currently exist
G) - Roadway Foundation: To remain as currently exist, no known issues
2
H) - Roadway Surfaces: Currently exists as gravel to remain gravel and improved, no
pavement proposed
I) - Sidewalks: No sidewalks currently exist, none proposed
J) - Curbing and Berms: No curbing or berms currently exist, none proposed
K) - Grass Plots: No grass plots currently exist, edge of clearing along edge of way will
remain as shown on Roadway Improvement plan
L) - Street Trees: The existing edge of clearing along the edge of the way will remain as
is unless shown differently on Roadway Improvement plan
M) - Side Slopes: The existing edge of clearing along the edge of the way will remain as
is unless shown differently on Roadway Improvement plan
Design Standers (Type of Street - Minor “A”)
1) Width of Roadway: Required 22’; Proposed 16’ at beginning, 14’ along straightaway
We are proposing to widen the gravel along Pilots Way to 16’ at the beginning closest to Route
6A (Main Street) and then narrow down to 14’ along the straightaway of Pilots Way. We are
also proposing to expand the gravel at the hard left to allow the ladder truck to comfortably turn
around without using private driveways. The proposed width is highly desired to minimize the
disruption to the historic value of Pilots Way including preserving significant trees, stonewalls,
etc. This will also minimize grading which would require more noticeable vegetation removal
and significantly impact the aesthetics of the way. There are no known issues that currently
exist with the width of Pilots Way, and the current proposal will impose minimal, arguably not
noticeable, additional trips along Pilots Way; hence justifying the reduced width.
Once the proposed roadway improvements are completed, we will then petition the Planning
Board to release the existing parcel from the covenant recorded at the registry of deeds in
1983 allowing a Building Permit to be issued.
In closing, thank you for taking the time to consider and review our Client’s Petition for relief
from certain provisions of the 1973 Town of Barnstable Subdivision Rules and Regulations.
We sincerely hope you agree with our position granting the relief will minimize the disruption to
the historic value of Pilots Way and preserve the aesthetics of the way. We respectfully submit
granting the relief is not a substantial derogation from the 1973 Subdivision Rules and Regulations.
3
Very truly yours,
MERRILL ENGINEERS AND LAND SURVEYORS
Timothy Santos, P.E.
Senior Project Manager
H:\21-255\Docouments\Planning Board Submittal\55 Pilot Way Planning Board Narrative.doc
N O T N O T A N A N O F F I C I A L O F F I C I A L C O P Y C O P Y N O T N O T A N A N O F F I C I A L O F F I C I A L C O P Y C O P Y
N O T N O T A N A N O F F I C I A L O F F I C I A L C O P Y C O P Y N O T N O T A N A N O F F I C I A L O F F I C I A L C O P Y C O P Y
N O T N O T A N A N O F F I C I A L O F F I C I A L C O P Y C O P Y N O T N O T A N A N O F F I C I A L O F F I C I A L C O P Y C O P Y
Deed,
Property Card
& GIS Map
N O T N O T
A N A N
O F F I C I A L O F F I C I A L
C O P Y C O P Y
N O T N O T
A N A N
O F F I C I A L O F F I C I A L
C O P Y C O P Y
N O T N O T
A N A N
O F F I C I A L O F F I C I A L
C O P Y C O P Y
N O T N O T
A N A N
O F F I C I A L O F F I C I A L
C O P Y C O P Y
106943
1300
Account #Bldg #1 Sec # 1 of Card # of
UTILITIESTOPO LOCATION
801
CURRENT ASSESSM ENT
Total
1300 175,800
1 4
5
Gas
Well
6
1
Septic
Paved 1 Marginal View
SUPPLEMENTAL DATA
PREVIOUS ASSESSM ENTS (HISTORY)
This signature acknowledges a visit by a Data Collector or AssessorOTHER ASSESSMENTS
APPRAISED VALUE SUMMARY
EXEMPTIONS
0
0
0
175,800NOTES
BUILDING PERMIT RECORD
LAND LINE VALUATION SECTION
Level
CURRENT OWNER
55 PILOTS WAYProperty Location Map ID
Vision ID
Bldg Name State Use
Print Date
STRT / ROAD
VC
Total
VISIT / CHANGE HISTORY
175,800 175,800
1 1 1
Alt Prcl ID
Split Zonin
BID Parcel
ResExpt Q
#DL 1
#DL 2
GIS ID
Description Code Assessed
175,800
Assessed
CodeYear AssessedCodeYear
Total
Assessed VYearCodeAssessed
TotalTotal
2020 2019 130013001300162,800 162,800
175,800 162,800 162,800
0
Permit Id Issue Date
Year Code Description Amount
0.00
Code Description Number Amount Comm Int
Appraised Bldg. Value (Card)
Appraised Xf (B) Value (Bldg)
Appraised Ob (B) Value (Bldg)
Appraised Land Value (Bldg)
175,800Total Appraised Parcel Value
Special Land Value
1F
1
00
1
175,800
1
1
Use Code
Type Description Amount Insp Date % Comp Date Comp Comments
Vac Land M-00
Vac Land M-00
RF
RF
Zone
Total Card Land Units 2.95 Total Land Value
B
1300
1300
Parcel Total Land AreaAC
DM
AL
DR
DR
IdDate
05-13-2020
06-15-2015
06-11-2013
01-17-2012
237/ 064/ 001/ /
622/5Plan Ref.
Land Ct#
#SR
Life Estate
PP Acct
Assoc Pid#
LOTS 7 & 8
F_973453_2717418
RES LAND
Field Review
Change of Address
In Office Review
In Office Review
Purpost/Result
FR
22
16
16
Is CdType
22
03
03
BARNS
ASSESSING NEIGHBORHOOD
Nbhd
0106
Nbhd Name B Tracing Batch
Total Appraised Parcel Value 175,800
Valuation Method C
175,8002021
THE CROCKER CHILDREN TRUST
P O BOX 1494
BREWSTER MA 02631
CROCKER, DEACON JAMES & ALLIS
2.95
11/14/2021 10:10:36
Description Land Value
142,500
33,300
Adj Unit P
142,500
17,100
Location Adjustmen
1.0000
1.0000
NotesNbhd. Adj
1.200
1.200
Nbhd.
0106
0106
Cond.
1.00
1.00
Site Index
5
0
Size Adj
1.00000
1.00000
Unit Price
118,750
14,250
Land Units
AC
AC
1.000
1.950
Land TypeLA
1
1
FY2022
BARNSTABLE, MA
RECORD OF OWNERSHIP
CROCKER, DEACON JAMES & ALLISON
SMITH, ERIN MARIE
SMITH ERIN MARIE & KEITH ERIK
PECKHAM, TAMSIN C
SALE PRIC
1
1
200,000
1
V/I
V
V
I
I
Q/U
U
U
Q
U
SALE DATE
03-02-2018
03-02-2018
12-16-2013
12-20-2011
BK-VOL/PAGE
0210
0206
0343
0057
31116
31116
27886
25937
No Sketch
1300
Account #Bldg #1 Sec # 1 of Card # of
55 PILOTS WAY
Element
Dep % Ovr
Dep Ovr Comment
Misc Imp Ovr
Misc Imp Ovr Comment
Cost to Cure Ovr
Element
Undeprec Value
COST / MARKET VALUATION
0
Adjust Type
CONDO DATA
Factor%
106943
Property Location
Vision ID
Map ID Bldg Name State Use
Print Date111
Description
Cost to Cure Ovr Comment
Description
Code
OB - OUTBUILDING & YARD ITEMS(L) / XF - BUILDING EXTRA FEATURES(B)
BUILDING SUB-AREA SUMMARY SECTION
Unit Cost
RCNLD
100
Condition
1
0External Obsol
0Functional Obsol
0
Year Remodeled
Remodel Rating
0
0Year Built
0
Ttl Gross Liv / Lease Area 0 0 0
Parcel Id 0.0
SB
C
CONSTRUCTION DETAIL CONSTRUCTION DETAIL (CONTINUED)
Owne
Condo Flr
Condo Unit
Code Description
Code Description Living Area Floor Area
Appr. Value
Depreciation Code
Building Value New
Effective Year Built
Depreciation %
Trend Factor
Condition %
Percent Good
Unit Price Yr Blt Cond. Cd % Gd Grade Grade Adj.Description L/B Units
237/ 064/ 001/ /
Cd
Eff Area
0
Cd
Style
Model
Grade:
Stories
Exterior Wall 1
Exterior Wall 2
Roof Structure
Roof Cover
Interior Wall 1
Interior Wall 2
Interior Floor 1
Interior Floor 2
Heat Fuel
Heat Type
AC Type
Bedrooms
Full Baths
Half Baths
Extra Fixtures
Total Rooms
Bath Style
Kitchen Style
Occupancy
Accessory Apt
Foundation
Rms Prts
Bath Split
Vacant Land
Vacant or OBY
99
00
11/14/2021 10:10:36
2,000.00
This map is for illustration purposes only. It is not
adequate for legal boundary determination or
regulatory interpretation. This map does not represent
an on-the-ground survey. It may be generalized, may not
reflect current conditions, and may contain
cartographic errors or omissions.
Parcel lines shown on this map are only graphic
representations of Assessor’s tax parcels. They are
not true property boundaries and do not represent
accurate relationships to physical objects on the map
such as building locations.
3330167
Feet
feetApprox. Scale: 1 inch =167
Legend
Town of Barnstable GIS Unit
367 Main Street, Hyannis, MA 02601
508-862-4624
gis@town.barnstable.ma.us
Map printed on:1/12/2022
Parcels
Town Boundary
Railroad Tracks
Buildings
Approx. Building
Buildings
Painted Lines
Parking Lots
Paved
Unpaved
Driveways
Paved
Unpaved
Roads
Paved Road
Unpaved Road
Bridge
Paved Median
Streams
Marsh
Water Bodies
Site Photos
Pilot Way/Route 6A Entrance
Looking down Pilot Way
Area of 16’ widening
Area of 14’ widening
Area of 14’ widening (Straightaway)
Approaching 4-way intersection
4-way intersection
Roadway Improvement Plan
(Attached Separately)