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Staff Report - Old Stage Road and Parker Lane Prelim Subdivision1 Town of Barnstable Planning & Development Department Staff Report Old Stage Road and Parker Lane, West Barnstable Preliminary Subdivision Plan Date: April 4, 2024 To: Stephen Robichaud, Chair, Planning Board From: Planning & Development Department Staff Subdivision: No. 829 Owner: Larry Nickulas Applicant: Larry Nickulas Property Address: 0 Old Stage Road and 0 Parker Lane West Barnstable Assessor’s Map/Parcel: Map 152 and Parcel 006 and 010 Zoning: Residence F (RF) District, Resource Protection Overlay District (RPOD), Aquifer Protection Overlay District (AP) Background The subject of the application is for the potential subdivision of land at Old Stage Road and Parker Lane, West Barnstable. The applicant has submitted a preliminary subdivision plan. The purpose of the submission of a preliminary plan will be to enable the applicant, the Board and other municipal agencies to discuss and clarify any identified conflicts or concerns of such subdivision before a definitive plan is prepared. In the case of a subdivision showing lots in a residential zone, any person, before submitting a definitive plan for approval, may submit a preliminary plan to the Planning Board and to the Board of Health. During discussions of the preliminary plan, information required for the definitive plan will be developed. Subdivision Overview The subject property is located on what is being identified as Parker Lane. The subject property is within the Resource Protection Overlay District which requires a minimum lot area of 87,120 square feet. The subject property is also located within the Residence F which requires a minimum of 150 feet of frontage. ▪ Lot 1: is unimproved with a total lot area of 87,259 square feet and frontage of approximately 533.87 linear feet on the proposed Parker Lane extension, and 219.84 linear feet on Old Stage Road ▪ Lot 2: is unimproved with a total lot area of 141,070 square feet and with 290.94 linear feet of frontage on Parker Lane extension. Lot 1 and Lot 2 meet the minimum lot area of 87,120 square feet and also meet the minimum frontage of 150 feet. 2 Waivers Requested The following waivers are requested by the Applicant. More details of each waiver can be found in the application provided. • §801-24.A.A.(a).(16) Environmental Report • §801-24.C. Profile Sheet • §801-24E.(6-9) Review • §801-24J(5) Binder Course • §801-24N.(3)(a) Hydrant System • §801-27 Drainage • §801-29 Sidewalks • §801-30 Curbing and Berms • §801-45 Roadway Surface • §801-46 Sidewalks • §801-47 Curbing and Berms • §801-49 Street Trees • §801-52 Monuments • Appendix A Minor Road B Cross Section Correspondence A request for comments has been sent to the West Barnstable Fire District, Town Engineer and Board of Health. All responses shall be provided to the Board. Procedure §801-23D. Board actions. The Board shall, within 45 days after submission give such preliminary plan its approval with or without modification, or shall disapprove such plan stating its reasons. The applicant shall be notified by certified mail of the Board's decision and any conditions of approval. The Town Clerk shall be notified of the Board's decision in writing. Draft Decision Based on the information contained in the application and presented at the public hearing, the Board may wish to consider the following findings: Suggested Findings: 1. The Application for Tentative Approval of Preliminary Plan (Form B) is for Larry Nickulas dated March 4, 2024. 2. The Preliminary Subdivision Plan is shown on, “Preliminary Subdivision Plan of Land on Old Stage Road and Parker Lane in Barnstable, MA. Relocation of Parker Lane on Proposed Lot 1 and 2”, dated January 5, 2024, by Gallagher Engineering. 3. The Applicant has requested certain waivers in order to maintain the rural character of the area. In accordance with Section 801-5.B.(1) of the Code of the Town of Barnstable, waivers from construction standards to maintain rural character, the Planning Board has made the following findings: a) Granting of the waivers requested are in the best interest of the citizens of the Town. 3 b) The plan is well designed, and in keeping with the general design principles set forth in Article VI of the Subdivision Rules and Regulations. c) There is adequate access to the lots for the uses intended thereon. d) The plan is in keeping with the character of the surrounding area. Should the board wish to approve the application for Tentative Approval of Preliminary Plan, a motion should be duly made and seconded to approve or approve with modification “Preliminary Subdivision Plan of Land on Old Stage Road and Parker Lane in Barnstable, MA. Relocation of Parker Lane on Proposed Lot 1 and 2”, dated January 5, 2024, by Gallagher Engineering. Or Should the board wish to disapprove the application for Tentative Approval of Preliminary Plan, a motion should be duly made and seconded to disapprove the “Preliminary Subdivision Plan of Land on Old Stage Road and Parker Lane in Barnstable, MA. Relocation of Parker Lane on Proposed Lot 1 and 2”, dated January 5, 2024, by Gallagher Engineering, and state its reasons for the disapproval.