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HomeMy WebLinkAbout0000 MAIN STREET I. �y P , sv r *•r ,.� r, C.C:+V (.f:•1 1S7r1 { ��r � n �{" ,br� r� " �.,.; U - 11 J fi .rJ•q .� Mi a ^^��,,,,,[[r�jj�� { •tt r( i.�e '.Y.. .{{' `•Y:• .'r; rr -,j -0S:r9.,�t v, • ,z4 {v"f ., ..i: t. .n' 1�:,� ° > +a,' ,,A y ,��4.ru t {d!",., r' "' y ltf b" rl lh, tr. sl g'; .,rr 4r,, .'.i ! r C,.. .r �/�-�(1,IY ,�.Y1 n �; +� ! r �. .f � c E J.., ,r.� � �c + b v fi� {l i� ° P r "'(Cx f rr • �t n'.' Spi" iv . .ty.Fr ." fkr , h .:. Pp" f, ; 6 !id/ r'd .yn;"n ., .:.�tticyfl•,7 .. ,. Y rtiy Town of Barnstable Legal Department - Town Attorneys' Office 367 Main Street, Hyannis MA 02601-3907 (/,Inter-Office MemorandumA;tjle Robert D. Smith,Town Attorney Office: 508-862-4620 Ruth J. Weil, 1st Assistant Town Attorney Fax: 508-862-4724 T.David Houghton,Assistant Town Attorney Claire Griffen,Paralegal/Legal Assistant Claudette Bookbinder,Legal Clerk (7-0 CONFIDENTIAL Date: February 24, 2003 l3 To: Open Space Committee From: Assistant Town Attorney David Houghton 1-‘79-clitAV Subject: Assertion of Access Rights, Bayside Finding, Assessors Map 217, Lot 30 Legal Ref. # 20020263 eiSe-er (n9-/Vir B4c/V, Per your request, I have reviewed the various letters and memoranda from Paul Revere, Esq. dated December 10 and 31, 2002 relative to the above-captioned matter, and would respond to you as follows. Easement Access. Both the December 10 letter to Open Space (referencing only"road as Pilot's Way . . . turns east . . . then north . . . eventually into the Marsh") and the December 31 letter to me ("1980s access easement did not qualify as frontage . . . based on my research, the private way will qualify as frontage . . . or the ZBA will grant a frontage variance") assert only the "private way" as access,therefore I will not address the easement access (see Plan Book 406, Page 30) except to say that it appears to terminate on the adjacent westerly parcel and would not provide access at its end to locus. Private Way Access. The argument here is that there is access and frontage via an old way that runs east from Pilot's Way along Map 237 Lot 59, then turns north along Map 237 Lots 59 and 7 across the tracks and past locus. I see a number of problems with that assertion. First, the Assessors list locus' address as 0 Main West Barnstable, not recognizing locus as having access (see Map 237 Lot 65 85 Pilot's South of tracks, Map 217 Lot 55-BOO 63 Pilot's also South of tracks, and Map 217 Lot 24 BOO 67 Pilot's North of tracks). 20020263 Memo2 r =;;; Second, the 1850 deeds and 1915 Old Colony layout don't show the track crossing extending to 6A and providing access, which makes sense, since locus was part of one parcel that extended all the way to 6A and the crossing could have simply been for access from the back part to the part remaining north of the tracks, not all the way to 6A (rhyming coincidental). That this was a"road to nowhere" is also supported by a 1973 subdivision plan of Charles F. Crocker recorded in Plan Book 271,Page 70, which shows a set of what may be vehicle tracks branching east off what is now Pilot's Way, but then stopping well short of the railroad tracks: note that there is a similar set that branch off to the West and do reach the tracks,but this set is well West of locus. Third, the existence and location of this way is too speculative and uncertain: indeed,the assertion seems to arise only from the location of the railroad crossing in relation to the arrangement of certain stone walls depicted on plans in Plan Book 57, Page 65 and the aforementioned Plan Book 271, Page 70. However, the crossing may not be located on locus at all. In the late nineteenth and early twentieth centuries, the eastern"jog" of locus was part of a rectangular parcel owned by Edgar Jones that stretched from Route 6A North across the tracks to a ditch, which was either at the edge of the marsh or short of it as depicted in Plan Book 406, Page 30; it was bounded westerly by land of William Crocker's heirs; and it was bounded easterly by one Cornelius Dineen and later Manuel Enos. Title prior to Jones was originally in Isaac Whitman at the time of the 1853 railroad extension(Book 67, Page 89) and still described as bounding west by William Crocker and East by Charles Jenkins and running a distance of 397' from West to East (the layout widens from 3 rods to 4 rods at Jenkins', giving a good fix on the East boundary [Jenkins also describes land of his"northerly and southerly" of the layout], and Crocker died in 1879 survived by his wife Rachel H. and son Alexander K., Barnstable Probate 7655, and Isaac's wife Elisa released her dower interest at the time of the 1853 railroad right-of-way conveyance). Jones sold off two sections, one "swamp"to a Willie Clark in 1888 (181/79) bounded on the West by a"lane," and another"swamp"to a William Wirtanen in 1907 (282/111) bounded on the East by"the old road . . . together with a right in common with others over the said road from the Main Street or County Road." The Jones rectangular parcel sans"swamps" and what is now the Elliot MacSwan and Barnstable Conservation Foundation properties (its easterly half, see Assessors Map 237 Lots 5 and 8) eventually ended up with one Charles Kimball in 1940 (705/345), but in none of those deeds are there appurtenant or reserved rights of way. Kimball sold off what may have been left of the original parcel North of the tracks to William Lewis III in 1972 for$1.00 (1748/186) except for a thin sliver retained between that and the Elliot MacSwan parcel as described in the final deed from the Kimball estate in 1983 (3717/96 and Assessors Map 237, Lot 7), which sold for$120,000.00. Therefore, it cannot be determined whether this old lane, road, etc., was once an extension of Pilot's Way and now long,abandoned, twists and turns as Mr. Revere asserts, or ran somewhere through the former Kimball and MacSwan properties, now Assessors Map 237, Lots 7 and 8, respectively, and is also long abandoned. In conducting any review of this question,it is useful to refer to Plan Book 271, Page 70 and to note the changes in the stone wall configurations and that what is presently Pilot's Way lies to the West of the former Jones/Kimball parcel. 20020263 Memo2 Finally, Attorney Revere draws a comparison between locus and a nearby parcel (Map 217, Lot 24) which was the subject of a frontage variance grant from the Board of Appeals that is presently itself under appeal in Barnstable Superior Court. Map 217, Lot 24 is not comparable to locus, however, because the access is clearly expressed in the deeds and recorded plans in the chain of title for Map 217, Lot 24,which is not the case for locus. Given the indefiniteness of the claimed access to locus, I have not delved into whether it is legally sufficient access so as to render locus at least not unbuildable for that reason. If in the future the existence of access to locus is determined, I could then review its legal sufficiency. 20020263 Memo2 QUERY PROPERTY: QUERY END QUERY., PROPERTY ' PENTAMATION 10/07/03 PARCEL ID 217 030 GEO ID 13400 LOT/BLOCK DBA PROPERTY ADDRESS OWNER BAYSIDE 0_ __ MAIN STREET/RTE 6A ( FUNDING INC -BARNSTABLE BOX 679 BROOKLINE VILLG MA 02147 PHONE DISTRICT BA DEVELOPMENT STATUS C ASSESSOR' S CODE CAPACITY (NOTES) ZONING DIST/ZOC RF SEWER SYSTEM FLOOD PLN/ELEV. WATER SYSTEM OKH? Y # BEDROOMS ZBA DECISION FAMILY APT LOT SIZE 247420 . 8 OPER/MGR NAME WET LANDS MULT ADDRESS USE 132 PROTECT DIST AP (N) EXT / (P) REVIOUS / NO (T) ES / PER(M) ITS / (V) IOLATIONS / (G) EOBASE / (E)XIT 4 Memorandum To: Attorney Robert Smith—Building Corn.Thomas Perry From: Linda Hutchenrider Date: 10/7/2003 Re: Appeal of Building Commissioner's Sept.4,2003 Decision kQ�'/ O� 11 C Attached hereto is a letter from Paul Revere with a copy of Tom's decision regarding Bayside's request for determination on Assessors May 237,Parcel 004,and Assessors Map 217,Parcel 030. According to Mr.Revere the day he clocked this in was the last day he could appeal this. He wanted the letter to stand as an appeal. However,he told me that the owner has subsequently found a buyer for the property who does not want to develop it and the sale is on Friday the 10'. So—Mr.Revere,purportedly will bring in a withdrawal of this appeal on Friday after the closing— but in case the closing does not go through he wanted an appeal on record. Hence I am treating this as an appeal and am forwarding a copy to both of you. If he brings in an appeal on Friday I will have my staff forward the letter to both ou. Have a good week....,.Lind 'N-', 1 rr { LAW OFFICES OF PAUL REVERE, III 226 River View Lane Centerville, Massachusetts 02632 (508) 778-7126 October 6, 2003 Zoning Board of Appeals Town of Barnstable 200 Main Street Hyannis, Massachusetts 02601 Dear Members of the Board: This letter serves as the appeal by Bayside funding of the Building Commissioner's September 4, 2003, decision on Bayside's request for a determination as to whether Assessors Map 237, Parcel 004, and Assessors Map 217, Parcel 030 have sufficient frontage to qualify as buildable lots under Barnstable's Zoning Ordinance. A copy of the Building Commissioner's decision is attached. Please feel free to contact me at (508)778-7126 if you have any questions regarding this letter. Very truly yours, Paul Revere, Ill cc: Bayside Funding. W I -0 ri7r— m .0 1 x, , Townvis of Barnstable Regulatory Services �k �r I Thomas F.Geiter,Director ilk 1= �F ` Building Division •,, Tom Perry,Building Commissioner ,,,;;q 200 Main Street, Hyannis,MA 02601 M hw , 508-862-4038 Fax 508-790-6230 4 , '' September 4,2003 l t,� .t. r . i. Paul Revere,Esq. 4- ' t 226 River View Ln. a s + Centerville,MA 02632 .::: : i '' 4, Re: Assessors Map 237 Parcel 004 and Assessors Map 217 Parcel 030 t ,4 '',` Dear Atty.Revere: it: y-F . g _ This letter is in response to the letter you sent with documentation concerning the above lots. In your l ' opening paragraph of this letter you summarize the purpose is not to request that you make a determination a 'a�$M of adequate access,but rather to determine whether the property meets frontage requirements. i kr ` / .� The lots in question still have the same problem as the Taber proposal submitted to the Zoning Board in e,-;. 1991,an issue of frontage. The Board at that time addressed the tracking of the title for the property back ':N�,4 to 1887 as you have also done in your documentation. Even with this documentation the Board, at that ,..;:if' time,did not feel that this was adequate to show grandfathered status because it existed prior to the adoption of zoning. The Board,in its 1999 decision,also addressed the easements that you are citing in the ‘''''' 4''!'' documentation that you provided. At that time, 1991,its findings of fact determined that"The way as "1 c. shown on the plan of land submitted does not constitute a way sufficient for purposes of establishing k v''x, frontage as the owners of the land seek to establish it". The plans have not changed since then. In fact it : would appear that this package presented to me has the same plans and records that were already in the t0.4„, " k,.. ZBA file,so in reality nothing has changed. '''' `.,' You state that the Town of Barnstable has issued numerous building permits for properties which have frontage on one way but are accessed by an easement. This is true. Some lots have been allowed to gain. - access through an easement separate from the frontage,but these lots have the required frontage. The / .t reasons for an easement are varied and really immaterial to this response. if,, ¢ :: I hope that this letter clarifies my position on the standing of these lots. If I can be of any further assistance , ` . please let me know. " Sincerely, } Fl . t ....- "j"--1"."---- -2"-D______ _-,:vi. Thomas Perry ,4 `. Building Commissioner fw:. 4, �* +e: Q.Comnnfer=ers:RevorePO30004 -.-- y M. R Sa yy ( Yts. l i. - N °E.v M r'L p rka v t et.44 fs n•-tsvh - 0 rr f 4 c G.s s 45 14:E -- (Lk Property Location: MAIN ST./RTE 6A(W.BARN.) MAP ID: 217f 030///,,...,.� F P Vision ID: 15473 Other ID: m JBldg#: 1 Card 1 of 1 Print Date:08/05/2003 09:27 ,,, �:,} tier N �, 3TO O TJT1!TIES:STRT R®AD0 LOGA1TfOON�. ' ClRRENTA!SES EN7' .1 ;i <'_'. »,.... ,l.U �. ,..>3,,,,�, ,�R,a. > .,, s.,, .,.�- J �� ,x .� .... ......_... ....,�,........f-a...--,�-,.,,._ ,fly»�.,..,.», � .,_�,.,,_..,:. ..,:•�'.,'�.�a _...,, ....,,�.� y=s�.�n. BAYSIDE FUNDING INC `\ Description Code Appraised Value Assessed Value Er, 1300 173,600 173,600 801 BOX 679 BROOKLINE VILLG,MA 02147 Barnstable 2003,MA Account# 134009 Plan Ref. i Tax Dist. 100 Land Ct# ®/2 ]O ' Per.Prop. #SR ! Life Estate �[TI S I 1,N #DL 1 Notes: V #DL 2 GIS ID: 15473 Total 173,600 173,600 10 .� ,. c� 3 _ P�vr©rr AsEssl�rENTsrrrs_aR 3I�ECUI2D OF 0�1'N�RSHtP �: :BI(�:.�U,,,�✓l°i�GE •S�IL,�"DA�E., lu vlr ;SAL� B1'C�:�`'», �.,..—»; ., �,. � ,�( �T�_ � ..;,,, BAYSIDE FUNDING INC 6916/089 10/15/1989 U V 176,810 N Yr. Code Assessed Value Yr. Code Assessed Value Yr. Code Assessed Value TABER,ALLAN P JR 5491/332 12/15/1986 Q V 100,000 2002 1300 173,600 2001 1300 173,600 2000 1320 21,500 ELLIS,B W C 4770/125 10/15/1985 U V 32,500 D LEWIS,WILLIAM I3. 1316/105 Q 0 Total: 173,600 Total: 173,600 Total: 21,500 in " 'i _ '': , 'EMPTION& W er " 11,1 rigliglak 30, 70102, 'It 9StS SiS`MENT'} kThis signature acknowledges a visit by a Data Collector or Assessor Year Type/Description Amount Code Description Number Amount Comm.Int. ,• »» .,,, APPRAISED IALilESMMARY Appraised Bldg.Value(Card) 0 Appraised XF(B)Value(Bldg) 0 Total: Appraised OB(L)Value(Bldg) 0 Appraised Land Value(Bldg) 173,600 I.,._...TREb. 0 ,m_3i E SWAZ'TS 11116 4101r 1 _. _.Asia' W t. = Special Land Value Total Appraised Card Value 173,600 Total Appraised Parcel Value 173,600 Valuation Method: Cost/Market Valuation Net Total Appraised Parcel Value 173,600 , ,: <,; -�.: � � ,;3, ,�, �'�,. � �, s ..>: S /C '' G HISTORY ,•,.•, ,, ,,,;, ,, � BtrTILD .. G1'�ERMI,�'RECORD: e. r�'�.,�,» .,, » a.��. ,;. ..,� �.4�1T... ��...�°�... �� ...r 240,1 Permit ID Issue Date Type Description Amount Insp.Date %Comp. Date Comp. Comments Date ID Cd Purpose/Result a ti l 3 3 S :,, ,.. v 3, .,rev. DL��1Nr! �O � lo.,,E. SEeTro RI r � �. . ... . B# Use Code Description Zone D Frontage Depth Units Unit Price I.Factor S.I. C.Factor Nbad. Adj. Notes-Adj/Special Pricing Adj. Unit Price Land Value 1 1300 Vac Land RF 1 2 1.00 AC 16,500.00 1.00 5 1.00 78AB 0.80 SPCL(1.,U13)Notes: 80,000 1 1300 Vac Land RF 1 4 4.68 AC 1,000.00 1.00 5 1.00 78AB 0.80 SPCL(5.,U11)Notes: 93,600 Total Card Land Units 5.68 AC Parcel Total Land Area: 5.68 AC Total Land Value 173,600 Property Location: MAIN ST./RTE 6A(W.BARN.) MAP ID: 217/030/// Vision ID:15473 Other ID: Bldg#: 1 Card 1 of 1 Print Date: 08/05/2003 09 .,-.,. .a...:. ,,.. , . • �w i,�.Y �+y� •./•v t.O ..�G:.� ..:,.,, :3. ,� � ...;: ... :: I,• ,;:. :4 :(1:�ExLaV�„� ':� 'a .,,:�. , :• <:� . c,.,+,_..,, , : 4Q4X�1 L\�4,:..,. ,�t.............�� �. �,.T.3, Element Cd. Ch. Description Commercial Data Elements Style/Type 99 Vacant Land Element Cd. Ch. Description Model 00 Vacant I eat&AC Grade I rame Type :aths/Plumbing Stories Occupancy eiling/Wall ooms/Prtns Exterior Wall 1 A Common Wall 2 all Height Roof Structure Roof Cover Interior Wall I = % ,• iCDNAOjO.13X,LEHOMEI?A 2 lement Code Description Factor Interior Floor I omplex 2 I loor Adj nit Location Heating Fuel I umber of Units Heating Type AC Type I umber of Levels Ownership Bedrooms Bathrooms COS=/OTOMMUA77ON Total Rooms nadj.Base Rate .00 ize Adj.Factor .00000 Bath Type ade(Q)Index .00 Kitchen Style dj.Base Rate .00 I:ldg.Value New ear Built I ff.Year Built I rml Physcl Dep 6 = I uncnl Obslnc con Obslnc Code nescrintinn Percentage Sped.Cond.Code 1300 Vac Land 100 pecl Cond% verall%Cond. 0 IPeprec.Bldg Value g' .._ OB OUTBUILDING& Yr4RD ITiEMS(Lf f-74,0 .4.0f '1' 7 EATURES(B) Code Description L/B Units Unit Price Yr. Dp Rt %Cnd Apr. Value .BUILDINGS�UB AREA;SUMtYIiRYSECIl011r ;, , Code Description Living Area Gross Area E_I Area Unit Cost Undeprec. Value Ttl. Gross Liv/Lease Area 0 0 0 Bide Val: Property Location: MAIN ST./RTE 6A(W.BARN.) MAP ID:riT71004/1 1 L ish/4 z,Lock -az. Vision ID: 16838 Other ID: Bldg#: 1 Card 1 of 1 Print Date:08/05/2003 09:26 1M: ' ''retlltaiSI!rOWNPualkliMIVi:',',11,'elWW!,,tgirtalri0101?xilif0Ibil.I:604110),4121W---1411:YISMIONSOSS*MAiliNT l'',_'' 1:5K1 BAYSIDE FUNDING INC Description Code Appraised Value Assessed Value RES LAND 1300 90,000 90,000 PO BOX 679 801 BROOKLINE VLLG,MA 02147 Barnstable 2003,MA '1,Aitite,'MV:,SUAIZNEA121104.011iniviorl Account# 147068 Plan Ref Tax Dist. 100 Land Ct# Per.Prop. #SR Life Estate VISION #.,,1 Notes: #DL 2 GIS ID: 16838 Total 90,000 90,000 i '41014tEtOOLOPIOWNEPOtir yristt,:':::owa:/P.ArooiLsgkElkut::eti',fill;sorroom fix.•.,'.•••,-,„:„:;;irestuir- .. .rromosuottovirsot,wasect: • ,,Igip;,:,:'';:•, BAYSIDE FUNDING INC 6916/089 10/15/1989 U V 176,810 N Yr. Code Assessed Value Yr. Code Assessed Value Yr. Code Assessed Value TABER,ALAN P JR 6306/261 06/15/1988 Q V 10,000 2002 1300 90,0002001 1300 90,000 2000 1320 16,100 OJALA,MARTHA E 861/ 5 Q 0 Total: 90,000 Total: 90,000 Total: 16,100 :" --"'"vinitf i:ExEreriONSVg :iiig „,,Aprom irial,g1„ '- : 110MX4,0$XOEATSM.,,Mirt7-,;.;,--,:a This signature acknowledges a visit by a Data Collector or Assessor Year Type/Description Amount Code Description Number Amount Comm.Int. ,,,,,,,,,AVV4PILIWWWTY:rea:::iia4''' „, Appraised Bldg.Value(Card) 0 Appraised XF(B)Value(Bldg) 0 T l Appraised OB(L)Value(Bldg) 0 ota: Appraised Land (Bldg) 90,000 Total Appraised Card Value 90,000 Total Appraised Parcel Value 90,000 Valuation Method: Cost/Market Valuation Net Total Appraised Parcel Value 90,000 .M.1Sittal1lIreS:'44iatISIEWINV )0041MainfMr 00:001Wilitkii* :lr,L„Iii 'F!;i,::!!!'-''.':.'' :-:,-::':::':"OigMlOP:::.Arrativia,lostrico4,.&001.113.1011, r:ir 4,F Permit ID Issue Date Type Description Amount Insp.Date %'Comp. Date Comp. "Comments Date ID Cd. Purpose/Result 01/4141.,(1400:N4ECTiONniw,", , :,, SitrAtir Roi,,lial7,i,',,:i,,,liririmmt,pa„6,ffibiari:,'„;.; I! B# Use Code Description Zone D Frontage Depth Units Unit Price I Factor S.I. C.Factor Nbhd. Adj. Notes-Adj/Special Pricing Adj. Unit Price Land Value 1 1300 Vac Land RF 1 2 1.00 AC 16,500.00 1.00 5 1.00 78AB 0.80 SPCL(1.,U13)Notes:14 1ACR1 80,000 1 1300 Vac Land RF 1 0.50 AC 0.00 1.00 5 1.00 78AB 0.80 SPCL(U11)Notes: 10,000 Total Card Land Units 1.50 AC Parcel Total Land Area: 1.50 AC Total Land Value 90,000 Property Location: MAIN ST./RTE 6A(W.BARN.) MAP ID: 237/004/// Vision ID:16838 Other ID: Bldg#: 1 Card 1 of 1 Print Date: 08/05/2003q� 09 TRU( 'O AFL ,,, x _.,- 3 � TC11,�' w,•�.��: ,�. .,aCt�N ...,. . ., � ,., ..,. ?` . . '�, . �,^, ,... �, �33„ 3 , < �3 ,�j33 3�3, .,... �,> � . f v ,.,�..2 �., Element Cd. Ch. Description Commercial Data Elements Style/Type 99 Vacant Land Element Cd. Ch. Description Model 00 Vacant Heat&AC Grade Frame Type Baths/Plumbing Stories Occupancy Ceiling/Wall Rooms/Prtns Exterior Wall 1 %Common Wall 2 Wall Height Roof Structure Roof Cover :� �.,. __ .... , _, � ;CO �O/MOBXLEHO,' I) Interior Wall 1 Element Code Description Factor 2 Interior Floor 1 Complex 2 Floor Adj Unit Location Heating Fuel Heating Type Number of Units AC Type Number of Levels %Ownership Bedrooms Bathrooms = .OST/MA1tl[ET VAL:UA"TrON Total Rooms Unadj.Base Rate 1.00 Size Adj.Factor 0.00000 Bath Type Grade(Q)Index 0.00 Kitchen Style Adj.Base Rate 0.00 Bldg.Value New 0 Year Built 0 Eff.Year Built 0 Nrml Physcl Dep 0 FuncnlObslnc 0 Fcon Obslnc 0 Cede /)e.crrintion Percentave Sped.Cond.Code 1300 Vac Land 100 Sped Cond% Overall%Cond. 0 Deprec.Bldg Value ty,4 OUTBUILDINC4„YARD ITE4S{L}IX BV #4.#.EX7R,A FE4^7 ,LS(B), Code Description L/B Units Unit Price Yr. Dp Rt %Cnd Apr. Value y.. , Sr?, .B,UILDING.SUE IRF 4 SUMtH�4RYlSEGTlON, ,,; W __ .,,. Code Description Living Area Gross Area Eff.Area Unit Cost Undeprec. Value Ttl. Gross Liv/Lease Area 0 0 0 Bldg Val: • i LAW OFFICES OF PAUL REVERE, III 226 River View Lane act Centerville, Massachusetts 02632 (508) 778-7126 Chi) c July 14, 2003 ' r _ , -11 {n �i CJ Mr. Thomas Perry • Building Commissioner Town of Barnstable 200 Main Street Hyannis, Massachusetts 02601 `.' m Dear Mr. Perry: This letter has been written on behalf of Bayside Funding' who is the owner of a parcel of land north of the railroad tracks in Barnstable (Barnstable Village), Massachusetts (the "Property"), and is a request for a decision pursuant to M.G.L. ch. 40A as to whether the Property has sufficient frontage to construct one single family home under the Town of Barnstable Zoning Ordinance ("Ordinance"). In this regard, it should be noted that Bayside is not requesting that you make a determination that the ,Property has "adequate access", but rather simply whether the Property meets frontage requirements.2 Additionally, this letter requests a decision as to whether the Property's means of access can be through an easement which is separate from frontage for the Property. Summary The Property consists of two parcels (Assessor's Map 237, Parcel 004 ("Ojala Lot"), and Assessor's Map 217-030 ("Taber Lot")). The Property has deeded access on a private/ancient way which serviced four parcels of land north of the railroad tracks. This private way which predates zoning in Barnstable qualifies as frontage for the Property. The way stretches for approximately 450 feet along the eastern side of the Property. This frontage meets the current requirement of 150 feet of frontage for the RF district or alternatively exceeds 50 feet and the Property is grandfathered pursuant to M.G.L. ch. 40A, Sec. 6 or is exempt from "frontage requirements." In addition to the private way, the Property has access easements which date from the 1980s. Nothing in the Ordinance prohibits a lot from having frontage on one way, but access being achieved from a different location. The Town of Barnstable has issued numerous building permits for properties which have frontage on one way, but are 1 Bayside Funding is not associated with Bayside Building or its principals. 2 As explained below,the Massachusetts Court of Appeals has ruled that the"adequate access" determination is separate from a frontage decision and that a lot may have"frontage"on an unbuilt way. • accessed via an easement. Therefore, a building permit may be issued for the Property using access which is separate from the private way which provides frontage. I. Request For Decision #1 Request #1 - Does the Property have sufficient frontage to qualify as a buildable lot for one single family home. based upon the facts presented in this letter or is it otherwise exempt from the frontage requirement if adequate access is demonstrated., and, if further information is necessary, what information must be provided? A. Relevant Facts The Property consists of three parcels of land: the Ojala Lot, the eastern portion of the Taber Lot and the western portion of the Taber Lot. As explained below, both the Ojala Lot and the eastern portion of the Taber Lot have approximately 450 feet of frontage on a "private way: which predates zoning in the Town of Barnstable. No single family home site is available on the western portion of the Taber Lot due to extensive wetlands on that parcel. In contrast, it appears that a single home may be constructed on the remainder of the Property based upon wetland delineations and prior percolation tests. 1853 Whitman Deed to Railroad and 1915 Survey The Ojala Lot and the eastern portion of the Taber Lot were part of an approximately 15 acre parcel of which was owned by Isaac Whitman in the mid-19th century. The Whitman parcel was a singular rectangular parcel of land which stretched from the County Road (now known as Route 6A or Old Kings Highway or Main Street) to the edge of the saltmarsh in Barnstable Harbor. In 1853 (recorded May 29, 1858), Mr. Whitman deeded a 50 foot wide parcel of land to the railroad which cut his property into two equal pieces one to the north ("North Whitman Parcel") and one to the south ("South Whitman Parcel") of the railroad tracks.3 The Ojala Lot and the eastern portion of the Taber Lot are the western half of the North Whitman Parcel. I have attached the Whitman's deed (Barnstable County Registry Book 67, p. 89) as Exhibit One. In the deed, Mr. Whitman reserved one cow tunnel and one grade crossing. I have also attached a reduced copy of the 1915 survey of the area performed by the railroad (Sheet 38) as Exhibit Two.4 A review of the 1915 survey (Exhibit Two) shows a cow tunnel crossing and "private crossing (at grade)" on Whitman's parcel consistent with his reservation. As discussed below, this "private crossing (at grade)" coincides with the point at which the "private way" to the Property crosses the railroad's property. 3 It should be emphasized that Whitman deeded the strip of land to the railroad and by doing so created two separate parcels of land which were separated by a parcel of land owned by the railroad. 4 The Railroad Deed describes two parcels of land which are shown as Parcels 2 and 6 on the 1915 survey(Exhibit Two). This matter involves parcel 6. 2 • 1889 Deed To Clark Lot Describing "Lane" North of The Railroad Tracks In 1888 (Book 184, p.1, Exhibit Three), Isaac Whitman's heirs deeded all of Whitman's land (i.e., the North Whitman Parcel and the South Whitman Parcel) to Edgar A. Jones. In 1889 (Book 181, p. 79, Exhibit Four), Edgar Jones deeded the far northeast portion of the North Whitman Parcel to Clark for use as a cranberry bog ("Clark Lot") and described the western boundary of the property as being located "by a lane" with rights to use the "lane" for access. In particular, the portion of the North Whitman parcel deeded in 1889 is described as follows: On the south by my other land known as the "bar house field," as a stone wall now stands; on the west by a lane owned by me, and dividing the granted premises from my other land; on the north by land of the heirs of William Crocker; and on the east by swamp land of the of heirs of Cornelius Dineen; together with a right of way over and through said lane to the granted premises . . . (emphasis supplied) This property currently is owned by the Town of Barnstable and is the upland and far southern portion of the parcel shown as Assessor's Map 238, Parcel 002.5 While Bayside does not own this parcel, the deed is relevant because it shows that a "lane" existed in 1888 in the area north of the railroad tracks and that the western boundary of the Willie Clark lot (now a portion of Assessor's Map 238, Parcel 002) is defined by the location of the "lane". 1861 U.S. Geodetic Survey Map Showing Lane On Whitman Parcel I have scoured numerous ancient maps to see if the "lane" on the Whitman parcel is depicted. The most accurate map which I'have found is an 1861 map of Barnstable Harbor published by the United States Geodetic Survey. I have attached (Exhibit Five) and highlighted relevant portions for your review.a Of particular, note is that the 1861 Map shows a major road which travels down the western side of the South Whitman 5 The Town acquired the land as part of an "owners unknown"tax taking which was completed in the mid- 1980s (Book 5306, Page 311). 8 My sister has a framed copy of the 1861 map and I,can bring it to you for your review. Alternatively, you can see a color version of the map at www.gracegalleries.com/images/MASS/MASS173.jpg. However, the resolution is not very good. 'A black and white version can also be accessed in the NOAA archives as follows: (i)go to google.com and search for"Barnstable Harbor"and 1861. The second or third link will send you to a NOAA site listing historical maps and allow you to view a"jpg"or"tif"version of the map. I believe the address is http://anchor.ncd.noaa.gov/states/ma.htm. 3 • Parcel in the current location of Pilot's Way.' To the north of the railroad track the "lane" is shown by parallel dashed lines with no marking of features between the dashed lines.8 This geographic representation is used throughout the map to designate lesser roads and is easily confirmed by reviewing the roads shown to the south of Route 6A in the vicinity of the Whitman parcel. 1907 Deed To Ojala Lot Describing "Lane" North of The Railroad Tracks In 1907 (Book 282, p. 111, Exhibit Six), Edgar Jones deeded the far northwestern portion of the North Whitman Parcel to Wirtanen and, similar to the Clark Lot (but, of course, on the eastern side as the parcel is located to the west of the Clark Lot) described the eastern boundary of the property as being located on "the old road" with a right of access along the road to the deeded parcel. In particular, the portion of the North Whitman parcel deeded in 1907 is described as follows: Beginning at the South East corner corner of the premises hereby conveyed at the stonewall thence running westerly by said wall and my other land and land of the heirs of William Crocker by a rail fence to other land of William Crocker's heirs, thence northerly by the fence and land of said Crocker heirs about ten rods to a row of stakes, thence, .easterly by said row of stakes to the old road. thence southerly by said road to the point of the beginning with a right of way in common with others over the said road from the Main Street or County Road The whole area hereby conveyed is about one and one half acres, more or less (emphasis supplied). This parcel has been previously referred to as the Ojala Lot and, as also previously discussed is the property is shown as Assessor's Map 237, Parcel 004. Again, the 'Confirmation that the highlighted area is the locus of the Whitman parcel can be made by comparing the geographic features, houses, and stone walls with later mapping and existing site conditions. For example, the subdivision division plans filed for Pilot's Way show the historic Crocker residence and stone walls in the same locations as the 1861 map. Additionally,the walls north and south of the railroad tracks can be found on the ground today. Finally, wetlands depicted on the map which were converted to now • - inactive bogs(that are shown on the aerial photos discussed below) and the arm of Brickyard Creek that flows through the Clark Lot are readily apparent on the 1861 map. 8 It is my belief that the"lane"designating the western boundary of the Clark Lot is the lane designated by the parallel dashed lines just to the east of where Pilot's Way as shown on the 1861 map intersects with the railroad tracks. As will be explained in this letter, a 1938 plan of the South Whitman Parcel shows a "private way"that follows Pilot's Way and then jogs to the east and back to the north to connect with the railroad in the location of this lane on the North Whitman Parcel. As I see it, either the 1861 map contains an error or the"lane"was relocated south of the railroad tracks prior to the deed of the Clark Lot. In this regard, it should be noted that the Town's Assessor's maps, the geography, and surveyed plans all located the"lane" in this eastern location. 4 deed is relevant because it shows that a "road" existed in 1907 in the area north of the railroad tracks and that the eastern boundary of the Ojala Lot (Assessor's Map 237, Parcel 004) is defined by the location of the "road." As can be seen from a review of Map 237 of the current Assessor's maps, the Ojala Lot (Parcel 004) is immediately to the west of the Clark Lot (Map 238, Parcel 002) and the boundary between the two lots is essentially at the center of the North Whitman Parcel. Furthermore, the assessor's map shows that the Ojala Lot has an easterly boundary of over 300 feet.° As discussed previously, the railroad surveyed this area in 1915 (see Exhibit Two (reduced copy of railroad survey))'. Exhibit Two shows the Whitman property as Parcel 6. A review of parcel 6 on the 1915 survey shows a "private crossing (at grade)" at approximately the center of the Whitman property.'° This location corresponds with the eastern set of parallel dashed lines shown north of the railroad track on the 1861 Map. Furthermore, the crossing is due south of the property boundary between the Ojala Lot and the Clark Lots which as previously discussed is where the "lane" or "old road" set forth in the deeds from Edgar Jones in 1888 and 1907 is located. 1938 Surveyed Plan And Aerial Photo Shows Private Way South Of Railroad Tracks Connecting With Private Way North of Tracks In 1926 (Book 431, p. 574, Exhibit Seven), Edgar Jones deeded his remaining property north and south of the railroad tracks to James V. Eagleston. In 1928 (Book 455, pp. 462-464, Exhibit Eight), Cook et al. as Executors of the will of Eagleston and Hyde deeded the same parcel to Helen Ballou Miller. In 1938 (Book 539, p. 89, Exhibit Nine), Ballou Miller deeded the eastern half of her property to E. Macswan. To effectuate the transaction, the land was surveyed and a plan, which was signed by the Board of Survey," was recorded at Plan Book 57, Page 65 (Exhibit Ten). The Plan at Book 57, p. 65 (the "Helen Ballou Miller Plan") shows 397 feet between stone walls on the eastern and western sides of her property at the railroad tracks which is the same distance set forth in the Railroad Deed for parcel 6. Most importantly, the Helen Ballou Miller Plan shows the location of the "private way' south of the railroad tracks which goes north-south, turns east-west, and then north- south. A review of the Helen Ballou Miller Plan and the 1915 Railroad survey shows 9 The Assessor's maps appear to be accurate as to the location of the boundary for two reasons. First, there exist parallel stone walls which separate the properties which are consistent with the delineation of a road. Second and perhaps most importantly, each property was sold to be used in part for a cranberry bog. A review of current conditions shows that there is a single overgrown bog in the south portion of the Ojala Lot. This bog is separated by upland containing the stone walls discussed in the previous sentence from an extensive bog system to the east. 10 Using the 49.5 foot wide parcel owned by the railroad at this location as a basis for estimating distance on the reduced plan, I estimate that the distance between the stone wall on the western edge of the South Whitman Parcel and the stone wall on the western side of the"private crossing"to be approximately 185 feet. If determining this distance to a higher degree of accuracy is necessary, I can obtain a full size copy of the railroad survey. 11 A signed copy can be reviewed at the Town's engineering office. See also M.G.L. ch. 41, Sec. 74 (procedure for submitting plans showing private ways for approval and signature by Board of Survey). 5 that the "private way" on the Helen Ballou Miller Plan connects with the private crossing shown on the 1915 railroad survey. In particular, the Helen Ballou Miller Plan shows a stone wall on the western edge of the South Whitman Parcel and the stone wall on the western side of the "private way" at the railroad tracks. These features are 185 feet apart along the tracks as shown on the Helen Ballou Miller Plan. This distance is the same distance as that shown between the same two features on the 1915 railroad survey. Additionally, the stone walls shown on the Helen Ballou Miller Plan follow the same path as the stone walls shown at the "private crossing (at grade)" on the 1915 survey. Again these features are due south of the boundary between the Clark Lot and the Ojala Lot. In particular, the Helen Ballou Miller Plan shows a large rock where the eastern stone wall of the "private way" reaches the railroad tracks. This rock can be observed on the ground immediately south of the tracks, today with a parallel wall approximately 20 feet to the west. Immediately to the north of the tracks is an opening in the east-west stone wall along the northside of the tracks which opening serves as the entry point to two parallel walls which run north/south to the boundary between the Ojala and Clark Lots. At the about the same time in the 1930s, the federal government performs an aerial photographic survey of Barnstable County. Attached as Exhibit Eleven is a portion of that survey which shows the locus. As can be seen from a review of Exhibit Eleven, the "private way" shown on the Helen Ballou Miller Plan and its extension north of the railroad tracks is,clearly visible in the aerial photograph. The plan and the photograph demonstrate the existence of the traveled private way both north and south of the railroad tracks. In 1946 (Book 663, p. 34, Exhibit Twelve), Helen Ballou Miller's remaining property was deeded to Herbert Davidson by Ballou Miller's Executor Paul Swift. In 1948 (Book 705, p. 345, Exhibit Thirteen), Herbert Davidson deeded this same property to Charles and Florence Kimball. 1968 Aerial Survey and Early 1970s Assessor's Map Show Private Way North and South of Railroad Tracks In 1968, an aerial survey of the Town is undertaken as part of an update of the Assessor's maps. The portion of the survey (Exhibit Fourteen) showing the area, like the 1938 aerial survey, shows the "private way" in the same location as the Helen Ballou Miller Plan and the 1938 aerial photographic survey. Based upon the aerial survey and other work, Avis produces the first Assessor's maps in the form which we are now commonly accustomed too. The 1972 Assessor's Map (Exhibit Fifteen) shows the "private way" north and south of the railroad tracks in the location which has been discussed throughout this letter.12 That map is changed slightly in 1973 (Exhibit Sixteen) for reasons which are not clear, but may relate to a transfer of all of Kimball's land to the west of the roadway to Crocker as discussed below. 12 The copy of the map in the Assessors office was torn and, therefore, the portion near Route 6A is not shown in the Exhibit. 6 In particular, in 1972, Kimball deeded all of the land west of the eastern wall of the private way shown on the Helen Ballou Miller Plan and south of the railroad tracks to Charles F. Crocker (Exhibit Seventeen) specifically using the Helen Ballou Miller Plan . to describe the property's meets and bounds and stating that the property was subject to the rights of others in the "private way" shown on the Helen Ballou Miller Plan. Thus, by this transfer, Crocker obtained ownership of the "private way" and a square lot bounded by the easterly than northerly jog of the "private way." The lot portion is shown as parcel 3 on the 1972 and 1973 Assessor's Maps (Exhibits Fifteen and Sixteen).13 In 1973, Crocker filed a subdivision plan with the Town of Barnstable Planning Board. The application (Exhibit Eighteen) stated that the land within the subdivision was subject "rights in traveled way." In June 1973, the Planning Board approved the subdivision (see Plan of Land in Barnstable, Mass. for Charles Crocker, Jr., dated March 23, 1973, attached as Exhibit Nineteen (the "Subdivision Plan")) that includes a "private way" which essentially runs in a north-south direction from the Route 6A to the railroad tracks.14 The Subdivision Plan clearly shows the stone walls that demarcate the "private way" shown on the Helen Ballou Miller Plan. See also M.G.L. ch. 86, Sec 2 (fences in existence for more than twenty years demarcate the location of "private way"). Furthermore, the stone walls shown on the Subdivision Plan and the Helen Ballou Miller Plan support the conclusion that the 1861 Map of Barnstable Harbor is inaccurate to the extent that it shows the "private way" going straight to the railroad tracks. However, a comparison of the stone walls and buildings shown on the Helen Ballou Miller Plan and the Subdivision Plan with the 1861 Map shows that the road shown on the 1861 map is the southern reach of "Pilot's Way". In particular, the buildings on the Crocker property are located in the same locations with the same general shapes on both the Subdivision Plan and the 1861 Map. Additionally, numerous stone walls which are shown on the Helen Ballou Miller Plan and the Subdivision Plan are shown on the 1861 map. Finally, "Pilot's Way" is located in the same location with respect to the buildings and stone walls on the 1861 Map, the Helen Ballou Miller Plan and the Subdivision Plan except for the area immediately adjacent to the railroad tracks. Following the approval of the Subdivision Plan, the assessor's maps are changed to show Pilot's Way in the location shown on the Subdivision Plan. The portion of the "private way" north of the railroad tracks on the North Whitman parcel continued to be shown on the assessor's map but was disconnected from the "private way" shown on the 1972 and 1973 assessor's maps. t3 Crocker later transferred"parcel 3"and provided that the parcel was subject to those who had rights in the"private way"on the Helen Ballou Miller Plan. The current owner of that property took title as part of a divorce settlement from the person who Crocker transferred title to, and, therefore, also takes subject to the rights in the"private way." 14 In 1983, Crocker filed and the planning board signed an approval not required a subdivision plan which divided parcel "1"on the Subdivision Plan into three lots. 7 • • Consolidation of Two Parcels North of the Railroad Tracks And Creation of Secondary Access • Easement Over Handy and Crocker Property In 1972 (Book 1748, p. 186, Exhibit Twenty), Kimball deeded all of his land north of the railroad tracks to Lewis. This property is the eastern half of the Taber Lot. In 1965 (Book 1316, p. 1055, Exhibit Twenty One), prior to obtaining the eastern half of the Taber Lot, Lewis obtained title to the land to the west of the Ojala Lot from Bessie Crocker. This land is the western portion of the Taber Lot. In 1985 (Book 4770, p. 125, Exhibit Twenty Two), Lewis deeded his two parcels north of the railroad tracks to Ellis and Shields. A plan of land was prepared (Plan Book 406, p. 30, Exhibit Twenty Three) setting forth the property transferred which has been previously referred to as the Taber Lot. Notably, the plan shows the "ancient way" on the property which aligns with the boundary between the Ojala Lot and Clark Lot and is also due north of the intersection of the "private way" on the Helen Ballou Miller Plan with the railroad tracks. Rather than use the "private way" on the North and South Whitman Parcels for access, an "access easement" which was 20 feet wide and approximately 140 feet long was obtained from Marjorie Handy, the property owner to the west, which allowed travel from the Taber Lot to a rail crossing connecting Handy's land to land of William Crocker. This easement is shown on the left (western) side of Plan Book 406, p. 30 (Exhibit Twenty Three) and recorded at Book 4770, Page 127 (Exhibit Twenty Four). Similarly, an access easement was obtained across the land of Charles Crocker which went from Pilot's Way to the rail crossing between the Crocker and Handy properties. A plan showing the easement was developed and recorded at Plan Book 406, Page 29 (Exhibit Twenty Five) and the easement recorded at Book 4770, Page 130 (Exhibit Twenty Six) which also included an express right to use all of Pilot's Way. In 1986 (Book 5491, p. 332, Exhibit Twenty Seven), Ellis and Shields deeded the Taber Lot to Taber. The deed transferred the rights to use the various easements discussed above to Taber. Bayside Acquisition of Taber and Ojala Lots As discussed previously, Edgar Jones deeded the Ojala Lot to Wirtanen in 1905 describing it as being bordered on the east by the "old road" and giving a "right of way" to and from Main Street. In 1953 (Book 861, p. 5, Exhibit Twenty Eight), Wirtanen deeded the Ojala Lot to Martha and Waino Ojala again mentioning "old road" and giving a right to and from Main Street. I have spoken with Arne Ojala, a civil engineer and land surveyor, who is the son of Martha and Waino Ojala and prepared various plans of the property. Arne Ojala informs me that his family regularly used the "private way" as shown on the Helen Ballou Miller Plan to access their property, a portion of which they used as a cranberry bog. He informed me that the crossing on the private way came into disrepair and that his father obtained approval from the commonwealth 8 to upgrade the crossing and that some improvements were made. However, about the same time, Mr. Ojala's father became ill and later died from that illness so that the upgrades were never completed. in 1988 (Book 6306, Page 261, Exhibit Twenty Nine), Martha Ojala deeded the Ojala Lot to Taber. Thus, in 1988, Taber owned the combined Taber and Ojala Lots. As part of these acquisitions Taber mortgaged the property to Bayside Funding. In 1989 (Book 6916, Page 89, Exhibit Thirty), Taber deeded the Property which consisted of the Taber Lot and the Ojala Lot to Bayside Funding to avoid foreclosure and the lots are currently held by Bayside. In 1990, Bayside obtained a building permit for the Taber Lot which was appealed by an abutter. See Exhibit Thirty One (Plan of building on Taber Lot). In 1991, the Board of Appeals reversed the decision of the building commissioner to issue the permit finding that the access easement did not constitute "frontage." Appeal No. 1991-03. The Board did not consider "frontage" on the Ojala Lot in reaching its decision. Summary of Land History Isaac Whitman's parcel of land was split by the railroad. In the deed to the railroad, Mr. Whitman reserved a crossing at grade. Mr. Whitman and his successors in title deeded land north of the railroad tracks and granted rights to the owners of those parcels to travel on the "old road" or lane across the tracks to the highway prior to the enactment of comprehensive zoning in the Town of Barnstable. The location and frontage on the "private way" is defined by numerous deeds and plans and further is shown on aerial photos and maps of the area. B. Law and Application of Facts -- Request #1 The dimensional requirements of the Town of Barnstable's Zoning Ordinance specify that lots in the area (RF Zoning District) must have 150 feet of frontage. The Ordinance does not have a generally applicable definition of the term "frontage."15 The town has considered properties which have access via "private ways" which predate zoning and subdivision control to have frontage and allows the properties to be considered to be meet the frontage requirements if that frontage exceeds that required in the zoning district or is grandfathered pursuant to M.G.L. ch. 40A, Sec. 6.16 Here, the Ojala Lot portion of the parcel has approximately 300 feet of frontage on its eastern border and the Taber Lot has approximately 180 feet of frontage making for a single lot with over 450 feet of frontage which is in excess of the 150 feet required in the RF Zoning 15 The Ordinance does have a definition of"frontage"for use in applying the"Sign Regulations." See Section 4 of the Ordinance. Even if this definition was incorporated into other portions of the Ordinance, the property would be exempt from the definition pursuant to M.G.L. ch. 40A, Sec. 6. See Mitchell v. Bd. of Appeals, Misc. Case No. 179250(Land Court, June 5, 1994) (M.G.L. ch. 40A, Sec. 6 exempts lots from zoning changes which revise definition of"frontage"). t6 In particular, I am aware of a building permit that was issued for a lot owned by Helen Hinckley on Beale Way in Barnstable Village in the last few years under similar circumstances. 9 District. Alternatively, any interpretation of the Ordinance such that frontage must be on a constructed "way" or open to public use would result in the property being grandfathered pursuant to M.G.L. ch. 40A, Sec. 6. That statute specifically exempts parcels from increases in dimensional requirements if the property is zoned for residential use, has 50 feet of frontage and at least 5,000 square feet, and was not held in common ownership with adjoining land. The property is zoned RF which is residential. The required frontage and lot area can be demonstrated by a deed or by a plan. Adamowicz v. Town of Ipswich, 395 Mass. 757 (1985), Sieber v. Bd. of Appeals, 16 Mass. App. 901 (1983). Here, the 1907 deed to the Ojala Lot and the Plan for the Taber Lot demonstrate frontage in excess of 50 feet and lot area in excess of 5,000 square feet. Additionally, those combined lots have not been held in common ownership with adjacent property which could be used to reduce such non- compliance after the adoption of zoning in Barnstable. Therefore, the Property is grandfathered pursuant to ch. 40A, Sec. 6. In reviewing this matter, you should remember that the purpose of M.G.L. ch. 40A, Sec. 6 is to protect a valid lot from being rendered unbuildable and not to determine whether the "lot" has "adequate access." LeBlanc v. Bd. of Appeals, 32 Mass. App. 760 (1992). Thus, the Massachusetts Court of Appeals has held that a lot is grandfathered even though its frontage exists on an unconstructed private right of way. LeBlanc at 763-764.'7 Furthermore, courts have held that M.G.L. ch. 40A, Sec. 6 exempts lots from changes to the definition of frontage. Mitchell v. Bd. of Appeals, Misc. Case No. 179250 (Land Court, June 5, 1994).18 Thus, the status of the "way" from a construction and access viewpoint is only relevant at the point at which a building permit is filed and a decision must be made as to whether the Property has "adequate access." In this regard, Bayside: as grantee of a lot bounded by a sufficiently designated . . . way not only has an easement in its entire length, Murphy v. Mart Realty, Inc. 348 Mass. 675, 677-678 (1965); but also has the right to make it `passable and usable for its entire width, having due regard to the rights and interests of others . . . The right exists even more clearly where without improvements the way is impassable and useless.' Guillet v. Livernois 297 Mass. 337, 340 (1937). • LeBlanc, at p. 764. Thus, Bayside has the authority to improve the "private way' to meet applicable " In this regard, it should be noted that the Zoning Board's decision in Appeal 1991-03 to the extent that it can be read to address frontage on the eastern side of the property(which I believe it cannot) predates the decision in LeBlanc. Therefore, any decision on the quality of that frontage on the"private way" may be simply wrong after LeBlanc which allows frontage on unconstructed ways. 18 See also M.G.L. ch. 41, Sec. 81FF(exempting certain right of ways from subdivision control law) 10 standards for adequate access.19 Additionally, you might also review the file and decision of the Zoning Board of Appeals in case No. 1987-32 involving a similar parcel in West Barnstable whose access was based on a "private way" created by deed at the turn of the century. In that decision, the Board upheld the issuance of a building permit for the lot. I have attached materials from that decision for your review (Exhibit Thirty Two). Finally and perhaps beyond the scope of your authority in responding to this request, the Property falls into a rare category of properties for which the Town does not have authority to impose a "frontage" requirement. In particular, in Gem Properties, Inc. v. Board of Appeals, 341 Mass. 440 (1949), the court concluded that a zoning bylaw which required "frontage" was inapplicable to an otherwise buildable lot which had adequate access via an easement and could have been constructed upon prior to the imposition of a frontage requirement. In later decisions, the Supreme Judicial Court has stated the test for determining whether a "frontage" requirement is valid as follows: [A] bylaw requiring minimum frontage is valid as applied unless it is shown that, as applied, it has no substantial relation to the public health, safety, or general welfare, or results in such a depravation of the practical uses of the property to which it is applied as to constitute a taking without compensation. MacNeil v. Town of Avon, 386 Mass. 339 (1982). Thus, a frontage requirement is inapplicable if it either: (i) has no substantial relationship to public health, safety or general welfare; or (ii) results in such a depravation of practical uses that the requirement serves as a taking. In French v, MWRA, 2002 Mass. Super. LEXIS 104 (March 4, 2002) (copy attached as Exhibit Thirty Three), the court addressed a nearly identical situation to the Property and concluded that the frontage requirement was inapplicable. In particular, the Massachusetts Water Resources Authority ("MWRA") took land by eminent domain in 1901 which divided a parcel into two tracts of land.20 The southern tract which was the subject of the litigation was linked to the northern tract by an easement across the t9 Bayside is in the process of requesting that the Executive Office of Transportation and Construction ("EOTC")allow Bayside to upgrade the crossing at the"private way"to allow access. As Bayside sees it, the EOTC must allow the crossing as the deed from Whitman expressly reserves a crossing at grade which is located where am existing roadway crossed the tracks. See White v. N.Y. &N.E. R.R. Co., 156 Mass. 181 (1912); N.Y. &N.E. R.R. Co. v. R.R. Commissioners, 162 Mass. 81 (1894);Childs v. Boston and Maine Railroad, 213 Mass. 91 (1892);. 20 While Whitman deeded the strip of land to the railroad, the difference(deed v. eminent domain) is irrelevant as once the railroad line was"located"the railroad had the power to take the land. Thus, as has been held in other decisions,the deed to the railroad simply served as an expedient means of transferring the land to the railroad which the property owner would be forced to transfer to the railroad by other means. 11 • taken property just as the North Whitman Parcel was linked to the South Whitman Parcel by the reservation of a crossing at grade. Similar to the Property, there was no zoning at the time of the taking by MWRA, but over time zoning was enacted, the southern parcel was zoned residential, and the zoning imposed a frontage requirement which could not be met due to the taking by MWRA. Under these facts, the court concluded that the frontage requirement of the local zoning bylaw was inapplicable to the parcel under the test set forth in MacNeil. Under the first portion of the MacNeil test, the court held that the town's zoning ordinance was invalid because the zoning ordinance effectively made the property into an area upon which no building could be built solely because of a lack of frontage. The court found that their was no benefit to the public interest which would warrant such a confiscation. Under the second portion of the MacNeil test, the court also found the frontage requirement inapplicable for the reason that it eliminates all practical use of the property. The court stated: Secondly, and probably more important to this case, the effect of the application of the Town's By-Laws to the plaintiff's lots eliminates all practical use of them. There are no alternative uses that would be of a sufficient benefit to the plaintiffs to be a practical use. The Town's By- Laws are not unconstitutional merely because they prevent the land from being put to its most profitable use, or because the value is substantially diminished. The lots' use as "woodlots" is not practical in this age, and it is highly unlikely that the southern lot would be an effective agricultural plot. In short, the only true uses of the land under the Town's By-Laws would be for aesthetic and recreational purposes. "The owner can merely look at it and pay taxes on it." Jenckes v. Building Commissioner of Brookline 341 Mass. 162 (1960). Similarly, the Property is exempt from the frontage requirements of the Barnstable Zoning Ordinance. The Property was separated from the South Whitman Parcel by the railroad prior to the adoption of zoning.21 There is no practical use for the Property other than residential use. Access to the Property is available through at least two easements and, in particular, the easement over the Crocker property was recently found to be adequate for the development of the property to the west of Bayside's. C. Conclusion - Request #1 Bayside's property has over 150 feet on a "private way" which predates zoning in Barnstable. The property meets the frontage requirements of the Town's Zoning Ordinance. Alternatively, the Property either" (i) is grandfathered under M.G.L. ch. 21 In fact, the Ojala Lot portion of the Property was held in separate ownership from any land even close to the Property for years prior to the adoption of zoning. 12 40A, Sec. 6; or (ii) exempt from the frontage requirement. II. Request For Decision #2 Request #2 - Like others have been permitted in the Town of Barnstable, is Bayside allowed to demonstrate"adequate access" to the Property through an easement rather than through the "private way" on which it has frontage and, if further information is necessary, what information must be provided? A. Relevant Facts The relevant facts related to the Property are set forth in detail in the relevant facts portion of the Request #1 and are not restated in detail here. However, as explained above, access to the Property from Route 6A can be achieved by traveling along Pilot's Way (see Exhibit Twenty Six (grant of access on Pilot's Way)), then across the easement on property of William Crocker (see Exhibit Twenty Five); then across the railroad tracks at an at grade crossing, and finally along the land along the easement granted by Handy to the western boundary of the Property (Exhibit Twenty Three). Additionally, Pilot's Way, for which Bayside has an easement to use over its full length, travels from Route 6A directly to the railroad tracks and a crossing could be granted by EOTC in that location. Thus, there are two other possible means of access to the Property in addition to the "private way." These means of access may be preferable to Bayside, EOTC, neighbors, the Old King's Highway committee, or the Town and its departments for various reasons including wetlands impacts, impacts on stone walls and neighboring properties, and limiting the number of rail crossings in the area. In this regard, Bayside is working with EOTC on the rail crossing issue and a decision as to whether an easement can be used rather than the "private way" is relevant to these discussions. . B. Law and Application of Facts -- Request #2 Based upon my review of applicable regulations, there is no requirement that access be made via the "way which provides frontage. Consistent with this, it is my understanding that the Town of Barnstable has on numerous occasions allowed building permits to be issued for property whose access is obtained through means other than the road for which the lots have their required frontage. In particular, there are three homes on the eastern leg of Minton Lane which were issued building permits in the last ten years that have a drive way access easement on their their south side to Minton Lane, but legal frontage on the Route 6 service road. Similarly, on the western leg of Minton Lane there are homes which have frontage on Great Hill Drive, but access via Minton Lane. Lastly, the town recently issued a building permit for a new house on South County Road which obtained its access via a side street off South County road. 13 Finally, the use of access easements and joint driveways is expressly allowed under the Planning Board regulations (Section 4-4.1) and the Ordinance (Section 3-1.7(6)). The allowance of access easements demonstrates that the Town allows primary access to lots to be made through areas other than the frontage required under zoning. C. Conclusion - Request #2 Bayside may demonstrate "adequate access" via an easement rather than the "private way" on which the Property has frontage. Given the complicated nature of this request, I believe that a meeting might be helpful to discuss the issues raised in this letter. I will contact you within the next week or so to see if you agree and to set up a meeting. Please feel free to contact me at (508)778- 7126 if you have any questions regarding this letter. Very truly yours, Paul Revere, III cc: Bayside Funding 14 EXHIBIT C , C 4/.c-s-✓ %:,.:e- ,e0.-r-c-di—_ /l-��a_.r2-col a..(/'(.ei,:* r-'-a .>v-ivt-.svwo.-L t— -Li G .��.. /7Za� - p U/ // �- (°'<✓r110 'i GGv7 4�1�Aie>"1'c,- d/ �/ l V e C.1 ' 1 / • ;CG � ,,'�G-�e lr� . /i ucc-c` G-G /rz-Z � y, R- > � vGcdf fl ' c/ Gj r� • �� I l L�v �0uyf c •v- • ir. .:•e-' p--, a-wvcvlli-[.Lr-`Z ✓ . _il �•e -/ F %,e p / ' /4,• p;6 °t- "/ vo 4. - ,g- , g -0 ���.�fr e ,• a'a.�uyc rs , fe-e .a-«.�(Fk / 2 a� .s.. Lo,V U�r�-e p-.. � efa-v� ��e p��Li�rh�Gi - /� a: w �/U ��z.,/.u-..� i r , a - � j .. ,e; --:- % Zr.y- ✓r r�ci ilY1 !'---�--' , a r�✓.v/G-/G-i C�ib`T/h/ lit-r o L'-e/J-li,Z.-.,.� (%- / �tc-c. 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'Lt .c/e)--lr7-tC(i.--c<C q:ha_.-.GLGu.�' — �; , N ,, yr_ D • . r� P J, /� �;�• r �'atz2Lz.0 �L-tI f I (..-i .e.C,Q,P�_.--,__----�7,D.___c2c . oc, .c,e _.._ . /gocaL :0 /� r I L•�(.f, G(,(>�v�e.! (, GV/1_,e_.�( . zezl.vc,tr�z ,; `=LGC .Gt.-,6 G_t:e. )24.,,c cC.C(; ��-(..6� ;1' / — J O .:�L L t/2,1.(,Ld,O✓C L C-( _ k..244.e.CA__-�/-C/CU_-LL -t2c. ZC/__� . CGu,(vt,._t_c,_.u____Gt2•c.,Z l`UI4 , _ ;i,--c ,G,e.iti . ,/ k,o6 +v.. 1 ;-l�J__.� r«iC< ._V_ICLcrit C:r�',-✓_ _j:. ._._/f!L .�,C%/ G�tctL" , it r (� EXHIBIT t -T Q171 if ti n r .2%L7J. T, /-VIi(,.C; P. ti L L i-trt<K.,U.0 �O., L Gt/ LLG .• •Cl�4:--6(4,4,i . Y`i p ��,'��� a��r `.� ..G(!L'L.G;vL.uL G^�,f�.... GtLL:C�.C:LJ.: ;lL G:Z..!L:.L.Lt�la.,.t�l 7 <t.�.(it,:G Lt ,G�./�I�L.G.C:t:Z.e..c�.C� t't�t•i�6�.r 1.� .. a IN1CONS1AERATION OFyq_� -L...C./ ..90 -0,:t_v(.i..G..GL1....G'LC:C<C(J-� .-(t.C2.... C-.C.:4'L2_' j . 'S. A'>-.. and b �/ (, a- C., n•• In l:. ' 1> J t. ka' '.. P Y / n CLZ✓(J c /I..vt(.C.G.✓G ZCL' G(i( G(rCe/ �vLcuGCy 1� " rF r t the receipt whereof is herebyacknowledged, do hereby give rant bargain, sell, cud c nvey;nato the said n:.l C.,b.C:.(..0 f:,-;Q.) L C1,:--(_.. � , . . �� rw N � C::,.( •Uli GL<L(<L/,' c liC C. .. :�.L C/.i. L.C.' - SwY:'.G'.C•.(liL�.i.' -/�C',lT.L,G.CJ_:��" 'L(,(,. (.- . �.. ,a,C.c,'c :k U.c t/LLtL,p.a,C/`Cv, C.G i•L.,L (A,(/L.L(/L:C...G(f v(: (/wcr. .!/`t%%.,C'/ CCs'Le.4 ix'C/• CU.C, L.C,,1 t ! 'd( 1:6'ia' i'`L'C;.t's' 1.6--%;,:te'-'j �: ✓ LCy. t%L, (/`�U2iCrl(X—C<iJ..CCa'_'.y..„,,, ..G"Lt/`v; (.. CL' (rG.CK/ Z�GL. / L'.- LL2.tl f,� ,rC.fru C. LL[i f_. JCLr-Lir%'C-• 4/.C'.C.CV (JC/(,'U .-'(/Zet .G l c.-(A.:CC.,i! 0(,',.vV .zLVC LC., 1 /-'ce6.:.:,C- l P-,v4C;(4,C.- 'CC,,1 .L., (:L,' c C c.C..- C 1,C6 I ). J l 1 7 L:L'A:6 L.l.C_C•....................... - / .' ' L LC', CC C c C)f._4 1.(r.l 'v(C (,LL.U be r. f G La! / r /Z. ( r t .G(,LU ,- (.t,V• o`L'vt-v .C,.G(LL:L.GC.'' 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C.,. /CL• CC) ')C,o�.i.t/i _ - • i [ L ..t.,,c,1i 1...':,'Cc,uCc1 6(c?�..C`',.vc 7 ) t i� • TO HAVE A/NJD 10. HOI U;the/ul//uEve graptcd premises with , Lr,4':the privileges and appurtenances �(LC,.1_C(C belonging to the said. ry/.:I C-A-CC' /\.'• /UL.L(/L:/1,, 4cL.:L.L.L�/ i-(CG' Heirs and Assigns to_:.):G.LKd.•f.' G.-21..,L' use and belmof forever. /,. / n 1 _ .. G(-0 , And v tl�sw51 (( L(`1; for ./ .._i ).,-.sel and Z t 1'- ( -. Heirs, I'szechtors, and Administrators, dn,)I(ovenant with the said Ll(- C L-L(.,C2. ! / n o-'L/-UC, (•(:(; Heirs and Assigns, that , y;/,/.GL, lawfully seized in fco...•_C.I.bL/L(J' of the afore granted premises:-dint they are free from all incumbrnnces `4 i - That - - �tmvo'good'right to sell and convey the same !I-the-Rid - as aforesaid; and that 4 will, and 'v'L'L:G Heirs,Executors,and V Administrators shall, �VARItAN'T AND DE}END the same to the said /,L.+t.(if,' ,C1', // I Ci /// li'.LL-LG'...../..C.c(L� , I eirs and Assi.ga�fforever against the wful claims enA+demands of all persons 1 ,•:f,-( /r,UL'. (y.CC- L-I%lrl/LC GC uc(�L a�(4., y.c f t.tC✓Lrc(,GL/.9,. !Gt t•.'1..a.. I�Ga/cc F.. )!c G. fi/r�r'.�cC.4.0 C.c• Ln f:,.C,t ,.) 'ie GI.L',1..1C yLCLCy�k/ /ce L.LU:et'L,v(.t,'L)L`L CLL.GC. c/CC!_ C.C,GLIL-t L1l.C.C/ci�' �'�t.C� G:'C�,4C t.cc' . 6t,i.: - (.z.,6 G c l� . �. e .. k, ,.q.! {.tie,.,.4G C: C< tt .. �Z2:�'fi'C!;1..i,(..LG (. J��G-1.4,1.C.C.CR IcGL Gv4�./CFt.4L-t..C(<�.C:C%1.1f2�..c IN '1VITNLSS WHEREOF /�"k the said C.G=G+u(/C/.. t/22Fr... Pr,'c t ;'..P1✓ tom'' !Y'✓LL.v r (7 c • I . _ _ - luuta hereunto set. c/k:(L(i hhn N�ds and seal" this: V`tcLcLC,2'... c.'011,.c4.. day of -C •G(:rC4/ �'(' _(... - - in the year D(' air La•d C7C'LC-' (iL/Ga!v!<1.,c' .�.C<L0-e... .' Eight Hundfi red and `4.t.•.r1.:L,G1,.!. Ua.•,4 ./LC-i ) Si•ued, Sealed,p nd Delivered, in presence of . , . i ( ' 1 c C,CA.(>Cf-et) ✓Ar �.7.-.L . ( ., ./ ` i'f'' �U?'.i�G.-(/Lu-L!r%' ,).e �4,�....(I 1)ry/ ,. lylCcu,(� ,vZLfLL:J - L.L:L'CR LL/.. // r. 1 6 //_,,,� ,ten- p 11 p- E ) /2(/C4(V.'-'b'LG)6.(,)•/- v.:.l.�('L2/..i- vLLGL'..L.C.4i-4l.v1 v-, &7, . • 1. II 1 /c i'C4Lt.t4 r°e 9P. r. 0 ,, Cc) 188 ,�.4.1Lt s4ttid ( •s. 1 • Then Qtirso{eally appeared the gC.,•i"G'7-.6 named f (:- G//II'L.CL2 . �r).... ? 7 LL.e,/ i and acknowledged the �G('i.•C.5 vkL:L4/... instrument 42 to be........./..C,/ ' q .free ,ct and deed; before me, 1 ' j , r ',(�(.lj.(iL�.L.(i7.2'1/.�:U.�,:"li2�Yt:L/.G.JU97ICEI OF THE PEACE. BARx9TABL8,ss. Received I.--;1{-2' 188E1••,and is recorded and compared / / _...._/_....,/._.:....i/ ATTEST, t Y t L'C_K.KZ:4:i-l/ /,.,)///i// o-.lL.REOtoTEn. ! EXHIBIT I Pq 7 rli.achP1., , r` 4- c `. _ o. Ill,'... . Z •p o a o C r 6 6 71 o '. Hl1Qd] S ,. O '' O O ,, B]indPo< o o � 4 i--.-. .::, -_c .. , , ( - ° +SNhi Le Roc7r 1 R1 r �.�' � y� ♦ .111 .,:,i.::::!,:-..----.-.:••,-."..-......:.,...:....-.,...,..,...,.. 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It i / 12 J ( C ,'.<<,. .l-Lt 7`G•.... cr-r- .C..t: T I .Ill f-� (lre.le le be le „ n the 1111 TO IIAVhi AN1, TO IlUl,l) the ....granted premises with all tint privileges -mud appal. • . m g In rn'1 t , — wr Me aril I't C"-G..._.. .Ileirs and Assigns fu their moo lose .foil brbnuf folrver. r� � '- _ l).!<�LG!Gia1.4. �',�C ,�['L e:�eGC�. k� n �e .._ And v hereby - for.....�... .. r .e f _.. - 4 and �LLf.-r./... ..II rirv, I;s,ruburs, :mil Ahi611i.vtl I l vnulIIII With (be s.aieF grantee and •'of( Heirs .end ;, I Q I: Assigns, III:IL / v._,rm1-'4-.&-c' .... lawfully Sensed m fee siuy4e of the granted I r`muses I hat. lney 'Ire free.from .III - invlunbrrure-s• ' `• I It I ... ..._._ _...-.. .. .. .... _ That. e Lola�ou I Igo', le,Ken and convey IllySallie ta,_F15 1wn i IS nLr(es;ud told it t :' .,,III .. Id �'"r't, t .Ilau's I v -ale l., end tl . 1 .-. }:uue,to Ihu.wilt gr.ull re. and ._r-LC-G ..Heirs and Assigns lorrc''I r A dwiloivl,rnLmssh;fll \1"A ll It r\K'I' :\\1, I,h;I'I;N I, Ili• 1 fs against.the(awful Onions mid demands of all too-sons. _ 4 '4 A for the- eousldee:dint '1furesaid • CSL ,l 1 hereby rele aI a un the s said gr ruts a m� �_ 1-F.w's--+load-:,sign,:I'll-right-of or t.,-1.0,11 �• t #ALL I)OIV SIt:sal 110AIlal l:AI) in Its griult d premises„mil all.otherbbly�rmtmde,f.b.ansr'en+. C .. - I n/ i IA \\lI'N1;1s8 1.%III;1 11)1 ..F'-.... the.&lid 'v.(:::e lv e c-E. ✓� ?.fi.�-Gti., _ - A-. • i #, L ) (� �/ dal of �)l:(;7-(�'e-�-'(�'!t ti ._ ,,.t b:n'oherf•uuLo set ll7iL bumf and seal Luis j`"LC('L:<a..L r=. }' sx in the year One Thum:-soil Niue II undyed laid C'1 C.I:+L - yy Signed,Sealed,ul ad-3bne i; in/',resold,.of �6 l / / C J yt-C-C- S _ . 40.Y Y - ?..�4 `5.' 's?'knit 1 - - - .. . # �CostSCNWi' ;I'll or AIasSACI)uslat"rs. • At. - �. y GLL..4.- Gi,2/,&-s.a..s'• cci-i. SS.CGtc ./c gu 7 .•ral'�v4 rr 'I'h(n. ptrsoualh apI red'th heri',II I ed - - - k r ---r "Z;4 .l e of z f 71-e<' ll- � 1 is and •kne„fl edged.the fnl •wing instrument In he ... ... ..... ..... s 1.4- z- d,C. ,rein al;t and dncd;lx;[Ure mn, - - EXHIBIT 7 f 574 x t. ! Know all men by these PresentsWI that Abraham H. Weene of Somerville, Middlesex County, ]Massachusetts 10 hereby conStitute and appoint Samuel IS IVeene of Dorchester, Suffolk 4:- Count• Massachusetts true and lawful attorney ; for him and in his . ! name and stead, to (urant, bargain, sell) and convey unto Jeanette kuposky of Dorchester, Suffolk Cowaty, Massachusetts, receipt of full it consideration for said conveyance being hereby acknowledged as having been received; the land and buildings theron belonging to me lying and being'in the County of Barnstable, State of Massachusetts. y or ' description see conveyance of Mrs. Eliza. J. V,ee:nan to Mrs. Mary A. ; • Chase, Barnstable County Deeds, Book 335, Page 296. Also Boot 386-312 ` , Hereby granting unto Samuel M. Scenic, said Attorney, fall power and authority in my name and behalf to sign, seal, acanowledge, and deliver any and all deeds or other instruments in :.citing which I may deem necessary or proper in the premises, and otherwise to act in and concerning the premises as fully and effectually as I might do if personally present. In Witness Whereof, I hereunto set my ;and is and seal this 25rd day of March in the year of our Lord one thousand • mine hundred and twenty six. Signed and Sealed) ;bc..nlnaam I! Weene (Ls) in presence of ) IF Commonwealth of Massachusetts is Suffolk ss. March 25,1 926. Then poi son- a_ is ally appeared. the above-named Abraham H. Weene and ac:}riowledged the foregoing instrument to be iris free act and deed, before me,- f • Selma E Iiuposi:y Cotarial Sea] Rotary. :U.S.) My Commission Expires.July 16.1926 Barnotablo,ss. deceived March 25,1926, and is recorded. I; Edgar A. Jones, of Barnstable, Barnstable County, Massachusetts be- 1 ing unmarried, for consideration paid, grant to James V. Eagleston, of said Barnstable, with warranty covenants the land in .said Barnstable,bounded and described as follows:- A certain parcel of land with the dwelling-house andoutbuildinr:s thereon; containing about fifteen:acres; • more or Less, situated, or! the State Highway leading from Barnstable village . to the village of West Barnstable and bounded Southerly by the said T. State Highway; Westerly by land formerly of William Crocker, deceased and by land of William Ivirtanen; Northerly by a ditch and land of • William Crocker and others; Easterly by land formerly of Cornelius Dineen, now of Manuel Enos. Said land is the same conveyed to me by t Eliza Whitman and Josiah B. Whitman, by deed dated May 10,18137, recorded - with Barnstable County Deeds in book 184, pages 1 and 2, upon conditions, which said conditions have been full� complied with by me. Savings, ex- ( A ceptting and d"r-eserving from this conveyance one acre of swamp described ) r_ t 575 r� - D. ec.-- inn d d dated i ��.. 28,1883,recorded-with-with Ilook 131 ,Page 79 and that parcel described in deed dated Jan. 15,1907 recorded Book 282, Page 111 and that parcel described in deed dated March 22, j (1853, recorded Book 67 Page 89 Witnessmy hand and seal this twelfth Revenue Revenue Stamp Stamp day of March, 1926. Ir5.00 :y;5.00 Cancelled Cancelled Edgar A. Jones (LS). Commonwealth of Lassachusetts Barnstable, ss. Harch12,1926. Then personally appeared the above-named Edgar A. Jones and acknowl- edged the foregoing instrument to be'his free act and deed, before me Fred. C. Swift Justice of the Peace my commission expires December 20,1929. Barnstable,ss. Received March 25,1926, and is recorded. t I, James V. Eagleston of that part of the Town of Barnstable known as `' Centerville, Barnstable County, Massachusetts being unmarried, for consideration paid, grant to Francis H. S. Hyde of that part of the Town of Barnstable known as Hyannis, Barnstable County, Massachusetts, 14. with quitclaim covenants a one-half undivided interest in and to a certain tract of land with the dwelling house and all other buildings thereon, situated in Barnstable aforesaid, at or near the ':illaCe of { • West Barnstable, so called, and said tract of land is bounded on the South by the County Road; on the West by land formerly of William Crocker, now owned or occupied by Alexander K. Crocker; on the Dorth by a ditch and land formerly of.said William Crocker, and on the East i by land formerly of Cornelius Dineen. The above described premises contain fifteen (15) acres more or less, and are the same premises '> conveyed to Edgar A. Jones by Eliza Whitman and Josiah B. -Whitman, 44 by their deed dated May 10th 1887, and recorded in the Registry of Deeds for said County of Barnstable in Book 184, Page 1. Savings, excepting and reserving from this conveyance all that parcel of swamp land, containing about one acre, and being the same conveyed by Edgar =a' r A. Jones to Willie L. Clark, by deed dated December 20,1888, and re Nl �' corded in said Registry in Book 151, Page 79, and all that parcel conveyed by Edgar A. Jones to William Wirtenan by deed dated January 15, 1907, and recorded in said Registry in Book 282, Page 111. Also ; .' saving, emcepting and reserving the location of the. Cape Cod Branch Railroad, dated March 22, 1553, and recorded in said Registry in Book 67, Page 8.9. Being the same premises conveyed to me by Edgar A. J . Jones by deed recorded in the Barnstable County Registry of Deeds. The above described premises are conveyed subject to a mortgage to the First National Bank of Yarmouth for Y5000, one-half of which the " i. grantee assumes and agrees to pay. Witness my hand and seal this EXHIBIT Cw st x dc 4 a nine hundred and twenty-eight. M„`f a3 ri• Signed and sealed) Henry L Rost (LS) ;r ' in presence of ) Trustee ;;W *l Robert S. Snevily li The Commonwealth of Massachusetts - State of New Jersey Union County as. June 7 1928 Then personally appeared the above-named Henry L. Rost_and acknowledged 424 the foregoing instrument to be his free act and deed, before me. f- r Robert S. Snevily Afirn s MASTER IN CHANCERY OF NEW JERSEY 4 , My commission expires 19 alltiAt State of New Jersey,)ss. , s , . County of Union. ) I. William B. Martin, Clerk of the County of : C tii Union. and also Clerk of the.Circuit Court for said County, the same : : 'e being a Court of Record, Do Hereby Certify, That Robert S. Snevily whose ",� , name is subscribed to the certificate of the affidavit, proof or ack_nowl- - j 1 az edgment of the annexed instrument and thereupon written, was at the time of_ taking such affidavit; proof or acknowledgment, a MASTER IN -� a; CHANCERY in and for said State,: dwellingin said a#°County. commissioned ,:gog and sworn, and duly authorized to take affidavits, acknowledgments and J * r t5 proofs of deeds or conveyances for lands, tenements or hereditaments in said State. And further, that I am well acquainted with the handwritings ,N,; . of such MASTER IN CHANCERY and verily believe that the signature to the ,; t said certificate of affidavit, proof or acknowledgment is genuine. ,. 4 IN TESTIMONY WHEREOF, -I have hereunto set my hand and affixed the seal of the said Court and County, the 8 day of June, 1928. +r Court and County 7 t Seal (LS) Wm B Martin Clerk ` 18476 i▪.s Barnstable,ss. Received June 25, 1928, and is recorded. i "° :. I. WE, IRVING W. COOK, CLIFFORD PORTER NUTTING and.GEORGE W. JUDKINS, as 1 ,1 Executors of the Will of James V. Eagleston, late of Barnstable, Barn `. &7 j s- stable County, Massachusetts, deceased, by the power conferred by said N:04 it 1- $ � will, by license granted by the Probate Court in and for the County of s-. ' ` Barnstable, dated June 23, 1928, and: every other power, for Three Thousand ▪; r• t I" • I LS-• '0 1, r Six Hundred Seventy-five (3,675) Dollars, One Thousand One Hundred Seventy- � � five (1,175) Dollars in cash and the balance by assumption of the out- 1744- .,nw standing mortgage of Five Thousand (5,000) Dollars,Igrant to HELEN BALLOUr'r )MILLER, of Providence,__ rovidence,-in the State of Rhode Island, All the undivided .0Zit ' _ -- _ . u interest of said James V. Eagleston, deceased, believed to be an undivided ' one-half, in and to a certainparcel of land with the •buildi �`ngs thereon, +Y�,�-.�Y kwi containing fifteen (15) acres more or less, situated in Barnstable, Barn- rr a• WP -. y� a . stable County, Massachusetts, on the County Road leading from Barnstable' 4• w,�� Village to the Village of West Barnstable, and bounded and described as xi' 1 a$F Y# follows:- SOUTHERLY by the, County Road; WESTERLY by land of William 14Ug _ . gr Crocker, deceased; NORTHERLY by a ditch and land now or formerly of4 is Wit;. .: 463 ..i.• . j I f convey and hereby conveying said undivided one-half interest in the prom w,,, ftpz_ uu :11 T ises deeded to said James V. .Eagleston by deed of Edgar A. Jones dated `'°^ I' March 12, 1926, recorded with Barnstable Deeds, Book 431, Page 574. �I r,-1 Said premises are hereby conveyed subject to taxes assessed as of AprilR". ' �` 1, 1928, which the grantee herein assumes and agrees to pay, and said "4_ { ►► premises are hereby conveyed subject to a first mortgage held by the . 1' I K k � � First National Bank of Yarmouth in the sum of Five Thousand Dollars ,�I ��k7 4 .:_ . ( 5,000.), which the grantee herein assumes and agrees topayaspart • �Ip�i mii J. g r.:' tir d� of the consideration hereof. , Witness our hands and seals this 23th day . r, ��i6 § �li of June 1928. p�m � � Irving W. Cook (LS), `` (::, vM • Clifford Porter Nutting (LS) d,A., iII!4T,o`r George W. Judkins (LS) 411 "•a'4�L 1 Executors as aforesaid. q4'� t, „ y Commonwealth of Massachusetts �. � � Suffolk, ss. June 23, 1928. uuuo wa,:�l ,f +wt :' Then personally appeared the above-named George W. Judkins, Executor as , ��i0aja i , -° ' 'r a w b aforesaid, and acknowledged the foregoing instrument to be his free act ', II � *`' and deed, before me Ralph-C. Piper Notary Public ,',di'j*,, f,;;;; 3 t Notarial Seal My commission expires Nov. 30, 1928. (LS) jY "+ Barnstable,ss. Received June 23, 1928, and is recorded. I9z•~g. ` ; I, F. H. S. HYDE of Watertown in the State of Connecticut for coneidera- f giZO �',II �,'„, tion paid. •grant to HELEN BALLOU MILLER of Providence in the state of dJfjj� IlI -� 3 ��. � k } Rhode Island with quitclaim covenants All my undivided interest, be- fr ,t,V' ,lh" z •lieved to be. an undivided one-half, in and to a certain parcel of land o, i ' qa IP is j f with' the buildings thereon, .containing fifteen (15) acres more or less. . : „I � d5.int, it jh(� WIN situated in Barnstable, Barnstable County, Massachusetts on the County. I�4 ' Road leading from Barnstable Village to the Village of West Barnstable „��I {,fir and bounded and described as follows:- SOUTHERLY by the County Road; �� �,Ifl���i,' P4 -1 •• WESTERLY by land of William Crocker, deceased; NORTHERLY by a ditch and to' p .: , fil 4 .µ " land now or formerly of William Crocker et als; EASTERLY by land of Il w k r, Manuel Enos. Meaning to convey and hereby conveying said undivided one- i i7r • half interest in the premises deeded to said James V. Eagleston by deed ! yt �;l!l'�r4 Mal � of Edgar A. Jones dated March 12, 1926, recorded with Barnstable Deeds, i Itkc4 #' '��. itft Book 431, Page 574.". Said u¢41111II� �g premises are hereby conveyed subject to taxes .. 41 ,, fs M I^34n P ' 34 assessed as of April 1, 1928, which the grantee herein assumes and agrees ryyplwj�II(ypI�g, if n „r'�L to pay, and said premises are hereby conveyed subject to a first mort 1 '1 ; gage held by the First National Bank of Yarmouth in the sum of Five ppi$i�'�fl0,4t,,�� # NV1EIIuuoo i' 1 k Thousand Dollars ($5,000.) , which the grantee herein assumes and agrees iht 11 ayst+Sit to pay as part of the consideration hereof. I. Helen-R. Hyde wife of ; m Am ;;A, said grantor release to said grantee all rights of dower and homestead ,, kzlo�w t — and other interests therein. Witness 'our hands and seals this llth 1 yl1�z a ,t day of: June 1928. pon ,� h s ' ' F. H. S. Hyde (LS) I. �R ,,, Helen R. Hyde •(LS)., ° rtl.y7ti. ,, a n ti 1i'' 464. .ij, STATE OF CONNECTICUT Litchfield, ss. June llth 1928 -'`=a Then personally appeared the above named F. H. S. Hyde and acknowledged the foregoing instrument to be his free act and deed, before me Notarial Seal (LS) Howard M. Hickcox Notary Public. z My commission expires Feby 1; 1929 Barnstable,ss. Received June 23, 1928, and is recorded. ,,, o x I, Helen Ballou Miller, of Providence, State of Rhode Island, being 'err' ,, unmarried, for consideration paid, grant to Rhode Island Hospital Trust `: Company,' a banking corporation duly organized under the laws of theriv 1p State of Phode I'dland with its principal place of business in Providence, herd ,'; /"'Rhode Island, with more s e covenants to secure the _,0 o� g g payment of Twenty- z'� i li ' five Hundred ($2500) Dollars in one year with six per centum interest ,. per annum payable semi-annually as provided in my note of even date, a %+O6 �-certain parcel of' land with the buildings thereon,' containing fifteen t`t a f. Ng (15) acres more or less, situated in Barnstable, Barnstable County, Mass- _ c achusetts, on the County Road leading from Barnstable Village to the Village of West Barnstable, bounded and described as follows:- + ' , .q SOUTHERLY by the County Road; WESTERLY by land of William Crocker, de- /):44' ' � o ,ceased; NORTHERLY by a ditch and land now or formerly of William Crocker x0 et 'als; EASTERLY by land of Manuel Enos. Being the same premises con- - '1: yta4+sx veyed to me by Irving W. Cook et alii, executors of the will of James V. j Eagleston and by Francis H. S. Hyde, by deeds recorded herewith. This ' s 1 ,, -'mortgage is upon the statutory condition, for any breach of which theme mortgagee shall have the statutory power of sale Witness my hand and l'el,'y� k " 'ij�' 5t seal this 23rd day of June 1928 Helen Ballou Miller (LS) 4 The Commonwealth of Massachusetts �444, � Barnstable as. . - 'v 5.f June 23rd 1928 Then personally appeared the above-named Helen Ballou Miller and acknowl AIE E 3 ¢+' i edged the foregoing instrument to be her free act and deed, before me, "0 ' Paul Swift Justice of the Peace fM 'S -ANIMy Commission expires 12/7 1934 ' 1' Barnstable;ss. Received June 23, 1928, and is recorded. 4R- i}`�" '�4 + KNOW ALL MEN BY THESE PRESENTS, that I, Joseph_Tuttle of Bourne, Barn- � ,,,( 3 ,stable County, Massachusetts, the Obligee in a 'certain Bond for a Deed f4 "# +4 ` c✓'of land in that part of said Bourne called.Buzzards Bay owned by the X °ti t < "{' o Obligor, dated March 31, 1924, executed by the Buzzards Bay Garage, w r °)ljg N, ,-4 `' Inc. a Massachusetts Corporation duly established by law and having a. b 7, C2 usual place of business in said Buzzards Bay as Obligor and recorded fO ^ with Barnstable County Deeds, Book 407, Page 69, for value received, '�., ` hereby cancel and discharge said Bond and release said Obligor from all P i 4 err obligation thereunder cr thereon. WITNESS my hand and seal this:' tV`; day of June 1928.: mZ EXHIBIT ¢' S . � " :t1 , 3 i A r .. bi7 81 M1l.sa iY kL is '$ °- .t a "t i .€ :4Z,' � ,40i ,..,,,,,,,,,xi,,,, � � E � w +,is :t+ 11vril4 !i i ^: ##'�r i ..'' s d z 66 dLa r .1a d y'- `fi 5 a ` f4 - e - kr r r� ir�st, National Bank of Yarmouth, ,/r�� The F ....,:1,'," r. r yn'..°i aQ i';i= kt 4gg'; ,\.. Al . .a:- C - 'n 1 5 .i , k �'f s a • t i ��y �,� � Ar r• a:n� �,i. .• a P � Cas 'er. . _ •� O'lle flnmmnnwrsltl of ,i r ttssar4usttts = Barnstable ss. May . - 10th, 1g38 Then personally appeared the above-named Gorham Pulsi f er, Cashier and acknowledged' the foregoing instrument to be the free act and deed of The First National Bank 'of Yarmouth, „.7::::?- . d before me, .,. . ,-, . _ .._.,_ _ . _, , , ,-,. , ,,,,,.„ ,__ juste' ,, , • .. / Notary c i • My commission expires Barnstable, es. , Received May 10, 1938, and is recorded," ' 1., Helen....Baliou---Miller, -' N �' • of Barnstable -, Barnstable County, Massachusetts, -� being unmarried,for consideration paid, grant to E1.1.iQ ...B......M...Q......ax1...... ....tl....9....e.a......... &.(.'.Wan,' i husb.and....and._..wif.e., ..as tenant.s....by the....en.ti.r.ety...and..not...a.s....joint tenants • and -not_as:-tenants in common, both of sai ._.B.arf. tab1Q., —: - with quitclaim cavrnantei -.. the land in ....s.aid....Barns.t.abl.e.,...bounde.d...and...describ.ed.as...foll.ow.s: _- (Description and encumbrances,if any] i Beginning at the southeast corner of the granted premisesat the State Highway (known as Route' #6) and land of Manuel Enos; thence running South71° 031 50" West by said State Highway fifty eight and 13/100 (58.13) feet to a Massachusetts Highway Bound; - thence running South 76° 561 05" West still by said State Highway : " ninety-eight (98) feet to a corner; 1 thence running North 8° 41t. 01" West by, other land of the grantor, one thousand three and 96/100 (1003.96) feet to land of the New York, 0,1'.i New Haven & Hartford Railroad Co. ; -thence running North 83° 321 42tf East by, said Railroad land one i6 hundred fifty-five and 03/100 (155.03) feet to a corner; thence running South 8° 411 01" East by said Railroad land and land of said ,Manuel Enos. nine hundred eighty and 09/100 (980.09) feet ' t ;: to the State Highway at the point of beginning. Being shown on plan entitled "Plan of Land in Barnstable,. Mass. to be conveyed by Helen B. Miller, scale 1 in. 40 ft. =--Mau, 1938, _ Bearse & Kellogg, Civil Engineers" tobe _recorded herewith. .M1_ as .. <. , s + • r Reserving to the assigns of,: the grantor a stone all ;°on tie. �. r above described premises, it being shown;:as the westerly wall' bn. to above mentioned plan. ,7��"' oaf; , r c, Also a certain parcel of land on the northerly aide of the it mentioned Railroad `land, `bounded as' follows.-' w Southerly by said Railroad land; ; �; Easterlyand Westerlybylines formed' b- tending the easter Y g' , T ditch and lnd now or formerlyof William westerly Crocker et als; and , + .. t.. Northerly by said land of Crocker 'et als. o Being a portion of the- premises conveyed to me by deed of _1 Irving W. Cook et alai, Executors of the Will of James V. ;Eaglestoi, ,n and by deed of F. H. S. Hyde, both said deeds being duly 'recordedl i` with Barnstable County _Registry of Deeds. a4 � i' '°,I:• Subject to the ' taxes assessed for the year 1938. , ,' --•vim:' ` r i- 4 v! yr f � l.' ' ta 9�1�CJit _� x briX t a4tx 1XICCk acais ncChacaooi as�b�tacirtoC <, k , ,� fry;iM1 -,y UlitttraB otb da of .Ma 19. 38 ,i. my 'hand and seal this y y --- Tolle Tommonmra1i1; of :ti,ttssttr1pt nrtto ' ,g# if Barnstable, ss. ,... May loth ,.... :.t9 Then personally appeared the above named . Helen Ballou Miller and acknowledged the foregoing instrument to be her 'deed, g � g free act and deed, before me 1 ,4 . . �� --Notary°Public ,•! , ` My commission expires 9 ��• 19 r Barnstable, ss. , Reoeived May 10, 1938, and is recorded. i ..,_.., ,, _ _ ,,..,,_ ...,........-------->-------------------iT 7- -,-,.--.3.-: I Helen Ballou Miller, _, " of :...Barnstable. ✓• ••73:arns: a_t_ a Countq, Massac6i e aeing unmarried, for consideration paid,grant to Baas._.R .ver Sairth .3 Bank, a%bankifig-t corporation duly e.stabl .shed undex the laws of the Commonweal h c�'.g, i EXHIBIT 1d EXHIBIT )l I . EXHIBIT /a • 1 . . 7:M, Y t s L.....BAUL_Li...._amIFT, Q.f Seixk&tgoal.Q. parnstablee County, Massaehuset<t,g,_ EXECUTOR of the WILL of -"AO r4,,•o:•+.rsa•4,4::•:•ast:r.:•.:.eo,_c1,•:..'c:ar�'..,w141rw.rtiyre:.,. r ' 34 r rta:>._.•,,.<., :,••»'+..:.A..ra,:....,.- 1.a*,a. a- ioes•IA...• Y:••a.9.ft:.f'?.I.•••, /l`C.ie'a": F 77,Ft•;..tB& LI_ETLIZE,...latt=...Of...Aeld Barnstal? @, ..4�Poetised.s... _..............________ r•�V* �.-- I by power conferred by to S::...1l.Q.b :Ge....Qr.Q.t1:'.t...xri... »....C.Q7...S&j..5�...�x9i,L]:lt.0..Qt.._5.13X ns tajl].e _ , 4, L 1 • .i' b ...virtu.e...o....a...daere.e.._date.d.-.Oazab r..2.5.th>..=1 Q.4.f...._._.__.____._..._.__..:_._ , t _— . and every other-power, . ' f0e..._.i;.1.na..111c .s d...1g11.,i_.L1 /1QQ.4 as (^WO0,Q0) Dollars Y l ,s*'�- €. • _ I •� paid,grant to .T-'7"'3i3T... _...1?`.I.ID.Si,1;�n.r_..aaicl...2axnatable (We..tl_...._......_..... "^ betty 1� the land in...E�r .i:2,14Le.,...B.azzat.a...1.f C.O1r.±7.,....Y.a..as.C.:'1U.4{"'.r..t.S......t.age.1e:1s2> 1eat.}1.... , .. ' Corp ?: the buildings thereon, situated on the County Road leading from tt , ,_ k� Barnstable village to the village o_ :lest Barnstable, bounded and ; h " eipa: described as follows - ` r TN , , r i stab! .' Southerly b, the County Road;it) _ ` rF i tatL t\' ':?este^1� by lanfl of i...1liar Crocker, deceased; :t-,441:,:e.ro.„' ,1 .!.ortl:erlr a 'itch n i 1 :.0 roa; or fornerl;; of ii'illiam ��• FCrocer . als, a_dy1. e -..- E..sterl•,. , 1,'. of _1l_ott B. ...tic..c et um. I7 r. • Inn =•OrL1J O_' t.le "". e. COI!1e'e,l. LO sai:i =eler. Dallou x' ;-, .. '1'er ' dyof _r-__.L . Cook et all_, Executors o. the ::ill oft r in - J „ -v leston a a 'ty- deed o. _ . H. . _,c'e, both deed being duly , j rocordc ta. Barnstable Cat Bcoistry cf Deeds. }'9 `�' Per. i Subject to a 3i,::-tt of - in the. New York Raven ;1 Hartford j t':,, ', ,i as p _it ',_, a P.' . ... it I I i�r 15+� � s to i`r,a 1��_ram i ti i+:i v �r i. ' ' j';i'r� t 1 n ✓ie i Zx - 4.!. kt P. � �_ � tV �ttnesn.._. band and'seal. this day of LIO.Yeinhe= t9 46. r p , 1''. t'', i : _ .. a , Executor of the .._11. J_ helcn i s l ral_cu .__ ter >f c. y:t • a}fe (L�uutawnttrealil{ of fEasnark xeetle u l c *'•` .1 r - 1Icvaab.e^ •l 19 46. N'.r1R s s i - :.. 1-.ble.,: ss. r t t , 4y . } plan Then personally appeared the above named ,CP.P....:;....5.i.f.i, s , ,-4. + = a a ,-, • ' and acknowledged the foregoing instrument to be 'Z_'.s...._.freeeact dee e F s ' r i'; gran ' myt A, as tl 4 x i Para _ _ 1•>or,t9 Public—Afsli�.<�t 2C .4"," t 4 Y.,. L1p commission empire. �P '� + � _ ' the ! I t f i boil, ` k��o-v:ayrrr�l-' 4•' or F F .yt is 1- ir 4.1 p Barnstable, ss , Received December 28, 1946, and is recorded _1 , r ' 1<. 4. t 4 . ,t rt ,« . -.g .•� t '-Sy", 'ay e It.'Y i` r^ ` & a and e'Rr � r �s # k Yv� tr ta able x a rr i<x + F t >f 1 �" t r �" €. 1, • of a � - <<w�.?.. ...+ ° ..r�,_'' �� °,r �t=. T .�>� .�,.�.""�� aN+a�,.�' r S� d -e. r, now tk`i �` - �, also• ' r' • ,.4.+ wt 5 u�at-t a a *e cE'" t% ro;il.5 r 1f.104c,,.- - G r p 4 the t t z.� t'4;'-'-:$ ark . .r y ,..,tsty":". - L , 3 ''.j Y+ .s 'fit cr ' v$ F ." a r!§4 Yry„ F F . 2A dL y-« r kL, $l 7;K�-" s '' i• d -kS K,.,y f,yt t �3• � jA - x 4 �, -•, € ,t 4� • Y i • >y 't '� .t irYr T " r s�' F , .-Yt•c=r-.. q1�.t $•k', 'xis F k .C1: a�.:•'•1'' r 1�. r :' t & j' r 4 ' e �> ',?,1. .. .,..>` I' ..'.?«'s. ..s;Ili °« s"'. .::es -su :t.q.°',,. k .i} S r -:71.1'tk.1#s',''i-"., :... ''' ''!i"' t: EXHIBIT /3 P •14 dated December Zeth AD.19 46,recorded with Barnstable County ,705 345 Deeds,Book 663 ,Page ,aclmowledges satisfaction of the same. IN WITNESS WHEREOF,BASS RIVER SAVINGS BANK aforesaid, . has caused its corporate seal to be hereto affixed and these presents to be ! i gv signed,aclmowledged,and delivered in its name and behalf by Walter G. • Robinson, its Treasurer, this I1ineteenth day of October a R A.D.19 48. A ..-rrvi .BASS RIVER GS .-• AV 1 1 j Z, y Its Treaani�r* �titi — , i • COMMONWEALTH OF MASSACHUSETTS \� {'1 Barnstable,ss. October 1°s 19he . • Then personally appeared tnc above named Walter G.Robinson,and in N ii f q • his capacity of Treasurer of Bass River Savings Bank,also above named, I j acknowledged the foregoing instrument to be the free act and deed of the °l '` Bass River Savings Bank aforesaid, j' ii L- Beforeme: LL • . , • rs:a i • ----- - hf Notaztiy tills ?o^l;', li f3=Nevember 19, 1948. - 'I '�, Mc commtssttlneeptre. -_d Barnstable ss , Received October 20, 1948 and is recorded. • �.w .'.ri y w �{ I .i. ls T {rg . ; „ ,', .c..4a.`ai€= e h . ,11. , r \ir - ‘ 4-,fm I . - of __:a-rns„a'ble (West) -a:SsYab._P._. ..County,Massachusetts, 44 being m.married,for consideration paid,grant to Si E _LLtL .LLiI 1•'?�Ch_;:.;; .�--__ C - ���vr� L1. 4..�:.LLB&r11L.12:.i�Cifs:.T.._�_'1 it �.1 E.1 , `_J 1 ->.=.—_._— t • . rnr 3FP lie -?1ii.r._^__. _ —_—_. ..... ....-V�CpYP��6���J. �{9- Z`fi_ ----- -' ---._w tlh mY.i�rc,LW 11atRa - �F' d Jjt,+ r the land in—3z_r_ns �le�- st.a.b.:_e S%si...t ..aas5 ttas.e.z'a,_.tr, e;,', -t n f the �;u;..1;. s_ 1.re.nr, ika e on 'lf Q.O ra -oas: lea.. nv,._firm (1 t (necu,puon and encumbrances,if any) is Barnstable Village so the Village ofViest Barnstable, bounded and 0 -described as follows: �' w Southerly by the County Road; , r y : i+esterly by land of William Crocker, dace=sec; �t tl i:ortherly by a, ditch and land nova or formerly of Williams Crocker et als; and (-- Easterly by land o: Elliott B, i:lac5twat et ux. 9. ' r . i,. .. r,� e trk 4 ;', 1 4'[I w I f t of Ws"- in the New York, New Pleven and " e 705 Subject to a Right H t _ %Eartforfl Railroad Company. a >'. " A t.c 346 Being the same premises conveyed to me by Paul Iii. Swift u 44 s. 1 -Executor. of the Will of' Helen Bal_ou Killer, 'No. 29750, Barnstable - ' r ._- County Probates. r � jijt F e p`gi . 1 �`• = . ` . - „ aoc�a[x",. 1 c� '''':,t-ry ' V.: - J ?/ \ � RL rI1 - VI Wig '`, •~ IA g-4 ` -,a .:t_-_ ra _ . i K. `.` ',' 1L—,JI' i1: >0: r : f�7d » `�,c TV lie er i2 Dav;c on ""'c� of said grantor, F< - - wife 1. �*.. ` j He"bert M. Davidson, t i• rk • s ' release to said grantee all rights of dower and homestead'aad other thterr;Ls therein. t 4r 77+ +w-Ifi. __: s. Elttares_:_nun__._lands and seal Stiffs 3d a day of Se--•.-e-,r.,,• 19_13. ' 1+°g . 3 • w 1yd .; 4‘ G { 1 L7i Qitratmatt»traLY11 of LHasstuituae to §gr �w Barnstable, ..:.ss. aptamba� i9 48. Then pcnonaby appeared the above aametL 1 r11g3+?A av{_4;SU.Cl :-.,..:57:4 ,-r"may- • __ c +;": .. . • ` t , . S p$ ; a , and acknowledged the toregoung instrument to he hi ti___.fr=act and deed,before me t 1 --LW iv • O-A `• 1 nr...........a uw,.�_.^ )J !.:: ,_39-J i • a4' .0'• �e.,L g . _-..stut111,,,, ter ''.• T- Barnstable, ss., Received October 20, 1948, and is reoorded. • *, `' I .., ,: . 4 jd t• 2.1�. r * ' I i 17 ir1.- �tJr 'a.. i.—i . F\ r FRANCIS R. BOYD and GEORGES H. BARREL, as they are Trustees under a Declaration of Trust dated January 21, 1916 R r�s° recorded with Barnstable County Deeds Book 347 Page 10, said Trustees being commonly designated as "Chatham Associates Trust°, V . s by the power conferred by said Declaration of Trust and every Y xe ether power, for Thirteen Thousand (13,000) Dollars paid grant to %. 'mac. VIRGINIA W. MEINCRE, wife of Howard D. Meincke of Chicago-, `.t- ;,` Illinois a certain parcel of land in Chatham, Massachusetts _;_ bounded and described as follows: ' ' 1: ,. ` r s EXHIBIT I y EXHIBIT 1 EXHIBIT L6 EXHIBIT /7 � y A'IaACNU■tTT•OUITCLAIy 0[[n 1N011T►OR y (INOIVIn UAL orlb YI � B00k 1607'PAG 668 _ r : r. e 486a3 ;. . y .,, I, CHARLES P. KIMBALL, being unmarried, A .II I. .of Main Street Barnstable (West), Barnstable , :;� County,Massachusetts, `" .a.. • ,,it,. ,',.I dr cdtotxatNltii for consideration paid, and in'full consideration of $1.00, - :t ,� grants to CHARLES F. CROCKER, JR. , being married, • li with quttrlutm momenta of said Barnstable (West), .+i • Dtx dwz; a certain - �ii parcel of land situated in•Barnstable. (West), ; Barnstable County, Massachusetts, bounded and described as follows: l (Description and cncumbnncn,if anyl 1 ' SOUTHERLY by the State Highway, Route 6A; �`'` EASTERLY by the easterly line of a private way as shown on a `1 1.I i t jplan recorded with Barnstable County Registry of J ' I Deeds, Plan Book 57, Page 65; IIli. . SOUTHERLY by a stone wall being the southerly line of(said way; L * j• iagain ., .1 . ,ii SOUTHERLY by the extension of said stone wall to another stone EI ! wall as shown on said plan all by other land of a' 'Ili the.grantor.; _ - i!I EASTERLY by a stone wall_ as shown on said planby other, land - ly ; of the grantor; _ !'i •I NORTHERLY • by land. of New York, New Haven&,Hartford Railroad. - .• Company; :' WESTERLY by land of the grantee.: - -I i I; 'Subject to easements of record so -far as the same are of legal force '• I ,and effect. t 11; For my title see deed of Herbert A. Davidson to Charles P. Kimball i ' and Florence N. Kimball dated September 30, 1948, duly recorded with il'T Barnstable County Registry of Deeds in Book 705, Page 345, the said Florence N. Kimball having deceased. See Inheritance Tax Real Estate Certificate-duly recorded with said Deeds in Book 1381, Page 360, : - r - . I iDttttraa..my hand and seal thin 23rd, day of /F�eb)uys ......•..:19.72 Charles P. Kiiitba f �. t lUhr fIIommnnutralt4 of ifivanurliunrlta • Barnstable, as. February. 23, 1972 • Then personally appeared the above named CHARLES P. KIMBALL . • and acknowledged the foregoing instrument to be his free act and deed,before me ^ s`aa S i 1= • Barbara Ho141fnl-Pc'0°t'°46,*r • : Rtr."i'D� 3 2 31g12 &RECORDED My commission expires CLLLf µ4 c�3 , :l��al�(]f/ • (•Individual—Joint Tenants—Tenants in Common—Tenants by the Entirety.) Jti• I r. CHAPTER 163 SEC 6 AS AMENDED BY CHAPTER 497 ON 1969 Every deed presented for record shill contain or have enduisad upon It the(tall name.Ieslslence and pull nofficeaaddressof the grouts and a recital of the amount of the full consideration thereof in dollars or the nature of:he other conspullderation therefor,if nut delivered fur a specific monetary sum.The full consideration shall mean the total price for the conveyance without deduction for any liens or en- - . cumbrances assumed by the grantee or remaining thereon. .All such endorsements and recitals shall be recorded as pan of the deed..• ' Failure to comply with this section shall not affect the validity of any deed.No register of deeds shall accept a deed for recording unless • - ` it is in compliance with the requirements of this section. . 1.4 j `. EXHIBIT /� FORM C APPLICATION FOR APPROVAL OF DEFINITIVE PLAN (Where alternative paragraphs are provided, applicant is to selec omplete the p pertinent to his case.) .� APR 3 1973 A�i�J4fiABLE ANNi clit 7 3 To the Planning Board of the Town of Barnstable BOARD 1. The undersigned applicant, being the owner of all land included within a proposed subdivision shown on the accompanying plan, entitled `52'.6DfV/s;eN PLC/ C4/ es r c'C,i27 and dated �i,9,eet:" W-3 , 19 73, submits such plan as a definitive plan of the proposed subdivision and makes application to the Board for final approval thereof. 2. The land within the proposed subdivision is subject to .the following easements and restrictions: 3. There are appurtenant to the land within the proposed subdivision and following easements and re- strictions over the land of others: No/✓ 4. (a) A preliminary plan of the proposed subdivision has not been submitted to the Board. OR (b) A preliminary plan of the proposed subdivision, to which the accompanying plan conforms, was tentatively approved by the Board on /1 �y " , 19.23.. . OR a. (c) A preliminary plan of the proposed subdivision was tentatively approved by the Board on /i1,49"Eesi 1, , 19 73 with modifications, which modifications have been incor- porated in the accompanying plan. 5. The applicant agrees, if the definitive plan is approved, to construct and install all improvements within the proposed subdivision required by the Rules and Regulations of the Barnstable Planning Board as in force on the date of this application, and as modified and supplemented by the work specifications and other requirements set forth in the statements attached hereto. b. The applicant further agrees to complete all said required improvements within one year from the date of approval of the definitive unless the Board approves a different period of time. 7. If the definitive plan is approved, the applicant agrees to record or register the plan in Barnstable County. Registry and agrees that even if otherwise authorized so to do by the filing of a performance bond, applicant will not sell or offer to sell any of the lots within the subdivision until said plan is so recorded or registered. 8. The applicant further agrees that if the definitive plan is approved, applicant will promptly at any time thereafter when requested so to do by the Board, convey to the sewer District in form satis- factory to the Board, title to sewers and the prescribed easements therefor. The applicant also agrees to convey to the Town title to storm drainage improvements and easements therefor. . / FORM C—Page 2 9. (a) The applicant further agrees that before final approval of the definitive plan, the applicant will cause to be filed with the Board a bond in form satisfactory to the Board, conditioned on the completion of all required improvements in the time and manner prescribed, in a penal sum sufficient, in the opinion of the Board, to cover the cost of such work, and executed by the ap- • plicant as principal and a surety company authorized to do business in the Commonwealth and satisfactory to the Board as surety, or secured by the deposit with the Town Treasurer of cash' or negotiable securities in an amount equal to the penal sum established by the Board. OR (b) The applicant requests the Board to approve the definitive plan on condition that no lot in the subdivision shall be sold and no building shall be erected or placed on any lot until the re- quired improvements necessary to adequately serve such lot have been completed to the Satis- faction of the Board. 10. This application is accompanied by an original drawing of the proposed definitive plan with three black line contact prints and a fee of $15.00 to cover the cost of giving notice of a public hearing. 11. The owner's title to the land is'derived under deed from ./3, s- , dated , 19 , and recorded in Barnstable County District Registry of Deeds, Book , Page , OR under Certificate of Title No. registered in Land Registry District, Book Page c %LQt 2_ i�cG Applicant Address A list of the names and addresses of the abuttors of this subdivision is attached. Verification will be made by the Planning Board. ez/4e4e—S �.�o -mi `/ C449. a.5 /? S.4/�/Sy4/Fe� . /�.4 SS'. (/ve--5i-vis_ 1� .4/L/ /7,A7uZ .Ti=?-2 V/ 1A/67 r B/9-P�✓57-7 6'46: 11I,�SS / . teF Ff;.e/✓s . S . 3 o EXHIBIT �� EXHIBIT 20 • a , t r"4 .,,,t, e00k 1748 PAGE 186 31388 • alA6eACNUeR C1 QUITCLAIM DECO SHORT ranee (INDIVIDUAL) eel .: _wa fi. �' o k-wR 66a . wit -( V.10-7 1)- • it i. tst CT n 11 a � s ;. ' r� .-. .�I,Chatles P.Kiaball - � � - i�, �., ,�¢�.':.: . r : 1i, ,a ), L-1 .x, Pursuant to the of Barnstable, • Harnetub�unty,Massachusetts, h '' Pu �{ nue Code, notice e, : • 4r g 1 `Revenue lows of t being unmarried,for consideration.paid,and in full consideration of site dollar .;�t rT �-. r , interest and p! -r'1 Ero. thot by virtue of' grants to i'�illiaw H.L.wis,3rd,bein;; .carried, • : S j r penohies,interest, te i ys i g, _;the United States of 8s._p 3 t.,li,y a.,::is,2'c.t�,',t• S/ . /s r A S/.v with rinittLulm tnurnnnta s , r r, (�NIE OF TAXPAYER the land in Barnstable; /3-R/JST/tB►—�C1�VIJT`( /%4ASS/iCl-tf-t SeTTC M 7 �' ' u 3�'`RESIDENCE .C? & r 'x • 10 [Description and encumbrances,if any) °era vs t ,nr -" A being a sertain parcel situated in Barnstable bounded and described as follows: s ', t t. �•. beginning at the southwest corner of said remises and bounded: ,` L g !' ,' .ar . e • l tL 4.. 'KIND OF TAX • iyt xY'' Et-ttp t lest Southerly lay the northern boundary the New York,New Haven Railroad ,,.r & � '— Co. right of way; t ' fe u_ \t Easterly by the extension of the easterly line of other land of the ft' ^ fir �4' •rantor; 'e4 : 941 Northerly.by a ditch and land formerly of the heirs of •illias • • :� a t4 Crocker; and : s " 4lpd .94,0 y1'enterly by the extension of the line of the stone wall which runs +•l.s '`:tQ� ' .,1 : 1 + Sr— , northerly from the Dtate Hi_hway,'toute 6A,and which forms , r1 ,Prti ,. . the westerly boundary in part of said other land of the ', 1 v "i'.1 P,, ' grantor, l if'per ,,,,,, g subject to ease:sants of record so far as the same are of leg.1 force and effect. r r•t P)• '' sue l�1 ;,:; { Ri,' , • For ay title see dosed of Herbert n.iiavidson to Charles F.Kiaball and a rppcv�$ , Florence N./Lim/ball dated Septetber 30,1948,duly recorded with Barnstable County x r 'i,ie3 Registry of Deeds in Book 705,a'a:e 345; the said Florence I:.Kimball having deceased ,'f* , ' -rli See Inheritanee Tax RealEstate Certificate duly recorded with said Deeds in Book � 1 , k� { " 1 1381,Page .i60. b der':3 r •": k'S-1 -14trteta PLACE OF FILING S srY;i.3 ,..42-£{9�`h' 1 { { ;' k o i a l WITNESS my hand a r ' 2nd w fit; , 3t the day of. 'ii. a zl' y r atyfeet 4 tc 39thTrla i....fty hand and seal this.,:.ae.Cond day of November 19.7.2•.. ,k4-'i ,yy?,:,j 1 '• 'F- ONATURE ��oo�� n {.hb t "Y. // 1 ,,,4� �s to r§ t .(NOTE'Certificate najr-,r a,. a,4 c 16119,C.B.1950 a,.-4 7, r4r*#rye t_1VU _ 7 ss i Ohs Mommntuurnttli at �aanarltunet19 .1 • .l Barnstable, ss. November 2, 19 72 r,,rl x#� �yt_ • Then personally appeared the above named Charles P. Kimball 'Aili 1.1: • and acknowledged the foregoing instrument to be free act and deed,before me , t : .4s`4 e , 1/04x e7/%S /�i//‘ • 0' 3< ' Notary Public -+ ..r;ty1aa ` A• -,,, My commission expires OCtob 14;�3 ,,t r w- s ' •/. OTAtfy , ry, . Tt• a iff i•. _ R cPr3gEP Nov 2 19 I€.� ...� r , �F� bfi , n ,v, t ,nt 1atants—Ten 1 In Common—Tenants by the Entirety,), ' • f ' PUBOc ' .�• "• .' CHAPTER 183 SEC.6 AS AMENDED BY CHAPTER 497 OF 1969 / •. �Y ' � *• ''L Every deed presented for record shell contain or have endorsed upon it the full name,residence and post ofTwe'f'dJJ'4141040 it T1,,,.r n and a recital of the amount of the full consideration thereof In dollar,or the nature of the other consideration therefor,sf'nnrssWtttt is,l e i w ra , yirgr•i artE. .. a specific monetary sum: The full consideration shall mean the total price for the conveyance without deduction for owy"liesw•'tif en. w:a" s cumbrances aesumed by the grantee or remaining thereon. All such endorsements and recitals shall be recorded as part of the sir+:d. . rat y Failure to comply with this section shall not affect the validity of any deed. No register of deeds shall accept a deed for recording unless s=r1_if,[ ry Ica, a it is in compliance with the requirements of this section. ' ;a. 'ir 4 •r;'' '3 it EXHIBIT1 • • • • • X a lil...4 • I, BESSIE B. OROGIZR, being umoarried, Coeeir. •�Sunefinaetu, P 4 r 4 _ f �E 'i• of Barnstable, Barnstable t ' .g. '� yllyT,IA}t H. LKWI3, IIZ I `s� ��4- ' i5K.^��� ,••• +e for eoe.iderades paid,grant to _ . .:• • •• .• ;•• : ..• . . ;.. • f .. f xx 2 : e- Of'4' v a"`4 • Barnstable ()panty, I I ?` - of Barnstable, • s r{ • Is Xa.saohusettn ,3 i.� ..� with ranurists mutants ;IS sii A certain parcel of land in Barnstable, Barnstable County, l4naohnsotts, I, sr bounded and described as follows: < S , HODTHERLY by New York, New Haven & Hartford Railroad, and land r, t formerly of Edgar Jones;:.*: •• ,''=x' j. , EASTERLY by land now or formerly by Clara Z. Foote and others{ . ' _ NORTHERLY by Barnstable Harbor; wli • � , s ?i •t• 3 WESTERLY by a stonewall at other land of the grantor which 4, ,' , �,.; t 4. , , . is known as the stone wall at the westerly t 'r.e. , : Yak boundary of the *Orchard Lot°, and as it is # ,' ns F extended. • i • . ,rt . ' Together with•a right'of way to and from the granted premises and • } • kryj•;� t{ -t11. •' .-. , - ; ' the lingo Highway. .• '• ' x h; • Per my title see deed of.Doria A. Eaton to Charles P. Croaker and .. Ir37, ter ., r`,'s ' ' Bessie B. Croaker dated January 18,_1950, reoorded with Barnstable t�r,�';. 1• County Registry of. Deeds in Book 74i2, Fago'425. The said Charles • i i; ��T r , .. P. Croaker now deceased. �. y� , o 1,' Together with all rights reserved by Alexander Croaker in a deed i $� ',� r from him to Manuel Enos Terra recorded with Barnstable County '>r ', -.�' tl d Registry of Deeds, Book 316, Page 454. 1 ?� f `, The above described premise■ are conveyed subject to the following • , ', ` r 2' " I ' i r restrictions, as appurtenant to remaining land of the grantort• , . .i . �r • W 1. Ia the event the grantee desires to sell the above • i?, rt ' s described premises or any portion thereof, he shall first Its' r ,• ,. • o '� offer said premises to the grantor, her heirs, suooeeeors, { r- 0 devisees or assigns, at the same price for which he has. • ' 5 'a :- received a bona fide offer. Failure to aooept such offer ' I o ` within ten (10) days shall be considered a refusal to r ;k ,;µ . - a Lo purchase by the grantor. This restriction shall not apply • to a sale under a power of sale in any mortgage. In the • a event the grantor, her.heirs, devisees, or assigns.do not • .x . 4 " ? „ • take up their option to purchase an•hero.and.abbvs: set fort/1,, •• • I s�, .; F,-; . . z and.the purchaser is not a direot dependant of the 'grantor, , • , • M{ kyj * • • then, and then only, no building or structure shall be f . a�`k r{ a ,: = erected, remodelled as to the exterior thereof, or added•. ._, ' `� ° ' to on said premises, until the plans have been approved i z "' • 9 by the,grantor, her heirs, devisees, or assigns, . " T . ., --- „ --. - 1961 v( Cfl'OW.7 IATI!^r rit.S;/.chiesiTri1 •• ._1' • ' • � p 0.R Si � _ _ 1 r �c�. _. (•]a�wad�)•ler'[L.a�7Lne6l?e�w�'11�+OttltVttYMa r• �. ; • ,., ,, ,,tra �' } 1. t z @>.� .4 eno►1.?ib PAIL IOb • r. 4 1, ism I , .4 41 t7,s = ,s, •� fir ,}.:.. ,- a • „' Dne n ( � red seal thl► �Q AV oI 19 6✓ . I:s` : 7 130i0i _OTO01<0! • y s= way 1 : T' '',�:.F .o t, ( ;I�.1'1'1:. ' 1' .'•1,7' .ilk '+ . ""� • {I I. • + ksr t 1,,•1 ". • li I • ,,.� ,l } i t.' , .T, +•.•, \'� ( (II }� 1 M� ? 1 i Ili .+t(a f ! 'S 3 ..`,:,..- .. ;' -.� - g„1 to a} PG&?t 4 5 ' 7 A • 8arn�table a 19 6 e rk ; a t • ,:. Tim personalty appeared the above named B000ia B. Brooker • r k � ak y • t h' �7.J* Vy.!" , • and aebowbdged ties foregoing l to be DT f act and deed,be •• r'' n X e: ,2 m ' '` 3T - .1/y\ ``a�ftn. I .. t�; ;'y ry. ii N, • F � - • 1�A1y 1. 1 • , k& 1 • ,- .� � • 7 y 4r ' 4 . .. FFF ptl , • b • • • f • • 1 • • H'S ht, , 4Na � _ i`y'� • id - . ,... 1y� • .. ,..� � � 1 ASS#• EXHIBIT wo �k 1` • eocK4?70iTsE 125 ii ♦ §1-P I, WILLIAM H. LEWIS, III, 62838 0; ..: d OF Barnstable, Barnstable County, Massachusetts In Consideration of Thirty-Two Thousand Five Hundred no/100 7 ^' • ii ($32,500.00) Dollars !. grant to B.W. C. ELLIS and Thomas M. Shields, as Tenants in Common # g ' � I both of 129 Airport Road, ( Hyannis) .Barnstable, Barnstable County, Massachusetts, with 1 covenantsquitclaim • th land in Barnstable, Barnstable County, Lt. Massachusetts , ) z being described as follows: PARCEL I 4 Beginning at the Southwest corner of said premises, and bounded: ]c_4 Southerly By the northern boundary of the New York, New , Haven Railrod Co., right of way; , Easterly by the extension of the easterly line of land i now or formerly of Charles P. Kimball; 1 -' . i� .. Northerly by a ditch and land formerly of the heirs of x 6 William Crocker; and � ' Westerly by the extension of the line of the stone j t wall which runs northerly from the State !' j kf ., 1 • Highway, Route 6A, and which forms the # 4 1 westerly boundary in part of said other land ala p now or formerly.of Charles P. Kimball, t a � # cam _ subject to easements of .record so far as the same are of legal n; 1 , 1, + force and effect.. b t j1 � ": P. , • For grantors title see deed dated November 2 1972 recorded at t r#`;,"`i the Barnstable County Registry of Deeds book 1748, Page 186, t , # ti av 1 PARCEL II �: llj f �,' A certain i �l �parcel of land in Barnstable,' Barnstable County, 1 F �t°^ Massachusetts, bounded and described as follows: s 1 kt• SOUTHERLY by New York ,New Haven & Hartford Railroad, I--Jr j and land formerly of Edgar Jones; _ EASTERLY ' {�:', by land now or formerly of Clara E. Foote and ( I,k".^ , a others; t NORTHERLY �� ` by Barnstable Harbor , V WESTERLY by a stone wall 'at other land of the grantor ( '-f3 ` which is known as the stone wall at the I westerly boundary of the "Orchard Lot" and as 1 ' It is extended. iltrit P.O.;._ se_ • LA, 6 � 3D . �.. , i • n j r, 1 aliii s . �7 1,i. ,- 4`1 . EDDugTIO Fl.CE ) 4 • iToge� with-a right of .way to and from the- granted premises • • l;� r .4 land' the-Kings+Highway. .a '• . Together with all rights reserved. by Alexander Crocker in a deed yk• , from' him to Manuel Enos Terra recorded with Barnstable County ,-, '; 4, ;- ; ,� Registry of Deeds, Book 316, Page 454. -z�; '*r 1 " "� ff 3 ryS R � 1 Together with' a releases recorded herewithYEaar.�..��i/+ 4� , A w��kY� ! • % -. SDI • • y)6 P �-a r 30 !� -A _, w , • For grantor's title see deed-dated October 29, 1965 recorded at • 'fi .„ r . r; the Barnstable County:Registry of Deeds Book 1316,.: Page 1055. i, ,• , " ; z EXECUTED AS A SEALED INSTRUMENT THIS 'DAY OF C. (.R�— 1985. •,� 4,i v Ai ht�ir� N- r'�Z�1l • xiz ' ,. . WILLIAM H. LEWIS III:. i' ' THE COMMONWEALTH OF MASSACHUSETTS• A s ;3' = 'r 1!� " . Barnstable, SS. Z`�, 1985 �%.pa�tgx4 y� . Then personally appeared the above named WILLIAM H. LEWIS - ` ,}*'�� 1 III and acknowledged the _foregoing .instrument to be His free act { ' � and deed. r,-t j y �, -:Ti • < � o Before me, � , -�--a-� �'i, � N o a� r y Pub c 4 x �• k'�''�T . My Commission •Expires: k,/�o/ w ;-,� : �T T.143 s ?sn„ V,�zi ^£ e t o x3 . V d0 N1,V3lAf�OWVlJ.�i m , • i. . � air s ? E ‘e ��r"ti� • .. _ - - - � 7 4 %-) ` t r 1 • t • 5k,'M1J k yy^ ki t.- P` IR RECORD OCT za BS s d 4 - ='"TAq Aug _ r ., # a eke .. . EXHIBIT�3 } EXHIBIT gy ter^ ;,fr �"1 aaa , • 1-" - - r-.---— ,., , — — — a q ;ae }t5'. �im�ya i ar s —. f : � 7� i62839 47t, :d � �... 1�.141�t'! ,tom''',1:' " . k�z. ` EASEMENT _ A " x� +m.- + I, MARJORIE C. HANDY, of Route 6A, West Barnstable, Massachusetts, for the 5. ii, s# 1 , 71 ,.E �a i. ideration of less than ONE HUNDRED AND N0/100 ($100.00) DOLLARS grant to B. 4. ` + ,, �I. C, ELLIS and THOMAS M. SHIELDS, of 129 Airport Road, Hyannis, Massachusetts, , � "lir: lar � their heirs, successors and assigns, a perpetual right y over that 5 t 4f ion of the premises described in deed recorded in the Barnstabl eCountyi x ' W w' in Book 1465 Page 871, entitled "20' Access Easement`, as ' -g 1...v4';, -' istry of Deeds 9 ct ' ` + •H{t flown on plan of land entitled "Plan of Land in (West) Barnstable, Mass., � ,, 4W-a',; pared For: B. W. C. Ellis, Scale 1" 40', October 17, 1985", which said, q��i• ,, t} y : `j plan is-duly recorded in the Barnstable. County Registry of Deeds in Plan Book Ix. ;1 "1 v, Page .30 • 4� i, 4. a •Said right of way is to be used for all purposes for which ways are used f s: � y ; in the Town of Barnstable, including the right to construct, install, and main- , �� twin and repair appropriate roads and utilities and the right to grant like ,"" » j .:: I ,ir , x x' rights to others. I. , * ; A,,R. t1 { ' For title see deed recorded. in the Barnstable County Registry of Deeds in n i 1 ` t t'¢ ' ,. Book 1465, Page 871. ; ,34 '4 4a 4` a , ' WITNESS my hand and seal this 23 day of a�ov`r, 1985.. is, 41121r f Marjorie . Handy tc � j AtiA3ar ,a� i P.- 5 ' 6� 4 ) _ k } _ r At, 1,000, M . al g rh 1; F. 4,1 YA 7' . ( ,- re1 '7*:,,,,,,, • yiy '- _ ____. »w-.,.....r.r - ... rti.. .ww�,r • ..� A i ,� 95it�•:�: .::mrit: 4 99 .- ' k• 4'VA 1 eooK4Tj0i.CF 1 01 Y .I. t. ; CO[+II+OIWEA1.19 OFF SASCHUSET1S + i 'il"b�..Z3 P Barnstable. as. 0 1985 k- •a r , Then personally appeared the above named Marjorie C. Randy and admowl- ), 1 edged the foregoing instrument to be her free act and deed, before me, ", Notary Public . : " r/ "41.0.41 My Cannission expires:f0 } xoi.��Nsor s . '`� sc s.r A�+ � ar9 r � � a t. fi a 'A1, ^•.,e , O / ,t.'. ft, ws r� , , Rt iires ,,, ,i- ., x , e * is ': * i I i ` ui { ' f 4),. A it � ;1 'i"' _ Ili ! irl ACC Vi .At1 � A A1P i Al I ' '� REA D OCT 24 aS flh sF il- I 1 if t - ,.$47" , F4,,ill Al 1 1 T5 YY � I t J,J , r Ii ;•m1 EXHIBIT EXHIBIT QG � - - z ` • , ' e001(477 O��Of 130 6241 • y,y��� EASu(EN i • ��ay v?� T' I, CE.Rlcs F. CROQ�R, also known as Charles F. ",° Crocker, Jr., of 2110 Main i Street, west Barnstable, Massachusetts, for the consideration of less than ONE • Kf r''',. • y z G. HUNDRED AND N D O/100 ($100.00) COL grant to B. W. C. ELLIS and TH3MAS M. !- V: ; of. 129 Airport Road 'Y sumpsipo , Hyannis, Massachusetts and their heirs, succes- - ..r` sots and assigns, a perpetual right of way over that portion of 10r 5 entitled K it' '16' Wide Access Easement Over An Existing r 1} "��'' 8'Y _ _ Traveled Way", -aS shown on plan 'r''* '• �" ' „'' -,�\'' ''' I of land entitled Easement Plan of Land in (West) Barnstable, Mass. Over Lots 4 un{ • - i d S.•5 on Plan Book 375 55 Pre , 'P9 pared For: B. W. C. Ellis, Scale 1' 60', 'i 3YC October 18, 1985", which said plan is duly recorded in the Barnstable County r . ,� • } .'-. w2 �1TM ' k f Registry of Deeds in Plan Book'1a t, Page 1.1 Said right of way is to be used for all purposes for which ways are used xt 4 yk , in the Town of Barnstable, including the right to construct, install, and main- tain and repair. sppropriate^roads and utilities and the right to grant like f T'"3,'. ,40,c, A .Y ve) e t .✓.T x }fir - P "Ta �rccP y l2'1.✓4/;Ar./ �.✓LcSS � � i�-Ly'� �'" � rights to others. , r_o,/1,�G ,Cy-'L.Mcl.0 K-Qw1 w AD�;r,w..4z 41,J7N, A/ .. .-14. f ,, C2r d'.r't jr;;‘..; To e.f RUr/ (/IY 11G Re Y>/ 'FSy'r" Dy r .. µ F r S 3.L ' 7.Jv.I o�s�.le.'fy a,/,•,.r,�r N7io uep, -Y/l% D ;.`s t.� ti� 4 Also granting a perpetual easement to the said B. W. C. Ellis and.'Maras t `\ ' r at Y-,- ; � t n tci M. Shields, and their heirs, successors and assigns, over Pilots.Way, as shown r 4s -•�£ tip I on plan recorded in the Barnstable County Registry of Deeds in Book 375, Page ;-, f aY� �' �`, t � rr�� L I 55, to be used in Luuo,i with all others entitled thereto for all s purposes for �'+ , k} to i; �,� which ways are used in the Town of Barnstable, including the right to grant ' • r11c• like rights to others. ,4 ' ;.4,- It is screed that any utilities constructed or installed shall remain the ' a g ', ; property of the Grantees or their successors and assigns, t "M r x ram` For title see'deed recorded in the Barnstable County Registry of Deeds in. ._ s �"i , Book 2776, Page 299. , WITNESS my hand and seal this 2:3 day of `mil , 1985. ; i c y' f c,-, .....,-,...,, rt. (---- , -4 4 7 ce,.,L-7 Charles F. C -',F -' `, r�=.t, a/k/a Charles F. Crocker, Jr. L t a r t ' • 7 rL L 1 i� ' E0CK4T70PTE 131 11 I: I,. l4 MCALTES OF MASSASCHUSEi'iJ Barnstable, ss. -c.-- -3-3 1985 i,,..n , Then personally appeared the.above named Charles F. Cxw.ker and ackr wl- ot i- edged the foregoing instrument to be his free act and deed, before me, 4. Notary Publ c ,a:-,.. •Y . My Catmisson expires: b f7-4,1 if Ei , 1 t. ': (ic. ,0 fi.s: I I 1 r L7, it KT Z4 85 } .. • Via-._ Y Y ti 1 .,fi- r. - - EXHIBIT -) - - - � A II ;t can-^.,Q �- We, B. W. C. ELL/S and THOMAS M. SHIELDS, of 129 Airport Road, Barnstable (Hyannis), Barnstable - 11 County,Massachusetts, -.sY `. 2 in consideration of •' i` ONE HUNDRED THOUSAND AND NO/100 ($100,000.00) DOLLARS paid, Y : �. 4. grant to ALAN P. TABER, JR., of 38 Veneer Court West, Osterville, Massa±:u- ,• - t,'_ . setts 02655, y i ; a :xr a .,P otx f ° i� , i with quitclaim tnurnm da i - the land. in. Barnstable, Barnstable z'>. • `" as follows: County, Massachusetts, bounded ard described ' ; ,,-; i. i t PARCEL I T . '- r BEGIIddING at the Southwest corner of said premises, and bounded: ° `., e- SOUTHERLY by.the Northern boundary;of the New. York, New Haven Railroad il �`- Co., right of way; t Aiii,� ',—*T EASTERLY by the extension of the Easterly line of land now or formerly of tl, ,,' Charles P. Kimball; NORTHERLY by a ditch and land formerly of the heirs of William Crocker; ; . . :y ,1 and vti r '4.. ; WESTERLY by the extension of the line of the stone well which runs 4,. ;T Northerly fran the State Highway, Route 6A, and which forms the ... -z . .',t,,4 Westerly boundary in part of said otherland now or formerly of -,_S, K-,� ;, Charles P. Kimball. �.Rv T Subject to easements of record so far as the same are of. legal force and f $ - . effect. r i, ,,, .r # n PARCEL II SOUTHERLY by New York, New.Haven E. Hartford Railroad, and lard formerly of -. . , ,. Edgar Jones; ' EASTERLY by laid now or formerly of Clara E. Foote and others; r. � i, r k� NORTHERLY by Barnstable Harbor; : t 7' ice' ,, } x�, WESTERLY by a stone wall at other land of William H. Lewis, III, which is ,,4 ," well known as the stone at the Westerly boundary of the Orchard • .x. Lot' and as it is extended. �* Together'with rights and reservations of record. x �, �_ ' E 2.;;; 4}t# nr r F For title see deed recorded in the Barnstable County Registry of Deeds in 'Book F � n ; 4770' Page 125. , Y Reserving to the.Grantors the right to use all easements of record relating to (ti-t,7 . *r. r z the premises herein conveyed, including the right to grant like rights to ,.,,x a . 2�ii " others. t. • •tr x C i �'£ ff phi.? . - S;t" Ay i .F Iv - - ram.. 1 ; • fir. :.., a71 • 4. j • IS ,. • • 11 '� �� �x r. • -:3 -grit, 1 Executed.as z sealed instrument this ,3C day of . / i. 19 8fi. I ` Ic 1 am r I — .rrS 4I .' .. .'..`tie li • ' k ; Barnstable, '. • . ram; 1,• =-t.-. �, I?8 I x =a Thee 6 i.* ' � I, personal) appeared the above nameo B. ii. C: Ellis a• x i #4and acknowledged tier lore oiuF instrument to be" his Ire:.act and deed, .4r: 11 Bejorc me,•• i cti '1-...-.. /.�_i _�_ � . a 5 ! Notary Yubitic—:IGYrXXXKX.X.p �, -`,, "}4- l}• commi;,io:, expires 5'x I `4<.�.0 L 1.. t S c' sue'-11 ,4 "" - - - 4 f '11';'::: �a 1. L V^ _ 7. IiL�uit � JU SC" EXHIBIT �� • H • } a f t .'. r Then personally appeared Harp C. Libb and aclmowledged'the fore- ' • going i.nstrunent to be her free act and deed.y 861 • �� i Before me, • �_/. ....� ' gi . 4 tarp Public Hy Commission Expires: " . r • �'` 4 and is recorded. ��t• "��.�- Barnstable, ss , Received December 11, �953, ,3�� _ , `r x fii, "Pe.4 vfa*Z' -e1•• '?- sue' 47'1 �.,�,�", y ,,�o ' „§ = ,-. . � .. a ...fSV.F.:.. M441r M�;';gi: ,,. . _. now ALL MEN BY THESE PRESENTS: *** �. 1 That I, WILLIAM +,IIRTANEN of (West) Barnstable, Barnstable � .r County, Massachusetts, being married, for considerations paid, (T, ▪i= V_ GRAN to WAINO A. OJALA and MARTHA,E. OJALA, husband and wife, 1' as tenants by. the entirety, bcth of (•.'lest) Barnstable, Barnstable 4 .. County,. Massachusetts, with GPITCLAIN. COVENANTS, .a c ertain parcel .a" of swarip land in (West) 3arnstable, Barnstable County, Massausetts, te � _ - pr� being situated on the North side of the railroad track, and bounded : and described as follows: —� Beginning at the Southeast corner of the premisses hereby conveyed; �44. thence running Westerly by said wall and other land T e- .. now or formerly of Edgar A. Jones and land now or formerly of the heirs of William Crocker by a rail fence to other ` , ,r ";� " land now or formerly of .'illiam Crocker's heirs; t , -- thence Northerly by the fence and land now or formerly 4 giltr('_ •s� -: of said Crocker's heirs about ten (10) rods to a row of ((,, `` stakes; , ) ..k, thence Easterly by said row of stakes to the old road; ( a�i thence Southerly by said road to t he point of 2 "A h , . i i! r beginning, together with a right of way in common with I • I I others over the said road from the main street or country i t`- road, and including also the right to take all of the sand i • .v that the Grantees wish for making and maintaining a ersn- berry bog upon the premisses hereby conveyed from the wood lot formerly of Edgar A.Jones known as the Sophronia Jones, y o • i • c— w — — - — --- - •. .. _ # Lam" r } 1 � wood lot on the road leading to Wequaket Lake (so called)1 861 from the present sand hole. . i t f i 6 " • The whole area hereby conveyed is approximately one _ i .:_. and one half'(1i) 'acres, be the'aame more or less. • 1 '''-'or title, refe r jreference may be haa to a Deed from Edgar A. I -- Jones, dated January 15, 1907, and recorded in Barnstable County I '1 Registry of Deeds, Book 282, 'page 111. .� h�' i is ' ii i l 4 T 1 a . - _ ors' ,i il. ' I,ROSE WIRTANEN, wife of the above'named 'Grantor, hereby ?' z ii and for the'same considerations, waive all rights of dower and `` ,10:,;, homestead in the granted premisses and all other rights and i.! interests therein. i; WITTNESS our hands and seals this l �y� � day`o.^ i .1 . 7.i...,:i...,f. October ,. A.D. 1953. • • i Witness • i, • w;/.r.-s3 1. .- COM ON'JLALTA OP MASSACHUSETTS. . 1 .ii Barnstable, ss. sic Y. /y 1953 ( 4 9' Pli Then personally appeared the above named sdilliam ' i; WIRTANEN and acknowledged the foregoing instrument to be his i N !i free cc' and deed, before me. I. : • i i /'" 'kYa�• fLOGUMFMuir.. !6��;;•'`^v;'n•fit': `,`; a 1 y. 'a I l;* 3 I Notary Public :;`"9b „a% }' V1 -�a rarxc,aa '� _ C>4a it � '�-",.� Y' try C ssi on.N�nir¢Y 7. ;T`-.?;;`E'• ,� • Barnstable, ss., Received December 11 1 953, and is recorded. w %:tS., to ,, '.,K { } u ., Y am,�Y r F �' . _ • wT '--.C' t 7-F: ., s- & 1 • -,.__ • - - - - k '' EXHIBIT z- -- ,�k,,6.1:,, fi ;-- _ ��� BQfl63G6P=c: 26i . I, MARTHA E. OJALA, y County,Muucbtuetu � of Main Street, Nest Barnstable,Barnstable �F in consideration of TEN THOUSAND and 00/100' ($10,000.00) DOLLARS giant to ' ALAN P. TABER, JR., as an Individual, i ' q s "x ' of 38 Vermeer Court West ,,Osterville, MA 02655 . with quitclaim cotenants } situated the land in (West) Barnstable, Barnstable Count', Massachusetts, being t on the North side of the railroad tracks, and bounded and described as follows: i i „ Beginning at the Southeast corner of the premises hereby conveyed; i� > - - [hence running Westerly by said wall and other land now or formerly of Edgar A. Jones and land now or formerly of the heirs of William Crocker by a '`y ft. •rail fence to other land now or formerly of William Crocker's heirs; <� ' N i.: thence-Northerly by the fence and land now or formerly of said Crocker's • � $ heirs about..ten (10) rods to a row of stakes; thence Easterly by said row of stakes to. the old road; �2 �x I '�' ,thence=Southeriy by said road-to the' point of beginning, together with a va - _ right .of_wayin common with others over the said road from [he main street or r county read. r 'ems, approximately one and one-half. (lti) acres , u'� The whole area hereby conveyed is app Y ' be the same more. or less. a (?� • For title see deed recorded in Book 861, Page 5, Barnstable Deeds. i • . ,-; � ' W 1 • , CO — 4 DLLD1[�X( 1,E • I .� ' a JUNIs'a it ( 1 ' 2 78 0= - - - -' r day of ur 1988 am; Executed as a sealed instrument this 15th G — . rtna 03a.ta • sal saatlrttictts Vic (l:aamtmtio th �*��`� � June 15. 1988 m"1 - • Barnstable, it. rially 'PPe+red'tbe above named MARTHA E. OJALA x i-.$1, r'. Tben peno . ry Ir� '.51.,..,,.,21,0 8 L < a gvai ,sI and acknowledged the foregoing instrument to be - her (wee "d d 4 5 ".. - e. Before me. homey N la / ;fi / y�tb0/x1U1WM- • �.. i / y T '� , ! � : hLUir�a' U Y r • EXHIBIT3° UUUA Ue/1VruUC vv,v xt;, `fit f ,1 I, ALAN P. TABER, JR., of 38 Vermeer Court West, Osterville, Barnstable ask ' ,... County, Massachusetts 02655, to Y �:1- , er g :: r«i-A k �3 '� �it4 in consideration of ONE HUNDRED SEVENTY-SIX THOUSAND EIGHT HUNDRED TEN AND er , - x * s � 40/100 ($176,810.40) DOLLARS m., r `�x a�.�`.'"a.,z! grants to BAYSIDE FUNDING, INC., a corporation duly organized under the laws be *'I of the Commonwealth of Massachusetts, with its usual place of business at P. Ry k�s %+ c-- , 0 Box 679, Brookline Village, Norfolk County, Massachusetts 02147-0679, :dhe a �} 'CI with QUITCLAIM COVENANTS k R5- in be v1,, -z' The land in Barnstable, Barnstable County, Massachusetts, bounded and cr 4.i r;r• described as follows: of s r )y , .„ ,z.. PARCEL I - - tY ' :z� M BEGINNING at the Southwest corner of the premises to be conveyed, of c,4 and bounded •. <s t tt� r th �; � SOUTHERLY by. the Northern boundary of the New York, New Haven Lb Railroad Co. right of.way; , ,. EASTERLY by the extension of the Easterly line of land now or 4- - " r formerly of Charles P. Kimball; 14# 4. NORTHERLY by a ditch and land formerly of the heirs of_William s ,+.. Crocker. and } 5' f. WESTERLY by the extension of the line of the stone wall which runs Northerly from the State Highway. Route 6A. and which Y . K forms the westerly boundary in part of said other land t - 4�'. now or formerly of Charles P. Kimball. 0 a° PARCEL II i7,w SOUTHERLY by. New York, New Haven & Hartford Railroad, and land I) dv-q� �,yypp� formerly of Edgar Jones: O 7.11 - Ae-'. EASTERLY by land now or formerly of Clara E. Foote and others; 1) "' '' , NORTHERLY by Barnstable Harbor: and 1y� U i �7. 4u WESTERLY by a stone wall at other land of.William H. Lewis, iII, I I, 3'hey�`'c which is known as the stone wall at the Westerly r14, x boundary of the "Orchard Lot" and as it is extended. r r� . t -„X , -_ PARCEL III yA certain parcel of swamp land in (Vest) Barnstable, Barnstable County, d 4 Massachusetts, being situated on the North side of the railroad track, and '. .z R bounded and described as follows: P" �; BEGINNING at the Southeast corner of the premises hereby conveyed; Y�� � THENCE running Westerly by a wall and by other land now or ,40formerly of Edgar A. Jones and land now or formerly of the heirs of William Crocker by a rail fence to -,:-'%Xl. . other land now or formerly of William Crocker's heirs; • 4 THENCE Northerly by the fence and land now or formerly of said 44I..7,il A- OW4 Crocker's heirs about ten (10) rods to a row of stakes; THENCE Easterly by said row of stakes to the old road: ' - f. THENCE Southerly by said road to the point of beginning. a .. Page One of Two Pages 1;;y-41 -Said PARCEL III is conveyed. together with a right of way, in common with }- others, over the said road from the main street or country road. l ,n t ' • The whole area of said PARCEL III hereby conveyed is approximately one and • , tl } one-half (1-1/2) acres, more or less. 4 • Y�; t" -All of said premises are conveyed subject to and with the benefit of rights, , h`' 0' rights-of-way, easements, restrictions and reservations of record,:.insofar as .f the same may be now in force and applicable. x � ; {. For title to PARCELS I and II see deed recorded with Barnstable County Registry of Deeds in Book 5491, Page 332. '" s ` I` For title to PARCEL III see deed recorded in Book 6306, Pageg 261. •3 i ` ' This conveyance is made subje�Ft tjo a First Mortgage given to Cape Cod Five Cents Savings Bank dated /1-7, J'6 and recorded with said Deeds in �$ 1$ Book$Y{f, Page )7y, with an outstanding balance of $104,014.01, which the • n grantee hereby assumes and agrees to pay.. t,.: 1ri ' This conveyance is made subject to a Second Mortgage given to Bayside � A.:4 {'i. : Funding, Inc:;..dated April 24, 1989 and recorded with said Deeds in Book 6710, Page18, with an outstanding balance of $70,000.00, which the grantee :� a' hereby assumes and agrees to pay. e . This conveyance is made subject to a Federal Tax Lien in favor of the United zx , States Internal Revenue Service dated July 13, 1989 and recorded with said . . , ,` i Deeds in Book 6812, Page 226, with an outstanding balance of S2,756.39, which -• the grantee hereby assumes and agrees to pay. , ,,. 1 • The total indebtedness is equal to or greater than the value of the property. ' Executed as a sealed instrument this 12th day of October, 1989 i' (1.0„,,r-ca/„. . r.Ili a SS ALAN P. TABER, JR. i^ 11 t ;•11 '; CO24!ONAEALTH OF MASSACHUSETTS .., October 12, 1989 - � : } Barnstable, ss: �;� Then personally appeared the above-named ALAN P. TABER, .JR., and :::.t• " acknowledged the foregoing instrument to be his free act and deed, before me, r s, f Notary Public r, IN it': Hm 11 Hy 'Commission Expires: // y z4 r i s4 Page Two of Two Pages lr. • -._.{.:i_u OCTI2 89 EXHIBIt/ EXHIBIT�a GOODWIN, PROCTER & HOAR (A PARTNERSHIP INCLUDING PROFESSIONAL CORPORATIONS) ' COUNSELLORS AT LAW EXCHANGE PLACE BOSTON, MASSACHUSETTS02109 -_ - - TELEPHONE(617) 570-1000 TELECOPIER(617)523-1231• _ - TELEX 94.0640 - - - - - - - .CABLE•GOODPROCT,BOSTON 570-1440. February 9, 1987 Mr . Joseph'::Daluz Building Inspector Town of Barnstable Town Hall Hyannis, MA 02601 Dear Mr . Daluz : This firm represents Daniel J. Mullen with respect to his land in West Barnstable, Massachusetts. We have been informed that in connection with the issuance of a building permit for Mr. Mullen' s personal residence a question was raised as to the basis of legal access to the lot. We have reviewed title to Mr. Mullen' s land. 10n / . November 1, 1898 a right of way was granted for the benefit of / the Mullen land pursuant to an Indenture duly recorded in the Barnstable Registry of Deeds. The 'right of way was for the "free and uninterrupted use, liberty and privilege of and • -• passage" from the "public road" (Maple Street) to 'the. Mullen land. The perpetual right of way was for use by "carts, vehicles, horses and carriages as by them shall be necessary and convenient at all times and seasons, forever hereafter . " The purpose of the r}ight of way was to provide "free ingress, egress and regress Oland for" Mr. Mullen' s lamd. There has been no extinguishment of this right from 1898 to present and in fact there is every evidence that the right of way has been consistently used. !Furthermore it has been shown .on numerous plans, maps and surveys of the area. A portion of 'the right of way was shown as a :40' private way known as Darcia , Way on a plan approved by the Barnstable Planning Board and_ currently serves as access to several homes 'in the area. The remaining portion of the. private way exclusively serves the Mullen land. It is important to point out that this private way was created by a carefully drawn legal document which described the 1• a GOODWIN, PROCTER a HOAR Mr. Joseph Daluz February 9, 1987 Page 2 intended use of the road for every known purpose then commonly used on public roads at the time. The document .creating the easement was obviously drafted by an attorney. The prior owner. of the land which is subject of the private way has filed a plan in the Land Court which depicts the existence of the private way. The court-appointed title examiner in that case . has confirmed the existence of the way. I hope that this will serve as evidence .that the Mullen land is benefited by a legally existing private way sufficient to allow Mr . Mullen to build his home.. Very truly yours; Joseph W. Haley JWH: hr SVS-8863/M r , • • • ZI o � 1 ... ) TOWN OF BAR.NSTABLE 101 N LER°K ASS. Zoning Board of Appeals 'R7 JUL 10 PH 2 43 DANIEL J. MULLEN Deed duly recorded in the Property Owner . County Registry of Deeds in Book JACK J. FURMAN —.:..._.__ Page ..._......_.._..._., Registry Petitioner District of the Land Court Certificate No. Book Page Appeal No. 1987-32 19 FACTS and DECISION Petitioner JACK J. FURMAN filed petition on 19 requesting a variance-permit for premises at off Darcia Way in the village (Street) West Barnstable of _.:__.___ _ _ . adjoining premises of ... (see attached list) Locus under consideration: Barnstable Assessor's Map no. 132 lot no. 9 Petition for Special Permit: ❑ Application for Variance: ❑ made under Sec. of the Town of Barnstable Zoning by-laws and Sec. Chapter 40A., Mass. Gen. Laws (enforcement action) petitioner requests relief under Section Q(2) from a for the purpose of _..._._ _........._.._...—..__. ...._ decision of the Building Inspector to issue building permits. Locus is presently zoned in.......:.._.... RF Notice of this hearing was given by mail, postage prepaid, to all persons deemed affected and Barnstable Patriot by publishing in newspaper published in Town of Barnstable a copy of which is attached to the record of these proceedings filed with Town Clerk. A public hearing by the Board of Appeals of the Town of Barnstable was held at the Town Office. Building, Hyannis, Mass., .at ..8:30 XXIV p.m Apr 7:....1..6i., 1987 upon said petition underr zoning by-laws. Present at the hearing were the followinzz members: Richard L. Boy..__. — _Gail...Nightingale Ranald....,lanss.on Chairman L.uke...P.......Lally:..._...........__._ t . • ,. ,k At the conclusion of th )caring, the Board took said petition u )r advisement. A view of the locus was made by the Board. Appeal No 1987-32 _.._.. _. Page _.__.___.__.... of July1 _ _.... 19 87 The Board of Appeals found On ._._......... __ _._ _ .._...._........._._.... The applicant, Jack J. Furman, is the abutter to a 5.5 acre parcel of land located off Darcia Way, West Barnstable, in an RF zoning district. The owner of the 5.5 acre parcel, Daniel Mullen, following a meeting with the Building Inspector and meetings with the applicant, Furman, secured a found- ation permit on February 3, .1987, and thereafter a full building permit for the construction of a single-family residence, on March 25, 1987. By letter dated March 18, 1987, Furman sought a determination by the Board of Appeals that the issuance of the building permit,was in violation of the Town Zoning By-Laws. , The term "frontage" is not defined in either the Town Zoning By-Laws or in. M.G.L.A. Chapter 40A+ The Building Inspector relied on the definitions contained-2 in Chapter 41, 81L (b) and the Board finds that the reliance is appropriate and within the discretion of the Building Inspector. A Land Court Plan and a sub-division approval Plan were introduced at the hearing both showing 20 feet of frontage on a right of way or way of variable d width that directly connects with the closest public way. The Building Inspector in his testimony stated that given the size of the . lot, in excess of five acres (5) , for the construction of a single-family dwelling, the right of way provided ample and adequate legal access. Based on these findings, James McGrath made a motion that: a. the Land Court Plan showed a 20 foot way; b. the Board supports the decision of the Building Inspector, and, c. applicant's request for enforcement be denied The motion was seconded by Gail Nightingale. Gail Nightingale, Luke P. Lally, James McGrath and Richard Boy voted in favor of denying the enforcement action. The petition for enforcement action is denied I, _ _..._..._......._ _.._ _�._...__..:.. Clerk of the Town of Barnstable, Barnstable County, Massachusetts, hereby certify that twenty .(20) days have elapsed since the Board of Appeals rendered its decision in the above entitled petition and that no appeal of said decision has been filed in the office of the Town Clerk Signed and Sealed this day of 19 _... under the pains and penalties of perjury. Distribution:--- Property Owner Town Clerk Board of Appeals Applicant Town of Barnstable Persons interested Building Inspector Public Information Bti- Board of Appeals V it"Ce Ch • man EXHIBIT 33 Soarch- 27 Results - "private way" AND 40A AND 6 Page 1 of 6 Source: Legal>Cases-U.S. > District& State Courts-By State> MA Federal District and State Courts CO Terms: "private way".and 40a and 6 (Edit Search) Select for FOCUST"" or Delivery rr 2002 Mass. Super. LEXIS 104, Leone F. French et al. n1 v. Massachusetts Water Resources Authority n1 Paula E. Gleason, Richard J. Lawless, Annette J. Lyons, Joan M. Phillips. 99-06393 SUPERIOR COURT.OF MASSACHUSETTS, AT MIDDLESEX 2002 Mass. Super. LEXIS 104 March 1, 2002, Decided March 4, 2002, Filed DISPOSITION: [*1] Plaintiffs' motion for summary judgment was granted and the defendant's motion for summary judgment was denied. CASE SUMMARY. PROCEDURAL POSTURE: Plaintiff property owners filed an action, pursuant to Mass. Gen. Laws ch. 79, against defendant, the Massachusetts Water Resource Authority (MWRA), challenging the amount at which the MWRA valued property which it took by eminent domain. The parties filed cross-motions for summary-judgment on the issue of whether the property was subject to the Town of Weston's (Massachusetts) zoning by- laws. OVERVIEW: The MWRA took approximately 5.68 acres of landlocked property by eminent domain and valued the property at $ 11,400 based on its conclusion that the property could not be used for residential or agricultural purposes.The MWRA reached its conclusion after noting that all previous owners had used the property as woodland, that the Town of Weston (Massachusetts) (town) had classified the property as undevelopable land after a previous owner had filed an application for abatement of real estate tax, and that the town's by-laws required residential property to have a minimum frontage of 200 feet, a condition the property did not meet. The property owners challenged application of the by-laws to their property. The court held that (1) the property owners had the right to challenge the applicability of the town's by-laws, despite the fact that prior owners had not done so or even took different approaches with respect to the property; and (2) the town's by-laws were unconstitutional as applied the property in question because they prevented residential development and other practical uses. OUTCOME: The court allowed the property owners' motion for summary judgment and denied the MWRA's motion for summary judgment. CORE TERMS: by-law, frontage, zoning, summary judgment, practical use, agricultural, undevelopable, easement, aqueduct, woodlot, parcel, acres, issues of material fact, substantial relation, right of access, public interest, parcel of land, public health, applicability, deprivation, landowners, northern, parcel of property, prior to trial, eminent domain, matter httn://www.lexis-cnm/recearch/retriavP7 m—ahaR Q ic Ssarch - 27 Results - "private way" AND 40A AND 6 Page 2 of 6 of law, right of way, new zoning, twenty-foot-wide, residential LexisNexis(TM) HEADNOTES - Core Concepts - + Hide Concepts E Civil Procedure > Summary Judgment > Summary Judgment Standard HNI+Summary judgment is appropriate when there are no genuine issues of material fact and the summary judgment record entitles a party to judgment as.a matter of law. Mass. R. Civ. P. 56(c). E Civil Procedure > Justiciability > Standing Real & Personal Property Law > Zoning & Land Use > Zoning Generally HN2+There is no reason to permit challenges to the validity of a zoning enactment only by those landowners who owned land when the zoning provisions first affected it. a Real & Personal Property_Law > Zoning & Land Use. > Zoning Generally HN3+Where the application of a zoning by-law to a particular parcel of land or to a specific use has no substantial relation to the public safety, public health, or public welfare but would amount to an arbitrary, unreasonable, and oppressive deprivation of the owner's interest in his private property, the application of such a by-law cannot be permitted. A zoning by-law, although valid generally, may be unconstitutional as applied to a particular parcel of land when, due to the peculiarities of the parcel, application of the by-law is unnecessary to accomplish the public purpose for which the by-law was created. Alternatively, if application of a zoning by-law deprives a land owner of so much of the practical use of his or her property as to constitute a taking without compensation, it cannot stand. a Real & Personal Property Law > Zoning & Land Use > Zoning Generally HNa+A zoning by-law requiring minimum frontage is valid as applied unless it is shown that, as applied, it has no substantial relation to the public health, safety, or general welfare, or results in such a depravation of the practical uses of the property to which it is applied as to constitute a taking without compensation. Whether the by-law results in a taking without compensation does not depend upon the quantum of benefit to the public interest. a Real & Personal Property Law > Eminent Domain Proceedings HN5±A potential sale where there is only one available buyer cannot establish fair use of property. JUDGES: Nonnie S. Burnes, Justice of the Superior. Court. OPINIONBY: Nonnie S. Burnes OPINION: MEMORANDUM OF DECISION ON PARTIES' CROSS MOTION FOR SUMMARY JUDGMENT This case involves a landlocked parcel of property that the Massachusetts Water Resource Authority ("MWRA") took by eminent domain from the plaintiffs. The ultimate dispute in this case is over the value of the property pursuant to G.L.c. 79. The MWRA now moves for partial summary judgment and asks this court to find, as a matter of law, that the property is subject to the Town of Weston's ("Town") Zoning By-Laws. n2 The plaintiffs also move for partial summary judgment on this issue claiming that the property is not subject to the Town's By-Laws. For the following reasons, the plaintiffs' motion is ALLOWED, and the defendant's motion is DENIED: httn://www.Iexis.com/research/retriPvvP7 m=ahaR2hf haRF,A.A2r.'70QncQ4FoA1.c1 o a D. i —, Icinn Seprch- 27 Results - "private way" AND 40A AND 6 Page 3 of 6 Footnotes n2 This decision only deals with the Town's By-Laws that concern the frontage requirements. End Footnotes BACKGROUND • The [*2] parcel of property in question was essentially "created" in 1901, when the Metropolitan Water and Sewer Board took land in Weston belonging to Lucy Seavens for the purpose of building an aqueduct. This taking divided Seavens's remaining property into two ( non-contiguous lots of land, one north of the aqueduct containing 2.32 acres, and one south 'of the aqueduct containing 5.68 acres. The southern parcel is the subject of the dispute in this case. Seavens retained a twenty-foot-wide easement that benefited both lots and which allowed the right to pass from one lot to the other. Neither lot had any frontage on either a public or private way. At the time the two lots were created, 1901, the Town had not promulgated any zoning by- laws. In 1928, the Town did establish zoning by-laws. These by-laws did not contain any frontage or dimensional requirements. Under the 1928 by-laws, the property in question was apparently zoned for single-family residential use. In 1938, the Town passed new zoning ( bylaws that required residential property to have a minimum of 125 feet of frontage on a, ;way? n3 The Town's present zoning by-laws require frontage of 200 feet. Footnotes n3 The defendant uses 1937 as the date of this by-law. Any difference between the dates are immaterial for the purposes of this present memorandum. - -End Footnotes [*3] In 1957, John Dooley, then the owner of the two lots, filed a petition with the Land Court to register the land and related appurtenant easements. While this case was.pending, John ). Lawless bought the lots. After the Land Court denied the petition, the Supreme Judicial Court, considering the issue on appeal, held that owners of the lots enjoyed a right of access by prescription over an eight-foot cart path leading in a northerly direction from the northern parcel. Lawless v. Trumbull, 343 Mass. 561, 180 N.E.2d 80 (1962)_ The court found that the right of access permitted only "carrying out wood by 'teams or trucks,' " and that the owners did not enjoy a general easement for travel by vehicles. Id. The court also remanded the case for further proceedings back to the Land Court, which then dismissed the action for lack of prosecution. In 1986, Lawless filed an Application for Abatement of Real Estate Tax challenging the Town's assessment of the lots as '''Code 201-residential open land." As a result of this application, whereby the Town reclassified the lots as "Code 132-undevelopable land," the Town reduced the assessment from $ 240,000 to $ 28,000. The [*4] plaintiffs in this case inherited their interest in the lots upon the deaths of Lawless in 1977, and Marie Lawless in 1983, who owned the property as tenants in common. On December 18, 1996, the MWRA took the southern lot in fee by eminent domain. At the time of the MWRA's taking, both lots were, and always had been, vacant, and according to all indications, all of the lots' past and present owners only used them as "woodlots." The plaintiffs filed this present action for assessment of damages pursuant to G.L.c. 79. At issue is the value of the southern lot, the lot taken by the MWRA. The MWRA values the-lot at $ 11,400 because, it says, under the Town's By-Laws, the property is undevelopable or httn•//www leyic rnm/raeaarrlh/ratr;A.,A9 mcnhn421+,'11".Ql,1K2 ^L O...00 P 41.C10,,.1 0_ 7,,---_n n,c,nn ' . Saarch- 27 Results - "private way" AND 40A AND 6 Page 4 of 6 • conservation land. The plaintiffs, on the other hand, argue that the value of the lot, as well as the value of the northern lot, is much greater. They offer two main reasons for their assessment: 1) that the Town's By-Laws do not apply to the lots; and 2) that a recent title / search has revealed that the lots enjoy an ancient twenty-foot-wide right of way by grant in , a southerly direction to South Avenue, a public way. n4 Essentially, the plaintiffs are attempting to demonstrate that the [*5] lots may be used for residential or other forms of housing. Footnotes • n4 The parties' motions only address the issue of whether the Town's By-Laws apply to the lots. The parties assert that they will raise the right-of-way issues in a motion in limine, or similar motion, prior to trial. End Footnotes DISCUSSION HN1+Summary judgment is appropriate when there are no genuine issues of material fact and the summary judgment record entitles a party to judgment as a matter of law. Mass.R.Civ.P. 56(c); Kourouvacilis v. General Motors Corp 410 Mass. 706, 713-14,575 N.E.2d 734 (1991); Cassesso v. Commissioner of Correction, 390 Mass. 419, 422, 456 N.E.2d 1123_(198)_ Here, there are no issues of material fact regarding the applicability of the Town's By-Laws to the lot in question, and the parties have asked this court to resolve such an issue prior to trial. The plaintiffs in this case have the right to challenge the applicability of the Town's By-Laws, despite the fact that prior owners did not [*6] do so or even took different approaches with respect to the lots. See L2pes v. City of Peabody, 417 Mass. 299,_302-03,_629 N.E.2d 1312 (1994), citing Barney & Casey v. Town of Milton, 324 Mass. 440, 444-45, 87 N.E.2d 9 (1949). HN2 There is no reason to "permit challenges to the validity of a zoning enactment only by those landowners'who owned land when the zoning provisions first affected it." Id. This court must determine whether the Town's By-Laws are unconstitutional "as applied to" the lots because their application amounts to an unlawful taking in violation of the state and federal constitutions. HN37"Where the application of the [amended] by-law to a particular ; parcel of land or to a specific use . has no . .. substantial relation to the public safety, public health or public welfare but would amount to an arbitrary, unreasonable, and oppressive deprivation of the owner's interest in his private property," the application of such a by-law cannot be permitted. Gem Properties, Inc. v. Board of Appeals of Milton_, 341 Mass. 99, 105, 167 N.E.2d 315 (1960), citing Barney & Carey Co., 324 Mass. at 444-45. "A [*7] zoning by-law, although valid generally, may be unconstitutional as applied to a particular parcel of land when, due to the peculiarities of the parcel, application of the by-law is unnecessary to accomplish the public purpose for which the by-law was created." MacNeil v, Town of Avon, 386 Mass. 339, 340, 435 N.E.2d 1043 (1982). Alternatively, if application of the zoning by-law deprives the land owner "of so much of the practical use of her property as to constitute a taking without compensation, it cannot stand." Id. at 343. (citation omitted). This is the rule of MacNeil: HN47:[A] by-law requiring minimum frontage is valid as applied unless it is shown that, as applied, it has no substantial relation to the public health, safety, or general welfare, or results in such a depravation of the practical uses of the property to which it is applied as to constitute a taking without compensation. Whether the by-law results in a taking without compensation does not depend httry//'. rune, c“rc7 vv.—nL. 4 21.F'7l...OGAZl '7 O.-r044*.4.7..[1 0:..7 0_ 7 «..„ _C1 l,c it.) Search- 27 Results - "private way" AND 40A AND 6 Page 5 of 6 upon the quantum of benefit to the public interest. rT Id. at 344 (emphasis added). • In Gem Properties, Inc., the plaintiff purchased lots without [*8] frontage but with a right of way for access. 341 Mass. at 100y01_ At the time of the plaintiff's purchase, and at the time the Town accepted the plan for the lots, the lots could be developed in accordance with the relevant zoning laws. 341 Mass. at 105. A few years later, when the plaintiff attempted to obtain a building permit for the lots, the Town of Milton informed him that the new zoning by-laws required a minimum amount of frontage. 341 Mass at 102. Thus, the amendments effectively made the lots into an area within which no building could be constructed solely because of a lack of frontage. 341 Mass. at 104. The court stated that the Town of Milton exceeded its authority in denying the plaintiff's permit because there was no benefit to the public interest that would warrant such a confiscation of the plaintiff's property. 341 Mass. at 106_ The plaintiffs in this case are in a similar position. Secondly, and probably more importantly in this case, the effect of the application of the Town's By-Laws to the plaintiffs' lots eliminates all practical use of them. There are no alternative uses that would be of a sufficient benefit to the plaintiffs to be a practical use. The Town's By-Laws [*9] are not unconstitutional merely because they prevent the land from, being put to its most profitable use, or because the value of the land is substantially diminished. The lots' use as "woodlots" is not practical in this age, and it is highly unlikely that the southern lot would be an effective agricultural_plot. n5 In short, the only true uses of the land under the Town's By-Laws would be for aesthetic and recreational purposes. n6 "The owner can merely look at it and pay taxes on it." Jenckes v. Building Commissioner of Brookline, 341 Mass. 162, 167 N.E.2d 757 (1960). Footnotes n5 In Jenckes, the court noted that agricultural uses would not be allowed on the property. 341 Mass. 165. In our present case, the size of the lot, over five acres, allows for agricultural uses. Given the properties of the land, however, as well as its limited dimensions, access, and proximity to government-owned protected property, farming is not a viable option in this case. n6 Arguably, an owner of abutting property could purchase the lots to add value to her existing land. NN5T Phis type of potential sale, where there is only one available buyer, cannot establish fair use of the property. See Jenkes, _341 Mass. at 165. End Footnotes [*10] The Town's By-Laws are unconstitutional as applied to the plaintiffs' lots. n7 Since the Town's By-Laws do not apply to the plaintiffs' lots,this court need not address the parties' other arguments such as those regarding "flexible development," variances, preexisting uses, and provisions of G.L.c. 40A,_§ 6, and G.L.c. 40B. . Footnotes n7 The MWRA proposes a standard by which this court would focus not only on the Town's legitimate exercise of power (the public benefit) and the deprivation of practical uses of the property, but also "whether a sufficient proportion of economically beneficial use is denied so as to interfere with the landowner's reasonable investment-backed expectations." This third prong is not included in the rule set forth by MacNeil, and is difficult to evaluate in this situation, as the plaintiffs inherited the lots. Similarly, although Lawless had the property l,t+„•//...,n., lo, ;� /. 1./, .�. .. _ L o�t.t*ft o<n��„^7,.0„1"0“,.41..c1 o a icin� Snarch- 27 Results - "private way" AND 40A AND 6 Page 6 of 6 declared undevelopable and other owners merely used it as a "woodlot," there is no evidence that these owners did not have future plans for this land and were not holding onto it as an investment. Indeed, that appears to be what this whole case is about. - - - - - - - - - - -. - - - - -End Footnotes [*11] ORDER For the above reasons, it is hereby ORDERED that the plaintiffs' motion for summary judgment be ALLOWED, and the defendant's motion for summary judgment be DENIED. Nonnie S. Burnes Justice of the Superior Court DATED: March 1, 2002 Source: Legal >Cases- U.S.> District&State Courts- By State>MA Federal District and State Courts D Terms: "private way"and 40a and 6 (Edit Search) View: Full Date/Time: Wednesday, February 5,2003-3:28 PM EST About LexisNexis I Terms and Conditions Copyright C 2003 LexisNexis,a division of Reed Elsevier Inc.All rights reserved. httr�•//m4n . 1avic� n"m/ronnnrr1./roti:o.7o7 .. L...Q11,P11...0 AG3..^7..Q.-,V0 C10..A D..7 /C.UV) ma en, Sd, { O}`�h1 CLERK • STABLE. : '99 JUN 14 P 1 :32 1 Town of Barnstable FILE COPY ONLY! Zoning Board of Appeals NOT RECORDED AT Decision - Notice of Withdrawal REGISTRY OF DEEDS Appeal Number 1999-36 -Nill —Variance to Section 2-3.5 Contiguous Upland Required Summary: Withdrawn Without Prejudice Applicant: Elizabeth C. Nill Property Address: Off Main Street/Route 6A, Barnstable /►� 'd Cr ,� Assessor's Map/Parcel: Map 300, Parcel 045 /''' Area: 4.34 acres, Upland-3.12 acres,Wetland- 1.22 acres Zoning: RF-1 Residential F-1 Zoning District Groundwater Overlay: AP Aquifer Protection District Background: The property that is the subject of this appeal is a vacant lot consisting of approximately 4.34 acres located off the north side of!Main street in the village of Barnstable. It is located in an RF-1 Residential Zoning District, which requires a minimum lot size of one acre. The applicant is seeking permission to utilize this property as a single-family homesite. Section 2-3.5 of the Zoning Ordinance requires the minimum required lot area to be contiguous upland. Approximately 3.12 acres of the site are upland and the remainder is wetland. The upland on this site is separated by ditches and narrow strips of wetlands. The applicant has applied for a Variance to Section 2-3.5 to allow the construction of a single-family dwelling on less than an acre of contiguous upland. Procedural Summary: This appeal was filed at the Town Clerk's Office and at the Office of the Zoning Board of Appeals on December 8, 1998. A 60 day extension of time for holding the hearing and for filing of the decision was executed between the applicant and the Board Chairman. A public hearing before the Zoning Board of Appeals was duly advertised and notices sent to all abutters in accordance with MGL Chapter 40A. The hearing was opened March 17, 1999 and continued to June 02, 1999, at which time the Board, per applicant's request, granted a withdrawal without prejudice. Hearing Summary: At the start of this hearing, Chairman Emmett Glynn read a letter dated March 3, 1999 from Attorney Theodore A. Schilling. He represents Elizabeth C. Nill, the applicant. His letter states, "....I received notice from our engineer that he will not be available for the March 17th hearing, which I believe is very critical to my presentation." "I, therefore request a continuance." It was decided to continue Appeal Number 1999-36 to June 02, 1999 at 8:00 PM at which time Board Members will be assigned. Board Members hearing this appeal on June 02, 1999 were Gene Burman, Gail Nightingale, Richard Boy, Ron Jansson, and Chairman Emmett Glynn. Town of Barnstable-Zoning Board of Appeals-Decision and Notice Appeal Number 1999-36-Nill Variance to Section 2-3.5 Contiguous Upland Required At the start of the hearing, Chairman Emmett Glynn read a letter, dated May 20, 1999, from Attorney Theodore Schilling requesting that Appeal No. 1999-36 be permitted to be withdrawn without prejudice. Decision: Per applicant's request, a motion was duly made and seconded to allow Appeal No. 1999-36 to be withdrawn without prejudice. The Vote was as follows: AYE: Gene Burman, Gail Nightingale, Richard Boy, Ron Jansson, and Chairman Emmett Glynn NAY: None Order: Appeal Number 1999-36 has been Withdrawn Without Prejudice. Appeals of this decision, if any, shall be made pursuant to MGL Chapter 40A, Section 17, within twenty (20) days after the date of the filing of this decision. A copy of which must be filed in the office of the Town Clerk. A"i/V°14‘'' •(0•frt Emmett Glynn, Chairman Date Signed I Linda Hutchenrider, Clerk of the Town of Barnstable, Barnstable County, Massachusetts, hereby certify that twenty (20) days have elapsed since the Zoning Board of Appeals filed this decision and that no appeal of the decision has been filed in the office of the Town Clerk. (-r) Signed and sealed this day of - / / under the pains and penalties of perjury. Linda Hutchenrider, Town Clerk- 2 RefNo mappar ownerl owner2 addr city state zip 36 279 031 001 CROWELL, SHEILA A HEARSE TR %BEARSE, SHEILA A TRS ET AL 74 RENDEZVOUS LN BARNSTABLE MA 02630 ✓ 279 031 002 LATIMER, JEFFREY G & DANIA 58 RENDEZVOUS LANE .BARNSTABLE MA 02630✓ 279 031 003 FISKE, WILLIAM W & ISABELLE 56 RENDEZVOUS LANE BARNSTABLE MA 02630✓ 279 032 ALLEN, ROBERT Y & JANE B P 0 BOX 1184 BARNSTABLE MA 02630 ✓ 279 034 EDWARDS, JAMES K 2 THAYER ST PROVIDENCE RI 02906 ✓ 279 035 BARNET, ROBERT & JUDITH M MAIN ST BARNSTABLE MA 02630 ✓ 279 036 STURGIS LIBRARY INC 3090 ROUTE 6A BARNSTABLE MA 02630 ✓ 279 037 WEAVER, ELIZABETH C BOX 177 BARNSTABLE MA 02630 ✓ 300 001 RAMAGE, PATRICK R & GEORGANN M % CCCB, ESCROW ACCOUNTING 21 WILLOW ST YARMOUTHPORT MA 02675 V 300 002 EDWARDS, JOSEPH H B & MARY %EDWARDS, JOSEPH•H B P 0 BOX 3118 BARNSTABLE MA 02630 ✓ 300 005 BARNSTABLE, COUNTY OF %POLICE SERVICE CENTER MNT DEPT BARNSTABLE MA 02630 ✓ 300 006 MELDON, JOHN J TRS BARNSTABLE INN REALTY TR PO BOX 10 CHATHAM MA 02633 ✓ 300 020 MASSACHUSETTS AUDUBON SOC SOUTH GREAT ROAD LINCOLN MA 01773 ✓ 300 045 NILL, ELIZABETH C • 59 BANKS ST CAMBRIDGE MA 02138 ve 300 046 KRAMER, KENNETH D MAIN ST BARNSTABLE MA 02630 ✓ Count= 115 • • rf • Proof of Publication • :LEG'A`L4NOTIC ES—. a.<. n°* Town of Barnstaole Zoning Board pf Appeahii Notice of Public Hearing Under The Zoning Ordinance • - f. for March 17 19g9 ;" 'To all pers no s interested in or affected by the Board of Appea, under Sec. 11 of Chapter' • r 40A,of the General taws of the Commonwealth of Massacf setts ant all amendments eal-NutrOerthereto you ire hereby notified:that ' 7 30 P M ` Mitchell{1�yoodruff Carol 2 Mitchell and Arlene Wodruff have petitioned to • oithe Zoning Board rd of Appeals f©a Special Permit pursuant to Section 4-4,2 Nonconforming Lots,The size of the petitioners'lot . is decreasing due to land 9oiiig to the adjacent lot through adverse possession The property is shown on Assessors Map•291,Parcel 13 and is commonly addressed as 369 Mitchell. Why, Hyannis;MA in'an RB Res4dential B m Zoning District 7:4b P M -, Crosby Appeal Number 189 3 Paul M Crosby has applied to the Zoning Board of Appeals fora Variance to Section 3-1:3(5)• Bulk Regulations to permit a 10`;x 12' he front yard setback addition that would intrude into t requirements•The property is shown on Assessor's Map 169,Parcel 048 and is commonly addressed as 137 Taramac Road,Centerville,MA in an RC Residential-C Zoning a Qistnct. 30 P M TeleCorp.PCS Inc:° Appeal Number 1999-34 TeleCorp PCS Inc has petitioned to the Zoning Board of Appeals fora Special permit pursuant to Section 44-47.4t2INontonfortningT Building or Structures Not Used as Single or Two-Family Dwellings:;The petitioner is seeking to attach an accelerator-antenna to an existing Commonwealth Electric utility pole and install a concrete equipment pad and cabinets along with associated cables at the base-of the pole The pproperty is-shownon Assessor's• Mapp.274 Parcel 019 and is commonly addressed es 1364 Phinney's Lane,Hyannis MA in- • an RG Residential G Zoning District. 8 35 P M TeleCorp PCS,Inc.. Appeal Number 1999-35 TeleCorp PCS Inc has petitioned to the Zoning Board of Appeals fora Special Permit pursuant to Section 4-4; (2)Expansion of a Pre-Existing Nonconforming Use,The petitioner • is seeking to attach an accelerator antenna 10 an existing Commonwealth Electric utility pole and install aconcrete equipment pad and cabinets along with associated cables at the base of the pole.The property is shown on Assessor's Map 274, Parcel 019 and is commonly addressed as;1364 Phinney'$Lane.Hyannis,MA in an FIG,Residential G Zoning District. ' • 9:00 P M Nill Appeal Number 1999-36 Elizabeth C Nih has applied to the Zoning Board of Appeals for a Variance to Section 2=3 5 • Contiguous Upland Required to c reate a single family lot containing 2.14 acres of upland and • 2.56.acres of wetland for.etetel`of 4.7D acres.The uplands are separated by ditches and narrow strips of wetlands,The property is shown on Assessor's Map 300,Parcel 045 and is located off Main StreetiRoute 6A, Barnstable, MA in an RF-2 Residential F-2 Zoning District and an;RF-1 Residential'F-1 Zoning District. • -These Public Hearings will be held in the Hearing Room;Second Floor,New Town Hall,367. MainxStreet Hyannis,'iMassachusetts on Wednesday,"March 17,'1999:f Al plans and_• ' applications may be re'viesieCI at the Zoning Board of Appeals Office,Town of Bamstable,-` Planning Department,230 South Street,Hyannis,MA. : -Emmett Glynn,Chairman Zoning Board of Appeals The Barnstable Patriot; • February"25 4-March 4, 1998 Town of Barnstable �► ;. Regulatory Services ( ABIZARNST , Thomas F.Geiler,Director 1 Building Division Tom Perry,Building Commissioner 200 Main Street, Hyannis,MA 02601 Office: 508-862-4038 Fax: 508-790-6230 September 4,2003 Paul Revere,Esq. 226 River View Ln. Centerville,MA 02632 � / Re:Assessors Map 237 Parcel 004 and Assessors Map 217 Parcel 030 �J — ' Sr /��r N Dear Atty.Revere: 0 Aiifitti 57— W,,fy2 This letter is in response to the letter you sent with documentation concerning the above lots. In your opening paragraph of this letter you summarize the purpose is not to request that you make a determination of adequate access,but rather to determine whether the property meets frontage requirements. The lots in question still have the same problem as the Taber proposal submitted to the Zoning Board in 1991,an issue of frontage. The Board at that time addressed the tracking of the title for the property back to 1887 as you have also done in your documentation. Even with this documentation the Board,at that time,did not feel that this was adequate to show grandfathered status because it existed prior to the adoption of zoning. The Board,in its 1999 decision,also addressed the easements that you are citing in the documentation that you provided. At that time, 1991,its findings of fact determined that"The way as shown on the plan of land submitted does not constitute a way sufficient for purposes of establishing frontage as the owners of the land seek to establish it". The plans have not changed since then. In fact it would appear that this package presented to me has the same plans and records that were already in the ZBA file,so in reality nothing has changed. You state that the Town of Barnstable has issued numerous building permits for properties which have frontage on one way but are accessed by an easement. This is true. Some lots have been allowed to gain access through an easement separate from the frontage,but these lots have the required frontage. The reasons for an easement are varied and really immaterial to this response. I hope that this letter clarifies my position on the standing of these lots. If I can be of any further assistance please let me know. Sincerely, - --2"—&„ Thomas Perry Building Commissioner Q:Comm:letters:ReverePO30904 THE 1pY., The Town of Barnstable BARNSfABLE, x 94, iAI: � Department of Health Safety and Environmental Services Al;o M$4 Building Division 367 Main Street,Hyannis MA 02601 Office: 508-790-6227 Ralph Crossen Fax: 508-790-6230 Building Commissioner October 31, 1995 _ Barnstable Land Trust - - Box 224 Cotuit, MA 02635 Re: Map/Parcel 217/030 (5.68 acres), 0 Main Street, West Barnstable, MA Map/Parcel 237/004 (1.5 acres), 0 Main Street/Route 6-A, West Barnstable, MA Dear Members: After a review of the locus; I have determined that the above parcels are not buildable from a zoning standpoint. The lack of actual road frontage precludes these lots from being buildable. Sincerely, - I _ Ralph M. Crossen Building Commissioner RMC/km Q95103IA .....+r,.�..uc-_.r.wew.. ..a V _I t`_,M - - •....r....`a+reari6:w4�Jh�+d °"��� . 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A A .AG 5 k5G/ ,J L) Q co cP s o � 6DPv . j I N 0 f i64 i so 02 AI a At ,-.:.:j8 E r al v cr O L L R FiLE COpy t FEB I OFFICE OF TOWN ATTORNEY TOWN OF BARNSTABLE ��. :_ �: .i' .LS INTER-OFFICE MEMO DATE: February 12 , 1991 TO: ZONING BOARD OF APPEALS FROM: ROBERT D. SMITH, ESQ. , Town Attorney [ RE: APPEAL NO. 1991-03 , SHERRY GREENE-STARR A-Map 217 , Lot 30 (Off Pilots Way, W . Barn . ) OUR FILE REF. NO . : 91-0025 With some effort, I have been able to piece together a partial understanding of your request for "a title examination of the property/parcel and status of the two lots adjoining" in the above matter. My principal reference has been to your minutes and to a plan stamped by Arne H. Ojala, dated October 17 and 18, 1985 , entitled "Composite of Plans of Land in (West) Barnstable, Mass . as prepared for B .W . C. Ellis . " Lurking in your record are two facts , which, if they are indeed facts, would seem to dispose of the need for a title search. One is that the "20 ' wide access eas ' mt" shown on the plan referred to above was created in 1985 . The other is that until 1988, or 1985 at the earliest , the land was owned by Crocker, but is now, as a result of a recent ( i . e. within the past 5 years ) consensual transaction, owned by Bayside Funding . These facts would indicate that access , even to the questionable path leading from Pilot ' s Way, west and north across the railroad tracks , has been a problem since both the subdivision control law and zoning went into effect , and, also that Bayside Funding acquired the property with knowledge of the problem. This wo�tTTeliinnate "any co-nstitutionally-based argument that denial of a building permit would constitute a taking. That argument having been eliminated, the property owner must show some exemption from the zoning rquirement of 150 feet of frontage (or at the very least 50 feet as provided by the statute , GLM ch. 40A, s . 6) . In a word, I discern no such. exemption. I trust this is responsive to your inquiry . If not , please be 1 in touch so that we can clarify the factual basis together. RDS : cg [910025-0 ] -f. E ILE COPY LEO A. BYRNES 1J pCOUNSELOR AT LAW FEB i3 i�'�'i TOM Of BARNSnri -.f. F0. BOX 2156 70NINC 13,0"^ii_i ``„'•" _._T L(508)896-7495 HYANNIS, MASSACHUSETTS 02601 ^^'"' M TEL(508)362-4938 COURTHOUSE SQUARE FAX(508)362-4599 3179 MAIN STREET BARNSTABLE,MASSACHUSETTS 02630 ebruary 11 , 1991 Board of Zoning Appeals Town of Barnstable Town Hall Hyannis , Mass . 02601 Re: building permit for ` Bayside Funding, Inc. off Pilot' s Way Gentlemen: On behalf of the Barnstable Conservation Foundation (BCF) , which is the owner of property which abuts the site for which the above-referenced permit was issued, I have enclosed a memorandum which sets forth reasons to support the position of the BCF that the permit should not have been issued without a variance. S ' 'erel.k5i7 1 Leo A. Byrn cc : Richard Anderson Joseph Daluz • LEO A. BYRNES COUNSELOR AT LAW ao. BOX 2156 TON0`B+�Itsd�::rEL1 ZONIPIr G+ ° : +-': ... (3o6).696a495 HYANNIS, MASSACHUSETTS 02601 TEL(508)362-4938 FAX(508)362-4599 COURTHOUSE SQUARE 3179 MAIN STREET 4RNSTABLE,MASSACHUSETTS 02630 IN RE APPLICATION OF BAYSIDE FUNDING, INC. , PILOTS WAY The Barnstable Conservation Foundation, which is an owner of land which abuts the parcel for which the building permit was issued to Bayside Funding, Inc. objects to the issuance of the permit on the grounds that the permit was issued in violation of the requirements of the Barnstable zoning by-law, particularly as regards frontage. The parcel for which the permit was issued consists to a combination of two parcels acquired by Bayside Funding, Inc. The two parcels first came under common ownership when William H. Lewis , 3rd, acquired the second of the two parcels pursuant to the deed recorded on November 2 , 1972 at Book 1748 Page 186 in the Barnstable County Registry of Deeds. The two parcels which came under common ownership were first created, respectively, by the deeds recorded - on November 4 , 1965 at Book 1316 Page 1055 (from Bessie B. Crocker to William H. Lewis , III) , and - on November 2 , 1972 , at Book 1748 Page 186 (from Charles . P. Kimball to William H. Lewis , 3rd) . The lots described in those deeds were not shown separately on any deed recorded prior to those dates. (There is no record of approval under c. 41 M.G.L for a subdivision for either of these lots or for endorsement for approval not required. ) The lots do not conform with the current zoning requirements for frontage of 150 feet in the RF zoning district in which they are located. The lots did not conform with the zoning requirements for frontage of 160 feet in effect when they were first recorded in 1965 and 1972 , respectively. Grandfather protection for non-conforming lots is provided under the Barnstable zoning by-law (sec. 4-4.5) and c. 40A M.G .L. sec. 6 , which read in part as follows . Barnstable zoning by-law 4-4 . 5 "Any lot lawfully laid out by a plan or deed duly recorded . . . which complies at the time of such recording. . . with the minimum area , frontage , width, and depth requirements , if any, of the zonining by law in effect at the time of such recording. . . may thereafter be built upon for residential use. . .if. . . [a] t the time of the adoption of such requirements . . .was held in ownership separate from than of adjoining land. . . [a] nd. . . [a] t the time of building, such lot has an area of seventy-five hundred sq. feet or more and a frontage of twenty (20) feet or more. . . " (Emphasis added. ) c. 40A, M.G.L. , sec. 6 "Any increase in area , frontage, width, yard, or depth requirements . . . shall not apply to a lot for single and two-family residential use which at the time of recording. . . was not held in common ownership with any adjoining land, conformed to then existing requirements and had less than the proposed requirements but at least five thousand square feet of area and fifty feet of frontage . . . . " (Emphasis added. ) The Barnstable Conservation Foundatation maintains that a building permit may not be granted for those lots, without a variance, for the following reasons . I . THE PACEL DOES NOT COMPLY WITH THE CURRENT REQUIREMENT FOR FRONTAGE OF 150 FEET. The combined parcel is in the RF zoning district for which the frontage requirement is 150 feet. The combined parcel has no frontage as required under zoning law. The only frontage claimed by the applicant is for 20 feet at the point at which at easement is tangential with the western boundary of the combined parcel . For the reasons described in the accompanying memorandum, the BCF maintains that even this 20 feet of frontage on the easement does not qualify for required frontage under the zoning by-law. II . THE EXISTING PARCEL DOES NOT QUALIFY FOR PROTECTION AS A NON-CONFORMING LOT UNDER C. 40A SEC. 6 , OR UNDER SECTION 4-4 . 5 OF THE BARNSTABLE ZONING BY-LAW BECAUSE NEITHER OF THE COMPONENT PARCELS COPLIED WITH THE ZONING REQUIREMENTS IN EFFECT FOR - FRONTAGE OR LOT WIDTH WHEN FIRST DESCRIBED SEPARATELY IN RECORDED DEEDS ON NOVEMBER 4 , 1965 OR ON NOVEMBER 2 , 1972 . On November 4 , 1935 , the site was in the Residence C-2 Zoning District. The size requirements for lots in that district included a minimum lot size of 35 , 000 s .f. , and minimum . frontage of 160 feet. Art. 42 . ATM, 3/5-6/56 , as amended by Art. 1 . STM, 7/19/63 . On November 2 , 1972 , the site was in the Residence E .,, zoning district. The size requirements for lots in that district included a minimum lot size of 35 , 000 s .f. , and minimum frontage of 160 feet. Art. 99 , ATM, 3/6/69 . (The site of the building as proposed in the building permit is entirely within the parcel first recorded on November 2, 1972 . ) III . IN ANY CASE, EVEN IF THE LOTS HAD COMPLIED WITH THE ZONING REQUIREMENTS IN EFFECT WHEN FIRST RECORDED, A. THE PARCEL DOES NOT QUALIFY FOR PROTECTION AS A NON-CONFORMING LOT UNDER C. 40A SEC. 6, BECAUSE NEITHER OF THE COMPONENTS HAD 50 FEET OF FRONTAGE WHEN EITHER OF THE COMPONENT PARCELS WAS FIRST RECORDED, AND B. THE PARCEL DOES NOT QUALIFY FOR PROTECTION AS A NON-CONFORMING LOT UNDER SECTION 4 .-4 .5 OF THE BARNSTABLE ZONING BY-LAW, BECAUSE IT DOES NOT NOW HAVE 20 FEET OF FRONTAGE. Included herewith as an attachment is a memorandum which sets forth the reasons that the easement on which the lot now has 20 feet of frontage is not sufficient to qualify for the frontage requirements under the zoning by-law. IV. ANY UPGRADING OF THE ACCESS EASEMENT NECESSARY TO QUALIFY THIS EASEMENT AS A WAY FOR THE PURPOSES OF FRONTAGE, A. WOULD REQUIRE APPROVAL BY THE CAPE COD COMMISSION AS A DEVELOPMENT OF REGIONAL IMPACT BECAUSE IT WOULD CREATE ACCESS TO THE SEA, AS DESCRIBE IN SECTION 12 (c) (2) OF THE CAPE COD COMMISSION ACT; AND B. A REVIEW UNDER THE MASSACHUSETTS ENVIRONMENTAL PROTECTION ACT BECAUSE OF THE NECESSITY OF PERMITS AND EASEMENTS FROM THE STATE IN ORDER TO CROSS THE RAILROAD LINE AND TO ALLOW DEVELOPMENT IN OR WITH AN IMPACT ON AREA DESIGNATED AS AN AREA OF CRITICAL ENVIRONMENTAL CONCERN. CONCLUSION For the reasons given above , the Barnstable Conservation Foundation respectfully requests the Board of Appeals to set aside the grant of the building permit for Bayside Funding, Inc. Re p ctfull ,s-Pmitted, LEO A. BYRNES COUNSELOR AT LAW P.O. BOX 2156 TEL(508)896-7495 HYANNIS, MASSACHUSETTS 02601 TEL(508)362-4938 COURTHOUSE SQUARE FAX(508)362-4599 3179 MAIN STREET BARNSTABLE,MASSACHUSETTS 02630 MEMORANDUM ON FRONTAGE The 20 feet of frontage claimed for the subject parcel is not on a way which qualifies under State or local requiarements . 1. The 20 feet of frontage now claimed for the parcel is on a 20 foot wide easement, which was first created on October 23 1985, by an easement granted from Majorie C. Handy to B. W. C. Ellis and Thomas H. Shields . This easement did not exist when a deed which described the lot was first recorded. 2. This easement leads from the western boundary of the subject parcel to a point where in ends at the railroad tracks . 3 . There are no established rights to cross the railroad tracks for the purpose of providing access to the subject parcel . There has been no showing that legal rights exist to cross the railroad tracks for the purpose of access to the subject parcel . In a letter of January 24 , 1991, to the Barnstable Zoning Appeals Board, Judith L. Truax, Assistant Deputy Secretary of the Executive Office of Transportation and Construction (EOTC) stated that EOTC owns the railroad; that the office does not grant permission for vehicles to cross the railroad right-of-way for safety, cost, legal and other considerations; that the right to cross a railroad right-of-way cannot be acquired by prescription; and that even if a property had an earlier right to cross the rail line, the usage cannot be expanded without the EOTC ' s consent. This letter shows that the applicant (a) has no legal interest, such as an easement, in the real estate for which the crossing is claimed and (b) has not received the necessary permits required to protect public safety for a railroad crossing. The grant of any easement or permits from the State would be subject to the requirements of the Massachusetts Environmental Protection Act. In view of the fact that the granting of permits and easements would enable development within or with a significant impact on an Area of Critical Environmental Impact, an environmental impact statement may be necessary. 4 . South of the railroad tracks there is a 16 ' wide easement which connects with Pilot ' s Way. The rights to use this easement for the purpose of access to the subject parcel were first created in 1985 , pursuant to to an easement granted from Charles F. Crocker to B. W. C. Ellis and Thomas H. Shields . 5 . The easement, parcitularly the 16 ' wide section, is not sufficient to provide access for vehicles for healtn and safety. In a letter of January 10 , 1991 , to the Barnstable Zoning Board of Appeals Chief Jones of the Barnstable Fire • Department atated that the existing unpaved 16 ' wide way off Pilot ' s Way was inadequate for access need for the Fire Department. 6. When the Planning Board approved previous subdivisions or endorsed lots for approval not required which used Pilots Way it imposed a condition that this way not be used for access for any additional lots. 7. The easement is not open to the public as a public way. It is essentially a driveway for one private lot. 8. Any physical improvement of the existing easement which provides access to the coast would constitute a Development of Regional Impact which must be approved by the Cape Cod Commission, under the requirements of section 12 (c) (2) of the Cape Cod Commission Act. There is no definition of "frontage" or "way" in the Barnstable zoning by-law. For guidance on what constitutes a way we can look to court decisions or to other sources such as c . 41 sec. 81L, to which Mr. DaLuz referred in his memorandum of January 17 , 1991, to the Board of Appeals . 1. Cases on frontage The cases show that a main purpose of the requirements for frontage is to assure adequate access. See Hrenchuck v. Planning Board of Walpole, 8 Mass . App. Ct. 870 (1979) . 2. Standards of c41, sec. 81L. The existing easements do not meet the standards of c. 81, sec. 81L. There is no contention that the easement is on a public way certified by the town clerk or on a way shown on a plan approved and endorsed in accordance with the subdivision control law. The only other type of way which may be used for frontage in accordance with the standards of sec. 81L is "a way in existence when the subdivision law became effective in the city or town in which the road lies, having in the opinion of the planning board sufficient width, suitable grades and adequate construction to provide for the needs of vehicular traffic in relation to the proposed use of the land abutting thereon, or served thereby, and for the installation of municipal services to serve such land and the buildings erected or to be erected thereon. (Emphasis added. ) " The easement in question does not meet the standards of sec. 81L. 1. It is not been established that the way in question was in existence when the subdivision law became effective. In view of the questions regarding the railroad crossing it has not been established that a connected way exists now. Also, at least , part of the way is through easements which were created for the first time in 1985. 2. The way has not been reviewed or accepted by the planning board. 3. For the reasons discussed above, the way in question does not provide suffcient legal or physical access for vehicles in accordance with the criteria of sec. 81L. COMMONWEALTH OF MASSACHUSETTS . BARNSTABLE,SS. SUPERIOR COURT DEPT. OF THE TRIAL COURT No. 91-385 BAYSIDE FUNDING, INC. ) Plaintiff ) ) V. ) COMPLAINT ) (In the nature of a zoning appeal RON JANSSON, DEXTER BLISS, ) under the provisions of GAIL NIGHTINGALE, BRUCE. ) G.L. Ch. 40A, Sec. 17) BURLINGAME; and ELIZABETH ) NILSSON, as they constitute ) the Board of Appeals of the ) Town of Barnstable, and ) SHERRY GREENE-STARR, ) Defendants ) This is an appeal of a decision of the Board of Appeals of the Town of Barnstable overturning the issuance by the Building Commissioner of the Town of Barnstable of a building permit to the plaintiff for the construction of a single family dwelling on a particular lot located off Pilot 's Way, West Barnstable, Massachusetts. In pursuance of said appeal, your plaintiff respect- fully represents and says as follows: 1. The plaintiff is a duly organized corporation with an address of Box 679, Brookline, Massachusetts. The plaintiff is the owner of the lot located off Pilot's Way, Wast Barnstable, Massachusetts for which the Building Commissioner issued the building permit involved in this action. Said lot is hereinafter referred to as "Lot 30". 2. The defendants are Ron Jansson of P.O. Box 147, Barnstable, Massa- chusetts; Dexter Bliss of 48 Autumn Drive, Centerville, Massachusetts; Gail Nightingale of 32 Sunset Lane, Osterville, Massachusetts; Bruce Burlingame of 6 School Street, Cotuit, Massachusetts; and Elizabeth Nilsson of P.O. Box 3, West Barnstable, Massachusetts, as they constitute; insofar as these proceedings are concerned, the Board of Appeals of the Town of Barnstable (hereinafter called "Board of Appeals") and Sherry Greene-Starr of 85. Pilot's Way, West Barnstable, Massachusetts (hereinafter called the "appellant") . i 3. On November 15, 1990, the Building Commissioner issued to the plaintiff, the foundation portion of a building permit authorizing the construc- tion of a single-family dwelling on Lot 30. A copy of said permit is annexed hereto as Exhibit "A". 4. On December 12, 1990, the appellant, ignoring the requirements of G.L. Ch. 40A, Sec. 7, filed an appeal to the Board of Appeals. 5. After hearing, the Board of Appeals issued a written decision, a certified copy of which is annexed hereto as Exhibit "B", overturning the decision of the Building Commissioner to grant the building permit issued to the plaintiff. [ 6. The plaintiff contends that the decision of the Board of Appeals exceeds the authority of the Board and should be annulled for the following reasons: (a) The appeal was not properly before the Board of Appeals, �r because the appellant failed, prior to filing said appeal, to make a written demand upon the Building Commissioner to enforce the zoning by-law, as is re- quired by G.L. Ch. 40A, sec. 7. i (b) The appeal was not properly before the Board of Appeals be- cause the appellant is not a "person aggrieved" as contemplated by the provisions of G.L. Ch. 40A, and therefore had no standing to file the appeal. -2- (c) The finding by the Board of Appeals that the access way to • Lot 30 does not constitute a way sufficient for purposes of establishing front- age, is erroneous as a matter of law. (d) The finding by the Board of Appeals that the twenty-foot ease ment does not constitute frontage to Lot 30, is erroneous as a matter of law. (e) The finding by the Board of Appeals that the twenty-foot ease- ment does not constitute frontage to Lot 30 is immaterial. (f) The finding by the Board of Appeals that "Even if a property owner had an earlier right to cross the rail line, the usage cannot be expanded without the consent of Maassachusetts Executive Office of Transportion and Construction (EOTC) , which has not been given. The crossing of railroad tracks gives rise to serious safety problems," even if true, which the plaintiff denie-, is based on consideration of matters beyond the scope of the board's authority. (g) The decision is arbitrary and capricious. (h) The decision is based on legally untenable grounds. Wherefore, the plaintiff respectfully requests: 1. That the Court rule that Lot 30 is a buildable lot. t 2. That the Court rule that the plaintiff is entitled to a building permit to construct a residence on Lot 30. 3. That the decision of the Board of Appeals attached hereto as Exhibit "B" be annulled as exceeding the authority of the Board of Appeals. 4. That the building permit issued to the plaintiff be declared vali. . 5. That the Court grant such other and further relief as it deems -3- appropriate under the circumstances. Date: March 22, 1991 Ripd�ard C. Anderson, Atty. for Plaintiff Fern & Anderson, P.A. 436 Main St. - Box 518 Hyannis, MA 02601 Tel: (508) 775-5625 BBO# 018480 • -4- • . I . I tiy ra<r�x r a a . m. '' K3* a M,: a ., - °F •?2;'may ? u. - 4.**. p .� .?F� 3 >+ i<yF �' x ei ae 1�S;SYG .`_ x bl :V-P� , .r"a•.. r<.,. ,,{ 1i' -�'. 'T- ryr Y r ix :; F1', }�'..^e.• 4 '. l . ill l -;�- CA4_l `t i?{- .A4'1 = G A 5 4 1.`2 S %G F� Yj. .y �. � !.� 1 i ``E '! f ,.: �h '' - ry• - tl '+s.,;r• .e T ,. air=a 3 $.4,d . .G:_ ., i4 x ' 4,1 '3• .f ...i MN. v� ,.., • +. `u } _ x s7, ,g. 8� .'*` :i5 x :e.,'" ry �� .i%ce 4' , f f,▪ v',y` ,. L ''y...' 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Zoning Board of Appeals •r 11. ; 13 Appeal of a Decision of the Building Commissioner • Decision and Notice Appeal : #1991-03 Petitioner : Sherry Greene-Starr 1 ' Summary of Relief Sought : • At a regularly scheduled hearing of the Zoning Board of Appeals , held on February 28, 1991 , and having been continued from January 10 , January 24 , and February 14 , 1991 , notice of which was duly published in the Barnstable Patriot , and notice of which was forwarded to all interested parties pursuant to Massachusetts General Laws , Chapter 40A, the petitioner , Sherry Greene-Starr appealed to the Board a decision of the Building Commissioner to issue a building permit pursuant to Section 13 , "Zoning Administrator" and Section 15 "Appeal Procedure" , of MGL Chapter 40A and in accordance with Section 5-3 . 2 ( 1 ) , "Appeals from Administrative Official " of the Barnstable Zoning Ordinance. The petitioner is aggrieved by the decision of the Building ' Commissioner to issue a building permit for a single-family detached home to be constructed on what is shown as Assessor' s Map/Parcel Number 217/30 , commonly located off Pilot' s Way, West Barnstable , MA , in an RF - Residential F District . The petitioner' s request was heard by Board members : Ron Jansson, Acting Chaiman , Gail Nightingale , Betty Nilsson Bruce Burlingame and Dexter Bliss . • • Summary of Evidence : At the meeting of January 10 , 1991 , the Zoning Board of • Appeals investigated to determined the standing of the applicant before the Board . At the meeting of January 24 , 1991 , the Building Commissioner was present , along with principals from Bayside Funding . Inc . who are the present owners of the property and the firm to which the building permit in question had been issued . The building permit with an issue date of March 01 , 1990 had been for the construction of a 2 ;856 sq . ft . single-Family dwelling to be located on the lot in question . Access to the lot was apparently created by 20 foot easements off Pilot' s Way in October 1985 . Pilot ' s way was also described as being a "dirt track" and it was noted that Approval Not , i Required Plans (ANR) endorsed by the Planning Board on August 09 , 1982 had the notation "There shall be no further subdivision until the road [Pilot' s Way] meets the requirements of the Subdivision Rules and Regulations . " Joseph DaLuz , Barnstable Building Commissioner presented • his findings and reasons for the issuance of this building permit . That the property existed prior to the adoption of Zoning and its use was that of a homestead. The application for the building permit was first sought in March 01 , 1990 and was refused, the applicant being referred to the Zoning i ' Board of Appeals . The Building Commissioner tracked the rl title of the property back to 1887 , to an Isaac Whitman, the original grantor of the land for the railroad right-of-way. The foundation permit for the proposed structure was issued on November 15, 1990 . The public was asked to comment and letters received by the Board' s office were read into the recored. T) Attorney Leo Byrnes , representing the Barnstable OC Cons.ar-vation Commie-ion addressed the issue of frontage and grandfathering and stated that in his opinion a Variance would be required to permit the issuance of a building permit for this lot . Bill Lewis , an abutter , discussed access to the lot . The Board noted that : 1 . The portion of the land that abuts Pilot ' s Way is an easement , the lot itself does not border on Pilot' s Way; 2 . The lot came into existence after a portion ( 1 . 5 acres ) , was deeded out several years ago and this conveying of land left the larger lot which is the locus of this appeal ; 3 . That lot at no time , based upon the plans that were presented , had any frontage on Pilot ' s Way; 4 . The only access was through a ( 20 ) twenty foot wide easement to Pilot' s Way which was granted in 1985 ; and i 5 . The RF Zoning District was created in 1962 with a requirement of ( 150) one hundred fifty foot frontage . • Finding of Facts : At the Meeting of February 14 , 1991 , the Zoning Board of Appeals made the following finding of facts as related to Appeal # 199I -03 :. I . The way , as shown on the plan of land submitted , does not constitute a way sufficient for purposes of establishing frontage as the owners of the land seek to establish it ; 2 .- The ( 20) twenty foot easement does not constitute frontage to the property; 3 . In 1985 when the easement of ( 20) twenty foot was I; created the frontage requirement was ( 150' ) one hundred fifty feet in that particular zone ; and 4 . Even if a property owner had an earlier right to cross the rail line, the usage cannot be expanded without the consent of Massachusetts Executive Office of Transportation & Construction (EOTC) , which has not been given. The crossing of railroad tracks gives rise to serious safety problems . The vote on the finding of facts was continued to February 28, 1991 , at which time the vote was as follows : AYES : Jansson, Nightingale, Nilsson , Burlingame and Bliss . NAYS: None . Decision : At the meeting of February 14 , 1991 , a motion was duly made and seconded to over turn the previous decision of the Building Inspector, in terms of granting a building permit for a single-family dwelling to be located off of Pilot' s• • Way as shown on Assessor' s Map 217 , Parcel 30 . The vote on the Decision was continued to February 28, 1991 . at which time the vote was as follows : AYES : Jansson, Nightingale, Nilsson , Burlingame and Bliss . NAYS: None . _ THE BOARD HAS OVERTURN THE DECISION OF THE BUILDING COMMISSIONER . c - • • Notice of Public Hearing Under The mooning Ordinonce MEETING OF JANUARY 10, ' 1991 To all persons deemed interest- ed or affected by the Board of Ap- peals,under Sec.11 of Chop.40A . of General Lows of the Common- wealth of Massachusetts and oil amendments thereto, you are 'hereby notified that: 'APPEAL NO.1991-01 7:30 P.M. Nicholas D. Franco has ap- pealed to the Zoning Board of AP- . :Peals and petitions for a Modifica- tion of a Special Permit No.1984. 30,to allow General Office Use at Map 271,Lot 95,at 765 Falmouth \II Road, Hyannis in an RB Zoning District. A PUBLIC HEARING WILL BE HELD ON THIS PETITION AT 7:30 P.M. APPEAL NO.1991-02 • 7:45 P.M. • Rexford Arnett has appealed to the Zoning Board of Appeals and Petitions for Variances from Sec- • tion 2-3 "application of District • Regulations"of the Zoning Ordi- nance specifically Section 2.3.2 "Conformance to Bulk and Yord Regulations" for Lots 2 and 3, Section 2-3.4"Lot Shape Factor-• /Residential Districts''for lots 1,2' and 3.All Lots are located on As- sessor's Map/Parcel No. 210/003 more commonly known as 73 Camp Opeechee Rood, Center- ville in on RC Zoning District. APUBLIC HEARING WILL BE HELD ON THIS PETITION AT 7:45 P.M. • APPEAL NO.1991-03 8:00 P.M. Sherry Greene-Starr has ap-I pealed a decision of Building In- spector and petitions for a En- forcement Action, pursuant to, Section 5-3.2 (1) "Appeals from Administrative Official" and in accordance MGL Chopter 40A Section 13 at MOP 217,Lot 30,Off Pilots Way, West Barnstable in • the RF Zoning District. A PUBLIC HEARING WILL BE HELD ON THIS PETITION AT 8:00 P.M. • THESE HEARINGS WILL BE HELD ON THE SECOND FLOOR • HEARING ROOM, NEW TOWN HALL. 367 MAIN STREET, HYANNIS ON THURSDAY EVENING.JANUARY 10.1991. YOU ARE INVITED TO BE PRESENT. BY ORDER OF THE ZONING BOARD OF APPEALS I LUKE P.LALLY,CHAIRMAN j ZONING BOARD OF APPEALS 12/27/90,1/391 r • Any person aggrieved by this decision may appeal to the Barnstable Superior Court , as prescribed in Section 17 oF • Chapter 40A oF the General Laws oF Massachusetts by filing a Complaint in said Court as well as a notce oF action with the Barnstable Town Clerk: , within twenty (20 ) days of the filing of this decision with the Barnstable Town Clerks Office, Chairman Clerk oF the Town of Barnstable, Barnstable County, Massachusetts, hereby certify that twenty (20 ) days have elapsed since the Board of Appeals rendered its decision in the above entitled petition and that no appeal of said decision has been filed in the office of the Town Clerk. Signed and sealed this day of 19 under the pains and penalties of perjury. Town Clerk DISTRIBUTION Town Clerk • Property Owner Applicant A TRUE copy Persons Interested `, Z ? Building Commissioner Public Information Board of Appeals TDB,�� - PARTIES OF INTEREST APPEAL NO. 1990-03 SHERRY GREENE-STARR MEETING OF JANUARY 10 , 1991 Town of Barnstable Conservation Comm 367 Main St , Hyannis , MA Marjorie Handy Main St W Barnstable , MA Charles & Catherine Crocker 2110 Main St , W Barnstable, MA Gordon & Sheryl Starr 85 Pilots Way, W Barnstable , MA William & Ann Lewis _ 2114 Main St, BArnstable , MA Chippa Martin/ Rosalind Gruber P 0 Box 272 , W Barnstable , MA Elliott & Jessica Macswan 2160 Main St , W Barnstable , MA John & Mary Lake . 2180 Main St , W Barnstable, MA Barnstable Consv Found Inc P 0 Box 224 , Cotuit , MA Bayside Funding Inc P 0 Box 679 , Brookline , MA ti Barbara, RT & Jeffors Cotton c/o Barrbara Cotton-Jeffords 613 Midlred AVe , Venice , FL Yarmouth Planning Board Sandwich Planning Board Mashpee Planning Board THE FOE LOWIIN<G IS/AR1E THE IIEST IMA1ES FOM POOR QUALIITY 1 ''; llGllN.91LQSD M ./.....A... . \(C4+ 1,..1 , , a _ . .. ,, err � � ' � ` � � ^ � ° . ^^ ' ' � / --- �~'-- ---- - �--7 ^ ~---�-- --,--�� ^/ -- '----- --- - - ' - . ~ 12, . - ' Ze� -----`(��/° �-----' -- -- -7-", ��-----'- ' -/'--'--'---- '--------- - 4 / _ / / ~ ° ` _-_ '_ - ����46e-«y / . 1 ( ' r ' -3~---� --------- �--' ` - ' ---- � ' ` ^ ` -%... 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THE NEW YORK NEW HAVEN AND HARTFORD R.R. CO. 1! : ' FROM SURVEY STATION 19J6+60' TO SURVEY.STATION 1969+60 - I FROM 'M{OOL!■ORO TO PROVINCETOWM, I • STATWN: 181346 tqO TO STAT10:1 1989+60 ♦ 'I'4 : • TOWN 0I 4NIiTAK E STATE O► Y4foL r VALUATION aawr[a LL 9 scam, ! wsPr a�Tr•aa . 1 ^... — }rc.. n !. THE FOLLOWING IS/ARE THE BEST IMAGES FROM POOR QUALITY ORIGINALS) " AGE DATA 1t I 3` 4 ' ' ' lq -7 a. A ‘ s e s So ,31.(:.3.- r•1 E 1 TS r F 'i,fh;, it ' _ „gip»,..�, as �//�}/ f� 1(r I 7 I t Dtr Khvt • O. 1 C/Sr �.4.0 .x'. ' r r • , ... ., ,.I 3 ¢• •7 11 I t 4 rr, • J li tat yfr , f . .'fP'0'—^ t7,,yre..... .^,r�/1}—Y'(II`'''r"" "' , �` .1 ..ty- h ev, 4jj11 ,1, \ ' ' Clcr IC �d s 9LE- MASSACHU TOWN OF '. BARN STABLE, . `MASSAC1"1.ii f I II 0. ,80R8 ' MAPS 1. ��r40 r A39E990R8. MAPS n I f �l"�1 a' . � rt I' r.r.r.. . \(\._,_\ �� 1 a e' s aaI r{' h 1 1 -11 YM1 k 1.5 e r • ,I��, 1 f r • ase‘\. .••-,ft\.). ac=s. fli ; }�r .' ' '' \\ 1 - ' I' ` � °� ,ruts ..I,..,::,., { ..,:.„w,7:,,,,..,f r ,,,:, :Af:,,:,,t{4 �' I w I fi i ,.S irk ft i, 1}�, 3 I+,f M 67/ 't a � I ( \"'C• ( pesky . ��.\\ • ¢I +� p bP� 'S .• v. o p9 14 '4AC , , • • l f ,itel -DA4 1 ' 3g t. z' m ttc 4, * . 4+ y A Z ti, ,• \ m� 5 09 ar� v' /Cr c 1 • n. 4p0' � . s i'Il r a 3 0 j o. 1 Jul. AC t�1a 1 • r+q' 1S+. • • aA t 1 ?t af } t1 Ix _- 1 ,,v4, s ' 1fit t r r .t-ut s: �.qJ. - - • - KALE '4 �, to. •k•>;��tF � y}t84,1 }� • 1y• ���Ky9 t'IS 3y i r^ 1r • Z•ru ,in t 5 l • art� r. '� 4 1 yRxEi�"1 W� n11 , • • !!1 1 s�)g�r�', � pill ,1 1il' , I II1tl011111t111111111tIltltlttltltltuI1111t ttt9II11,,, a , tpIII II I l • • r � } xr �, S 4 a}rit' x ,, } 4 t F:zo It, . d may.a E 4 I .M ,. ~ • .yu r fit♦/• . . , 1 L . 2 : . ; • , :. .......r.,........... .... „. Mae. pia as la 1,,_ 1 �- __ ..WM.W ..." .." .."'" ""j"."'" .Ma".ft.cm• s �Mf� May y. / t ! ... It{ I 1 I , a / • / I 1 1 I J f I i I • 4 1 I 1 I / 1 f { 1 I ( . lawilkwe ism fib ow 401,42147 i i 1 iI 1,1 / li '' IV '' :::'''' .. ' r ♦ ti ,A f { { 1 i 1 k f, 5 yrl ,..5 i 1 f I s i • i / ! j 1 1 / 4 I 1 1 , ta.Mr •••Oh t►c Pc7Cir :.prlw eaOw Gao 1 i 4 I 1 1 r 1 f I r A if% 4 •p 4�► is w 0 %` ;• o P4RceL400;4 i b .z to • 1 'ITN. , gpeA - 5►„ ACRES , asp : iii , 414 ,14 II • i i lit / f i 1 i I ;1 , .h Illi . 1 f / •I r rr ''r.lqq.4 . , ' 1 I nq i I 1 1 • 1 i 1 i i f i 5 I 1 { { /I I i 1 e gg / 1 S I I / { I / f. I I { 3 • / I f 1 I I I f 1 i I I / I I 1 I 1 I i 1 1 { 1 t -/ a 664: 6 .; '1 g.d .� •• 1 e i STATE (Roe-re 'G) -i14/014/W4)0 i , { h jail 7t i r; PLANOF LANC E A p NS TA BL, E. „) ., MASS. 1 To Be conveyed Afty HELENEa MILLEP H „/CAL.E -I/w 40 F,- -MAY /938 t eARs 8 KeLLoGG CIVIL. ENGIt4 Et M/' 4 • Eh1TER1/i L-LE, MA/1. i fi • I Are. N + us " 60, RoufE �� r,1/4 , , -4... , LOCUS SKETCH SCALE 1"=2000' W - _ E ZONE RE MINIMUM FRONTAGE = 160 FT. MINIMUM AREA = 35,000 SQ.FT. 16Jl 0 Mf c`u° 1 t t� 1 1 xi \ 1 \ 1 \ \I .�I 958f35,78 I -- A=85.37 PENN -- (.1 S84° .......... --__ 0E ~ CENTRAL\\ `N � RAlLRp iU\ I �--- MOYUMENTEO\ \ g55.05 BASELINE \ \ , 903.59 '---- �. \\ ' 40.00'' �,'. \ l Q, Q, ; 208.54 o \ I TEMPORARY to ; ;t. 3 TURNq co 45 . • \ \ ROUMD „ 1 1 ' mt 1'n\ d 11 I.'S` o a;� c. 3 I , ° 0 2 a‘,0' / I cc, 3 (O 35,049 SQ. FT. cb, _� Z,I / / , d0 WILLIAM H. LEWIS $ r a .\ ._ / / ' ---_____ ai DH ' -- _ _ _ Q u lip :. _ : o _ ,- -i - I I , �a / S 86 57 10 W 181.20 0 d t } cV N i � ti` 1 I d. I, I d IO 11\ 1 10}C ! I \ I r-:\ \ i !' 1 -- a rs O \ \ N ,O t ate, r- >'o CO _� \ \ , If;ct V i " 1 lil '1 0 ry c�x 179 09 W �"� _ O 1 °cD �' to r 3 09 � \� - - - to 11 1 CB III ?9 --- - _ T -- Z I 1 '� DH 0 l0 500 - - — - ,�� 1 • - -- 1 I I 11.88 ACRES — ~ ~—— ! J I I :1 I ! , WI ' co tom- I 1 I d -0t� f I a) 10 I 1 NI J iN In v- ; I f 11 oI ; co , 1 1 II 411% I 1 , IhN too 1 1 ,1 CHARLES P. KIMBALL r.: , } 1 I BK.705 PG.345 1111 I III 1 I �� Ld1411 I } I O 1 ! 111\01'11 N } _ 0 m N c v+ I s co'I Z I 1 a i A. PAULINE JARVI I ---.. ` 1 BK. 1237 PG.546 I -............... --- -r , I 1 ifir-: Oi '�'I 0 NI oD rniIa'HAROLD F. GEORGE ° I I BK.951 PG.387 .' zl I', , 1a1 13I 3 f I`` 10 .\ I I , ti01�1co O CO O ICI O a 1 cn 111\ I . [3 1 , 1 OH 1 o I 1 al 3 • I N 1 r.. - Iilt N 1 1 CO I1 _o ' I t °mo+o r ; � I t 1 1 2 , I I 1 , , � 1 1 i"N„\I I a I I i I 0�cm 1 ' I � N } O s 1 o I � N I z 1 1 N 1 ° d I T= 40.00 ! N 1 R=38.92 1 } A=62.20' 1 } ! � 1 MHD 80.02 \ MH B 50.29 117.59 150.00 587�04�5011W 130.31 - 134.99 / MH8 N 86°49'30"W - 81,16'05'IW 142.74 1910 LO. MHB VARIABLE WIDTH STATE402.5e - s �.E C,A HIGHWAY Rev SUBDIVISION PLAN OF LAND IN BARNSTABLE , MASS . FOR CHARLES F. CROCKER, JR. • MARCH 23 , 1973 SCALE 111=60' EDWARD E. KELLEY REG. LAND SURVEYOR MY 1973 7, CUMMAQUID , MASS. DATE APPROVED " DATE SIGNED T�..v� '973 1 , Howard W. Sear- + CLERK OF THE TOWN OF BARNSTABLE HEREBY CERTIFY THAT THE NOTICE OF /2 /a I`�l"rl ir.-.l ' �✓ 17?..e; �— .l41 Os BOARAPPROVAL AOF THIS PLAN BY THE BARNSTABLE PLANNING , a ��N y� HAS BEEN RECEIVED AND RECORDED AT THIS w�*�"'-`��, OFFICE AND NO NOTICE OF APPEAL WAS RECEIVED I• _ • — Ei),hlak;, \•, DURING THE TWENTY DAYS NEXT AFTER SUCH RECEIPT AND RECORDING OF SAID INOTICE . BARNSTABLE PLANNING BOARD ,, Po- 1. DATE .IRA - �r� �/ NANO BARNSTABLE TOWN RK CLE .. I CERTIFY THAT THIS PLAN WAS MADE IN *,,--.7 NO/ ACCORDANCE WITH THE BARNSTABLE PLANNING " S.,._, BOARD INSTRUCTIONS AND THAT THE PERMANENT POINTS SHOWN ON THE PLAT ARE IN EXISTENCE ON THE GROUND. earratilf.trZ t" /r.d,, MARCH 23, 1973 REG. LAND SURVEYOR - I _ _ _. .... ZoIJ 1061 r7147f21L RI ¢o k.l 30' i 51 �� �S PEAf2. iS // , p '� — , - .- � ' SEPTtc. TALK.— O —"UD=aoX— .-/' — L cAC I- 1 P CT — ' ___________TT- SA VT i•ilAQs14 Iz � �0 TOP OF FS+•!D, _ _ n ' 4/ , 14 U� ( MINIM // -.��. � , ELEV. 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