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HomeMy WebLinkAbout0000 CROCKERS NECK ROAD - Health (2) Ord-C1,�eZ .v�.� ri �.-vTi`�-�_ I ' "CROCKER NECK' ' A Proposal For Open Space Residential Subdivision Submission of ' Definitive Plan and ' Application for Special Permit to ' Planning Board Town of Barnstable July 15, 1985 LENTELL - CULLEN PARTNERSHIP REAL ESTATE DEVELOPMENT J W.PATRICK LENTELL 10 HIGH STREET .� MAUREEN CULLEN BOSTON,MA 02110 (617)423-7510 i LENTELL - CULLEN PARTNERSHIP REAL ESTATE DEVELOPMENT W. PATRICK LENTELL 10 HIGH STREET MAUREEN CULLEN BOSTON, MA 02110 (617)423-7510 i . July 15, 1985 i - Judith J. French, Chairperson Planning Board Town of Barnstable 161 Main Street Hyannis, Ma. 02601 re: Subdivision #578 ' Crocker Neck, Cotuit . Dear Mrs. French: Please find enclosed our submission of the Definitive Plan for the proposed Open Space Residential Subdivision, "Crocker Neck", and application for Special Permit: We believe this proposal and the attached road layouts and engineer's report comply with the speci- fications of the Town of Barnstable's Subdivision Rules and Regulations Iand the Town of Barnstable's Zoning By-Laws, as revised February, 1985. . We are available to meet with the Board at any time, . and look forward - to our Public Hearing.- Respectfully submitted, The Lentell- Cullen Partnership Maureen Cullen W. Patrick Lentell CONSULTANTS John R. Alger, Attorney Alger & Schilling 886 Main Street Osterville, Ma. Cary L. Simmons The Landplan Co. 90 Prospect Street Gloucester, Ma. Norman C. Sabbey, Attorney Lyne, Woodworth & Evarts '75 Federal Street Boston, Ma. i Olde Boston Land Survey Co. , Inc. 172 William Street New Bedford, Ma. LENTELL - CULLEN PARTNERSHIP TABLE OF CONTENTS Letter of Transmittal I. Introduction 1 II. Applicability 1 Zoning Map 3 Grid subdivision sketch plan 4 t III. Appropriateness of Open Space Residential Subdivision 5 IV. Permitted Uses . 8 V. Minimum Requirements 8 VI. Open Space Use and Design Standards 12 VII. Common Open Space Ownership and .Management 12 ADDENDA Locus Map t, Survey Plan of Site Topographic Survey of Site(3 Sheets) Preliminary Plan Soils Map Flood Plain Map Letter of Approval of Preliminary Plan from Planning Board(5/30/85) Letter from Board of Health re: Preliminary Plan Letter from Cotuit Fire Commissioners Declaration of Trust for the Beach and Road Trust Declaration of Trust for the Open Space Trust Declaration of Covenants and Restrictions for the Lots Deed of the Beach and Road parcels Form of Deed of Lots Deed of Open Space Parcels Conservation Restriction LENTELL - CULLEN PARTNERSHIP I. Introduction Crocker Neck is a 0 proposed pen s S ace Residential Subdivision of 18 lot s t for single family det ached homes on a parcel of land containing ng approxi- mately 34.96 acres of ,land in Cotuit, a village of the town of Barnstable. The property is located. on a small peninsula which projects into Poppo- nesset Bay in the southeastern section of Cotuit. The entire peninsula is known as Crocker Neck, and is surrounded by Shoestring Bay on the north and east, Popponesset Bay on the south, and Pinquickset Cove on the east. On the .northwest, the peninsula is connected to the mainland. Access to the property is via Santuit Road, Clamshell Cove Road, Crawford Road to Tracey Road. The Crocker parcel, containing approximately 34.48 acres of land, has no existing street frontage. Tracey Road is. a private road; the fee ownership was retained by the developer, Daniel Fern. Mr. Fern has agreed to provide us with an easement to .pass over Tracey Road to reach the ' Crocker parcel, and to install utilities along the roadbed. In addition, we will purchase Lot 8 Tracey Road to have access from Tracey Road to the , main parcel of Crocker land. We have obtained title insurance on this access. II. Applicability In accordance with the Town of Barnstable Zoning By-Laws (revised February, 1985) , Article T, we are applying for approval of the Definitive Paln for an Open Space Residential Subdivision. The site contains approximately 34.96 acres of land; 25.52 acres of upland and 9.44 acres of marshland. The property is located in an RF-1 zoning district, which:,permits single 1 family dwellings on lots containing not less than one acre. The Zoning By Laws permit parcel of land which could be developed as at least four conven- tional homesites and are located in a Residential zoning district to be considered .for Open Space Residential Development. It is possible to subdivide the property into twenty-one homesites under the conventional Subdivision Rules and Regulations. One of the Town's methods for determining the total number of allowable units is to divide 85% of the total. upland area of the tract by the minimum lot size .of the underlying zoning district: LENTELL - CULLEN PARTNERSHIP _1_ 25.52 acres of upland X 85% = 21.692 21.69 acres i 1 acres* = 21.69 *RF-1 zoning district require minimum lot size of one acre The t total number of units allowable on he site is 21. t b Therefore, the site is capable of accommodating at least four units under the provisions of the underlying zoning district and is eligible for consideration under zoning Article T: Open Space Residential Subdivision. A second method for determining the total number of units allowable on a site is to sketch a layout of a conventional subdivision, which we have included in this report. 1 LENTELL - CULLEN PARTNERSHIP -2- _C tt� . REC I NC 3 _ =T Te W �� 1 I � o• +\j g` a a �I HOOPERS BE AC H u " � 1 TUFT COTUIT R CE Dp P,O SGRGM DODGE Y � ,4CKSDM L 4 CNEOH P 4UWOU�SSE'T RD lA h �1 �Y4PLE T KEEL4 '� , Q�3 b ID RP —�— POND ippppNESg(T �� 1 j BAD wit A � 2 F F � 1 1 III. Appropriateness of Open Space Residential Subdivision The stated of Barnstable's Open Space Residential purpose p p Development by-law is to provide for the public interest by: - the preservation of open space in perpetuity - variety in residential housing development patterns which allow for development more harmonious with natural features and town growth policies than . ' traditional residential development - to promote the maximum possible protection of open space, visual quality. and watershed protection ' - to encourage efficient provision of necessary utilities and community services. The by-law requires y q es the Planning Board to compare the impact of open space development with conventional development, and may approve open space development if the impact is no more adverse than conventional development. Our proposal seeks to recognize the priorities of the town. "Crocker ' Neck" would offer individual homesites compatible with the existing pattern of residential development in Clamshel1 Coves and on Tracey Road in lieu of clustered development. Large areas of open space will be .set aside for preservation in their natural state in perpetuity. Areas of open space will be in the north and northwesterly sections of the parcel, adjacent to the existing conservation land; surrounding and including an isolated wetland depression in the mid-section of the site; and along the perimeter of the site including a promontory at the head of Pinquickset Cove. Although development is proposed to follow the-shoreline, the intertidal zone and a 50-foot wide swath of upland will remain essentially unchanged. 1 The proposed development will have a minimal visual impact from both p t existing roadways and from the water. It is unlikely that the pro- posed homes would be visible from Tracey Road, the nearest roadway. The access to the site, Lot 8 Tracey Road, will have a 22 ft. paved LENTELL CULLEN PARTNERSHIP -5- roadway within a 50-foot wide road layout, as required by .the Town of Barnstable road specifications. The site is bound on the north by a parcel of privately owned, un- developed land and by a tract of undeveloped land owned by the Town of Barnstable Conservation Commission On the. east,, the site is bound by Pinquickset Cove, a shallow inlet of Popponesset Bay. On the opposite side of Pinquickset Cove are homes located on Pinquickset ' Cove Circle. The visual impact of development of homesites along the easterly portion of the parcel will be reduced by the preservation ' of the existing wetlands and deed restrictions to prohibit develop- ment within 50 ft. upland of the wetland boundary The existing vegetation will be preserved. Deed restrictions will also prohibit construction of individual docks, which would infringe on the wetlands and disturb their natural appearance. The visual impact of development along the southerly bound will also be minimal. The south faces Popponesset Bay; the proposed homes would be visible at a distance from some areas of Pinquickset Cove Circle, at a distance from New Seabury, and from passing boats. Popponesset Bay is shallow in this area which limits boating activity. There would be minimal visual impact caused by development of the site. The site is not located within any of Barnstable's water recharge districts. Open Space development of the site will require less paved road area than conventional subdivision. We plan to further ' reduce the amount of paved area on the site by providing common driveways, each serving two properties. The driveways will be laid out in conformity with the suggestions of the Cotuit Fire Commissioners that we have a 10 ft. wide paved width plus an additional 3 ft. un- obstructed width on each side of the driveway to provide a 16 ft. wide ' emergency access. Further protection of the natural ecology of the site will be accomplished by deed restrictions limiting tree removal ' and area of grass lawns. ' LENTELL - CULLEN PARTNERSHIP' -6- The developer will be connecting the subdivision to public water supply. At present, public water is not available on Tracey Road and there are no fire hydrants. As. discussed with the Cotuit Water Company, the - developer will install a water main from Crawford Road, where the public ' water presently terminates, approximately 750 ft. along Tracey Road to Lot 8, and then into the site. The residents of Tracey Road will benefit ' from the new water main, installed at the developer's expense and then turned over to Cotuit Water Company, and from the installation of ' fire hydrants at 500 ft. intervals. Public utility electricity and telephone will be installed underground to the site. ' The public interest will further be safeguarded b an accesswa f g y _ y or emergency rescue vehicles to Popponesset Bay. As agreed with the Cotuit Fire Commissioners, the developers will provide a 12 ft. wide cleared way(not paved) , within the 50 ft. wide buffer strip along the ' westerly bound of the property. The 12 ft. wide way will link the paved roadway to the waterfront on Popponesset Bay. Our Open Space Residential Development plan for Crocker Neck" would develop 18 homesites, three fewer than the allowable number of units for the site. The concept dedicates large tracts of land to be preserved in their natural state,. and locates the proposed houses away from existing homes. A conventional development would necessitate construction of new homes abutting the properties on ' Tracey Road and would require more paved road area on the site. There would be little or no open space. To defray more expensive development costs, a typical developer of a conventional subdivision would seek to create the maximum number of allowable dwelling units for the site, in this case 21 lots. For these. reasons, "Crocker Neck" open space development serves the Town's interest, as. well as the neighborhood's, with a more sensitive treatment of the site than a traditional one-acre .lot development. LENTELL - CULLEN PARTNERSHIP -7- ' IV. Permitted Uses This proposal seeks a Special Permit for the development of detached single family homes on 18 homesites. The Common Open Space, Areas ' A, B and C, containing approximately 18.87 acres, will be preserved as natural conservation areas. Area C, the 50 ft. wide buffer strip ' running along the westerly bound of the property, will include a 12 ft. wide cleared way to provide emergency vehicle access to the waterfront, and to provide a footpath to the beach for the residents of "Crocker Neck". No structural improvements are planned for the Common Open Space. V. Minimum Requirements a. Density As discussed on page 2 of this proposal, the total number of allow- able units on the site is 21; our proposal seeks approval of 18 homesites. ' b. Intensity Regulations ' Zoning Article T, the Open Space Residential Development by-law, provides for the reduction of up to 75% on all intensity .regulations of the underlying zoning district. RF-1 zoning districts require a minimum lot size of one acre, or 43,560 square feet. Reduction of 75% would result in a lot containing 10,890 square feet. In the 1 interest of maximizing open space acreage, this proposal takes ad- vantage of area and dimensional reductions available under the open space by-law. The proposed lots range in size from approximately 22,000 square feet 02 acre) to 35,350 square feet(4/5 acre) . The area of each proposed lot is more than double the minimum of 10,890 sq. ft. permitted in an RF-1 zoning district under Article T. Frontage will be reduced to range between 50 ft. and 150 ft. All ' lot frontages will exceed the minimum of 37.5 ft. permitted in an LENTELL - CULLEN PARTNERSHIP -8- r RF-1 zone under Article T. All lots have been configured to provide yard setbacks in excess of the minimums permitted, as well as to en- ' courage maximum variation in the siting of the houses. A full fifty-foot wide perimeter buffer is provided between proposed lots and the existing property line, including the area adjacent to the ' Town's conservation land. rc. Development Standards The roadway is proposed as a continuous loop road within a fifty-foot right-of-way, with a single turn-out offering an opportunity to reverse direction at approximately the half-way point. The roadway, which will Iihave a 22 ft. wide paved width within the 50 ft. wide layout, offers gradual horizontal curves, little vertical relief, and only a single curb cut at Tracey Road. Traffic generated will be within the capacity i of the existing roadway system to support, and will be less than would be generated by a 21 lot subdivision on the site. The Cotuit Fire Commission- ers have reviewed the plan and are satisfied that the road and 16 ft. wide driveway layouts will provide adequate emergency vehicle access to ' the site and all buildings proposed. ' The soils and subsoils are essentially the same as in the adjacent residential developments to the north and west and share the same excellent drainage characteristics. According to U'6.S. Soil Conservation Service maps of the - area, the soil type in Crocker Neck is called Carver Coarse Sand. This soil type is drouthy, coarse and sandy. This soil is typical of the outwash plain. It tends to provide for rapid percolation with limited filtration of sewage effluent. So, while the soil is good for dispersing storm water, construction ' of septic systems on-site may include the addition of filtration medium. rAs there is no Town sewer system available to the site, individual subsurface disposal systems will be required and supervised percolation tests will be made on each lot. The proposed layout of lots offers several alternatives for locating the subsurface systems relative to the dwellings while respecting r LENTELL - CULLEN PARTNERSHIP —9— r the required 150 ft. setback from the isolated wetland and the water's edge. As mentioned previously, the property is not located within an identified water recharge area. Each dwelling will be connected to public water supply. ' According to the HUD Fl ood St udy mapping project for Barnstable, the site falls into both a district susceptible to flooding and a non-hazard district. ' The statutory flood hazard limits are topographic elevation 11.0 above Mean Sea Level (MSL). According to .the topographic survey of the site, ' Elevation 11 above MSL falls very close to the intertidal zone in most areas. There is also a depression at or below Elevation 10' above MSL in the central portion of the site, including a bog. According to the Town of Barnstable's Flood Plain Zoning By-Law, we will be required to file a Notice of Intent with the Barnstable Conservation Commission because portions of the proposed roadway fall below Elevation 11, and because the roadway is within 100 ft. of the bog. Discussions with 'a representative of the Conservation Commission indicate that our plan to have the roadway follow the natural contours of the. site would not affect the flood per ' formance of the site, and would be preferable to a culvert or other construction which reduced flood acpacity or altered surface run-off patterns near, the bog. The management of storm water on-site is simplified due to (1) the relative ' flatness of the site and (2) the low level of alteration proposed. Runoff will primarily be contributed by roadways and driveways, roofs and cleared ' grassed areas. In this region, each has the potential to contribute highly impure runoff containing organics, toxins and metals. To minimize runoff, ' lawns and large expanses of introduced ground covers will be discouraged. Minimal clearing and tree crown removal will be permitted. Driveways will be designed and located to serve two dwellings. The roadway is sited fifty feet or more from the downslope of the isolated bog, and will be drained to shallow grassed detention swales, subject to variance approval, where solids, will settle out. Each of these measures is intended to preserve to the maximum extent possible the natural performance of the site in holding and absorbing stormwater. These controls will have the added effect of mini- mizing the procedures necessary to control sedimentation during construction ' activities and of confining them to a small area of the site. Please refer LENTELL - CULLEN PARTNERSHIP -10- to the drainage calculations attached to this report. a In all respects, this proposal intends to comply with both the expressed requirements of the Town's Subdivision Rules and Regulations as well as with their intent. Consistent with the desire to minimize site disturbance and minimize impervious surfaces, variances to the requirements for ' structured stormwater management (Subdivision Rules and Regulations Section 4C) and for sidewalks (Section 4E) will be sought. VI. Open Space Use and Design Crocker Neck will contain approximately 18.87 acres of common open space. P The site contains 34.96 acres of land includin g 25.52 acres of up land.land. The P III ' open space by-law requires that 30% of the total land area be devoted to common open space, which would be 10.48 acres for this site. Our. proposed ' common open space exceeds this minimum, and is 54% of the total land area of the site. This calculation does not include the area of the roadway. In total, 54% of the entire site will be preserved as permanent, managed and protected open space. The common open space has been designed as large P p gn contiguous parcels.. Parcel A in the northerly portion of the site, abuts Town conservation land, and then continues to sweep along the length of the easterly bound of the site, in- cluding the wetlands where they border on Pinquickset Cove. Parcel ,B, con- taining 3. 13 acres, is separated from Parcel A only by the roadway. Parcel B includes the bog area. Common Open Space Parcel C is a narrow parcel running ' from north to south along a portion of the westerly boundary of the site; it contains 1.21 acres, more or less, and serves three purposes: it provides ' the 50 ft. wide buffer required along the perimeter of the site; it is. resi- dent access to the common area beach; and it will contain the 12 ft. wide emergency vehicle access to Popponesset Bay. No structures are contemplated in the common open space. As specified by the open space by-law, no more than 20% of the common open space will be covered by impervious surfaces. The roadway has been legally LENTELL CULLEN PARTNERSHIP -11- r r created as a separate parcel. The purpose of this is to provide a simpl e mechanism for the trustees to turn the road over to the town when conditions ' make it possible. Initially, the road will remain private because it does not have direct access to an existing public road; Tracey Road is a. private road. . The roadway, Area D, includes approximately 2.50 acres; about one acre will be pavement. 1 VII. Common Open Space Ownership and Management r The common open space will be owned and y managed in common b the homeowners g of "Crocker Neck" through a neighborhood association. We have included drafts of the Trust documents in the Addenda of this report. The association is legally constituted, empowered to raise funds, enter contracts for main- tenance functions, and assume certain liabilities normally associated with property ownership. The association is constrained by covenants to maintain the open space and each improvement in the intended condition, whether a roadway, wetland, beach, swale or natural landscape. r Eac h owner would automatically receive a full share upon taking title, irrespective of when construction of a dwelling occurred. Shares would ' pass intact to each new owner. One hundred percent of the common open space will be owned by the eighteen members. of the association. 1 r 1 • 1 1 r LENTELL - CULLEN PARTNERSHIP -12- 1 1 � JI . �n OL 4e N,O ri„•ful :J J 1 1 .;�cKsow DP bus J O / CROJ ST � 1 nEEI Y � SEA E D fl _• sl P O \ '1 Z 4 1 � \ t 4 v� p 1 Zz J �Z Al: R paZ� h� t� SITE d PppONESSET z .< ,' m I Q LOCUS 1 { A u NT Itl/w OF eN�srAae wr snAr.Atc l CEROFY IIAI INNS PLAN SIGNS TIE PNOPERIY LINES IIA1 ARE INE LAWS Of EY/51IN5 OYNERS An—TIE LINES OF SIREEIS MO"M SNONN ME r/ O'"LY:OR M AM SIREEIS M NAYS kWW r ESM&SNEO,MO—T NO NEW LAWS FOR O/YISONS OF EFISIING OWKRS^IP 04 lOR NFN Ib5 AqE SIONN ' R£GSR!RfD(AOYSSIdYAL LAID 9A1ElOR W 1E /Alfppf.LOIJ1[YI B'OM ROAO I%EIRI? II I Its am NAS rtEN gCPoREO IN mNlORNli1 J N I IIE Ru.ES B REOILAFMS OF RAF RE05IER5 O'MEM I I .dl'c IOl B � RErAsrtREB misEssovN LAro sYnEYrn nrt AM'AlloNwr AY£la1F i1bBh AMAC - - gr aEn ewr xrlYo . ' N6 NAFl6 \ Y Y Y N,F EELS \ 1 Y •�` SE't Y - IOr•AS SIA11N ON �"� Y Y LCG RYYOB IY IP Y _ - Y PLM OF LIMY IN POPMESSET. Y - p4 . .'-M Y CRANK FVR a4Y uwELL-ausv nuuN9 F . Y - tl � FEB l9.I9B5 - SCALE I"•� olbt Easton Tank Aurneg C'Ll'Be- JIV Vl!llI.St. .ism�pa{Ol�. • C 3741 i I I ' e \ / loll �. _ I Mom•' . . RAN OF� << Qw II , � GANN MR AK& AIM carrat-a L&N MA7lIERsHP / I `•/ 9GrF h4a R e� FEB . f'lde Sosfon fan,) Sdu g J '. � ///// o%�\ farnsgoa s€ngineeux l��iUiam St .36�un+BeDforD.39Ca. C 374, 1 r r \\ 1 f �r �✓ f laAY / PLAN CF LAAV kv MAWTA&F, AP DRAW MR sate a-4a a a - FES ®lAt +loston C wh Aarom Cit.Inc. inttrs C 3744 i 1 F ' L i a . 0 1 I i I \ I Y I \ \ I \ 1 70POGRAFMC _ \1 PLAN OF LAND J �x IN B4gcTABLE, 94SS DRAWN FM t, LENT& -CULLa MRTAER.,fF Q d4jj-.� FES 19,1985 SCALE 1"-4d CO--Inc. �9d�e ,�o.�fon �'anD.�oroeg Alroegorrs rngineerrs d �iUiaw�t New C 3741 .x row 7 Dr...,7e.6 °p°nspaW I \ 16 u I �UL URMVC/Y'aM�'M� LAOIK u ANfWN CIf�W/�» •.MN �q)ons we - mil ^��^\ \ 9 / M /ccits^'W 11 �aa N�unMO TAM drsl 1.wIiM1/���1►sy CC�77 Of .MaaMua�1teM/Maw�M�iwG�-' i/G \9� "�. . � N'Mq N1/I� � �1.0►K .�, 4 a / : orOWJNW �w WWLT - papopm ' � I rr rr rr rr rr � rr i■r r r■ rr rr r� rr rr rr �r r rr open - PDXXX SET COVE q)en spwe 12` r a I- 1Lwy � GPe1SPt�t POPONESSET BAY r ' 4 ~ Y 1 18 topen �-=J 16' u xvlt��' LPiM�Gf PPKXACKWT CONE Sd RAW „J 8 z 70 A 6 / I • � j 6m / 3t 4 Epp openspace vy tv"Y �r �weY \\ j POPONESSET BAY 1 � n FLOODHAZARD i i - 1 % 17 f open ,,CC � •aS�Jd 1 \ ` 1 r \ a P*XXJrKSET CONE �J�er+once� ad � 11 lie od ILow ' 9 1250 GI 4 / open space pace ' •��� �%11br{ NKT�srl POPONESSET BAY 1 - � n -� SOILS . 'AN CIERK 'R MAY 30 M1.1. 18 °AB"'TA L¢ OFFICE OF PLANNING AND DEVELOPMENT 7 NA24 Tf0 MAI 167 Main Street (617)775-1120 Hyannis, Mass.02601 Ext. 160& 190 May 30, 1985 W. Francis A. Lahtiene ' Town Clerk Town of Barnstable 367 Main Street Hyannis , Mass. ' Re: Subdivision #578 Cullen-Lentell Open Space Residential Development Dear Mr. Lahteine: At a special meeting of the Barnstble Planning Board held on Tuesday, May 28, 1985, ' it was voted to approve this plan as a preliminary submission for Special Permit under Section T of the Town of Barnstable Zoning. Bylaws. Subject to: the: fol lowing.~1 ist•:of-,,required.,information,. to be submitted prior to final- subrnission 'of the definitive plan;:; Location of existing nearby private wells; Location of water supply, y Direction of groundwater. flow. • Sample deed restriction. . Conventional grid sketch: Corrrnon drives, width & suitability including a report from the district Fire Chief. Restrictive covenants. 50' buffer a:' deed restrictions b. right of way c. separate lot ' Plan is entitled: "CROCKER NECK" A Planned open space neighborhood at Cotuit MA. The Lentell Cullen Partnership. Drawn by: The Landplan Co. Gloucester, Massachusetts. Sincerely, ' J dith J, rench, Chairman rnstabl Planning Board JJF:bdl ' cc: Lentell-Cullen �yp,BMET�� TOWN OF BARNSTABLE ' /b�P�� ♦� ( OFFICE OF: BeaWAZL s BOARD OF HEALTH %639•Y 367 MAIN STREET 'f0 AY�' HYANNIS, MASS. 02601 April 18, 1985 Re: PIeliminary sub-diVi-sion of lcinfi in Planning Board Cotuit (OPEN SPACE) Town of Barnstable Petitioner: The Lentell-Cullen Partnership Hyannis, MA. Date: March 27, 1985 Engineer: Olde Boston Land Survey Co. Name: CROCKER NECK Plan No. P 1 ' Dear Chairman: The Board of Health has reviewed the -preliminary subdivision plan and makes the following recommendations: The developer must provide public water to each and every lot in the subdivision. Each septic system shall be located within the prescribed boundaries of each individual lot. ' The developer shall have recorded on the deed that no variances from .Title 5, Minimum Requirements for the Subsurface Disposal of Sanitary Sewage, and the Town of Barnstable Health Regulations will be.granted on any lot in this subdivision. ' A percolation test must be made on each lot, at leaching site, before a Disposal Works Construction Permit will be issued. Maximum ground water elevations must be determined by using data available from the United States Geological Survey - Probable High Ground ' Water Levels on Cape Cod, Mass. Each proposed septic system must conform strictly to 310 CMR 15.00, the State Environmental Code, Title 5, and Town of Barnstable Rules and Regulations. Prior to Board.of Health approval of each building permit, the sewage system and water supply must conform to 310 CMR. 15.00, the State Environmental Code, Title 5, and Town Health Regulations. ' Ve y u y yours, R' bert C. hil s, Chairman ' Ann Jane Es baugh ' Grov M. Farrish, M. D. BOARD OF HEALTH. TOWN OF BARNSTABLE JMK/mm i OF `*` C�atu*t trP text t# rnrUli .' ' \ `•FIRED ��. 126 �°�' COTUIT, MASSACHUSETTS �r`U �g .. �_, June 27, 1985 ' The Lentell-Cullen partnership 10 High St. , Room 630 Boston, Mass. 02110 6.ttn: Maureen Cullen Re: Subdivision *578, Crocker Deck Development Thank you for your presentation on June 20 concerning particulars relative to the above matter. In general, our Board finds the proposal acceptable from our point of view, however we strongly recommend the adoption of the following items : . 1 . F aintainence of continuance clearance of the entire 50 ft. wid.th of the main roadway, to facilitate truck and equipment traffic in any emergency. ' 2. . Erection of visible house numbers at the point of intersection of each common drive with the main roadway, and at the point of separation of same common drives into individual house driveways. I.,a f continuance clearance of at least /. �_�irtalnenc e o_ 16 ft. width for each common drive. 4. .aintainence of a level, cleared 12 ft. wide space on the 50 ft. perimeter buffer, running north-south from the roadway entrance point at Tracy jd . .to the open water of roponesset Bay, to facilitate access to the water by emergency vehicles. This has proven to be a serious problem in the past at this location. ' �:isterce of standard water hydrants at standard dis- / • J stances on the main roadway, as well a on Tracy Rd. where the new water main will be loo'ate . Respectfully, M �a R, i. Gilman COTt IT BO �Ri OF FIRE CO1,'_ISSIONFRS DECLARATION OF TRUST CROCKER NECK OWNERS' ASSOCIATION BEACH AND ROAD TRUST ' THIS DECLARATION OF TRUST made as of the day of , 1985 , by W. PATRICK LENTELL of Sherborne, Massachusetts, and MAUREEN CULLEN. of Boston, Massachusetts (hereinafter collectively called the "Trustees", which term and any pronoun referring thereto shall be ' deemed to include their successors in trust hereunder and to mean the Trustee or Trustees for the time being hereunder, wherever the context so permits) . ARTICLE I. Name of Trust ' The Trust hereby created shall be known as "CROCKER NECK OWNERS' ASSOCIATION BEACH AND ROAD TRUST" and under the name, so far ' as legal, convenient and practicable, shall all business carried on by the Trustees be conducted and shall all instruments. in writing by ' the Trustees be executed. ARTICLE II. ' The Trust and its Purposes Section 1. The purposes of this Trust are .the acquisition, ' care, improvement and management for the benefit of the beneficiaries hereunder of the fee in (a) Parcel D - Crocker Neck ' Lane acres shown on a plan entitled "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. ", dated , 1985 , by Olde Boston Survey Company, recorded with the Barnstable . Registry of Deeds in Plan Book , Plan (hereinafter called ' "Plan") including the portion thereof shown as Lot on Land Court Plan 11260-E, a copy of which is filed with Barnstable County Registry District of . the Land Court with Certificate of Title No. and (b) Parcel E - Beach, + acres as shown on the Plan including the portion of the Beach shown as Lot - and shown ' on Land Court Plan No. 11260-F, a copy of, which is filed with Barnstable Registry District of the Land Court with Certificate of Title No. in Land Registration Book , Page (Parcels D and E are herein called the Land) ; the Land is to be conveyed to the Trustees hereunder b deed of even date to be Y Y recorded herewith. The Trustees shall erserve maintain and repair 1 p , � P the surfaces, drainage systems, utilities, beach areas, structures ' and wetlands of the Land as the Trustees may deem necessary, including the contracting for snow plowing and landscaping when ' necessary, and the construction of road improvements (including ' utilities) on Parcel D and the preservation of a swimming area and beach area on Parcel E and the construction of one dock on Parcel E ' as shown on the Plan or in such other . location on Parcel E as the Trustees shall deem advisable and do all other acts in furtherance of the aforesaid purposes. Every reference in this Trust to recording at the Registry shall mean recording with the Barnstable County Registry of Deeds and filing with the Barnstable Registry ' District of the Land Court except where the instrument to be filed does not effect registered land. Section 2 . The Trustees shall at all times implement the ipurposes of the Trust in accordance with any restrictions on the Land and in accordance with applicable laws. Section 3 . - All property, real and .personal, tangible and intangible, conveyed to the Trustees hereunder shall vest in the ' Trustees as 'Joint tenants, with right of survivorship, as Trustees ' of this Trust, IN TRUST to exercise, manage, administer and dispose of the same and to receive the income thereof for the benefit of the owners (the Owners) from time to time. of Lots 1 to .18 inclusive as shown on the Plan (the Lots) . The Owners and their invitees shall have the right to pass and repass over the Land and the right to use the Land in common with others subject to such reasonable rules and regulations as may be imposed thereon by the Trustees. Section 4 . It is hereby expressly declared that a trust and not a partnership has been created and that the Owners .are` ' beneficiaries and not partners or associates or any other relation ' whatever among themselves with respect to the trust property, and hold no relation to the Trustees other than as beneficiaries, with only such rights as are conferred upon them as such beneficiaries hereunder. iSection 5 . Every person or entity who is a record owner of a fee interest, divided or undivided, in any Lot shall be an Owner and i beneficiary hereunder, provided that any such person or entity who 1 -3 holds such interest merely as security for the performance of an ' obligation shall not be considered an Owner. The Owner or. Owners of each Lot shall possess (and share if there is more than one Owner of ' a Lot) a one eighteenth (1/18) beneficial interest in the Trust and shall be obligated to pay a one eighteenth (1/18) portion of the expenses of administering the Trust, the expenses incurred in the care and management of the trust property, including insurance and taxes, if any, the cost of snow plowing and landscaping and an Y P 9 P g Y ' repairs and improvements to the Land and other expenses necessary to carry out the purposes of the Trust. ARTICLE III. The Trustees Section 1 . There shall be a Board of Trustees hereunder consisting initially of two (2) individuals set forth above as the ' Trustees who were appointed by the Lentell-Cullen Partnership (the Developer) . Each initial Trustee shall serve a term. which shall '\ expire at the earlier of the annual meeting of Owners next following the earlier of three years from the date hereof, .or until two or fewer of the Lots are owned by the Developer or its nominee. Any vacancy in the office of a Trustee appointed by the ,Developer shall be filled by the Developer. At the annual meeting of the Owners next following the earlier of three years from the date hereof, or ' the date when the Developer or its nominee owns less than two of the Lots the term of each Trustee then serving shall expire and three a -4 (3) . Trustees shall be elected, one for a term of one (1) year, one for a term of two (2). years, and one for a term of three (3) years by majority, (in beneficial interest) vote of Owners including the ' Developer as an Owner of Lots, if any. Thereafter each Trustee" shall serve a term of three (3) years. - ' Each vacancy in the office of a Trustee shall be filled by instrument in writing setting forth: (a) the appointment of a natural person to act as such Trustee signed: (i) b the Developer P r 9 Y P (if the vacancy is in the office of a Trustee chosen by the I Developer) or by Owners (in the case of a vacancy in the office of a Trustee not chosen by the Developer) entitled. to more than fifty per cent (50%) of the beneficial interest hereunder, or (ii) if Owners entitled to such percentage have not within thirty (36) days after occurrence of such vacancy made such appointment, by a majority of the then remaining Trustees, or by the sole remaining Trustee if there be only one; and (b) the acceptance of such appointment., signed and acknowledged by the person so appointed. Such appointment shall become effective upon the recording with the ' Registry of a certificate of such appointment, signed and accepted as aforesaid, and such person shall then be and become such Trustee ' and shall be vested with the title to the trust property, jointly with the remaining or surviving Trustees or Trustee, without the necessity of any act of transfer or conveyance. If for any reason any vacancy in the office of Trustee shall continue for more than sixty (60) days and shall at the end of that time remain unfilled, a -5- f Trustee or Trustees to fill such vacancy or vacancies may be appointed by any court of competent jurisdiction upon the ' application of an owner and notice to a n pp y Ow 11 Owners and Trustees and i to such other parties in interest, if any, to whom the court may direct that notice be given. ' The foregoing provisions of this Section to the contrary notwithstanding, despite any vacancy in the office of Trustee, ' however caused and for whatever duration the remaining or survivin ► 9 9 ' Trustees, subject to the provisions of the immediately following Section, shall continue to exercise and discharge all of the powers, ' discretions and duties hereby conferred or imposed upon the . Trustees. Section 2 . In any matters relating to the administration of the Trust hereunder and the exercise of the powers hereby conferred, the Trustees may act by a majority vote at any duly called meeting ' at which a quorum is present as provided in Paragraph A of Section 5' of Article V. The Trustees may also act without a meeting by instrument si ned b a majority of thei nu b g y � y r m er. ' Section 3 . Any Trustee may resign at any time by instrument in writing, signed and acknowledged in the manner required in ' Massachusetts for the acknowledgement of deeds, . and such resignation shall take effect upon the recording of such instrument with. the ' Registry. After reasonable notice and opportunity to be heard before the Board of Trustees, a Trustee (except a Trustee chosen by ' the Dev eloper)eloper) may be removed from office, with or without cause, by -6- 1 an instrument 9 Y strument in writingsigned b Owners entitled to more than fifty per cent (50%) .of the beneficial. interest, such instrument to take effect upon the recording thereof with the Registry . ' Section 4 . No Trustee hereinbefore named or appointed as hereinbefore provided shall under any circumstances or in any event ' be held liable or accountable out of his personal assets for any action taken, suffered or omitted in good faith or be so liable or accountable for more money or other property than he actually ' receives, or for allowing one or more of the other Trustees to have possession of the Trust books or property, or be so liable, accountable or deprived by reason of honest errors of judgment or mistakes of fact or law or, by reason of the existence of any ' personal interest or gain or by reason of anything except his own personal and willful malfeasance and default. Section 5 . A Trustee shall not be disqualified from his office by contracting or dealing with the Trustees or with one or more Owners (whether directly or indirectly because of his interest ' 'individually or the Trustees interest or any owner ' s interest in any corporation, firm, trust or other organization connected with such contracting or dealing or because of any other reason) , as ' vendor, purchaser or otherwise, and no such dealing, contractor arrangement entered into in respect of this Trust in which any Trustee shall be in any way interested be avoided and no Trustee so dealing or contracting or being so interested be liable to account 1 for any profit realized by any such dealing, contract or arrangement -7 ' b reason of such Trustee' s holding office or of the fiduciary y 9 relationship hereby established, provided the Trustee shall act in ' t the other Trustees the nature of good faith and shall disclose. o r ' his interest before entering into the dealing, contract, or arrangement. Section 6 . The Trustees and each of them shall be entitled to indemnity out of the trust property against any liability incurred b them or an of them in the execution hereof, including, without Y Y 9 limitation, liabilities in contract and in tort and liabilities for damages, penalties and fines. tSection 7 . The Trustees shall elect from their number, at the annual meeting of the Trustees, a Chairman, Treasurer, and ' Secretar who shall have such duties as are determined b the Y► Y Trustees. A Trustee may hold more than one office. Section 8 . The compensation of the Trustee shall be determined. ' at each annual meeting of Owners, except for the original two (2) Trustees chosen by the Developer, who agree to serve without ' compensation. I� ARTICLE IV. Beneficiaries and the Beneficial Interest in the Trust ' Section 1 . The beneficiaries shall be the Owners from time to ' time of the Lots for the time of said ownership. The beneficial interest in the Trust hereunder shall be divided among. the Owners as -8- 1 Article II Section 3 U hereinabove set forth in , . Pon a sale or, transfer of a Lot (except by mortgage deed) a former Owner shall cease being a beneficiary hereunder. ' Section 2 . The beneficial interest attributable to the Owner or Owners of each Lot shall be held and exercised as a unit and ' shall- not be divided among the several Owners of any such Lot. To that end, whenever any one of the Lots is owned of record by more than one person, the several Owners of such Lot shall: (a) ' determine and designate which one of such Owners shall be authorized and entitled to cast votes, execute instruments, and otherwise rexercise the rights appurtaining to such Lot hereunder; and (b) notify the Trustees of such designation by a notice in writing J, cord Owners of such Lot. An signed by all of the re Ow e y such ' designation shall take effect upon receipt, by the Trustees of such notice, and may be changed at any time and from time to time by ' notice as aforesaid. In the absence of any such notice of designation, the Board of Trustees may, by majority vote, designate ' an one of such Owners for such purposes. y P Po ' Section 3 . An Owner may vote in person or by a written proxy dated no earlier than six (6) months prior to the date of the meeting at which such vote is taken. A proxy purporting to be executed by or on behalf of an Owner shall be deemed valid unless ' challenged at or prior to its exercise. A proxy with repsect to a Lot held in the names of two or more persons shall be valid if executed by one of them, unless at or prior to the exercise of the 1 proxy, the Trustees receive specific notice to the contrary from any one of said persons. ARTICLE V Bv-Laws The provisions of this Article V shall constitute the By-Laws of this Trust to wit: ' Section 1 . Powers and Duties of Trustees. The Board of Trustees shall have the powers and duties necessary for administration of the affairs of the Trust. Such ' powers and duties of the Board of Trustees shall include, but shall not be limited to, the following: ' (a) Determination 'of the common expenses required for the P affairs of the Trust, including, without limitation, the operation and maintenance of the trust property. (b) Collection of the assessment for common expenses from the Owners. ' (c) Employment and dismissal of the personnel necessary or advisable for the maintenance and operation of the trust ' property. (d) Adoption and amendment of rules and regulations covering the details of the operation and use of the trust property. (e) Opening bank accounts on behalf of the Trust and designating the signatories required therefor. (f) Operation, care, upkeep and maintenance of the trust property. (g) Owning, conveying, encumbering, leasing and otherwise ' dealing with Lots conveyed to it or purchased by it as the result of enforcement of the lien for common expenses, or otherwise. -10 (h) Obtaining insurance for the trust property and the Trustees pursuant to the provisions hereof. (i) Conveyance to the Town. of Barnstable of the fee interest in Parcel D, Crocker Neck Lane, or part thereof as the. Trustees may deem advisable. (j) Making repairs, additions and improvements to, or alterations and restoration of, the trust property. ' (k) The Board of Trustees shall have the power to enforce obligations of Owners; to enforce the rules and regulations of the Trust to allocate income and expenses; ' and to do anything and everything else necessary and proper for the sound management of the trust property. (1) Grant or relocate easements. (m) Enter into management contracts for the management of the trust property. Section 2. Common Expenses, Profits and Funds. Each Owner shall be personally liable for all sums assessed for his Lot' s proportionate share of the common expenses of the Trust ' and shall be entitled to his Lot' s proportionate share of the common profits of the Trust. Each Lot shall _ be attributed an equal share ' of the common expenses and common profits. The Trustees may to such P P Y ' extent as they deem advisable, set aside common funds of the Trust as reserve or contingent funds, and may use the funds for the payment of taxes and insurance premiums and for the periodic maintenance, repair and replacement of trust property and for the payment of any indemnification to a Trustee pursuant to Article III, Section . 6. Common expenses shall include an adequate reserve fund for maintenance, repairs and replacement of such of the trust property that must be replaced on a periodic basis and shall be payable in regular installments rather than by special assessments. -11- 1 ' At least thirty (30) days prior to the commencement of each fiscal year of this Trust, the Board of Trustees shall estimate the common expenses expected to be incurred during such fiscal year, P P 9 Y ' together with a reasonable provision for contingencies and reserves, and of ter taking into account any funds on hand from prior years, . � shall determine the assessment to' be made f or such fiscal year. The Trustees shall promptly render statements to the Owners for their Lot s respective share of such assessments and each Owner ' thereafter shall pay one-twelfth of his share of the estimated common expenses monthly- in advance on the first day of each month. In the event that the Board of. Trustees shall determine during any fiscal year that the assessment so made is less than the common ' expenses actually .incurred, or in the reasonable opinion of the ' Trustees likely to be incurred, the Board of Trustees shall make a supplemental assessment or assessments and render statements therefor in the manner aforesaid, and such statements shall be payable and take effect as aforesaid. The Board of Trustees may in its discretion provide for payments of statements in monthly or other installments. In order to create a reserve fund for future s a assess from time to time contingencies, the Board of Trustee may a s f , ' in addition to the foregoing assessments, each Owner for a sum or sums sufficient to provide the Trust with sufficient captial to meet ' emergencies and other contingencies. The amounts due hereunder, together with interest thereon, if not paid when due, at a rate equal to the rate. then chargeable on overdue real estate taxes but . q i -12- interest allowable in no event higher than the highest ntere t rate e allow 1 by law ' in the Commonwealth of Massachusetts, shall constitute a lien on the Lot of the Owner assessed. The Trustees may record a notice of ' unpaid assessement in the Registry and from the date of recording of said notice all assessments described in said notice and all ' assessments arising after the date of said notice with respect to said Lot shall be a lien on the Lot and the collection of said assessments may be obtained in whatever legal manner the Trustees Y 9 i may determine. A certificate of the Trustees that all assessments have been paid shall be a conclusive determination that such payments have been made. The Board of Trustees shall expend common funds only for common expenses and lawful purposes permitted hereby. Section 3 . Insurance The Trustees shall review insurance coverage at least annually in order to ascertain the adequacy of such coverage. The Trustees shall determine the size of any deductible and shall determine the responsibility for funding the deductible in a ' fair and equitable manner as to each loss. Policies for casualty insurance shall provide: (i) that the insurer waive any right of subrogation against the Trust, the Trustees, their agents and employees, the Owners, their respective employees, agents, tenants and guests; (ii) that the insurance shall ' not be prejudiced by any act or neglect of any Owner or Lot occupant or any other person or firm (including employees and agents of the ' -13- Trustees) when such act or neglect is not within the control of the Trustees or the Trust or by failure of the Trustees or the Trust to comply with an warrant or condition over which the Trustees and P Y Y Y the Trust have no control; (iii) that such policies may not be cancelled or reduced without at least thirty (30) days' prior written notice to the Trustees; (iv) that the insurer shall not be entitled to contribution as against any insurance obtained by ' individual Owners covering their own Lots; (v) for waivers of any ' defense based upon the conduct of any insured. The Trustees shall obtain and maintain comprehensive general ' liability insurance coverage covering the Land and any other property owned by the Trustees. Such insurance shall be in at least the amount of $1 000 000 .00 for bodily injury, including deaths of � ► Y 7 Y. 9 ' persons, and property damage arising out of ,a single occurrence. Coverage under such policy shall include legal liability of the Trustees for property damage, bodily injuries and deaths of persons in connection with the operation, maintenance or use of the Land and other trust property, and legal liability arising out of lawsuits related to employment contracts of the Trustees. Such policy must provide that they may not 'be cancelled or substantially modified, by any party, without at least ten (10) days prior written notice to the Trustees. Additional coverage may be obtained by the. Trust.ees ' to include protection against risks the Trustees deem reasonably .associated with their duties. The Trustees may obtain fidelity -14- ' bonds, insurance for property damage and other types of insurance as they may deem advisable. ' Section 4 . Rules and Regulations The Board of Trustees may adopt by majority vote Rules. and Regulations governing the details of the operation and use of the rtrust property, and containing such restrictions on and requirements respecting the use and maintenance of the trust property as are ' consistent with the provisions hereof, and designed to prevent unreasonable interference with the use by the Owners of the trust property. A copy of any Rules and Regulations shall be given to a ' each Owner and, upon request, to a first mortgagee of an Owner. By vote of a ,majority in number of the Board of Trustees, the 1 Board of Trustees may at any time and from time to time amend, i modify and rescind any Rules and Regulations and adopt a schedule of ■ fines. Section 5 . Meetings The Board of Trustees shall meet annually on the date of (and immediately following) the annual meeting of the Owners. Other meetings may be called by the Chairman and in such other manner as 1 the Trustees may establish provided, however, that. written notice Y ► P ► of each meeting, stating the place, day and hour thereof, shall be given at least ten (10) days before such meeting to each member. of ' the Board of Trustees. One-half (1/2) of the number of Trustees shall constitute a quorum at all meetings, and such meetings shall ' be conducted in accordance with such rules ass the Board. of Trustees _15_ may adopt. A Trustee may waive notice by duly executing an appropriate waiver of notice. Attendance at a meeting shall be deemed a waiver of notice of such meeting. There shall be an annual meeting of the Owners on the third Thursday of May in each year, at such reasonable place and time as may be designated by the Board of Trustees by written notice given to the Owners at least thirty (30) days prior to the date. so ' designated. A special meeting of the Owners may be called by the Board of Trustees and shall be called by the Trustees upon the written request of Owners entitled to more than thirty-three percent ' (33%) of the beneficial interest hereunder. Written notice of any such special meeting designating the place, day and hour thereof shall be given by the Board of Trustees to the Owners at least fourteen (14) days prior to the date so designated. At. the 'annual meeting of the Owners, the Board of Trustees shall submit reports of the management and finances of the Trust. Whenever at any Owners' meeting the Board of Trustees proposes to submit to the Owners any matter with respect to which approval of or action by the Owners is ' necessary or appropriate, the notice of such meeting shall so state and reasonably specify such matter. A quorum of. Owners shall consist of the holders of at least two-thirds (2/3) of the beneficial interest hereunder. Section 6 . Notices to Owners. Every notice to any Owner required under the provisions hereof, ' the Trustees n cessar or d s' reable or or which may be deemed by hnecessary e i , ' -16- ' which may be ordered in an judicial roceedin , shall be deemed Y Y J proceeding., ' sufficient and binding if a written or printed copy of such notice shall be given by one or more of the Trustees to an Owner by leaving such notice with him at his residence or by mailing it, postage prepaid, addressed to such Owner at his address as it appears upon ' the records of the Trustees, at least thirty (30) days prior to the date fixed for the happening of the matter, thing or event of which such notice is given, or such other period as may be required b the 9 P Y q Y ' specific terms of this Trust. Owners may waive notice by duly executing an appropriate waiver of notice. Attendance at a meeting ' shall be deemed a waiver of notice of such meeting. Section 7 . Inspection of Books; Reports to Owners. Books, financial statements, accounts and records of the Trustees shall be open to inspection during normal business hours or under other reasonable circumstances to any one or more of the ' Trustees, Owners and the holders, insurers, or guarantors of any first mortgage or any Lot or on any part of the trust property. The ' Trustees shall, as soon as reasonably possible after the close of each fiscal year, or more often if convenient to them, submit to the Owners a report of the operations of the Trustees for such year, which shall include financial statements in such summary form and only in such detail as the Trustees shall deem proper. The holders of 51 percent or more of first mortgages on the Lots shall be ' entitled to have prepared at their expenses an audited financial statement for the preceding fiscal year. -17- ' Section 8 . Fiscal Year. The fiscal year ,of the Trust shall be the calendar year. ARTICLE. VI. Rights and Obligations of Third Parties Dealing with the Trustees; Limitation of Liability ' Section 1 . No purchaser, mortgagee, lender, or other person dealing with the Trustees as they then appear of record in said Registry shall be bound to ascertain or inquire further as to the persons who are then Trustees hereunder or be affected with any . notice, implied or actual, and such record shall be conclusive evidence of the personnel of said Trustees and of any changes therein. The receipts of the Trustees, or any one or more of them, shall be effectual discharges therefrom to the persons paying or ' delivering the same, and no person from whom the Trustees, or any one or more of them, shall receive any money, property or other ' credit, shall be required to see to the application thereof. No purchaser, mortgagee, lender, or other person dealing with the Trustees or with any real or personal property which then is or ' formerly was the trust property shall be bound to ascertain or inquire as to the existence or occurrence of any event or purpose in ' or for which a sale, mortgage, pledge or charge is herein authorized or directed, or otherwise, as to the purpose or regularity of any of ' the acts of the Trustees or an one or more of them Y purporting to be ' -18- done in pursuance of anY of the provisions or powers herein ' contained, or as to the regularity of the resignation or appointment _ . of any Trustee. Any instrument or appointment of a new Trustee or discharge of a Trustee purporting to be executed b the Trustees, 9 P Po 9 Y owners or other persons herein required to execute the same shall be conclusive evidence in favor of any such purchaser or other person dealing with the Trustees of the matters therein recited relating to such PPo discharge, resignation or appointment or the occasion thereof. ' Section 2 No recourse shall at any time be had under or upon any note, bond, contract, order, instrument, certificate, undertaking, obligation, covenant, or agreement, whether oral or written, made, issued or executed by the Trustees or by any agent or , ' employee of the Trustees, or by reason of anything done or omitted to be done by or on behalf, of them or any of them, against the Trustees individually, or against any such agent or employee, or ' against any beneficiary, either directly or indirectly, by legal or equitable proceedings, or by virtue of any suit or otherwise, and ' all persons extending credit to, contracting with, or having any ' claim against the Trustees, shall look only to the trust property for payment under such contract or claim, or for the payment of any ' debt, damage, judgment or decree, or of any money that may otherwise become due and payable to them from the Trustees, so that neither the Trustees nor the beneficiaries, present or future, shall be ' personally liable therefor. ' -19- ' Section 3 . Every note, bond, contract, order, instrument, certificate, undertaking, obligation, covenant or agreement, whether ' oral or written, made, issued or executed by any one or more of the 1 Trustees shall be' deemed to have been entered into subject to the terms, conditions, provisions and restrictions hereof, whether or ' not express reference shall have been made to this instrument. Section 4 . This Declaration of Trust and any amendments ' thereto and any certificate herein required to be recorded, and any other certificate or paper signed by the Trustees or any one of -them which it may be deemed desirable to record, shall be recorded with ' the Registry and such record shall be deemed conclusive evidence of the contents and effectiveness thereof according to the tenor thereof; and all person dealing in any manner whatsoever with the Trustees, the trust .property,- or any beneficiary hereunder, shall be ' held to have notice of any alteration or amendment of this Declaration of Trust, or change of Trustee or Trustees, when the same shall be recorded with the Registry. Any certificate signed by ' any one or more of the Trustees setting. f orth as facts any matters affecting the Trust, including statements as to who are the ' beneficiaries, as to what action has been taken by the ' beneficiaries, and as to matters determining the authority of .the Trustees to do any act, when duly acknowledged and recorded with the Registry, shall be conclusive evidence as to the existence of such alleged facts in favor of all third persons, including the Trustees, ' acting in reliance thereon.. Any certificate executed by any one or -20- ' more Trustees hereunder setting forth the existence of any facts, the existence of which is necessary to authorize the execution of ' any instrument or the taking of any action by the Trustees shall, as ' to all persons acting in good faith in reliance thereon, be conclusive evidence of the truth of the statements made in such ' certificate and of the existence of the facts therein set forth. ARTICLE VII. ' Amendments and Termination Section 1 . The Trustees, with the consent in writing of Lot ' Owners entitled to more than sixty-six (66%) of the beneficial interest hereunder, may at any time and from time to time amend, alter, add to, or change. this. Declaration of Trust in any manner or to any extent, the Trustees first, however, being duly indemnified to their reasonable satisfaction a ainst obligations and liabilities; provided always, however, that no such amendment, alteration, addition or change shall be valid or effective: (a) which is made without the consent of the Developer prior to the date on which the Developer ceases to be entitled to twenty percent (20%) of the beneficial interest hereunder; (b) according to the purport ' of which the percentage of the beneficial interest or of obligations for expenses hereunder of any Lot Owner or Lot would be altered, other than by consent of all of the Lot Owners; (c) which would render this Trust contrary or inconsistent with any requirements or ' provisions of law; or (d) which would cause the Land or any Lot to -21- ' be in violation of any zoning, building or subdivision law, rule or regulation. Any amendment, alteration, addition or change pursuant ' to the foregoing provision of this Section shall become effective ' upon the recording with the Registry of an instrument of amendment, alteration, addition, or change, as the case may be, signed, sealed and acknowledged in the manner required in Massachusetts for the acknowledgement of deeds, by the Trustees, setting forth in full the amendment, alteration, addition, or change, and reciting the consent of the Lot Owners herein required to consent thereto. Such instrument, so executed and recorded, shall be conclusive evidence of the existence of all acts and of compliance with all prerequisites to the validity of such amendment, alteration, ' addition, or change, whether stated in such instrument or not, upon all questions as to title or. aff ecting the rights of third persons, and for all other ur oses. P P ' Section 2 . This Trust may be terminated by instruments in writing signed by not less than three-fourths (3/4) in interest of ' the Owners and first mortgagees of the Lots and acknowledged by one of them. Unless terminated, as above provided, this Trust shall terminate twenty (20) years after the death of the last survivor of the now living children of former United States Attorney General and former New York Senator Robert F. Kennedy, unless by instrument . rsigned by all the Owners this Trust is continued in existence for an additional period of time. -22- ' Section 3 . Upon the termination of this Trust, the Trustees shall, after paying or retiring all known liabilities and ' obligations of the Trustees and providing for indemnity against any ' other outstanding liabilities and obligations, distribute all other property then held by them in trust hereunder to the Owners to be ' held by them as tenants in common of an equal undivided interest each. The Owners shall hold the Land subject to the easements, ' restrictions and covenants set forth in the deed of the Land to the Trustees insofar as they are in force and applicable. ' ARTICLE VIII Miscellaneous ' The Trustees will upon written request of a first mortgagee of any Lot notify in writing such first mortgagee of any default in the performance by such mortgagee' s Owner of any obligations under this ' Trust which is not cured within sixty (66) days. Any first mortgagee who obtains title to a Lot pursuant to the ' remedies provided in the mortgage or foreclosure of the mortgage will not be liable for such Lot' s unpaid assessments which accrue prior to the acquisition of title to such Lot by the mortgagee; provided, however, the Owner who incurred such assessment shall remai.n personally liable for such assessment notwithstandi,ng such foreclosure. Any such transfer pursuant to a foreclosure shall not relieve the purchaser or transferee of such Lot from liability for, or the Lot from the lien of, any assessment made thereafter. 1 ' -23 ' Any agreement for professional management of the trust property or any other contract providing for services of the Developer may not exceed one (1) year and must provide for termination by either ' party without cause and without payment of a termination fee on not more than (90) days written notice. ARTICLE IX ' Construction and Interpretation ' In the construction hereof, whether or not so expressed, words used in the singular or in the plural, respectively, include both ' the plural and singular; words denoting males include females; and words denoting persons include individuals, firms, associations, ' companies (joint, stock or otherwise) , trusts and corporations, unless a contrary intention is to be inferred from or required by the subject matter or context. The captions of Articles and ' Sections are inserted only for the convenience of reference and are not to be taken to be any part hereof or control or affect the ' meaning, construction, interpretation, or effect hereof. All of the trusts,. powers, and provisions herein contained S shall take effect and be construed. according accordin to the laws of the ' Commonwealth of Massachusetts. -24 ' IN WITNESS WHEREOF the said Trustees have hereunto set their hands and seals as of the day and year first above written. ' W. Patrick Lentell, as Trustee and not individually ' Maureen Cullen, as Trustee and not individually A COMMONWEALTH OF MASS CHUSETTS ' ss. . 1985 Then personally appeared the above-named W. Patrick Lentell, ' and acknowledged the foregoing instrument to be his free act and deed, before me, _ Notary Public My commission expires: COMMONWEALTH OF MASSACHUSETTS ss. , 1985 ' Then personally appeared the above-named Maureen Cullen, and acknowledged the foregoing instrument to be .her free act and deed, before me Notary Public My commission expires: -25- 1 ' DECLARATION OF TRUST CROCKER NECK OWNERS' ASSOCIATION OPEN SPACE TRUST THIS DECLARATION OF TRUST made as of the day of , ' 1985 , by W. PATRICK LENTELL of Sherborne, Massachusetts, and MAUREEN CULLEN of Boston, Massachusetts (hereinafter collectively called the ' " term and an pronoun referring thereto shall be "Trustees" , which r y p g deemed to include their successors in trust hereunder and to mean i the Trustee or Trustees for the time being hereunder, wherever the ' context so permits) . ARTICLE I. Name of Trust The Trust hereby created shall be known as "CROCKER NECK OWNERS' ASSOCIATION OPEN SPACE TRUST" and under the .name, so far as legal, convenient and practicable, shall all business carried on by ' the Trustees be conducted and shall all instruments in writing by ' the Trustees be executed. ' ARTICLE II. The Trust and its Purposes ' Section 1. The purposes of this Trust are the acquisition, ' care, improvement and management for the benefit of the beneficiaries hereunder of the fee. in (a) Parcel A - Open Space, ' + acres shown on a plan entitled "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. " , dated , 1985 , by Olde Boston Survey Company, recorded with the Barnstable Registry of ' Deeds in Plan Book , Plan (hereinafter called the "Plan" ) including the portion of the Open Space shown as Lot on Land Court Plan No. 11260-E, a copy of which is filed with Barnstable Registry District of the Land Court with Certificate of Title No. ' in Land Re istration Book Page (b) Parcel ' B - Common Green, 3 .13 acres as shown on the Plan, and (c) Parcel C - 50 Foot Buffer Zone + acres, as shown on the Plan including the portion of .the 50 Foot Buffer Zone shown as Lot on the Land Court Plan No. 11260-E and Lot as shown on Land Court Plan No. 11260-F, a copy of which is filed with Barnstable ' Registry District of the Land Court with Certificate_ of Title No. in Land Registration Book , Page (Parcels A, ' B and C are herein called the Land) ; the Land is to be conveyed to the Trustees hereunder by deed of even date to be recorded herewith. ' The Trustees shall perserve, maintain and repair the surfaces, ' drainage systems and wetlands .of the Land as the Trustees may deem. necessary, including the contracting for snow plowing and landscaping when necessary, and the construction of improvements on' the Land where and to the. extent permitted by the Zoning By-Laws of ' the Town of Barnstable especially including the requirements of the Open Space Residential Development By-Law (the Open Space Requirements) and do all other acts in furtherance of the aforesaid ' purposes. Every reference in this Trust to recording at the Registry shall mean recording with the Barnstable County Registry of Deeds and filing with the Barnstable Registry District of the Land Court except where the instrument to be filed does not effect registered land. Section 2 . The Trustees shall at all times implement the ' purposes of the 'Trust in accordance with the Open Space Requirements. These requirements include keeping the Land open and in a natural state and not built upon for residential use or developed for accessory uses such as parking or roadway except as ' shown on the Plan and except for walking, jogging, bicycle riding and other recreational activities and except for providing for a ' twelve (12) foot emergency vehicle right of way or other access as 9 Y 9 Y may be required by fire or police officials and except as. may be otherwise permitted by the Town of Barnstable Zoning By-Laws including the Open Space Residential Development provision. Section 3 . All property, real and personal, tangible and intangible, conveyed to the Trustees hereunder shall vest in the Trustees as joint tenants, with right of survivorship, as Trustees of this Trust, IN TRUST to exercise, manage, administer and dispose of the same and to receive the income thereof for the benefit of the owners (the Owners) from time to time of Lots 1 to 18 inclusive as ' shown on the Plan (the Lots) . The Owners .and their invitees shall ' have the right to pass and repass over the Land and the right to use the Land in common with others subject to such reasonable rules and ' regulations as may be imposed thereon by the Trustees. f -3- Section 4 . It is hereby expressly declared that a trust and not a partnership has been created and that a Owners p p the Ow are ' beneficiaries and not partners or associates or any other relation whatever among themselves with respect to the trust property, and ' hold no relation to the Trustees other than as beneficiaries, with , only such- rights as are conferred upon them as such beneficiaries hereunder. ' Section 5 . Every person or entity who is a record owner of a fee interest, divided or undivided, in any Lot shall be an Owner and III ' beneficiary hereunder, provided that any such person or entity who holds such interest merely as security for the performance of an ' obligation shall not be considered an Owner. The Owner or Owners of each Lot shall possess (and share if there is more than one Owner of a Lot) a one eighteenth (1/18) beneficial interest in the Trust and shall be obligated to pay a one eighteenth (1/18) portion of the expenses of administering the Trust, the expenses incurred in the ' care and management of the trust property, including insurance and ' taxes, if any, the cost of snow plowing and landscaping and any repairs and improvements to the Land and other, expenses necessary to carry out the purposes of the Trust. ARTICLE III. The Trustees Section 1 . There shall be a Board of Trustees hereunder consisting initially of two (2) individuals set forth above as the _4_ ' Trustees who were appointed by the Lentell-Cullen Partnership (the Developer) . Each initial Trustee shall serve a term which shall ' expire at the earlier of the annual meeting of Owners next following the earlier of three .years from the date hereof, or until two or fewer of the Lots are owned by the Developer or. its nominee. Any vacancy in the office of a Trustee appointed by the Developer shall ' b filled b the Developer.e fill y h At the annual meeting of the. Owners ' next following the earlier of three years from the date hereof, or the date when the Developer or its nominee owns less than two of the ' Lots the term of each Trustee then serving shall expire and three (3) Trustees shall be elected, one for a term of one , (1) year, one ' for a term of two (2) ears, and one for a term of. three (3) ears Y Y ' by majority (in beneficial interest) vote of Owners including the Developer as an Owner of Lots, if any. Thereafter each Trustee ' shall serve a term of three (3) years. Each -vacancy in the office of a Trustee shall be filled by ' instrument in writing setting forth: (a) the appointment of a ' natural person to act as such Trustee, signed: (i) by the Developer (if the vacancy is in .the office of a Trustee chosen by the Developer) or by Owners (in the case of a vacancy in the office of a Trustee not chosen by the Developer) entitled to more than fifty per ' cent (50%) of the beneficial interest hereunder, or (ii) if Owners ' entitled to such percentage have not within thirty (30) days after occurrence of such vacancy made such appointment, by a majority of ' the then remaining Trustees, or by the sole remaining Trustee if _5_ there be only one; and (b) the acceptance of such appointment, signed and acknowledged by the person so appointed. Such appointment shall become effective upon the recording with the Registry of a certificate of such appointment, signed and accepted ' as aforesaid, and such person shall then be and become such Trustee and shall be vested with the title to the trust property, jointly with the remaining or surviving Trustees or Trustee, without the necessity of any act of transfer or conveyance. If for any reason any vacancy in the office of Trustee shall continue for more than ' sixty (60) days and shall at the end of that time remain unfilled, a Trustee or Trustees to fill such vacancy or vacancies may be appointed by .any court of competent jurisdiction upon the application of any Owner and notice to all Owners and Trustees and to such other parties in interest if an to whom the court may P ► Y. Y ' direct that notice be given. The foregoing provisions of this Section to the contrary ' notwithstanding, despite any vacancy in the office of Trustee, however caused and for whatever duration, the remaining or surviving Trustees, subject to the provisions of the immediately following P Y 9 Section, shall continue to exercise and discharge all of the powers, discretions and duties hereby conferred or imposed upon the Trustees. Section 2 . In any matters relating to the administration of ' the Trust hereunder and the exercise of the powers hereby conferred, the Trustees may act by a majority vote at any duly called meeting -6- at which a quorum is .present as provided in Paragraph A of Section 5 of Article V. The Trustees may also act without a meeting by instrument signed by a majority of their number. Section 3 . Any Trustee may resign at any time by instrument in ' writing, signed and acknowledged in the manner required in Massachusetts for the acknowledgement of deeds, and such resignation shall take effect upon the recording of such instrument with the ' Registry. After reasonable notice and opportunity to be heard before the Board of Trustees, a Trustee (except a Trustee chosen by the Developer) may be removed from office, with or without cause, by an instrument in-writing signed by Owners entitled to more than ' fifty per cent (50%) of the beneficial interest, such instrument to take effect upon the recording thereof with the Registry. Section 4 . No Trustee hereinbefore named or appointed as '- hereinbefore provided shall under any circumstances or in any event be held liable or accountable out of his personal assets for any action taken, suffered or omitted in good faith or be so liable or accountable for more money or other property than he actually receives or. for allowing one or more of the other Trustees to have possession of the Trust books or property, or be so liable, accountable or deprived by reason .of honest errors of judgment or mistakes of fact or law or by reason of the existence of any personal interest or gain or by reason of anything except his own personal and willful malfeasance and default. i _,_ 1 ' Section 5 . A Trustee shall not be disqualified from his office by contracting or dealing with the Trustees or with one or more ' Owners (whether directly or indirectly because of his interest individually or the Trustees' interest or any Owner ' s interest in ' any corporation, firm, trust or other organization connected with ' such contracting or dealing or because of any other reason) , as vendor, purchaser or otherwise, and no such dealing, contract or ' arrangement entered into in respect of this. Trust in which any Trustee shall be in any way interested be avoided and no Trustee so ' dealing or contracting or being so interested be liable to account for any profit realized by any such dealing, contract or arrangement ' b reason of .such Trustee' s holding o e y g office or of the fiduciary ' relationship hereby established, provided the Trustee shall act in good faith and shall disclose to the other Trustees the nature of ' his, interest before entering into the dealing, contract, or arrangement. ' Section 6. The Trustees and each of them shall be entitled to ' indemnity out of the trust property against any liability incurred by them or any of them in the execution hereof, including, without limitation, liabilities in contract and in tort and liabilities for damages, penalties and fines. ' Section 7 . The Trustees shall elect from their ,number, at the ' annual meeting of the Trustees, a Chairman, Treasurer, and Secretary, who shall have such duties as are determined by the ' Trustees. A Trustee may hold more than one office. -8- - ' Section 8 . The .compensation of the Trustee shall be determined at each annual meeting of Owners, except for the original two (2) ' Trustees chosen by the Developer, who agree to serve without compensation. ' ARTICLE IV. Beneficiaries and the Beneficial. Interest in the Trust Section 1 . The beneficiaries shall be the Owners from time to ' time of the Lots for the time of said ownership. The beneficial interest in the Trust hereunder shall be divided among the Owners as ' hereinabove set forth in Article II, Section 3 . Upon a sale or ' transfer of a Lot (except by mortgage deed) a former Owner shall cease being a beneficiary hereunder. ' Section 2 . The beneficial interest attributable to the Owner or Owners of each Lot shall be held and. exercised as a Iunit and ' shall not be divided among the several Owners of any such Lot. To ' that end, whenever any one of the Lots is owned of record by more than one person, the several Owners of such Lot shall: (a) determine and designate which one of such Owners shall be authorized. and entitled to cast votes, execute instruments, and otherwise ' exercise the rights appurtaining to such Lot hereunder; and (b) ' notify the Trustees of such designation by a notice in writing signed by all of the record Owners of such Lot. Any such ' designation shall take effect upon receipt by the Trustees of such -9- f 1 ' notice, and may be changed at any time and from time to time by notice as aforesaid. In the absence of any such notice of ' designation, the Board of Trustees may, by majority vote, designate any one of such Owners for such purposes. ' Section 3 . An Owner may vote in person or by a written proxy ' dated no earlier than six (6) months prior to the date of the meeting at which such vote is taken. A proxy purporting to be executed by or on behalf of an Owner shall be deemed valid unless challenged at or prior to its exercise. A proxy with repsect to a Lot held in the names of two or more persons shall be valid if executed by one of them, unless at or prior to the exercise of the ' proxy, the Trustees receive specific. notice to the contrary from any ' one of said persons. ' ARTICLE V By-Laws ' The provisions of this Article V shall constitute the By-Laws of P Y ' this Trust to wit.- Section 1 . Powers and Duties of Trustees. ' The Board of Trustees shall have the powers and duties necessary for administration of the affairs of the Trust. Such powers and duties of the Board of Trustees shall include, but shall ' not be limited to, the following: (a) Determination of the common expenses required for the affairs of the Trust, including, . without limitation, the ' operation and .maintenance of the trust property. -10- (b) Collection of the assessment for common expenses from the ' Owners. (c) Employment and dismissal of the personnel necessary or ' advisable for the maintenance and operation of the trust property. (d) Adoption and amendment of rules and regulations covering the details of the operation and use of the trust property. ' (e) Opening bank accounts on behalf of the Trust and designating the signatories required therefor. (f) Operation, care, upkeep and maintenance of the trust ' property. (g) Owning, conveying, encumbering, leasing and otherwise ' dealing with Lots conveyed to it or purchased by it as the result of enforcement of the lien for common expenses, or otherwise. ' h Obtaining insurance for the trust property and the ( ) O a g P P Y Trustees pursuant to the provisions hereof. ' (i) Making repairs, additions and improvements to, or alterations and restoration of, the trust property. ' (j) The Board of Trustees shall have the power to enforce obligations of Owners; to enforce the rules and regulations of the Trust;' to allocate income and expenses;and to do anything and everything else necessary and proper for the sound management of the trust property. (k) Grant or relocate easements. ' contracts for the management ement of theana (1) Enter into managementg trust property. ' Section 2. Common Expenses, Profits and Funds. ' Each Owner shall be personally liable for all sums assessed for his Lot' s proportionate share of the common expenses of the Trust ' and shall be .entitled to his Lot' s proportionate share of the common profits of the Trust. Each Lot shall be attributed an equal share ' of the common expenses and common profits. The Trustees may to such -11- ' extent as they deem advisable, set aside common funds of the Trust as reserve or contingent funds, and may use the funds for the ' payment of taxes and insurance premiums and f or the periodic maintenance, repair and replacement of trust property and for the payment of any indemnification to a Trustee pursuant to Article III, Section 6. Common expenses shall include an adequate reserve fund f maintenance, repairs and replacement the t or mai to , pair r pl t of such of h rust ' property that must be replaced on a periodic basis and shall be payable in regular installments rather than by special assessments. ' At least thirty (30) days prior to the commencement of each fiscal year of this Trust, the Board of Trustees shall estimate the ' common expenses expected to be incurred during such fiscal year, ' together with a reasonable provision for contingencies and reserves, and after taking into account any funds on hand from prior years, ' shall determine the assessment to be made for such fiscal year. The Trustees shall promptly render statements to the Owners for their Lot' s respective share of such assessments, and each Owner ' thereafter shall pay. one-twelfth of his share of the estimated common expenses monthly in advance on the first day of each month. In the event that the Board of Trustees shall determine during any fiscal year that the assessment so made is less than the common ' expenses actually incurred, or in the reasonable opinion of the Trustees likely to be incurred, the Board of Trustees shall make a supplemental assessment or assessments and render statements therefor in the manner aforesaid, and such statements shall be -12- payable and take effect as aforesaid. The Board of Trustees may in its discretion provide for payments of statements in monthly or ' other installments. In order to create a reserve fund for future contingencies, the Board of Trustees may assess from time to time, in addition to the foregoing assessments, each Owner for a sum or ' sums sufficient to provide the Trust with sufficient captial to meet emergencies and other contingencies. The amounts due hereunder, ' together with interest thereon, if not paid when due, at a rate equal to the rate then chargeable on overdue real estate taxes but ' in no event higher than the highest interest rate allowable by law in the Commonwealth of Massachusetts, shall constitute a lien on the ' Lot of the Owner assessed. The Trustees may record a notice of . , unpaid assessement in the Registry and from the date of recording of said notice all assessments described in said notice and all ' assessments arising .af ter the date of said notice with respect to said Lot shall be alien on the Lot and the collection of said ' assessments may be obtained in whatever legal manner the Trustee's ' may determine. A certificate of the Trustees that all assessments have been paid shall be a conclusive determination that such payments have been made. The Board of Trustees shall expend common funds only for common expenses and lawful purposes permitted hereby. Section 3 . Insurance The Trustees shall review insurance coverage at least annually ' in order to ascertain the adequacy of such coverage. -13- r The Trustees shall determine the size of any deductible and ' shall determine the responsibility for funding the deductible in a Po Y 9 fair and equitable manner as to each loss. Policies for casualty insurance shall provide: . (i) that the ' insurer waive any right of subrogation against the Trust, the Trustees, their agents and employees, the Owners, their respective employees, agents, tenants and guests; (ii) that the insurance shall ' not be prejudiced by any act or neglect of any Owner or Lot occupant or any other person or firm (including employees and agents of the rTrustees) when such act or neglect is not within the control of the Trustees or the Trust . or by failure of the Trustees or the Trust to comply with any warranty or condition over which the Trustees and ' the Trust have no control ; (iii) that such policies may not be cancelled or reduced without at least thirty (30) days' prior written notice to the Trustees; (iv) that the insurer shall not be entitled to contribution as against any insurance obtained by. ' individual Owners covering their own Lots; (v) for waivers of any defense based upon the conduct of any insured. The Trustees shall obtain and maintain comprehensive general liability insurance coverage covering the Land and any other property owned by the Trustees. Such insurance shall be in at least the amount of $1,000 ,000 .00 for bodily injury, including deaths of persons, and property damage arising out of a single occurrence. ' Coverage under such policy shall include legal liability o t g p y 1 1 g ability f _ he Trustees for property damage, bodily injuries and deaths of persons -14- in connection with the operation, maintenance or use of the Land and other trust property, and legal liability arising out of lawsuits related to employment contracts of the Trustees. Such policy must provide that they may not be cancelled or substantially modified, by ' any party, without at least ten (10) days prior written notice to the Trustees. Additional coverage may be obtained by the Trustees ' to include protection against risks the Trustees deem reasonably tassociated with their duties. The Trustees may obtain fidelity . bonds, insurance for property damage and other types of insurance as ' they may deem advisable. Section 4. Rules and Regulations ' The Board of Trustees may adopt by majority vote Rules and Regulations governing the details of the operation and use of the trust property, and containing such restrictions on .and requirements ' respecting the use and maintenance of the trust property as are consistent with the provisions hereof, and designed to prevent ' unreasonable interference with the use by the Owners of the trust ' property. A copy of any Rules and Regulations shall be given to a each Owner and, upon request, to a first mortgagee of an Owner. ' By vote of a majority in number of the Board of Trustees, the Board of Trustees may at any time and from time to time amend, modify and rescind any Rules and Regulations. and adopt a schedule of fines. -15- v 1. ' Section 5 . Meetings The Board of Trustees shall meet annually on the date of (and ' immediately following) the annual meeting of the Owners. Other meetings may be called by the. Chairman and in such other manner as the Trustees may establish, provided, however, that written notice `of each meeting, stating the place, day and hour thereof, shall be given at least ten (10) days before such meeting to each member of ' the Board of Trustees. One-half (1/2) of the number of Trustees shall constitute a quorum at all meetings, and such meetings shall ' be conducted in accordance with such rules as the Board of Trustees may adopt. A Trustee may waive notice by duly executing an ' appropriate ro riate waiver of notice. Attendance at a meeting shall be ' deemed a waiver of notice of such meeting. There shall be an annual meeting of the Owners on the third ' Thursday of May in each year, at such reasonable place and time as may be designated by the Board of Trustees by written notice given ' to the Owners at least thirty (30) days prior to the date so ' designated. A special meeting of the Owners may be called by the Board of Trustees and shall be called by the Trustees upon the written request of Owners entitled to more than thirty-three percent (33%) of the beneficial interest hereunder. Written notice of any such special meeting designating the place, day and hour thereof ' shall -be given by the Board of Trustees to the Owners at least fourteen (14) days prior to the date so designated. At the annual ' meeting of the Owners, the Board of Trustees. shall submit reports of -16- the management and finances of the Trust. Whenever at an Owners' g Y ' meeting the Board of Trustees proposes to submit to the Owners any ' matter with respect to which approval of or action by the Owners is necessary or appropriate, the notice of such meeting shall so state { and reasonably specify such matter. A quorum of Owners shall consist of the holders of at least two-thirds (2/3) of the beneficial interest hereunder. Section 6 . Notices to Owners. Every notice to any Owner required under the provisions hereof, ' or which may be deemed by the Trustees necessary or desireable, or which may be ordered in any judicial proceeding, shall be deemed ' sufficient and binding if a written or printed copy of such notice ' shall be given by one or more of the Trustees to an Owner by leaving such notice with him at his residence or by mailing it, postage ' prepaid, addressed to such Owner at his address as it appears upon the records of the Trustees, at least thirty (30) days prior to the date fixed- for the happening of the matter, thing or event of which such notice is given, or such other period as may be required by the ' specific terms of this Trust. Owners may waive notice b duly P Y Y Y ' executing an appropriate waiver of notice. Attendance at a meeting shall be deemed. a waiver of notice of such meeting. ' Section 7 . Inspection of Books; Reports to Owners. Books, financial statements, accounts and records of the Trustees shall be open to inspection during normal business hours or P 9 ' under other reasonable circumstances to any one or more of the -17- I I Trustees, Owners and the holders, insurers, or guarantors of any first mortgage or any Lot or on any part of the trust property. The Trustees shall, as soon as reasonably possible after the close of each fiscal year, or more often if convenient to them, submit to the ' Owners a report of the operations of the Trustees for such year, which shall include financial statements in such summary form and only in such detail as the Trustees shall deem proper. The holders of 51 percent or more of first mortgages on the Lots shall be entitled to have prepared at their expenses an audited financial ' statement for the preceding fiscal year. Section 8 . Fiscal Year. The fiscal year of the Trust shall be the calendar year. ARTICLE VI. ' Rights and Obligations of Third Parties Dealing with the Trustees; ' Limitation of Liability Section 1 . No purchaser, mortgagee, lender, or other person ' dealingwith the Trustees as the then appear of record in said Y PP ' Registry shall be bound to ascertain or inquire further as to the persons who are then Trustees hereunder or be affected with any ' notice, implied or actual, and such record shall be conclusive evidence of the personnel of said Trustees and of any changes ' therein. The receipts of the Trustees, or any one or more of them, ' shall be effectual discharges therefrom to the persons paying or -18- delivering the same, and no person from whom the Trustees, or any ' one or more of them, shall receive any money, property or other P P Y ' credit, shall be required to see to the application thereof. No purchaser, mortgagee, lender, or other person dealing with the Trustees or with any real or personal property which then is or formerly was the trust property shall be bound to ascertain or ' inquire as to the existence or occurrence of any event or purpose in ' or for which a sale, mortgage, pledge or charge is herein authorized or directed, .or otherwise as to the purpose or regularity of any of ' the acts of the Trustees or any one or more of them purporting to be done in pursuance of any of the provisions or powers herein contained, or as to the regularity of the resignation or appointment ' of any Trustee. Any instrument or appointment of a new Trustee or discharge of a Trustee purporting to be executed by the Trustees, ' Owners or other persons herein. required to execute the same shall be conclusive evidence in favor of any such purchaser or other person ' dealing with the Trustees of the matters therein recited relating to such discharge, resignation or appointment or the occasion thereof. 1 Sect ion 2. No recourse shall at any time be had under or upon any note, bond, contract, order, instrument, certificate, undertaking, obligation, covenant, or agreement, whether oral or ' written, made, issued or executed by the Trustees or by any agent or employee of the Trustees, or by reason of anything done or omitted ' to be done b or on behalf of them an Y or y of them, against the ' Trustees individually, or against any such agent or employee, or -19- ' against any beneficiary, either directly or indirectly, by legal or equitable proceedings, or by virtue of any suit or otherwise, and all persons extending credit to, contracting with, or having any claim against the Trustees, shall look only to the trust property ' for payment under such contract or claim, or for the payment of any debt, damage, judgment or decree, or of any money that may otherwise become due and payable to .them from the Trustees, so that neither the Trustees nor the beneficiaries, present or future, shall be personally liable therefor. ' Section 3 . Every note, bond, contract, order, instrument, certificate, undertaking, obligation, covenant or agreement, whether ' oral or written, made, issued or executed by any one or more of the Trustees shall be deemed to have been entered into subject to the terms, conditions, provisions and restrictions hereof, whether or ' not express reference shall have been made to this instrument. Section 4. This Declaration of Trust and any amendments thereto and any certificate herein required to be recorded, and any 1 other certificate or paper signed by the Trustees or any one of them which it may be deemed desirable to record, shall be recorded with ' the Registry and such record shall be deemed conclusive evidence of the contents and effectiveness thereof according to the tenor thereof; and all person dealing in any manner whatsoever with the Trustees, the trust property, or any beneficiary hereunder, shall be held to have notice of .any alteration or amendment of this ' Declaration of Trust, or change of Trustee or Trustees, when the -20- same shall be recorded with the Registry. Any certificate signed by ' any one or more of the Trustees setting forth as facts any matters ' affecting the Trust, including statements as to who are the beneficiaries, as to what action has been taken by the ' beneficiaries, and as to matters determining the authority of the Trustees to do any act, when duly acknowledged and recorded with the ' Registry, shall be conclusive evidence as to the existence of such ' alleged facts in favor of all third persons, including the Trustees, acting in reliance thereon. Any certificate executed by any one or ' more Trustees hereunder setting forth the existence of any facts, the existence of which is necessary to authorize the execution of any instrument or the taking of any action by the Trustees shall, as to all persons acting in good faith in reliance thereon, be conclusive evidence of the truth of the statements made in such ' certificate and of the existence of the facts therein set forth. ' ARTICLE VII. Amendments and Termination Section 1 . The Trustees with the consent in writing of Lot Owners entitled to more than sixty-six percent (66%) of the beneficial interest hereunder, may at any time and from time to time ' amend, alter, add to, or change this .Decl-aration of Trust in any manner or to any extent, the Trustees first, however,, being duly ' indemnified to their reasonable satisfaction against obligations and 9 9 liabilities; provided always, however, that no such amendment, -21- alteration, addition or change shall be valid or effective: (a) ' which is made without the consent of the Developer, prior to the date ' on- which the Developer ceases to be entitled to twenty percent (20%) of the beneficial interest hereunder; (b) according to the purport ' of which the percentage of the beneficial interest or of obligations for expenses hereunder of any Lot Owner or Lot would be altered, other than by consent of all of the Lot Owners; (c) which would render this Trust contrary or inconsistent with any requirements or provisions of law; or (d) which would cause the Land or any Lot to ' be in violation of any zoning, building or subdivision law, rule or regulation; or (e) which would attempt to amend or revoke the provisions of Article II Section 2 hereof. Any amendment, ' alteration, addition or change pursuant to the foregoing provision of this Section shall become effective upon the recording with the ' Registry of an instrument of amendment, alteration, addition, or change, as the case may be, signed, sealed and acknowledged in the manner required in Massachusetts for the acknowledgement of deeds, by the Trustees, setting forth in full the amendment, alteration, ' addition or change, and reciting the consent of the Lot Owners ' herein required to consent thereto. Such instrument, so executed and recorded, shall be conclusive evidence of the existence of all ' acts and of compliance with all prerequisites to the validity of such amendment, alteration, addition, or change, whether stated in ' such instrument or not as t all upon questions p q o title or affecting ' the rights of third persons, and- for all other purposes. -22- Section 2. This Trust may be terminated by instruments in ' writingsigned b g y not less than three fourths (3/4) in interest of ' the Owners and first mortgagees of the Lots and acknowledged by one of them. Unless terminated, as above provided, this Trust shall ' terminate twenty (20) years of ter_ the death of the last survivor of the now living children of former United States Attorney General and former New York Senator Robert F. Y Kennedy, unless b instrument ' signed by all the Owners this Trust is continued in existence for an additional period of time. ' Section 3 . Upon the termination of this Trust, the Trustees shall, after paying or retiring all known liabilities and ' obligations of the Trustees and providing for indemnity against any ' other outstanding liabilities and obligations, distribute all other property then held by them in trust hereunder to the Owners to be ' held by them as tenants in common of an equal undivided interest each. The Owners shall hold the Land subject to the restrictions and covenants set forth in the deed of the Land to the Trustees ' insofar as they are in force and applicable. ' ARTICLE VIII Miscellaneous '. The Trustees will upon written request of a first mortgagee of any Lot notify in writing such first .mortgagee of any def ault in the performance by such mortgagee' s Owner of any obligations under this Trust which is not cured within sixty (60) days. -23- Any first mortgagee who obtains title to a Lot pursuant- to the remedies provided in the mortgage or foreclosure of the mortgage Pr gage ' will not be liable for such Lot' s unpaid assessments which accrue prior to the acquisition of title to such Lot by the mortgagee;, provided, however, the Owner who incurred such assessment shall remain personally liable for such assessment notwithstanding such ' foreclosure. Any such transfer pursuant to a foreclosure shall not ' relieve the purchaser or transferee of such .Lot from liability for, or the Lot from the lien of, any assessment made thereafter. ' Any agreement for professional management of the trust property or any other contract providing for services of the Developer may not exceed one (1) year and must provide for termination by either ' party without cause and without payment of a termination fee on not more than (90) days written notice. ARTICLE IX Construction and Interpretation In the construction hereof, whether or not so expressed, words ' used in the singular or in the plural, respectively, include both the plural and singular; words denoting males include females; and words denoting persons include individuals, firms, associations, companies (joint, stock or otherwise) , trusts and corporations, unless a contrary intention is to be inferred from or required by ' the subject matter or context. Theca tions of Articles and P ' sections are inserted only for the convenience of reference and are -24- ' 1 not to be taken to be any part hereof or control or affect the ' meaning, construction, interpretation, or effect hereof. All of the trusts, powers, and provisions herein contained - shall take effect and be construed according to the laws of the ' Commonwealth of Massachusetts. IN WITNESS WHEREOF, the said Trustees have hereunto set their hands and seals as of the day and year first above written. W. Patrick Lentell, as Trustee ' and not individually Maureen Cullen, as Trustee and not individually COMMONWEALTH OF MASSACHUSETTS ss. , 1985 Then personally appeared the above-named W. Patrick L'entell, and acknowledged the foregoing instrument to be his free act and deed, before me, Notary Public My commission expires: -25- �I COMMONWEALTH OF MASSACHUSETTS ss. , 1985 ' Then personally appeared the above-named Maureen Cullen, and acknowledged the foregoing instrument to be her free act and deed, before me, Notary Public My commission expires: I I -26- CROCKER NECK DECLARATION OF COVENANTS AND RESTRICTIONS iTHIS DECLARATION OF COVENANTS AND RESTRICTIONS is made this day of , 1985 by W. Patrick Lentell of Sherborn, Massachusetts and Maureen Cullen of Boston, Massachusetts, co-partners doing business as Lentell-Cullen Partnership, a Massachusetts general partnership (the Partnership) Preliminary Statement ' The Partnership is the owner of certain real property situated in the Town of Barnstable (Cotuit) , Massachusetts shown as Lots 1-18 (the Land) on a plan entitled "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. ", dated , 1985 , by Olde Boston Survey Company and recorded with the Barnstable County ' Registry of Deeds in Plan Book Plan (the Plan) . Every reference in this Declaration to recording at the Registry shall mean recording with the Barnstable County Registry of Deeds. In order to assure the development of an attractive and high quality residential development on the Land, the Partnership has decided to subject the Lots numbered l through 18 inclusive as shown on the Plan (the Lots) to certain covenants and restrictions herein set forth, all of which are designed to mutually benefit and burden each of the Lots. NOW THEREFORE, the Partnership ,hereby declares that: 1. Each of the Lots, together with all houses and other structures and improvements now existing or to be constructed, erected, or placed thereon in the future, are hereby made subject to and are to be held, conveyed, encumbered, used, occupied and improved subject to and with the benefit of the following covenants,, restrictions and limitations, all of which are hereby declared to be part of a common scheme for the development of the Land are to run with the Lots and to be binding upon all present and future owners of any Lot for the benefit for f all present and future owners of the Lots (including the V Partnership) and their heirs, representatives, successors and assigns. 2 . No building or other structure of any kind shall be erected, placed or allowed to stand on a Lot except one ' detached dwelling house not to exceed thirty-five (35) feet in height designed and used as a residence for one family only, one garage for the storage of not more than three automobiles (which may be constructed as an integral part of the dwelling house or as a detached building) , suitable garden structures (including a greenhouse) , swimming pools, tennis courts and such fences and other structures as shall from. time to time be customarily used in connection with a single family dwelling house situated in neighborhoods similar to the Land but not including tanks or other storage facilities unless located within the dwelling or underground. 1 3 . No grass, decoration, shrubbery or other vegetation shall be planted ten feet beyond the main dwelling (including all extensions of the main dwelling such as porches, stairs, bulkheads, attached garages, decks and attached ' patios) and the area beyond such ten feet shall .be left in its natural state (except for driveways, walkways and similar areas) -except for the maintenance of such natural areas. 4 . There shall be located on all driveways at the street line of the Lot a sign containing the street address of the Lot and no other information other than the name of the owner of the Lot. The color, size and design of such signs must be approved by the Partnership. 5 . No business or trade of any kind, including a professional office, shall be conducted on any Lot. -2- 6 . No docks or wharfs or similar structure may be erected on any Lot other than in the area shown on the Plan as the Beach Area and then only with the approval of the Partnership in accordance with Paragraph 13 and only for the use of the owners of the Lots and their guests. 7 . No boats, 'recreational vehicles, camper trailers or trucks, including business trucks, may be kept or stored, either temporarily or permanently outdoors on the Land, although such boats and vehicles may be kept or stored in a permitted garage. No boat, automobile or other motor vehicle may be parked along Crocker Neck Lane. . 8 . No exterior antennas shall be erected or maintained at a height in excess of six (6) feet above the highest point of the roof of the dwelling house on the Lot, exclusive of chimneys and no detached or free standing antenna, disk or other device of any kind for receiving electronic signals ' shall be permitted on any Lot. 9 . No obnoxious or offensive activities shall be carried on or within any Lot or any dwelling house, structure .or improvement thereon, and nothing shall be done thereon or therein, either willfully or negligently, which shall become a nuisance or annoyance to owners or occupants of neighboring Lots. No hunting of animals or fowl shall be conducted on or from any Lot. 10 . No clothes, rugs, blankets, laundry of any kind or other ' articles shall be hung exposed to public view from any part of a Lot or any dwelling house, structure or improvement thereon, and all Lots shall be kept free and clear of rubbish, debris or other unsightly materials. 11 . Each owner and occupant of a Lot shall be jointly and severally responsible for maintaining the Lot and the dwelling house and all other structures and improvements thereon in a good and orderly state of repair, condition ' and cleanliness. 12 . No buildings, structures or improvements, including. without limitation, driveways, parking areas and fences ' shall be constructed, erected, placed or allowed to stand upon any Lot unless and until the plans and specifications therefor, including the locations thereof on the Lot, shall have been approved in writing by the Partnership. The purpose of this requirement is to assure that all dwellings be of the size, appearance and quality of workmanship and materials which will compliment the ' natural surroundings of the area and preserve the beauty -3 and the market value of the entire development. The Partnership shall be obligated to issue written approval or disapproval by endorsement upon one set of the plans and specifications for the building, structure or I improvements within thirty (30) calendar days after receipt of such plans and specifications, failing which, the owner of the Lot shall be free to proceed with the construction of the building, structure, or improvement shown on such plans and specifications. Notwithstanding .the foregoi.ng, . the Partnership shall not be obligated to approve any plans or specifications until such plans and specifications shall represent a full, complete and r accurate depiction and description of the building, structure or improvement for which approval is requested. In any event no building shall be located on any Lot ' nearer than fifty (50) feet from the front Lot line, twenty-five (25) feet to any side street line, twenty (20) feet to a side Lot line or twenty-five (25) feet to the ' rear Lot line, except that an unattached accessory building may be placed twenty (20) feet from a side Lot line and twenty-five (25) feet from a rear Lot line. 13 . The construction of any approved building, structure or improvement, including any site clean-up and landscaping, shall be completed expeditiously and in any event within twelve (12) months after the issuance of the approval by the Partnership. 14 . The Partnership shall at the request of the owner of any Lot, execute and deliver to such owner written evidence of the approval of the plans and specifications for any building, structure or other improvement in accordance with the said approved plans and specifications. Any such . written evidence of approval and a certifif cate evidencing due completion, once duly recorded with the Registry, shall be conclusive evidence in favor of all those who rely upon the same in good faith that the plans and specifications for the building, structure or improvement have been duly approved and that building, structure or improvement has -been in fact constructed in accordance with such approved plan and -specifications, as the case may be. Notwithstanding any approval required to be obtained under this Declaration, any building, structure or other improvement which has been constructed under a building permit issued by the Town of Barnstable shall be deemed to be constructed in accordance with the requirements of this Declaration unless within one year after the issuance of a certificate of occupancy for such improvement a notice of violation has been recorded in the Registry with respect to such improvement. -4- 15. Notwithstanding any provision of paragraphs 7, 9 , 10 and 11 of this Declaration to the contrary, the covenants, restrictions and limitations contained in this Declaration shall not prevent or prohibit the conducting of ' construction activities for any project which when finished would be permitted hereunder; provided, however, that such project has been approved by the Partnership ' should such approval be required by the provisions hereof. 16 . It is the intention that the covenants, restrictions, and limitations herein set forth shall create reciprocal rights of contract and estate between all persons presently owning or who may hereafter acquire an interest in the Lots (including the Partnership) and shall be enforceable by all such persons; provided, however, that the restrictions and limitations contained in paragraphs 12, 13 and 14 above may only be enforced by the Partnership may not be enforced by any other party, or ' owner of a Lot. It is hereby acknowledged_ that the covenants, restrictions and limitations herein contained relate to each of the Lots and that any action for monetary damages on account, of the breach thereof shall not be adequate due to the unique character of the Land and the development created with respect thereto. It is thus agreed that these covenants, restrictions, and limitations shall be specifically enforceable in all courts of competent jurisdiction. Each owner of each Lot shall only be liable, however, for such violations or ' breaches of these covenants, restrictions and limitations as occur during the period of his or her ownership of a Lot. 17 . The covenants, restrictions and limitations set forth herein shall expire and no longer be of any force and effect upon the happening of the following: (i) with respect to the provisions of paragraphs 4 , 12, 13 and 14 hereof, upon recording with the Registry of a statement signed by the Partnership terminating the Declarant' s approval authority or upon the expiration of fifteen (15) years after the date hereof, whichever shall first occur; and (ii) with respect to all other provisions of this Declaration, upon the expiration of thirty (30) ' years after the date hereof unless an instrument of extension for an additional period of not to exceed twenty (20) years is executed by fifty (50%) percent or more of the then record owners of the Lots and -5- 1 recorded with the Registry prior to the end of the first thirty year term of this Declaration or the then twenty year extension term, as the case may be. 18 . For purposes of the Declaration, the term Partnership shall . include its "successors and assigns" which shall mean those parties who succeed to the Partnership' s position as developer of the Lots and shall not include purchasers of individual Lots from the Partnership. Whenever in this Declaration, the consent, approval, enforcement or other act is, required or permitted by, or reserved to, the Partnership, such act may be performed by ' the successors and assigns of the Partnership or by its approval agent duly appointed by the Partnership by instrument recored with the Registry of Deeds. 19. Invalidation of any provision of this Declaration shall in no wise affect any of the other. provisions which shall remain in full force and effect. For title of the Partnership see Book , Page ' IN WITNESS WHEREOF, this Declaration of Covenants and Restrictions has been executed as a sealed instrument this day of , 1985 . ' LENTELL-CULLEN PARTNERSHIP . By all of its partners ' W. Patrick Cullen, partner Maureen- Cullen, partner -6- 1 COMMONWEALTH OF MASSACHUSETTS Suffolk, ss. , 1985 ' Then personally appeared the above-named W. Patrick Lentell and Maureen Cullen, general partners of Lentell-Cullen Partnership and acknowledged the foregoing -to be their free act and deed before me, iNotary Public My commission expires: -7- DEED OF BEACH AND ROAD PARCELS 1 We, W. Patrick Lentell of Sherborn, Massachusetts and Maureen Cullen of Boston, Massachusetts as co-partners doing business as Lentell-Cullen Partnership, a Massachusetts general partnership for consideration paid, and in full consideration of less than One Hundred ($100 .00) Dollars .grant to W. Patrick Lentell of Sherborn, Massachusetts and Maureen Cullen of Boston, Massachusetts as they are Trustees of Crocker Neck Owners' Association Beach and Road Trust under Declaration of Trust dated and recorded herewith, having its office at Suite 630, 10 High Street, Boston, Massachusetts 02110 , with quitclaim covenants the land in Barnstable (Cotuit) , Barnstable County, Massachusetts described as follows: Parcel D - Crocker Neck Lane + acres as shown on plan ' entitled "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. " , dated , 1985 , by Olde Boston Survey Company, recorded with the Barnstable Registry of Deeds in Plan Book , ' Plan (hereinafter called "Plan") , including the portion of Crocker Neck Lane shown as Lot on Land Court Plan No. 11260-E, a copy of which is filed with Barnstable County Registry District of the Land Court with Certificate of Title No. in Land Registration Book , Page Parcel E - Beach + acres as shown on the Plan including ' the portion of 'the Beach shown as Lot on Land Court Plan No. 11260-F, a copy of which is filed with Barnstable Registry District of the Land Court with Certificate of Title No. in Land ' Registration Book , Page The Grantors reserve for themselves and all successors in ownership to Lots 1-18 inclusive shown on the Plan (the Lots) the right to pass and repass over Parcel E and the right to use Parcel E -1 i f ' in common with others subject to such reasonable rules and regulations as may be imposed thereon by the Trustees and the Grantors reserve the right to grant such rights to others. 1 The Grantors reserve for themselves and all successors in ownership of the Lots the right to pass and repass over Parcel D for all purposes for which public streets and ways are now or may customarily in the future be used in the Town of Barnstable in common with others entitled to use the same including installing, ' maintaining, replacing, removing and connecting to all utilities including sewer drains, water mains, gas pipes, electric power lines, telephone wires and the conveyance and transmission of other utility services which may in the future be 'commonly used in the ' Town of Barnstable (provided that all service lines shall be ' underground) , and the Grantors reserve the right to grant such use to others. Subject to and together with all easements, restrictions and covenants of record if any insofar as they may be in force and ' applicable. ' Being a portion of the premises conveyed to the Grantors by Deed recorded in Book ,Page Being a portion of the land described in Certificate of Title No. in Registration Book , Page at the Barnstable Registry ' District of the Land Court. ' WITNESS our hands and seals this day of � 1985 . LENTELL-CULLEN PARTNERSHIP ' W. Patrick Lentell, general partner Maureen Cullen, general partner i II' ' COMMONWEALTH OF MASSACHUSETTS On this _ day of , 1985 personally appeared the above named W. Patrick Lentell and Maureen Cullen and acknowledged the foregoing instrument to be their free act and deed and acknowledged that they are all of the partners of Lentell-Cullen Partnership, before me, Notary Public My commission expires: -3 f FORM OF DEED OF LOTS We, W. Patrick Lentell of Sherborn, Massachusetts and Maureen ' Cullen of Boston, Massachusetts as co-partners doing business as Lentell-Cullen Partnership, a Massachusetts general partnership for ' consideration of ($ ) Dollars grant to and of , Massachusetts with quitclaim covenants the land in Barnstable (Cotuit) , Barnstable County, Massachusetts described as follows: Lot No. (hereinafter called the Lot) shown on plan entitled ' "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. ", dated_ 1985 , by Olde Boston Survey Company, recorded with the Barnstable Registry of Deeds in Plan Book , Plan ' (hereinafter called "Plan") ; Together with the right to pass and .repass over (i) Crocker Neck l Lane shown on the Plan including. the portion of Crocker Neck Lane shown as Lot on Subdivision Plan 11260-E, a copy of which is ' filed with Barnstable County Registry District of the Land Court with Certificate of Title No. , and (iii) Tracey Road and Clamshell Cove Road shown as Lot 2 on Subdivision Plan 11260-D, a copy of which is filed with Barnstable County Registry District of the Land Court with Certificate of Title No. 57755, to a public road and for all purposes for which public streets and ways are now or may customarily in the future be used in the Town of Barnstable in common with others entitled to use the same including installing, ' maintaining, replacing, removing and connecting to all utilities including sewer drains, water mains, gas pipes, electric power lines, telephone wires and the coveyance and transmission of other utility 1 1 services which may in the future be commonly used in the Town of ' Barnstable (provided that all service lines shall be underground) , ' and the Grantors reserve the right to grant such use to others. The Lot is conveyed subject to the right of the owners of Lot shown on the Plan and their invitees to use the eight foot wide strip of land on the Lot shown on the Plan as common driveway 1 for the purposes of passing and repassing on foot, motor vehicle or other vehicle, but not for parking of vehicles thereon. The Lot is conveyed together with the right of the owners of the 1 Lot and their invitees to use the eight foot wide strip of land on Lot shown on the Plan as common driveway for the purpose of passing and repassing on foot, motor vehicle or other vehicle, but not for parking of vehicles thereon. The Lot is conveyed subject to the Crocker Neck Declaration o Y J f 1 Covenants and Restrictions recorded, with Barnstable Registry of Deeds in Book , Page By acceptance of this Deed, the grantees ,agree that they are automatically beneficiaries of, and bound by the provisions of the 1 Crocker Neck Owners' Association Open Space Trust and the Crocker ' Neck Owners' Association Beach and Road Trust for as long as they own the Lot and any subsequent owner of the Lot will automatically be a ' beneficiary of such trusts for as long as either trust is in existence. - -2- 1 1 Subject to and together with all easements restrictions and covenants of record if any insofar as they may be in force and ' applicable. Being a portion of the premises conveyed to the Grantors by Deed ' recorded in Book , Page WITNESS our hands and seals this day of , 1985 . ' LENTELL—CULLEN PARTNERSHIP i s� W. Patrick Lentell, general partner 1 Maureen Cullen, general partner COMMONWEALTH OF MASSACHUSETTS Then personally appeared the above named W. Patrick Lentell and Maureen Cullen and acknowledged the foregoing instrument to be their free act and deed and acknowledged that they are all of the partners tof Lentell-Cullen Partnership, before me, Notary Public ' My commission expires: t -3- DEED OF OPEN SPACE PARCELS ' We, W. Patrick Lentell of Sherborn, Massachusetts and Maureen Cullen of Boston, Massachusetts as co-partners doing business as Lentell-Cullen Partnership, a Massachusetts general partnership for ' consideration paid, and in full consideration of less than One Hundred ($100 .00) Dollars grant tow. Patrick Lentell of Sherborn, Massachusetts and Maureen Cullen of Boston, Massachusetts as they are Trustees of Crocker Neck Owners' Association Open Space Trust ' under Declaration of Trust dated and recorded ' herewith, having its office at Suite 630 , 10 High Street, Boston, Massachusetts 02110 with quitclaim w q 1 m covenants the land in ' Barnstable (Cotuit) , Barnstable County, Massachusetts described as follows: Parcel A - Open Space + acres as shown on plan entitled "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. ", dated 1985 , by Olde Boston Survey Company, recorded with the. Barnstable Registry of Deeds in Plan Book , Plan (hereinafter called "Plan"), including the portion of the Open Space shown on Lot on Subdivision Plan No. 11260-E, a copy of which is filed with Barnstable County Registry District of the Land Court with Certifcate of Title No. in Land Registration ' Book Page Parcel B - Common Green, 3 .13 acres, as shown on the Plan, ' Parcel C - 50 foot Buffer Zone, - + acres as shown on the Plan, including the portion of the 50 Foot Buffer Zone shown as Lot on Land Court Plan No. 11260-F, a copy of which is filed with said Certificate of Title No. (Parcels A, B, and C are herein called the Land) ' The Land is conveyed subject to the restrictions that the Land shall be kept in an open and natural state and not be built. upon ' for residential use or developed for accessory uses such as parking g or roadwayas shown on the Plan and except for walking, except P P 9. jogging, bicycle riding and other recreational activities and except as may be otherwise permitted by the Town of Barnstable Zoning By-Laws including the Open Space Residential Development provision. For breach of any of the foregoing covenants anad restrictions the Town of Barnstable shall have the following rights: The Town of Barnstable may send written notice of such breach ' to the Trustees of the Crocker Neck Owners' Association Open Space Trust (the Trustees) at its principal office by certified mail, ' return receipt requested. If the Trustees have not begun to cure such breach within thirty days after the sending of such notice, ' the Town of Barnstable may cause such breach to be cured. The cost ' of curing such breach shall be borne by the then beneficiares of the Crocker Neck Owners' Association Open Space Trust. Upon ' determining such costs, the Town of Barnstable shall send notice to the Trustees of such costs. If such costs are not paid within thirty days after the sending of notice of such costs, the Town of ' Barnstable may record against the Land a notice of lien for such costs in the Barnstable Registry of Deeds. Such recorded lien ' shall become effective and have priority only from the date of the recording and may be enforced by the Town of Barnstable in any ' appropriate action or by foreclosing the lien against the Land. By acceptance of this Deed, the Trustees of Crocker Neck Owners' Association Trust agree to be bound by the foregoing covenants and restrictions and the rights of the Town of Barnstable. -2 The Grantors rs reserve for themselves and all successors in ' ownership to Lots 1-18 inclusive shown on the Plan (the Lots) the right to pass and repass over the Land and the right to use the Land in common with others subject to such reasonable rules and regulations as may be imposed thereon by the Trustees and the Grantors reserve the right to grant such rights to others. The Land is conveyed together with the right to use Crocker Neck Lane shown as Parcel D on the Plan, including the portion of I Crocker Neck Lane shown as Lot on said Land Court Plan No. 11260-E. ' Subject to and together with all easements, restrictions and covenants . of record if any insofar as they may be in force and applicable. ' Being a portion of the premises conveyed to the Grantors by Deed recorded in Book , Page Being a portion of the ' land described in Certificate of Title No. in Registration Book ,. Page at the Barnstable Registry District of the Land Court. WITNESS our hands and seals this day of , 1985 . LENTELL-CULLEN PARTNERSHIP W. Patrick Lentell, general partner Maureen Cullen, general partner -3- COMMONWEALTH OF MASSACHUSETTS On this day of , 1985 personally appeared the above named. W. Patrick Lentell and Maureen Cullen and acknowledged the foregoing instrument to be their free act and deed and acknowledged that they are all of the partners of Lentell-Cullen Partnership, before me, Notary Public ' My commission expires: - II CONSERVATION RESTRICTION We, W. Patrick Lentell of Sherborn, Massachusetts and Maureen ' Cullen of Boston, Massachusetts as co-partners doing business as P 9 Lentell-Cullen Partnership, a Massachusetts general partnership hereby grant a Conservation Restriction pursuant to Massachusetts ' General Laws Chapter 184 SS31-33 to Town of Barnstable, a Massachusetts municipal corporation, acting through its Conservation ' Commission without covenants on certain land n' Barnstable i (Cotuit) , Barnstable County, Massachusetts described as follows: Beginning on the Wetland Line shown on plan entitled "Definitive Plan, Crocker Neck, Barnstable (Cotuit) , Mass. ", , dated , ' 1985 , by Olde Boston Survey Company, recorded with the Barnstable Registry of Deeds in Plan Book . , Plan (hereinafter called "Plan" ) and extending a distance of fifty (50) feet inland from such ' Wetland Line and shown on the Plan as the Restricted Area; The Grantors hereby covenant for themselves and their successors , and assigns that the Restricted Area shall at all times, until released as permitted by law, be held and conveyed subject to the ' restrictions that no building, fence or other structure , r -shall be constructed on, or permitted .to remain on, any portion of the Restricted Area except as may be permitted by the Conservation ' Commission (or their successor agency) of the Town of Barnstable. The Conservation Restriction does not grant to either the Town ' of Barnstable, its legal representatives, its inhabitants or the public any right to enter any Lot shown on the Plan or .any Restricted Area. II This Conservation Restriction is intended to maintain the Restricted Area in its natural state in order to protect the wetlands and other natural resources and to preserve the natural beauty of the Restricted Areas. The owners of the Restricted Area shall have the right to walk, swim, wade and use the Restricted Area in any manner not inconsistent with this Conservation Restriction. It shall be a condition precedent to this Conservation Restriction becoming effective that the approval attach ed hereto is ' obtained. This Conservation Restriction shall become effective upon the recording hereof, together with the approval attached hereto, in the Registry of Deeds for Barnstable County. Subject to and together with all easements', restrictions and ' covenants of record if an insofar as the may be in force and Y Y Y ' applicable. WITNESS our hands and seals this _ day of , ' 1985 . ' LENTELL-CULLEN PARTNERSHIP W. Patrick Lentell, general partner ' Maureen Cullen, general partner ' COMMONWEALTH OF MASSACHUSETTS ss. , 1985 ' Then personally . appeared the above named W. Patrick Lentell and Maureen Cullen and acknowledged the foregoing instrument to be their ' free act and deed and acknowledged that they are all of the partners of Lentell-Cullen Partnership, before me, Notary Public ' My commission expires: f I APPROVALS The Commonwealth ' The undersigned Secretary of the Executive Office of Environmental A_f airs of the Commonwealth of Massachusetts hereby ' certifies that _he foregoing Conservation Restriction has been approved in the public interest pursuant to Massachusetts General ' Laws, Chapter 184 , Section 32 . ' Date ' COMMONWEALTH OF MASSACHUSETTS ss. , 1985 Then personally appeared the above-named _ and acknowledged the foregoing to be free act and deed, before me, Notary Public My commission expires: t 'ra.'; t" 'a .•i'a + , t j,. 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S •f''i. L l�>" � :;.aasc ; r .;Ft' r s .,I �,�+d .; V. i y f, s ,�t� t r. :fa }r �r :rr' !^ �r`- ; t 7 :.. , n r e i'S r• t«+s._ , t„^'v d w w, tat. zy' a 7 3 "' ,:c, ar ,ra r fµ."s k /;s + .+=5 rYa -' vti t 3 r e .z 7i i G= � 4 .+ r , ; Y .�.. e Tt ,..{. V P , 11 Y r t ,r ^. el•G .. dte { ,i r }� n'f5 i to y �.$ t• ; 7 ♦ r,., '" ,n i J e , F , r s' J•ia, , +,c°� ,�.r, y,•i,:.e,yr t ,Y AS'+4 ' '� 1 ,M1 a r 4 v rig' .ij?1 ;..' +s s �' i t F x=r, i � • , tk , • Mrs Judith_French, Chairman _ ~Re -(Definitive-subd vision,of,jand=itt Cotuit�- N, -I "_-.{ r4 T, {11 .'L u+ :_planningrBoard`,`° " " ,r . p y Kr . ,, ' , r.,. i _ t +4 # d� , tw,'`:,�� eitido-d r: �Lentell Cu11&,Parthe"'rship- �" 4 f� :,_ ;' Town of;Barnstable j ,�� J Q de oston '` rt K " .- ' �' En sneer 1 •, r -I- k• r3 r ,�i s , ��:�.a tr g •'ar. A engineering Go.- II1 ' a , 4,��, tHyannis,r.MA 0260I r a+ yd -�i , -'Date�r�uly; 1985 ' _' ,: a K.r i y '' J� , 1 C r}� ,r "�'� 6 ti , s. 1 !* .. t°•f x H d� f 17 - $ I, (� �';; .+ k ° a s 1), • . E 1, b; „ � .4�. > Job-No OBE 59,., ,:. ; t:� , { s ,. t� r,.,.i i'Sy:'S , .7 i.,e a 4 a a e f * "'r n k , ,r ,,,. ..,a: y,�r . f Q' �i W." ,c., c v .9 •`L 4y.. + yr I., '',,i n Y��,r��,,'.} •j'arr .aJ; E' .,=.ir !af 1�1- �' ''S .f^ r i i, dx,-x. rS ,, k ♦ Assessors'biap No 5 Lot 18 � ! kr er ",Dear blr� ;French e ,�'r ,� s �,az 'I. t L ^,�� , r � , ��' c. � x } .� a tfi- 4. = 1 ,N • ,., 1, :.f��A tl"i'"�''4M M1 Yr-: y ,cha",S h.P S.. { J,.4�.;+1A ti{ r t ! {.' e{ r r =La r t s 4 , P t e�p' S" N r ' � f Ce', tr'. aE .t .. - .�{ iix,? •+r y f Y ..,.- ° . r, r", ,z {a, a ,» r ..re: �L r�ttR'.,fx ;f�R^,.• s s,M"s�,°1•.a�7i t ,,,r .�"..,i,'Ci t.' , :..�.< •i t *•'�.�� �; >,,The JBoaid}of a Health ,approvI .es:�this,�definitiye'subiiiv�sion" ini,Cotuit ",The;=following coi}ditions ' ' �. 1a`t` t; mll$t b&,nmet * ' I.{,2' a�. 'rw` a °> S` •r` p t fer t tM:rt i r :' t _ i t ;'^. f.1+ i 'y' �` r+ Tr r a ,♦ t A r .� - ,; A ) �1 ^ d} s h.-� ! r {n,15.,�c °+ rot f f +rrr r 1• '+ S tY , . ,, . ;'F-' ,°FY t ,�. _. £ r : t4 f'r fw ^-F .1�i •1. =L. £r �' '3 W Oat-`^ ntr< .�.v -'d.` r . r f},'. e µ -k :..,,} z ;, 1•, 'Li.i - t "- +a r 1r. fi;= `.a to 4`. . , i '` � "*t' .,R ' % ^ . F �,i,.'., !s r The develo er�must rovide public water to-each and every, _� °: ,� # p ,�; p lot in;the subdivision`. •, ,, f:: r..t+ e i . • .' ''..l rft ,.•4 `P ! f. ft i w ;�: ^.'., q t ."}i y t &, 1 :',fir , r y f , •r' 4. rz .Yr 0 L , 2- f t { w c , � r •'.' x , " wp t ra4 * + Yr r `, laach;septio; system' shall be-,IfilQcated!'withtri4� the rescibed boundaries" of'�each `�`C d ��iindividuals - , ri, E:� • - ? „, Y ,•r .. !� -F� #;:; r F .`R',�3 r:� ° :wi S#r , ''i+., + f e t% { r lOt: r i i ti tr , ,>J r.s a {s "e rt ti '+ . .Iwk r d >. r 'Y J .' 7 + 1 r� d r a {! � y. f' , + L t :xt 1 S� y r�+ �# .� , c c ? '"� - d t Y . n' r , ..`7• r, ♦r ,r ,,.`�„r F''4r .k*y, 4- iJ0.Ate: n� }�._� p 'l he `d�v; .f " P• .•w'.' x..� r, '� 3,.�+�t, , t. s„ f 'i t._�Y Syr f .,t ^`.r r< I^ .-' n.3 f•5,4, "`� ,el _ r ,; � a eloper'shall,have-reccirded on�the.:deed 'that' no variances-from ';Title.- Minimum< } ' r ,,�, , s ,; Requirennente for the Subsurface Uispq'sal of Sanitart'.<Sew' '; and.the•Town of Barnstable" y `'+ . �, °�,Health Regulations wil'li be,,grant-don>any lot in,this subdivision$' _. j{` 4 Y ,, ter' ,I r,M T t' 1 ti r+_.. t .>,s L,4 v. ,r•°Zt a e.r .S s".-,. - .k';"`xr n i':;t e >. r. ,i':. !f„r „ '+ `t `f°t z t !, .' :,' rr ' ',,.3 f.?r� rl fr? r �, ' y?J�r ?t�%,4' �4i+zr, x° I.&' k�Y, "_>��:fi �s � J. I ��.� r#, � f. '. y C .. '�.. . �. y.Er+ A t ,3.Y 1:4,% ;, )=; , ,diy..� t ,� ..?...,. .r i ;„z `v ax.> s -•'!"'E;} � If 1,t,�.0.,r, 'f,�' i,�J %, S.. ',.nr: ,„ A�-peicolation.d;test. musts 66-,'Uiadeton,.each:4lotri at leaching„s te,L�before_.a DisposaT�Works „ -,., `'-` ^1, `' -Construction;Pgrmit will be4issued^ i4 axin►um�gro'Un0.water.elevations must be;dete .pined" ,� "� "�„' ��r a�r bq.usiing`'data ravailable"from the United°'States Geoiogi`il'f du v �""F''b >. ' � } E 'i r, . - t.^ ca S r eyk a;High::Giound.° �3 ?,,, �, ;�� Water_.Levels' on :Capeti'Cod,, Ma`ss�4XaZt, proposed se'oticM'system `mus I-- _nfgrrn;.st"' - �',', r' to''310"GMR :15.00 the S � » ��r,. ., rAw ,Y ' ..,� ,- a, tate En vii`onmental,Gode, Title,5, and rTown of,Iarnstable Rules • I I ti ' � anli'RegulatioIlS'���" �" s° ° ;i, . 7 .�',*` -,. ,,y =f Ys �tfi�vnN M y. s :, *., , .. Ks � h ti';. "� 'a r .' .r.',. •fv S e,r+n• -.. Ili r ,°ax a�,r. ,. .^ i..cxra '^e1 Y t,?:"! Y �,-'} :.tr Y" 'i,f a .,'"d w .,e r.-5�';+fr 4'1r`��•u?•..`a dt �'�e+. s a, F r £ +'r 1 t $is t ,y r T rid. '� d r , a 4 'ys�' i t 1. r *e. zfw !. d_ • i7tk'�• t , + s"y,. rad�,^ �. ;. Jcira y�,r ,t f ;",'� as .. ,.' "�—'ry.x -.S:�i`�4„".�,y- f J�v=�'{ fr ,'Y t ' r r n •Pr1or .to[Board-of HealtWiapproval of each buildin rriiit �theUse"' a `s stein a d water } ' '' r >" Y b 13e , r g y n `' ', , i`M�,�'suppi.y must conform%i lto 3ioIcm 1S a0;r the State;Eni�ironnii'eriial.Codeir'Titl d �'�` I,, " - .1 0 ,, a 5., and.:Town tj.4 . C, rt `Health Regulation`s ,- *,, r ..i; ;= `" t ,i., � ,,, .. s h:, � +,�. r,""." 'S „,"t ti. < .q 1- r S - " ,; , `•k •; R A,." '.x4'.' '-+ ,� y f, r �:.a � r(2;p SI rya. t c ' t a,y. Y r r ,�yec."•'4+','"'f'c a=r, i+s fy"t,�p o 'S.... �( �.. +.t' ?��+r'! e •c a r 1'j7f, s �T * : 3= l:-aA h ,�.,',7jI .'Fa eL .q3 r 3 •f`f { .,�,"':r' [:'+ ' * 'y x i + ` ,+�- �' S'd ' ¢j._�i:� 4"rhe'BOa'rd, c ,r '* -f+r t *r "x �. a t i } 3;• �`i.,wr'_u3••s t f; ,', ,; ,•> `ft'"'? z ? : -y� ," �, , .a I rri z feels..ttiat>areas such;as,this�should'..berIeftundeveloped ;The Town should give' tt:e , t r ;',•" z ' setfous consideration to the;purchaI of thi`srparcel j>Fiowever, t�woulcT�a' eai that one"situ�`��„�� 4 ��a ct 'sew g r `posal. stems could be`'desi ned to t. "' `i + ill i �` f a. _• > _ '1.,r , `�� �, a e dis g ,meet the requirements oi'�Title5, o the State¢ ,,=4 , ,, �Y EnvtronmentalxCode,�°�andtthe 'Townof�Ba:nsfable HealthRe uiatons on ost or lla i 'St � rt - JA+ 4• � *�, �p !,^ � �«t � saR». 'gS 4. r t tIn � a of theK ' �' t. ;'. L" It«•, , , , ,� ,• i - +, t.}.;X`r AtF' � <,. 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J !` OF ZHE Tp o Town of Barnstable BARNSTABLE, Department of Planning and Development 71 his' m 397 Main Street Hyannis, MA 02601 � 1639, .� y (617) 775-1120 ext. 141 ATfb MA'S A. July . 25, 1985 TO: PLANNING BOARD, TOWN OF BARNSTBLE FROM: LARRY L. DUNKIN SUBJECT: STAFF REPORT - CROCKER NECK DEVELOPMENT (LENTELL-CULLEN) The Crocker Neck: Open Space (cluster) Residential Development proposes 18 single family residential lots arranged around a loop street (Crocker Neck Lane) that takes access from Tracey Road to the west, while the subject property is bounded by Pinquickset Cove on the east , Poponesset Bay on the south and by Town owned land to the north. Crocker Neck Lane is proposed to loop around a 20 ' deep kettle depression that is located in the central portion of the upland area. The concerns of this writer are not with the proposed density (i .e. number of lots) , the area of the proposed lots as public water is to be provided, or certainly with the percentage open space (43%+ of upland area) to be provided. Rather , .the concerns are with the apparent disregard shown by elements of the proposed design to the sensitive areas located on the subject parcel , a street design that ignores the existing topological features and. 1of configurations that at best will make installation of septic systems costly if even possible. However , the most disconcerting aspect of the entire proposal is the approach to development reflected by a plan that seeks to alter .those very areas of the site that make the site attractive. By proposing to locate home sites as shown on the plan, the developer will destroy a natural setting that could easily be preserved: Preservation that would only add to the value of the development , facilitate installation of conventional gravity septic systems and retain much of the visual amenities currently existing in the area. Therefore, it is the recommendation of this writer that the Planning Board consider granting the applicant Approval of the proposed plan only if the following conditions are provided for: 1 . That proposed Crocker Neck Lane not be constructed as a continuous loop over the low area connecting the kettle depression with the lower open space areas of the site. PLANNING STAFF REPORT: CROCKER NED:: Page 2 2. That proposed Lots 7 thru 12 be relocated to proposed open space area lying north of the kettle depression. 3. That proposed Lots 1 thru 6 and Lots 13 thru 18 be re- configured to provide for buildable sites outside the 100yr. floodplain and the 150 ' setback. from wetlands. 4. Given the existing controls/restrictions on ejector septic systems, all lots shall be reconfigured to allow for installation of conventional gravity septic systems outside the 150 ' setback: from wetlands and above the 100yr floodplain elevation. 5. That proposed lots not. be platted to extend into the 150 ' setback from wetlands whenever possible and in no case shall they be platted to extend beyond the 100yr .. floodplain elevation. 6. That driveways shall be combined whenever possible. 7. That the Recommendations of the Town of Barnstable Conservation Commission Report dated 6/17/85 be considered . so that items not already addressed by this report are, by the Board 's determination provided for. If you have any questions or I can provide additional information , please feel free to contact me. Res ectfully Submitted: Larry L. Dunkin Land Use Planner f CO/&- Zc 4F-e 7;loll GvsgGT�.e �o�YaJ'Tbnl �� �.�HnrIEL�. F�ru. rAA s�rV �P t� .2 7a0 17 LIA IV 8 5 GAR- Qs I g I P� 04N a �8 � O I I 0 /DT . C R� 62i 7/Dao A 5b LEI b �S 8s \/02. I 1021 7 OF THE 1p� yam` ti� Town of Barnstable [WRLM"r"LE, : Department of Planning and Development i6 9� 397 Main Street Hyannis, MA 02601 (617) 775.1120 ext. 141 ATFe �a MA AUGUST 5, 1985 0 TO: PLANNING BOARD, TOWN OF BARNSTABLE FM: LARRY L. DUNKIN f RE: UPDATE - CROCKER NECK DEVELOPMENT (LENTELL-CULLEN) This report shall serve as an update to and a clarification of my staff report of July 25, 1985 concerning the subject property. After inspecting additional materials submitted by the developer, and after viewing the- site with the developer on Thursday, August 1 , 19857 it is appropriate to note the following as amendments to said report: A. The second paragraph speaks to potential difficulties in the installation of conventional gravity septic systems on the site. The developer proposes such systems and it appears that generally it is possible to install same. B. Condition 2 of the recommendation requires that proposed lots 7 thru 12 be relocated to proposed open space areas lying north of the kettle depression. It now appears that a reconfiguration is possible without necessarily totally relocating said lots. C. Condition 3 of the recommendation requires that in addition to the flood plain restriction, buildable sites be outside the 150 ' setback from wetlands. This would only be necessary if gravity septic systems had to be installed in the rear ( south or east sides ) of the homes. Page 2 D. Condition 4 of the recommendation requires gravity septic systems outside both 150 ' setback from wetlands and the 100 year flood plain. This can be accomplished on proposed lots 1 thru 8 and 14 thru 18, however proposed lots 9, 12 and 3 are virtually wholly within the 100 year flood plain and proposed lots 10 and 11 are only marginally developable. QnE Condition 5 of the recommendation requires a platting figuration that respects both the flood plain and setback from wetlands. This should not be necessary if all other conditions are met. F. Condition 7 of the recommendations refers to the Conservation Commission Report on the subject development. It should be noted that many of the pertinent concerns of that report will be addressed if the conditions listed in my original report and their amendments as stated herein are provided for. Therefore, it seems appropriate for the Board to procede with the Public Hearing tonight and take the matter under advisement to allow time for the developer and staff to confer and hopefully arrive at a development scheme that is acceptable to both the developer and to the Board. 5 Lentell-Cullen Partnership 10 High Street Boston, Ma. 02110 (617)423-7510 April 3, 1985 Mr. John Kelly Director of Public Health Town: of Barnstable 367 Main Street Hyannis, Ma. 02601 re: Crocker Neck, Cotuit Dear Mr.. Kelly: Please find enclosed our Preliminary Plan for Open Space Subdivision, which we presented to the Planning Board Monday, April 1, 1985. We propose to build 18 houses; all septic tanks and structures would be set back at least 150 ft. from the Wetlands boundary. I have contacted the Cotuit Water Company about bringing in water from Clamshell Cove Road, along Tracy Road. We have an agreement with Mr. Fern, who owns the fee in Tracy Road, to obtain an easement across Tracy Road, and to bring our utilities along its roadbed. Please contact me if you have any questions about our proposal. I will contact you the next time I am in Hyannis. We would also like to be scheduled for percolation tests for the lots. Very truly yours, Maureen Cullen Managing Partner MC/jn ti s .n , ;z,tp a,. i bf ._j t. f b- "`� r i + F x WA- 2'.; ,j P 5 A .,,A S 51 r x,e s La. s. h 7f. rdJ `''• v'4+•. d `r'- )'♦ .,) :i_ x + t- { •c 1,•1 b y*-t . � `� d a - S • .# °,a '*t s .:► r 3_ - .+ F s-S 1 .•� 4 s _ sj 1n t `4��4 r• __ *41 1i,�� Y 1`. v y ?...+" t .r T �+. -r �- t `_� r,Ns�, - r ram. w •,-: c•,a 'r G.{o J t ni - .,•b ;' �-a -.e a \yT ''. w ,r�.•�y, .. l r + f - il ' - .r { Z,+,t r e, ,+'' y,�+,: rr L t' , $. t r 'r' ? `S+ � ? x t .. ° :N -4z,,g' titN-,%d 7 ` + -,t 'S ,, ° . 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'. *�-s w t ,r- Z rt,' , gy. r -, „Ci,. § .N 4 e-�: - ' ' Aprib e 1955 " ' � t .t ' d : _a ° a..; . ,,a , r„4 i �#', } -:F ,, .1 r :m, .$` :d€ r 'i:; ,C^Y i # - K-. •.1 - 'r`'+ s.S`,r 4 � � fey .i• n •+�I "_t k 1 '�J. 0' < j`£a 4 w `�. _. ♦ t * Jy + •t :» 1 .s s W L r a 4s w, + ':t ,l�A .. dr„ ,.., d !,' c e .., -,1 ,a r+ - j. 2�: r-. .,r K fi...•� •. 4 p 6 < t4 1 w' '..: r y s'"r``• h ;_'a•ra"dy3 \ t ''t ", i '., t i�` ' "r - :'►'`a "' Sk d, -, A :-v a;4 -A ° R' .- c' Chairman F };x ' .:Re ?Preliminary sub division of laiid�in ," `fa r -.':yet' i, .,_... yk't f� � $ , 1 ,� x' H f„ F- � ,�- • r r s_p n ` .II +::��,; ; Planning $oard : t < <r ..Cotuit' (OPEN+SPA,C i' ` , a. , ' • �, � � ,V: b 5 i *. .' ; - n !yC .. w �g ".''Town of.Barnstable ` �„ _ � µ R _�, Petitioner `Tl a Lent Cullen.Partne'rsh`ip jt�¢, " •" 1V 4Hyannis MA ' , 4 :� 4 ,k }`t' Dadebsaich 27' 1985 s _.. ,_ y r '.: -;'. .4:. r r q 3'-'- # ,- t (... s • kY Y: A y. ! ... :ry `g. Y_4v$ L'}.t:�" rt". y i. 'f y�'4 tea`"'t d} � a -$`"t' _ . 4.�'�W� .., +!' j Z F�'y �, engineer Olde Bosto and Survey Col .�~r a;.4 M` - 3 '+..�`,`'_'`' .n'P a''' 'r .- v " xf^ •^r ,•cName CROCKF ; 9t 4.b t' r ill t'�r+. r\. t' `V 'T : ,a a v r �.+-� . 3 - 1. . ti .e a r -4- , v -'_. • $ f ,y� , '• a{i •: r } •: '' F -i ,$ate ,t� : ° i' %v Plan No." P1��k tea\ `-., ' P �. +,�Y r.?, , ° """ e-'.-x } `u`.Y i. ....`�'". .t^ `' Z-_ F - .r..x k x�tt r k :.s ,' F >,,., •ter { .t s f= •r iZ t ,,. i. .t+ n *F 5, n " '-.r r ,t •.:„ -, ✓s T. '"_. f ,� Dear Chairman =s Z. .,_ . a ,� V r - " + z rn.i-.,y y..-t -'. _ 'ss -% + :' r .,y."` t� �,1 sY r �,�•,,. +` ° 7.'4 e } {-' r s.• 4 ,- w 3'%!f d ".x x 7Y` _ } rr .r . .`"' t .� t -. . . i y r C } cl .{,i `,_ N , J. # r »+•,.1 3 ;4 , °Y'[R -, I ez r_' a { •an 'r3 ^ tl+s . si 'F s The.-,Board 'of lealth ;has "r ", ewed ithe. rel' ar` su d vision' lan "makes the''`followin ,' ' '` . } recoiimrF endatio s ,*,,, �, K�+��'O --, P r _, .Yk , �p.K r >f ,� - .{r < i• � >g , � e K + f;` - ss�, .F r ,.'a _t r i•^`;SS°' 'a'+. ~ «.. to ., V,•+ .` Z d �` }° 2 -'7'` F' ''� f y 3�. b <.# ". N dr. 'R { A{' - „3 The developer, de publi e c ve lot in th s div on +� c wat r a li r a ry e `ub isi -"'" " , 4'. a yy e•,a, a 'i' .q t.,, 3 .g. .; k ..1 •�,'t s .t ' T =',M Sin 'ud;, *.,.,g .. \-,C' '� _: Each septic system shall be locat hm-th r scribed boundaries of each individual Iot.4 +` d�a*; t I-..W 1 '� .L k.<-. f 4 '' b t,�:'S,' ` � .'.r .,,` A } f a '- ,V. s,. x, r`w , �} f+ e e The developed shah have orded,on , dee M t t;no't+ariances-from Title 5 =bSiniinum. '_` - " , ;`' Require mentstPorbthe Siib; facet sposatYo ;Sans yF Sewage;.•-anci:ttie:Towri�ofaBarnstalile �`:' .t, Health,Regulationa wilt be rantedao 'any to , n�this subdivision , _= `. t� F r �-_ `� b A i T' . i i b ry;. _ L^ a ," #x r r . sr:.. :,..,,;�.. r+ ?, "f• } { e fy '. A percolation'.§test. must•r made one ea lot,} 'leaching site, before a .Disposal ;Works "'` s `",gr Construction -Permit will'b sued Ma§. um ground water elev8tions' must sbedetermined E . bye using data, V. from States`Geologica�l'Sil vey{ "Probable High Ground .' °•. M1 i .. 1. g } .�',d EIS - ,L.A I .. h4 _ b i.' ,YWatei.Lee : 'n Ca e�Cod;.Mass c .a4- proposed septic system musteconform strictly=to 310 - y{ .< .C,yl 15.0 , the State `En onmentaI KCode,; Title .5 and r.pwn, of-.Barn'stable"~Rules and _ 4. r Regi latio s ,4 ` +r r >i �: " _ - x °, a 1 , e 1.. i ,rk ._; ."<Yr�;�`n 'r . i #f rxS fi = z t h v °, + if i •.t3 i" rr .+:. Fs_ {+' L, _` I +a• s,a t• r.t a w -% -, ..tt.,s +/ t:.<rr. 'T,-, ?x-'' ,.w Rw4�.7 s r •+. .+, #`.< ; r :a, • ''rr Prior.to rlloa of Health"appi al,of each building permit, the +sewage sgstem and'water supply a w ` w ",- i" ". must, confor o 310`;CMR'1 00 :the; St ite Environmental Code,;,title-5, and;Town Health '' F ..L -va 7 ." t .:.�'i'tr 'a � G; a - '.�-.� . 1' " ` I; F F %�Regulational .k�. Y a J ,,+ " - r = k , - - +M-# )ff" 4:o- . _ ,I `g•. C,.,"S+ #. -U. .g 4 ,K 5 +'� ; D y tr!i-- 3 'P ..s+ Zr` T .+'• r �°r f,+'... "4 `pt _Y R fr x + -'' •e t y.rP h-itf'a:.3 � a �' 6. L, ;I Y id t 1 x. a' 11i.`` t. 1 r ., .t'- rer rul i . c.'1� iC'r Y L • "1° Ylie 111 3 ` a - MF t 'F .! 4 S,v a.�r der :_ `�I q'` yours,. ,� a d t ,` ,r _ i , E_i .f,�. . � fi .-.,. -.`3 "S - " ) .v,7C r'3a F1, ' r - a } 'k..%� r } ` a � h t 01 a s; � 43 s` t : ,Robert L: Childs; Chairman . , '� . `:. ,* �, O."1F * ; k ;;,rn , , ,_ d f'a ,`A ✓ .: .e # "�`_. w •r v! t a ,4 r'r a ♦ 't ; b `• Y *. ...�F 4 :`. f ,rt. i" Ys+" Ysr? ,{ x K �-: }.6f ,* r .i s, ,,. ;+.: C is:, f- *r,. 4 .��r o • v_. .e v, \ r3 ` .a;. 1 ­ .,. + - r. '• •*'� •'R.. fi F..Y is ,� P errs , r A. `.� _,` S r ..cif•�` z� _ _.M yrr ,!. y d•�',a '6`1 ti Ann-Jane' hbauph ,� b� ' z '•\ I ;g ,r 1"x ,i'�J, .r yi T �.', }_ ..n r, e-\ro fr, f +.y of P r '' .. 's ♦. x e's. n {y.s My q� . i^$ q r ✓ t f, t 3.� ,V, o ,0'^\ .,' .. _ . .� �" -'� ry w ,�`WC a .i - ,V, y :\•� 'a. .,Or.+t < w e,.t sr z' - ' yy, a .{ ;° 5 ~_,fs, e \.5'.r s sn s4�3 x a' , 3 } _`�C; f'FS" "� " 6`;� d •••; "s>� 14 , . `.t lr` Grover+C Fe \� w!A r . C _ 1 +, A x r +u 't, i•i' % arrish, Iti2 D. w 6 F'� {'+BOARD OF HEALTHti � � f�s .. _, �.�� i*`°-;k ° fh x, ems,," ,;; bk f t ,' ' TOW.N OP BARN$ T.; L K _,A, *'.- ,k ?z - Fr a 4 ° *i4 ' s fi «,:F';. f zL vyd + i 't :,H '+' ,,�:. r .? • ;t R�'" i; yT\ - s. P. '�' � 4A s i, .,K ., r _ l b;-,. �v +•r,\r •� .. { , + v .� . .i' a.j tom- • :', i +lY t -x•a s t -,F \ r e- + • a ..r ,•rJMK/mm -4 ' ' +i5 f'' t ;'a a '4* :bs ., J } rt \':� +P YT ¢ -.; „,; , -�..` w_ _-, T..#" ,r-. -,s i s y j 'sx e s +.., p : .1 �S 1;.L'* i 1 ,.4 • ",r;i �` A '� a of ",ae f.; {..$ , ;S :i ta+ - d t `'.y «-y { ,.t r m 4 C • t 5 J, A l a"v t. '4 i„ .a- .d, .a S.t q,ti" t `6 .s.n i t L 1 L .. � t-r.• " mot. • '+," I �.n it t r_t ) a`1 sty '` i�._ ;,•'��, :f rr -. a #.fit ^4 tr, 1- `c. ; <� r. a', . '" .. t . .. +• • •.. s _ fi �• 4 { { r JOB * Q419� IN� /JGStC�I F./191HC6P!/J9 GAO. ✓IIC. SHEET NO. OF r 172 wtlkift SIW CALCULATED BY DATE ,Nary AcdPrd,, ,�M 02740 CHECKED BY DATE SCALE I .......... ....................:....................................... ..... ...... ..... ..... ..... ..... ..... ...... ...... .......... ...... ..... .. ..... .....__...................... e i i i i .........................._...................... .. .. ..._ ...... ... .... ..... _ .. .................... ... ...... 2—B.— ;............................................... ll ......_.._i._._.............._..................._.......'. ... _.......... _ — - i ` —...._...._........_........__._.. 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SHEET No. OF 172 William RW .Vew Belford, oW 02740 CALCULATED BY GATE CHECKED BY DATE SCALE i 3 i ii i i i....._....a�__a_.................:.......a.........__:.............�.............}., ..... .. ...... ....... ...... ....................... ..... ..... ...... ...... ...... ...... ..... .... .............. ....<......... .....1�/......... .... .i.............:............._.............o.............d......._.:..1.........................._...........::......._.._.............f...........................i........... ......."' ............_............ ...._ .... .... ...... ... ..... ... _ ...... _ ..... .. ............. ___ ._.. ...... .....__ ..............:..... .......... ....:..... ...................:.... .............F e /...� _�..�__.._.. ...._.._........._............._...__..... ._.._ .......... ..... ..... ...... ..... ..... .... .. __ ..... _. _ Pow M4®Ys.oft W.OIQL JOB Are- tilde Nostom eviffrerifly co. Jim SHEET NO. 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'Co, CCC � psx sf�l JulCr n It o `• ` t7t G:� 'n / �� t t •t O ��.` _ •.ao��Qs amp .1•. t 'PQ AdI �z;r'nu 1.. �`ti �taj :�:: a �\. 0 l� O - :lia l.'7 F""4.,a, •`r. / 8f `'!S 1n �, ,.. n a ' ,O.r:••. �'� ° o e Q c, n ) d__�' ►.•� =c. w�p a °�' to tQvf v �'. R n A n' it 1u Q 0 W + '4 �Ecr ps •y0 LL \ 'a` ',.' N ti, _��' '1a •'I I1, Rushy `•l .i Q fa h 'A 11 MI). .. o o t QS _ -� ii a IN Qb / of �^` J •1. \ Oy y' �xl ter_• -a m \ 40 - Q i V-.O' '\� A- efie d n P'C Al, ROAD D n .� / oin `'N ��• mac= .af .y s; Goose arty b m r, ,pix N ` Isl ko lluk e =zysc�7�. it `.Qmp ` l i rJ HOLLAND-= �1 CCe bBo`. so==== O ��.US �q j0 ,'.\\ \QS ' fZS��,• p•` ..,, ry Gg as Pot 100, _. :...',.' :,-`�u ,1.� <�• `� .. OFf. I T Daniels\ "1 Os as L Ilti, ' i Asa ref Island d+ r, �. Me do int as as u o nns Zt'i f Q\\ // •!� ` =" i_ %;,` ova ., r` a '$ �' Thatch Island oil 1 r ;►3 r fi Sou nr. � l ct`o -1Mes� `' 1` Little re - ar pe Thatch I t'm F 8 00� Qs:a"-z� -> '� edk :�• W� ' pI/��� t�e, lt�Qb : 71i of ii 1, I ti �. •� -- tea_ c� ,, ?.% . .. zY '• �� :•• w-. -_: . tr• �9 14, -44 a 'aB0jl •.1`i^ �;� + ". a `„�. Popponesset as `_vim ✓ Az sn l4.)V>,. ill. ,+►ob 0C Jehu Pond n ?� w•g1 '�''`= ;�� t'i';M sh p.' . -�,� Rock l.mdin� (�I�E IISfQ2t 'g2t$ttiezrtri$ LCI N r_' r i �?' �'�.' 11 _,•� —CIVIL,SANITARY AND ENVIRONMENTAL CONSULTANTS— r -• .� ,: o :..:�1i �:•�j• 172 iUixnt SL Xebr �Rtbfarb, PLA 02740 Y p, rk r UAW it,-ul—­1 iresn. t P" water swamp and marsh deposits. Saltwater inar%li underlain vind. 5 S W MP and clay•or by freshwater 0— 4608 by glacial drift.marine sand.silt.. IC • Y. 0 o pond and peal deposits. Freshwater swamp and marsh under. 0 lain by glacial drift or freshwater pond sediments. Thickness, �Uh Z controlled largely by the altitude of the underlying glacial 08 ao surface,locally may be as much as 30 feet (10 in). Overlain in places by beach and dune deposits. a Saltwater marsh formed initially as sea level rose near its b. present level about 3.500 years ago(Redfield and Rubin, Od. 1962. p. 1731). Freshwater marsh and swamp formed in. N Ob itially when a layer of permafrost reduced the permeability . ...... of the glacial deposits. They continued to develop as the - 4607 water table rose in response to the posigiat.ial rise in sea level 5Tf7l .VALLEY-FLOOR DEPOSITS (HOLOCENE AND PLEISTO . -CENE) — Sand and gravel in the floors of valleys eroded into the Maslipee pitted plain. The valleys,called furrows (Mather and others, 1942,p. 1160).are no longer being cut. A late glacial age is indicated by the fact Ili-it valley floors are interrupted by kettle holes and contain a cap of wind- blown sand. Streams eroded the valleys while a thick layer of frozen ground inhibited percolation of water into the ground during much of the year 4606 pop Qmp MASHPEE PITTED-PLAIN DEPOSITS (PLEISTOCENE) — Mostly gravelly sand with some pebble to small-boulder (less than I foot(0.3 in)maximum dimension)gravel. 40'- Sand angular to subround* Pebbles angular to subround, mostly granitic. Beds dip gently southward;locally faulted or more steeply dipping where collapsed due to melting of buried ice blocks. Bedding mostly planar;current bedding and current ripples common. Beds generally 0 inches(15 cm)to a few feet thick(±I m). The Mashfice pitted plain is a large outwash fan first described by Mather and others 4605 (1942.p. 11.51). The apex of the fan occurs north-north- west of the quadrangle and reaches altitudes.of more than 220 feet (67 in). From the apex,the fan slopes at a rate of 15 to 25 feet per mile(2.84-4.84 mlkm)south and south- east (note restored contours on the geologic niap and topo- C graphic profiles in fig. 1). Many kettle holes and valleys .�V/z interrupt the original surface of the fan(fig. I). Ice blocks C7_E01—L_;C7V responsible for many of the kettle holes appear to have 35' been buried by the outwash deposits. As the ice niched, strata overlying and adjacent to the blocks collapsed OLDER GLACIAL-LAKE DEPOSITS(PLI'IS*1'0('I--'Nl-')— 4604 Proglacial lake deposits consisting of silt,sand•and clay inferred to underlie the southern part of the hlaslifice pitted-plain deposits. The term "older'.is used here to distinguish these lake deposits from younger ones that occur adjacent to the Cape Cod Bay shore in the quad- rangles to the north and east (fig. 2). Presence of the older glacial-lake deposits is based on evidence outside the quad- rangle,mostly borehole data from areas to the cast (Koteff and Cotton. 1962.Maevsky and Drake, 190)that show C a thick section of silt and clay bencath oti(wa%li sand and gravel. The lake is thought to have been dammed by the 4603 moraine on Martha's Vineyard and Nantucket to the south, by the retreating ice front to the north,and by ice to the east and west. Shown only on the cross section C tit, CIVIL,SANITARY AND ENVIRONMENTAL CONSULTANTS— .. 4602 01 40 172 pilliam Weill NeHarb, IdEJ11% 02740 Olbe Poston 3ingineering (go., nr. S z —CIVIL,SANITARY AND ENVIRONMENTAL CONSULTANTS— SOIL* EXPLORATION ` v D j O R A T T O�T 17Z William '*t. J L L1 n r L n j 1 1 r 'New Pebforb, PA OZ740 PROJECT: Job Number: - 53 CROCKER Page: 1 of 3 _ NECK/CULLEN Date: 7 2 198., Observed by: K TEST HOLE N" 1 Depth Densil Description of Sol/ Profile_ Sample A ro SOiL 06" Loose Black loam/Forest titer -SUBSOIL Med rev fine - Med sand, some 18" humus ��•o a';•� Dense Orange Coarse Sand 3011 PARENT MATERIAL AL Med/Dense Lt. Br. fine - med sand #1_ C .Q.: trace coarse orange sand Bottom of Exploration Hole Water Entering .at t none inches. Mottling. Observed at. none Inches. Ledge Observed at none Inches. WELLPOINT NO. 1 TEST HOL E N° 2 Depth Density escription of Sol/ .Profile_ Sample hh j OP—CMMgm—CM 6° Loose Black, Loam R Forest i i .t .r 'SUBSOIL" Med Fine arpy c�� cnma humim Med/Dense ,0.rangP/8rnwn rnarcP/MPdium Sand o:A* o•' PARENT 1811 MATERIAL Med/Dense I t R'rn.m Fi ria_h1arl sand w/l i ttl a #? 2 1D' orange coarse sand ..0'. Bottom of. £xp/orat/on Hole Water Enter/ng of.None Inches. M011/1ng Observed ot•None /aches. Ledge Observed at4one Inches, No GWT encountered I ♦ 10 t0 40 60100 too U.S. STANDARD SIEVE NUMBERS GRAVEL SAND SILT OR CLAY COARSE I FINE ICIRSEIMEDIUM I FINE a'/H/f/ED SOIL TEXTURAL CLASSES DENSITY: Loose, Medium Compacted, Dense, Very Dense. PROPORTIONS USED: Trace = 0 - 10%, Little = 10 - 20%. Some = 20 - 35%, And = 35 - 50% " It is to be noted that soil profile descriptions and proportions are based upon field observations and may vary somewhat from actual sieve analysis performed in a soils laboratory. Szz �1�� �IIS#II2T '�rt$ittEErtn$ �Q.� �lnr.. CIVIL,SANITARY AND ENVIRONMENTAL CONSULTANTS- 172 �jllitt� �_ SOIL EXPLORATION �Kefn 'gebfurb, PI k 82740 PQOJE�CT: Job Number: OBE-53 N CK CULLEN page: 2 of . 3 Date: 7/2 1985 TEST HOLE N°: Observed by: CI Depth Densil ascription o o/ rol/le_ Sample /W To SOIL g° Loose Black Loam/Forest Litter SUBSOIL Med- Grey Fine- ed Sandsome ac 20" humus "=o"a% Med/Dense Orange - Orange Br. Med. Coarse A�`d 32" Sand PARENT MATERIAL NONE Lt Br Med-Coarse Sand w/little Dense Orange Coarse Sand o, Bottom of Exploration Hole Cr Water MrW at r.23L UNIX Mottling. Observed at =====T C7W. . Ledge Observed at ----- lnches.NOTE: GWT measured but wellpoint destroyed TEST HOLE N / Depth Densityescription of Sol/ Profile Sample M Wo-uvip'el TOP L O 5" Loose Black Loam/Forest Litter SUBSOIL" e - oose revFine-Me an 16" Some Black Humus SIC!,0.� Med-Dense Orange-Brown Med-Coarse 28" Sand PARENT MATERIAL 4i : 0 1 . Med-Dense Lt Br. Med-Fine Sand '. Some Orange Coarse Sand Dense 4 @ 10' 10 Bottom of Exploratlon Hole water Y tgyA at r 2' /&M. Mottling Observed otr -----7nches. Ledge Observed at r -----7nehes. Well point #2 1 4 10 t0 40 60 100 200 S. STANDARD SIIEVL NUM89AS GRAVEL SAND SILT OR CLAY COARSE I FINE ICRSilMEIDIUM I FINE uNIFIED SOIL TEXTURAL CLASSES DENSITY: Loose, Medium Compacted, Dense, Very Dense. PROPORTIONS USED: Trace - 0 - 10%, Little - 10 - 20%. Some • 20 - 35%, And ■ 35 - 50% * It is to be noted that soil orofile descriptions and proportions are based upon field observations and may vary somewhat from actual sieve analysis performed in a soils laboratory. Sz3 ' (OW Poston �inginEEring (go., �nr_ -CIVIL.SANITARY AND ENVIRONMENTAL CONSULTANTS- SOIL E X P LO R A'T I O N 172 ptlltttm '*t. YeW Pebforb, Pf . 0274II PROJECT: Job Number: OBE-53 CROCKER Page:2 of 3 NECK/CULLEN sate: 7/2 1985 TEST To oil HOL E NO 5 observed by: CK Depth Density Description o of tuff Sample Ah s 010" Loose Black Loam/Forest Litter 'SUBSOIL Med-Loose rey ine band Some Humus 20 Med-Dense Orange-Br. Med-Coarse Sand PARENT MATERIAL -C�•Q Med-Dense Lt Br Fine-Med Sand w/some orange #5 @ 10' Dense sand ;•off =��•..o y 23' Bottom of Exploration Hole Water Entering at J """" Inches. mottling. Observed a! """"" Inches. Ledge Observed al'---"- inches. GW-^24' by sampling probe TEST HOLE No: 6 / Depth Density escription o Soil Profile Sample At TOP g° Loose B.1ack Loam/,Forest Litter 'SUBS01C Med-Loose Grey Tine-Med Sand Some Humus. 18 ' �''�•o fo' .� Med-Loose Orange Med4oarse Sand 30" PARENT MATERIAL Lt Br. Fine - .Med Sand _ erc @ Med Dense Trace Orange Coarsp Sand 9' - 1141 Dense ';-o• a :v 11' Bottom of Exploration Hole Water Entering at.-*.- - Inches. Mott/!fig Observed otr 4_-..-Inches. Ledge Observed a1 r ---Inches. SKel f @ 9' Perc Test I 4 10 20 40 AO 100 too U.S. STANDARD SIEVE NUMBERS GRAVEL SAND SILT OR CLAY COARSE I FINE CRSE MEDIUM I FINE UNIFIED SOIL . TEXTURAL CLASSES DENSITY: Loose, Medium Compacted, Dense, Very Dense. PROPORTIONS USED: Trace = 0 - 10%, Little = 10 - 20%. Some = 20 - 35%, And = 35 - 50% * It is to be noted that soil Drofile descriptions and proportions are based upon field observations and may vary somewhat from actual sieve analysis performed in a soils laboratory. '�01blx Fastan n ineerin (90., 3nr.. S 2� —CIVIL,SANITARY AND ENVIRONMENTAL CONSULTANTS— PERCOLATION TEST DATA 17Z pilliant Nefa PeHarb, X,f . 02740 Pro No. 2 �[�. �• D�E...j J............ Run by .....a.�.....�[.�.�1....... Reduced by ..... .............. CC ............................................ Date ....7..7•2-.:gr............. Date .....,.7:.3.4' ................. TEST HOLE No. TEST HOLE No. 6 FILL IN DISTANCES ON FIGURE- BELOW. ALL FILL IN DISTANCES ON FIGURE BELOW. ALL MEASUREMENTS TO BE IN INCHES. MEASUREMENTS TO BE IN INCHES. s §Wlce Surface �. EL —9 EL-9 3 3„ Nail rt Nail_0. 7_..« ~� Firstfirst 22) 4 �� Reading 22 1/ \\\\ Reading est 15 V hest�\ 4 —j ater it a�er PRESOAK STARTED: ...�:l ......... PRESOAK STARTED: 1,HR,,,T TIME DISTANCE BELOW NAIL RATE (MIN/INCH) TIME DISTANCE BELOW NAIL RATE•(MIN/INCH) (INCHES) (SECS) (INCHES) . .Q. .. .. ... .. o. .. ........ A.. . . 0. ... . .. . . ... . ..30. .. . .. .....7 y, . . .. ..... .. ..t�7.7.... . •30. .. . .. . .. 7 ii .. .. .. .. .. . . . ..07 ......... .C'.Q .. . . ... .;J.011 .. . ..... . . .. . 1.1.7. ... .60. . . . . . . . 10". .. . . . .. .. . . .1? ......... 25 12P. . . .. ..../3.2. .. ..... . .. .. . .? .. .. .120. .. . . .. 13. .1�?. . .. . .. .. . 50..... .. 45.0.. ... . . . �4... . . . .. ..: . .. . .%S.Q. ... .�50. . . . . . . 14. . . . . .. . . . ... ......... /. F0 . .. .. . . � 3�9.. .. ... . . . .. . .: �... . •180. . . . . . .15 .3�4. . . .:40. ... .... .2./.Q. .. . .. ./.<v.��. ... . ... . . .. .. .:�7... . . .210. . . .16 .1!2. . . . .. . ... . . ...67.... ..... . 4Q. . . .. .. ... . ...... . . . .. .. .. .. .. . . .. .. . . . . . .1..00.. .... .. . .�40. 270. ... . .. ./.7y7 . ..... . . . .. .l....... .. . .270. . . . . . .1.7 .1/2. . . .. .. . .. .1..00.. .... ... . �. .,l.�y ....... . . . 1.:�,q .300. . . . .. . 18 . . .. . .. .. 1.00 .3.3.0. . . . . . ..l.��? . . ..... . . ./.: 9p . . . 330. . . . . . . . . ... A.99. .... .... . .3.7.5. . . . . . . . /.` *A4— .... . . . . .. 375. . . . . . .`19 1/4(bottom of . ... .... . . . . .. . . . ... .. . . . .. pity — ... ... . " " "" """ " " Water Table a e t T Encountered?t d? YES NO. . .. .. . .. ... . .. . . . .. ... .. .. .... . . (i TIC . presoa. Min. Time ` ' ' .''' ' ' Stabilized Time /1. . Min./In . .. ... . . . . . . . . ... . .. .. .. .. .. ................................................... Water Table Encountered? YES . _.. NO. v ... Total Ti e 1.'06.'../0 ..... ............. Min. Stabilized Time . ........ ......... `........ ....... Min./In. ! ..... - �---5'AMF3� y , l L ! _ S o2k .t.a�.a _1f_._ .. .. .......X_. s�.� _... .........._..(!2. ?.d._ ....1.1►�..tNG.. .._....... - 0.0 If } ...._.... ............ ...........__............._.. Ls : ...:_........... l...... . f......................... ....................._...._.............. .... $ a I{............. _ ...._-..._....._ _.....__._ _. _ _ _ 1-+ D ........................... ........... ......... ._. ... .l.. �. _ ---�-j x « ' : �....... ............ .:...... s..... m , ....... _ F'A L L N, _ , H. A, __... �. i i i.... a.... 1 _._ .__. ..�.... - Ns E�...l.._ . �.L ..... N d-.. .,Ta—f u f ,rf... �NI m $AM�LE TEST f+�T' L':T E �' 7 I 4 ? o r- • ..._...... ._.y.._.._.i«.__... N 3.S _ __ .... _.. ��-..:. . �. ..._ _._................. ..5..._.5.... ... ... ..5..... �... _._..:.. ._ r ............ ..... i. 1 7,/� /n fj 1 n I i t i 3D Ao_!.'R S.C:.`h_«��.. Sil. Q Z Q I ! _ ....._.....�.. ._ �._.. ! .I:s �:...q. .,.... �, ._....._....... -- ..........._.t..._....... .._._.. ...........:._..._....r.._..__..,......_.... : j 3 I�'...... o� 1... L. .. ... - — - —.-- __.._ — __. .. i i _ __ •_ ..._.... _ �, m _«_....,......_.. !_. is _._. i mmmi • III _ _ 9 _ .. s ._ . Loa .......i........................._�..._........ ...........4......_....i...._.._... .._....... ._._...._.._...... .....___...._..... ...__«I.:..___...«. _....._._ _.-._.. .._«_. _...._._.._.«..-__.... .....-__.._._._._........_..._.._..._....._. .._..._....._._..... .....«.___.� _ ...__..�..�_. .... ... _... 5 -.. .3.._•....... � _ _ - o� - . I � o ' . -� - -.-... .. ._ ..... J08 oldr yostom s ifreeritr eo. iae. 7 SHEET NO. OF OZT¢O 1}7�2 OIHWilliaM street f , �'I�A CALCULATED BY GATE N6IV /JCN CHECKED BY DATE SCALE .........................._............ .......... r ...% Ir�. CJ OF "i Lo9fGQo D 'TQGE __ .......................:.......... ..... ..... :.fir. � h/ . ............y oc J ............. _. r'.... ......�o,�.. c��...........���e�.../._�....o........ :...._.r�._ ...................o�.........,�'��+��. .. . .:......................_............�........;............ _.:.` ... :........:.. .. .. .�. ..�1bo!s �., .....vr►__.. ` h .: ..... a r. ....... .......//. . ..... ... ,. ....:..fs..... ................................................................... , v....:..11:....o..o l �o� . eleY,...... 1•. . ._f.s a..... ri.d..Casehc .._�s.... _ ...... ....... of , ............ v.o.. ..:..t...�,Xa .... .... ......Giro._.......... ........ ' G,.0 .........;... . �tre e�� Q���.�..._...�..�. _e �......�j ................................... 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SHEET NO. .27 OF 172 y,��RAW Stmt Q lll, O2T¢O CALCULATED BY ��`' DATE N6W /Ji(I[f CHECKED BY DATE SCALE :.............;......_..._'• ......_.......... ..... ... ... ... ....-. ...... r... - -._._........_ ...... ... .... ..... ..... ..... _._._ ...:.... ........ i ........�....._.. ..... .__ ..... ..................... ...... .... _._. .... :.... ....:.... ....: i - i a - . _...... .....}._....._.j.....-__a.............i............ i.__...._..«......._. .................................._?:........ 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' _ �,t 'fit ;r..t r++ ' * :4'`...•Q ! j 'ra" f+ '7` 3 s yr.`r ' t °•' „� ra F i - +�' ��. r S:, ...a' �".i 2 !f•_ '� "Jtd .. 'h .3• � .•- ''M k `t_.i .s{ 1 �,• "'{r � .t.JS � � " 77'�'i ez 4•. ; ,{;-`� - 'fr ` :-.� ; r.- ,�•r' �i ,�• r-�,,'h. * ..� �.£_ � ar i� r "';"w x � Ayr ♦ .� Fr- / 4 _` - .;..!•" ''. y y r i .-�+a r �,'. ' r y y .:i�* r .,; a +.rr'' v •.s r• w ,t a E 5 � a � ; •w• .p�.•;;e r * ` �• •*s. "t t -. .: .:z '4.'r '. i ` � - a r Y .. .� t.+''+c. � +, ! :r,. .f:- t. 1.� T 6 t 3 'r s.�,x 3• i r z r r 4+ t p c a a r $.� `,� r t.r'�,,, Z� 3•� .« t i,7 w,„� rt �� .» '{~.L y -. 7 --t a :ter 7�- t r * _ #C y t y t. 3 i<v. a .,,5y b. '1 4�> u.r• $. ,•� - a t t � 8 7 � :�. s t !;Y �, � +.t�, .; ♦r r _] w� h , � '� x,t t - �. 'tr_ tc kia s , YS d''rA•'.Sax het 'Y z.ys •. 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Dear ribs Cullen.:Y t b A ��*�*T'Ya j.;yt.i Y teY MZ Y_4 ��` �. �1�,t .\, • ! 5 f ��� y<r � : .r -�b tF'i T gs.;° r+ t ° ;'�, y j y,-s',. -T a^RZ'�, :y ., � � k • 4 Y,w+ x x �, a.. „.�� F * r Your relimN o en spate lan' i :r r i >"r A a :kJ K :r §• P$ Y P P p. x .K T Cracker P N ,4 CotuitD was, Y kreceivedµon April 8, 1985 w 4 •�,�its Y, i- "4.xr .� "rs• - rt ,. '`+>SF qr �. �. .? t,, -Ci• r h `�, :wi w '` 'rJ t ..r. _a4N ,.{.1 ' The'Board' ill m - w ake recomin�endati oncern this an,lat one of its scheduled- # °" meetin x�^.,$d t a jr•,+ .rs -•.� s 3...M r {' 3 r gS S`' "fie..* r^, a .: +z,4 � ., P "r:. � *r L -,-'�' XS ,�. �, •' � F.. tc >» �a' . +F♦ f is".,,^ ` '{« ik•r,' ;`+e y.s r.. a.t s>~ - r + �i .?q. r "'. °'�^�a a«1 r,: .s a n-��° Z•x ;i r t�.,S ?a r e •° } # `, t , PSG c + e x� �� " +'v e rb Percolation ytests can.the etwe n 8 30.:A M .�and 9 30 •A.bia-and 12e30 h t r .,t 5 � •4 ,e `A to�24 P lri , 1 dnda s­xth o h Frida t it oar {of Y ,g r Y x d Health office Thereis a fee of $35 00.•per lots rY'.-E1 ^aS♦k.:� w" -a•'r`+°J s,` �t tr µ a ,:1 xe "�"`f�'*`� r is Ty 'x s'. �4zr � 6'a,hs�i �`. 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S _ t F'aa+ •t +tom " T`t,r. :,s r �:., '' '�t � a : ,A A t i "` "§ ,:p r'K•... .+ a -t ! ^`. ;r < n t. •,<+ ,7s r.• 4 R ,, $ i:.. r#: k .i 4 Y.rw '-a. P i» 5 •WS a f.,., s` a *,�*-.. $s'+' y+ s+ son t• r j AE K 'r s<. - r # .w r rN' •� f'�.}� .. S W 't„ y aFr t + : r*• +� , J 3, s •Fug e"as•: za ; r.fi.�,',; r .�„y "�:'- y'.r• F 3 -.3 `'�* 7.i � 7 "` a; .5,. 1 r •` --tt -r ,.�. a p.•*ii r ._ ''fxA: Ft�r• r ram'"` .� T s f* xr •," y £ rfix WI ,.`er S w A!r .L. Id''x 4 ♦ d x 'r.'rZ -:.tl.* #AP AN t: 00 a Si# ,^. f + > `F,t ♦ �._? { s;e .`f'W 1s. �� r�yYY s i t * fix.$. r•,F -77 u, x-'i ,c.. + a Ts 4.Y ,s w.'r• ° a, y .,:r -~x �,.+ ` sa Y l C` .,+•rr ._ , t k i x 'rf -xz'4. s r c .c. - 1-' .: $ ti. 1 t'., s�, �.•k 4- ���.' a *.,t . +' � .�' r'E ,cC' s.- +, r r i':e 7; ti sr # .:.+` -f d'= z '" 0 s •r+ r t F ?� Yq >.`y 3 •: -[S sic ., rah b' s r < ,i' S r, #A w.Jn1 ,3^ , t 4 x n G f ; ,s. +lyz rM'°�i'� er"` r•a !l� .{#o ,rt' q s- �2 { +v`iY ,*`'t tP•.. '�: t �• t s t R x ,h-+ y� - Ann ,y- s r s ..3 •} X rf,.E.k` .x F a ^1.; J•r to fi t.• C s� i t t i L'�v � • is fix+ # y t+ F ,• a. . .`. ;•, d5 �TM i Yt •°:,i r .r' 'r' 'i w.,+ . z�• s ° w: } 3 s 3 t+r 4 n, wm qt r i, cr •,°, * 'f wr'4 r .4¢'a t l '} ar`e e.. t 5 i ire J - _ �_• err.i - f.,; r♦� ,2 SF m.y•=; F '<<♦ xs. F r f 27 March 1985 Mr . Paul Brown , Chairman Barnstable Planning Board Town of Barnstable, Massachusetts_• RE: CROCKER NECK, VILLAGE OF COTUIT Preliminary Review Open Space Residential Develop-t In accordance with the T-•.;,, s requirements and procedures under the new Open Space Residential Development Bylaw, we request that the Planning Board kindly review the attached proposal to develop eighteen lots for single-family detached homes on Crocker Neck , Cotuit . We also request that the Board provide us with an oppor- tunity to present the proposal to the entire Board in the imme- diate future and to answer your questions, so that we might be permitted to proceed to the Definitive Plan submission stage .with your guidance and in a timely manner . To assist in your review of the attached plan., we wish to make you aware of the following information relative to this proposal . APPLICABILITY The subject parcel is comprised of over 36 acres, 25.5 of which are upland, and is located off Tracey Road and adjacent to Pinquickset Cove, in an area zoned RF-1 . Using the Town- s "857o Rule" development of only upland portions of the site, in the form of a conventional subdivision , would net 21 conforming lots of one acre each. The site is, therefore , capable of accomoda- ting at least four _dwelling units under the provisions of the underlying district and is, therefore, eligible for consideration . under the Open Space Bylaw. APPROPRIATENESS OF OPEN SPACE PROPOSAL The. proposal seeks to recognize the priorities of the Town in continuing the pattern of the adjacent development by offering individual lots in lieu of clustered development and by retaining a high percentage of the site in its present undeveloped state as open space.. The bulk of dedicated open space is proposed (1) adjacent to existing conservation land, (2) surrounding and including an isolated wetland depression , and (3) incorporating a promontory at the head of Pinquickset Cove, all tidal wetlands and an exist- ing beach. Although development is proposed to follow the shore- line, the intertidal zone itself . and one hundred feet inland therefrom will remain essentially unchanged and accessible over its length. Eleven acres, comprising, fully 43% of the upland , will be included in the open space. In total , 58% of the entire property will be preserved as permanent , managed and protected open space. Subdividing the property conventionally into only eiqhteen lots might yield a maximum three acres of dedicated upland open space with no access provided to the water and with the undesireable eff.ect of placing more dwellings in close proximity to the adja- cent Conservation Area than in this proposal . In reality , how- ever , a conventional subdivision would be more likely to seek the maximum allowable development of twenty-one lots, at the expense of any upland open _pace , including the isolated , and largely. unprotected bog. It is our belief that the Town' s interest , as well as the neighborhood's , is better served by an Open Space proposal of this nature, with its greater sensitivity , than by a one-acre lot development . PERMITTED USES This proposal seeks a special permit for the developmer-t of detached single-family homes only . No other uses are lanned for 9 P the site. MINIMUM REQUIREMENTS In the interest of maximizinq open space acreage , this proposal takes advantage of area and dimensional reductions available under the Open Space Bylaw . Lot sizes proposed average two- thirds of an acre, with a range from 22000 square feet (1/2 acre) to 35350 square feet (4/5 acre) . All are more than double the minimum of 10290 square feet permitted in an RF-1 District , under this Bylaw. Frontage will be similarly reduced to fifty feet at certain lots and up to one hundred feet at others. All , however ,. will exceed the minimum of 37.5 feet permitted in an R.F-1 District , under this Bylaw. All lots have been configured to provide yard setbacks in excess of the minimums permitted, as well as to encourage maximum variation in the siting of houses. A full fifty foot perimeter buffer is provided between proposed lots and the existing property line, including -the area adjacent to the Conservation Land. These buffers play an important role in providing access to the water' s edge and no reduction in their width is sought . The roadway is proposed as a continuous loop road within a fifty foot right-of-way , with a single turn-out offering an opportunity to reverse direction at approximately the halfway point . The roadway ,offers gradual horizontal curves, little vertical relief and only a single curb cut at Tracey Road. Traffic generated will be within the capacity of existing roadway system to support , and will be predictably less than that generated by a twenty-one lot subdivision on the same site. The soils and subsoils are essentially the same as in the i 4` adjacent residential developments to the north and west and share the same excellent drainage characteristics. Individual subsur- face disposal systems will be required and supervised percolation tests will be made on each lot . The proposed layout of lots offers each several alternatives for locating the subsurface system relative to the dwelling while respec't."i_ the required 150 foot setback from the isolated k,,ietland and the water ' s edge . According to data prepared by the Cape Cod Planning and Economic Development Commission , the parcel is not located within an identifiable recharge area . Each dwelling will be on public water supply . FLOOD HAZARD According to the HUD Flood Study mapping project for Barnstable , the site falls into both a district suceptible to flooding and non-hazard district . The topographic elevation establishing the boundary between the e two districts is 'shown on the HUD maps as roughly bisecting the site , whereas in fact this contour , eleva- tion 11 above MSL, falls eery close to the intertidal zone by survey . Accordingly , the areas of the site targeted for altera- tion , including all improvements, utilities and dwellings, are not within a flood hazard zone. STORMWATER MANAGEMENT The management of storm water on-sil, :~ s simplified due to (1) the relative flatness of the site and (2) the low level of alteration proposed. Runoff will primarily be contributed by roadways and drives, by roofs and by cleared-grassed areas. In this region , each has the potential to (L: :intribute highly impure runoff containing organics, toxins and heavy metals. To minimize : ::.,off , lawns and large expanses of introduced ground covers will be discouraged. Minimal clearing and tree crown removal will be permitted. Drive _-. ys will be designed and lo- cated to each serve two dwellings. The roadway itself is sited fifty feet or more from the downslope to the isolated bog, and will be drained to long shallow grassed detention swales where solids will settle out . Dwellings .and attendant impervious surfaces :.;i 1.1 be setback one hundred feet or more from the wetlands and beach. Each of these measures is intended to preserve to the maximum extent possible the natural performance of the site in holding and absorbing stormwater . These controls will have the added effect of minimizing the procedures necessary to control sedimen- tation during construction activities and of confining them to a small area of the entire site . We have had extensive experience with these nonstructural controls in situations of higher densities and greater topographic relief and propose their use with confidence . Calculations will be provided in support of the final application , as required , unless desired sooner . SUBDIVI:=ION RULES AND REGULATIONS In all respects , the intent of this proposal is to compl;., idi th both the expressed requirements- of the Towns. Subdivision Rule_. and Regulations as well as with their intent . Consistent with the desire to minimize site disturbance and minimize impervious surfaces, variances to the requirements for structured stormwater management (Subdivision Rules and Regulations Section 4C) and for sidewalks ( Section 4E) will be sought . COMMON OPEN SPACE The open space is proposed to be awned and managed in common by the homeowners of Crocker Neck through an neighborhood association . The association vjould be legally constituted, empowered to raise funds, enter contracts for maintenance functions and would .assume certain liabilities normal.ly associated with property ownership . The association would be constrained by covenants or similar instruments to maintain the open space and each improvement in the intended condition , whether a roadway , beach, swale or natural landscape. Each owner would automatically receive a full share upon taking title, irrespective of when construction of a dwelling occured. Shares would pass intact to each new owner . One hundred percent of the common open space would be owned by the eighteen members of the association . It appears to us that the recently enacted Open Space Bylaw may have been intended to encourage the type of development proposed for Crocker Neck . It is clearly an opportunity for The Lentell Cullen Partnership to pursue the sensitive development of an appropriate site with considerable natural .and market appeal ; in this instance it is our conviction that both the natural and the market appeal can be preserved permanently with this t;pe of plan . We look forward to meeting with the Planning Board, as well as other Town Boards, to hear your comments- and to answer your questions. For The entell Cullen Partnership , Cary Simmons, Principal LANDP 120 Main Street Gloucester Massachusetts 01930 (617) 283-3320 , 26:':- 5850 cc: THE LENTELL CULLEN PARTNERSHIP Room 630 10 High Street Boston Massachusetts 02110 attn : Maureen Cullen enclosures i z �' ,• ,ems'' ,� _ � 1 ors �r. o � \; 'e �~° P,,, l i\ ( 9AY QO`r 'C DR Cl.Cow 3 O►KW000 � / RO Rvv � e4. s t v _ �v P pif F Lit IE l v F �r \ We Q 6p►rMeOv Mw I.Mv` ' ` .. i 1 p � � 0 s.. IL asp e a / SITE i d POpONESSE i I DAY � � m'Ai \ Lvcus IL pr open' / 16 - eld ?-.AK a - ' SAO a P NOUK lCSET CONE GAF OWL? x;. N:$ �v 7 cao�i i . 4 open spaoe wte0 m feY CAPA -M °64 ° rtPP POPONESSET BAY n SOILS 1M 1 i � Scsb.P or 1 open � 16 1 �-J z,C. 6d fLAk �M Gf PO4QLNCKSET COVE € . 6 �, r yosetl 1 open space li lode vy tk "e'Y a'r xrweY POP ESSET BAY n FLOOD"' HAZARD clf3a�rep% N:W�% L,F,�4� r` !', ai-L rAf@�N6f�� t � / ryF�•r�rr�-� � �n�� � / � 16' '� S 18 -40 Ynt �M1�t�Nzt �ce �•\ MQUICK.E COVE a ..-w mna _ I�c66ro � 4V 1 ye 4 ro R.iW w 1 1 W O a�7a^"' 4 openspace 3010 0 Iv-m N`D �f �t�vrf l POPONESSET BAY .l OPEN SPACE PLAN t r 1. ^^ / xt �� 1 { I�tA �Y p1 i� r`Or. I !r: t IYE A? PR%O� . Or _(„ r ..,• t , ,, • . March 27 19. 85 ' 9 n`i hAR 2 7 M T6 MlA 2 7 19851 0 1 o Planning Board of Iho Town of Bornslable Purchasers under an Agreement of 'Sale Tho undersigned, boing fhc,EiYn=of all lord inclvded within a proposed subdivision shown on a- planr.ed -open` ugh - Cotuit , Mas ne borhood.:,at Iho"accompanying plan, enlilled ...... ......................_... Crocker Ne c. and dolod march 27 -�^ - 19 85 svbmit svch plop bs o preliminory plan showing in 0,. •gcnarol way Iho proposed subdivision of the land, and mokes opplicotian to the Board for ienlolivo ap- • pro Ihoreof.. Applicants are buyers. under an Agreement of Sale""dated. • December 14 , 1984: below Tho Ownor's titlo to Iho land is derived undordeed •X���X-----..._.___.._, ���..... cX�?,�Xr�.�frX�iX�iX��i7ts� �7���}kXR�c�F��t��FIK���IX�4�X••-- X�IoX.__...., o . ............ a Maureen Cullen and W. Patrick Lentell. ; By: ,?�4r,? Pogo- `GA/iE�c �'uc c cat 1 A4�TT11jewS%-1i1,0 ................- -- -.._.....-------- - APPliconi � .._. — ....__. Address i Deed :recorded with Barnstable County Registry of Deeds in Book 2817, Page 41 , see also Book 583 , Page 339 and Estate of ' Lauchlan M. Crocker, • Barnstable County Probate 30462. :2:' "Legatees of Alvan Crocker to Zenas Crocker,.. Jr. , dated May 20, 1863 ' and recorded in Barnstable County Registry od Deeds Book 112m, Page 356 . 3 .'.. ,Peed of Alexander. C. Childs and Andrew Lovell to Zenas Crocker, Jr.. , dated February 25, 1867, and recorded in Barnstable County Registry of Deeds Book 112 , Page .359. ' First premises described in deed of. Rebecca S. Crocker to Zenas Crocker, •I' dated November 21 , 1882, and recorded in Barnstable County. Registry of Deeds Book 156, Page 7. 5. The second premises described in deed of Rebecca S. Crocker to Zenas Crocker, dated November 21 , 1892 , and recorded in Barnstable County Registry of Deeds in Book 156 , Page 7 . s 6. Premises are the same premises conveyed to Wilhelmina M. Crocker and Lauchlan M. Crocker by deed of Zenas Crocker, Jr. , Nellie G . • Evans , and Francis H . Crocker, dated Auguat 25, 1943 , recorded in said Registry in Book 607, Page 441 , and by deed of Lauchlan M. Crocker, Conservator of Hattie E. Crocker, dated August 25, 1943 , and recorded in :.said Registry Book 607 , Page 440. 7. See Certificate of Title No. 76272. A mrLANNED O-PEN ,. SPAC , NEIGHBORHOOD CO. TUIT' , MASSACHUSET S� ELL� CULLEN +♦'Pp�.; '�.. '.M�..t�j I\ � e 1 �o - "II .IyE,—'f al•`y'"."hi1 p'\)._��r'�° i•y�(_� � -- ��'C rH�i \ �, _ .._ � � • � !gyp j� � ,: i�„� ,fir r4 M• it' ^ ^„l4ai': /���,� �""r`�+n W!;%.usr ``rd4 ""'- '��, 'j� ` o•,`�t 9"11 1 \1�, ice/ 1' � + �a psi 3:° ij(..� ..;r'�fo' :•' •s,gp uGj�� fndin tuit i,`� r t �dR/\ /• ?�)/ �J I rf t d L'ptft ` •• 1 �. �`'.�t •l ' 7 \\ - _cJ /� c. •a),i�y'h�jn' ,+'✓ �� ��/ A , ,` ;Sn� j / .� �' f �,,�•O• C I • ems,eel`.,. - a 3/ .J[ •.; �' :es �..!.:el� � �r, 7np sM? ;tr J b 1 ':`ti ;'• . .a� '��, '. ` I i,! G .°� O l �; iT'G N,r#�,r� M t Z'.• ��. I ib��IO'e - _ :/ ti 1 ' LIST OF DRAWINGS ;�- N,. �, :�s�, .,Q1� , � L t .: �: �= �. EGEND { EXISTING PROPOSED 1 . TITLE SHEET }o �' 'S • �''� ? � ^i,o �J4_ •.♦ cep ;. r • ((''�� - • '. . v _ �• g-- CONTOURCa 00 e - ��2 . PROPOSED SITE PLAN RYA . - (no , \\J `'l o`' o, o �'$:�s •,�' �r�c\ �! p e�q oM J ,` SPOT ELEVATION $. goos 7 eberry nd rl unkh \i 3e GROUNDWATER MAP — - a _ � / Pt ? � }r . oG w: i;ls PROPERTY LINE D hlNs o r) p ' ...... . �•+,.j _-Z, � .!`tfi�i.;{stand r Meadow- o .r AAABj• ',/� �� � ...�+ 3 EDGE OF WATER 4 . ROAD PROFILE .1 y e ��,��+�r � {./P�J� �' 1 / �r `\/ /rat. ..•-.�' Ito C9� r " � Y undi t 1 i �+.,+,' l e Thateh =i1e c o[ �� v nding• J •{,+ f , island a7(74'Inff •G .. ;er i .,;� �. :r^\ ? K.. �� t.:�/ i ♦ • , Mashpee ( •'W. — ThLa Chs'Fair 9 EDGE OF ROAD '�� C � of •. � •\ / 5 . ROAD PROFILE CENTERLINE ROAD , riQce L OF R — 6 . DETAILS _ l� o MONUMENT Popponesset 8 mch ' .• CATCH BASIN IS 7 . DETAILS SOLID PIPE • ` Rock lAlnd \. , 1 MaushopVillas t GROUNDWATER FLOW o � r l CoM Club ucconnes:et 4 T? PROPOSED WATER LINE �+`{ `^� w �� a1 Dint HYDRANT AND GATE VALVE LOCATION MAP SCALE 1 " = 2083 + Hcal�h D�i THE LEN Lme c " ^able OLDS BOSTON ENGINEERINCO . INC . JUL 1 5 1985 G . NEW BEDFORD, MASSACHUSETTS 1 OF 7 -- _ _ 'a 27 \ J� N� N W M M N� NMN O INN N q/ �A o ^Qul �I- __ CONSTRUCT LEA,GHINC� FACILITY "`8. GHAMt3E1z TO BE 10 PIA. ALUMINUM PIPE 15 L. l9 1.3% , f ,iIF " \ LIGHT DUTY, PRECAST 6.5 D ro'¢s . INV. iN = t9.40. \ I I J GOt.15TRUGT LEAG1-IING FACILITY 1 . GHAMP�EFZ TO BE CONSTRUCT LEAGHING FACILITY 2, CHAM6ER TO BE 10 D1A• ALUMINUM PIPE. ZS L. � 1.0% LIGHT DllTY, PIzECAST (0.5' R -A Co 46 . IISV. IIS ?$.os HEAVY T`( , PRE-AST !c'D 8'�. 1NY. IN= 26.75 C3� . �- CONSTRUCT TYPE"CL CATCH BASIN PiT To 6E 1(0'� 1(c'ri 7.5' DE6P. SEE DETAIL "E" PIT TO �E �"*8"x 7.5' DEEP. SSE DETAIL "E PIT TO V65 10',- 10,, '7' DEEP• SEE DETAIL"E.". A5 STA•15+00 iTH A50LIME W 6 l CONSTRUCT TYPE "GL' GATGH BASIN ` CONSTRUCT TYPE "CL" CATCH 6ASIPI TizAP• TO.F.= Z3.0, 19V. iN= 1q.90 / 1 10 VIA, ALUMINUM PIPE 17'L G 1.09• J AT STA. 1S--4z (AT ISLAND) WITH IiJV.00T-- 1q.6. SEE DEWL"G". AT S�-A. 15+DO , INV. OUT • 20.00 AND \ GASOLINE TIZA.P. TO•F. - 3,0.00. / T.O.F. = 23.00 • �, .. / INV.OUT*' 27.00. SEE DETAIL. "G" 10 DIA. ALUMINUM PIPE CONSTRUCT TYPE GL CATCH 15A51N 15' L. @ 1.0% . AT 5TA. 18+94-, INV.OU'T=27.75 , AND TO.1= = 60.75. GONST2UCT LEAD ING FPGILiTY '� CH 8E TO Be \ � / X/ /� I H T. AM rZ � / LICaHT DUTY, PRECAST 6 5'D w 4,/0. lNV. IN= 2-5.60 IT TO BE 8-A x 7.5' DEEP. SEE PP-`TAIL E . CONSTRUCT TYPE GL CATCH P5ASIN 12" 171A. ZC-F 19'L. Q 0.57• 10" blA. ALUMINUM PIPE. 20 L. Q 1.070 . \ AT STA.o-1 O WITH c�AsoLINE TRAP . 32 TOF.=31.70, INV. M = 28 5, INV. OUT= \ \ co „c + ZS.ZO. SEE DETAIL` G . \ \ NSTRUCT TYPE GL A.TGH t3ASIN AT STA. 1'7 50 �+ �A� r' � WITH C�ASoLtNE TRAP. T.O.F:= 28.60, INV. IN=25.50 \ �\ 25.20. " " I I l • v \ �� AND INV.OUT= SE.E DETAIL G CONSTRUCT TYPE CL' CATCH t3A51N\ 12 DIA. RCl' 16 L �' d.�G %, \� / / I / / AT STA. Z+53 (AT r5LAND) WITH \ / / / / / / I / 1 45ASOL)NE TRAP. T.O.F. 3p.75 , INV. OUT: 27.35, ARI17 W.IN=27.G5 .'5EE DETAIL G \ _ � iZ" DIA. RGP 34'L. _ J l 12" PIA. RCIP 19'L. Q 0.5% MGAN HIGH WATER LEVEL, 37, loop x GDUSTRUCT TYPE "GL'C`I�TGK iSASiN _�\ � � AT STA. 17+50, INV.OUT= 25.60 :y PAVED LEAKOFF to W � 1'D C3:1 SIDE SLOPE SEE PETAL 1 GONSTRUG-r TYPE GL GATGH $ASIN �N r ' / �� _1 \_ \ �,� AT STA. O- 10, iNV. oUT= Z8.'70, .AND ` I NV. �Z3..60 f / // 10"DIA.AL. GENG OVEIZFLOYV \ / I I � I' / £ � Y 1 • ZO s CON5TR.UCT LEACHING FACILITY *7. CHAMBER I 1 TOT. - 31.70'. HIGH POINT OF PROP05ED FOAD �p / � 40 L.(g 2.3�o INV, IDS= 12.4 ARID \ AT STA.0+73Co IS 52.50`. I 4' k� �` ` 10-NA. AL. EMERGxENC( INV.OUT = 11.5'. \ \ 1 TO 5E LIGHT DUTY, PP.ECAST <o5'D x 6,10 . 1NY, / p bVERFLOV�) 32'L.(@ Y.•4% ' / 1 \ l IN - 10.85 . PrT TO M 2o'x Zo x WE5 DEEP. SEE I I Cb1 = I I I I q / \ 1 V f DETAIL "'E„ / 3+� k \ ` INV. IN 2rn.�. J 1 ` I I ' 10"VIA. ALUMINUM PIPE 15L.@ 1.0%. I I \ ` \ 1a+oo W'DIA. ALISMINUM PIPE 15' L. iA . I )I BENCH MARK TOP OF MOKUMENT. CONSTRUCT E `�Gl."GATGH C�SIN J III ' / I I Q � / I I 1 I _ I 1 ELEVATION = 32.1ef AT STA. Z-53 R INV. OUT = 27.75 AND I 1 I ) \ HIGH PONT OF PROPOSED ROAD I I I - PAVED LEAPJLOFF &'W � 1'D . I I I .- \ I �- - CONSTRUCT TYPE .'GL"GATGH BASIN AT I T.O.F. = 30.75 1. AT STA. 1 •�v 0.76 r, 30.88: I 5EE DETAIL"13". 1 1 I ` STA. 12.50 WITH GASOLINE T(ZAP. to o p, I I I F. KAO, MV. 1N= 1.'5, AND 'INV.0Lq-- 1 fe DIA. ALUMI M PIPE 1(,'L @ 1.25%, - " I 11.0 . sse DETAIL"G". GONSTRUcT -TYPE GL cA"TGI-I BASIN I ' I I � \\ � 1 I AT.STA. 2+81 WITH GASOLINS Tiz`AP. I 10" VIA.AL. EMERC-jF-WY OVEK171-ow \ +� �\ I / 12"DIA. RcP 1Co'L R o.(03% _ - I 30 TO. = SO.So. At-AD 11JV.OUT= 2y50 50 L.tg 10 To , WV. IN= 12.Z AND I►.IV. \ � � 1°S � Ga1.ISTRUGT TYPE 'tL."GATGH 1aA51N CONSTRUCT TYPE "GS_"GATGH E�AS1N A.T STA.S+50 OUT'- 7.2'. \ G �{ \ T STA. f2.50, INV.OUT• 11A0 , AND 1 \ I ` 1 I oI�STWK.T T�{Pk"CL" G$. / "SO.F. 1A 40 . i WITH GASOLINE TRAV. T.O.F. = 2$.30 , INV. IN = x�b 'g� / 10" DIA. ALUMINUM PfPE •4D'L.@ 1.0% I V AT STA. 11+45.5 M.OUT=1040 Z.5. o N D Y. OUT = 2 O . SEE DET L " ., _ ' ` I I Z A 1N T 9 A,1 G . \ A44�. TO.F.- 16-00. IZ-DIA. RGP 1(o'L- 0.&507o . x .r # CONSTRUCT' LEACHING FACILITY 3. CHAMBER TO BE 2p / HEAVY DUTY, PK.EC.AST '8'D x 8 0. INV. IN = 2-¢.70. \ ,1 ` \ `� f I � '�- / .. \ I CONSTROCT TYPE tl.- CATCH )•+ASIN AT STA, , I 1Z"DIA. RCP 1d;L. @ O.(o3% / PIT TO BE 1(0'X 1!o'f `sr'DEEP. SEE VETAIL"E P. 1 , ' 1 11 +45.5 WITH GASoL11�SE TRAP. INV. 1N=9.d0, _ - iI 1 Go s UCT c G * \ ` iN�• oUT-q. 0, AND T O.F.= 13.00. I ' . N TK LEA RING FA 1LI7Y 5. \ I 2� 1 \ GHAMBt.R TO BE LKxHT dUT`!,PRE- \ iq.ro Z 0O 10"DIA.ALUMIWUM PIPE 58'L G (:25°b . 1 1 CONSTRUCT TYPE. "GL" GATGH FSI AT \ CAST 6.5'CJ%G'90, iNV. iNa 10.35', \ 14.6 5TA. 5+SO , )IJV. DUT= 25.-60 AND T.O.F.= / / / I \ T o 12 1 '% 5' I 1\ PIT T BE 2 7. DEEP. SEE \ . . I 10 PIA.ALUMIi�UM PIPE b L � i.25%. 1 GONSTIZLII LEACHING FAUUTY, '°F4. D>rTAIL 1% "1 � \ ` 1 • CHAMBER TO BE LIGHT DUTY,1?�E- i I I fi' wo is-mr-T T\(PE "GL"CATCH B+A51N ` 1 1 ► k z7 � CAST 6.5 D �o" INV. IN =19.65. PI A7 5T•q. t+54 WITH GASOLINE O O ,w ',- • , s I f �c 12 PIA.RG? rfo L e Ot(o3�o \ 1 \ \ / T BE 12 " t2 7.5 DEEP. SEE / l pO I o IhtV. IU 49.2, INV.DUT-bq , T:O.F. a bETA(L E . / / I ,�`� � I 11.80 . SEE VETAIL`•G" 1 f . / / 1 ► ��' �� \ AC I GONSTRUGT TYPE 'tC GATGH 5A51►J AT STA. 1 ,664 CTUF-)I M1)).j I 1 / / \ \ I HIV. OUT- 9.-50 AND TO-F. -I A-80', s \J �� / $ / 1 I \ \ \ CONS7TW61 LEACHING FAULITY 6. CHAMBER t. I I �•' 1 TO BE LIGHT DUTY, PPP-EC-AST 6 S'D (o'�, AND I I \ .� l INV. INq=8.80. PIT TU BE 10 x 16,1 75 DE�.P. I t 2 \ 1 \x / / / / 12 VIA. RGP 1(v L @ D.(o�596 . I \ 5SE 'DETAIL"S-. I x / GOI�IS'Ti�tJGT TYPE "GL CATCH BA511J I + / CON5TRUC T Ig" DiA 1LGP CULVERT 48'�.. C9' 2.0% I -�.�•..� AT STA. 10+50 W 1`(-H Cz45aLIN�. Tt�. FOv- FLOODD STORAGE CONTROL. SOUTH It�SV• = T.O.F.= 1Q.15, INV. W. 1t.05, iNV.OUT • \ 9.o gt.ID NORTH INV. = 8.0 �T HEADWALL). � 10.75 . SEE DETAIL G . GOI�SSTRUGT 'T`(PE 'GL"GATC,H 6ASiN AT / ��-� � \ \ CONSTRUCT TYfPE "GL" GATGi-1 BASIN 10 SITE PLAN & UTILITIES STA.8+00, INV. OUT = Zo.25, AND AT STA. tO+50. INV• OUT = 11.15, At1D , t CROCKER NECK lP .. M ♦ / .'cam � O .� � \ � i , �`,`4? 1G DIA. ALUTAIWW PIPE 201. 6' 1.0%v 12 DIA, RCP 1/o L. (9 0.&B . / L E N T E L L - C U L L E N lCONSTRUCT TYPE "GL.' CATCH BASIN PARTNERSHIP . AT STA.8+00 WITK GA.SoLINE TRAP.' / 8 �- s`,,, T.O.F. = 23.25, INV. IN = 20.Vs AND / / / / r- CONIPEAl5ATOK` FLOOD STbRAgE VOLUME C/ O T U I T , MASS , iNV. OUT= iq.85 . SSE DETAIL"G" / AREA• EROSION ACID SE'DiMEatrATIOnI CA1JTRb1_ PLAO SHALL APP1-Y TOAI-L WORK Do*IE �S _ 00 �� / r / / / / / ,. s6 SITE P LAN rz �u . sfu tbf=bv 02748 , . Job Number• obE- / �o � v / ao• 20 0 �40' so, Ito' �9- Checked Drawn By.. � D/'owing No. :. 2 OF /° NA. '�� '` 6 DOte J vt`( 1`i85 k - -- - ----- - ----- - - 27 3 I'll J-�i """" 714 d1l z_� � �� � IIII \ EPJ�T oolp ol ES ._ mom 10. � XI U � ELEV (i � A° ' sop �/ 1160 ago N. 27 to Ln I�. WATER UTILITIES MAP �� � � o AND GROUNDWATER MAP. j CROCKER NECK LENTELL - CULLEN \� ��/ PARTNER SHIP ji i �,fi� COTUIT ,100 , MASS.s � � � / � uz p;v = 9e- �� P�a � �zrau /� c Job a srna woe erD Drawlng No. J1 },m_w ?t`: X:__-m:.-na--...... w. _. -'+- ...-_�L^_...:.'::-wt•.w� ."" .,.? .,-..-A,:. .,n?^-Zp..".y:. - I G.5. 340" SUMP. FIW11HED GRADE AT ROAD. GROSS C.OUNTt__r IM PAVED AREAS 6 LOAM AND SEED OR 1 1%II =1l =1II-111� I =111 11=11 -) I-JiI_II/=III�ItI=)11 APPROVED SLOPE- FROTECTIOM. AS F-SQUIIIED. 21/z 2 PiEGE yoe ELL, III : ' ' r�' a'i1:'•i.•o_ = 1•-O" ROAD GRAVEL 5AS1= FILL MATEKIAl- AS I� c II a6PR GOLIRSE AS SPECIFIED IN SPECIFIED IN SEC. 2A Ill - �y �Q�a Ili 5E.GTION 2-A. PAIZ.Z-1-4 -4" CAST 1RON VENT, � �► ' ---------------- PAR Z- 1-3. _ „ '' GROUT OP>rN1NCaS lU .. .� llI � SUBSURFACE INVESTIGATION' 12 SHEE�~I1.SG IF U ' SED SHALL = 4" SE LEFT IN PLACE BF1-OW - • - 11 Anrn TO LEACH $ASIi`I -� THIS ELE-VA710M 1-0" MW, 12" RGP INLET. ----- 3 ------ 1CO.' ALLUMINUM lii 711 `4 n i R SC EEN, ail 'IL MATERIAL Af, SPECIFIED IN SEC. ZA. D1A. CATCH BAS)KI . MFG. SUMp 2" I_t," S EE 1NG AS 1ZEQU1RE0 PAR,2-1 -2. DEEP TEST PITS SURFICAL GEOLOGY ►N ACCORDANCE WITH ' A.s ,T. M. - C - - 1T8. ,• 4 in t -o'MIIJ. &RANULAK FIl_.L AS 'S for VIA I 5„I"'_ _ t `-- SPECIFIED IN SEC. 2A, PAR.. Z- 1 -1 . TEST HOLE N°r 1-� TEST HOLE Nar oip/e os_nsi,,C .�crp„ue a o, o,,, sample Ab o.yrA e- nsity ese.4ol,on i aaa sax►o/. �w +!' MASHPEE PITTED-PLAIN DEPOSITS (I L}:}STUC}1NE) - DETAIL G o vD TO 501E 6" Loose Black Loam/Forest litter T L 5" Loose Black Loam/Forest Litter mostlygravelly Sand with Sonic pebble to Cinal)-boulder IJC�TE. WHEf2E. V6RTtCa.L SIP•L_VES AVE 0SED T►_- 00p 4 OF PiPE SHAM- SE WCR.EAS6D AT AND suBsolL "'per-'- rev ne - sand., some 'Su85otC - oose rFine-Nedan (1CSS than } foot (0.3 m) maximum dimension) gr:1VC}. CATCH BASIN AND GASOLINE TRAP AojA� T To THE YAlvEs IN o�ne>z To Puo- '�' d... VIDE A MItJ WWM GOV6fZ of 3 FEET �t1 VP1�fE 1 180 , �,- , humus , 16" Some Black Humus Sand angular to subrOund. Pebbles angular to subround, BontNE 1 . or:red Dense Orange Coarse Sand ooj��A, Med-Dense Orange-Brown Med-Coarse 1tlOStly grariitiC Beds di Cplt1 S011tll��'artt; lticall faulted : ( E N 1., �„ :.;•,.� '28" Sand p gently Y NOT_T'O SCALS N AKZH 1 RdG4C PARENT Med/Dense Lt. Br, fine med sand d1 @ 10' PARENT Or rilOrt' steeply dipping where collapsed due to melting of , MATERIAL MATERIAL •------- burled ice blocks. Bedding mostly planar: current bedding =•, *% trace coarse orange sand -1 Med-Dense tt Br. Med-Fine Sand / �% `-"- n.•: and current ripples common- Beds g�•m•ra11y h inches (15 it - Some Orange Coarse Sand 4.. _ / .o'•a► Dense 0' cm) to a er��• feet thick (+1 rn). 'I'hc• ><'1ashtc• pitted plain / DETAIL H _ . . . _ :. �,,.� : .;ti _ 10 is a large outwash fan first described by Mather and others / Bolts o or Exploration Hole Barleer of EX,4,e„a„ Awe �, �. p TYPICAL TRENCH SECTION Wot#r £ater)eg #t.none Inches. Alotli/np• Obseiwd a,•none m Aos. Water�raxn *I,= 1W& M:1#00 Chs i wd .r�:;�:uaw I1942. 11.51 The apex of the fan occurs north-north- -- Ledge Observed el• none AveAes. Ledge Observed' et•-----7110§#A Wellpotnt f2 f west of the quadrangle and neaehes altitudes of more than WELLPOINT N0. 1 220 feet (67 m). From the aapex,.the•fan slopes at a rate of NOT TO SCALE TE T HOL£ N-, TEST HOLE Nat 5 15 to'"_5 fret per mile (2.84-4.84 m/kni)south and south-' / O-OWA Dens rserip,on o/ OM sepop/i Ab D"otn e`s"rr esayooa .0 i ro lb Sample /W pal S r RUG T I WA 7-OR %o o east (note restored contours on the geologic niap and topo-.,, / C' T L 6" Loose Black to am I Forest ittPr � So�L l0" Loose Black Loam/Forest Litter +" L/A/6 ExTCrlSloinl PCB y- graphic profiles in fig. 1). Mtany kettle holes and valleys / WA7-E,z eavyRWT-- CS STREET SUBSOIL" �-' Fi enmoo Innm,e SUBSOIL 47 - � +�-Q�x-�-• - V. 5e y " " � .interrupt the original surfaces of the. fan (fig, l). Ice blocks � tl1 ()=11� -ul t�l= Iu-lt�_II ,•.-�._ , w�. �. .• J11-11I� 11 i -III_Ju=ter=11) ot4t!;e Med/ nc Aranga/ rabm rAnrca/Mndl"m SanA o�r••d, Ned-Dense Orange-Br. Med-coarse responsible for many of the kettle holes appear to }lave j 6 6 llt- ` II =.+�:.;..� :=•''j'+: .36" ' 24�' MIN. PARENT -�--- w`^�'--- PARENT Sand been buried by the outwash ideposits. AS the ice melted, 9 i MATERtAL ---- J MATERIAL Strata overlying and. adjacent to the blocks collapsed B IININIMUM 6LO"GOIiER . •, a "p� Med/npnep I t Al^nvn Linn-M.,A sand v/littla 17 a in, ; p+4: Med-Dense Lt 8r Fine-Med Sand w/some orange d5 @ 10 12 OVERLAP MIIJIMUM f�ti•r-! orange Coarse sand '•.�::�' I Dense sand '.o,•:•p'+; ---� ' '• '\\ ,� TYPE "K,•GOPPE_R -rue,lNe. M/HAT ON OF r:•'.; 11' «,,• 23, TOWN WATER L/N�5- ,��. :.• Y , p \ . �+ , r�hlt �� CORPOFkATID KI COCK. STAISDARD SERVICE >30x. Barlar7 0/ ExpMroUoe hb/d fBotlont o/ Exphrolobe hbh �m t }' nt., z� ►t�i�s f. p 1u G------•-r ---;---- I. ;. r 1 O R a r It TO CROCKER NECK None of (S I SU,BD/V/SION UR13 STOP. Wohi EAlerley ilr Mebes Xell/lay Oheiwd yiNone McAeet Water EnrbrtAp ot• --Atebax . A/oq/lap; Observed ale:: - IeeMt. g , to a• Lodge Observed et.2e Aw*m No G11T encountered Lido# Obserrod eh'---baebes. GW^24' by sa>npi tng probe L'1 �� +. r / �' K• •' 20 9 - - o t� • TEST HOL E NO-+ e r TEST HOLE N r,,_¢_ ,•s�3, tg- 'R �.e, o 0_ om 0e-�sUY esenplton o o, o/e ,Sanople Ab Depth ensir tsenplron o of PreR/e omp/e Ah -t '�'�"� 'l ,1 tt1 -� -� .. .� • v,' tl►� WATE.EZ MAIN• cOMPAGTEU FILL. y ^ 'L 8" Loose -� Black loam/Forest tr+P T L oo � _Black loam/ crest :Litter 7p � ,t . ,� :, � - n $LO CY t t / �u- � • k , � /o Su85011 rey Fine- an some ac SUBSOIL 'Re Dose an one Hum `_._` " ".4 QS 20° humus 18" - c DETAIL ] Dense Med. Coarse .e .. or r��e: 32 Med1 Orange - Orange Sr._Sa�- Med-Loose Oranae Me&Coarse Sand •• `` ` ;~�•� ` ei o b PARENT30".-_"-'_"..... PARENT .•, �- ps _ MATERtAL --�------ p Lt Br. fine : Med Sand . k y. MATERIAL ..........-.-... ey LtBrMed-Co and li - -€'-- ,�. . TYPICAL HOUSE SERVICE arose 5 w/ Lila , w, /7 /e . fly• Med tense Trace tlraAos:ars Sand -So `Z�r' �. � - -- - - ».. � Dense Orange Coarse Sand e: :�;, D .•;� 1. ::q -•�, ao,•:�� Dense ` n._:J l ,yr. �:� NOT TO SCALE 18' ;f r�, -.-....�� f .t m ,t y `h �'• „ q Batlwt a L IDS Expbrel/ee Able A, ^ Ob •,}9r �J •r; OT>=: TIE RDDS TO BE USED W PLILCE aF Water ]E70tXrXXdt al•,.Z.i'_JfJtdfJilEl( Alot/Ilwy, Obrawd oN:== AIMIiL Wot#r Ent#r/ey el••_ -- hebes b/oN//ey Obteiwd N••"•-•-IoeA#s. a / f +, \ RUST �ti-ocKs W FILL AREAS on r�HF TYPICAL HYDFZANT• QfT1p•� n / Ex�sTwU SPIL L.Ar-V-5 suFFiC16NT BeAR-- e�{� d H i6x STFRET1G-rH. Ledge Observ#d of"----- AvAeaNOTE: GbTT measured but wellpoint destroyed Ledge Observed o/•--•--Aatb#stShelf 1 9' Perc Test I `Din `/s e a„ Goose erry b ce •, p=3E t 'R @ r: a to to ae soma too Isi . FINISHED ROAD GRAVE . Y t.nanOArr trerll «tattat WATER S U P P I L Y GRAVEL S SILT OR ` CLAY COARSE FINE CRS[ MEDIUM FINE V#/"ED SOIL rEXMNAL CLAWS XMr": Loose. Nedium Compacted. tense. Very,Dense. ►MORTIMS USED: Trace • 0 - 10%, Little•1b - 209, Soaoe• 20 • 75f. And •SS -SOt STANi7P.FZD VALVE BOX •413D COVER. * It is to be noted that soil orofile descripHora and proportions are based opal VO KSOT BLOCK- Pi;AIN WITH field observations and may vary somewhat from actual sieve analysis perfomed THRUST BLOGI�• in t soils'iaboratory. 10 UNDISTURBED SIDE OF \NA,7EK MAiN. TRENCH. G"" P.1. SPACER. CONCRETE THRUST BLOC& GOW-F-ETE THRUST BLOCK PERCOLATION TEST FALLING HEAD PERMEABILITY: NOTES OF, FLAT ROCK. � u J In VALVE ANCH021K 1G w -T-EF-- SAHPL//VG TUBE CROCKER NECK SUBDIVISION SHALL BE SERVED BY MUNICIPAL WATER SUPPLY. THE WATER MAIN WHICH 'NOW EXISTS ON CLAMSfHELL CAVE ROAD SHALL BE EXTENDED 2 T(E 1ZODs 0 eo-. SIDE)To BE SAME D1A. AS M,�l. TEST HOLE No. LF --s ya67o PHRMEAF9/L/TY A- LS x LOGc N° (l2o) ALONG TRACY ROAD TO THE VICINITY OF 'LOT 8 AS SHOWN ON THE BARNSTABLE` 130LT5 SEE NOTE. FILL iN DISTANCES ON FIGURE BROW. Alt Lr ,� Hf goT.• Ta - �f Hf LS IN /NCHE5 ASSESSORS MAP. THE MAIN SHALL THEN BIE EXTENDED INTO THE SUBDIVISION. ALL MEASUREMENTS TO lSE IN INCH L To, TF• IN MINUTES WATER LINE CONSTRUCTION SHALL CONFONM TO THE REQUIREMENTS AND SPECIFICATIONS v2." c• • of CRUSHED STOWE. FROV1PS tZ""s . l3`( 9" THICK �b WS IN FTIDAV OF THE WATER DEPARTMENT, TOWN OF BARINSTABLE. SEE DETAIL. A�ovE DRAIN• CONcsZETE i�,SF-.- i SOIL SAMPLE 5AN1? DETAIL J EL-9 .•�. ALL COMMON DRIVES MUST HAVE A 12' MINIMUM WIDTH OF TRAVELLED WAY BUT MUST 3" HAVE A CLEARED WIDTH OF 18' AND A CLEARED HEIGHT OF 15' FOR EMERGENCY ' ' • SAMPLE TEST PIT L, LP LS Ho T H f T To-T Ho/Hf K NOTES VEHICLE PASSAGE. 221/ V R"dlr►a TYPICAL HYDRANT INSTALLATION aS•� 15 1/422 . 5&5 2.35 3.5 3.5 2.30 2.64 /52 (07 A 12' WIDE PATH SHALL BE CONSTRUCTED WITHIN THE 50' BUFFER ZONE FOR EMERGENCY atsr 1 VEHICLE ACCESS AND PEDESTRIAN TRAVEL,. NOT TO SCALE 1411 3.5 3.5 2.5 2.30 140 6/ �(n-I) t6 1" 3.5 35 2.70 1.71 I3o (54 PRESOAK STARTED' ...: ............. TIME DISTANCE BELOW NAIL RATE (MIWINCH) 3.5 3.5 2. 3 2.30 152 75 THE LAYOUT, SIZING AND CONSTRUCTION [DETAILS OF ALL COMMON DRIVES PROPOSED (SECS) (INCHES) 67 AV/E IN THE SUBDIVISION SHALL CONFORM TO 7HE REOUIREMENTS AND`SPECI FICATIONS DETAILS OF THE DISTRICT FIRE CHIEF. APPROVAL FROM THE CHIEF MUST BE RECEIVED PRIOR. .... TO ACTUAL CONSTRUCTION. on.... .....7."............. .: 60 10" .:17......... / #1 S.Sa 3.80 i.5 3.6 2. l5 .42 /.67 220 ALL NEW CONSTRUCTION PROPOSED AS PART OF THE CROCKER NECK SUBDIVISION MUST CROCKER NECK .�4.... " .:25 ........ >5 3.6 /.90 .57 /. 69 201 COMPLY WITH THE TOWN OF BARNSTABLE FLOODPLAIN ZONING, BY LAWS WHERE APPLICABLE. , 12 ......,.•'... 33 ... /.5 3.6 2.Oo 50 /.80 2/2 �(n-�)<8 ALL UTILITIES, ROADS AND DRAINAGE AS SHOWN ON THESE PLANS, HAS BEEN DESIGNED LE N T E L L C U L L E N 120 �3,1/�,,,,,- TO BE CONSISTENT' WITH THE NEED TO MINIMIZE FLOOD DAMAGE. THE LOWEST FLOOR .... •IP .. 4 I/2" '50""" /.5 3.6 . 2. /0 .46 /. 7/ 209 OF ALL RESIDENTIAL .STRUCTURES SHALL BE 11' MIN. FLOOD PROOFING MEASURES "'•i• ' ••""""" PARTNERSHIP .4Q.... ,�80,,, 15 3/4 ••.�7 ••••• 2/l � AVE TO BE AS PART OF. ALL NEW CONSTRUCTION SHALL BE SUBMITTED TO THE APPROPRIATE ......•.............. BUILDING AUTHORITIES PRIOR TO CONSTRUCTION. : ... ....16.I-?.......... COTUIT MASS . 270 .. ....17.1�2. .............. ��• �4 5.85 2./ �3.75 3.6 2.45 /.72 147 /0/ � 1.00 $� 3.75 3.6 2.25 /.93 /.6o l!0 i. �hr� �r$ orn "nexir "•..•........ 3.75 3.6 2.45 /. 5/ /.47 //O ,330 . .... 18 ,1/2.......... 1.00 375 19 1/4(bottom of ., alp ... .............f fy l 4 y 3.75 3.6 2. /- /.54 /.50 //4 G(n-I) <6 '� t+ut t s Weser T" Erxounteradt YE5, NO..X _... ' T I Thor 1:O fifi•10..-.. ... .......... Min (incl. presoakjl. /00 AVE Stabilized Tar,,. .........o. ............M.. .... .. Mkt.An Job Number•Doe-59 Drown 8y-3. D/'OWl/1Q l� 0. 5c0/e: AS SNOWtJ CIt ecked �9y: T Doke: JLsLK t'1a35 7 OF 7 Sheet I of 3 N/F N/F TOWN OF BARNSTABLE BURL INGAME CB/FD S 830 32'00"E 990'f V N/F CARNEY N 83032'00"W 236.2318 h PARCEL 31,714 7l s.f. z OPEN SPACE 2 z 52 S 87041'00"E 200.06 ^� 1gQ' ti 6a° N 5 22g. /T o 63.21 2- s.f ` 2042 p `� � ,8 N69o28bo�� 00 w\ 62°0 S 89°32'03'titl 157.64 CB/FD R=350 ,82 309 L=44.29 00 p• V �;. 161 y028� E G R=50 -- �° 0/STRgTjp 5 2 � s.1 N N 7 R= 150 V � � L=547.25 C "E I15.86 N 84043'3 2 V 60 00 .8� E 159 R;�•14 N g3°53�35 N/F MENZE 56s. L=60.00 _ w R=300 L=97.44 �;, It it N 8I°50'45"W °551- �E 9876 /� CEL -Z L=8.9I COMMON GREEN R=50 0 R=350 RE = 3.1 L=51.09 �� o L= 9165 S.if Z S 69o30'/2" E /6364, 83 4� L-6/00 80°�04"E N/F LOWS N 0 - o s 1 � ti F =o a TGH LINE � MA CB/FD R-g0 �O� o R=110 �h wso �� CROCKER L= 3I8.70 , 56.5 v l �ssz- L 840041 E 83.4d SUBDIVISION 40 �3 PLAN LAND 0 I0Gf TO EDGE OF WETLAND _ IN N/F RAFTESBARNSIAoL.E, MASS. . DRAWN FOR L=463ss LL _ CULLEN SCALE I 40' 0 /0 25 50 75' l00 JUNE 27, 1985 It t 9 APPROVED I �oR ice ,, a BARNSTABLE PLANNING I CERTIFY THAT THIS PLAN HAS BEEN AREPARED IN CONFORMITY �� ,Af�'�srEp�" � ��� b WITH THE RULES & REGULATIONS BOARD LATIONS OF THE REGISTERS OF DEEDS. . _.� « � ..r . New lv���r� WE � ti REGISTERED PROFESSIONAL LAND SURVEYOR DATE 9 X§a> C 3741 CERTIFY THAT THIS PLAN HAS BEEN PREPARED IN CONFORMITY WITH THE RULES & REGULATIONS OF THE REGISTERS OF DEEDS. w, REGISTERED PROFESSIONAL LAND SURVEYOR D4TE OF 'may O} XEFdNO H G\ , R. FERRE14A Z,. No. 26716 PA �fCisiER�� ~ �_ ~ 18 SHEET SEE I7 APPROVED BARNSTABLE PLANNING BOARD DATE iS ` rI CERTIFY THAT THE NOTICE OF APPROVAL OF THIS PLAN BY THE NO LOT AS SHOWN ON THIS PLAN AND BARNSTABLE PLANNING BOARD WAS RECEIVED AND RECORDED APPROVED IN ACCORDANCE WITH THE OPEN ', AT THIS OFFICE AND NO APPEAL WAS RECEIVED DURING SPACE RESIDENTIAL DEVELOPMENT PROVISIONS THE 20 D4Y5 NEXT AFTER SUCH RECEIPT OF RECORDING OF OF THE ZONING BY-LAWS OF THE TOWN OF SAID NOTICE. " BARNSTABLE SHALL BE FURTHER SUB- f V TOWN CLERK DATE DIVIDED. PARCEL Bt PARCEL AREA WETLANDS Acres Sq. Ft. Acres Sq. Ft. 12 w MATCH LINE F�rrce l A - Open Si pace 14.53 6327926 9.02 3927706 SEE AssEssoRs MAP 5 LOT is �+ Parcel B - Commom Green 3.13 136,342 018 4000 A PLANNED OPEN SPACE DEVELOPMENT UNDERLYING ZONE: R F 41 Parcel C - 50' Buffer Zone 1.21 527708 0.03 1,500 "' `�•i Ft7rcel D - Roadway 2.50 I08,900 none CONCRETE BOUNDS TO BE SET AT ALL POINTS OF CURVATURE Parcel E 0.21 9 Beach Area 0. 92 40,075 7000 ® Lots I - 18 12.19 530,996 none CJ I Total 34.48 175017949 9.44 4117206 SEE SH ET 2 Qy P� vr ���� 2 3 4 � Health Dept. Town of Daristable JUL 1 5 198 INDEX SHEET SEE SHEET 3 ll ll CROCKER NECK POPONESSET SPUBDIVISION P LAN C)F-_ LAND ��. IN ° IV R �+ p c �BAY A JTAL�LG� . DRAWN FOR L EN PA RTA E 9SHIP LENTELLUL C LOCUS or Id 25' 50r 754 IOOr SCALE I"=40 DUNE 27, 1985 o (OlAr O'C'ef-on Cana farveg C.P., San, ,A 5 hl - { . ,New aw-arb"malo, _.. _. _.. .., .....,.......... -,.,.._._ _-----_e,..... ... ,. .._ -. .. _. �_ Sheet 2 of 3 CB/FD (RADIAL) S 83002'40' W 33.00 V 1000ANE: I I I I I I N/F RAFTES - - - v - L-45.2p � � 25 p0 %`phi' , =?5 v S 450 26 3Qr E L=150.00 , 850 p R-SO 201.54 ,5p0 L L =863 3 00 MA TCH LINE co o � l9v ,SU _ h N 100 TO EDGE OF TLAND co t _ Op ,� �-50.00 -� -- �_50 0 9 o ' �� o 5, s./. M%411 o 315 S '227.7 E N 80�40'04 E 83.48 CB/FD _ N ti� 8 21, 27s. i co T =o ell 5 o N N/F EL L IS °� '` Z. ti h• ^� ti S 540 29 18 E � I� E � 167.72 z �o 04 N h� 2 gg 56 N 72 33 44 s. �N 3 0 0 2 , ® s.f Q 34,665s. N w co 03 so \ w 7s.1. o s 6`s3i � w PARCEL A " s� o 0 q 105. LOT A AS SHOWN ON �300 _ wQ L.C.C. 11260 B, 4-9-42 ° pa 0� E 105-00 N ?� / CROCKER' CB LINE 38%t MAT( oilS UBDI VISIQ POPONESSET PLAN DP LAND ti IN BARNSTABLE, BAY I DRAWN FOR LEN7ELL- CULLEN PARTNERSHI P 0 /0' 25' 50' 75' 100, SCALE I 40 JUNE 27, 1985 Iurve;g ca,s i snc., �y KENN T" , R. LL ; FERREIFA a v>, APPROVED etc. 2,Cl7 4 �� l CERTIFY THAT THIS PLAN HAS BEEN iPREPARED IN CONFORMITY � BARNSTABLE PLANNING WITH THE RULES 8-REGULATIONS OF THE REGISTERS GF DEEDS. BOARD5t New lrea:f-vra _ DATE REGISTERED PROFESSIONAL LAND SURVEYOR DATE . _.w . . . _ c 3741 __-- Ili � i i Sheet 3 of 3 d- 105.4 oCO 0 . U E 10500 N ?4 APPROVED EDGE OF MARSH BARNSTABLE PLANNING / BOARD MATCH LINE .� DATE PARCEL A ti, c PINQUICKSET - - ®w� �K cc )NEzOr. T 2 Z ,x 6A Y r UrT F. i 0 l ISI „ SU �V PLA A i �F LAND 6ARNSTA" E MASS. sk— DRAWN FOR Lf CULLENE /P o KEMNETN yGs r r Id 25' 50 75 100' s FERREIR 10000000 N No. 28716 '_ SC,4LE I' 40' DUNE 27, 1985 00 f "tGeSTER�� :. (vibe 0.0,00n Oranb �4rvv;pC-0,0,3) sar-D. ' 1 CERTIFY THAT THUS PLAN HAS BEEN PREPARED IN CONFORMITY WITH THt RULES & REGULATIONS OF THE REGISTERS OF DEEbS. REGISTERED PROFESSIONAL LAND SURVEYOR DATE � Billsam �4 New ebrPrA9 R-a-& C 3741 _m___..__ .__ _..___.__ ,- FINISH GRADE _ }i I � j 1V*DIA.COVER /� �� WE.4 R/NG CO UI?SE' GRASS 'c�nw� 2, GRASS z, FILL MATER/AL 4 NON—FROST SUSCEPTIBLE G# LOAM -f k� a b% .a o �(„ LOAM 1 /',� BINDER COURSE L2„ GRAv E,C BASE b'-0" 3" $., 24" DIA.COVER 1'EASTON� GA5 WrIT�R I � BUS'/ED U77L/T/ES 5" _ _ • y J NOCKOUTS EXISTING SAND SUBBASE n YEN 8 D A. KBITUMINOUS CONCRETE 3 L006E ROLLED 5 ®®� MMMCATCH in®® ®M " 0 O O E O l� O 0 0 MON2.2 ®�I �®„ 4, B/TUM/N/ZED o o C3 EM f� 0 0 o b 50 �� FIBER P/P,E ®�® ®� ' WASHED S?Ot�SE 6 P 1 T bEP"T1-i * �. 0 0 0 0 0 0 C3 o b f I I TELEPHONE ti. }1 =n; i E� gig" 4.. .•, �^.' DETAIL A i Sp,�RE ®c� ®® _ «► , p 0 0 o o o b • a is CZ t: 0 IM! ® El I I �� o a o f0 f f= o o n M I TYPICAL CROSS SECTION ELECTRICAL 3'-�" _ W F ®0 90 93 M ;, ® co �! 1 NOT TO SCALE= Coco ® f� - - � ® M® DIA. DRA/N.4GE PIT wlv-rH TYPICAL r1T F-Y-CAVAT10N LIGHT DUTY LINE F HEAVY DUTY �4 " PET�,tORATED 6" B/TUMINIZED CLEAN G)PAVEL F/LL F/BE'R PIPE � DETAIL E BL�7VD LEAKOFF TO TOP OF ROAD EDGE PRECAST CONCRETE DRYWELL PAVED LEA KOFF DETAIL D NOT TO SCALE BERTH OF LEAkOFF BURIED UTILIITIES TYPICAL CROSS SECTION AS SHUIx/N ON PLAN NOT TO SCALE - 7-9/0 INCH THICK BITUMINOUS CONCRETE SCHEDULE AND SPECIFICATIONS TYPICAL ROADWIAV # SEDIMENTATION CONTROL AND RE— VEGETATION CROSS SECTION / CRIJ5YED STONE BASE - „ EX/STING LOW,, AREA ,L -4 GRAVEL BASE ROADWAY FOUNDATION — GRAVEL SPECIFICATIONS o Ou �o a Where disturbances are created, the .vo, 11 rA0 80 \ /�\ following conservation measures will be taken: g �Ab. Any slope which, by grading, filling, or stripping of vege- QDR o tation may become a ,potential erosion problem area will be Sieve Size Of PRSSiIIg'' by Weight \ subject to sedimentation control measures. Any graded, '� `� CIpU$f/ED STONE filled or stripped slope, including but not limited to 3'' 100 �/ 2 those areas delineated on the site plan, shall be stabilized 2 95-100 after construction'with jute slatting and temporary, fast- FILTER FABRIC TO BE OVERLAPPED growing vegetation,such as annual rye-grass. Mulching will 1 60•100 be applied to aid in the re-establishment of vegetative CO- 3/4 55-95 ver. Site preparation which must precede temporary vegeta- tive cover will include lime and fertilizer application ac- 1/2 48-85 cording to soil test. 3/8 44-80 _Unless hydroseeded, the lime and fertilizer will be worked # 4 33-68 DETAIL B in to a depth of four inches. 10 • 23-55 Prior to any disturbance, sediment. control -measures such as those specified in details. A and S. will be placed at ZO 15-43 TYPICAL L E A K O F F PROFILE the base of any slope designated as a potential arosion- 404 problem area on the site plan. All erosion control mea- sures shall be maintained until upstream'disturbed areas 80 2-22 NOT TO SCALE are stabilized. All sediment shall be removed from the drainage area after stabilization of upstream areas `and be- 200 fl-10 fore abandoning sediment control measures. The placement DE,QD/ '/AN 02 lYIIYI 0-3 of these sediment control measures will be completed as construction progresses. Final planting and slope stabilization: F/N/SNE,'Z) GR/aDE Topsail shall be placed where existing soil — ---------- will not support plant growth. A seed mixture, approved by the Soil Conservation Service for steeply sloping terrain, - will be used (see specification) The fertilizer to be used RE•MOV'E BURLAP FROM fog-final site preparation, if required by soil test, will be 30-10-10'fertilizer a TOP �3 OF BALL _ applied at a rate determined by the test, 4` wooDE►l POST A second application of 5-10-10 fertilizer will be applied - SILT {:ENDING 'TO SS, I»a.o CKV One year later, if necessary. Sv1/attE �- i m bALE owputAnoNs AaE NOT WHERE M ' F[AS16LE. Stockpiled earthen materials, excavated materials and/or top f OkOPEX 'SILT soil shall be stored on high ground or out of flowpaths. �O�# 6ALSID NAZI EtO&IOJ Stockpiling shall no be conducted within wetland areas. NOT r ... «. .. a oroP Srtnrr�f3dT � p g 1 t i RUBBER HOSE I ( � ti♦tGKs 'IwN3T' Rf M.ital 1rJ COO L FAIS tle F LOICIC Stockpiles shall be�0 p protected .against erosion and sediments- + � ... a + P'LAC'L' 1 IJTIL 4MADIELD ,AI[E,AS` Ot LIAL. 1 POST tion by structural or vegetative controls. oOltsLoryEs „act Ps:1w�►►JE.,JnY � I �,#lO GAL VAN/ZED DIRE BALED RAY 1 1�. Fro -�--}--� 67sf3luzsa. RerLscc ss I SEED HIXTIJRE SPECZFZCATION OR s Iuv✓ NO REMOVAL OF LIVE TREES UNDERGROWTH OR LITTER SHALL BE PERMITTED T 1 1 a4EDED. follows s , The seed mixture and application rates shall-be as . a o s:SS ICC1[�►I- PP � t1 y 3rtR I MIL 1 2 CH IN THE OPEN SPACE AREAS. REMOVAL OF ...DEAD TREES AND LINES SHALL-BE l <. 8TEE 7E:LOPE3 MILD SLOPES I t � r`otc.Et�lIt�1T eA►1c P ® ' O t E AREAS WHERE TREES HAVE BEEN REMOVED TO EFFECT GRADING 1 � �L1t>r r.� �� Rate­/Acre Mate Acre.: .. � m PERMITTED. IN A A T C , I [TY S � �® 0 t< ' 01 O TREES R SHRUB PLANTINGS SH B E PLANTED T PRESERVE D4Es Darr 1 n 0 lbs. STREET T E AND/0 MASS RALL PL T 0 ES RVE 1 6>tK LL Crownvetch 1 V o-•- !ldELL,►P, i AND MAINTAIN THE NATURAL TREE SPACING AND CHARACTER. SEE DETAIL -•*•� 45 lbs. N E L Kentucky Bluegrass t 1 FOR PLANTING SPECIFICATIONS. Hirdsfoot Trefoil Moire) 8 lbs. i o "- •' 4• mAcKFILL TRa>.�CN Xy-31 Tall Fescue 15 lbs. - PLAN a'-V- II IJATIVE SOIL Red Fescue - 65 lbs. Redtop 5 lbs. ~- u MATTER-IAL A4 OCZESSACy Perennial Rye'Crass 5 lbs. 20 lbs. 54ji S P>rG � TOTAL 43'lbs:` 130 lbs. Notes- DETAILS -- : -- -- DETAILS t. -Ir crown r Or seed f "1r•,• 1. Use a minimum of 30• and up to 70t hard se _ for fall seeding, steep slopes. Ili ss ' fMB.trJKHE►Jr / ,�. ELEVATION 2. No !lard .seed will be required for ring planting. ` ' -' I >axf�T�►14 �Lor€ ►� i �.�.. — CR CKER NECK 3. Inoculants are specific for each seed. For hydroseeding, use + four times the amount and the specific inoculant for each TD]�50/� M/X. ----� _'� `- legume. LENTELL �— CULLEN ELEVATION 4. The above weights are ifor live seed. MANURE ' S. Slopes must be mulched to aid in establishment of vegetative PARTNERSHIP cover. COMPAeTED FILL `t,. DETAIL C 6. A final pH of 6.5 is most desirable. r,�• i Iq� C O T U I T MASS . BALED HAY EROSION CHECKS SILT FENCE DETAIL. FJL C, NOT TO SCALE- C TREEISHRUB DETAIL �`�, 172iltixra MIL 4RM ; ` ''4 NOT TO SCALE . Job NuMbsr: oe E-5 Drawn By: n;?6- Dr't7Wir .'NQ .Sca/a A'S SHOW O Checked 8y.� �` Data: �J UL`�f 1955 V` 0 F 7` w _ ------ _ ----- _ 1 N • Z 0 I � o cc N/� pjUp�f,INbPcNI� � iw 17 i open space Af , 15 t r r co 6 _ 15 IS WJZ(L 14 c�6Y ,►.r f �/ ' l - �, � � \ � T�'t��. �t� ���-owl uNr�t� c�r►u�-lo�� Z�� \ Q W �J 13 open space , , i c�ut�t�►vi�i�N z ,O �, 2 PINQ►UICKSET COVE , jf—i ti ' 4- `` qo' � � ��,��� � ,, �D�UI��'•t'J oP�N ��P� UNL'�il`� OF'F�N GJpPGEs r- 1 e,U)-F �� ' �' \, ' e'r Gpt, �t3 f ✓P'' i 25, 5► he "7, O r' �Q t � 11 M►�ir�►uMuib apt .n !05 3 PSG t")aa* of V c47C-7 IAG o,W g � 1' .' _- _ �30�✓� _ �p; - ,., "/o U{'L�� I� G✓�'fYiE* 4'3-2-�0 U CL QL Cz Cn n t O 1 ` __ w u �Z 4 97 open space - >� 1�1 � FVC 6;P- Ali..A;pNow Z LLJ POPONESSET BAY W D _ Health Dept. { Town of Barnstable D DRAWING NO APR 8 1985 27 )°>9ep ------ ---- , i C9 rP Itp Open s acep ow W.JZQ.0 Y, x.�l ' 'bo _ � - PINQUICKSET COVE open spaceNIP QCz QL JQI 70 CzNlr- JJ Ij openspa C1 I- ka� W I ui IM POPONESSET BAY � wDRAWING NO 2.77 M�l "CId