HomeMy WebLinkAboutSR - ANR - Old Stage Rd and Parker Lane 20241
Town of Barnstable
Planning and Development Department
Staff Report
Old Stage Road and Parker Lane, West Barnstable
Approval Not Required (ANR) Plan
Date: June 20, 2024
To: Stephen Robichaud, Chair, Planning Board
From: Planning & Development Department Staff
Subdivision: No. 829
Owner: Larry Nickulas
Applicant: Larry Nickulas
Property Address: 0 Old Stage Road and 0 Parker Lane West Barnstable
Assessor’s Map/Parcel: Map 152 and Parcel 006 and 010
Zoning: Residence F (RF) District, Resource Protection Overlay District (RPOD), Aquifer
Protection Overlay District (AP)
An Approval Not Required plan entitled “Approval Not Required Plan of Land on Old Stage Road and Parker
Lane in Barnstable, Ma. Relocation of Parker Lane on Proposed Lots 1 & 2.” prepared for Larry Nickulas,
drawn and stamped by Gallagher Engineering dated June 18, 2024, has been submitted to the Board for
endorsement as an Approval Not Required (ANR) plan. The plan proposes to divide an existing improved
lot into two buildable lots (Lot 1&2) and one non-buildable lot (unnamed).
Background & Proposal
The subject property is located within the Resource Protection Overlay District which requires a minimum
lot area of 87,120 square feet. The subject property is also located within the Residence F which requires a
minimum of 150 feet of frontage.
▪ Lot 1: is improved with a total lot area of 87,259 square feet of upland and 219.84 linear feet of
frontage on Old Stage Road, a public way.
▪ Lot 2: is unimproved with a total lot area of 141,070 square feet of upland and with 167.78 linear
feet of frontage on the recently improved Parker Lane, a private way. 100 linear feet is claimed by
way of an easement that fronts Parker Lane. Staff questions its legality and has asked for additional
documentation.
▪ Unnamed Lot: is unimproved and is not properly identified. This lot has insufficient frontage and lot
area and shall be labeled as “not a buildable lot”.
Lots 1 and Lot 2 meet the minimum lot area of 87,120 square feet. Lot 1 also meet the minimum frontage
of 150 feet. Lot 2 may meet frontage requirements but further documentation is necessary.
Lot 1 is currently accessed by an existing paved way. Lot 2 shall be accessed by an improved gravel private
way.
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Procedure
§ 801-21 Board actions.
The Board shall, within 21 days from the date of submission, at a meeting, either endorse the plan as one
not requiring its approval under the Subdivision Control Law, or find that said plan requires the Board's
approval as a subdivision. The Town Clerk shall be notified of the Board's decision in writing. If the Board
determines that the plan requires its approval as a subdivision, the applicant shall be notified by certified
mail.
Findings
The plan as submitted may qualify as an Approval Not Required plan and if it in fact qualifies, it should be
endorsed by the Board as:
▪ It does not constitute a subdivision because each of the lots have the minimum required frontage
on an existing way having suitable grades, and adequate construction to provide for the needs of
vehicular traffic in relation to the proposed use and for the installation of municipal services to
serve such use or has been labeled as “not buildable”; and
▪ All materials and conditions of Chapter 801, Article IV Approval Not Required Plans, have been
submitted and are in full compliance.
If the Board agrees, a motion should be formulated to:
Endorse the plan entitled “Approval Not Required Plan of Land on Old Stage Road and Parker Lane in
Barnstable, Ma. Relocation of Parker Lane on Proposed Lots 1 & 2.” prepared for Larry Nickulas, drawn and
stamped by Gallagher Engineering dated June 18, 2024 as an Approval Not Required Plan.