SITE PLAN
January 17, 2017
SDE No. 16092
Nantucket Planning Board 2 Fairgrounds Road Nantucket, MA 02554 Subject:
Redtail Lane Subdivision Definitive Subdivision Plan Application 154 Cliff Road Assessors Map 41 Parcel 73
Dear Members of the Board: The owners of property located at 154 Cliff Road are requesting your approval of a 2-lot definitive subdivision application. The applicant proposes to subdivide the existing 93,000± sf parcel into 2 building lots. The property is zoned Residential 20 (R-20) with a minimum lot size requirement of 20,000 sf. Lot 1 will be 43,872 sf and lot 2 will be 42,874 sf. The property contains two dwellings that will remain with one located on each lot. Access to the property will be provided from Cliff Road via a proposed 12-foot gravel roadway. The roadway is proposed as a rural road alternative in keeping with the surrounding area with the majority of the roadway located over an existing driveway. The roadway will have 2 foot shoulders for a total accessible width of 16 feet. Turnaround areas are provided at driveway aprons and at the end of the 740-foot long road. The property will be serviced by on-site drinking wells and septic systems with electric, cable and telephone utilities located underground. There are no known wetland areas within 100 feet of the property and it is not located within endangered species habitat. We ask that this application be heard at the Boards February 13, 2017, meeting. Please call me with any questions at (508) 503-3500 or email [email protected]. Respectfully, Site Design Engineering, LLC.
Daniel C. Mulloy, PE. Enclosures: Form B Definitive Plan Application, Redtail Lane, 154 Cliff Road, 1/17/2017 Redtail Lane Subdivision waiver requests 154 Cliff Road certified abutters list and mailing labels Subdivision application fee of $785.00 Engineering peer review of $5,000.00 Abutter certified mailing fee of $131.20 154 Cliff Road Definitive Subdivision Plans, sheets 1-4, dated 1/17/2017
SITE DESIGN ENGINEERING, LLC. 11 Cushman Street, Middleboro, MA 02346 P: 508-967-0673 F: 508-967-0674
January 17, 2017
SDE No. 16092
REDTAIL LANE SUBDIVISION 154 CLIFF RAOD Waiver Requests The land on the accompanying plans, shall comply with the rules and regulations of the Nantucket Planning Board Rules and Regulations Governing the Subdivision of Land as amended through December 20, 1999, except for the following enumerated regulations which the applicant requests the Planning Board waive or alter in the manner specified: SECTION 2.06a(10) – SUBMISSION REQUIREMENTS Request the Board waive the requirement for storm drainage calculations. The majority of the proposed roadway already exists as a driveway and there are no discernable drainage problems nor are any anticipated due to the sandy soils present within the project area. SECTION 2.06a(11) – SUBMISSION REQUIREMENTS Request the Board waive the requirement for a Site Analysis Report. This is a simple 2 lot subdivision with the majority of the site already developed and no major roadway or utility improvements are proposed. SECTION 4.03a(1) – STREETS Request the Board waive the requirement for a 20 foot paved roadway and allow the use of a 12-foot wide gravel roadway with 2-foot shoulders for a total width of 16 feet. The proposed roadway will provide access to only 2 building lots and be in keeping with the area. The waiver is requested through section 4.05a Rural Road Alternative.
SECTION 4.03e – MINIMUM STREET DESIGN STANDARDS Request the Board waive the requirement of a 40 foot wide layout and allow a 20 foot layout with an abutting 10 foot access and utility easement. The low density of the development does not necessitate a 40 foot roadway layout. Request the Board waive the requirement of a 20 foot width of roadway and allow use of a 12-foot wide gravel roadway. Request the Board waive the requirement of a rounding of the right-of-way at its intersection with Cliff Road. The existing roadway extends into Cliff Road and provides a sufficient curb radius.
SECTION 4.04b – DEAD-END STREET Request the Board waive the requirement of a 60-foot cul-de-sac right-of-way radius and allow a 30-foot radius. The subdivision consists of only 2 building lots and the proposed roadway will provide adequate access as well as a vehicle turnaround area. Request the Board waive the requirement of a 50-foot roadway radius and a landscape island in the center of the cul-de-sac.
SECTION 4.05a(3) – STREET CONSTRUCTION Request the Board allow the proposed roadway to be constructed under the provisions of a rural road with a 20 foot wide layout.
Page 2 of 2 SDE No. 16092 January 17, 2016
SECTION 4.06 – STORM DRAINAGE Request the Board waive the requirement for a storm drainage system. The majority of the proposed roadway already exists as a driveway and there are no discernable drainage problems nor are any anticipated due to the sandy soils present within the project area. SECTION 4.09 – SHOULDERS Request the Board waive the requirement of 4 foot shoulders and allow the use of 2 foot shoulders. SECTION 4.16 - LANDSCAPING Request that the Board waive the requirement of a formal landscape plan. The plans propose 3 new street trees and when added to existing vegetation will meet the requirements for landscaping. SECTION 4.18 - SIDEWALKS Request that the Board waive the requirement of sidewalks. SECTION 4.19 – BICYCLE PATHS Request that the Board waive the requirements for bicycle paths. SECTION 4.22 – CURBING & BERMS Request the Board waive the requirement for curbing.
154 CLIFF ROAD REDTAIL LANE DEF APPLICATION FEES 1/17/2017
CHECK 1 Base Fee Cost per foot of road Cost per proposed lot
CHECK # Check to be made payable to the Town of Nantucket
Base Fee
Cost $250.00 $0.50 $75.00
Quantity 1 770 2
Total $250.00 $385.00 $150.00
1
Total fees
$785.00
ROADWAY INSPECTION ESCROW ACCOUNT FEE CALCULATION Cost Quantity Total $5,000.00 1 $5,000.00 ASKING TO BE WAIVED FOR THIS PROJECT CHECK # 2 Check to be made payable to the Town of Nantucket Total fees $5,000.00
CHECK # Cost per abutters notice Check made payable to the Pitney Bowes Reserved Funds
3 $6.56
20
$131.20
ISLAND SURVEYORS, LLC.
DEFINITIVE SUBDIVISION PLANS
90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
DESCRIPTION
APPROVED
- for -
NO.
DATE
154 CLIFF ROAD NANTUCKET , MASSACHUSETTS
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
DESIGN BY:
SKD
CHECK BY:
SKD / DCM
DCM
16092
PROJECT NO. ISSUED FOR:
APPROVAL
SITE
DRAWING TITLE:
COVER NTS
SCALE: SHEET NO.
1
OF
4
PREPARED FOR CAROL A. BARRETT
ASSESSOR'S MAP 41, PARCELS 73 NANTUCKET, MASSACHUSETTS
154 CLIFF ROAD
REDTAIL LANE SUBDIVISION
NOT TO SCALE
DEFINITIVE SUBDIVISION PLAN
LOCUS
ISLAND SURVEYORS, LLC. 90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
APPROVED
SITE
NO.
DATE
DESCRIPTION
NOT TO SCALE
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
SKD
DESIGN BY:
CHECK BY:
DCM / EFK
DCM/EFK
PROJECT NO.
16092
ISSUED FOR:
DRAWING TITLE:
DETAIL - 10' WIDE ACCESS & UTILITY EASEMENT LOTTING PLAN SCALE:
AS NOTED
SHEET NO.
2
OF
4
PREPARED FOR CAROL A. BARRETT
ASSESSORS MAP 41, PARCEL 73
BEING A SUBDIVISION OF LOT 2 ON LAND COURT PLAN 12626-B
REDTAIL LANE SUBDIVISION
PLANNING BOARD APPROVAL/COMMENT
DEFINITIVE SUBDIVISION PLAN
LOCUS
ISLAND SURVEYORS, LLC.
NO.
DATE
DESCRIPTION
APPROVED
90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
DESIGN BY:
SKD
CHECK BY:
SKD / DCM
DCM
16092
PROJECT NO. ISSUED FOR:
DRAWING TITLE:
W
SITE LAYOUT & GRADING PLAN SCALE:
1'=40'
SHEET NO.
3
OF
4
PREPARED FOR CAROL A. BARRETT
W
ASSESSOR'S MAP 41, PARCELS 73 NANTUCKET, MASSACHUSETTS
W
154 CLIFF ROAD
W
REDTAIL LANE SUBDIVISION
W
DEFINITIVE SUBDIVISION PLAN
APPROVAL
ISLAND SURVEYORS, LLC.
NO.
DATE
DESCRIPTION
APPROVED
90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
DESIGN BY:
SKD
CHECK BY:
SKD / DCM
DCM
16092
PROJECT NO. ISSUED FOR:
APPROVAL
PROFILE OF REDTAIL LANE
W
DRAWING TITLE:
SITE PLAN & ROAD PROFILE W
SITE PLAN
SCALE:
AS NOTED
SHEET NO.
4 OF 4
PREPARED FOR CAROL A. BARRETT
W
ASSESSOR'S MAP 41, PARCELS 73 NANTUCKET, MASSACHUSETTS
W
154 CLIFF ROAD
W
REDTAIL LANE SUBDIVISION
W
DEFINITIVE SUBDIVISION PLAN
SCALE: HOR. 1" = 30' VER. 1" = 3'
January 17, 2017
SDE No. 16092
Nantucket Planning Board 2 Fairgrounds Road Nantucket, MA 02554 Subject:
Redtail Lane Subdivision Definitive Subdivision Plan Application 154 Cliff Road Assessors Map 41 Parcel 73
Dear Members of the Board: The owners of property located at 154 Cliff Road are requesting your approval of a 2-lot definitive subdivision application. The applicant proposes to subdivide the existing 93,000± sf parcel into 2 building lots. The property is zoned Residential 20 (R-20) with a minimum lot size requirement of 20,000 sf. Lot 1 will be 43,872 sf and lot 2 will be 42,874 sf. The property contains two dwellings that will remain with one located on each lot. Access to the property will be provided from Cliff Road via a proposed 12-foot gravel roadway. The roadway is proposed as a rural road alternative in keeping with the surrounding area with the majority of the roadway located over an existing driveway. The roadway will have 2 foot shoulders for a total accessible width of 16 feet. Turnaround areas are provided at driveway aprons and at the end of the 740-foot long road. The property will be serviced by on-site drinking wells and septic systems with electric, cable and telephone utilities located underground. There are no known wetland areas within 100 feet of the property and it is not located within endangered species habitat. We ask that this application be heard at the Boards February 13, 2017, meeting. Please call me with any questions at (508) 503-3500 or email [email protected]. Respectfully, Site Design Engineering, LLC.
Daniel C. Mulloy, PE. Enclosures: Form B Definitive Plan Application, Redtail Lane, 154 Cliff Road, 1/17/2017 Redtail Lane Subdivision waiver requests 154 Cliff Road certified abutters list and mailing labels Subdivision application fee of $785.00 Engineering peer review of $5,000.00 Abutter certified mailing fee of $131.20 154 Cliff Road Definitive Subdivision Plans, sheets 1-4, dated 1/17/2017
SITE DESIGN ENGINEERING, LLC. 11 Cushman Street, Middleboro, MA 02346 P: 508-967-0673 F: 508-967-0674
January 17, 2017
SDE No. 16092
REDTAIL LANE SUBDIVISION 154 CLIFF RAOD Waiver Requests The land on the accompanying plans, shall comply with the rules and regulations of the Nantucket Planning Board Rules and Regulations Governing the Subdivision of Land as amended through December 20, 1999, except for the following enumerated regulations which the applicant requests the Planning Board waive or alter in the manner specified: SECTION 2.06a(10) – SUBMISSION REQUIREMENTS Request the Board waive the requirement for storm drainage calculations. The majority of the proposed roadway already exists as a driveway and there are no discernable drainage problems nor are any anticipated due to the sandy soils present within the project area. SECTION 2.06a(11) – SUBMISSION REQUIREMENTS Request the Board waive the requirement for a Site Analysis Report. This is a simple 2 lot subdivision with the majority of the site already developed and no major roadway or utility improvements are proposed. SECTION 4.03a(1) – STREETS Request the Board waive the requirement for a 20 foot paved roadway and allow the use of a 12-foot wide gravel roadway with 2-foot shoulders for a total width of 16 feet. The proposed roadway will provide access to only 2 building lots and be in keeping with the area. The waiver is requested through section 4.05a Rural Road Alternative.
SECTION 4.03e – MINIMUM STREET DESIGN STANDARDS Request the Board waive the requirement of a 40 foot wide layout and allow a 20 foot layout with an abutting 10 foot access and utility easement. The low density of the development does not necessitate a 40 foot roadway layout. Request the Board waive the requirement of a 20 foot width of roadway and allow use of a 12-foot wide gravel roadway. Request the Board waive the requirement of a rounding of the right-of-way at its intersection with Cliff Road. The existing roadway extends into Cliff Road and provides a sufficient curb radius.
SECTION 4.04b – DEAD-END STREET Request the Board waive the requirement of a 60-foot cul-de-sac right-of-way radius and allow a 30-foot radius. The subdivision consists of only 2 building lots and the proposed roadway will provide adequate access as well as a vehicle turnaround area. Request the Board waive the requirement of a 50-foot roadway radius and a landscape island in the center of the cul-de-sac.
SECTION 4.05a(3) – STREET CONSTRUCTION Request the Board allow the proposed roadway to be constructed under the provisions of a rural road with a 20 foot wide layout.
Page 2 of 2 SDE No. 16092 January 17, 2016
SECTION 4.06 – STORM DRAINAGE Request the Board waive the requirement for a storm drainage system. The majority of the proposed roadway already exists as a driveway and there are no discernable drainage problems nor are any anticipated due to the sandy soils present within the project area. SECTION 4.09 – SHOULDERS Request the Board waive the requirement of 4 foot shoulders and allow the use of 2 foot shoulders. SECTION 4.16 - LANDSCAPING Request that the Board waive the requirement of a formal landscape plan. The plans propose 3 new street trees and when added to existing vegetation will meet the requirements for landscaping. SECTION 4.18 - SIDEWALKS Request that the Board waive the requirement of sidewalks. SECTION 4.19 – BICYCLE PATHS Request that the Board waive the requirements for bicycle paths. SECTION 4.22 – CURBING & BERMS Request the Board waive the requirement for curbing.
154 CLIFF ROAD REDTAIL LANE DEF APPLICATION FEES 1/17/2017
CHECK 1 Base Fee Cost per foot of road Cost per proposed lot
CHECK # Check to be made payable to the Town of Nantucket
Base Fee
Cost $250.00 $0.50 $75.00
Quantity 1 770 2
Total $250.00 $385.00 $150.00
1
Total fees
$785.00
ROADWAY INSPECTION ESCROW ACCOUNT FEE CALCULATION Cost Quantity Total $5,000.00 1 $5,000.00 ASKING TO BE WAIVED FOR THIS PROJECT CHECK # 2 Check to be made payable to the Town of Nantucket Total fees $5,000.00
CHECK # Cost per abutters notice Check made payable to the Pitney Bowes Reserved Funds
3 $6.56
20
$131.20
ISLAND SURVEYORS, LLC.
DEFINITIVE SUBDIVISION PLANS
90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
DESCRIPTION
APPROVED
- for -
NO.
DATE
154 CLIFF ROAD NANTUCKET , MASSACHUSETTS
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
DESIGN BY:
SKD
CHECK BY:
SKD / DCM
DCM
16092
PROJECT NO. ISSUED FOR:
APPROVAL
SITE
DRAWING TITLE:
COVER NTS
SCALE: SHEET NO.
1
OF
4
PREPARED FOR CAROL A. BARRETT
ASSESSOR'S MAP 41, PARCELS 73 NANTUCKET, MASSACHUSETTS
154 CLIFF ROAD
REDTAIL LANE SUBDIVISION
NOT TO SCALE
DEFINITIVE SUBDIVISION PLAN
LOCUS
ISLAND SURVEYORS, LLC. 90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
APPROVED
SITE
NO.
DATE
DESCRIPTION
NOT TO SCALE
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
SKD
DESIGN BY:
CHECK BY:
DCM / EFK
DCM/EFK
PROJECT NO.
16092
ISSUED FOR:
DRAWING TITLE:
DETAIL - 10' WIDE ACCESS & UTILITY EASEMENT LOTTING PLAN SCALE:
AS NOTED
SHEET NO.
2
OF
4
PREPARED FOR CAROL A. BARRETT
ASSESSORS MAP 41, PARCEL 73
BEING A SUBDIVISION OF LOT 2 ON LAND COURT PLAN 12626-B
REDTAIL LANE SUBDIVISION
PLANNING BOARD APPROVAL/COMMENT
DEFINITIVE SUBDIVISION PLAN
LOCUS
ISLAND SURVEYORS, LLC.
NO.
DATE
DESCRIPTION
APPROVED
90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
DESIGN BY:
SKD
CHECK BY:
SKD / DCM
DCM
16092
PROJECT NO. ISSUED FOR:
DRAWING TITLE:
W
SITE LAYOUT & GRADING PLAN SCALE:
1'=40'
SHEET NO.
3
OF
4
PREPARED FOR CAROL A. BARRETT
W
ASSESSOR'S MAP 41, PARCELS 73 NANTUCKET, MASSACHUSETTS
W
154 CLIFF ROAD
W
REDTAIL LANE SUBDIVISION
W
DEFINITIVE SUBDIVISION PLAN
APPROVAL
ISLAND SURVEYORS, LLC.
NO.
DATE
DESCRIPTION
APPROVED
90 OLD SOUTH ROAD NANTUCKET, MA. 02554 (508) 228-2720
PLAN REVISIONS
JANUARY 17, 2017
DATE:
DRAWN BY:
DESIGN BY:
SKD
CHECK BY:
SKD / DCM
DCM
16092
PROJECT NO. ISSUED FOR:
APPROVAL
PROFILE OF REDTAIL LANE
W
DRAWING TITLE:
SITE PLAN & ROAD PROFILE W
SITE PLAN
SCALE:
AS NOTED
SHEET NO.
4 OF 4
PREPARED FOR CAROL A. BARRETT
W
ASSESSOR'S MAP 41, PARCELS 73 NANTUCKET, MASSACHUSETTS
W
154 CLIFF ROAD
W
REDTAIL LANE SUBDIVISION
W
DEFINITIVE SUBDIVISION PLAN
SCALE: HOR. 1" = 30' VER. 1" = 3'
