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GREENWAY ROAD - CONSERVATION COMMISSION Greenway Road _ IT J 11\11_AIA Y 20, 10 (EXT �.QLEtif, 192,4/AI46E j -MUICI, /8, ly6 S Te� T& M ENGINEERING ASSOCIATES INC. 22 WILLOW AVENUE-SALEM,MASS.01970 LY` Y y +t f I' 1�1\ I I / 4{1 7 5C'�/ qiJ 744 e?7/ ZC//tt 9 i 7' / Ocam/ O�i7iorl1in74 fhe c/r 1c�i�7CIC�� Sys min (f7l2 ' XO ff(:f:,-!//CCS° 7'17(:f —X 1. OF Mgrs f�s //G'Gu� = 61end G /•;..'•`+ _ '"F.- '�, -,`c' Na.11709 9 No. 665 r / i/ Sr ��\ ,_. J e' I r/ �_!-i,. r. ,.. • 1 jl,. \ i `�P— 'p �J(e��I [ � O 2 Z4 g. Drlm&sport IFoste s O 'c � >\��O. Ken odd - � � Sall P[ 0' G I rse V�r .a x'16 \?d 0 � n Pett o o,n N \ •�, �_ dis[pb /-Tuck, .� agrShore�l 1 d ,{:v q\,___i f Roiks Po Pt 1 I � d ^ pecov/seo� �C _� 21�i �1 Gisv _ ST�M AR 1 i=� I-ARBOR" - z rS x � �r � � 1 r and �a PI",. Y, FJ Y /a 7Su .,£ LC \ SJlem �,' 15alem qY mnal Comma f +\ iJ \ ♦ ~ r Ia a 30 Ja^. ���. N \ { ar f 1\ .•,� �) �Se e eOT Gables, a 12 N �ebl �Q 99 P(l . 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(lYO>`arah¢d An2aJ B. F= 57/i�rm Fr,�gc t�ncy Pc7/u.r� RZr / /i7 y¢ar3 9. t Concen/.zaf/'on r: r� Q«�M.i�c/fae . /O. n - MOnningo �pd�f ci¢n hi7¢a3 - Con of 17 74 C�0.a.7 - e�iar7c�/ A.�ee� e� fS'v/ere< any aq� Q 5�z/. /2. p lYO7 41rC/POr1mC1a;- OYr / QQA/N�t F021NU[.Q •% ,QUno�y �C.4 �o2c� on .Q,gT/ON.4L FOQMUL.�} 2. P/�o2 CDS-7FU�of/O/'73 Qn,��c7/ Or/ MANN/NG o FORMUL/a 3. CDn�n><ita�ion %/me = O��/o/x1 f/orvT.%nc +Cl�nra/F/ow T� 4. Chorrne/ Flory 7/%T7o = G/v s. ve/aci7y TABLE OF VALUES OF 'i7 -)VR V.44;0/0UJ CONI //T1 L .SU.2P<-iC� PRowI TO COMMON CgaT /eor/ D•0/2 D•0/3 D.o13 CONC.2ETE D•O/P D•D/S D.0/5 AJBEJT03 CEMENT D.O/O O.D/2 V/TQ/F/EO CLt/✓ O.O/2 D.O/5 D•O/$ CO,e,Q. META[. UNG0.4Te 0 � C�'e�• O.0P4 O.Ox lIJPN. CO4TG'D fi 2S%. PQVEO 0.02/ O.D23 .3MQ7TH dJP/✓• L/N/Nq D.0/2 D.O/$ CEMENT'L/NEO CN.4Nti/EC-s D•O/2 O.O/Q O.0/4 CEMENT- leUBBLE O.O/7 0.030 ped- RU66L a e.oPS e.03S Eq,2TN - 6TR41a*/T f, UN/f'O.QH D.0/7 D.e25 0.023 ROGK cc/T - SMOOT/I CrVN/POQM OOPS d.055 0.028 OQL'p(a'C•O CA"7Nh'EL.S E`q QTN fjOT7-ON - RU66Le O/OGJ 0.028 0.035 DOSS NATURAL STpGgM CHANNCLO C[EF7N .3`7-RQIQWT 64NK3 D•OPS D.033 /ri'iN0/NG/, LgW4.3 f/ 3s/OlaL.s 0,050 O.AdO 3Lv�c,/oN i L�L"'Tt.QM/N•4T/ON O� COGS�f/C/ONT OF ?UNOFF "C�� Ame //•?,- /N YX/e-- A477/ON,4L FO.?MUL.Q FO.Q 57E?KM 0f4/N.46e COMP. TABLE A - Urbior,A/ a G �✓o/ucJ LX?T Fla/c%n�p/ 3DB iinPOrvioua O.40 J'T�+C�F •Qe•7'�'nfic�� .Sd% impar✓iouo O.G 5 TABLE- B - Quro/L-�ry"�� / TOR�C>.eA/•�,y✓� JLOPC �jlpe�Psr. �../aJ C ��ib/ue> FL4T L4N0 / �0 3 D '� /s /0 2a o. 20 .STEP, .�/LLy /SQ �O P� D•/e Z. EO/L J T/G NT C4.4✓ Cca✓� Gon.•/ p.4o .St)NOS� LOgM 3. CO✓EQ : D.Al CL/iLT/✓•UTB'O /�OOOEO C;Zor Puro/Arzs�a The ✓o/uea of CSA--¢r7ch of h� oEeue fh2� �oc�ora =oix/ .sub�ivc� �hc aum �raiss uniY�. -714 id T4BL e C- S'vr�ace s � Co...�.��i� A�� G' ✓o/uca /N/ILL a•� 7AFjG E L7F ,Qt✓.�OPF COc`fF �'4L UEJ .Pu..a.-f .Sur oc+�a Mi:�. Mox. Co.vc�,efe si �4e ho/f 0.90 /.OD r01.lfisxn�J B. .,r/.o c/a.n lgan fi o/os,�/J d•7o 0.90 brow/- C/eo.�4Loo x e /oyey�Co .pox D•e5 0.70 Qui/ Qaod ora�a O•/d d•3D �r 6 L O Q L O ,Iw\\yCY; e.40 d.No Sury/oc�es D""' e.fe e./d ; e.Go WT 7T J Se D.*d C/� -Bt/J/r.1G1J /L'75 G•GO D.'JS 1�, Ci/ -L�i�tSe .PC1��in .io D. Sd O.6 S V v r �- .rte' .(a o•3S O.S ,(-}irn/ i� ricfs o./o 0.25 �r,E� �o/ Co✓rx.s etc• O./o O.3S //oYB /. �• 517ro ✓e9e%fian - L . L.7 h/ {/e e/n/.bn O. 0�� /o/ion f - v 2 A. V V � U Q hJ eY '/ Be 75 �� 65 aaoo u so Q 45 U 4O Soo -,QA y a ' � ?s 2zip�� � o h -C,-OAsa iao Av&e4pe /.o /5 Q CQ4aa 7,1 'c60 c W.0- 14 v 9 � � J Z 7 /0 6 y 2 V /NL ET TYME O✓t<QLANO FL orY. r..ti� . .. /O /0 be 76 A /n /L r#+ ?Sf 9 4 4+ J � Q 0 6 V 1 v 5 ' v i J. 4 ti 2 9 6 s 2 � 3 Y � o � 40 so eo /ae Ka /so iso /en aw 1a7 Loi 2so DU�2.4T/O/� /N iQq�NFA[.L /NT�NS/ Ty DUQAT/ON 57 /79 4/774 7,7/Y/¢3 /O/^ 133SeV CO(JNTy /�Fi6JF7CNL/JCTT3 .Q.q/NFFJGL QL'-TU,QC/ PDQ/001 J�7B5 • JTORM Cr•?4PH /NTCryO/Ty /R�QUG'NGy COOC GO Mi/+: 2 444 /0 3 �•7 20 4 2.03 50 S 2.32 /00 G 2.66 i a�a dNJA -1 Y4eo � l 9i �' a•5 e.a �w YeOe d o.S V /eoe 1600 ` � O.G O.P - � Doo /eeo O.7 400 boo 'L-�0 rC 0.ee a.OG 1. fnn C� A /•o e.n4 V Y See 16 C e.0t /0e h e0 0.04,1 L Gd ee 9 9� B 0./e o.eea ST4 � 84 � 4.0r 0.006 Qo G0 �p f, s.iL 2,0 0.004 Los e.eO3 40 40-5 0.04 S4 e.eS 4 0.0eY (� zb -0 4.2- a.or Lo.015 30 e.ne/ .PAS 0.0008 B 2f 2 0' 4,0 O.o4e5 O.4ee-e •; s- 4 /B e.0009 SO e.s4a2 3 s Q Y 3 70 0.00000 `C d 0.eeeoG o0o0 3 4600.4c o°oo5 e.L e.d ¢ /O•D o.04042 o.3— e.6— o.a 0.0000/ e.!— o I d e.o0eoad e./ 0.2 V 0.000004 - MANN/NCS .T FYJQML/L4 �7�2APN/C SOGUT/ON WAMONOW FA WA Basil M40da-ZAMWA ... .0 114111 W.910 one mrm Sol DUE ON NFAFAM jagm �►�►�1 oil In PON 0 S 0215 MINDY 0-00 soil ■c������.trate■�i■��►_o►��V,,14MryAEric��- .���►�;_v 'lam■■��������:�����;���i `ILL cpy ConservatimCoYY1missim Z Salem. Massachusetts 01970 y ASS �a� CITY OF SALEM CONSERVATION COMMISSION At a regularly-scheduled meeting of the Conservation Commission to be held on Thursday, April 25, 1985, a Determination of the Applicability of the Wetlands Protection Act, Mass. G. L. Chap. 131, Section 40, on a proposed subdivision on Greenway Road, Salem. This meeting will be held on Thursday, April 25, 1985, at 7:30 p.m. , One Salem Green, second floor conference room. Philip D. Moran Chairman Apr. 18 ahs, 800 376 Mass. 790 r' 376 Mass. 801 801 Commonwealth o.Jackson. 4 Gitrord o. Planning Board of Nantucket i Although what we have said would dispose of the issue verdict. See United States v. Perrotta, supra at 249-250; sought to be raised if it were properly before us, we exer- United States v.Lord,565 F.2d 831,838-839(2d Cir. 1977); cise our power of general superintendence to set forth the '' Margoles v. United States, 407 F.2d 727, 734 (7th Cir.), procedures which should be followed hereafter when a cert.denied,396 U.S.833(1969).See also the even stricter claim of potentially extraneous influence on a jury is requirements expressed in the ABA Standards Relating brought to the judge's attention after the jury are select- to Fair Trial and Free Press § 3.5 (fl(1968) as to material ed. We adopt prospectively the practice which has been disseminated during trial, according to which all ques- followed in several Federal circuits. See, e.g., United tioning should be conducted individually and a juror t States v. Perrotta, 553 F.2d 247, 249-250 (1st Cir. 1977). x,! - should be excused if he has been exposed to potentially This practice seems indicated as a matter of public policy =- prejudicial material which would furnish grounds fora in light of G. L. c. 234, §28, concerning specific question- mistrial if referred to in the trial itself,and United States in of individual jurors when certain potentially re'udi- v. Herring, 568 F.2d 1099, 1104-1105 (5th Cir. 1978). g J P y P j .< cial circumstances may affect the jury selection process.' r°•' Judgments affirmed. When material disseminated during trial is reliably brought to the judge's attention, he should determine whether the material goes beyond the record and raises {) a serious question of possible prejudice. A number of fac- tors may be involved in making that determination, in- ) K. DUN GIFFORD & others' Us. PLANNING BOARD OF 0 S+ "•:';- . NANTUCKET & others! - g eluding the likelihood that the material reached one or 1 more jurors. See United States v. Perrotta, supra at 249. 8 If the judge finds that the material raises a serious quer- Nantucket.October s, 1978.—December iz,1978.tion of possible prejudice, a voir dire examination of the Present.IIENNESSE ,CO.,Quiaioo,KAP"N,WiL.TNS,&Asawxs,JJ. jurors should be conducted. The initial questioning con- ti; F cerning whether any juror saw or heard the potentiallySubdivision Control.Jurisdiction,Subdivision control Practice, Civil, ; Subdivision control appeal. - - prejudicial material maybe carried on collectively,but if - any juror indicates that he or she has seen or heard the y. Where lots shown on a plan were so divided that each had a frontage material, there must be individual questioning of that on a public way of seventy-five feet as required by a zoning by juror, outside of the presence of any other juror, to deter- t but it appeared that the connection of each of a number of the lots mine the extent of the juror's exposure to the material „_ to a public way was "by a long, narrow neck turning at an acute angle to provide frontage on the way," thus rendering vehicular 9 and its effects on the jurors ability to render an impartial access to the main parts of these lots inadequate,the plan failed to 1 comply with the purpose of the frontage requirement and constitu- 5 The defendant made no claim below, and makes none here, that ted a subdivision requiring the approval of the planning board. the judge's failure to conduct individual questioning of each juror was [803-809] a violation of G. L. c. 234, §28,as amended by St. 1975, c. 335. That statute is directed to the process of jury selection.See Commonwealth '''' 1 Fourteen persons, like the plaintiff,residents of the town of Nan- v. Horton, ante 380, 394-395 (1978). It does not prescribe the conse- quences of a failure to follow its terms.The rule of practice which we �; prescribe for the handling of potentially prejudicial circumstances 2 Tristram's Landing,Inc.,and the building inspector of the town of :. arising during trial parallels that prescribed in G. L. c. 234, §28. Nantucket. 802 376 Mass. 801 376 Mass. 801 803 z, Gifford u.Planning Board of Nantucket. Gifford u.Planning Board of Nantucket CIVIL ACTION commenced in the Superior Court on P the plaintiffs alleged, first, that the plan constituted a December 24, 1976. subdivision within the law, and, second, that the plan The case was heard by Ford, J., on a master's report. (whether or not constituting a subdivision) disclosed vio- After review was sought in the Appeals Court, the Su- lations of the Nantucket zoning by-law. preme Judicial Court,on its own initiative,ordered direct =Ni After answer, Tristram moved for summary judgment appellate review. ~ relying on the maps annexed to its plan and adding an Theodore L. Tillotson for Tristram's Landing, Inc. ;, affidavit of counsel referring to the requirements of law. Donald L. Connors (Andrew J. Ley with him) for the ,. This was met by a cross motion by the plaintiffs for sum- plaintiffs. rimary judgment, supported by an affidavit, with many KAPLAN, J. Tristram's Landing, Inc. (Tristram), owner ;i,.. exhibits, of a land use planner and architect containing of a forty-nine acre parcel of land on Nantucket Island, a under date of November 15, 1976, submitted to the plan- the results of an examination of the locus and an analysis _; of the plan in relation to the facts;also affidavits of police ning board of the town of Nantucket a plan to divide the and fire officials. The defendants did not tender any parcel into forty-six lots,and,asserting the belief that the materials in reply. The judge referred the motions to a P J g plan did not constitute a "subdivision" within the Sub- ,__, master who, after hearing, recommended with brief division Control Law, G. L. c. 41, §§81K-81GG, it applied memorandum that judgment enter for the plaintiffs on pursuant to§81P,as appearing in St. 1963,c.363, § 1,for the motions.. The judge accepted the recommendation an endorsement by the board of "Approval Under the .a without further opinion. Tristram lodged an appeal in Subdivision Control Law Not Required." The board on the Appeals Court, and we transferred the case here on the next da endorsed the plan as requested, and the Y P 4 , � our own motion. - endorsement was then filed with the town clerk. On " ' As a preface to considering the substance of the mas- December 6, 1976, the plaintiffs herein, fifteen residents tar's recommendation, we note that a "subdivision" is of the town, commenced an action in the Superior Court, "s x defined by G.L.c.41,§81L,as amended through St. 1965, joining as defendants Tristram, the planning board, and c. 61, as "the division of a tract of land into two or more Nantucket's building inspector,seeking under G. L.c.41, .>4 lots," but there is excepted from this definition and re- §81BB, to annul the board's endorsement.' As grounds, ;- garded as not a subdivision fbr purposes of the law, such a d1vlslon of a tract of land "if, at the time when it (the 'The defendants did not dispute that the plaintiffs had an appeal . dlv�slonl Is ma e,eve a_F7T_wi In a tract so divided has within §81BB as persons "aggrieved" from the planning board's ac- - tion of"approval ... not ' fr•nage on (a)a public wa or a wa which theslerk of PP required" (see, for the availability of such ,. Y z appeal,Carey v.Planning Bd.of Revere,335 Mass.740,743-745[1957], the city or town certifies is maintained and used as a referred to by Adams,Judicial Review under the Subdivision Control Pu 1C Way. C ton continues:"Such frontage shall I Law, 61 Mass. L.Q. 70, 73[1976];cf. Cassani v.Planning Bd. of Hull, 1 Mass.App.Ct. 451,457 n.4[1973]);and while Tristram alleged that v. Planning Bd. of Nantucket, 5 Mass. App. Ct. 206, 211-213 [1977]; the plaintiffs had not timely notified the town clerk of the commence- Cassani v.Planning Bd. of Hull,supra),or the possibility of proceed- # ment of this action,it did not press the point and may be taken to have ing by declaratory suit under G.L.c.231A,§1,also referred to in the abandoned it.The action was cast alternatively under c.41,§81Y,and complaint(see Cassani v.Planning Bd.of Hull,supra at 458;cf.Green the plaintiffs therefore styled themselves "taxable inhabitants,"but v.Commissioner of Corps.&Taxation,364 Mass.389,390[1973];Sears, ' it is unnecessary to consider this alleged head of jurisdiction (see Roebuck & Co. v. Somerville, 363 Mass. 756, 757-759 [1973]). Bloom v.Planning Bd. of Brookline,346 Mass. 278, 283[1963];Carey G Section 81L recites as an alternative to(a),"(c)a way in existence v.Planning Bd.of Revere,supra at 743;Nantucket land Council,Inc. cwhen the subdivision control law became effective in the city or town { in which the land lies, having, in the opinion of the planning board, R 804 376 Mass. 801 376 Mass. 801 805 Gifford u.Planning Board of Nantucket. Gifford o. Planning Board of Nantucket. p be of at least such distance as is then required by zoning Agreeing with the master's approach to the case, we or other or or y- aw, 1 any, of said city or town " first set out the undisputed facts in somewhat greater for erec ion distance �? : detail and then comment on the law. is so required, such frontage shall be of at least twenty The locus is at the western end of the island in the 1 3 feet."The Nantucket zoning by-law, §V, requires for the y village of Madaket,some five to six miles from the center present district a frontage of seventy-five feet. of town from which police and fire protection and certain { In the master's view there was no genuine issue of fact. other necessities must emanate. The district is zoned as 3 Each of the forty-six lots did extend to a public way and "Residential 2" for one-family dwellings. Access to the bordered thereon for not less than seventy-five feet. But locus is primarily by Madaket Road, a paved road in good it plainly appeared that the connection of each of a num- her of the lots toa public way was"by a long,narrow neck condition;there is additional access by Cambridge Street turning at an acute angle to provide frontage on the which intersects Madaket Road and is unpaved and in 1 way," so that "[i]t would be most difficult, if not impossi- relatively poor condition. The parcel is bounded on the ble, to use this neck as a way because of the angle and its north by Madaket Road, on the west by Cambridge width.",Practical vehicular access to the main or builda- ble parts of these lots was thus inadequate. There was no �"V Examining the skeletal map appearing as an appendix more than a purely formal or technical compliance `2 to this opinion—a simplified version of one of the maps with the frontage requirement.The master concludedthat the ' included in Tristram's application to the planning board fan was an obvious attempt to circumvent the purpose —the reader will see the pattern of the proposed division and intent of the Subdivision Control Law"; what was j of the westerly portion of the parcel including the twenty- disclosed was a subdivision that must meet the exacting '` one lots numbered 671 to 691.,The lots would severally requirements of the law and the "Rules and Regulations extend either to Madaket Road or Cambridge Street and Governing the Subdivision of Land" of the Nantucket planning on one or the other of these public ways for seven-ty-five feet. But take lot 677 as one of the more extreme approval of the planning board after public hearing. The , . examples: it has a neck 1,185 feet in length, with seven e master also made mention of nonconformance to the zon- '' changes of direction until it reaches Madaket Road; it ing by-law.e ,: . narrows at one stage to seven feet, a width less than that of any fire vehicle in use on Nantucket, and at the first sufficient width,suitable grades and adequate construction to provider: change of direction there is insufficient turning radius. t for the needs of vehicular traffic in relation to the proposed use of the land abutting thereon or served thereby, and for the installation of ,. :�� Lot 682 (with a neck 1,160 feet long,six changes of direc- municipal services to serve such land and the buildings erected or to tion,and insufficient turning radius)illustrates a further be erected thereon." problem: the neck reaches Cambridge Street at so acute 'Among the many requirements of the Rules and Regulations,note (` that the"Site Analysis Report"to be furnished by the developer must speak to the adequacy of the internal circulation provided for vehicu. "g lar traffic and to the ability of emergency vehicles to serve the new neighborhood. §2.05d (9). _ 7 The consequence of so long a neck is that the "approximate per- _ s As to provisions of the by-law other than that as to frontage which i. ` centage of buildable zone area"to"total area of parcel in square feet" is incorporated by reference in§81L of the statute,see note 10,infra. is only 36%.The percentage falls below 50%as to fifteen lots.See note 10 infra. z s; 806 376 Mass. 801 �' 376 Mass. 801 807 Gifford u. Flaming Board of Nantucket Gifford o.Planning Board of Nantucket an angle,twelve degrees,that access and egress are great- f' sion, the affiant concludes that under the plan "a signifi- ly impeded and rendered hazardous. More generally, the cant hazard exists for the homeowner and the safety of land use planner finds for the whole parcel with forty-six �•.` his dwelling in the event of fire." lots that the necks range from forty to 1,185 feet in Section 81M of the Subdivision Control Law states that ;:; length: twenty-nine are over 300, sixteen over 500, and it "has been enacted for the purpose of protecting the five over 1,000 feet. Thirty-two necks change direction safety,convenience and welfare"of residents"by regulat- twice or more: nine change three times, one four times, atv t ing the laying out and construction of ways in subdivi- five five times, one six times, and two seven times. There sions providing access to the several lots therein'; and, are three instances of necks that narrow to ten feet or further, that "[t]he powers of a planning board . . ahall less, and six to not more than twelve feet. In a considera- be exercised with due regard for the provision of adequate ble number of cases the neck debouches on the public way ; access to all of the lots in a subdivision by ways that will r at a bad angle.The report singles out eight lots as"either be safe and convenient for travel." In conformance with too narrow or because of directional changes [having] ,, `v this text,we have emphasized repeatedly that a principal insufficient turning radius-within the lot to accommodate fy. object of the law is to ensure efficient vehicular access to emergency or service vehicles"; ten lots which "because ` =- each lot in a subdivision, for safety, convenience, and r of their configuration and intersection with the public f welfare depend critically on that factor. See Costanza & way servicing them do not provide adequate access to or � " Bertolino, Inc. v. Planning Bd. of N. Reading, 360 Mass. egress . . . in either direction of the public way";and nine ' 677, 679-680 (1971); Stoneham v. Sauelo, 341 Mass. 456, lots which (to add a collateral factor not already Y men- AY. 458(1960);Daley Constr. Co. v.Planning Bd. ofRandolph, _ tinned) have inadequate and unsafe sight distances at 340 Mass. 149, 153 (1959) (reviews legislative history). the intersection of lot and public way." „ ; ' And we have interpreted the statute so as to further that The chief of police alludes to the last point in his affida- xgoal, as have other courts in respect to like legislation. vit when he states that structures on the "building or See Kuklinska v. Planning Bd. of Wakefield, 357 Mass. main portions"of seventeen lots could not be adequately . 123, 130 (1970); Sansoucy v. Planning Bd. of Worcester, observed from the abutting roads by police officers con- 355 Mass. 647, 649 (1969); Trottier v. Lebanon, 117 N.H. ducting regular patrols. His emphasis, however, is on the difficulties of access under the plan. He -A,: 148, 150 (1977); Noble v. Township Comm. of Mendham, p points to the 91 N.J. Super. 111, 117-120 (1965). 1 confusion and loss of time officers responding to emergen- Where our statute relieves certain divisions of land of cies might encounter at certain locations on the public regulation and approval by a planning board ("approval ways in determining which neck served the particular not required"), it is because the vital access is reason- E structure aimed at,and then in extricating themselves if . ably guaranteed in another manner. The l Y gu guaranty is ex- they should start down the wrong neck. The assistant fire pressed in §§ 81L and 81P of the statute in terms of a chief states in his affidavit that "suitable access . . . does requirement of sufficient frontage for each lot on a public not exist" for passage of fire vehicles (all eight feet wide) ; way. In the ordinary case,lots having such a frontage are [ to the main portions of six lots because of the narrow fully accessible, and as the developer does not contem- plate I= necks or their "acute angular changes in direction'; and plate the construction of additional access routes,there is there are other lots that "would be difficult to navigate ,* no need for supervision by the planning board on that within their lot lines." Adding to this the factor of confu- score. Conversely, where the lots shown on a plan bor- 4 ' t r 868 376 Mass. 801 376 Mass. 801 809 Gifford u.Planning Board of Nantucket. Gifford u. Planning Board of Nantucket. dared on a road "not in any practical sense . . . in axis K inaccessible from their respective borders on a public tence as a way,"and thus incapable of affording suitable . ' way. To hold that such a plan needs approval is not to access to the lots, we insisted that the relevant plan was interfere with the sound application of the "approval . . . a subdivision under the then current law. Rettig v. Plan- not required" technique. ning Bd. of Rowley, 332 Mass. 476, 481 (1955). IIn the view we have taken, it is not necessary to deal If the purpose of a frontage requirement is to make with alleged violations of the town's zoing by-law with certain that each lot "may be reached by the fire depart- VZ respect to minimum lot size or front yard." ment, police department, and other agencies charged with the responsibility of protecting the public peace, x Judgment affirmed. -safety and welfare" (Mitchell v. Morris, 94 Cal. App. 2d 3 446, 448-449(19491),then in the plan at bar frontage fails S ' conspicuously to perform its intended purpose, and the master and the judge were right to see the plan as an attempted evasion of the duty to comply with the regula- tions of the planning board.'The measure of the case was - indicated by the master (and by counsel at argument ' before us) in the observation that the developer would �_ ultimately have to join some of the necks to provide ways from lots to the public way:but that is an indication that - we have here a subdivision requiring antecedent approv- al. We stress that we are concerned here with a quite ex- ceptional case:'a plan so delineated that within its provi- sions the main portions of some of the lots are practically . 9"When an act is condemned as an evasion what is meant is that r :- to See note 6,supra.The parties appeared to assume that a violation it is on the wrong side of the line indicated by the policy if not by the ;', of any of the provisions of the town by-law appearing on the plan mere letter of the law." Bullen v. Wisconsin, 240 U.S. 625, 630-631 -' would disqualify the plan for endorsement as "approval ... not re- (1916)(Holmes, J.). , '"f� quired." In this connection we note, without passing on the points, 9 Counsel refer us to an earlier attempt to use "rat tail" or "pork that the land use planner suggested(i)that certain of the lots would chop"configurations to evade the law.In Chase v.Christensen,Superi- s , not meet the minimum lot area requirement(20,000 square feet for a or Court,Plymouth County No.Eq. E3614(1971),the planning board residential 2 district,gee by-law, §V), when neck area was deducted of Marshfield refused an endorsement of"approval. .. not required" from total area, as he thought it should be (compare Shorehauen in on a plan for forty lots very similar to the plan at bar in its use of Manhasset v.Great Neck Estates,22 N.Y.S.2d 944[Sup.Ct.1940],with narrow,lengthy strips running from the buildable parts of the lots to Loueladies Property Owners Assn v. Barnegat City Seru. Co., 60 N.J. the public way. The judge on October 28, 1971, entered findings,rul- Super.491[1960]);(ii)that there would also be numerous violations of ings,and order upholding the board's decision.He wrote that the plan the front yard requirement(twenty feet in such a district,see by-law, was"a crass and brazen attempt"to evade the law.He said it was the $V)as this yard should be measured from the public way and required obvious intention of the developer to use the narrow strips in combing- a greater width than would be provided by a number of the necks tion to provide access to the public way, and the plan disclosed a (compare Fleishon v. Zoning Bd. of Adjustment, 6 Pa. D. & C.2d 337 subdivision requiring planning board approval. (1955),afrd 385 Pa.295[1956],with Baltimore v.Princeton Constr.Co., 229 Md. 176 [19621). 4 948._ 8 Mass. App. Ct. 870 8 Mass.App. Ct.870 949 Rescdpt Opinions. Rescript info maty judgment are insufficient as matter of law to warrant a finding JOHN S. HRENCHUE VS. PLANNING BOARD OF WALPOLE. D that the plaintiff discharged the defendant from any existing liability her 31, 1979. The trial judge was not in error in dismissing the plain. to it. See Traveler Shoe Co. v.Koch, 216 Mass.412,415(1914);Kirt- tiffs appeal from the defendant's refusal to endorse his plan as not re- ley v. C.G. Galbo Co., 244 Mass. 179, 182-183 (1923); Larson v.Jef- quiring its approval as a subdivision under G. L.c. 41, §81P, as ap- frey-Nichols Motor Co, 279 Mass. 362, 365-366 (1932); Tudor Press, pearing in St. 1963, c. 363, § 1. Inc. v. University Distrib. Co., 292 Mass. 339, 341 (1935); Harvard Although all the lots within the tract abut a public way,that way, ` Elea & Mach. Co. v. G & K Provision Co, 333 Mass. 678, 682.683 _ - Interstate Highway 95, is a limited-access highway, and the bound- (1956). - aries of the plaintiff's proposed lots thereon provide no means of vehi- Judgment affirmed cular passage between the highway and any of the lots. They can be The case was submitted on briefs. reached only by use of a thirty-foot wide private way leading to a full- Richard H. Wynn for the defendant. access public way upon which only one of the nine lots fronts.The re- William Coniaris for the plaintiff. - quired access must take the form of(1) frontage on one of the three ; ypes of ways specified in G. L. c. 41, § 81L, as amended through ! ' COMMONWEALTH VS. VINCENT M. FERRARA. December 27, 1979. t. 1965,c. 61,and(2)a planning board's determination under§ 81P The defendant appeals from the denial by a single justice of this court t at adequate access, as contemplated by § 81M, otherwise exists. of a stay Of execution of sentence pending appeal(G.L.c.279, §4,as 'fford v.Planning Bd. of Nantucket, 376 Mass.801,807(1978). The = amended through St. 1972, c. 740, § 17) from his conviction under fr ntage required by §81L is impliedly frontage providing access to G.L. c. 269, § 10. on of the types of ways specified in(a)through(c)of that provision. ' We have reviewed the record which the single justice had before B Ruse the plaintiff's lots do not have access to the highway they him,and we find no abuse of discretion in his denial of the stay of ex- ab t,they do not have frontage on any way for the purposes of§81L. ecution, which was predicated in part upon his finding that there ex- It ollows that the plan required the defendant's approval as a sub- ists a possibility of"further acts of criminality during the pendency of di -sion- the appeal." Commonwealth v. Levin, 7 Mass. App. Ct. 501, 505 _ Judgment affirmed (1979). See Commonwealth v. Allen, 378 Mass. 489, 498 (1979). As ernard J. Monbouquette for the plaintiff. this court stated in Commonwealth v.Levin, supra at 505-506,"when 1phonse W. Query, Jr, Town Counsel, for the defendant. a denial by a single justice of a stay of execution pending appeal is predicated, in whole or in part, on reasons of security, the denial should not be disturbed on appeal unless the defendant can demon- strate abuse of discretion." Because questions relating to security "involve determinations of fact and the exercise of sound, practical judgment ... it is frequently said that the exercise of discretion by the judge will be upheld unless his action is one'that no conscientious judge, acting intelligently, could honestly have taken.'" Common- wealth v. Levin, supra at 505, quoting from Davis v. Boston Elev. _ Ry., 235 Mass.482,502(1920). In the record before us we find ample support for the single justice's decision. Therefore, we need not de- cide whether the defendant has demonstrated "some reasonable possibility of a successful decision in the appeal." Commonwealth v. ` Allen, supra at 498, quoting from Commonwealth v.Levin, supra at 505. Order denying stay of execution - affirmed Mark G. Miliotis for the defendant. Robert J.McKenna,Jr., Assistant District Attorney,for the Com- monwealth. 78 Form 1 DEOE Flo No. � (To be provided by OEOE) city SALE,n. 'fYIA$S Commonwealth of Massachusetts APPBU t Z?-Q'Me.90 Request for a Determination of Applicability Massachusetts Wetlands Protection Act, G.L. c. 131, §40 t. I,the undersigned, hereby request that the 43 A M Conservation Commission make a determination as to whether the area,described below,or work to be performed on said area,also described below,is subject to the Jurisdiction of the Wetlands Protection Act,G.L c. 131, §40. 2. The area is described as follows.(Use maps or plans,if necessary,to provide a description and the location of the area subject to this request.) G'( V!Oj'�!'0� GRS'tL-A�- �000� ��tu.SoJ EO&O ATOP Vel t LtS6,J C,SfQ�Y dS �L�vViJ O� �'(70et�S�D 'pW�.J.S . 3. The work in said area is described below.(Use additional paper,If necessary,to describe the proposed work.) < O' -rLN VC-CLOGF �YefcC1 UT\Li7t1rS� 17��LLIQtj% �p Lnt JOSet�Ptt CX 43 -Z5"0 VA-) OJO �77�C11i✓O P t 1-1 79 4. The owner(s)of the area,if not the person making this request,has been given written notification of this request on L-ov u- %Z_ _ 1S�af; I •(date) The name(s)and address(es)of the owner(s): 5. 1 have filed a complete copy of this request with the appropriate regional office of the Massachusetts Department of Environmental Duality Engineering on Q P 1Z�1�18 v5 (date) Northeast Southeast • ----- 323 New Boston Street Lakeville Hospital Woburn, MA 01801 Lakeville,MA 02348 Central Western 75 Grove Street Public Health Center Worcester, MA 01805 University of Massachusetts Amherst,MA 01003 8. I understand that notification of this request will be placed in a local newspaper at my expense In accor- dance with Section 10.05(3)(b) 1 of the regulations by the Conservation Commission and that I will be billed accordingly. Signature Name —Ir"", T 'bwS-LA _. Address I tJ 0Ctz Tel. N V E . t 1-2 IC00 U" (EXT) ,7QLEkI Xi/Q . A ✓`SOC/R 7E5, iAIc, "54, oi97o /5, lle5 P��Sc'c% qri �he iCi/��, O�irriorf 7`h,-1 j 4h&- c/rc��r�n�� �li7C/ CO��/1cC770r7 p/a�o �� 7iG� �i/SCI'/V/5/O.�/• 23�P�SN OF MASS 610nd c h v S. Townsen0,Jr. y y Na.11709 N C S 71 No. 665 pN ti g 2 Y. , } 9 Gree -'i�vf .•V i� J D1m ersport /Fosters Pl r- \ <\. 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T/M� • /O /a So A 7b Im /!, Ke IN if.+ 2ro 23bHN- ------- ?Se 9 Bal, � B i d � Q � 6 V i ' u S � 4 6 J f J 3 J � e6 4o ba eo /oa /to /440 /so Meme 2m Poi Zco OU�2.4T/O/'/ /N NIiNU TC.7 iQ.4/N//FA[.L /NT�NJ/ TY DUrPAT/QN �5'{t�rm �/�/t2/73/�/¢3 far E�aGx COUNTY MA�.7.4CNGl.7CTT3 • ,Q.4/NFgLG �L'-Tt/Qla' PC,Q/OOJ /fA2,� JTORM �.Q4PH /NTC/IO/TY fREQ�.ICNCy COC GOM/N. Io 3 �•7 Sp S 2.32 /DO G 2.6G o c d 0V • m V � h e.4 0 ,x„ P4eo C teee ` 0.9 /ace 1-340 e4e .444 -0.7 coee./ S0e dao c� O (�, e.B o.ed a.e6 G 9m I or foe •JA /a 0.44 Y lee Cb toe 15 C e.et /ee h de /o e.eea oe 9 o^C 9G B O./a 0.000 $O 84 `\ 40 64 7P 6 e.ei C;0 e.ae4 a.ee3 40 fd e.e3 - _� � 4.9--4 a.oe 42 Po 9c 9,v,o. .015 4.048 B 2F 2 e.44ed •; 5 /d e.ooe9 / SO 0,soe2 e.ooe/ Q P 4 0.0060.6 't Y e.40406 V ° e.eoo S O .a.e / .S 9•o e.edoe 5 0.6 e.d ¢ /O.0 —'0.dead o.S— e.4— o.d d s.oo aeod X •Q /5.o e.dodoe 0 O./ 0.2 V e.aeeae¢ MANN/NCS .3 FOQ ,4114 �Q4PN/C SOGUT/ON ■����C....•■r.���r_ soil I �/E�;�\moi%�■��.�/� ►'.�s� :! Martin WWA so■%��� MAINE no f/�/II: WINE��yLY� �/IWON ��I►i��/fII I mg INA"ll. �'i�►�►tri INS N 2 78 Form 1 _ OEOE FOO No. - C(To be Wovid*d by OEOE) - C1NRbwr Jfll'Em- •{YlA$g Commonwealth 9E -,�mF_eccu /Pb-0 o r/rn of Massachusetts AppOCit ~— Request for a Determination of Applicability Massachusetts Wetlands Protection Act, G.L.: c. 131, 540 1: I, the undersigned, hereby request that the A YYl Conservation Commission make a determfnatlon as to whether the area,described below,or work to be performed on said area,also described below,Is subject to the jurisdiction of the Wetlands Protection Act,G.L. c. 131, §40. 2. The area is described as follows.(Use maps or peens, if necessary,to provide a description and the location of the area subject to this request.) Gec-euw�Y e��o� CASTLE Eooc�, AOP y I LLSOtI �[12'EEY �S S IMVuN 3. The work in said area is described below.(Use additional paper,If necessary,to describe the proposed work. COQSl7VvC-rlCsti! GF STQEc�t lJTIIIY � Es Tj1v6l–L1vJ � S 4t,)O >–nn)OSCW )&j CA 4S —.LSUvelnJ n,7Tn,CL460 f j 1,� 79 4. The owner(s)of the area, if not the person making this request,has been given written notification of this requeston e,PsNZ=r t� •(date) The name(s)and address(es)of the owner(s): ��.lpl.'a S . �v'ri"1M7✓fZT0ti7 ' r-1a -F"izoU K. QTY,o U c� 7 C L-o�lF �'pL�m, X135 . (25-1y)o 5. 1 have toed a complete copy of this request with the appropriate regional office of the Massachusetts Department of Environmental Quality Engineering on QP 12-i I�F' `5 (date) Northeast Southeast '--- 323 New Boston Street Lakeville Hospital Woburn,MA 01801 Lakeville,MA 02348 Central Western 75 Grove Street Public Health Center Worcester, MA 01805 University of Massachusetts Amherst,MA 01003 6. 1 understand that notification of this request will be placed in a local newspaper at my expense In accor- dance with Section 10.05(3)(b) 1 of the regulations by the Conservation Commission and that I will be billed accordingly. Signature Name _ � .a 22�1Tac, T-k)WC Address 111!!� Pls 5 oc Tel. -7 4" '3�1 8 Z_. mass , ©1310 1.2 _ 10 ro C./ Ep9 D �uLc 04 wDIA. �o v _ STQ ✓EQT STONE CURB /NLET �N '�� �'- CP WSTO. /. O'F2dME5}I��/ h o 7"' �/4 �iNU2 frC.Cj24/114 E LU 41 mh ' e 2EClsTey us1E ONLY /C&RT/FY THAT 7',/-//3 P2-,4/1 c� N -• 41 ;�' � � V -. � � _ � rU .. ..Y . 5•., � w __ _ .� � IL. Q > �' " V tIQJ QPP24✓�O �D/tom GbuBc e c.9. h � 2'� , "/TLJ TL-/E-RULES A-10 RAS-'IZ,4 ON9 0 �' W I of T,�/� IZEc/�7'E2S of egos. F �,� �z2� a.3a.00 i>ti ti s IDS , a��9 d—� s�->N 1t�5 /a� - �C 4ATEL�r - � a-. � „p � � ��2^QG c6 c X1•''1 .. ¢+a- B�.�.--© 3+ { Ccwc -. J r� LL p- }� re �h STONE 2/A-/ZAP (TYP/CAG ) JMN /Z 2C—� C.B X55 3� 2JI 1 � ?".'• : ° CONC. •B,4JE b"' " ' _ �9 •d ;•CONC. 6A E :^?, ;,'•. — �f �, 111=111=111 =7cL-. w= =111- u/3 QFP/IOVED NlITEQ/AL 4PP,FOVED MATE,e1AL 3 � .4LT. A122 ,4LT. 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V� > r1PPe0✓CO .3o/tom GbuBLe c./y. j w h �'�2 /� 2 1W7// T,4EQULE5AHOQfr;,UL.AT/ON9 , t4 h OF THE /1C-C1,5 TER.S OF EEO 5. f D' 0 I W � \ 9.29 � V Nz 2 CCwc � -`� ,OL/IGED � 5oMH2� �/d'3s. - 5 +o— — �'`3� — — 4 :...._F�." 7 44— ce �(A STONE 2/�-/7qP (TYP/CAG /2l1C,�7C.6 4f 55 3t�o . . > k. - • .; _ (,U'//v. 3TON� /50/6 .) ,`�. . � }v- p- CONC• BAJE b ;b'_• -, •� 1= 'd,:eCONC. t�fA E � .. ., :�:, a � � i - I _ _ = s 1 - I 1 l E R • o o e LILT N- 2 dam/ N- / dLT. N-2 ,4LT. N- / TYPICAL SJ'YAL-� .SACT/Ox/ "AN/•/OL..� CATC "4 ,�3A�/N Sca L� / / •o „ ScAL� /mi = l-D" . 77-0.Q/tom! DRA/N.4 C E DE T,G1 /.'_2 I % o PLAN (:7A?EE1VtY4 Y RO,,40 (�XTENS/ON ,UO2• /lNCli/ r/N'C'.�.7 SC[1L�5••• VEQT. //NC.'-f=4 F'�E T /o � eF 7 co✓e e SC,41 ,ruLL ( 102Td Q —_ A °PRO✓E/� : O i \ d DENOTES .STONE 60UN0 TO 6E SET eED > T 0 COUQSES s,' LIG. STEPS a (/j I: f'XF1l� Ea 3cyLl \ \^ fA /it u% �r! Yo /'•STon I,il 6 ., o\_ TV�} /V. - ^- - \ \ Q\ TVP/caL 7" F,•Nc�/ s�cT/ol�l STO.r j.GS�LT_✓/1lNT .� � ? . 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G '45c�✓� c7nTE V,4LVE D2A /N I-/oLE5, 4,. 7yPE '7' 017_./nf/A/005 l� 4�-0 3-1'0 2>`O /f0 Oto -� ,ROAD ST,4 - �YATE!? .BYO TEM ,OET,4/L S CONCRETE P.4✓F!+./E/-/T L410 SE/YLR S i A. _ Q /ti/ �o COl/2SES: ,�_A1V71NC /A/ dCGOROd//rE C9 `�' ✓: 111 \I 2'S.4 SE 4 2 "F/:ti//�N-COMPGCTGD �LY/T// C/TY S i DS, � E V/sE0 - APRIL d / 985 - -, _ 4s o •' , S(L�E c�TQzE4s> AZACS TSE/icy �L4T J 7&We 9. �' +� L.,4 YOU T NOTES - IVATE2 SY�576- 6" - 2lo O / � � 6 .,\ � / SLOPeZ.'/ + � e ^ /r,� //� ` C�/'CEENWA T ROAD(EXTE'h/J/O/./� s �" �:G.. 41. 8" ,eavlr� - - P/q01c/ LE /yY0/2.4n/ T Fr �,+tl TE VALVE / TEST/ti/c -pyo ,fiia� �h // be des d Cuza a,:Q .�aU `/"6 s=o' �, ����aeTlr eu.� 0"",EW: / GbA/4e o 5. E cfuE Pro T�7e!F_/rcnveEe//,/� r��ce /Nc. No CCAL� / /in9/vi h sy�s r/0170/ ANS /4/!//c7aum0,4V-5AL.ontMA. 22 PIILLow,4y-.54 r= M4• CMIo7//ng o h o/rz� o /c s[r}� % ��0 All s5'urrZ Q /50'4` /n. 6051) - E TQ/LS 4L E s... 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