<div dir="ltr"><div dir="ltr"><div dir="ltr">Following up on the mini-email thread regarding incomplete applications located within the larger email thread about electronic filing, note the following language in Chapter 40A, Section 9 for special permits.</div><div dir="ltr"><br clear="all"><div><div dir="ltr" class="gmail_signature"><div dir="ltr"><div><div dir="ltr"><div><div dir="ltr"><div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><i>Each application for a special permit shall be filed by the petitioner with the city or town clerk and a copy of said application, including the date and time of filing certified by the city or town clerk, shall be filed forthwith by the petitioner with the special permit granting authority. </i><b style="font-style:italic">The special permit granting authority shall hold a public hearing</b><i>, for which notice has been given as provided in section eleven, on any application for a special permit </i><b style="font-style:italic">within sixty-five days from the date of filing of such application </b>(emphasis added). </span></div><div><i><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><b><br></b></span></i></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif">The clock starts when the application is filed with, and stamped by, the city or town clerk. There is no statutory authority for a board or staff tp prevent the clock from starting, or to stop the clock after it has started, with one exception. That exception allows the board, with the permission of the applicant, in a written agreement, to delay either the opening of the hearing or the time for making and filing of the decision.</span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><br></span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif">If there is an application with insufficient information or lacking required plans etc., the board should open the hearing within the required timeline, provide a list of the deficiencies (preferably provide that before the hearing) and then continue the hearing with enough time for the applicant to get the plans done and submitted with enough time for municipal staff to review them before the continued hearing. If the applicant continues to fail to provide plans and information, the board can simply deny the application for failure to provide information required with the application submission. Similar to what </span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif">Michael Z. posted, my experience is that once the board starts using the word "denial" it provides an incentive to the applicant to get the plans done quickly.</span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><br></span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif">Failure to open the hearing within the required timeline, and failure to make and file a decision within the required timeline leaves the town vulnerable to a constructive grant claim which could result in the project being built with no board review.Towns have made this mistake in the past. You don't want your town to make that same mistake.</span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><br></span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif">On a different note - Happy weekend and Thanksgiving week to all!</span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><br></span></div><div><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif">Bob</span></div><div><i><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><b><br></b></span></i></div><div><i><span style="color:rgb(20,20,20);font-family:"Noto Sans VF","Noto Sans",Helvetica,Arial,sans-serif"><b><br></b></span></i></div><div><font color="#000099" size="4" style="background-color:rgb(255,255,255)">Bob Mitchell FAICP</font></div><div>Planning Consultant</div><div>Land Use, Planning, Zoning, & Training Programs</div><div>151 Tremont Street Suite 23A</div><div>Boston, MA 02111</div><div>617-512-9751 (c)<span></span><span></span></div><div><a href="mailto:MitchellFAICP@gmail.com" target="_blank">MitchellFAICP@gmail.com</a></div><div> </div></div></div></div></div></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Thu, Nov 17, 2022 at 1:52 PM Michael Zehner via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div class="msg6828649383773523062">
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<p class="MsoNormal">In my previous experience we were advised by Town Counsel that only the SPGA could determine that an application was incomplete/noncompliant, that we were obliged to accept it and process within the timeline. We could and did advise applicants
of issues, and most were responsive, but in cases where they weren’t, we just noted deficiencies in our report to the SPGA and recommended deferral or denial, depending on the nature of the issues. Again, when we told most applicants that this is how it would
be handled, they cured the issues. <u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Best,<u></u><u></u></p>
<p class="MsoNormal">Michael<u></u><u></u></p>
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<p class="MsoNormal"><b><span style="font-family:"Century Gothic",sans-serif;color:rgb(68,84,106)">Michael Zehner, AICP, ENV SP<u></u><u></u></span></b></p>
<p class="MsoNormal"><span style="font-family:"Century Gothic",sans-serif;color:black">Environmental Programs Director<u></u><u></u></span></p>
<p class="MsoNormal"><b><span style="font-family:"Century Gothic",sans-serif;color:rgb(83,129,53)"><u></u> <u></u></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Century Gothic",sans-serif;color:rgb(68,84,106)">The Berkley Group<u></u><u></u></span></b></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Century Gothic",sans-serif">c. 404-643-7930<u></u><u></u></span></p>
<p class="MsoNormal"><a href="mailto:michael.zehner@bgllc.net" target="_blank"><span style="font-size:10pt;font-family:"Century Gothic",sans-serif;color:rgb(5,99,193)">michael.zehner@bgllc.net</span></a><span style="font-size:10pt;font-family:"Century Gothic",sans-serif">
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<p class="MsoNormal"><a href="http://www.bgllc.net/" target="_blank"><span style="font-size:10pt;font-family:"Century Gothic",sans-serif;color:rgb(5,99,193)">www.bgllc.net</span></a><span style="font-size:10pt;font-family:"Century Gothic",sans-serif">
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<p class="MsoNormal"><b>From:</b> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org" target="_blank">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Michelle Tyler via MassPlanners<br>
<b>Sent:</b> Thursday, November 17, 2022 1:40 PM<br>
<b>To:</b> Alison Manugian <<a href="mailto:amanugian@dracutma.gov" target="_blank">amanugian@dracutma.gov</a>><br>
<b>Cc:</b> Massachusetts Planners <<a href="mailto:MassPlanners@masscptc.org" target="_blank">MassPlanners@masscptc.org</a>><br>
<b>Subject:</b> Re: [Massplanners] Special permit online applications<u></u><u></u></p>
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<p class="MsoNormal"><span style="font-size:18pt;font-family:Tahoma,sans-serif;color:black">While we encourage an applicant to submit their documents in DRAFT form to me for review before they file formally, there are still those who simply file their application.
When received, the application package is stamped by the clerk's office and forwarded to my department. At that point, I review for completion against any ordinance or regulation. If it IS NOT COMPLETE, I communicate with the Planning Board chairperson first
(since they are the de facto decision maker). If the chairperson concurs with my conclusion, I communicate with the applicant via email citing the missing information and providing the relevant section that references the requirement. They are advised that
they HAVE NOT PROVIDED A COMPLETE APPLICATION and, until such information is provided, and only once ALL information is received, will the clock begin the 65 day countdown. <u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:18pt;font-family:Tahoma,sans-serif;color:black">Thus far, this hasn't been contested by any applicant. Of course there's always a first time....<u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-family:Tahoma,sans-serif;color:rgb(166,77,121)"><img border="0" width="96" height="95" style="width: 1in; height: 0.9916in;" id="m_6828649383773523062_x0000_i1025" src="https://ci3.googleusercontent.com/mail-sig/AIorK4wpRW2a9qK3yohcVl8OLpDR5WPmCKvT_Utzp-iPHtbc0ISA-0rA52TtmHmfQ4mE9c96SDKtnuE"></span></b><u></u><u></u></p>
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<p class="MsoNormal"><b><span style="font-family:Tahoma,sans-serif;color:blue">Michelle R. Tyler</span></b><u></u><u></u></p>
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<p class="MsoNormal"><b><span style="font-family:Tahoma,sans-serif;color:blue">Director of Planning</span></b><u></u><u></u></p>
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<p class="MsoNormal"><b><span style="font-family:Tahoma,sans-serif;color:blue">Town of Randolph</span></b><u></u><u></u></p>
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<p class="MsoNormal"><b><span style="font-family:Tahoma,sans-serif;color:blue">781-961-0936</span></b><u></u><u></u></p>
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<p class="MsoNormal"><i><span style="font-size:7.5pt;color:rgb(34,34,34)">Please be advised that the Massachusetts Secretary of State considers e-mail to be a public record, and therefore subject to the Massachusetts Public Records Law, M.G.L. c. 66 § 10.</span></i><u></u><u></u></p>
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