<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40"><head><meta http-equiv=Content-Type content="text/html; charset=utf-8"><meta name=Generator content="Microsoft Word 15 (filtered medium)"><style><!--
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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal><span style='font-size:16.0pt'>By the way, MA planners, the answers to this and many, many questions that come up in the course of running our planning offices can be found in “The Guidebook to Massachusetts Land Use,” written by Bob Mitchell and Bob Ritchie. It’s available to any APA-MA member. A tremendous resource!<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:16.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:16.0pt'>Jeff lacy<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:16.0pt'>Rural Planning Associates<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:16.0pt'>(413) 230-9693<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> Jeff Lacy <ruralplanningassociates@crocker.com> <br><b>Sent:</b> Monday, June 26, 2023 7:47 AM<br><b>To:</b> Bob Mitchell <mitchellfaicp@gmail.com><br><b>Cc:</b> Stephen Wallace <swallace@sterling-ma.gov>; massplanners@masscptc.org; Bill Caldwell <bcaldwell@sterling-ma.gov><br><b>Subject:</b> Re: [Massplanners] Zoning Board case - constructive approval<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Thanks, Bob, for the more complete answer.<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Jeff Lacy<o:p></o:p></p></div><div><p class=MsoNormal>Rural Planning Associates <o:p></o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'>(413) 230-9693<o:p></o:p></p><div><p class=MsoNormal>Sent from my iPhone<o:p></o:p></p></div><div><p class=MsoNormal><br><br><o:p></o:p></p><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='margin-bottom:12.0pt'>On Jun 25, 2023, at 8:57 PM, Bob Mitchell via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p></blockquote></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal><o:p></o:p></p><div><p class=MsoNormal>Stephen: There seems to be a number of issues in the special permit situation in your email, one of which Jeff has addressed. A few comments:<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>a) As Jeff noted, after the close of the public hearing the board has ninety days to take final action, final action being the making of the decision, the vote on the decision, and the filing of the written decision with the town clerk. The board is required to file its written decision within 14 days of making the decision and the 14 days has to occur within the 90 day time period. Some boards make and vote on the decision within the context of the public hearing and close the hearing after the vote. Other boards close the public hearing and then deliberate and vote on a decisioni at a subsequent public meeting (not a public hearing). Either way, the 14 day clock starts from the date of the vote on the decision.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>b) There are a number of court decisions that clarify what modifications a board may make in its decision after having made the decision. The most important distinction the courts have noted is that a board may make clerical corrections at a subsequent public meeting. However, if the modification is substantive and changes the result of the original decision, then the only way for the board to modify the original decision is to go through a new special permit process (public notice, notice to abutters, public hearing etc.). Is changing the number of units allowed by the decisions substantive? The town needs to answer that question.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>c) As for a constructive grant, there is a defined procedure that the applicant would have to go through in order to claim constructive grant, starting with filing such a claim after the 90 days from the close of the hearing expire without a decision being filed with the town clerk. If this procedure is followed and the applicant receives a constructive grant certificate from the town clerk, the constructive grant is based on the original plans submitted by the applicant. There would be no board review, no changes to those plans, and no conditions on those plans.<br clear=all><o:p></o:p></p><div><div><div><div><div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-size:18.0pt;color:#000099'>Bob Mitchell FAICP</span><o:p></o:p></p></div><div><p class=MsoNormal>Planning Consultant<o:p></o:p></p></div><div><p class=MsoNormal>Land Use, Planning, Zoning, & Training Programs<o:p></o:p></p></div><div><p class=MsoNormal>151 Tremont Street Suite 23A<o:p></o:p></p></div><div><p class=MsoNormal>Boston, MA 02111<o:p></o:p></p></div><div><p class=MsoNormal>617-512-9751 (c)<o:p></o:p></p></div><div><p class=MsoNormal><a href="mailto:MitchellFAICP@gmail.com" target="_blank">MitchellFAICP@gmail.com</a><o:p></o:p></p></div><div><p class=MsoNormal> <o:p></o:p></p></div></div></div></div></div></div><p class=MsoNormal><o:p> </o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>On Thu, Jun 22, 2023 at 10:20 AM Stephen Wallace via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in'><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:8.0pt;line-height:105%'><span style='font-size:14.0pt;line-height:105%;font-family:"Arial",sans-serif;color:black'>Questions on constructive approval. Here goes….</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:8.0pt;line-height:105%'><u><span style='font-size:14.0pt;line-height:105%;font-family:"Arial",sans-serif;color:black'>The Situation: </span></u><span style='font-size:14.0pt;line-height:105%;font-family:"Arial",sans-serif;color:black'>Our Zoning Board voted to approve a Special Permit for a multi-family development. Before the decision was filed, the Board believed that they had made a mistake on the calculation on how many units were allowed under the bylaw. The Board wanted to amend the approval and correct the number of units. (Which is allowed per MGL 40A Section 14). The Town obtained an opinion from Counsel that they may correct the decision, but it must be done at a public meeting and it had to be done with 14 days of the close of the public hearing. </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:8.0pt;line-height:105%'><span style='font-size:14.0pt;line-height:105%;font-family:"Arial",sans-serif;color:black'>The Board, being unable to meet within the 14 days has decided to refuse to sign the decision and allow constructive approval. According to Bobrowski, the SPGA must take "final action" within 90 days from the date of the close of the public hearing. And the "14 days" shall be part of the 90 days but not beyond the 90 days. This seems to contradict what our counsel stated that "final action" was to take place 14 days from the close of hearing.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:8.0pt;line-height:105%'><u><span style='font-size:14.0pt;line-height:105%;font-family:"Arial",sans-serif;color:black'>Questions: </span></u><span style='font-size:14.0pt;line-height:105%;font-family:"Arial",sans-serif;color:black'>Has anyone had a Board refuse to sign a decision that they approved? Do you have any thoughts on how to handle the constructive approval? If the Board refuses to sign and allow constructive approval to take over, does the decision they negotiated go away and the original application get approved?</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'>Stephen Wallace</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'>Town Planner </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'>Phone: 978-422-8111, Extension 2320 </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'>Email: </span><a href="mailto:swallace@sterling-ma.gov" target="_blank"><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#064A78;border:none windowtext 1.0pt;padding:0in;background:white'>swallace@sterling-ma.gov</span></a><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;border:none windowtext 1.0pt;padding:0in;background:white'>Butterick Municipal Building</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;background:white;vertical-align:baseline'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444'>1 Park Street</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;background:white;vertical-align:baseline'><span style='font-size:12.0pt;font-family:"inherit",serif;color:#444444'>Room 202</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;border:none windowtext 1.0pt;padding:0in;background:white'>Sterling</span><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white'>, <span style='border:none windowtext 1.0pt;padding:0in'>MA</span> <span style='border:none windowtext 1.0pt;padding:0in'>01564</span></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=515 style='width:386.25pt;background:white;border-collapse:collapse'><tr><td width=515 valign=top style='width:386.25pt;padding:0in 0in 7.5pt 0in'><p class=MsoNormal style='mso-margin-top-alt:auto'><span style='font-size:14.0pt;font-family:"Arial",sans-serif;color:#444444'> </span><o:p></o:p></p></td></tr><tr style='height:1.0pt'><td valign=top style='border:none;border-top:solid #000E58 1.0pt;padding:7.5pt 0in 0in 0in;height:1.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto'><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:#2C2C2C'>When writing or responding, please be aware that the Massachusetts Secretary of the Commonwealth has determined that most email is a public record and, therefore, may not be kept confidential. However, the preceding email message (including any attachments) contains information that may, under specific circumstances, be confidential, may be protected by law or other applicable privileges, or may constitute non-public information. It is intended to be conveyed only to the designated recipient(s) named above. If you are not an intended recipient of this message, please notify the sender by replying to this message and then delete all copies of it from your computer system. Any use, dissemination, distribution, or reproduction of this message by unintended recipients is not authorized and may be unlawful.</span><o:p></o:p></p></td></tr></table><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div><p class=MsoNormal>-- <br>MassPlanners mailing list<br><a href="mailto:MassPlanners@masscptc.org" target="_blank">MassPlanners@masscptc.org</a><br><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org" target="_blank">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a><o:p></o:p></p></div></blockquote></div><p class=MsoNormal>-- <br>MassPlanners mailing list<br><a href="mailto:MassPlanners@masscptc.org">MassPlanners@masscptc.org</a><br><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a><o:p></o:p></p></div></blockquote></div></div></body></html>