<div dir="auto">Here is a link to the Mass APA site</div><div dir="auto"><br></div><div dir="auto"><div><a href="https://www.apa-ma.org/">https://www.apa-ma.org/</a></div><br></div><div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Wed, Jun 28, 2023 at 10:59 AM Daniel Fortier via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div dir="auto">Ok, I am logged into my national APA account. How do I create a password for the state APA site? I do not see anywhere on the site a place to create a log in.<div dir="auto"><br></div><div dir="auto">Dan Fortier </div><div dir="auto">Retired Planner </div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Wed, Jun 28, 2023, 8:37 AM Jeff Lacy via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div dir="auto">Far as I know it’s only available electronically via the APA-MA website. APA-MA paid handsomely for the years of work that went into this prodigious project. I think APA-MA membership is a small price to pay.<div><br></div><div>Jeff Lacy </div><div>Rural Planning Associates </div><div>(413) 230-9693<br><br><div dir="ltr">Sent from my iPhone</div><div dir="ltr"><br><blockquote type="cite">On Jun 28, 2023, at 7:06 AM, Harry LaCortiglia via MassPlanners <<a href="mailto:massplanners@masscptc.org" rel="noreferrer" target="_blank">massplanners@masscptc.org</a>> wrote:<br><br></blockquote></div><blockquote type="cite"><div dir="ltr">
<p><font size="4"><font face="Times New Roman">I'm not an APA-MA
member... Is there any chance that a Planning Board member
such as myself, might be able to access that resource? (Any
bootleg copies available?)<br>
</font></font></p>
<font size="4"><font face="Times New Roman">H. LaCortiglia</font></font><br>
<font size="4"><font face="Times New Roman">Georgetown Planning
Board</font></font>
<p><font size="4"><font face="Times New Roman"><br>
</font></font></p>
<p><font size="4"><font face="Times New Roman"><br>
</font></font></p>
<div>On 6/26/2023 11:38 AM,
ruralplanningassociates--- via MassPlanners wrote:<br>
</div>
<blockquote type="cite">
<div>
<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!<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Jeff lacy<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Rural
Planning Associates<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">(413)
230-9693<u></u><u></u></span></p>
<p class="MsoNormal"><u></u> <u></u></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
<a href="mailto:ruralplanningassociates@crocker.com" rel="noreferrer" target="_blank"><ruralplanningassociates@crocker.com></a> <br>
<b>Sent:</b> Monday, June 26, 2023 7:47 AM<br>
<b>To:</b> Bob Mitchell <a href="mailto:mitchellfaicp@gmail.com" rel="noreferrer" target="_blank"><mitchellfaicp@gmail.com></a><br>
<b>Cc:</b> Stephen Wallace
<a href="mailto:swallace@sterling-ma.gov" rel="noreferrer" target="_blank"><swallace@sterling-ma.gov></a>;
<a href="mailto:massplanners@masscptc.org" rel="noreferrer" target="_blank">massplanners@masscptc.org</a>; Bill Caldwell
<a href="mailto:bcaldwell@sterling-ma.gov" rel="noreferrer" target="_blank"><bcaldwell@sterling-ma.gov></a><br>
<b>Subject:</b> Re: [Massplanners] Zoning Board case -
constructive approval<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Thanks, Bob, for the more complete answer.<u></u><u></u></p>
<div>
<p class="MsoNormal"><u></u> <u></u></p>
</div>
<div>
<p class="MsoNormal">Jeff Lacy<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Rural Planning Associates <u></u><u></u></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt">(413)
230-9693<u></u><u></u></p>
<div>
<p class="MsoNormal">Sent from my iPhone<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"><br>
<br>
<u></u><u></u></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" rel="noreferrer" target="_blank">massplanners@masscptc.org</a>>
wrote:<u></u><u></u></p>
</blockquote>
</div>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<div>
<p class="MsoNormal"><u></u><u></u></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:<u></u><u></u></p>
<div>
<p class="MsoNormal"><u></u> <u></u></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.<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"><u></u> <u></u></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.<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"><u></u> <u></u></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">
<u></u><u></u></p>
<div>
<div>
<div>
<div>
<div>
<div>
<p class="MsoNormal"><u></u> <u></u></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:18.0pt;color:#000099">Bob Mitchell
FAICP</span><u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Planning Consultant<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Land Use, Planning,
Zoning, & Training Programs<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"><a href="https://www.google.com/maps/search/151+Tremont+Street%0D%0A++++++++++++++++++++++++++++++++Suite+23A+%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++++Boston,+MA+02111?entry=gmail&source=g">151 Tremont Street
Suite 23A</a><u></u><u></u></p><a href="https://www.google.com/maps/search/151+Tremont+Street%0D%0A++++++++++++++++++++++++++++++++Suite+23A+%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++++Boston,+MA+02111?entry=gmail&source=g">
</a></div><a href="https://www.google.com/maps/search/151+Tremont+Street%0D%0A++++++++++++++++++++++++++++++++Suite+23A+%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++++Boston,+MA+02111?entry=gmail&source=g">
</a><div><a href="https://www.google.com/maps/search/151+Tremont+Street%0D%0A++++++++++++++++++++++++++++++++Suite+23A+%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++++Boston,+MA+02111?entry=gmail&source=g">
</a><p class="MsoNormal"><a href="https://www.google.com/maps/search/151+Tremont+Street%0D%0A++++++++++++++++++++++++++++++++Suite+23A+%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++%0D%0A+++++++++++++++++++++++++++++++Boston,+MA+02111?entry=gmail&source=g">Boston, MA 02111</a><u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">617-512-9751 (c)<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"><a href="mailto:MitchellFAICP@gmail.com" rel="noreferrer" target="_blank">MitchellFAICP@gmail.com</a><u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
</div>
</div>
</div>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></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" rel="noreferrer" target="_blank">massplanners@masscptc.org</a>>
wrote:<u></u><u></u></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="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><u></u><u></u></p>
<p class="MsoNormal" style="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><u></u><u></u></p>
<p class="MsoNormal" style="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><u></u><u></u></p>
<p class="MsoNormal" style="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><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:14.0pt"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white">Stephen Wallace</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white">Town
Planner </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white">Phone:
978-422-8111, Extension 2320 </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white">Email: </span><a href="mailto:swallace@sterling-ma.gov" rel="noreferrer" 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><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444;background:white"> </span><u></u><u></u></p>
<p class="MsoNormal"><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><u></u><u></u></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#444444">1
Park Street</span><u></u><u></u></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-size:12.0pt;font-family:"inherit",serif;color:#444444">Room
202</span><u></u><u></u></p>
<p class="MsoNormal"><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><u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
<div>
<table style="width:386.25pt;background:white;border-collapse:collapse" width="515" cellspacing="0" cellpadding="0" border="0">
<tbody>
<tr>
<td style="width:386.25pt;padding:0in 0in 7.5pt 0in" width="515" valign="top">
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Arial",sans-serif;color:#444444"> </span><u></u><u></u></p>
</td>
</tr>
<tr style="height:1.0pt">
<td style="border:none;border-top:solid #000e58 1.0pt;padding:7.5pt 0in 0in 0in;height:1.0pt" valign="top">
<p class="MsoNormal"><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><u></u><u></u></p>
</td>
</tr>
</tbody>
</table>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
</div>
<p class="MsoNormal">-- <br>
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</blockquote>
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<br>
<fieldset></fieldset>
</blockquote>
<span>-- </span><br><span>MassPlanners mailing list</span><br><span><a href="mailto:MassPlanners@masscptc.org" rel="noreferrer" target="_blank">MassPlanners@masscptc.org</a></span><br><span><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org" rel="noreferrer" target="_blank">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a></span><br></div></blockquote></div></div>-- <br>
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</blockquote></div></div><span class="gmail_signature_prefix">-- </span><br><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr">Thank you<div><br></div><div>Richard Harris, AICP</div><div>PDR, LLC</div><div>Planning Consultant</div><div>413-335-5012</div></div></div>