<html>
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<meta http-equiv="Content-Type" content="text/html; charset=UTF-8">
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<body>
<p><font size="4"><font face="Times New Roman">I occasionally have
the same problem with Netflix.</font></font></p>
<p><font size="4"><font face="Times New Roman">Happy 4th! Everyone!</font></font></p>
<p><font size="4"><font face="Times New Roman">H.</font></font></p>
<p><font size="4"><font face="Times New Roman"><br>
</font></font></p>
<div class="moz-cite-prefix">On 6/28/2023 4:13 PM, Paige via
MassPlanners wrote:<br>
</div>
<blockquote type="cite"
cite="mid:CAAz74=WMTJ61va2WCwqo5iBiHPcbigUEJZPEy2PULGrGWunPww@mail.gmail.com">
<meta http-equiv="content-type" content="text/html; charset=UTF-8">
<div dir="ltr">My ID number does not grant me access but I've
never taken the time to figure out why. Just wanted to add that
I, too, cannot gain access even with a valid APA ID number.
<div><br>
~Paige</div>
<div>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">______________________</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">Paige
E. Duncan, AICP</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">Director
of Land Use and Economic Development</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">Town
of Foxborough</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">40
South Street</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">Foxborough,
MA 02035</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">W:
508.543.1250</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif">F:
508.543.6278</p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif"><a
href="mailto:pduncan@foxboroughma.gov"
moz-do-not-send="true"><span style="color:rgb(5,99,193)">pduncan@foxboroughma.gov</span></a></p>
<p class="MsoNormal" style="margin:0in 0in
0.0001pt;font-size:11pt;font-family:Calibri,sans-serif"><a
href="http://www.foxboroughma.gov/planning"
moz-do-not-send="true"><span style="color:rgb(5,99,193)">www.foxboroughma.gov/planning</span></a></p>
</div>
</div>
<br>
<div class="gmail_quote">
<div dir="ltr" class="gmail_attr">On Wed, Jun 28, 2023 at
11:59 AM Comia, Ken via MassPlanners <<a
href="mailto:massplanners@masscptc.org"
moz-do-not-send="true" class="moz-txt-link-freetext">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="msg-1951227098135536682">
<div style="overflow-wrap: break-word;" lang="EN-US">
<div class="m_-1951227098135536682WordSection1">
<p class="MsoNormal">Hi all,</p>
<p class="MsoNormal"> </p>
<p class="MsoNormal">The direct link to the guidebook
with its disclaimer can be found here:
<a href="https://www.apa-ma.org/resources/guidebook/"
target="_blank" moz-do-not-send="true">The Guidebook
to Massachusetts Land Use – 2021 Disclaimer –
American Planning Association – Massachusetts
(apa-ma.org)</a>.</p>
<p class="MsoNormal"> </p>
<p class="MsoNormal">If you scroll to the bottom and
click <i>Acknowledgement</i>, your national
membership ID allows you to log in to the resource
there.
</p>
<p class="MsoNormal"> </p>
<p class="MsoNormal">The Chapter Administrator can
assist with those who are chapter members – you can
email him at
<a href="mailto:communications@apa-ma.org"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">communications@apa-ma.org</a>.</p>
<p class="MsoNormal"> </p>
<p class="MsoNormal">Ken Comia</p>
<p class="MsoNormal"> </p>
<p class="MsoNormal"> </p>
<p class="MsoNormal"><b>Kenneth Comia, AICP </b></p>
<p class="MsoNormal"><i>Deputy Director, Land Use and
Environment Department</i></p>
<p class="MsoNormal"><i> </i></p>
<p class="MsoNormal"><b><span style="font-size:10pt">Pioneer
Valley Planning Commission</span></b></p>
<p class="MsoNormal"><span style="font-size:10pt">60
Congress Street – Floor 1</span></p>
<p class="MsoNormal"><span style="font-size:10pt">Springfield,
MA 01104</span></p>
<p class="MsoNormal"><span style="font-size:10pt">p:
413-285-1175 | e: <a href="mailto:kcomia@pvpc.org"
target="_blank" moz-do-not-send="true">
<span style="color:rgb(5,99,193)">kcomia@pvpc.org</span></a></span></p>
<p class="MsoNormal"><span style="font-size:10pt">w: <a
href="http://www.pvpc.org/" target="_blank"
moz-do-not-send="true">
<span style="color:rgb(5,99,193)">pvpc.org</span></a></span></p>
<p class="MsoNormal"> </p>
<p class="MsoNormal"> </p>
<p class="MsoNormal"> </p>
<p class="MsoNormal"> </p>
<div
style="border-right:none;border-bottom:none;border-left:none;border-top:1pt
solid rgb(225,225,225);padding:3pt 0in 0in">
<p class="MsoNormal"><b>From:</b> MassPlanners <<a
href="mailto:massplanners-bounces@masscptc.org"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Richard Harris via MassPlanners<br>
<b>Sent:</b> Wednesday, June 28, 2023 11:11 AM<br>
<b>To:</b> Daniel Fortier <<a
href="mailto:daniel.j.fortier@gmail.com"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">daniel.j.fortier@gmail.com</a>><br>
<b>Cc:</b> Listserv (<a
href="mailto:massplanners@masscptc.org"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>)
<<a href="mailto:massplanners@masscptc.org"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>><br>
<b>Subject:</b> Re: [Massplanners] Zoning Board case
- constructive approval</p>
</div>
<p class="MsoNormal"> </p>
<div>
<p class="MsoNormal">Here is a link to the Mass APA
site</p>
</div>
<div>
<p class="MsoNormal"> </p>
</div>
<div>
<div>
<p class="MsoNormal"><a
href="https://www.apa-ma.org/" target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">https://www.apa-ma.org/</a></p>
</div>
<p class="MsoNormal"> </p>
</div>
<div>
<p class="MsoNormal"> </p>
<div>
<div>
<p class="MsoNormal">On Wed, Jun 28, 2023 at 10:59
AM Daniel Fortier via MassPlanners <<a
href="mailto:massplanners@masscptc.org"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>>
wrote:</p>
</div>
<blockquote
style="border-top:none;border-right:none;border-bottom:none;border-left:1pt
solid rgb(204,204,204);padding:0in 0in 0in
6pt;margin-left:4.8pt;margin-right:0in">
<div>
<p class="MsoNormal">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.</p>
<div>
<p class="MsoNormal"> </p>
</div>
<div>
<p class="MsoNormal">Dan Fortier </p>
</div>
<div>
<p class="MsoNormal">Retired Planner </p>
</div>
</div>
<p class="MsoNormal"> </p>
<div>
<div>
<p class="MsoNormal">On Wed, Jun 28, 2023,
8:37 AM Jeff Lacy via MassPlanners <<a
href="mailto:massplanners@masscptc.org"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>>
wrote:</p>
</div>
<blockquote
style="border-top:none;border-right:none;border-bottom:none;border-left:1pt
solid rgb(204,204,204);padding:0in 0in 0in
6pt;margin-left:4.8pt;margin-right:0in">
<div>
<p class="MsoNormal">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.</p>
<div>
<p class="MsoNormal"> </p>
</div>
<div>
<p class="MsoNormal">Jeff Lacy </p>
</div>
<div>
<p class="MsoNormal">Rural Planning
Associates </p>
</div>
<div>
<p class="MsoNormal"
style="margin-bottom:12pt">(413)
230-9693</p>
<div>
<p class="MsoNormal">Sent from my iPhone</p>
</div>
<div>
<p class="MsoNormal"><br>
<br>
</p>
<blockquote
style="margin-top:5pt;margin-bottom:5pt">
<p class="MsoNormal"
style="margin-bottom:12pt">On Jun
28, 2023, at 7:06 AM, Harry
LaCortiglia via MassPlanners <<a
href="mailto:massplanners@masscptc.org" target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>>
wrote:</p>
</blockquote>
</div>
<blockquote
style="margin-top:5pt;margin-bottom:5pt">
<div>
<p class="MsoNormal"> </p>
<p><span
style="font-size:13.5pt;font-family:"Times
New Roman",serif">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?)</span></p>
<p class="MsoNormal"><span
style="font-size:13.5pt;font-family:"Times
New Roman",serif">H.
LaCortiglia</span><br>
<span
style="font-size:13.5pt;font-family:"Times
New Roman",serif">Georgetown
Planning Board</span>
</p>
<p> </p>
<p> </p>
<div>
<p class="MsoNormal">On 6/26/2023
11:38 AM,
ruralplanningassociates--- via
MassPlanners wrote:</p>
</div>
<blockquote
style="margin-top:5pt;margin-bottom:5pt">
<div>
<p class="MsoNormal"><span
style="font-size:16pt">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!</span></p>
<p class="MsoNormal"><span
style="font-size:16pt"> </span></p>
<p class="MsoNormal"><span
style="font-size:16pt">Jeff
lacy</span></p>
<p class="MsoNormal"><span
style="font-size:16pt">Rural
Planning Associates</span></p>
<p class="MsoNormal"><span
style="font-size:16pt">(413)
230-9693</span></p>
<p class="MsoNormal"> </p>
<div>
<div
style="border-right:none;border-bottom:none;border-left:none;border-top:1pt
solid
rgb(225,225,225);padding:3pt
0in 0in">
<p class="MsoNormal"><b>From:</b>
Jeff Lacy
<a
href="mailto:ruralplanningassociates@crocker.com"
target="_blank"
moz-do-not-send="true"><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" target="_blank"
moz-do-not-send="true">
<mitchellfaicp@gmail.com></a><br>
<b>Cc:</b> Stephen Wallace <a
href="mailto:swallace@sterling-ma.gov" target="_blank"
moz-do-not-send="true">
<swallace@sterling-ma.gov></a>; <a
href="mailto:massplanners@masscptc.org"
target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">
massplanners@masscptc.org</a>;
Bill Caldwell <a
href="mailto:bcaldwell@sterling-ma.gov"
target="_blank"
moz-do-not-send="true">
<bcaldwell@sterling-ma.gov></a><br>
<b>Subject:</b> Re:
[Massplanners] Zoning Board
case - constructive approval</p>
</div>
</div>
<p class="MsoNormal"> </p>
<p class="MsoNormal">Thanks, Bob,
for the more complete answer.</p>
<div>
<p class="MsoNormal"> </p>
</div>
<div>
<p class="MsoNormal">Jeff Lacy</p>
</div>
<div>
<p class="MsoNormal">Rural
Planning Associates </p>
</div>
<div>
<p class="MsoNormal"
style="margin-bottom:12pt">(413)
230-9693</p>
<div>
<p class="MsoNormal">Sent from
my iPhone</p>
</div>
<div>
<p class="MsoNormal"
style="margin-bottom:12pt"> </p>
<blockquote
style="margin-top:5pt;margin-bottom:5pt">
<p class="MsoNormal"
style="margin-bottom:12pt">On
Jun 25, 2023, at 8:57 PM,
Bob Mitchell via
MassPlanners <<a
href="mailto:massplanners@masscptc.org"
target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>>
wrote:</p>
</blockquote>
</div>
<blockquote
style="margin-top:5pt;margin-bottom:5pt">
<div>
<p class="MsoNormal"></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:</p>
<div>
<p class="MsoNormal"> </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.</p>
</div>
<div>
<p class="MsoNormal"> </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.</p>
</div>
<div>
<p class="MsoNormal"> </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">
</p>
<div>
<div>
<div>
<div>
<div>
<div>
<p
class="MsoNormal"> </p>
</div>
<div>
<p
class="MsoNormal"><span
style="font-size:18pt;color:rgb(0,0,153)">Bob Mitchell FAICP</span></p>
</div>
<div>
<p
class="MsoNormal">Planning
Consultant</p>
</div>
<div>
<p
class="MsoNormal">Land
Use, Planning,
Zoning, &
Training
Programs</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"
target="_blank" moz-do-not-send="true">151 Tremont Street Suite 23A</a></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"
target="_blank" moz-do-not-send="true">Boston, MA 02111</a></p>
</div>
<div>
<p
class="MsoNormal">617-512-9751
(c)</p>
</div>
<div>
<p
class="MsoNormal"><a
href="mailto:MitchellFAICP@gmail.com" target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">MitchellFAICP@gmail.com</a></p>
</div>
<div>
<p
class="MsoNormal"> </p>
</div>
</div>
</div>
</div>
</div>
</div>
<p class="MsoNormal"> </p>
</div>
</div>
<p class="MsoNormal"> </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"
target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">massplanners@masscptc.org</a>> wrote:</p>
</div>
<blockquote
style="border-top:none;border-right:none;border-bottom:none;border-left:1pt
solid
rgb(204,204,204);padding:0in
0in 0in 6pt;margin:5pt
0in 5pt 4.8pt">
<div>
<div>
<div>
<p
class="MsoNormal"
style="margin-bottom:8pt;line-height:105%">
<span
style="font-size:14pt;line-height:105%;font-family:Arial,sans-serif;color:black">Questions
on
constructive
approval. Here
goes….</span></p>
<p
class="MsoNormal"
style="margin-bottom:8pt;line-height:105%">
<u><span
style="font-size:14pt;line-height:105%;font-family:Arial,sans-serif;color:black">The
Situation:
</span></u><span
style="font-size:14pt;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></p>
<p
class="MsoNormal"
style="margin-bottom:8pt;line-height:105%">
<span
style="font-size:14pt;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></p>
<p
class="MsoNormal"
style="margin-bottom:8pt;line-height:105%">
<u><span
style="font-size:14pt;line-height:105%;font-family:Arial,sans-serif;color:black">Questions:
</span></u><span
style="font-size:14pt;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></p>
<p
class="MsoNormal"><span
style="font-size:14pt"> </span></p>
<p
class="MsoNormal"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);background:white">Stephen Wallace</span></p>
<p
class="MsoNormal"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);background:white">Town
Planner </span></p>
<p
class="MsoNormal"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);background:white">Phone:
978-422-8111,
Extension
2320
</span></p>
<p
class="MsoNormal"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);background:white">Email: </span><a
href="mailto:swallace@sterling-ma.gov" target="_blank"
moz-do-not-send="true"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(6,74,120);border:1pt
none
windowtext;padding:0in;background:white">swallace@sterling-ma.gov</span></a><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);background:white"> </span></p>
<p
class="MsoNormal"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);background:white"> </span></p>
<p
class="MsoNormal"><span
style="font-size:12pt;font-family:Helvetica,sans-serif;color:rgb(68,68,68);border:1pt
none
windowtext;padding:0in;background:white">Butterick
Municipal
Building</span></p>
<p
class="MsoNormal"
style="background:white;vertical-align:baseline">
<span
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<span
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<p class="MsoNormal">Thank you</p>
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<div>
<p class="MsoNormal">Richard Harris, AICP</p>
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<p class="MsoNormal">PDR, LLC</p>
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<p class="MsoNormal">Planning Consultant</p>
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<p><font size="1"><span><span
style="font-family:Verdana,"sans-serif"">*****************************</span></span><span><span
style="font-family:"Times New
Roman","serif""> <br>
</span></span><span><span
style="font-family:Verdana,"sans-serif"">Paige
E. Duncan, AICP,
Director of Land Use and Economic Development</span></span><span><span
style="font-family:"Times New
Roman","serif""><br>
</span></span><span><span
style="font-family:Verdana,"sans-serif"">Foxborough
Town Hall, 40 South Street</span></span><span><span
style="font-family:"Times New
Roman","serif""> <br>
</span></span><span><span
style="font-family:Verdana,"sans-serif"">Foxborough,
Massachusetts 02035</span></span><span><span
style="font-family:"Times New
Roman","serif""> <br>
</span></span><span><span
style="font-family:Verdana,"sans-serif"">Ph:
508-543-1250</span></span></font></p>
<p><font size="1"><span><span
style="font-family:Verdana,"sans-serif""></span></span><span><span
style="font-family:"Times New
Roman","serif"">
</span></span><span></span><span><span
style="color:blue;font-family:Verdana,"sans-serif""><a
href="mailto:pduncan@foxboroughma.gov"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">pduncan@foxboroughma.gov</a></span></span></font></p>
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