<div dir="auto">I think those in the email chain got the response directly without posting to the server. <div dir="auto"><br></div><div dir="auto">Dan Fortier, AICP Retired Planner </div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Thu, Feb 22, 2024, 10:20 AM Richard Harris <<a href="mailto:rhplanner01075@gmail.com">rhplanner01075@gmail.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div dir="ltr">Dan,<div><br></div><div>I was able to download a 2010 article attached to your email.</div><div><br clear="all"><div><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></div><br></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Thu, Feb 22, 2024 at 10:56 AM Daniel Fortier <<a href="mailto:daniel.j.fortier@gmail.com" target="_blank" rel="noreferrer">daniel.j.fortier@gmail.com</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 dir="auto"><div>Attachment was too big, anyone wanting the article email me and I will forward.</div><div dir="auto"><br></div><div dir="auto">Dan Fortier, AICP Retired Planner <br><br><div class="gmail_quote" dir="auto"><div dir="ltr" class="gmail_attr">On Thu, Feb 22, 2024, 9:53 AM Daniel Fortier <<a href="mailto:daniel.j.fortier@gmail.com" target="_blank" rel="noreferrer">daniel.j.fortier@gmail.com</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 dir="auto">Stumbled across the attached article. It deals with variances and substantial use. The court seems, in some ways, far more restrictive and ties issuance of a building permit to substantial use. It seems to feel Conservation and other regulatory permits come first and if the development gets hung up on getting those later, they are out of luck. While we encouraged getting permit review concurrently, this is not always possible. <div dir="auto"><br></div><div dir="auto">Dan Fortier, AICP Retired Planner </div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Thu, Feb 22, 2024, 8:35 AM Maren Toohill via MassPlanners <<a href="mailto:massplanners@masscptc.org" rel="noreferrer noreferrer" target="_blank">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 lang="EN-US">
<div>
<p class="MsoNormal">Thank you all for the informative conversation. It’s great to hear about the various approaches, suggestions, potential pitfalls, and successes.
<u></u><u></u></p>
<p class="MsoNormal">Maren<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Maren A. Toohill, AICP<u></u><u></u></p>
<p class="MsoNormal">Town Planner<u></u><u></u></p>
<p class="MsoNormal">978/540-2425<u></u><u></u></p>
<p class="MsoNormal"><a href="mailto:MToohill@littletonma.org" rel="noreferrer noreferrer noreferrer" target="_blank"><span style="color:rgb(5,99,193)">MToohill@littletonma.org</span></a>
<u></u><u></u></p>
<p class="MsoNormal">Town of Littleton<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></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> Gary Ayrassian <<a href="mailto:cityplanner@cityofattleboro.us" rel="noreferrer noreferrer noreferrer" target="_blank">cityplanner@cityofattleboro.us</a>>
<br>
<b>Sent:</b> Thursday, February 22, 2024 7:42 AM<br>
<b>To:</b> 'Richard Harris' <<a href="mailto:rhplanner01075@gmail.com" rel="noreferrer noreferrer noreferrer" target="_blank">rhplanner01075@gmail.com</a>><br>
<b>Cc:</b> Maren Toohill <<a href="mailto:MToohill@littletonma.org" rel="noreferrer noreferrer noreferrer" target="_blank">MToohill@littletonma.org</a>>; <a href="mailto:massplanners@masscptc.org" rel="noreferrer noreferrer noreferrer" target="_blank">massplanners@masscptc.org</a><br>
<b>Subject:</b> RE: [Massplanners] Substantial Use of a Special Permit<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><br>
<br>
**THIS EMAIL WAS SENT BY AN EXTERNAL SENDER** <u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)">Thank you for your follow-up and explanation.</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Monotype Corsiva";color:rgb(68,114,196)">_____________________________________</span><u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-family:"Book Antiqua",serif;color:rgb(68,114,196)">Gary G. Ayrassian, Director</span></b><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">Department of Planning & Development
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">City of Attleboro | City Hall - Government Center |
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">77 Park Street | Attleboro, MA 02703 |</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">p: 508.223.2222 x 3143 | f: 508.222.3046 |</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)"><a href="mailto:cityplanner@cityofattleboro.us" rel="noreferrer noreferrer noreferrer" target="_blank"><span style="color:rgb(68,114,196)">cityplanner@cityofattleboro.us</span></a> |</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)"><a href="http://www.cityofattleboro.us/" rel="noreferrer noreferrer noreferrer" target="_blank"><span style="color:rgb(68,114,196)">www.cityofattleboro.us</span></a> |</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:Garamond,serif;color:rgb(47,84,150)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(31,78,121)"><img border="0" width="76" height="72" style="width:0.7916in;height:0.75in" id="m_-609922974505548031m_6973384197226459255m_5135640254925563421m_-9215309925357040770Picture_x0020_4"></span><span style="font-family:Corbel,sans-serif;color:rgb(31,78,121)">
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></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> Richard Harris (<a href="mailto:rhplanner01075@gmail.com" rel="noreferrer noreferrer noreferrer" target="_blank">rhplanner01075@gmail.com</a>) <<a href="mailto:rhplanner01075@gmail.com" rel="noreferrer noreferrer noreferrer" target="_blank">rhplanner01075@gmail.com</a>>
<br>
<b>Sent:</b> Wednesday, February 21, 2024 5:30 PM<br>
<b>To:</b> Gary Ayrassian <<a href="mailto:cityplanner@cityofattleboro.us" rel="noreferrer noreferrer noreferrer" target="_blank">cityplanner@cityofattleboro.us</a>><br>
<b>Cc:</b> Maren Toohill <<a href="mailto:MToohill@littletonma.org" rel="noreferrer noreferrer noreferrer" target="_blank">MToohill@littletonma.org</a>>;
<a href="mailto:massplanners@masscptc.org" rel="noreferrer noreferrer noreferrer" target="_blank">massplanners@masscptc.org</a><br>
<b>Subject:</b> Re: [Massplanners] Substantial Use of a Special Permit<u></u><u></u></p>
</div>
<p class="MsoNormal"> <u></u><u></u></p>
<div>
<p class="MsoNormal">Since I was called out, I will respond. Yes, we did have a Performance Guarantee on the residential development - we would require Performance Guarantees on residential developments approved by Special Permit to ensure that the "special
conditions" were followed. In the case of a project under development, the Board would grant an extension of the Special Permit for good cause as authorized under MGL 40A, Section 9.<u></u><u></u></p>
<div>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">But, each community can interpret the legislation as they wish. We never had a developer push back on the Board's "substantial use" interpretation that we held to - at a minimum, the project had to be under construction and continually
so.<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal"><br clear="all">
<u></u><u></u></p>
<div>
<div>
<div>
<p class="MsoNormal">Thank you.<u></u><u></u></p>
<div>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Richard Harris, AICP<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">PDR, LLC<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Planning Consultant<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">413-335-5012<u></u><u></u></p>
</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 Wed, Feb 21, 2024 at 3:22 PM Gary Ayrassian <<a href="mailto:cityplanner@cityofattleboro.us" rel="noreferrer noreferrer noreferrer" target="_blank">cityplanner@cityofattleboro.us</a>> wrote:<u></u><u></u></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">
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<div>
<div>
<p class="MsoNormal"><span style="color:rgb(46,116,181)">I agree with Dan. In Attleboro, if one pulls the building permit in the 24<sup>th</sup> month, the SPGA (whether ZBA or PB) and the Building Commissioner
consider the special permit being exercised (aka “substantial use”).</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)">To Bob’s comment, we’ve intentionally maintained the 24-month window in our
<u>Zoning Ordinance</u>.</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)">Question for Richard – if whatever extent of the “</span>roadways, utilities etc.<span style="color:rgb(46,116,181)">” that were installed fell short of the
</span>"substantial use" <span style="color:rgb(46,116,181)">threshold at the end of the 24-month period, as deemed by town officials, what would be the town’s recourse in such matters? Revocation of the special permit? Does the town require a form of performance guarantee
for a project, a residential development, that’s approved only by a special permit? I would think not, but I thought I’d ask.</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)">Thanks,</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)">Gary</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:"Monotype Corsiva";color:rgb(68,114,196)">_____________________________________</span><u></u><u></u></p>
<p class="MsoNormal"><b><span style="font-family:"Book Antiqua",serif;color:rgb(68,114,196)">Gary G. Ayrassian, Director</span></b><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">Department of Planning & Development
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">City of Attleboro | City Hall - Government Center |
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">77 Park Street | Attleboro, MA 02703 |</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)">p: 508.223.2222 x 3143 | f: 508.222.3046 |</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)"><a href="mailto:cityplanner@cityofattleboro.us" rel="noreferrer noreferrer noreferrer" target="_blank"><span style="color:rgb(68,114,196)">cityplanner@cityofattleboro.us</span></a>
|</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:"Book Antiqua",serif;color:rgb(68,114,196)"><a href="http://www.cityofattleboro.us/" rel="noreferrer noreferrer noreferrer" target="_blank"><span style="color:rgb(68,114,196)">www.cityofattleboro.us</span></a>
|</span><u></u><u></u></p>
<p class="MsoNormal"><span style="font-family:Garamond,serif;color:rgb(47,84,150)"> </span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(31,78,121)"><img border="0" width="76" height="72" style="width:0.7916in;height:0.75in" id="m_-609922974505548031m_6973384197226459255m_5135640254925563421m_-9215309925357040770m_-4389605382869407272Picture_x0020_4"></span><span style="font-family:Corbel,sans-serif;color:rgb(31,78,121)">
</span><u></u><u></u></p>
<p class="MsoNormal"><span style="color:rgb(46,116,181)"> </span><u></u><u></u></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" rel="noreferrer noreferrer noreferrer" target="_blank">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Richard Harris via MassPlanners (<a href="mailto:massplanners@masscptc.org" rel="noreferrer noreferrer noreferrer" target="_blank">massplanners@masscptc.org</a>)<br>
<b>Sent:</b> Wednesday, February 21, 2024 1:51 PM<br>
<b>To:</b> Maren Toohill <<a href="mailto:MToohill@littletonma.org" rel="noreferrer noreferrer noreferrer" target="_blank">MToohill@littletonma.org</a>><br>
<b>Cc:</b> <a href="mailto:massplanners@masscptc.org" rel="noreferrer noreferrer noreferrer" target="_blank">massplanners@masscptc.org</a><br>
<b>Subject:</b> Re: [Massplanners] Substantial Use of a Special Permit<u></u><u></u></p>
</div>
<p class="MsoNormal"> <u></u><u></u></p>
<div>
<p class="MsoNormal">I saw other comments from Jeff and Dan. However, I would suggest that merely filing a Definitive Subdivision Plan should not constitute "substantial use". I think it needs to go
at least a step further to the point that the Definitive Plan is approved, endorsed, and recorded.<u></u><u></u></p>
<div>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">When I was Planning Director in South Hadley, the Planning Board held that the improvements to allow development on a majority of the lots was necessary to constitute "substantial
use"; thus, the roadways, utilities etc. sufficient to provide service to allow buildings to be constructed on at least half the lots was required. There were suggestions by some Planning Board members that even that wasn't sufficient.<u></u><u></u></p>
<div>
<p class="MsoNormal"> <u></u><u></u></p>
<div>
<p class="MsoNormal"><br clear="all">
<u></u><u></u></p>
<div>
<div>
<div>
<p class="MsoNormal">Thank you<u></u><u></u></p>
<div>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Richard Harris, AICP<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">PDR, LLC<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">Planning Consultant<u></u><u></u></p>
</div>
<div>
<p class="MsoNormal">413-335-5012<u></u><u></u></p>
</div>
</div>
</div>
</div>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
</div>
</div>
</div>
<p class="MsoNormal"> <u></u><u></u></p>
<div>
<div>
<p class="MsoNormal">On Wed, Feb 21, 2024 at 12:17 PM Maren Toohill via MassPlanners <<a href="mailto:massplanners@masscptc.org" rel="noreferrer noreferrer noreferrer" target="_blank">massplanners@masscptc.org</a>> wrote:<u></u><u></u></p>
</div>
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<div>
<p class="MsoNormal" style="margin-bottom:12pt">It’s not Friday yet, how about a Wednesday question?<u></u><u></u></p>
<p class="MsoNormal">“Special Permits shall lapse 24 months following the grant thereof….if a substantial use or construction has not sooner commenced, except for good cause.”
<u></u><u></u></p>
<p class="MsoNormal">In your opinion, does the filing of a Definitive Subdivision constitute “substantial use”?<br>
<br>
I am arguing with….myself about this one.<u></u><u></u></p>
<p class="MsoNormal">Maren<u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
<p class="MsoNormal">Maren A. Toohill, AICP<u></u><u></u></p>
<p class="MsoNormal">Town Planner<u></u><u></u></p>
<p class="MsoNormal">978/540-2425<u></u><u></u></p>
<p class="MsoNormal"><a href="mailto:MToohill@littletonma.org" rel="noreferrer noreferrer noreferrer" target="_blank"><span style="color:rgb(5,99,193)">MToohill@littletonma.org</span></a>
<u></u><u></u></p>
<p class="MsoNormal">Town of Littleton<u></u><u></u></p>
<p class="MsoNormal"> <u></u><u></u></p>
</div>
</div>
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</blockquote>
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</blockquote>
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</blockquote></div></div></div>
</blockquote></div>
</blockquote></div>