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<p class="MsoNormal">Thank you all for the informative conversation. It’s great to hear about the various approaches, suggestions, potential pitfalls, and successes.
<o:p></o:p></p>
<p class="MsoNormal">Maren<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Maren A. Toohill, AICP<o:p></o:p></p>
<p class="MsoNormal">Town Planner<o:p></o:p></p>
<p class="MsoNormal">978/540-2425<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:MToohill@littletonma.org"><span style="color:#0563C1">MToohill@littletonma.org</span></a>
<o:p></o:p></p>
<p class="MsoNormal">Town of Littleton<o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> Gary Ayrassian <cityplanner@cityofattleboro.us>
<br>
<b>Sent:</b> Thursday, February 22, 2024 7:42 AM<br>
<b>To:</b> 'Richard Harris' <rhplanner01075@gmail.com><br>
<b>Cc:</b> Maren Toohill <MToohill@littletonma.org>; massplanners@masscptc.org<br>
<b>Subject:</b> RE: [Massplanners] Substantial Use of a Special Permit<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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**THIS EMAIL WAS SENT BY AN EXTERNAL SENDER** <o:p></o:p></p>
<p class="MsoNormal"><span style="color:#2E74B5">Thank you for your follow-up and explanation.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#2E74B5"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Monotype Corsiva";color:#4472C4">_____________________________________</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Book Antiqua",serif;color:#4472C4">Gary G. Ayrassian, Director</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">Department of Planning & Development
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">City of Attleboro | City Hall - Government Center |
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">77 Park Street | Attleboro, MA 02703 |</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">p: 508.223.2222 x 3143 | f: 508.222.3046 |</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4"><a href="mailto:cityplanner@cityofattleboro.us"><span style="color:#4472C4">cityplanner@cityofattleboro.us</span></a> |</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4"><a href="http://www.cityofattleboro.us/"><span style="color:#4472C4">www.cityofattleboro.us</span></a> |</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:#1F4E79"><img border="0" width="76" height="72" style="width:.7916in;height:.75in" id="Picture_x0020_4" src="cid:image001.jpg@01DA6572.2C86CD80"></span><span style="font-family:"Corbel",sans-serif;color:#1F4E79">
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<p class="MsoNormal"><b>From:</b> Richard Harris (<a href="mailto:rhplanner01075@gmail.com">rhplanner01075@gmail.com</a>) <<a href="mailto:rhplanner01075@gmail.com">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">cityplanner@cityofattleboro.us</a>><br>
<b>Cc:</b> Maren Toohill <<a href="mailto:MToohill@littletonma.org">MToohill@littletonma.org</a>>;
<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a><br>
<b>Subject:</b> Re: [Massplanners] Substantial Use of a Special Permit<o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<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.<o:p></o:p></p>
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<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.<o:p></o:p></p>
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<p class="MsoNormal">Thank you.<o:p></o:p></p>
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<p class="MsoNormal">Richard Harris, AICP<o:p></o:p></p>
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<p class="MsoNormal">PDR, LLC<o:p></o:p></p>
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<p class="MsoNormal">Planning Consultant<o:p></o:p></p>
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<p class="MsoNormal">413-335-5012<o:p></o:p></p>
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<p class="MsoNormal">On Wed, Feb 21, 2024 at 3:22 PM Gary Ayrassian <<a href="mailto:cityplanner@cityofattleboro.us">cityplanner@cityofattleboro.us</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5">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><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5">To Bob’s comment, we’ve intentionally maintained the 24-month window in our
<u>Zoning Ordinance</u>.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5">Question for Richard – if whatever extent of the “</span>roadways, utilities etc.<span style="color:#2E74B5">” that were installed fell short of the
</span>"substantial use" <span style="color:#2E74B5">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><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5">Thanks,</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5">Gary</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#2E74B5"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Monotype Corsiva";color:#4472C4">_____________________________________</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-family:"Book Antiqua",serif;color:#4472C4">Gary G. Ayrassian, Director</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">Department of Planning & Development
</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">City of Attleboro | City Hall - Government Center |
</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">77 Park Street | Attleboro, MA 02703 |</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4">p: 508.223.2222 x 3143 | f: 508.222.3046 |</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4"><a href="mailto:cityplanner@cityofattleboro.us" target="_blank"><span style="color:#4472C4">cityplanner@cityofattleboro.us</span></a>
|</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:#4472C4"><a href="http://www.cityofattleboro.us/" target="_blank"><span style="color:#4472C4">www.cityofattleboro.us</span></a>
|</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F4E79"><img border="0" width="76" height="72" style="width:.7916in;height:.75in" id="m_-4389605382869407272Picture_x0020_4" src="cid:image001.jpg@01DA6572.2C86CD80"></span><span style="font-family:"Corbel",sans-serif;color:#1F4E79">
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b>From:</b> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org" target="_blank">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Richard Harris via MassPlanners (<a href="mailto:massplanners@masscptc.org" 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" target="_blank">MToohill@littletonma.org</a>><br>
<b>Cc:</b> <a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a><br>
<b>Subject:</b> Re: [Massplanners] Substantial Use of a Special Permit<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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.<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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.<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Thank you<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Richard Harris, AICP<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">PDR, LLC<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Planning Consultant<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">413-335-5012<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">On Wed, Feb 21, 2024 at 12:17 PM Maren Toohill via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt">It’s not Friday yet, how about a Wednesday question?<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">“Special Permits shall lapse 24 months following the grant thereof….if a substantial use or construction has not sooner commenced, except for good cause.”
<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">In your opinion, does the filing of a Definitive Subdivision constitute “substantial use”?<br>
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I am arguing with….myself about this one.<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Maren<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Maren A. Toohill, AICP<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Town Planner<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">978/540-2425<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="mailto:MToohill@littletonma.org" target="_blank"><span style="color:#0563C1">MToohill@littletonma.org</span></a>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Town of Littleton<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">--
<br>
MassPlanners mailing list<br>
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<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>
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