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<p>All,</p>
<p>When I worked with the Rockport Planning Board there was the
provision in the zoning that indicated that access to a lot had to
be off the frontage. While some applicants were able to get around
this, it generally held. Rockport had the issue not only of
wetlands but also of large rock outcroppings that could limit
access.</p>
<p>While there, I prepared and the Planning Board adopted
regulations regarding how to determine the adequacy of a an
existing way to provide frontage. Again, ways were often
constricted by boulders (it is not called Rockport for nothin').
We allowed that generally visible pull-offs could provide some
relief to the constriction. The leniency was found generally on
ways with few homes that accessed the hill area of the Town.</p>
<p>The Planning Board worked closely with the Fire Dept. and the
State Fire Marshall on developing these regulations.</p>
<p>Carolyn Britt</p>
<address>Carolyn Britt, AICP</address>
<address>1 Shagbark Woods</address>
<address>Ipswich, MA 01938</address>
<address>978-356-9881</address>
<address>978-317-2145 cell<br>
<br>
</address>
<div class="moz-cite-prefix">On 7/17/2024 10:58 AM, Massa, Lori via
MassPlanners wrote:<br>
</div>
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<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif">Andrew,<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif">In case it
is helpful as an example- we just had an ANR case on a
private way that fell within item 3 of the ‘way’ types
below. The Planning Board had to make the determination that
the way had “sufficient width, suitable grades and adequate
construction to provide for the needs of vehicular traffic
in relation to the proposed use of the land abutting thereon
or served thereby, and for the installation of municipal
services to serve such land and the buildings erected or to
be erected thereon.”<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif">If the
Board cannot make this determination, the application needs
to be submitted as a subdivision.<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif">Lori<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">Lori
Massa, AICP</span><span style="font-size:8.0pt;color:black">
(she/her/hers)</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">Senior
Planner<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">Office
of Planning and Community Development</span><span
style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">City
of Melrose</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">562
Main Street</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">Melrose,
MA 02176</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black">781-979-4193</span><span
style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:black"><a
href="mailto:lmassa@CityofMelrose.org"
moz-do-not-send="true"><span style="color:blue">lmassa@CityofMelrose.org</span></a></span><span
style="font-family:"Aptos",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Aptos",sans-serif"><o:p> </o:p></span></p>
<div>
<div
style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> MassPlanners
<a class="moz-txt-link-rfc2396E" href="mailto:massplanners-bounces@masscptc.org"><massplanners-bounces@masscptc.org></a>
<b>On Behalf Of </b>ruralplanningassociates--- via
MassPlanners<br>
<b>Sent:</b> Wednesday, July 17, 2024 10:18 AM<br>
<b>To:</b> 'Andrew Groff'
<a class="moz-txt-link-rfc2396E" href="mailto:agroff@williamstownma.gov"><agroff@williamstownma.gov></a>; 'Benson, Rachel via
MassPlanners' <a class="moz-txt-link-rfc2396E" href="mailto:massplanners@masscptc.org"><massplanners@masscptc.org></a><br>
<b>Subject:</b> Re: [Massplanners] ANRs and Illusory
Frontage<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Hi, Andrew:<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">Assessing
ANR submission is a game of threes.
<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">• The Way:
is it proposed on one of the
<u>three</u> types of ways listed in the statute (1) public,
2) created through subdivision, or 3) a way in existence
when subdivision control law became effective in the town
and is adequate in the opinion of the planning board)?<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">• The
Frontage (on the way): does the frontage meet the towns
requirements for length, contiguity, etc.?<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">• The Access
(from the way over the frontage): is the access illusory,
blocked by physical or regulatory barriers, etc.?<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">The last one
is the most subjective, but backed up by some case law.<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span
style="font-size:16.0pt;mso-ligatures:standardcontextual">Jeff
Lacy<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:16.0pt;mso-ligatures:standardcontextual">Rural
Planning Associates<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:16.0pt;mso-ligatures:standardcontextual">896
Graves Road<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:16.0pt;mso-ligatures:standardcontextual">Conway,
MA 01341<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:16.0pt;mso-ligatures:standardcontextual"><a
href="mailto:ruralplanningassociates@crocker.com"
moz-do-not-send="true" class="moz-txt-link-freetext">ruralplanningassociates@crocker.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:16.0pt;mso-ligatures:standardcontextual">(413)
230-9693<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><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> MassPlanners <<a
href="mailto:massplanners-bounces@masscptc.org"
moz-do-not-send="true" class="moz-txt-link-freetext">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Andrew Groff via MassPlanners<br>
<b>Sent:</b> Tuesday, July 16, 2024 4:48 PM<br>
<b>To:</b> Benson, Rachel via MassPlanners <<a
href="mailto:massplanners@masscptc.org"
moz-do-not-send="true" class="moz-txt-link-freetext">massplanners@masscptc.org</a>><br>
<b>Subject:</b> [Massplanners] ANRs and Illusory Frontage<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Aptos",sans-serif;color:black">Hi
Planners<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Aptos",sans-serif;color:black">Curious
to how some of our municipal colleagues have handled any
similar situation in the past. We have an ANR plan that
wants to divide land into 12 building lots. These lots all
have substantial buildable land access problems. These
include crossing wetlands and steep slopes. Our bylaws
allow access to buildable area via common drives so as we
have done in the past we have advised the applicant to
combine these applications to prove they have access to
buildable areas of each proposed lot. We have
alternatively advised that they could apply for and
receive a valid order of conditions from the Con Com to
also show adequate access. The developer however has
asserted that the ANR submission is purely based on the
division of land in accordance with the town’s by-Laws
requirements (frontage and area) and access is never to be
considered. The Planning Board has used the case
references in the ANR Handbook and the most recent MA Land
Use Law Handbook to assert they would like to see adequacy
of access proven before they endorse the plan. Anyone have
any similar stories or tips on resolving this impasse? <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Aptos",sans-serif;color:black">Thank
you, <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Aptos",sans-serif;color:black">Andrew <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Aptos",sans-serif;color:black"><o:p> </o:p></span></p>
</div>
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<div>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black;background:white">--</span><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="background:white"><b><i><span
style="font-size:13.5pt;font-family:"Garamond",serif;color:black">Town
of Williamstown</span></i></b><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:black">Community
Development Dept.</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:black">Andrew
Groff, A.I.C.P.</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:black">Director</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:black">31
North Street</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:black">Williamstown,
Mass. 01267</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Garamond",serif;color:black">(413)
597-8284</span><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><br>
</span><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">-----------------</span><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#888888"><br>
</span><i><span
style="font-size:7.5pt;font-family:"Arial",sans-serif;color:black">The
Secretary of the Commonwealth has determined that most
e-mails to and from municipal offices and officials
are public records. Consequently, confidentiality
should not be expected. </span></i><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Aptos",sans-serif">****CITY
OF MELROSE PUBLIC RECORDS NOTICE: Please be advised that the
Massachusetts Attorney General has determined that email is
a public record unless the content of the email falls within
one of the stated exemptions under the Massachusetts Public
Records Laws.****
<o:p></o:p></span></p>
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****CITY OF MELROSE PUBLIC RECORDS NOTICE: Please be advised that
the Massachusetts Attorney General has determined that email is a
public record unless the content of the email falls within one of
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