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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72" style='word-wrap:break-word'><div class=WordSection1><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'>ruralplanningassociates@crocker.com<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 <massplanners-bounces@masscptc.org> <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 <massplanners@masscptc.org><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><div id=Signature><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></div></body></html>