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I'm speculating a bit, but I imagine that CBO's applying to all developments might be interpreted as a form of Impact Fee. In Massachusetts, Impact Fees have generally required a home rule petition and legislative approval. In Barnstable County, the Cape Cod
Commission Act permits Impact Fees for communities with Local Comprehensive Plans.</div>
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It might be possible to thread the needle here via site plan or special permit criteria.</div>
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Happy to get any updates or corrections from others on this.</div>
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Jeff</div>
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<p style="margin: 0in 0in 0.0001pt;"><span style="font-family: "Calibri", sans-serif; font-size: 11pt;">Jeff Levine, AICP (he/him)</span></p>
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(Passcode: 9-511)</span></p>
<p style="margin: 0in 0in 0.0001pt;"><span style="font-family: "Calibri", sans-serif; font-size: 11pt;">Levine, J. (2021). Leadership in Planning: How to Communicate Ideas and Effect Positive Change (1st ed.). Routledge.
</span><span style="font-family: "Calibri", sans-serif; font-size: 11pt; color: rgb(5, 99, 193);"><u><a href="https://doi.org/10.4324/9780429279287" id="OWAcdf1dfe5-755c-e876-1c67-3df5eaea2ffa" class="OWAAutoLink" style="color: rgb(5, 99, 193); margin-top: 0px; margin-bottom: 0px;">https://doi.org/10.4324/9780429279287</a></u></span><span style="font-family: "Calibri", sans-serif; font-size: 11pt;">
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" style="font-size:11pt" color="#000000"><b>From:</b> MassPlanners <massplanners-bounces@masscptc.org> on behalf of Hemeon-McMahon ,Aodhan via MassPlanners <massplanners@masscptc.org><br>
<b>Sent:</b> Wednesday, September 11, 2024 10:33 AM<br>
<b>To:</b> massplanners@masscptc.org <massplanners@masscptc.org><br>
<b>Subject:</b> [Massplanners] MassPlanners Submission: Community Benefits Ordinance Legal Question</font>
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<p class="x_MsoNormal">Dear MassPlanners,</p>
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<p class="x_MsoNormal">I have a legal question regarding implementation of Community Benefits Ordinances (CBOs). Every CBO that I have come across specifies that the municipality can require a benefits agreement through its CBO bylaw
<b>if</b> the developer is seeking a financial incentive from that municipality. However, we were recently asked if it would be possible to legally enforce a CBO bylaw that requires any developer meeting a certain threshold to provide CBO benefits, regardless
of whether they need financial assistance. </p>
<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal"><b>My question is this:</b> Is it legal to have a CBO apply to all development (with some financial thresholds) and not just to developers who ask for financial assistance in the form of tax breaks, etc.? Does this run into any issues
related to notions of “nexus” and “rough proportionality” as understood from the Nollan/Dolan cases? And do you know of any examples of this working in practice?</p>
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<p class="x_MsoNormal">Thanks for any insights you can provide,</p>
<p class="x_MsoNormal">Aodhan Hemeon-McMahon</p>
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