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<p class="MsoNormal">I agree with that Nate and the only way I can see to reduce the risk is to do something that Town Meeting may never consider doing: allowing a map change w/o their explicit approval. If the text of the article/amendment stated that the
effect of approving the floating zone tool would be to authorize the Planning Board to “land” a specific instance of an approval w/o taking it back to the TM.<o:p></o:p></p>
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<p class="MsoNormal">Riiiiiight<o:p></o:p></p>
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<p class="MsoNormal">Chris<o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> Nate Kelly <nkelly@horsleywitten.com> <br>
<b>Sent:</b> Thursday, December 5, 2024 2:29 PM<br>
<b>To:</b> ruralplanningassociates@crocker.com; Ryan, Christopher <cryan@belmont-ma.gov>; 'Mass Planners' <massplanners@masscptc.org><br>
<b>Subject:</b> [EXTERNAL]RE: [Massplanners] Everything Old is New Again - Floating Zones<o:p></o:p></p>
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<p class="MsoNormal">One of the reasons why it may be difficult to find floating zones in MA is the Town Meeting issue. Floating zones are often “landed” in response to developer interest and, in some cases, the project is permitted simultaneously with the
hearing process for the zoning approval. Doing this with Town Meeting is incredibly challenging logistically, timing all of the permits and financing with a single win-or-go-home meeting. It would be hard to imagine a developer telling his financers, “No problem,
all we need is a zoning approval at Town Meeting and we’re all set. We can just move ahead with $300,000 worth of permitting and design.” Not to mention there may be financing mechanisms that have their own deadlines (e.g., tax credits).<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">That scenario is not the only instance, of course, where a floating zone would land. And, obviously, where a City or Town Council can approve zoning, it is a bit easier. But in the end, Massachusetts is bound to have a tougher time with
this tool.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Looking at this approach outside of the Town Meeting issue, floating zones are just a much harder sell these days. It’s a tumultuous and unpredictable time for “zoning reform” and developers would be hard pressed to take on that risk.<o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#0F75BC;mso-ligatures:standardcontextual">Nathan Kelly, AICP</span></b><b><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#4F81BD;mso-ligatures:standardcontextual">
</span></b><span style="font-size:9.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual">|
</span><b><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual">President</span></b><b><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#716C6A"><o:p></o:p></span></b></p>
<p class="MsoNormal"><i><span style="font-size:8.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual">(he/him)</span></i><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual"><br>
<b>Horsley Witten Group, Inc.<o:p></o:p></b></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual">One Turks Head Place, Suite 300 | Providence, RI 02903</span><span style="font-size:9.0pt;font-family:"Futura Lt BT";color:#7F7F7F;mso-ligatures:standardcontextual"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:9.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual">Office:</span></b><span style="font-size:9.0pt;font-family:"Futura Lt BT";color:#716C6A;mso-ligatures:standardcontextual"> 401-272-1717<o:p></o:p></span></p>
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<p class="MsoNormal"><a href="https://linkprotect.cudasvc.com/url?a=http%3a%2f%2fwww.horsleywitten.com%2f&c=E,1,G1mweaPzdkbLlveHDCwLg3oS3lB77BltDRqE_7eB7XAGT_WT3aMysHlZy2RJxXKwrxI5yi7g2PEQHFfKqMH53gfumDzkO_bMgXVc8w9JsBcIRH5IEcnblkGRuQ,,&typo=1"><span style="color:windowtext;text-decoration:none"><img border="0" width="96" height="103" style="width:1.0in;height:1.0729in" id="Picture_x0020_2" src="cid:image001.png@01DB4726.01D97740" alt="hwg-logo-round text"></span></a><span style="mso-ligatures:standardcontextual"><o:p></o:p></span></p>
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<p class="MsoNormal"><b>From:</b> MassPlanners <b>On Behalf Of </b>ruralplanningassociates--- via MassPlanners<br>
<b>Sent:</b> Thursday, December 5, 2024 1:40 PM<br>
<b>To:</b> 'Ryan, Christopher' <<a href="mailto:cryan@belmont-ma.gov">cryan@belmont-ma.gov</a>>; 'Mass Planners' <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>><br>
<b>Subject:</b> Re: [Massplanners] Everything Old is New Again - Floating Zones<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:16.0pt">Hi, Chris:<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">My understanding of floating zones is they are a scheme that “floats” around up in the ether until the right set of circumstances occurs on the ground. Then they come down and take effect.
<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">One thing I wouldn’t worry about is if floating zones are “authorized” in the MA Zoning Act. As we are a home-rule state, all zoning authority is presumed to be derived locally, unless contradicted by either
the MA constitution or statutes. So, you’d be looking for prohibitions in the Zoning Act, not authorizations. One place to look would be chapter 40A, section 4 Uniform Districts.<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">Happy holidays,<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"><a href="mailto:ruralplanningassociates@crocker.com"><span style="font-size:16.0pt;mso-ligatures:standardcontextual">ruralplanningassociates@crocker.com</span></a><span style="font-size:16.0pt;mso-ligatures:standardcontextual"><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>
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<p class="MsoNormal"><b>From:</b> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>Ryan, Christopher via MassPlanners<br>
<b>Sent:</b> Thursday, December 5, 2024 1:00 PM<br>
<b>To:</b> 'Mass Planners' <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>><br>
<b>Subject:</b> [Massplanners] Everything Old is New Again - Floating Zones<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Rather than resuscitate Performance Zoning (sorry Lane Kendig) or Equity Planning (sorry Norm Krumholz), I thought it might be interesting to see if floating zones have any relevance today for specific applications.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">First of all, does anyone know if this tool is explicitly permitted as per 40A?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">If so, is anyone using it in MA?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I know it is used in Connecticut and NY but can’t find any MA examples.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thanks in advance.<o:p></o:p></p>
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