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<p class="MsoNormal">Thanks Bob<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I think that confirms that any “traditional” floating zone would require a 3 step process:<o:p></o:p></p>
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<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">Pass the floating zone bylaw<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">Use the bylaw to process an application for a specific parcel or district.<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">Go back to Town Meeting to approve the map change.<o:p></o:p></li></ol>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">It’s admittedly awkward and as Nate suggests, would likely be too risky for an applicant.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Happy Friday<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> Bob Mitchell <mitchellfaicp@gmail.com> <br>
<b>Sent:</b> Thursday, December 5, 2024 10:38 PM<br>
<b>To:</b> Ryan, Christopher <cryan@belmont-ma.gov>; Mass Planners <massplanners@masscptc.org><br>
<b>Cc:</b> Nate Kelly <nkelly@horsleywitten.com>; ruralplanningassociates@crocker.com; Daniel Fortier <daniel.j.fortier@gmail.com><br>
<b>Subject:</b> [EXTERNAL]Re: [Massplanners] [EXTERNAL]RE: Everything Old is New Again - Floating Zones<o:p></o:p></p>
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<p class="MsoNormal">Regarding Floating zones, I would note that G.L. c. 40A s. 3 and G.L. 40A, s. 4, address the concept of floating zones. G.L. c. 40A, s. 3, states that:<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><i>No provision of a zoning ordinance or bylaw shall be valid which sets apart districts by any boundary line which may be changed without adoption of an amendment to the zoning ordinance or bylaw.</i><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">G.L. c. 40A, s. 4 states that:<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><i>Districts shall be shown on a zoning map in a manner sufficient for identification.</i><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">If you are talking about the "traditional" floating zone that is allowed in some states where the zoning district floats around in the atmosphere until a particular set of circumstances arise on a specific property or properties, at which
point the zone floats down and changes the zoning district on that property without any legislative approval of a map amendment, then by the language in 40A, 3 and 40A, 4, it would be prohibited.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;color:#000099;background:white">Bob Mitchell FAICP</span><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">Land Use, Planning, Zoning, & Training Programs<o:p></o:p></p>
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<p class="MsoNormal">151 Tremont Street Suite 23A<o:p></o:p></p>
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<p class="MsoNormal">Boston, MA 02111<o:p></o:p></p>
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<p class="MsoNormal">617-512-9751 (c)<o:p></o:p></p>
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<p class="MsoNormal"><a href="mailto:MitchellFAICP@gmail.com" target="_blank">MitchellFAICP@gmail.com</a><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal">On Thu, Dec 5, 2024 at 2:58 PM Ryan, Christopher 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;mso-margin-bottom-alt:auto">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>
<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">Riiiiiight<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Chris<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b>From:</b> Nate Kelly <<a href="mailto:nkelly@horsleywitten.com" target="_blank">nkelly@horsleywitten.com</a>>
<br>
<b>Sent:</b> Thursday, December 5, 2024 2:29 PM<br>
<b>To:</b> <a href="mailto:ruralplanningassociates@crocker.com" target="_blank">ruralplanningassociates@crocker.com</a>; Ryan, Christopher <<a href="mailto:cryan@belmont-ma.gov" target="_blank">cryan@belmont-ma.gov</a>>; 'Mass Planners' <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br>
<b>Subject:</b> [EXTERNAL]RE: [Massplanners] Everything Old is New Again - Floating Zones<o:p></o:p></p>
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<span style="font-size:10.0pt;color:#9C6500">CAUTION:</span><span style="font-size:10.0pt;color:black"> This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#0F75BC">Nathan Kelly, AICP</span></b><b><span style="font-size:10.0pt;font-family:"Futura Lt BT";color:#4F81BD">
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<b>Horsley Witten Group, Inc.</b></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:9.0pt;font-family:"Futura Lt BT";color:#716C6A">One Turks Head Place, Suite 300 | Providence, RI 02903</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">cryan@belmont-ma.gov</a>>; 'Mass Planners' <<a href="mailto:massplanners@masscptc.org" target="_blank">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" 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"><span style="font-size:16.0pt">Hi, Chris:</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:16.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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. </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:16.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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.</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="font-size:16.0pt">Happy holidays,</span><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"><span style="font-size:16.0pt">Jeff Lacy</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:16.0pt">Rural Planning Associates</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:16.0pt">896 Graves Road</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:16.0pt">Conway, MA 01341</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="mailto:ruralplanningassociates@crocker.com" target="_blank"><span style="font-size:16.0pt">ruralplanningassociates@crocker.com</span></a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:16.0pt">(413) 230-9693</span><o:p></o:p></p>
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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>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" target="_blank">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" 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">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" 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">First of all, does anyone know if this tool is explicitly permitted as per 40A?<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">If so, is anyone using it in MA?<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">I know it is used in Connecticut and NY but can’t find any MA examples.<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">Thanks in advance.<o:p></o:p></p>
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