<div dir="ltr"><div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">The work-around I suggest for these ANR lots is to have the building inspector require negative RDAs from the Conservation Commission prior to issuing building permits. The problem is obviously that town staff will have to remember this requirement into the future and co-operate to enforce it when the lots are developed-- I don't think you can do much about it at the ANR stage except perhaps start files in the ConCom and Building Departments for the property addresses with a memorandum. </div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">The ConCom can review stormwater design for each lot to determine if the stormwater has been treated to the maximum extent practicable: if the lots are discharging to municipal stormwater in the road, those municipal stormwater features discharge to a water body that is subject to regulation under the WPA and your bylaw, so the ConCom has some claim to jurisdiction if the lots are not treating their stormwater as required under the Mass Stormwater Handbook. The lots should be able to manage their stormwater fairly reasonably on a lot by lot basis through use of tools like rooftop infiltration, permeable pavers, LID in the form of a rain garden or roadside swale that captures runoff rather than discharging to the public way, retaining existing trees in the setbacks... you get the idea. </div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">Keep in mind too that if multiple lots are sold to one developer, it will likely be a development in excess of 1 acre, which will trigger a requirement for coverage under the NPDES CGP and the developer should be required to create a SWPPP prior to development. This again will likely have to be enforced locally by the building inspector in combination with the ConCom, but the EPA has jurisdiction, and you can alert them if someone is developing in excess of an acre without coverage under NPDES CGP. </div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">For folks who aren't aware of this tool, you can look up which construction projects have properly filed for coverage here: <a href="https://permitsearch.epa.gov/epermit-search/ui/search">https://permitsearch.epa.gov/epermit-search/ui/search</a></div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">using "NPDES", Construction Stormwater", "general permit" "Coverage Requests" and clicking into "show more" to search by your municipality. All construction projects of 1 acre or greater should be listed. </div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">It looks like Douglas doesn't have a stormwater bylaw but is working on one. Once you have one, you can also enforce under your stormwater bylaw if you need to-- discharge to the road from 5 onward of the lots would be an illicit discharge to the municipal storm sewer system if it doesn't meet the stormwater handbook, and you could prohibit those lots from discharging stormwater onto the public way, requiring them to retain all stormwater on the site. NB: the bylaw and any associated regulations should have a clear enforcement mechanism.</div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><font face="times new roman, serif">Ilex Jones </font></div><div><div><font face="times new roman, serif"><a href="mailto:ijones@norwoodma.gov" target="_blank">ijones@norwoodma.gov</a></font></div><div><font face="times new roman, serif">Office: <span style="color:rgb(41,41,41);letter-spacing:-0.096px">(781) 384-9317</span></font></div></div></div></div></div><br></div><br><div class="gmail_quote gmail_quote_container"><div dir="ltr" class="gmail_attr">On Wed, Jan 1, 2025 at 12:01 PM <<a href="mailto:massplanners-request@masscptc.org">massplanners-request@masscptc.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">Send MassPlanners mailing list submissions to<br>
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1. Re: ANR lots - question (Maren Toohill)<br>
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Message: 1<br>
Date: Tue, 31 Dec 2024 17:06:45 +0000<br>
From: Maren Toohill <<a href="mailto:MToohill@littletonma.org" target="_blank">MToohill@littletonma.org</a>><br>
To: Matthew Benoit <<a href="mailto:mbenoit@douglas-ma.gov" target="_blank">mbenoit@douglas-ma.gov</a>>, ListServ<br>
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Subject: Re: [Massplanners] ANR lots - question<br>
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Interesting question, and I recently heard several examples of enforcement of DEP Stormwater Standards for ANR lots that are sold off and developed over time. The ?Nth? lot owner was required to design, permit, and install drainage for the entire ?development?. Apparently, the time lapse can be significant ? several years if I heard correctly. I don?t know how a Planning Board can compel the current property owner to take responsibility for future development; that seems beyond local authority on ANRs. (I would be happy to be wrong on that.)<br>
Consider asking the engineer/surveyor to add a note to the ANR that indicates that endorsement of this plan does not indicate compliance with DEP Stormwater Standards. That might signal future lot owners to be aware of the issue.<br>
Consider having a discussion with the Building Commissioner and DPW Director to work with applicants when curb cut permits and/or building permit applications arrive. Again, there is limited local authority, but some advantage to trying to keep everyone in the loop to avoid the responsibility being left to the unfortunate 5th, or later lot owner.<br>
Thanks,<br>
Maren<br>
<br>
Maren A. Toohill, AICP<br>
Town Planner<br>
978/540-2425<br>
<a href="mailto:MToohill@littletonma.org" target="_blank">MToohill@littletonma.org</a><mailto:<a href="mailto:MToohill@littletonma.org" target="_blank">MToohill@littletonma.org</a>><br>
Town of Littleton<br>
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From: MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org" target="_blank">massplanners-bounces@masscptc.org</a>> On Behalf Of Matthew Benoit via MassPlanners<br>
Sent: Tuesday, December 31, 2024 9:01 AM<br>
To: ListServ <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br>
Subject: [Massplanners] ANR lots - question<br>
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Warning ? THIS EMAIL WAS SENT BY AN EXTERNAL SENDER<br>
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Planners,<br>
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We are anticipating the receipt for an ANR to create 8 lots on a public way. We cannot deny the ANR - as it is on a public way with adequate emergency vehicle access. We want to ensure that the owner, before selling off the lots, addresses stormwater requirements for DEP. See 310 CMR 10.05(6)(k)-(q) for the section on Stormwater Management Standards. 10.05(6)(m) refers to projects that a required to meet the Stormwater Standards to the maximum extent practicable and states under 10.05(6)(m)3. ?Housing development and redevelopment projects comprised of detached single-family dwellings, on five to nine lots, provided there is no stormwater discharge to a critical area.? Or... that each individual owner address stormwater for each lot individually. We do not have a permit mechanism in place to handle this so how can we ensure that this is handled properly?<br>
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Thank you in advance for your responses.<br>
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Respectfully,<br>
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Matthew C. Benoit, Notary Public<br>
Director of Community Development<br>
Town of Douglas<br>
29 Depot Street<br>
Douglas MA 01516<br>
508-476-4000 x 206<br>
<a href="mailto:mbenoit@douglas-ma.gov" target="_blank">mbenoit@douglas-ma.gov</a><mailto:<a href="mailto:mbenoit@douglas-ma.gov" target="_blank">mbenoit@douglas-ma.gov</a>><br>
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