Chapter/Page |
Introduction and Instructions |
Purpose, History, and Organization of the Handbook |
How to Use the Handbook |
Acknowledgements and Thanks |
Massachusetts Environmental Trust |
Special Topics |
Special Topic 1. Standard Site Preparation |
Special Topic 1. Standard Site Preparation |
Special Topic 2. Wetland Replication and Creation |
Special Topic 2. Wetland Replication and Creation |
ST 2.1. Causes for Wetland Replication and Creation |
ST 2.2. Measuring and Maximizing Success in Wetland Replication |
ST 2.2.1. Maximizing Success in Wetland Replication |
ST 2.2.2. Measuring Wetland Replication Success |
ST 2.3. Wetland Creation |
Special Topic 3. Stormwater |
Special Topic 3. Stormwater |
ST 3.1. Stormwater: Commission Jurisdiction |
ST 3.2. Stormwater Terms |
ST 3.3. Reviewing and Conditioning Stormwater Management Proposals |
ST 3.4. DEP Stormwater Management Standards/Regulations |
ST 3.5. Estimating Stormwater Runoff |
Special Topic 4. Agriculture |
Special Topic 4. Agriculture |
ST 4.1. Agricultural Conversions (New Agriculture) in Riverfront Area |
Special Topic 5. Stream Crossing Standards |
Special Topic 5. Stream Crossing Standards |
ST 5.1. Goals and Appropriate Application of the Standards |
ST 5.2. Minimum Design Standards for New Crossings |
ST 5.3. Optimal Design Standards for New Crossings in Highly Valued Ecosystems |
ST 5.4. Design Standards for Culvert Replacements |
ST 5.5. Construction Best Management Practices |
ST 5.6. Prioritizing Streams for Restoration |
ST 5.7. Regulatory History of Stream Crossing Standards |
Special Topic 6. Wildlife Habitat |
Special Topic 6. Wildlife Habitat |
ST 6.1. Wildlife Habitat: One of the Protected Interests |
ST 6.2. Wildlife Habitat: Presumptions of Significance |
ST 6.3. Wildlife Habitat Performance Standards |
ST 6.4. Wildlife Habitat: Thresholds of Alteration |
ST 6.5. Wildlife Habitat Evaluations |
Special Topic 7. Projects in Habitat of Rare Wetlands Wildlife |
Special Topic 7. Projects in Habitat of Rare Wetlands Wildlife |
ST 7.1. Jurisdiction |
ST 7.2. Project Application Process |
ST 7.3. Decisions and Orders of Conditions |
Special Topic 8. Reviewing Construction Projects |
Special Topic 8. Reviewing Construction Projects |
ST 8.1. Roads, Parking Lots, and Driveways |
ST 8.2. Residential Construction |
ST 8.3. Commercial, Industrial, and Institutional Facilities |
ST 8.4. Wells and Water Supplies |
ST 8.5. Long-Linear Projects: Gas Pipelines, Electrical Lines |
ST 8.6. Bridges |
ST 8.7. Stormwater Management Systems |
ST 8.8. Stream Channel or River Channel Alterations |
ST 8.9. Beaver Dam Removal |
ST 8.10. Stream Management |
ST 8.11. Lake Management (Aquatic Weed Control) |
ST 8.12. Coastal Pond Openings |
ST 8.13. Creating Impoundments |
ST 8.14. Pond Creation |
ST 8.15. Coastal Engineering |
ST 8.16. Dams |
ST 8.17. Dredging |
ST 8.18. Drawdown of Lakes, Ponds, and Impoundments and Withdrawals for Water Supplies |
ST 8.19. Draining Land |
ST 8.20. Operation and Maintenance Activities |
Chapter 1: Purpose, Powers and Duties of Conservation Commissions |
Chapter 1. Purpose, Powers and Duties of Conservation Commissions |
1.1: Sources of Commission Authority |
1.1. Sources of Commission Authority |
1.1.1. The Massachusetts Constitution |
1.1.2. The Conservation Commission Act |
1.1.3. The Wetlands Protection Act |
1.1.4. General (Non-Zoning) Wetlands Bylaws/Ordinances |
1.1.5. Other Bylaws/Ordinances and Statutes |
1.1.6. The Community Preservation Act |
1.1.7. Consultant Fees |
1.2. Applications of Commission Authority |
1.3. A Brief History of Conservation Commissions |
1.4: The Massachusetts Association of Conservation Commissions (MACC) |
1.4. The Massachusetts Association of Conservation Commissions (MACC) |
1.4.1. Organization |
1.4.2. Programs and Services |
Chapter 2: Members, Staff, and Consultants |
Chapter 2. Members, Staff, and Consultants |
2.1: The Volunteer Commission (Size and Terms) |
2.1. A Commission of Volunteers: Members and Terms |
2.1.1. Commission Size (Voting Members and Voting Alternates) |
2.1.2. Commissioner Terms and Term Limits |
2.2: Appointments and Vacancies |
2.2. Appointments and Vacancies |
2.2.1. Appointments: Pertinent Regulations |
2.2.2. Appointments: How to Get Good Ones |
2.2.3 Resignation and Holdovers |
2.2.4. Removal of Sitting Commissioners |
2.3. Officers and Division of Labor |
2.4: Associate Commissioners, Unpaid Consultants and Committees |
2.4. Associate Commissioners, Unpaid Consultants and Committees |
2.4.1. Associate Members and Unpaid Consultants |
2.4.2. Committees |
2.5: Paid Staff |
2.5. Paid Staff |
2.5.1. The Need for Staff |
2.5.2. Funding, Hiring and Supervising Staff |
2.5.3. The Conservation Administrator |
2.5.4. Clerical and Other Help |
2.5.5: Hired Consultants |
2.5.5. Hired Consultants |
2.5.5.1. Ways of Obtaining Consultant Fees |
2.5.5.2. “53G”: An Overview of the Law and Rule Making Under the Law |
2.5.5.3. When Consultants Are Appropriate |
2.5.5.4. “53G” Dedicated Fund: Collecting and Handling Fees |
2.5.5.5. Choosing a Consultant and Determining Fees |
2.5.5.6. Appeals and Refusal of Payment |
Chapter 3: Effective Commission Operations |
Chapter 3. Effective Commission Operations |
3.1: The Professional Conservation Commission Office |
3.1. The Professional Conservation Commission Office |
3.1.1. Regular Hours of Operations |
3.1.2. Necessary Office Equipment |
3.1.3. The Commission Library |
3.1.4: Commission Health and Safety |
3.1.4. Commission Health and Safety |
3.1.4.1. Public Health Issues |
3.1.4.2. Personal Safety |
3.2: Keeping Records |
3.2. Keeping Records |
3.2.1. Administrative Records |
3.2.2. Local Legal Records |
3.2.3. Open Space Records |
3.2.4. Wetlands Records |
3.2.5. Records Retention Requirements |
3.2.6. The Public Records Act |
3.2.7. Minutes |
3.2.8. Electronic Mail |
3.2.9. Notarizing Documents |
3.3: Finances |
3.3. Finances |
3.3.1. The Commission Budget |
3.3.2. Conservation Fund |
3.3.3. Wetland Filing Fees |
3.3.4. “53G” Dedicated Fund: Collecting and Handling Fees |
3.3.5: The Uniform Procurement Act |
3.3.5. The Uniform Procurement Act |
3.3.5.1. Consultants, Staff, and Other Goods and Services |
3.3.6. Acquisition and Leasing of Conservation Lands |
3.4. Training and Support |
3.5: Conflict of Interest |
3.5. Conflict of Interest |
3.5.1. Seeking Advice Regarding Conflict of Interest |
3.5.2. Special Municipal Employees |
3.5.3. The State Ethics Commission |
3.6: Limited Liability for Decisions Under the Wetlands Protection Act |
3.6. Limited Liability for Decisions Under the Wetlands Protection Act |
3.6.1. Shields Provided in the Tort Claims Act and Civil Rights Act |
3.6.2. Anti-SLAPP Protections |
3.7. Addressing Wrong-Doing in Municipal Government |
3.8. Municipal Charters and Conservation Commissions |
Chapter 4: Commission Outreach and Advocacy |
Chapter 4. Commission Outreach and Advocacy |
4.1: Creating Public Awareness |
4.1. Creating Public Awareness |
4.1.1. Garnering Public Support and Enhancing Environmental Awareness |
4.1.2. Press Coverage and Media Relations |
4.2: Commission Relationship to Other Municipal Boards and Officials |
4.2. Commission Relationship to Other Municipal Boards and Officials |
4.2.1. Selectboard/Mayor and Town Counsel/City Solicitor |
4.2.2. Town Meeting/City Council |
4.2.3. Town/City Clerk |
4.2.4. Finance Committee |
4.2.5. Planning Board or Department |
4.2.6. Community Preservation Committee |
4.2.7: Board of Health and Sewer Board |
4.2.7. Board of Health and Sewer Board |
4.2.7.1 Beavers |
4.2.7.2 Septic Systems and Sewers |
4.2.8. Building Inspector and Zoning Administrator |
4.2.9. Zoning Board of Appeals |
4.2.10. Inter-Board Coordination of Development Review |
4.2.11. Police Department and Fire Department |
4.2.12. Forests and Parks Office, Recreation Commission and Cemetery Commission |
4.2.13. Agricultural Commission |
4.2.14. Highway Department/Department of Public Works |
4.3: Working with Private Environmental Organizations |
4.3. Working with Private Environmental Organizations |
4.3.1. Land Trusts |
4.3.2. Watershed Associations |
4.3.3. Professional Organizations |
4.4: Getting Approval for Commission Efforts |
4.4. Getting Approval for Commission Efforts |
4.4.1. Logistics |
4.4.2. Key Boards and Other Players |
4.4.3. Publicity |
4.4.4. Town Meeting or City Council Meeting |
4.4.5. Ballot Votes |
4.4.6. Follow Up |
4.5: Advocacy and Lobbying at the State Level |
4.5. Advocacy and Lobbying at the State Level |
4.5.1. Lobbying: What It Is and Why Commissions Should Get Involved |
4.5.2: Lobbying and the Legislative Process |
4.5.2. Lobbying and the Legislative Process |
4.5.2.1. The Bill Process |
4.5.2.2. Testifying at Legislative Hearings |
4.5.3. Providing Input to State Agencies and the Administration |
4.5.4. The Courts |
4.5.5. Referendums |
Chapter 5: Open Space: Purpose and Planning |
Chapter 5. Open Space: Purpose and Planning |
5.1: Open Space: Definitions and Values |
5.1. Open Space: Definitions and Values |
5.1.1. Protecting Water Quality and Water Supply |
5.1.2. Wildlife Habitat and Diversity |
5.1.3. Rare Species |
5.1.4. Providing Recreation and Aesthetics |
5.1.5. Defining Community Character |
5.1.6. Providing Educational Opportunities |
5.1.7. Economic Advantages of Local Open Space |
5.2: Municipal Land Conservation Strategies: A Range of Options |
5.2. Municipal Land Conservation Strategies: A Range of Options |
5.2.1. Municipal Ownership of Conservation Land |
5.2.2. Conservation Restrictions and Other Restrictions |
5.2.3. Zoning and Other Bylaws/Ordinances |
5.3: Open Space and Recreation Plans |
5.3. Open Space and Recreation Plans |
5.3.1. OSRPs Relationship to the Master Plan |
5.3.2. Identifying Local Resources: Maps and Other Useful Tools |
5.3.3. Analysis: Mapping Protected and Unprotected Open Space |
5.3.4. Setting Land Conservation Priorities |
5.3.5. Preparing the Plan |
5.3.6. Division of Conservation Services Requirements |
5.3.7. Implementing the Plan |
Chapter 6: Acquiring Land |
Chapter 6. Acquiring Land |
6.1. The Steps in a Land Acquisition |
6.2: Due Diligence: Title Examination, Survey, and Environmental Site Assessment |
6.2. Due Diligence: Title Examination, Survey, and Environmental Site Assessment |
6.2.1. Getting Good Title: Title Examinations and Surveys |
6.2.2. Environmental Site Assessment |
6.3: Gifts of Land |
6.3. Gifts of Land |
6.3.1. Accepting Gifts of Land and Bargain Sales |
6.3.2. Gifts of Land “in Trust” |
6.3.3. “Conditional” Gifts |
6.4: Municipal Purchase of Land |
6.4. Municipal Purchase of Land |
6.4.1. Agreements and Options |
6.5: Protecting Land through the Development Permitting Process |
6.5. Protecting Land through the Development Permitting Process |
6.5.1. Open Space Residential Development and Transfer of Development Rights |
6.5.2. Negotiated Open Space |
6.5.3. Documenting and Tracking Open Space Conveyances |
6.6. Assuming Control of Other Municipal Land |
6.7: Eminent Domain: Introduction |
6.7. Eminent Domain: Introduction |
6.7.1. Taking Land |
6.7.2. “Friendly” Eminent Domain to Clear Title |
6.7.3. Provisional Eminent Domain |
6.8: Tax Title Land (Land Taken for Unpaid Property Taxes) |
6.8. Tax Title Land (Land Taken for Unpaid Property Taxes) |
6.8.1. “Strict Foreclosure” Tax Title Proceedings |
6.8.2. “Low Value” Tax Title Proceedings |
6.8.3. Transfer of Tax Title Land |
6.8.4. Taking Tax Title Land by Eminent Domain |
Chapter 7: Using Restrictions to Protect Land |
Chapter 7. Using Restrictions to Protect Land |
7.1: Conservation Restrictions (CRs) |
7.1. Conservation Restrictions (CRs) |
7.1.1: CRs: An Introduction to the Process |
7.1.1. CRs: An Introduction to the Process |
7.1.1.1. Creating and Holding a Restriction Under the Conservation Restriction Act |
7.1.1.2. Conservation Restriction Approval Requirements |
7.1.1.3. Conservation Restriction Ownership |
7.1.1.4. Funding to Acquire Conservation Restrictions |
7.1.1.5. Tax Benefits for Donating CRs, Donating Conservation Land, and Bargain Sales |
7.1.1.6. Conservation Restriction Valuation |
7.1.2. Determining What Land is Suitable for CRs |
7.1.3. Drafting Conservation Restrictions |
7.1.4: Activities Permitted on and Requirements for Conservation Restrictions |
7.1.4. Activities Permitted on and Requirements for Conservation Restrictions |
7.1.4.1. Reserved Rights and Prohibited Uses |
7.1.4.2. Public Benefits from CRs |
7.1.5. Monitoring and Enforcing Conservation Restrictions |
7.2: Easements vs. Restrictions |
7.2. Easements vs. Restrictions |
7.2.1. What is an Easement? |
7.2.2. How Does a Restriction Differ from an Easement? |
7.2.3. Restrictions Not Created Under the Conservation Restriction Act |
7.2.4. Durations of Restrictions |
7.3: Agricultural Preservation Restrictions |
7.3. Agricultural Preservation Restrictions |
7.3.1. The History of APRs |
7.3.2. Eligibility and Approval Process |
7.3.3. Once an APR is in Place |
7.4. Watershed Preservation, (Historic) Preservation, and Affordable Housing Restrictions |
Chapter 8: Temporary Land Protection Mechanisms |
Chapter 8. Temporary Land Protection Mechanisms |
8.1: “Chapter Land” (MGL Chapters 61, 61A and 61B: An Introduction |
8.1. “Chapter Land” (MGL Chapters 61, 61A and 61B: An Introduction |
8.1.1. Forestry Land (Chapter 61) |
8.1.2. Agricultural Land (Chapter 61A) |
8.1.3. Recreational Land (Chapter 61B) |
8.1.4. Right of First Refusal |
8.1.5. Determining Price Under Right of First Refusal |
8.1.6. Planning Ahead for Chapter Land Acquisition |
8.2. Protecting Land through the Subdivision Control Law |
Chapter 9: Municipal Conservation Land: Policy and Management |
Chapter 9. Municipal Conservation Land: Policy and Management |
9.1: Setting Land Use Policy |
9.1. Setting Land Use Policy |
9.1.1. Managing Land: Balancing Varied Interests |
9.1.2. Developing a Conservation Land Use Policy |
9.1.3. Conservation Care, Custody and Control of Conservation Land |
9.2: Conservation Land Use Management Plans and Regulations |
9.2. Conservation Land Use Management Plans and Regulations |
9.2.1. Determining the Need for a Management Plan |
9.2.2. Setting Management Goals and Developing a Management Plan |
9.2.3. Land Use Regulations |
9.2.4. Enforcement of Conservation Land Use Regulations |
9.2.5. Conservation Land Improvement Projects and Wetland Laws |
9.3: Recreational Use of Conservation Land |
9.3. Recreational Use of Conservation Land |
9.3.1. Passive Recreation |
9.3.2. Active Recreation |
9.3.3. Fishing, Hunting and Trapping |
9.3.4. Motorized Vehicles in Ponds and on Roads |
9.4: Agriculture |
9.4. Agriculture |
9.4.1: Environmentally Sound (“Sustainable”) Agriculture |
9.4.1. Environmentally Sound (“Sustainable”) Agriculture |
9.4.1.1. Low-Impact Agricultural Activities |
9.4.1.2. Larger-Scale Agriculture |
9.4.2: Legal Aspects of Allowing Commercial Agriculture on Conservation Land |
9.4.2. Legal Aspects of Allowing Commercial Agriculture on Conservation Land |
9.4.2.1. Agricultural Leases versus Agricultural Licenses |
9.4.2.2. Taxes, Profits and Proceeds |
9.5: Forestry |
9.5. Forestry |
9.5.1. Environmentally Sound Forest Management |
9.5.2. Forestry Operations |
9.6: Enhancing the Ecological Value of Natural Areas |
9.6. Enhancing the Ecological Value of Natural Areas |
9.6.1. Open Fields |
9.6.2. Lakes, Ponds and Beaches |
9.6.3. Streams, Rivers, Wetlands and Floodplains |
9.6.4. Native versus Alien and Invasive Plants |
9.6.5. Rare Species |
9.7: Enhancing Appreciation of Conservation Land with Improved Infrastructure |
9.7. Enhancing Appreciation of Conservation Land with Improved Infrastructure |
9.7.1. Trails, Bridges and Boardwalks |
9.7.2. Signs and Kiosks |
9.7.3. Maps and Brochures |
9.7.4. Parking and Other Amenities |
9.7.5. Accessibility |
9.7.6. Existing Buildings |
9.7.7. General Maintenance, Monitoring and Cleanup |
9.8: Access, Fees and Liability |
9.8. Access, Fees and Liability |
9.8.1. Public Access and User Fees |
9.8.2. Liability for Accidents and Damage to Adjacent Property |
9.9: Funding and Implementing Land Use Management Plans |
9.9. Funding and Implementing Land Use Management Plans |
9.9.1. Funding Options and the Use of Contractors on Conservation Land |
9.9.2. Volunteers, Partners, and “Friends” Working on Conservation Land |
9.10: Threats to Conservation Land |
9.10. Threats to Conservation Land |
9.10.1: Sale or Conversion of Conservation Land to Other Municipal Uses |
9.10.1. Sale or Conversion of Conservation Land to Other Municipal Uses |
9.10.1.1. The Conservation Commission Process for “Disposing” of Conservation Land |
9.10.1.2. The Community (and State) Process for “Disposing” of Conservation Land |
9.10.1.3. The State Legislative Process for “Disposing” of Conservation Land |
9.10.2. Utilities and Telecommunication Facilities on Conservation Land |
9.10.3. Energy Facilities on Conservation Land |
9.10.4. Roadway/Highway Encroachment on Conservation Land |
9.10.5. Adverse Possession |
9.10.6. Encroachment by Abutters |
Chapter 10: Funding Land Protection |
Chapter 10. Funding Land Protection |
10.1: Local Government Funding Programs |
10.1. Local Government Funding Programs |
10.1.1: The Conservation Fund |
10.1.1. The Conservation Fund |
10.1.1.1. Purpose and Advantages of a Conservation Fund |
10.1.1.2. Logistics of Using a Conservation Fund |
10.1.1.3. Making Large Capital Expenditures |
10.1.2: The Community Preservation Act |
10.1.2. The Community Preservation Act |
10.1.2.1. Overview and Advantages |
10.1.2.2. Adoption of the CPA |
10.1.2.3. Sources, Handling and Distribution of CPA Funds |
10.1.2.4. The Community Preservation Committee |
10.1.2.5. Qualifying Projects under the CPA |
10.1.2.6. Approval of Projects |
10.1.2.7. Land Ownership and Management |
10.1.3. Local Appropriations and Borrowing to Fund Land Acquisition |
10.1.4. Limited Development as a Funding Mechanism |
10.2: State (and Federal) Grant Programs |
10.2. State (& Federal) Grant Programs |
10.2.1. Overview of the LAND, PARC and LWCF Grant Programs |
10.2.2. LAND Program (Local Acquisitions for Natural Diversity) |
10.2.3. PARC Program (Parkland Acquisitions and Renovations for Communities) |
10.2.4. LWCF (Land and Water Conservation Fund) |
10.2.5: Getting and Implementing DCS Grants (PARC, LAND, LWCF) |
10.2.5. Getting and Implementing DCS Grants (PARC, LAND, LWCF) |
10.2.5.1. Eligibility and Funding Criteria |
10.2.5.2. Payment Up-Front and Reimbursement by State Grants |
10.2.5.3. Procedures for Securing a State Grant |
10.2.5.4. Appraisals |
10.2.2.5. Uses and Management of Acquired Lands |
10.2.6. APR (Agricultural Preservation Restriction) |
10.2.7. Conservation Partnership Program |
10.2.8. MassDOT (Department of Transportation) Programs |
10.2.9. Additional State Environmental Grant Programs |
10.3: Federal Government Funding Programs |
10.3. Federal Government Funding Programs |
10.3.1. Land and Water Conservation Fund |
10.3.2. USDA-Natural Resources Conservation Service-Financial and Technical Assistance Programs |
10.3.3. USDA-Natural Resources Conservation Service-Easements Programs |
10.3.4. DOI Surplus Property Program |
10.3.5. U.S. DOT (Department of Transportation) Programs |
10.4. Land Trust and Other Private Support Sources |
10.5. Land Protection by the State and Federal Government |
Chapter 11: Tax Benefits of Land Gift, Sale or Donation |
Chapter 11. Tax Benefits of Land Gift, Sale or Donation |
11.1. Federal Income Tax: Deductions for Gifts |
11.2. State Income Tax: Credit for Gifts |
11.3. Federal and State Capital Gains Tax: Savings for Gifts |
11.4: Federal Estate Tax |
11.4. Federal Estate Tax |
11.4.1. Introduction to Federal Estate Tax |
11.4.2. Reserved Life Estate |
11.5: Local Real Estate Tax |
11.5. Local Real Estate Tax |
11.5.1. Municipal Conservation Land’s Tax Status |
11.5.2. Conservation Restrictions’ Tax Status |
11.5.3: Tax Implications for Land Under MGL Chapter 61, 61A and 61B |
11.5.3. Tax Implications for Land Under MGL Chapter 61, 61A and 61B |
11.5.3.1. “Chapter Land” (MGL Chapters 61, 61A and 61B): Introduction |
11.5.3.2. Chapter 61: Forestry Land |
11.5.3.3. Chapter 61A: Agricultural Land |
11.5.3.4. Chapter 61B: Recreational Land |
11.5.4. Wetlands |
11.6. Bargain Sales: Federal Income Tax Benefits |
11.7. Historic Structures: Tax Benefits |
Chapter 12: Wetlands Science |
Chapter 12. Wetlands Science |
12.1. Physical Characteristics of Wetlands |
12.2. Factors Influencing Wetland Formation |
12.3. Wetland Functions and Values |
12.4. History of Wetland Use |
12.5. Wetland Loss |
12.6. Wetland Protection |
Chapter 13: Sources of Wetland Regulatory Authority |
Chapter 13. Sources of Wetland Regulatory Authority |
13.1: The Wetlands Protection Act |
13.1. The Wetlands Protection Act |
13.1.1. Purpose of the Act: Do Not Remove, Fill, Dredge, or Alter a Wetland Without a Permit |
13.1.2. Eight Protected Interests |
13.1.3. Protected Resource Areas |
13.1.4. Activities Regulated by the Act |
13.1.5. Amendments |
13.2. The State Wetlands Protection Regulations: An Introduction |
13.3. Local Wetlands Bylaws/Ordinances |
13.4: Additional Sources of Regulatory Direction |
13.4. Additional Sources of Regulatory Direction |
13.4.1. Wetlands Protection Policies |
13.4.2. Wetlands Protection Guidances and Manuals |
13.4.3. Wetlands Protection Forms |
13.4.4. MassDEP and DALA Rulings on Appeals |
13.4.5. Key Legal Decisions Regarding Wetlands and Floodplains |
13.4.5. Key Legal Decisions Regarding Wetlands and Floodplains |
13.4.5.1. Wetlands Protection Act and Related Cases (chronological) |
13.4.5.2. Wetlands Bylaw/Ordinance Cases (chronological) |
13.4.5.3. Selected Floodplain Cases (chronological) |
13.5: Regulatory Takings |
13.5. Regulatory Takings |
13.5.1. Regulatory Takings: A Narrative Description |
13.5.2. Regulatory Takings: Legal Standards |
13.5.3: Regulatory Takings: U.S. Supreme Court Decisions |
13.5.3. Regulatory Takings: U.S. Supreme Court Decisions |
13.5.3.1. Purpose and Impact Tests (U.S. Supreme Court) |
13.5.3.2. The Means Test (U.S. Supreme Court) |
13.5.3.3. Ripeness Doctrine (U.S. Supreme Court) |
13.5.4: Takings Cases in Massachusetts |
13.5.4. Takings Cases in Massachusetts |
13.5.4.1. Introduction to Takings Cases in Massachusetts |
13.5.4.2. Defining the Parcel (Massachusetts Case Law) |
13.5.4.3. The Purpose Test (Massachusetts Case Law) |
13.5.4.4. The Impact Test (Massachusetts Case Law) |
13.5.5. Relief Granted for Takings |
13.5.6. Advice for Conservation Commissions on Regulatory Takings |
Chapter 14: Non-Zoning Wetlands Bylaws/Ordinances |
Chapter 14. Non-Zoning Wetlands Bylaws/Ordinances |
14.1: Introduction to Non-Zoning Wetlands Bylaws/Ordinances |
14.1. Introduction to Non-Zoning Wetlands Bylaws/Ordinances |
14.1.1. Zoning vs. Non-Zoning Bylaws/Ordinances |
14.1.2. The Advantages of a Non-Zoning Bylaw/Ordinance |
14.1.3. Common Goals of Bylaws/Ordinances |
14.1.4. Having a Bylaw/Ordinance: Responsibilities |
14.1.5. Bylaws/Ordinances: Stricter Standards Required |
14.2. Procedure for Adoption of a New Bylaw/Ordinance |
14.3. Procedure for Revision of an Existing Bylaw/Ordinance |
14.4: The MACC Model Wetlands Bylaw |
14.4. The MACC Model Wetlands Bylaw |
14.4.1. Section I. Purpose and Protected Interests |
14.4.2: Section II. Resource Areas and Jurisdiction |
14.4.2. Section II. Resource Areas and Jurisdiction |
14.4.2.1. Resource Areas |
14.4.2.2. Setbacks, No-Disturb Areas, and Other Expansions of Jurisdiction |
14.4.3. Section IX. Definitions |
14.4.4: Section III. Exemptions, Exceptions, and “Grandfathering” |
14.4.4. Section III. Exemptions, Exceptions, and “Grandfathering” |
14.4.4.1. Exemptions and Exceptions to Consider “Removing” |
14.4.4.2. Exemptions and Exceptions to Consider “Including” |
14.4.5: Section IV. Applications and Fees |
14.4.5. Section IV. Applications and Fees |
14.4.5.1. Filing Fees |
14.4.5.2. Consultant Fees |
14.4.6. Section V. Notice and Hearings |
14.4.7. Section VI. Coordination with Other Boards |
14.4.8. Section VII. Permits and Conditions: Expanded Review and Stricter Performance Standards |
14.4.9. Section X. Security |
14.4.10. Section XII. Burden of Proof |
14.4.11. Section XIII. Appeals |
14.4.12. Section XI. Enforcement |
14.4.13. Section VIII. Regulations, Guidelines, and Policies |
14.4.14. Section XV. Severability |
Chapter 15: Commissions’ Wetland Jurisdiction under the Act: A Summary |
Chapter 15. Commissions’ Wetland Jurisdiction under the Act: A Summary |
15.1. Jurisdiction: Areas, Interests, and Activities |
15.2. Jurisdiction in Resource Areas |
15.3. Jurisdiction in Buffer Zones |
15.4. Jurisdiction outside Resource Areas and Buffer Zones |
15.5. Jurisdiction over Stormwater outside Resource Areas and Buffer Zones |
Chapter 16: Jurisdictional Resource Areas: Definitions, Values, and Performance Standards |
Chapter 16. Jurisdictional Resource Areas: Definitions, Values, and Performance Standards |
16.1: An Introduction to Wetland Resource Areas (from the Act and the Regulations) |
16.1. An Introduction to Wetland Resource Areas (from the Act and the Regulations) |
16.1.1. Jurisdictional Areas Defined in the Wetlands Protection Act |
16.1.2. Jurisdictional Areas and Buffer Zones Defined in the Wetlands Protection Regulations |
16.1.3. Performance Standards for Each Resource Area and its Buffer Zone |
16.2: Defining Wetland Boundaries: An Introduction |
16.2. Defining Wetland Boundaries: An Introduction |
16.2.1. Wetland Resource Areas’ Diverse Nature |
16.2.2. Why We Define and Delineate Wetland Boundaries |
16.2.3. Resource Area Boundaries: A Confusing Arena |
16.2.4. Overlapping and Abutting Resource Areas |
16.3: Waterbodies and the Concept of “Bordering” on a Waterbody |
16.3. Waterbodies and the Concept of “Bordering” on a Waterbody |
16.3.1. Waterbodies Part I: Ocean, Estuaries, Creeks, Rivers, and Streams |
16.3.2. Waterbodies Part II: Ponds and Lakes |
16.3.3. The Concept of “Bordering” a Waterbody |
16.4: Coastal Resource Areas: An Introduction |
16.4. Coastal Resource Areas: An Introduction |
16.4.1. Organization of the Coastal Regulations |
16.4.2. Permits for Coastal Projects: Many May Apply |
16.5: Land Under the Ocean |
16.5. Land Under the Ocean |
16.5.1. Definition of Land Under Oceans (LUO) |
16.5.2. Work in Land Under Oceans |
16.6: Designated Port Areas |
16.6. Designated Port Areas |
16.6.1. Definition of Designated Port Areas (DPAs) |
16.6.2. Work in DPAs |
16.7: Coastal Beaches and Tidal Flats |
16.7. Coastal Beaches and Tidal Flats |
16.7.1. Definitions of Coastal Beaches and Tidal Flats |
16.7.2. Values of Coastal Beaches and Tidal Flats |
16.7.3. Work in Coastal Beaches |
16.8: Coastal Dunes |
16.8. Coastal Dunes |
16.8.1. Definitions of Coastal Dunes |
16.8.2. Values of Coastal Dunes |
16.8.3. Work in Coastal Dunes |
16.9: Barrier Beaches |
16.9. Barrier Beaches |
16.9.1. Definition of Barrier Beaches |
16.9.2. Values of Barrier Beaches |
16.9.3. Work in Barrier Beaches |
16.10: Coastal Banks |
16.10. Coastal Banks |
16.10.1. Definition of Coastal Banks |
16.10.2. Values of Coastal Banks |
16.10.3. Work on Coastal Banks |
16.11: Rocky Intertidal Shores |
16.11. Rocky Intertidal Shores |
16.11.1. Definition of Rocky Intertidal Shores |
16.11.2. Value of Rock Intertidal Shores |
16.11.3. Work in Rocky Intertidal Shores |
16.12: Salt Marshes |
16.12. Salt Marshes |
16.12.1. Definition of Salt Marshes |
16.12.2. Values of Salt Marshes |
16.12.3. Work in Salt Marshes |
16.13: Land Under Salt Ponds |
16.13. Land Under Salt Ponds |
16.13.1. Definition of Land Under Salt Ponds |
16.13.2. Values of Land Under Salt Ponds |
16.13.3. Work in Land Under Salt Ponds |
16.14: Land Containing Shellfish |
16.14. Land Containing Shellfish |
16.14.1. Definition of Land Containing Shellfish |
16.14.2. Values of Land Containing Shellfish |
16.14.3. Work in Land Containing Shellfish |
16.15: Anadromous/Catadromous Fish Runs |
16.15. Anadromous/Catadromous Fish Runs |
16.15.1. Definitions and Values of Anadromous/Catadromous Fish Runs |
16.15.2. Work in Anadromous/Catadromous Fish Runs |
16.16: Land Subject to Tidal Action (LSTA) or Coastal Storm Flowage (LSCSF) |
16.16. Land Subject to Tidal Action (LSTA) or Coastal Storm Flowage (LSCSF) |
16.16.1: LSTA, LSCSF, A-Zones, and V-Zones: Definitions and Introduction |
16.16.1. LSTA, LSCSF, A-Zones, and V-Zones: Definitions and Introduction |
16.16.1.1. LSTA and LSCSF Defined |
16.16.1.2. A-Zones and V-Zones Defined |
16.16.1.3. Coastal Storms |
16.16.2. Values of LSTA and LSCSF |
16.16.3: Work in LSTA and LSCSF |
16.16.3. Work in LSTA and LSCSF |
16.16.3.1. Work in LSTA and LSCSF: Introduction |
16.16.3.2. Dealing with the Lack of Performance Standards for LSTA and LSCSF |
16.16.3.3. Flood Prevention and Storm Damage Prevention |
16.16.3.4. Pollution Prevention and Septic Systems in LSCSF and LSTA |
16.16.3.5. Stormwater |
16.16.3.6. Wildlife |
16.16.3.7. A-Zone and V-Zone Construction Standards |
16.17: Inland Wetland Resource Areas: An Introduction |
16.17. Inland Wetland Resource Areas: An Introduction |
16.17.1. Presumptions of Significance: An Introduction |
16.17.2. Performance Standards: An Introduction |
16.18: Banks (Inland) |
16.18. Banks (Inland) |
16.18.1. Definition of Bank |
16.18.2. Values and Presumption of Significance of Bank |
16.18.3. Work in Bank: Performance Standards |
16.19. Freshwater Wetlands |
16.20: Bordering Vegetated Wetlands |
16.20. Bordering Vegetated Wetlands |
16.20.1. Definition of BVW |
16.20.2: Delineating BVWs |
16.20.2. Delineating BVW |
16.20.2.1. Introduction to Delineating BVWs |
16.20.2.2. Differing Federal, State and Local Approaches to Delineation |
16.20.2.3. General Methodology for BVW Delineation |
16.20.2.4. BVW Delineation: Wetland Plants and Indicator Status |
16.20.2.5. BVW Delineation: Indicators of Wetland Hydrology |
16.20.2.6. Steps for Delineating a BVW |
16.20.3. The BVW Boundary Delineation and Review Process |
16.20.4. Values and Presumption of Significance of BVWs |
16.20.5. Work in BVW: Performance Standards |
16.21: Isolated Vegetated Wetland (IVW): Not Protected Under the Act or Regulations |
16.21. Isolated Vegetated Wetland (IVW): Not Protected Under the Act or Regulations |
16.21.1. Definition of Isolated Vegetated Wetlands (IVWs) |
16.21.2. Values of IVWs |
16.21.3. IVWs: Protection Under the Clean Water Act |
16.21.4. IVWs: Protection Under Local Bylaws |
16.21.5. Protection Under Local Bylaws |
16.22: Land Under Waterbodies and Waterways (Inland) |
16.22. Land Under Waterbodies and Waterways (Inland) |
16.22.1. Definition of Land Under Waterbodies and Waterways (Inland) |
16.22.2. LUW: Values and Presumption of Significance |
16.22.3. Work in LUW: Performance Standards |
16.23: Land Subject to Flooding |
16.23. Land Subject to Flooding |
16.23.1: Bordering Land Subject to Flooding (BLSF) |
16.23.1. Bordering Land Subject to Flooding (BLSF) |
16.23.1.1. BLSF Definition |
16.23.1.2. BLSF Values and Presumption of Significance |
16.23.1.3. Work in BLSF and Performance Standards |
16.23.2: Isolated Land Subject to Flooding (ILSF) |
16.23.2. Isolated Land Subject to Flooding (ILSF) |
16.23.2.1. ILSF Definition |
16.23.2.2. ILSF Values and Presumption of Significance |
16.23.2.3. Work in ILSF and Performance Standards |
16.23.3: Vernal Pool Habitat |
16.23.3. Vernal Pool Habitat |
16.23.3.1. Vernal Pool and Vernal Pool Habitat Definition |
16.23.3.2. Values |
16.23.3.3. Work in Vernal Pools and Performance Standards |
16.23.4. Certifying Vernal Pools |
16.24: Riverfront Area (RFA) |
16.24. Riverfront Area (RFA) |
16.24.1. Presumptions and Values |
16.24.2: Defining and Delineating Riverfront Area |
16.24.2. Defining and Delineating Riverfront Area |
16.24.2.1. Definition of a River |
16.24.2.2. Distinguishing Between Perennial and Intermittent |
16.24.2.3. Start and Mouth of a River |
16.24.2.4. When is a River Not a River? A Look at Lakes, Ponds (versus Riverine Characteristics), and Culverts, and Named Rivers |
16.24.2.5. RFA Inner Boundary: Mean Annual High Water (MAHW) Line and Bankfull Conditions |
16.24.2.6. Outer Boundary of RFA |
16.24.2.7. Overlap of RFA with Other Resource Areas |
16.24.3: Work in RFA: Performance Standards |
16.24.3. Work in RFA: Performance Standards |
16.24.3.1. Introduction and General Performance Standards |
16.24.3.2. The Alternatives Analysis: An Introduction |
16.24.3.3. The Alternatives Analysis: Determination of “Practicable” and “Substantially Equivalent Economic Alternative” |
16.24.3.4. The Alternatives Analysis: An Example |
16.24.3.5. The Alternatives Analysis: Scope of Alternatives to Be Considered |
16.24.3.6. Determining “No Significant Adverse Impact” |
16.24.4: Exceptions |
16.24.4. Exceptions |
16.24.4.1. Exempt or “Grandfathered” Projects |
16.24.4.2. “Limited” Projects |
16.24.4.3. Densely Developed Areas; Reduction in Width of Riverfront Area |
16.24.4.4. “Redevelopment”: Projects in Previously Developed and Degraded Areas |
16.25: Buffer Zone |
16.25. Buffer Zone |
16.25.1. Definition of Buffer Zone |
16.25.2. Commission Review of Work in the Buffer Zone |
16.25.3. Asserting Jurisdiction over Work Outside the Buffer Zone |
Chapter 17: Wetland Functions and Values: The Eight Protected Interests |
Chapter 17. Wetland Functions and Values: The Eight Protected Interests |
17.1: Public and Private Water Supply |
17.1. Public and Private Water Supply |
17.1.1. Public and Private Water Supply: Introduction |
17.1.2. Public Water Supplies |
17.1.3. Private Water Supplies |
17.2: Prevention of Pollution |
17.2. Prevention of Pollution |
17.2.1. Living Filters |
17.2.2. Water Flow Patterns and Residence Time |
17.2.3. Assimilating Increased Pollutant Loads |
17.2.4. Detention, Transformation and Release of Nutrients and Suspended Materials |
17.2.5. Temperature |
17.3: Groundwater Supply |
17.3. Groundwater Supply |
17.3.1. Groundwater Recharge |
17.3.2. Groundwater Discharge |
17.3.3. Groundwater Elevation or Water Table |
17.3.4. Groundwater Gradient |
17.3.5. Groundwater Quality |
17.4: Flood Control |
17.4. Flood Control |
17.4.1. Retention |
17.4.2. Detention |
17.4.3. Bank Storage and Interflow |
17.4.4. Barrier Protection |
17.5: Storm Damage Prevention |
17.5. Storm Damage Prevention |
17.5.1. Storm Damage Prevention through Stabilizing Vegetation |
17.5.2. Storm Damage Prevention through Retention and Detention of Stormwater |
17.5.3. Storm Damage Prevention through Dissipation of Wave Energy |
17.6: Protection of Fisheries |
17.6. Protection of Fisheries |
17.6.1. Introduction |
17.6.2. Preventing Contamination |
17.6.3. Providing Food |
17.6.4. Providing/Protecting Fish Habitat |
17.7. Protection of Land Containing Shellfish |
17.8: Protection of Wildlife Habitat |
17.8. Protection of Wildlife Habitat |
17.8.1. Wildlife Habitat: An Introduction |
17.8.2. Hydrologic Regime |
17.8.3. Plant Community Composition and Structure |
17.8.4. Soil Composition and Structure |
17.8.5. Topography |
17.8.6. Water Quality |
17.9. Public Interests Served by Some Wetlands but NOT Protected by the Act |
Chapter 18: Regulated Activities, Non-Regulated Activities, Exemptions, and Allowances |
Chapter 18. Regulated Activities, Non-Regulated Activities, Exemptions, and Allowances |
18.1. Whose Activities are Regulated? |
18.2. Regulatable Activities (Remove, Fill, Dredge or Alter) |
18.3. Non-Regulatable Activities (Part I): Activities that Don’t Remove, Fill, Dredge or Alter |
18.4: Non-Regulatable Activities (Part II): Exceptions from Regulation by Law |
18.4. Non-Regulatable Activities (Part II): Exceptions from Regulation by Law |
18.4.1: Agriculture and Forestry Exemptions: An Introduction |
18.4.1. Agriculture & Forestry Exemptions: An Introduction |
18.4.1.1. Land in Agricultural Use |
18.4.1.2. Normal Maintenance or Improvement of Land in Agricultural Use |
18.4.1.3. Forestry |
18.4.2. Mosquito Control |
18.4.3. “Minor” Projects |
18.4.4. Utility Exemptions |
18.5: Negative Presumptions |
18.5. Negative Presumptions |
18.5.1. “Title 5” |
18.5.2. NPDES-Permitted Point Source Discharges |
18.5.3: Rights-of-Way and Public Utilities: Maintenance Exemptions |
18.5.3. Rights-of-Way and Public Utilities: Maintenance Exemptions |
18.5.3.1. Herbicide Spraying on Rights-of-Way: Introduction |
18.5.3.2. Herbicides on Rights-of-Way: Vegetation Management Plans (VMPs) |
18.5.3.3. Herbicide Spraying on Rights-of-Way: The Yearly Operational Plan (YOP) |
18.5.4. Government Projects |
18.5.5. Maintenance Dredging |
18.6. Provisionally Exempt Activities Subject to Review: Agricultural Water Projects |
18.7: “Limited” Projects (Discretionary Projects) |
18.7. “Limited” Projects (Discretionary Projects) |
18.7.1. “Limited” Projects for Filling Wetlands for Roadways and Driveways |
18.7.2. “Limited” and Related Projects for Agriculture, Forestry, and Wildlife |
18.7.3. “Limited” Projects for Paths in Riverfront Areas |
18.7.4. “Limited” Projects to Improve the Natural Capacity of a Resource Area |
18.8. The 5,000-Square-Foot Provision and Phased or Segmented Projects |
18.9. Emergencies and Emergency Certifications |
18.10. Activities Not Regulated by the Act but Regulated by Local Bylaws/Ordinances |
18.11. Variances (granted by DEP) |
Chapter 19: The Permitting Process |
Chapter 19. The Permitting Process |
19.1: Permitting Introduction: Necessary Information and Legal Timeframes |
19.1. Permitting Introduction: Necessary Information and Legal Timeframes |
19.1.1. Pertinent Laws and Regulations |
19.1.2. Proper Permitting Analyses and Procedures |
19.1.3. Timeframes for Permits and Appeals |
19.1.4. Life Span of Permits |
19.1.5. Approaches to Permitting Work in the Buffer Zone |
19.1.6. Approaches to Permitting Work in Wetland Resource Areas |
19.2: Requests for Determinations of Applicability (RDAs) and Determinations of Applicability (DOAs) |
19.2. Requests for Determinations of Applicability (RDAs) and Determinations of Applicability (DOAs) |
19.2.1. Purpose of an RDA |
19.2.2. Procedures for an Applicant Filing an RDA |
19.2.3. Procedures for a Commission Receiving an RDA and Holding a Public Meeting |
19.2.4. Procedures for Issuing a DOA |
19.2.5. The Meaning and Contents of a Positive Determination of Applicability |
19.2.6. The Meaning and Contents of a Negative Determination of Applicability |
19.3: Abbreviated Notices of Resource Area Delineation (ANRADs) and Orders of Resource Area Delineations (ORADs) |
19.3. Abbreviated Notices of Resource Area Delineation (ANRADs) and Orders of Resource Area Delineations (ORADs) |
19.3.1. Purpose of an ANRAD |
19.3.2. Procedures for an Applicant Filing and a Commission Receiving an ANRAD |
19.3.3. Reviewing a Wetland Boundary Under an ANRAD |
19.3.4. Issuing an Order of Resource Area Delineation |
19.4: Notices of Intent (NOIs) and Orders of Conditions (OOCs): An Introduction |
19.4. Notices of Intent (NOIs) and Orders of Conditions (OOCs): An Introduction |
19.4.1. Purpose of an NOI |
19.4.2. Full (Form 3) versus Abbreviated (Form 4) Notices of Intent |
19.4.3. The Applicant’s Responsibilities (a Summary) |
19.4.4. MassDEP’s Responsibilities (a Summary) |
19.4.5. The Commission’s Responsibilities (a Summary) |
19.5: The Components of an NOI: Receipt and Review |
19.5. The Components of an NOI: Receipt and Review |
19.5.1. The Goal: Avoid, Minimize, Mitigate |
19.5.2. Checking the Mail |
19.5.3. “Received” versus “Complete” |
19.5.4. Dealing with Incomplete Applications |
19.5.5. The Contents of an NOI: How Much Detail is Necessary |
19.5.6. Narrative Description of Work |
19.5.7: Site Plans: An Overview |
19.5.7. Site Plans: An Overview |
19.5.7.1. Changes in Vegetation, Topography, and Soils |
19.5.7.2. Construction Period Runoff, Erosion and Sedimentation Control |
19.5.8. Wetland Data Sheets for Bordering Vegetated Wetlands (BVW) Delineation |
19.5.9. Calculations |
19.5.10. USGS Quadrangle Map/Locus Map |
19.5.11. Information on Rare Species Habitat |
19.5.12: Filing Fees |
19.5.12. Filing Fees |
19.5.12.1. Filing Fees: Summary of Categories |
19.5.12.2. Filing Fees: Detailed Description of Categories |
19.5.12.3. Filing Fees: Exemptions |
19.5.12.4. Administering the Fee System |
19.5.13. Other Necessary Permits, Approvals, and Variances |
19.6: Public Meetings |
19.6. Public Meetings |
19.6.1. The Open Meeting Law |
19.6.2. Where and When to Hold Public Meetings |
19.6.3. What Business is Conducted in a Public Meeting |
19.6.4. Notification Requirements for Public Meetings |
19.6.5: Quorum and Majority |
19.6.5. Quorum and Majority |
19.6.5.1. Quorum and Majority Defined |
19.6.5.2. Quorum and Majority for Voting on, Approving/Denying, and Signing Decisions |
19.6.6. Developing Guidelines for Meeting Procedures |
19.7: Public Hearings |
19.7. Public Hearings |
19.7.1. Purpose |
19.7.2: Timeframes and Notification Requirements |
19.7.2. Timeframes and Notification Requirements |
19.7.2.1. Notification of Abutters |
19.7.2.2. Public Notice of Each Hearing; Placing Legal Ads |
19.7.3. Information Needed in Advance of the Hearing |
19.7.4. Conducting the Hearing |
19.7.5. Continuing the Hearing |
19.7.6. Closing the Hearing |
19.7.7. Record Keeping: An Essential Task |
19.7.8: Attendance Requirements for Voting (the Mullin Rule) |
19.7.8. Attendance Requirements for Voting (the Mullin Rule) |
19.7.8.1. Quorum and Majority for Voting on, Approving/Denying, and Signing Decisions |
19.7.8.2. The Mullin Rule and the Wetlands Protection Act |
19.7.8.3. The Mullin Rule and Wetlands Bylaws and Ordinances |
19.8: Orders of Conditions |
19.8. Orders of Conditions |
19.8.1. Purpose of an Order of Conditions |
19.8.2. Steps in Preparing and Issuing an Order of Conditions |
19.8.3. The Order of Conditions Form (WPA Form 5) |
19.8.4: Findings of Fact |
19.8.4. Findings of Fact |
19.8.4.1. Specify Approved Plans and Permitted, Required, and Prohibited Activities |
19.8.4.2. Resource Area Boundaries and Significance |
19.8.4.3. Impacts of Work |
19.8.4.4. Basis for Special Conditions |
19.8.5: Performance Standards |
19.8.5. Performance Standards |
19.8.5.1. Performance Standards for Most Projects |
19.8.5.2. Thresholds for Discretionary (“Limited”) Projects |
19.8.6. Conditions in an Order Approving a Project |
19.8.7: Conditions in an Oder Denying a Project |
19.8.7. Conditions in an Oder Denying a Project |
19.8.7.1. Denial for Failure to Meet Performance Standards |
19.8.7.2. Denial for Unacceptable Discretionary Project |
19.8.7.3. Denial for Insufficient Information |
19.8.7.4. Drafting a Denial |
19.8.8. Notifications of Non-Significance |
19.8.9. Issuing the Decision (Approval, Denial, or Notice of Non-Significance) |
19.8.10. Recording the Order of Conditions |
19.9: Site Visits: Pre-Hearing, Pre-Construction, and Construction Period |
19.9. Site Visits: Pre-Hearing, Pre-Construction, and Construction Period |
19.9.1. The Pre-Hearing Site Visit |
19.9.2. The Pre-Construction Site Visit |
19.9.3. Construction Period Site Visits |
19.10: Amendments, Extensions, Revocations, and Certificates of Compliance |
19.10. Amendments, Extensions, Revocations, and Certificates of Compliance |
19.10.1: Amending or Modifying Orders of Conditions |
19.10.1. Amending or Modifying Orders of Conditions |
19.10.1.1. Correcting a Minor Error |
19.10.1.2. Amending an Order |
19.10.1.3. Issuing a New Order of Conditions |
19.10.2. Extensions |
19.10.3. Revoking Orders |
19.10.4: Certificates of Compliance |
19.10.4. Certificates of Compliance |
19.10.4.1. Purpose of a Certificate of Compliance |
19.10.4.2. Procedure for Issuing a Certificate of Compliance |
19.11: Emergencies and Emergency Certifications |
19.11. Emergencies and Emergency Certifications |
19.11.1. Emergency Certification Procedures |
19.11.2. Agricultural Emergencies |
19.11.3. Snow Emergencies and Snow Disposal |
19.11.4. Waiver of Filing Requirements For Clean-up After a Destructive Storm |
Chapter 20: Appeals |
Chapter 20. Appeals |
20.1. What is an Appeal? |
20.2. What Decisions/Actions can be Appealed and to Whom? |
20.3. Who May File an Appeal |
20.4. Common Reasons for Appeals |
20.4. Common Reasons for Appeals |
20.4.1. Procedural Issues |
20.4.2. Jurisdictional Disagreements |
20.4.3. Overcoming Presumptions of Significance |
20.4.4. Concerns that the Order of Conditions Is Too Stringent |
20.4.5. Concerns about the Potential Impacts of the Proposed Activity |
20.5. Timeframes for Appeals |
20.6: Procedure for Appealing Decisions Under the Act |
20.6. Procedure for Appealing Decisions Under the Act |
20.6.1: The Initial Appeals to DEP |
20.6.1. The Initial Appeals to DEP |
20.6.1.1. Filing the Appeal |
20.6.1.2. The Commission’s Role |
20.6.1.3. MassDEP’s Review of the Initial Appeal Case |
20.6.1.4. MassDEP’s Decisions: Remands, Affirmations and Superseding Decisions |
20.6.1.5. Intervention in an Appeal |
20.6.2: Adjudicatory Proceedings |
20.6.2. Adjudicatory Proceedings |
20.6.2.1. Who Can Request an Adjudicatory Hearing? |
20.6.2.2. Procedure for Requesting an Adjudicatory Hearing |
20.6.2.3. Intervention in an Appeal of a Superseding Order or Determination |
20.6.2.4. Request for Dismissal or Summary Judgment |
20.6.2.5. Prehearing Conference |
20.6.2.6. Pre-Filed Direct Testimony |
20.6.2.7. The Adjudicatory Hearing |
20.6.3. Appeal to Superior Court |
20.7: Procedures for Appealing Bylaw/Ordinance Decisions |
20.7. Procedures for Appealing Bylaw/Ordinance Decisions |
20.7.1. What can be Appealed? |
20.7.2: Appealing Local Decisions (a Separate Appeal Pathway) |
20.7.2. Appealing Local Decisions (a Separate Appeal Pathway) |
20.7.2.1. Bylaw/Ordinance Appeal Process – A Certiorari Review of the Record |
20.7.2.2. The Commission’s Role |
20.7.2.3. Decisions and Further Appeals |
20.7.2.4. Alternate Routes: Dispute Resolution |
20.8. Procedures for Appealing Enforcement Orders |
Chapter 21: Enforcement of Wetland Laws |
Chapter 21. Enforcement of Wetland Laws |
21.1: An Introduction to Enforcement |
21.1. An Introduction to Enforcement |
21.1.1. Avoiding or Minimizing the Need for Enforcement |
21.1.2. MassDEP’s Wetlands Enforcement Manual |
21.1.3. Responsibility and Authority |
21.2: Types of Violations (and How they are Found) |
21.2. Types of Violations (and How They Are Found) |
21.2.1. Unpermitted Work in the Buffer Zone |
21.2.2. Unpermitted Work in a Wetland Resource Area |
21.2.3. Violation of an Order of Condition or Determination of Applicability |
21.2.4. Work Outside the Buffer Zone: After-the-Fact Jurisdiction |
21.3: Addressing Violations |
21.3. Addressing Violations |
21.3.1. Timing of Enforcement Actions |
21.3.2. Documenting Violations |
21.3.3: Site Visits: Access |
21.3.3. Site Visits: Access |
21.3.3.1. Right of Entry onto Private Property |
21.3.3.2. Obtaining a Search Warrant |
21.3.4. Informal Enforcement |
21.3.5: Formal Enforcement |
21.3.5. Formal Enforcement |
21.3.5.1. Violation Notices |
21.3.5.2. Enforcement Orders |
21.3.5.3. Revoking an Order of Conditions |
21.3.5.4. Commission Legal Action: Introduction |
21.3.5.5. Commission Legal Action: Civil Actions |
21.3.5.6. Commission Legal Action: Collecting Fines Under “Section 21D” |
21.3.5.7. Commission Legal Action: Criminal Action |
21.3.6: Involving Other Agencies in Enforcement |
21.3.7: Fines and Non-Criminal Disposition (Ticketing) |
21.3.7. Fines and Non-Criminal Disposition (Ticketing) |
21.3.7.1. Fines and Penalties under the Wetlands Protection Act |
21.3.7.2. Tickets and Fines Under Local Law and Non-Criminal Disposition (“§21D”) |
Chapter 22: Other Laws Involved in Natural Resource Protection |
Chapter 22. Other Laws Involved in Natural Resource Protection |
22.1: Wetlands Protection – Beyond the State Act/Regulations and Local Laws/Regulations |
22.1. Wetlands Protection – Beyond the State Act/Regulations and Local Laws/Regulations |
22.1.1. Federal Wetlands Protection |
22.1.2. State Coastal and Inland Wetlands Restriction Acts |
22.1.3. Local Zoning Approaches to Wetlands Protection |
22.2: Floodplain Protection |
22.2. Floodplain Protection |
22.2.1. Floodplain Protection: an Introduction |
22.2.2: FEMA’s National Flood Insurance Program |
22.2.2. FEMA’s National Flood Insurance Program |
22.2.2.1. FEMA’s National Flood Insurance Program: Introduction |
22.2.2.2. FEMA Flood Insurance Rate Maps |
22.2.2.3. FEMA (and Local) Standards |
22.2.2.4. FEMA Enforcement |
22.2.3: Local Zoning Bylaws and Ordinances to Protect Floodplains |
22.2.3. Local Zoning Bylaws and Ordinances to Protect Floodplains |
22.2.3.1. Floodplain Zoning: An Introduction |
22.2.3.2. Appeals of and Relief from Local Floodplain Zoning Decisions |
22.2.3.3. Massachusetts Court Decisions Affirming Floodplain Zoning |
22.2.4. Commission’s and Floodplain Regulation |
22.3: Water Quality Protection |
22.3. Water Quality Protection |
22.3.1. Rivers and Harbors Act of 1899 |
22.3.2. The Federal Clean Water Act |
22.3.3: NPDES |
22.3.3. NPDES |
22.3.3.1. NPDES Permit Requirements |
22.3.3.2. NPDES Construction General Permits (CGPs) |
22.3.3.3. MS4 Permits (Federal Stormwater Requirements) |
22.3.4: Clean Water Act Section 404: An Introduction |
22.3.4. Clean Water Act Section 404: an Introduction |
22.3.4.1. Section 404: Jurisdiction |
22.3.4.2. Section 404: The Massachusetts Programmatic General Permit (PGP) |
22.3.4.3. Massachusetts Programmatic General Permit (PGP) Jurisdiction |
22.3.4.4. Mass. PGP Stream Crossing Standards |
22.3.4.5. Interaction of Section 404 with State Wetlands Laws |
22.3.5: Clean Water Act Section 401: Water Quality Certification |
22.3.5. Clean Water Act Section 401: Water Quality Certification |
22.3.5.1. Section 401 Water Quality Certification: An Introduction |
22.3.5.2. Section 401 Water Quality Certification Program: Criteria |
22.3.6: Surface Water Quality Standards and Outstanding Resource Waters |
22.3.6. Surface Water Quality Standards and Outstanding Resource Waters |
22.3.6.1. Surface Water Quality Standards |
22.3.6.2. Outstanding Resource Waters |
22.3.7. The State Clean Water Act |
22.4: Drinking Water Supply Protection |
22.4. Drinking Water Supply Protection |
22.4.1: Aquifer and Wellhead Protection |
22.4.1. Aquifer and Wellhead Protection |
22.4.1.1. Aquifer and Wellhead Protection: Introduction |
22.4.1.2. Private Wells |
22.4.1.3. Public Wells |
22.4.1.4. Local Bylaws/Ordinances for Aquifer and Wellhead Protection |
22.4.1.5. Commission’s Authority re Aquifer and Wellhead Protection |
22.4.2. Drinking Water and Title 5 |
22.4.3. Protection of Reservoirs and Public Water Supplies |
22.4.4. Watershed Protection Act: Quabbin Res., Wachusett Res., Ware River |
22.4.5. Federal Safe Drinking Water Act |
22.5: Water Use Regulation |
22.5. Water Use Regulation |
22.5.1. Interbasin Transfer Act |
22.5.2. Water Management Act |
22.6: Rivers, Waterways, and Ponds |
22.6. Rivers, Waterways, and Ponds |
22.6.1. Rivers Protection Act |
22.6.2: Chapter 91 Waterways Licensing Program |
22.6.2. Chapter 91 Waterways Licensing Program |
22.6.2.1. Chapter 91 History |
22.6.2.2. Chapter 91 Objectives |
22.6.2.3. Chapter 91 Jurisdiction |
22.6.2.4. Chapter 91 Regulations |
22.6.2.5. Chapter 91 Regulations and the Local Conservation Commission |
22.6.2.6. Chapter 91 Regulations and the Local Zoning Controls |
22.6.3: Wild and Scenic Rivers |
22.6.3. Wild and Scenic Rivers |
22.6.3.1. State Scenic and Recreational Rivers Act |
22.6.3.2. Federal Wild and Scenic Rivers Act |
22.6.4: Great Ponds |
22.6.4. Great Ponds |
22.6.4.1. Great Pond Ownership |
22.6.4.2. Great Pond Access and Regulation |
22.6.4.3. Great Ponds: Conservation Commission Involvement |
22.7: Dams |
22.7. Dams |
22.7.1. Office of Dam Safety and Dam Regulations |
22.7.2. Conservation Commissions and Dam Regulation |
22.8: Coastal Areas |
22.8. Coastal Areas |
22.8.1. Coastal Zone Management |
22.8.2. MGL Chapter 91: The Massachusetts Public Waterfront Act |
22.8.3. Title 5 and Coastal V-Zones |
22.8.4. Ocean Sanctuaries |
22.8.5. Coastal Mining |
22.8.6. Cape Cod and Martha’s Vineyard Commissions |
22.8.7. Coastal Barriers Resources Act (CBRA) |
22.9: Areas of Critical Environmental Concern |
22.9. Areas of Critical Environmental Concern |
22.9.1. ACEC Introduction |
22.9.2. ACEC Regulation |
22.10: Protection of Plants and Animals |
22.10. Protection of Plants and Animals |
22.10.1. Federal Endangered Species Act |
22.10.2: Massachusetts Endangered Species Act (MESA) |
22.10.2. Massachusetts Endangered Species Act (MESA) |
22.10.2.1. MESA: An Introduction |
22.10.2.2. MESA: Determining Status and Priority Habitats |
22.10.2.3. Massachusetts Natural Heritage and Endangered Species Program (NHESP) |
22.10.2.4. MESA and the Wetlands Protection Act |
22.10.2.5. MESA and Other Laws |
22.10.3. Further Protection of Plants |
22.10.4. Chapter 131 §80A, “Beaver Nuisance Abatement Law” |
22.11: Forest Management |
22.11. Forest Management |
22.11.1. Forest Cutting Practices Act (FCPA) |
22.11.2. FCPA Forestry Standards and the Wetlands Protection Act |
22.11.3 Exemptions and “Limited Projects” under the Wetlands Protection Act |
22.11.4. FCPA and Riverfront Areas |
22.11.5. Cutting Standards |
22.11.6. FCPA: The Role of the Conservation Commission |
22.11.7. Management of State Forests and Parks |
22.12: Agriculture |
22.12. Agriculture |
22.12.1. Agricultural Activities: Definition and Regulation |
22.12.1 Agricultural Activities: Definition and Regulation |
22.12.1.1. State Agriculture Regulation |
22.12.1.2. Agriculture (including Forestry) and the Wetlands Protection Act and Regulations |
22.12.1.3. Agriculture: Local Zoning and Other Local Regulation |
22.12.2. Conservation Districts and the NRCS |
22.13: Herbicides and Pesticides |
22.13. Herbicides and Pesticides |
22.13.1. Regulation of Use |
22.13.2: Pesticides and the Conservation Commission |
22.13.2. Pesticides and the Conservation Commission |
22.13.2.1. Using Pesticides on Municipal Land |
22.13.2.2. Regulating Pesticide Use in General |
22.13.2.3. Pesticides in Vegetation Management on Utility Rights of Way: Introduction |
22.13.2.4. Vegetation Management Plans |
22.13.2.5. Yearly Operating Plans |
22.13.2.6. Wetlands Boundary Delineation |
22.13.2.7. Sensitive Areas |
22.13.3: Government Insecticide Programs |
22.13.3. Government Insecticide Programs |
22.13.3.1. Mosquito Control |
22.13.3.2. Tree Pests, etc. |
22.13.4. Herbicide Treatment in Lakes and Ponds |
22.14: Zoning for Improved Development |
22.14. Zoning for Improved Development |
22.14.1. Park Land Acquisition |
22.14.2. Requirements for Open Space, Water, Sewerage, Drainage, etc. |
22.15: Subdivisions: The Comprehensive Permit Law (“Chapter 40B”) |
22.15. Subdivisions: The Comprehensive Permit Law (“Chapter 40B”) |
22.15.1. “40B”: An Overview |
22.15.2. Projects that Qualify for 40B Status |
22.15.3: The 40B Process |
22.15.3. Pesticides and the Conservation Commission |
22.15.3.1. The Role of the ZBA |
22.15.3.2. ZBA Considerations |
22.15.3.3. The Order of Permit Applications |
22.15.3.4. Timeline |
22.15.4. Appeals of ZBA Decisions |
22.15.5. The Conservation Commission’s Role in 40B Reviews |
22.15.6: Affordable Housing Solutions |
22.15.6. Affordable Housing Solutions |
22.15.6.1. The Benefits and Challenges of Affordable Housing |
22.15.6.2. Planning for Affordable Housing |
22.15.6.3. Strategies for Creating Affordable Housing |
22.16: Sewage Treatment and Disposal |
22.16. Sewage Treatment and Disposal |
22.16.1. Title 5 and Board of Health Regulations |
22.16.2. Larger Sewage Treatment Facilities |
22.16.3. Sewers and their Environmental Impacts |
22.17: Solid and Hazardous Waste |
22.17. Solid and Hazardous Waste |
22.17.1. Solid Waste |
22.17.2. Hazardous Materials |
22.17.3. Recycling |
22.18: Roads |
22.18. Roads |
22.18.1. Public and Private Ways |
22.18.2. Road Design, Planning and Funding |
22.18.3. Road Salt |
22.19. Energy and Communications Facilities |
22.20: Environmental Impact Statement Laws |
22.20. Environmental Impact Statement Laws |
22.20.1. National Environmental Policy Act (NEPA) and EISs |
22.20.2: Massachusetts Environmental Policy Act (MEPA) |
22.20.2. Massachusetts Environmental Policy Act (MEPA) |
22.20.2.1. Applicability |
22.20.2.2. Process |
22.20.2.3. Generic EIRs (GEIRs) |
22.20.2.4. Reviewing and Commenting on MEPA Projects |
22.20.2.5. MEPA and Areas of Critical Environmental Concern (ACECs) |
22.20.3. More on Impact Statement Laws |
22.21: Citizens’ Right of Action Laws |
22.21. Citizens’ Right of Action Laws |
22.21.1. “Damage to the Environment” |
22.21.2. “Adjudicatory Proceedings” |
22.22: Special Resources: Protection through Zoning |
22.22. Special Resources: Protection through Zoning |
22.22.1. Introduction to Zoning for Natural Resource Protection |
22.22.2. Earth Removal (Zoning and Non-Zoning Controls) |
22.22.3: Historic Areas |
22.22.3. Historic Areas |
22.22.3.1. Local Historic Control |
22.22.3.2. State and Federal Historic Control |
22.22.4. Scenic Roads |
22.22.5. Public Shade Trees |
22.23: Other Issues Conservation Commission Face |
22.23 Other Issues Conservation Commission Face |
22.23.1. Defacing Natural Scenery |
22.23.2. Billboard and Sign Control |
22.23.3. Motorized Recreational Vehicles |
22.23.4. Junk Yards and Abandoned Vehicles |
22.23.5. Nuisance and Trespass |
Guide Books and Reference Publications |
Guide Books and Reference Publications |
Sponsors, Directory of Services & Classified Advertisements |
Sponsors, Directory of Services & Classified Advertisements |