The Planning Board subdivision Review Process
an Abutter's Guide
March 2008
The Community Planning & Development Office & the Northbridge Planning Board have prepared this guide to what you, as an abutter of a proposed development can expect during the review process. This not intended to be a legal guide but to serve as a handbook to help you understand how to participate during hearings, get information and how to communicate the concerns you may have.
Subdivisions
The Board acts on subdivisions based on the authority in the Subdivision Rules & Regulations for the Town of Northbridge (Chapter 222). Plans either must comply with these requirements or the applicant must request that waivers be granted. The Board has discretion in acting on waivers -to consider those that are in the best interest of the design of the project and of the town.
Subdivisions must also comply with town zoning requirements (Chapter 173). The Board will focus on issues relating to the subdivision roadway construction such as drainage, grading, erosion control, sidewalks, and curbing. The Board will also consider traffic safety and development of an overall interconnected roadway network.
Why am I Receiving a Hearing Notice?
You are receiving a hearing notice because you are an abutter (as defined by law) to a proposed development that will be reviewed by the Northbridge Planning Board. The notice is required by statute to let you know that a public hearing is being held concerning a proposed development project.
What is the Planning Board?
The Planning Board has five elected members and one associate member. The Board has the responsibility to review proposed development (site plan, subdivisions and special permits) and makes decisions on them in accordance with state regulations and local bylaws (Zoning & Subdivision). The board holds its hearings in the evenings, typically the 1st and 3rd Tuesday of the month. Board members have a variety of backgrounds and volunteer to serve on the board. They are assisted by a professional staff that works in the Community Planning & Department office during the day.
How can I Find Out More About What is Proposed?
An application, plan and supporting material are kept on file with the Town Clerk and the Planning office. You are welcome to review this public information and may request copies. Copies cost 25¢ per page (8 ½” X 11”).
What Should I Expect At the Public Hearing?
The notice you received in the mail tells you when & where the public hearing will be. It is also published in the legal notices in the Blackstone Valley Tribune or Worcester Telegram & Gazette. At the first hearing, the applicant will present plans and explain what is proposed for the Board and the audience. The Board may ask questions where clarification is needed. There will be an opportunity for those in the audience to ask questions, note concerns and offer opinions. Comments may also be submitted in writing.
Since the Board often hears several projects in an evening, hearings last a specified period of time. At the end of this time, the hearing may be either closed or continued to the next available agenda.
Occasionally, for simple projects, hearings can be completed in one night and are closed, meaning that no further testimony is taken. More often, hearings will be continued with direction given by the Board to the applicant on revisions to the plans or information that is needed. Continued hearings may be several weeks or months in the future depending on how long it takes the applicant to gather the required information and the Board's workload.
Occasionally the hearings process is delayed due to weather, the absence of a Board member or at the applicant's request. To verify that a hearing is being held on a scheduled date, you can call the Planning Board office.
If a public hearing is continued, those who received public hearing notice will not be notified again by mail of the continuance.
How Can I Make My Concerns Known if I Cannot Attend?
Comments can be submitted in writing prior to the close of the public hearing. Copies will be provided to the Board members and included in the file. As with all testimony, it is most helpful to raise concerns early in the process. Correspondence shall be dated clearing noting application under consideration and signed by a specific person of interest. The Planning Board may not consider receipt of anonymous letters.
What happens after the Hearing?
After the hearing is closed, no new testimony shall be submitted. The Board deliberates and writes a decision at a Board meeting. The Board generally either approves a plan with conditions or denies it if the proposal does not meet state/local standards. The decision is voted on and filed with the Town Clerk.
What Issues Does the Board Consider?
The scope of issues that the Board can consider in reviewing projects is defined by state law and town bylaws and regulations. In presenting testimony (oral or written) it is most helpful to focus on these issues.
Will I Be Notified of the Decision?
Copies of subdivision decisions are not sent to abutters. Copies of special permit decisions are required by law to be sent to parties of interest. You may request a copy of any decision from the Planning Office or Town Clerk.
How Can I Appeal?
Appeals must be filed with the Town Clerk within 20 days of the certificate filing (subdivision decision).
