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1. Do I need to file an application with the Planning Board?

Often members of the public call with questions regarding improvements to their property and whether they need to file with the Planning Board. Usually these questions deal whether the existing or proposed building has the required front yard, side yard, lot size and etc. These issues are handled by the Building Inspector and, if needed, the Zoning Board of Appeals.

Generally, only when a property needs to be subdivided, or split into more than one lot, does an individual need to come before the Planning Board. However, based on a recent zoning change, the Board now performs site review of any single family home construction or renovation that exceeds 3,500 square feet. Given the impact of these "large homes" on a neighborhood, the Board ensures that issues like height, setbacks, drainage and design, to some extent, among others, are acceptable to the neighborhood. Similarly, if a person is proposing a commercial project that exceeds 200 square feet in size, he or she must come before the Board for a Commercial Site Plan Review hearing. The Board is also charged with reviewing applications for Residential Cluster Developments and Common Driveways and conducting hearings on amendments to the Cohasset Zoning Bylaw and street acceptance requests.

2. Are Planning Board meetings open to the public?

The general public is always welcome to attend Planning Board Meetings in accordance with the Massachusetts Open Meeting Law. Additionally, Planning Board meetings are usually broadcast on the local community cable channel.

3. When is a Form A - Approval Not Required (ANR) filed?

Unlike a subdivision which is the creation of a new road(s) to create frontage for new lot(s), a Form A - ANR is a plan endorsed by the Planning Board that creates new lot(s) by dividing an existing lot and using an existing road for frontage. Most Cohasset subdivisions are small and many are Approval-Not-Required subdivisions that must be granted as of right as long as they are on a public road and meet zoning requirements.

4. What are the advertising and notification requirements for various filings?

Advertising and notification requirements for various filings are as follows:
- Form A: Approval Not Required: None
- Site Plan Review: Notice of Public Hearing is sent to certified abutters by regular Mail.
- Large Home Review: Notice of Public Hearing is sent to certified abutters by regular Mail.
- Preliminary Subdivisions: Local regulations require that a copy of the agenda be sent to certified abutters by regular mail.
- Definitive Subdivisions: Notice of Public Hearing is sent to certified abutters by certified mail.

In addition, an advertisement of the Public Hearing is published in local newspapers once a week for two (2) consecutive weeks at least 14 days and 7 days in advance of the hearing.

5. When does the Planning Board Meet?

The Planning Board generally meets on the first and third Wednesday of each month at 7 p.m. in the Lower Level Meeting Room at the Town Hall. This meeting schedule can however change to accommodate extremely busy periods. Preliminary meeting agendas are posted on the first floor of the Town Hall one week before each meeting.

Final agendas are posted the morning of each meeting. It is generally a good idea to contact the Planning Board Office to confirm the time of a particular hearing that you may be of particular interest to you. All Planning Board meetings are open to the public. Minutes of meetings are available on this website beginning July 1, 2006. Archive copies are available for a nominal charge by calling the Planning Board Office.

6. What are "Placement of Survey Monuments" and why are they a condition of approval for Large Home Review filings?

Survey monuments are permanent site fixture such as a granite post that provides an accurate engineering reference point for identifying the location of things such as property lines, building setback and other site features such as a septic or drainage system. The Board requires that two survey monuments are set and located on the property prior to issuance of final permits for a Large Home Project. Obtaining highly accurate survey data and monumentation helps the Board and Town to build a better mapping system for the use of both town employees and residents.

7. What are "As Builts" and why are "As Builts" a condition of approval for filings?

An As-Built plan is a plan prepared by a professional architect or engineer after the completion of a project, which shows the location of all buildings and site improvements for a particular project. The as-built confirms that the project as proposed, reviewed and approved by the Planning Board is actually what has been built "out in the field" and can be a valuable reference in the future should questions arise as to the details of a project.

8. When is the balance of these deposits returned?

The full balance of deposits is held in an account in the name of the project filing until final inspections are conducted and issuance of certificates of occupancy are issued. At that time the Building Inspector will certify that all conditions of approval for a project have been completed and, the Planning Board Staff will send a request to the Town Accountant's Office requesting that the balance of deposits be refunded to the applicant.

9. When submitting an application to the Planning Board for a Subdivision, site plan review, Large Home Review or Common Driveway, the fees include deposits for other items. What are these deposits for?

In addition to an application fee for each filing, the applicant is responsible for submitting deposits to cover several consultant fees including:
- Engineering costs incurred by the Town's engineering consultant for time spent in conducting a thorough review of the application and plans to verify good engineering design and practice, attendance at Planning Board meetings to discuss the filing and review etc.
- Technical Review costs incurred by the Town Planner for time spent on reviewing the application and plans in terms of compliance with State and local regulations and general planning practice, attendance at Planning Board meetings to discuss the filing and review etc.
- Legal costs incurred by Town Counsel if his review and opinion are necessary relative to the individual filing

Monthly invoices detailing all activities and costs relative to the above are submitted to the Planning Board for individual filings. The Planning Board authorizes the Town Accountant's Office to pay the invoices from deposits collected at the time of filing. When the balance for an individual filing falls below 50% of the original deposit amount, the Planning Board staff sends a request for more deposits to the applicant for the amount necessary to bring the balance back up to the original amount, with copies of all paid invoices attached. A check in this amount must be received in the Planning Board Office within 14 days. If not received, all Town inspections, issuance of permits and placement on Planning Board agendas will stop until deposits are received. The application fees and required deposits are clearly outlined on the Fee & Deposit Schedule.

10. When submitting an application to the Planning Board, why are multiple copies of the application, site plans, floor plans and elevations required?

When an application is filed with the Planning Board two full sets of all materials submitted are kept on file in the Planning Board Office. In addition, the Town Clerk's Office must maintain one copy of all application materials submitted. The Planning Board must also forward one full set of all materials submitted to each member of the Planning Board and to other appropriate Boards for their review and comment. Depending on the type of filing, materials may be forwarded to 5 to 10 different Boards/Departments in addition to members of the Planning Board. Therefore, depending on the type of filing, the applicant must provide between eight and eighteen copies of documents. The number required for each type of filing is clearly outlined on the procedures page of each Application packet.