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Granting Special Permits

	Applicants who want to develop their land for residential, commercial or other purposes submit a request for special permits to the ZBA. Applicants may also submit requests for modifications to or renewals of existing special permits. The procedures for reviewing and approving or disapproving such plans are spelled out in state statutes such as the State Zoning Act, and your own local bylaws or ordinances. You must ensure that plans and your process are in compliance, and you must not by willful or capricious in rendering a decision. ZBA members do not have the kind of discretion that residents often think they have to approve or deny a specific project.

Granting Variances

	The ZBA will review requests for variances submitted to the Board by applicants who want an exemption to the local zoning bylaw in order to use their land in a particular way. The criteria for generation a variance are quite precise and must be met in order for a variance to be granted and withstand appeal.

Hearing Appeals

	The ZBA may be asked to review requests submitted to the board by residents or business owners who are aggrieved by a decision of the building commissioner / inspector.

Reviewing Comprehensive Permits

	The ZBA reviews requests for comprehensive permits submitted to the board under Chapter 40B by developers who wish to create affordable housing. These requests can, by law, circumvent local zoning ordinances.

Administering the Board

The Zoning Board has certain organizational tasks:

Boards elect their own officers, set rules and procedures, and may hire consultants. Clearly spelled out rules and procedures will save your board from many disagreements.

You may work with and supervise your staff.

Zoning boards should coordinate regularly with other local officials, especially the Building Inspector / Commissioner, Planning Board, Conservation Commission, Design Review Board, Engineering Department and other relevant bodies and individuals who may have important input about a particular project.

Your Board may need to prepare a budget and defend it before the Finance Committee or Town manager. Often the ZBA  budget is part of the planning department budget.

Legal Authority

Zoning Board members adjudicate (pass judgement on) requests places before them. The ZBA is a quasi-judicial body that operates under the authority of Chapter 40A of the General Laws of the Commonwealth for the purpose of promoting the health, safety, convenience and general welfare of the Town that it serves. By statute, Zoning Boards must follow strict time lines for their decisions. Anyone aggrieved by the decision of the ZBA may appeal to the relevant judicial body in Superior Court. If ZBA members are named in suits, the Zoning Board may be provided representation by the Town Counsel or City Solicitor.

Who is there to Help?

Here are your primary pillars of support:

More experienced board members and/or your staff.

Your Regional Planning Agency / Commission

The State Department of Housing and Community Development (617-727-7001 x 443)

The Citizen Planner Training Collaborative (413-545-2188 ;  www.umass.edu/mascptc)

The MA Federation of Planning and Appeals Boards (508-892-1411)

The State Ethics Commission (888-485-4766 ;  www.state.ma.us/ethics)