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1. Getting Help – Where to Go? What to Do?

There are lots of ways the Town can assist you in getting information, understanding the process and assisting you as needed:

General Inquiries / On Line Resources - Town of Webster Website / Mobile App

Each department has contact information as well as on line forms to submit general questions. Some boards, such as the Planning Board and Zoning Board of Appeals, have up to date meeting and project information posted to the website in “real time”. Download the App to your phone or other mobile device.

Pre-Application / Development Team Meetings

Bi-weekly meetings for people who want to discuss potential projects prior to filing applications. By appointment only. These are informal meetings with land use and public safety staff to provide feedback and help with understanding the next steps. More information and the ability to make an appointment and can be found on-line at the Pre-Application / Development Team webpage.

Contact Staff via Phone or Email

Each department has contact information on the Town’s website along with an on line “Email Us” form. Or you can call 508-949-3800 and listen to the voice prompts for the department you are looking for.

Visit in Person

Municipal offices are located in several buildings in Town and have various business hours. Please refer to Department Locations & Business Hours. Please note that some departments have only one staff person (such as the Planning Department and the Conservation Agent) which means they may not be available for “drop in” in the event of sickness, board meeting schedule, vacation / personal days or out of office business. It is always best to call / email ahead of time to make sure someone will be available. Otherwise, feel free to just stop by.

2. How permitting works - building permits vs. land use permits?

The Building Commissioner is the Zoning Enforcement Officer (ZEO) for the Town of Webster. Please contact the Building Departmentto reach the ZEO.

3. What permit(s) do I need?

Use permits and site plan approval permits are determined based on the Zoning By-law (ZBL). Sometimes the ZBL is not clear in which case you can confer with the Zoning Enforcement Officer (ZEO who is also the Building Commissioner). The ZEO who can review your idea / project to determine which land permits may or may not be required.

It’s always best to do some research before you contact the ZEO. Start with reviewing the Zoning By-Law and Zoning Map which are your best research resources in understanding what may or may not be allowed on a particular lot. The Town’s website has a number of on-line tools to help you gather the information you need such as the Assessor’s database (property record cards), Zoning Map & GIS, Zoning By-Law (on line, searchable version).

Please contact the Building Department to reach the Zoning Enforcement Officer.

4. What happens after I file my application?

1. Meeting Notifications - Applicant / Owner, Abutters

Staff will assist you in understanding the process based on what type of application your file. State law (MGL Chapter 40A) sets forth a series of procedural requirements specific to several types of applications such as:

• Special Permit (Planning Board & Zoning Board of Appeals)
• Variance (Zoning Board of Appeals)

These three types of applications require a public hearing, abutter notification and a two consecutive week legal advertising in a local newspaper. Choose any one of the above links to view the state time line for each. Other types of applications have similar requirements but may only require a public meeting as opposed to a formal hearing.

2. Meeting Scheduled

Your application will be scheduled at the next meeting of the required board based on the procedural timeline and you will be notified by staff.

3. At the Meeting

Someone should be present at the meeting to discuss / present the application and answer questions. That can be anyone that the applicant or property owner wishes to be present. The board will ask questions and give the public an opportunity to make comment / ask questions.

4. Board Decision

Once all the questions have been asked and answered, the board will move into the decision phase. The comment / discussion portion of the meeting will be closed. Once the hearing / meeting is closed, no additional material may be submitted. The Board will either make a decision that night or request staff to prepare a draft decision taking into consideration all material and input received to date.

A written decision will be prepared for signature by the either the Chairman or the whole board. This decision will include a list of all documents received, a list of discussion points (findings). If a permit is approved it will also include a list of conditions that must be met.

5. Filing the Decision / Appeal Period / Notice of Decision

Staff files the signed decision with the Town Clerk. Some permits require a 20 day appeal period as specified by Massachusetts General Law. A copy of the decision along with “next steps” is sent to the Applicant and Owner by certified mail. Abutters are sent a Notice of Decision via first class mail.

6A. Next Steps: Special Permits, Variances, Definitive Plan Approval

If your permit type requires a 20 day appeal period you must wait until that time has lapsed. After that, you will be required to file documentation at the Worcester District Registry of Deeds. Proof of that filing must be sent to staff before any building permits may be applied for.

6B. Next Steps: All Other Permit Types

See Step 4 and then proceed with applications for building permits.

5. What is the state mandated time line for processing a Variance application?

Please Note: the following chart is for reference purposes only and should not be construed as legal advice. Please read the disclaimer on the bottom left hand corner of the chart and refer to Massachusetts General Law Chapter 40A for more information.

SPGA - Special Permit Granting Authority - typically either the Planning Board or the Zoning Board of Appeals.

If you'd like to view this chart in PDF format, CLICK HERE.

6. What is the state mandated time line for processing Special Permit applications?

Please Note: the following chart is for reference purposes only and should not be construed as legal advice. Please read the disclaimer on the bottom left hand corner of the chart and refer to Massachusetts General Law Chapter 40A for more information.

SPGA - Special Permit Granting Authority - typically either the Planning Board or the Zoning Board of Appeals.

If you would like to view this chart in PDF format, CLICK HERE.

7. Do permits expire? How do I extend the time period for my permit?

Expiration

For some permits – yes, such as special permits, site plans and subdivision approvals. The expiration will be listed in the conditions of the board’s decision.

Extension

Depending on the permit you can apply for a modification and request an extension on the period of time. This is typically done for subdivision permits. It is also important to ensure that a valid site plan be on file with the Town which may require a similar modification so that you have time to complete the project.

8. Abutter Notification - What Do I Need to Know?

Who / what are Abutters?

Abutters are property owners immediately adjacent to or within a specified radius of any given property. Abutters are notified two times: 1) public hearing notice to inform them of the date, time, place and subject matter of the application and 2) a notice of decision after the a decision has been made / filed and also includes information on how to appeal decision.

Do all permits require abutter notification?

Abutter notification may be required depending on the type of permit. In those cases, the typical requirement for notification is 300 feet from the full perimeter of the property line of the lot you are seeking a permit for. A certified abutters list must be obtained from the Assessor’s office to begin the process. Approval Not Required (ANR) Under Subdivision Law applications do not require abutter notification.

Who Processes the Mailing

Depending on the permit type either you or staff will complete the mailings. There are two mailings which must be completed within specified time lines and via either First Class mail and / or Certified First Class Return Receipt mailing. Staff will direct you once you file the application. Mailing costs are the responsibility of the applicant.

Important Note for Abutters with Regards to Public Hearings / Meetings

Please note that you will only receive the two mailings listed above. If a public hearing / meeting is continued you will not receive a new notice of the continuance. You can keep track of continuances on the Town’s website or contacting staff.

9. I have a project idea but I'm not ready to submit a formal application. What are my options?

Your best source of help is making an appointment with the Pre-Application / Development Team which holds a bi-weekly meeting for people who want to discuss potential projects prior to filing applications. By appointment only. These are informal meetings with land use and public safety staff to provide feedback and help with understanding the next steps. More information and the ability to make an appointment and can be found on-line at the Pre-Application / Development Team webpage.

10. How do I review all materials submitted in advance of the meeting?

With very few exceptions pertaining to confidential legal material, all project information including the application and all material received prior to the close of the public hearing or meeting is public information and available to the public for review. Documentation is available for viewing during regular business hours or sometimes directly on the Town’s website (see Getting Help FAQ).

Copies can be made for a fee based on the printer size required. Small numbers of copies can easily be made by department staff at the time.

Larger quantities will require a formal Request for Public Documents procedure. In addition, the public may also make a formal Freedom of Information Act request. Please contact the Town Clerk to learn how to file those two types of requests.

11. I have a question that isn’t on this list – Now What?

Please contact the Office of Planning & Economic Development. All questions welcome. No question too small!