By Richard D. Vetstein, ESQ
Overview of Wetlands Regulations
Massachusetts has one of the most restrictive wetlands and environmental codes in the U.S. Simply put you cannot do anything -
not clear, cut, fill, dump (not even leaves, grass clippings or dirt),
alter, grade, landscape or build upon - any wetland resource areas
without a permit from your local town Conservation Commission.
The state Wetlands Protection Act and Rivers Protection Act
imposes stringent restrictions and oversight of real estate development
in and near coastal wetlands areas such as salt marshes, dunes,
beaches, and banks, and inland wetlands areas such as swamps, marshes,
rivers, streams, ponds, and lakes. Many homeowners are often surprised
to learn their property contains or is near protected wetlands or is
within a restricted buffer zone which will impact their ability to
construct an addition, deck, pool, driveway, or cut trees.
Check With the Local Conservation Agent First
A buyer and their Realtor should always research whether there are wetlands on or near the property. First, check the state Geographic Information (Mass GIS) maps online.
Next, call over to the local Conservation Agent and pull out the local
wetlands maps. The conservation agent should be able to answer most
questions and will know whether there are conservation restrictions on
Wetlands Areas & Buffer Zones
The state Wetlands Protection Act and local Wetlands Bylaws include a
number of different types of wetlands, and wetland-related areas called
"Resource Areas." These include rivers and streams ("perennial" if they
run year round, and "intermittent" if they dry up seasonally); lakes
and ponds; the vegetated wet areas bordering rivers, streams, lakes or
ponds ("bordering vegetated wetlands"); the 100-year floodplain along
rivers and streams; and isolated areas that flood seasonally, such as
vernal pools. The determination of wetlands is a science and very
The first 200 feet from the edge of a perennial stream are regulated
as "riverfront area." The first 100 feet from a vegetated wetland or
stream bank are regulated as "buffer zone." Some towns have even more stringent by-laws and buffer zones, so always check with your town's conservation commission.
Any work performed within these resource areas and the 200 or
100 foot buffer zones are strictly regulated, and a permit (called an
Order of Conditions) must be obtained by the local Conservation
Commission before any work starts. The Conservation Commission
may decide not to allow the project. Or it may allow it, with a myriad
of conditions to protect the wetlands, including hay bales, silt
fencing, wetlands replication areas, and other performance standards.
Furthermore, disgruntled abutters may appeal the issuance of a
conservation permit, so it's a very good idea to get your neighbors on
board before you appear before the conservation commission. It's also a
good idea to hire an experienced Massachusetts wetlands attorney to guide you through the process.
Lastly, many Massachusetts towns rely on municipal wells as their
public water supply. In response to threats and actual contamination of
drinking water wells, towns have enacted aquifer protection districts.
These areas are usually depicted as "overlays" on more customary zoning
districts. The use of septic systems, underground fuel oil storage
tanks, and other potential contaminants is often closely regulated in
aquifer protection districts. Because of the costs of remediating
contaminated public wells and locating alternative sources of potable
water, state and local governments are taking other measures, such as
restricting the size and use of septic systems to protect underground
View more from The Massachusetts Real Estate Law Blog
Mr. Vetstein has represented clients in hundreds of lawsuits and disputes involving business, real estate, construction, condominium, zoning, environmental, banking and financial services, employment, and personal injury law.
In real estate matters, Mr. Vetstein handles residential and commercial transactions and closings. In land use, zoning, and licensing matters, Mr. Vetstein offers his clients an inside perspective as a former board member of the Sudbury Zoning Board of Appeals. Mr. Vetstein has an active real estate litigation practice, and was a former outside claims counsel for a national title company.
Drawing on his own business degree and experience, Mr. Vetstein assists his business clients with new business start ups, acquisitions, sales, contract, employment issues, trademarks, and succession planning. Mr. Vetstein also litigates, arbitrates and mediates a wide variety of commercial disputes.
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