{"id":1874,"date":"2022-08-18T14:02:14","date_gmt":"2022-08-18T18:02:14","guid":{"rendered":"https:\/\/www.bowditch.com\/bowditchrealestateblog\/?p=1874"},"modified":"2022-11-14T10:46:10","modified_gmt":"2022-11-14T15:46:10","slug":"regulation-of-massachusetts-municipal-harbor-plans-to-be-reviewed","status":"publish","type":"post","link":"https:\/\/www.bowditch.com\/bowditchrealestateblog\/2022\/08\/18\/regulation-of-massachusetts-municipal-harbor-plans-to-be-reviewed\/","title":{"rendered":"Regulation of Massachusetts Municipal Harbor Plans to be Reviewed"},"content":{"rendered":"

In Armstrong v. Sec\u2019y Energy & Envtl. Affairs<\/em><\/a>,<\/em> SJC-13210 (Mass. July 12, 2022), the Supreme Judicial Court (SJC) invalidated the April 2018 Boston Planning and Development Agency’s Municipal Harbor Plan for the Harbor Garage and Hook Wharf, holding that the Department of Environmental Protection (DEP)\u2019s municipal harbor plan (MHP) regulations at 301 Code Mass. Regs. \u00a7\u00a7 23.00 (2017) unlawfully delegated its authority to review and approve municipal harbor plans to Secretary of Energy and Environmental Affairs (EEA). The MHP regulations purport to require the DEP to adopt \u201csubstitute specifications\u201d approved by EEA that deviate from the DEP\u2019s own regulatory standards. In its unanimous decision, the Court stated: \u201cthe [DEP] has no authority to delegate to the [EEA] its public trust duties to preserve and protect the public\u2019s interest in tidelands in this manner.\u201d<\/p>\n

In rejecting the DEP\u2019s argument that the MHP regulations \u201cevidence the cooperative agreement that was reached among DEP, [Massachusetts Office of Coastal Zone Management] and the [EEA] over 30 years ago, in 1990, regarding the allocation of their respective powers and duties, vis-\u00e0-vis the regulation of tidelands,\u201d the SJC has made it clear that the approval process used by the state for the past 30 years may not work moving forward.<\/p>\n

While the Court limited the application of its decision to just the Boston MHP in a footnote, the decision nonetheless creates uncertainty for the nine other communities in Massachusetts that have municipal harbor plans in effect.<\/p>\n

The impact of Armstrong<\/em> on projects that have not yet received a Chapter 91 license from the state under previously approved MHPs is unclear. Further, there is concern that future amendments or renewals of Chapter 91 licenses issued under existing MHPs may be open to legal challenge.<\/p>\n

This level of uncertainty could impact future developments under existing MHPs unless the regulatory issues identified in the court\u2019s decision in Armstrong <\/em>are addressed by amendments to the MHP regulations or to Chapter 91. However, the DEP has not yet announced whether it will propose changes to the MHP regulations. With the legislature having adjourned and Governor Baker rounding out the final months of his tenure, it may take some time before amending legislation is presented to the General Court.<\/p>\n","protected":false},"excerpt":{"rendered":"

In Armstrong v. Sec’y Energy & Envtl. Affairs, SJC-13210 (Mass. July 12, 2022), the Supreme Judicial Court (SJC) invalidated the April 2018 Boston Planning and Development Agency’s Municipal Harbor Plan for the Harbor Garage and Hook Wharf, holding that the Department of Environmental Protection (DEP)’s municipal harbor plan (MHP) regulations…<\/p>\n","protected":false},"author":1,"featured_media":789,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2},"_links_to":"","_links_to_target":""},"categories":[27,15],"tags":[297,298,299],"class_list":["post-1874","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-development","category-environmental","tag-municipal-harbor-plan","tag-tidelands","tag-waterfront-development"],"acf":[],"yoast_head":"\nRegulation of Massachusetts Municipal Harbor Plans to be Reviewed - Commercial Real Estate Insight & News<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.bowditch.com\/bowditchrealestateblog\/2022\/08\/18\/regulation-of-massachusetts-municipal-harbor-plans-to-be-reviewed\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Regulation of Massachusetts Municipal Harbor Plans to be Reviewed - Commercial Real Estate Insight & News\" \/>\n<meta property=\"og:description\" content=\"In Armstrong v. 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