[Amended 5-14-1984 ATM, Art. 110]
The regulations which follow shall apply to the particular use or activity, whether it is permitted by right or by special permit as an exception. In addition, the Planning Board, prior to the granting of a special permit, may also impose such additional conditions as it finds reasonably appropriate to safeguard the neighborhood, or otherwise serve the purposes of this chapter, including but not limited to the following: front, side or rear yards greater than the minimum required by this chapter, screening, buffers or planting strips, fences or walls, as specified by the Board; modification of the exterior appearance of the structures; limitation upon the size, number of occupants, method and time of operation or extent of facilities, regulation of number and location of driveways or other traffic features and off-street parking or loading or other special features beyond the minimum required in this chapter.
A. 
Multifamily structures and accompanying lots shall not comprise more than 35% of the total land area of each C-H District in which they are located.
B. 
Multifamily structures shall not occupy more than 25% of the lot on which they are built.
C. 
A minimum of 20% of every lot, regardless of size, shall be reserved for green areas. Such areas shall not be paved or hardtop surfaced and shall be used for landscaping and storm drainage only. All standing trees of four inches or more in diameter shall be preserved in these green areas for future growth. Green areas shall be designated on a site plan. A plan for development of the entire tract shall be submitted to the Planning Board for advice, recommendation and approval. This plan shall be prepared by a registered architect and a registered professional engineer. The development plan shall include the following:
[Amended 5-14-1984 ATM, Arts. 111 and 112]
(1) 
The location and acreage of areas to be devoted to specific uses.
(2) 
Plans showing all roads, parking areas, structure locations, streetlighting and any proposed amenities.
(3) 
Maps to a scale of one inch equals 100 feet, including the tract and surrounding areas within 200 feet.
D. 
The developer shall provide, within multifamily developments, including row houses, an internal sewage collection system which shall be of sufficient size and design to collect all sewage from all present and probable structures in the development. The developer shall also provide a communal sewage treatment and disposal system, which must be approved by Title V of the Massachusetts Department of Environmental Quality Engineering Regulations filed May 20, 1977, as amended, and the Brewster Board of Health, which is of sufficient size to dispose of all sewage from all present and probable structures in the development. The developer shall provide within multifamily developments, including row houses, a storm drainage system which shall be of sufficient size and design as will collect, carry off and dispose of all surface water runoff within the development determined by the rational method, for a ten-year design storm, and shall be so constructed as to conform to the regulations of the Town of Brewster and the Commonwealth of Massachusetts. The developer shall provide within multifamily developments, including row houses, a water distribution system which shall be approved by the Brewster Water Department and shall be of sufficient size and design to supply potable water to each of the structures to be erected in the development. This distribution system must be connected to and served by the public water supply system of the Town.
[Amended 5-14-1984 ATM, Art. 113]
E. 
Miscellaneous provisions.
[Amended 5-14-1984 ATM, Art. 114]
(1) 
Except for legal access, 50 feet from the roadway, 15 feet from each sideline and 30 feet from the rear line shall be left as undisturbed yard (yard as defined in § 179-2, Definitions, of this chapter, effective May 14, 1979.
(2) 
Building and parking areas shall be set back at least 150 feet from any existing roadway and at least 200 feet from any R District boundary line.
(3) 
Dwelling and/or attached buildings shall be separated from each other by at least 25 feet.
(4) 
Buildings shall have maximum gross floor space area of 30,000 square feet, excluding basement storage area.
(5) 
No permits for multifamily dwellings, including row houses, may be issued by the Inspector of Buildings until all site plans are approved by the Planning Board.
[Amended 8-27-1984 STM, Art. 60]
A. 
The cluster residential development is intended to allow flexibility in lot sizes and building arrangements for property owners in meeting the basic intent of the dimensional requirement of Article V, while at the same time maintaining the existing character of the Town. Specifically, the plan of the cluster residential development must be superior to that of a conventional layout in preserving the natural landscape in large open areas; in utilizing the natural features of the land so as to avoid extensive topographical change or development on geographically unsuitable land; in preserving scenic views; in providing for fewer street and driveway openings onto through streets; in the provision for utilities and other public services; and must be at least equal to a conventional plan in all other respects. In addition to the plan filing requirements specified in the Subdivision Rules and Regulations,[1] an applicant for a cluster residential development shall submit a rendering, prepared by a landscape architect, registered in the Commonwealth of Massachusetts, depicting the cluster subdivision, including roads, landscape and appropriate locations of dwellings at full build-out. The rendering shall be considered an integrated element of the applicant's submission and if the plan is approved and a special permit granted, said rendering shall be included in the Planning Board's decision regarding the subdivision plan and special permit.
[Amended 5-1-2000 ATM, Art. 22]
[1]
Editor's Note: See Ch. 290, Subdivision Rules and Regulations.
B. 
Any parcel of at least 10 acres in size in the R-R, R-L and R-M Districts may be used for a cluster development and divided into lots, and such lots may be built upon for a single-family residential use under the following alternative frontage and lot area regulations, rather than those otherwise applicable, provided that the Planning Board authorizes such division by special permit. Such special permit shall be granted only upon Planning Board determination that the following requirements have been met and that such alternative development better serves district intent and better serves the neighborhood of the land being developed (Articles II and III) and bylaw purposes (as stated in MGL c. 40A) than would development under otherwise applicable rules:
(1) 
Number of dwelling units. The basic number of dwelling units allowed in the development within an R-R, R-L or R-M District shall not exceed the number of units which could be developed with a conventional plan for land in the R-R, R-L or R-M Districts, respectively.
[Amended 11-17-2008 FYTM, Art. 19]
(2) 
Documentation. All lots upon which dwellings are to be constructed under § 179-35 shall be on a plan to be recorded which indicates that § 179-35 applies and that no additional building lots are to be created through future land division within the cluster residential development.
(3) 
Lot frontage. The minimum frontage of any lot shall be not less than 50 feet, except that the minimum frontage for lots having frontage on an existing street shall not be less than 115 feet, and the average frontage for lots having frontage only on an existing street shall be not less than 135 feet. Minimum frontage shall not be allowed where likely to result in a hazardous concentration of egress points.
(4) 
Lot setbacks. The present setbacks for front, side and rear yards, as stated in Table 2 at the end of this chapter, shall be reduced by 1/2 for all setbacks within the subdivision. Setback requirements where the cluster development lots abut adjacent property shall remain the same as required in Table 2.
[Amended 5-1-2000 ATM, Art. 22]
(5) 
Individual lot area. Minimum lot sizes for lots within a cluster residential development shall be no less than 5,000 square feet.
[Amended 5-1-2000 ATM, Art. 22]
(6) 
(Reserved)[2]
[2]
Editor's Note: Former Subsection B(6), Lot shape, was repealed 5-1-2000 ATM, Art. 22.
(7) 
The development shall be served by public water, if available within 500 feet of the development.
(8) 
No less than 60% of the land areas within the parcel or parcels subject to § 179-35 shall be set aside as open space more fully described in Subsection B(9). The open space shall include only uplands. It shall not contain any of the wetlands enumerated in Article II, § 179-6B hereof, or be included within the easement of any overhead utility wires, lines or cables, drainage easements.
[Amended 5-1-2000 ATM, Art. 22; 5-7-2001 ATM, Art. 29]
(9) 
Such common land shall be conveyed to the Town, to a nonprofit open space organization or to a corporation or trust owned by the residents of the development, as provided by MGL c. 40A, § 9, and as approved by the Planning Board.
(10) 
Such common open land shall be preserved as undisturbed natural landscape in large contiguous areas and shall be permanently restricted for conservation. As appropriate to the site, open space may include woodlands, pasture, walking and riding trails, and similar areas, but shall not include structures such as tennis courts, buildings, swimming pools, or other impervious areas.
[Amended 11-17-2008, FYTM, Art. 19]
[1]
Editor's Note: Former § 179-35.1, Flexible development, added 5-14-1990 STM, Art. 9, was repealed 11-17-2003 FYTM, Art. 6.
[Added 5-14-1990 STM, Art. 10]
A. 
Applicability. Major residential development (see definition)[1] is allowed only on special permit from the Planning Board. Such special permits shall be acted upon in accordance with the following. In addition, smaller developments may, at the owner's option, be considered as if a major residential development and employ the following provisions.
[1]
Editor's Note: See § 179-2.
B. 
Procedures.
(1) 
Application for a special permit for major residential development shall include a basic development plan and a substantially different alternative development plan, each either conforming to the requirements for a preliminary subdivision plan or not requiring approval under the Subdivision Control law. Substantial difference would be a conventional plan versus a cluster development (§ 179 35) or two plans of the same type having major differences in the number of lots created, road pattern or open space configuration.
[Amended 11-17-2003 FYTM, Art. 6]
(2) 
Applicants for major residential development shall file with the Planning Board four copies of the following, to have been prepared by an interdisciplinary team, including a registered land surveyor, a professional engineer and a registered architect or landscape architect.
(a) 
The basic and alternative development plans described above, conforming to the information requirements for a preliminary subdivision plan under the Town of Brewster Rules and Regulations for Subdivisions.[2] Such plans shall also indicate proposed topography and the results of deep soil test pits and percolation tests at the rate of one per every five acres, but in no case fewer than five per major residential development. Test pits shall be located to the satisfaction of the Planning Board, following consultation with the Board of Health, so as to indicate the buildability of areas proposed either for development or for reservation.
[2]
Editor's Note: See Ch. 290, Subdivision Rules and Regulations.
(b) 
An environmental analysis as required by the Town of Brewster Rules and Regulations for Subdivisions.
(c) 
Any additional information necessary to make the determinations and assessments cited in Subsections E and F below.
C. 
The Planning Board may authorize flexible development within a major residential development, subject to the following:
[Amended 11-17-2003 FYTM, Art. 6]
(1) 
Lots having reduced area or frontage are not limited in number to six, but may not have frontage on a street other than one created by or substantially improved by the development involved.
(2) 
Each lot shall have frontage of at least 50 feet and shall have lot area of at least 1/2 that required under Table 2 of § 179-16.
(3) 
The proposed open land, unless conveyed to the Town or its Conservation Commission, shall be covered by a recorded restriction enforceable by the Town, provided that such land shall be kept in an open state suitable for park, playground, conservation area or similar use with only minor coverage by structures or other features precluding vegetative cover.
D. 
Other forms of residential development. All forms of residential development, including multifamily dwellings under the provisions of § 179-34, cluster residential development under § 179-35, planned residential development under § 179-36 and subsidized elderly housing under § 179-42 may be allowed in a major residential development, if otherwise allowable at that location, subject to the applicable provisions of those sections.
E. 
Number of dwelling units.
(1) 
The basic number of dwelling units allowed shall equal the number of lots which could reasonably be expected to be developed for single-family use on that parcel under a conventional plan in full conformance with zoning, subdivision regulations, health codes and other applicable requirements, as determined by the Planning Board.
(2) 
The Planning Board may approve a major residential development containing as many more than the basic maximum number of dwelling units as the number of units (up to 15% of the basic maximum) for which there is assurance satisfactory to the Brewster Housing Authority that through covenant, repurchase agreement or other means enforceable in the long term by the Town, the unit will be sold or leased at costs and with income eligibility limits meeting the guidelines of state or federal housing programs, such as the MHP Local Initiative Program or Housing Opportunity Program. In no event, however, shall the Planning Board allow an increase to the extent that disposal facilities discharging within a Water Resource District serve more than one bedroom per 10,000 square feet land area in the development in that District.
F. 
Decision. The Planning Board shall approve or approve with conditions a special permit for major residential development for the basic development plan, provided that the Board determines that the basic plan is at least as beneficial to the Town as the alternative, based upon the considerations below, and that the alternative plan is in fact a good-faith design for beneficial use of the site.
(1) 
If the Board determines that the alternative plan is more beneficial to the Town than the basic plan, it shall approve major residential development for that plan, provided that it meets all requirements of the Zoning Bylaw.
(2) 
The Board shall disapprove both plans only if it determines that the alternative plan is not a good-faith design or that the more beneficial plan does not conform to the requirements of the Zoning Bylaw.
(3) 
In considering whether to approve a special permit for major residential development, the Planning Board shall consider how well the development satisfies the following criteria:
(a) 
Preservation of natural resources, especially in relatively large-scale contiguous areas.
(b) 
Protection of visual character by having open spaces visible from major roads.
(c) 
Reduction in length of publicly maintained road and utility per dwelling unit served.
(d) 
Location of development on sites best suited for such and avoiding environmentally fragile locations.
(e) 
Protection of major street appearance and capacity by avoiding development fronting such streets.
(f) 
Provision of housing meeting needs of year-round residents.
G. 
Development timing. As a condition of its approval, the Planning Board may require a development schedule limiting the rate of development for the premises, taking into consideration the intent of avoiding large year-to-year variations in Town-wide development rate while allowing development consistent with historic average rates and also taking into consideration the housing needs which the development will serve, the housing cost and feasibility consequences of the limitation and the ability of the Town to timefully provide needed services to the site. In no event shall a development be limited to fewer than six lots or dwelling units per year or be obliged to spread development out over more than eight years.
[Amended 5-11-1981 ATM, Arts. 35 and 36; 5-11-1982 ATM, Arts. 83 and 84; 5-14-1984 ATM, Art. 116]
A. 
The planned residential development (PRD) is intended to provide an alternate pattern of land development to the pattern permitted in the R-M and R-L Residential zones. Specifically, it is intended to encourage the conservation of significant tracts of common open space and the preservation of natural features of the land, while at the same time providing for a greater mixture of housing types.
B. 
A planned residential development shall result in:
(1) 
Preservation of the natural landscape in large open areas, designed to foster the continuation of existing ecosystems.
(2) 
Efficient allocation, distribution and maintenance of common open space to protect valuable natural environments, outstanding vegetation or scenic spots and critical wildlife habitat.
(3) 
Economic and efficient street, utility and public facility installation, construction and maintenance.
(4) 
Housing and land development harmonious with natural features so as to avoid extensive topographical change necessitating vegetation and tree removal.
(5) 
Preservation of groundwater quality and prevention of pollution of adjacent open bodies of water.
(6) 
Preservation of water views or other scenic views from public ways.
(7) 
Preservation of the existing character of the surrounding neighborhood.
[Added 11-15-1993 FYTM, Art. 17]
(8) 
Preservation of existing historic resources, where applicable.
[Added 11-15-1993 FYTM, Art. 17]
C. 
In addition, the planned residential development shall comply with the following requirements:
(1) 
Minimum required land area for a planned residential development shall be 25 contiguous acres of buildable upland, as defined in this chapter, in single or consolidated ownership at the time of application.
(2) 
A plan for the development of the entire tract and an impact study shall be submitted to the Planning Board for special permit approval. The plan shall be prepared by a registered architect, a professional engineer and a registered land surveyor. The development plan shall include the following:
(a) 
The location and acreages of area to be devoted to specific uses.
(b) 
A thoroughfare plan and a public utility plan.
(c) 
Proposed residential density of development in terms of dwelling units per acre and proposed commercial uses in square footage.
(d) 
A separate plan showing the location of buildings, of parks, of open recreation areas and of other open spaces and of any other community uses.
(e) 
Maps to a scale of one inch equals 100 feet, including the tract and surrounding area within 100 feet.
(f) 
Areas of conservation interest or environmental concern, such as ponds, streams, bogs, marshes, swamps, bay and estuaries and upland areas bordering these wetlands; steep slopes, dunes and areas with high-water tables.
(g) 
Photographs and a description of lands located within 100 feet of the proposed site, including existing building type, height, architectural style and density, to assist the Special Permit Granting Authority in evaluating the compatibility between proposed uses/structures of the proposed PRD and existing uses/structures in the surrounding neighborhood.
[Added 11-15-1993 FYTM, Art. 17]
(h) 
Areas of historical interest, located on site or within 100 feet of the proposed site, including a description of the building type, height and style of historic structures.
[Added 11-15-1993 FYTM, Art. 17[1]]
[1]
Editor's Note: This article also provided for the renumbering of former Subsection C(2)(g) to Subsection C(2)(i).
(i) 
An analysis of the consequences of the proposed development shall be included, evaluating the following impacts at a level or detail appropriate to the number of units proposed:
[1] 
Natural environment. A plume study shall be undertaken, the necessary geohydrological services to be performed by a firm acceptable to the Planning Board. The scope of these services shall include:
[a] 
The development of a water table contour map in the vicinity of the proposed project to determine probable groundwater flow directions.
[b] 
Projection of nitrogen levels in downgradient groundwater.
[c] 
The evaluation of the impacts on public and private drinking water, on lakes and ponds and on coastal waters.
[d] 
Copies of the report shall be available to the Cape Cod Commission and the Brewster Water Quality Review Committee.
[Amended 11-15-2010 FYTM, Art. 12]
[2] 
Public services. The impact of the proposed development on public services shall be undertaken and shall address the following:
[Amended 11-15-1993 FYTM, Art. 17]
[a] 
The expected impact on the Town of Brewster's school system (through 12th grade), including the number of school children to be generated, and the capacity of the public school system to handle the additional students.
[b] 
The anticipated demand for police and fire services.
[c] 
The estimated daily and peak volume and weight of solid waste to be generated and the increase in school-related waste disposal. Efforts to recycle solid waste shall be noted.
[d] 
The need for additional public recreation facilities.
[e] 
The source of water proposed to serve the proposed development, the daily and peak water supply demand and its impact on public water supplies.
[3] 
Economics. There shall be a study of municipal costs and revenues, local business activity and local jobs.
[4] 
Visual environment. There shall be a study of visibility of buildings and parking and visual consistency with existing development of the area.
[5] 
Land. Changes to land topography and the extent of sedimentation and erosion during construction and post-development.
[Added 11-15-1993 FYTM, Art. 17]
[6] 
Traffic. The expected impact of traffic generated from the proposed development upon the carrying capacity and safety of any adjacent highway or road during peak summer and year-round conditions, including the projected number of motor vehicle trips, road capacities and impacts on traffic congestion and circulation on nearby intersections, and provision of on-site and off-site traffic improvements and mitigation. Traffic flow patterns at the site, including entrances and exits, loading and unloading areas, parking areas and curb cuts on site and within 100 feet of the site, shall be evaluated. Pedestrian and bicycle circulation shall be provided and described.
[Added 11-15-1993 FYTM, Art. 17]
[7] 
Community character. The style of architecture and landscaping shall be described and its impact on the surrounding community character and aesthetics shall be evaluated.
[Added 11-15-1993 FYTM, Art. 17]
(3) 
The developer shall provide within the planned residential development an internal sewage collection system which shall be of sufficient size and design to collect all sewage from all present and probable structures in the development. The developer shall also provide a communal sewage treatment and disposal system in accordance with Title V of the Massachusetts Department of Environmental Quality Engineering Regulations, filed May 20, 1977, as amended, and which is also of sufficient size to dispose of all sewage from all present and probable structures within the planned residential development. The entire system must also be approved by the Brewster Board of Health.
(4) 
The developer shall also provide within the planned residential development a storm drainage system which shall be of sufficient size and design as will collect, carry off and dispose of all surface water runoff within the development determined by a rational method of a twenty-year storm and shall be so constructed as to conform with the regulations of the Town of Brewster Department of Public Works Construction Standards, with appropriate computations and drainage schedules attached.
(5) 
The developer shall provide within the planned residential development a water distribution system which shall be approved by the Brewster Water Department and shall be of sufficient size and design to supply potable water to each of the structures to be erected in the development. This distribution system must be connected to and served by the public water system of the Town. The developer shall also provide a fire hydrant within 500 feet of each structure.
(6) 
In order to achieve the most beneficial allocation of the required open space, the Planning Board may request the written advisory opinion of any appropriate Town Board or agent in order to evaluate the areas of conservation interest and environment concern designated in Subsection C(2)(f).
(7) 
A trip reduction plan shall be submitted as a condition for issuance of a special permit. The trip reduction plan shall describe traffic impact mitigation strategies designed to reduce traffic generation and may include strategies such as company/homeowner association sponsored carpooling/vanpooling, bicycle and pedestrian incentive measures, variable work-hour or flextime programs for commercial use and inclusion of neighborhood-oriented commercial uses serving residents of the PRD. The applicant shall also propose a means to ensure participation by subsequent owners and tenants of the planned residential development.
[Added 11-15-1993 FYTM, Art. 17[2] ]
[2]
Editor's Note: This article also provided the renumbering of former Subsections C(7), (8), (9), (10), (11), (12), (13), (14), (15) and (16) as Subsections C(8), (9), (10), (11), (12), (13), (14), (15), (16) and (17), respectively.
(8) 
Uses.
(a) 
The following uses only shall be permitted within a planned residential development:
[1] 
Single-family attached or detached dwelling.
[2] 
Two-family or multifamily dwelling.
[3] 
Accessory private garage.
[4] 
Private park or recreation area which may include a golf course, swimming pool, tennis court, ice-skating rink and other similar recreational uses subject to the performance standards stated below.
[5] 
Stores with aggregate gross floor area of 2,000 feet or less primarily serving the local retail needs of the residents. The necessary parking spaces to be provided in accordance with the appropriate Zoning Bylaw.
[6] 
Signs in accordance with Article VI.
(b) 
No uses shall be permitted within which will produce noise, glare, odor, air pollution, fire hazards or other safety hazards, smoke, fumes substantially detrimental to existing or prospective development of the neighborhood, including abutting properties, as determined by the Brewster Planning Board prior to approval.
(9) 
Within a planned residential development, the following percentages of the total land area shall be devoted to the specific uses:
(a) 
A minimum of 60% of the total area, of which at least 15 acres shall be buildable upland, shall remain as open space. The open space may be used for recreational purposes by residents of the PRD and may include such areas as woodland, open fields, golf courses, parks, gardens, grassed courts or clothes drying areas. No paved or nonvegetated space may be included as open space, and no building may be erected on such open space.
(b) 
The remaining 40% of the total PRD area for development, including roads, drives and parking lots, may be utilized for residential and commercial purposes. The residential area shall be spread over at least 75% of this 40%. In computing land to be considered as devoted to residential and commercial use, no part of the 60% designated as open space in Subsection C(9)(a) may be included.
(10) 
The residential density shall not exceed that which would be permissible under a normal subdivision development in an R-M and R-L District as applicable.
(11) 
There shall be no minimum lot size, no minimum percentage of lot coverage and no minimum lot width. However, every single-family dwelling shall be set back at least 20 feet from the street right-of-way and shall have access to a public street, court, walkway or other area dedicated to public use. No structure and no group of structures (such as semidetached dwellings or a row of townhouses) shall be erected within 24 feet of any other structure or group of structures. However, every residential structure shall be set back at least 20 feet from any way within the PRD.
(12) 
The proposed location and arrangement of structures shall not be detrimental to existing or prospective adjacent structures and adjacent properties or to existing or prospective development of the neighborhood. To achieve this, a buffer zone of natural vegetation 50 feet minimum in width shall be maintained between the development and any abutting property; a buffer zone of natural vegetation 100 feet wide shall be maintained between the development's recreational facilities (swimming pool, tennis courts, game facilities) and any abutting property.
(13) 
To ensure the protection of sensitive environmental areas from pollution, erosion, sedimentation and other adverse effects of construction and development, no buildings shall be allowed within 50 feet of any water body or wetland. Roads and other access structures, such as paths, boardwalks and steps, may be closer to these areas, provided that the Planning Board determines that no adverse effects shall result due to their construction or presence.
(14) 
The dimensions and construction of roads, alleys and parking areas within the development, whether or not the dedication of them to the Town is contemplated, shall conform to all applicable regulations of the Town, including in particular the rules and regulations governing the subdivision of land adopted by the Planning Board.
(15) 
The maximum permitted height of structures shall be 30 feet.
[Amended 5-14-1990 STM, Art. 7]
(16) 
Open spaces between structures, including those spaces being used as public or private recreational areas, shall be protected by adequate covenants running with the land or by conveyances or dedications.
(17) 
Any modification of an approved planned residential development must be approved by the Planning Board. The Planning Board may require a public hearing for the modification of a planned residential development (PRD).
[Amended 5-14-1990 ATM, Art. 47; 5-4-2009 ATM, Art. 29]
A. 
The buildings or premises occupied shall not be rendered objectionable or detrimental to the residential character of the neighborhood due to the exterior appearance, emission of odor, gas, smoke, dust, noise, electrical disturbance or in any other way.
B. 
Any such building shall include no feature of design not customary in buildings for residential use.
C. 
No more than two nonresidents shall be employed therein.
D. 
The use is carried on strictly within the principal building on the premises and/or the accessory building(s).
E. 
The area used for the home occupation shall not exceed 40% of the existing floor area of the principal building and/or the accessory building(s) or 499 square feet, whichever is less.
F. 
Items produced elsewhere shall not be brought to the premises for purposes of sale.
G. 
Such uses as clinics, barbershops, bakeries, gift or antique shops, beauty parlors, tearooms, tourist homes, animal hospitals, kennels and others of a similar nature shall not be considered to be home occupations.
[Amended 10-17-1988 STM, Art. 25; 5-8-1989 ATM, Arts. 43 and 50]
A. 
The tract in single or consolidated ownership at the time of application shall be at least three acres in size for a planned business development and a minimum of 40,000 square feet and a maximum of three acres for row commercial. Row commercial or planned business development shall contain a minimum of 25% open green space and a maximum of 25% building coverage. In either case, percentage figures are based on buildable uplands, as defined in Article I, General Provisions, § 179-2B.
B. 
Uses in a planned business development shall, and in row commercial development may, be contained in more than one building. Each building shall be separated from another by at least 24 feet and each building shall have a minimum footprint of 500 square feet.
[Amended 11-13-2006 FYTM, Art. 31]
C. 
The building footprint shall not exceed 25% of the buildable upland of the land involved.
D. 
Planned business developments or row commercials shall be served by one common parking area and by common exit and entrance areas.
E. 
Reduction in parking space requirements shall not exceed more than 10% of those required under normal applications of requirements of the C, V-B or I Districts but shall not allow any reduction in the number of loading areas required.
F. 
The design and construction of any ways for motor vehicles within the planned business development or row commercial shall be subject to the Land Subdivision Regulations of the Town of Brewster.[1]
[1]
Editor's Note: See Ch. 290, Subdivision Rules and Regulations.
G. 
The planned business development or row commercial shall be served by public water and public sewerage if available within 500 feet or by communal supply and disposal systems approved by the Massachusetts Department of Environmental Quality Engineering and the Brewster Board of Health.
[Added 5-5-2014 ATM, Art. 22]
A. 
A medical marijuana dispensary (MMD) shall conform to 105 CMR 725.000: Implementation of an Act for the Humanitarian Medical Use of Marijuana, in addition to any requirements outlined herein.
B. 
The special permit granting authority shall be the Planning Board.
C. 
A special permit granted under this section shall have a term limited to the duration of the applicant's ownership or lease of the premises as a MMD. A special permit may be transferred only with the approval of the special permit granting authority in the form of a modification to the special permit.
[Added 3-12-2018 STM, Art. 1]
A. 
Recreational Marijuana Establishments (RME) shall conform to 935 CMR 500.000: Adult Use of Marijuana, and shall only be permitted pursuant to this Section and the requirements stated herein.
B. 
The special permit granting authority for RMEs shall be the Planning Board.
C. 
A special permit granted under this section shall have a term limited to the duration of the applicant's ownership or lease of the premises for an RME, as licensed by the Massachusetts licensing authority. Any new license for an existing RME location or transfer of an existing license to a new owner of an RME shall require a new special permit pursuant to § 179-51 and site plan review pursuant to § 179-64 of the Brewster zoning bylaws.
[Added 3-12-2018 STM, Art. 1]
A. 
The cultivation, production, processing, manufacturing, assembly, packaging, retail or wholesale sale, trade, distribution or dispensing of marijuana is prohibited unless licensed by all applicable Massachusetts licensing authorities and permitted as a RME under this section.
B. 
Pursuant to MGL c. 94G, § 3(a)(2), the number of recreational Marijuana Retailers shall be limited to one establishment in Brewster which is fewer than 20% of the number of licenses issued within the Town for the retail sale of alcoholic beverages not to be drunk on the premises where sold under MGL c. 138 § 15 (package store licenses). Any Medical Marijuana Dispensary, licensed or registered not later than July 1, 2017, engaged in retail sale of marijuana or marijuana products, shall be exempt from this limitation for purposes of converting from a Medical Marijuana Dispensary to a recreational Marijuana Retailer.
C. 
The number of any type of RMEs, except recreational Marijuana Retailers, shall be limited to not more than two of the same type of RME in Brewster.
D. 
On-site consumption of recreational marijuana products at RMEs shall be prohibited unless permitted by a local ballot initiative process, as allowed by MGL c. 94G, § 3(b).
E. 
RMEs are commercial uses and shall be located in stand-alone structures, not connected to any other building or use.
F. 
Hours of operation for recreational Marijuana Retailers shall not exceed the Alcoholic Beverages Control Commission (ABCC) maximum hours of operation for liquor licenses not to be drunk on premises pursuant to MGL c. 138, § 15 but may be limited by conditions of the special permit.
[Added 3-12-2018 STM, Art. 1]
Any term not specifically defined herein shall have the meaning as defined in MGL c. 94G, § 1 and the Cannabis Control Commission Regulations 935 CMR 500.00 governing Adult Use Marijuana.
A. 
"Recreational Marijuana Establishment" shall mean a marijuana cultivator, marijuana testing facility, marijuana product manufacturer, marijuana retailer or any other type of licensed marijuana-related business as defined in MGL c. 94G, § 1 or the Cannabis Control Commission Regulations 935 CMR 500.00.
B. 
Marijuana retailer. An entity licensed by the Cannabis Control Commission to purchase and deliver recreational marijuana and marijuana products from marijuana establishments and to deliver, sell or otherwise transfer recreational marijuana and marijuana products to marijuana establishments and to consumers, as defined in MGL c. 94G, § 1 and the Cannabis Control Commission Regulations 935 CMR 500.00 governing Adult Use Marijuana.
C. 
"Medical marijuana dispensary". An entity registered by the Department of Public Health or the Cannabis Control Commission that acquires, cultivates, possesses, processes, transfers, transports, sells, distributes, dispenses, or administers medical use marijuana, products containing medical use marijuana, related supplies, or educational materials to registered qualifying patients or their personal caregivers.
[Added 3-12-2018 STM, Art. 1]
A. 
No RME shall be located within 500 feet, as measured from each lot line of the subject lot, of the following pre-existing uses: a K-12 educational use; childcare center; public park; playground; or children's camp.
B. 
Applicants for an RME shall provide the licensing agent's approved security plan to the Police Chief and Fire Chief prior to the granting of a Special Permit.
C. 
An approved Host Community Agreement shall be required prior to the granting of a Special Permit for a RME.
[Amended 11-17-2008 FYTM, Art. 18]
A. 
Lawful sand and gravel operations in existence on the effective date of this bylaw may continue on those parcels of land where there are ongoing operations. After this bylaw section becomes effective, sand and gravel operations shall not be extended horizontally or vertically without a special permit consistent with this bylaw and section.
B. 
Except where such activity is clearly incidental to the development of a site for a building or street or cranberry bog or repair of existing septic system or where the activity is approved coincident to the construction of a subdivision of land approved by the Planning Board pursuant to MGL c. 41, § 81U, no sand, gravel, loam or minerals shall be moved from any area where the amount moved is 2,000 cubic yards or more within any one-year period unless authorized by a special permit by the Planning Board. No new ponds or enlargements to existing ponds shall be allowed in Zone II areas.
C. 
After the effective date of this section, no preexisting sand and gravel operations shall involve excavations below a place of 10 vertical feet above the historical high groundwater level at the site nor within the setbacks prescribed in this section. Special permits for sand and gravel operations within the Water Quality Protection District may be issued for unworked areas, either on lots being worked or on lots abutting lots being worked, on the effective date of this section. The elimination of lot lines after that date shall not increase the area available for special permit and shall not affect the application of § 179-39 through § 179-39.6.
D. 
Notwithstanding language to the contrary found within § 179-52 of the Zoning Bylaw, no variance for a use or activity not otherwise permitted shall be granted by the Board of Appeals within Zone I or Zone II of the Groundwater Protection District.
[Added 11-17-2008 FYTM, Art. 18]
BOARD — Shall mean the Planning Board.
EARTH
Shall include but not be limited to soil, sand, clay, gravel and rock.
SAND AND GRAVEL OPERATIONS
Shall mean commercial mining, stripping, quarrying, filling, digging or blasting of earth originating from Brewster and its transportation on or off the site into or out of Brewster.
[Added 11-17-2008 FYTM, Art. 18]
A. 
Each application for a special permit for sand and gravel operations shall be subject to the procedures as required by § 179-51 of the Zoning Bylaw, as amended.
B. 
Each application for a special permit for sand and gravel operations shall be accompanied by plans prepared by a licensed professional engineer, licensed land surveyor or other accepted professional, broken down into three phases, showing the premises in sufficient detail to describe the proposed operation and including the following:
(1) 
Existing conditions plan:
(a) 
Current site plan - property and street lines, names and addresses of applicants, property owners and abutters drawn to a twenty-foot or forty-foot scale;
(b) 
Locus plan - The applicants' entire property holdings within a two-mile radius must be shown on a plan drawn to a two-hundred-foot scale;
(c) 
Existing topography of the site in two-foot contours showing all man-made features/structures, property lines, fences/stonewalls, vegetative cover and the topography by five-foot contours 100 feet beyond the limits of the property where the excavation is to take place;
(d) 
Elevation of the seasonal high groundwater table and the historical high groundwater table and locations of monitoring wells, existing or to be installed, by the applicant.
(2) 
Active operational plan:
(a) 
Location and manner in which all material is to be stored; specific details about where debris, including but not limited to trees stumps, shall be disposed;
(b) 
A plan showing the proposed stage-by-stage progress of mining over the term of the special permit, recognizing that the maximum area of any single stage shall not exceed five acres. Each movement into a new stage shall be contingent on revegetation of at least a portion of the previous stage in such a way that no more than five acres of bare sand shall be open to weather at any given time;
(c) 
Estimated quantity of material to be removed and topsoil to be replaced and the method to be used during each anticipated phase of the operation, verified by a registered Massachusetts land surveyor or professional civil engineer;
(d) 
A road map shall be provided indicating the access and egress of traffic. Not more than one entrance and one exit shall be provided to any area of operation;
(e) 
The plan should show the property has restricted access.
(3) 
Closure plan: Closure plan, showing the following information in two-foot contours drawn to a twenty-foot or forty-foot scale:
(a) 
Final topography, grades and elevations;
(b) 
Location, types and amounts of vegetation to be planted;
(c) 
Drainage plans, swales and berms as may be applicable;
(d) 
Location of any structures that are to remain;
(e) 
Reclamation plan as outlined in § 179-39.4O.
[Amended 5-4-2009 ATM, Art. 30]
[Added 11-17-2008 FYTM, Art. 18]
A. 
Each special permit for sand and gravel operations shall be issued for a period of no more than five years. Special permits may be renewed for additional periods of five years in the same manner.
B. 
Where the request covers a parcel of land larger than five (5) acres a special permit may be granted for the entire parcel but the special permit shall define the intended progress of mining in stages not to exceed five contiguous acres. The special permit shall explicitly specify the order in which each stage shall be mined and that progress into the next successive stage shall be contingent on the revegetation of the current stage so that under no circumstances shall more than five acres be open and unvegetated at any one time.
[Added 11-17-2008 FYTM, Art. 18]
Each special permit shall be subject to, but not limited to, conditions and/or restrictions related to the following, unless as determined by the normal super-majority vote of the Board that such conditions or controls are not necessary:
A. 
All vegetation and soil suitable for cover material shall be stockpiled or windrowed and retained for future use in the reclamation of the affected area;
B. 
Border buffer strips in which natural vegetation and soil are undisturbed shall be required to be left for a width of at least 100 feet from the side line of any road open to public use, except for designated access to the sand and gravel operation and for a width of at least 50 feet from all abutting property lines unless written consent of the abutting property owner has been received by the Board;
C. 
The preservation of trees, bushes and other vegetation and the erecting of a six-foot-high landscaped berm or fencing may be required within 200 feet of a residential property line to muffle objectionable noise or vibration;
D. 
The depth of any excavation shall be limited to a plane that is at least 10 vertical feet above the historical high groundwater level for that location, unless the purpose is to create a pond or cranberry bog. The Board may require the installation of monitoring wells in addition to those proposed by the applicant and require a sampling and reporting schedule different and more stringent than that proposed by the applicant;
E. 
No mining or excavation activity shall induce flooding, erosion, or siltation on any adjacent property;
F. 
Provisions of the special permit may be maintained during operations for the control of noise, dust and/or erosion caused by wind or water which would affect the adjacent properties or traffic along a roadway;
G. 
Only uses allowed in the special permit shall take place on the subject premises. No other coincidental land uses shall be permitted to coincide with the primary use for more than 30 days per year (consecutive or not) unless specifically authorized by the special permit;
H. 
No earth or other materials foreign to the subject premises, including but not limited to boulders, asphalt, cement, road construction debris, demolition debris and tree stumps shall be brought onto and deposited or buried on the subject premises during the period of the special permit except topsoil and living plant material for reclamation use, unless specifically authorized by an existing registration or by the special permit or by written consent of the Board of Health or its agent. In this connection, debris is not included in the definition of "earth" above;
I. 
The special permit grantee shall, to the satisfaction of the Board, stake or mark all phase areas where work and restoration have been completed, the phase area currently being worked, and any phase areas for which subsequent work is planned. The GPS coordinates of these bounds and all bounds on the premises shall be recorded and this information shall be filed with the special permit granting authority. These boundary markers shall be maintained at all times during the time period of original and any renewed special permits;
J. 
Records showing the amount of earth removed shall be provided to the Planning Board on each one-year anniversary date of the granting of the special permit by a registered Massachusetts professional engineer or civil engineer on a certified current site plan with contours and elevations;
K. 
Times of earthmoving or related operations may be restricted to those stipulated in the special permit, which will vary in accordance with the proposed site and existing and/or future surrounding land uses. Included among related operations are the starting of engines either for vehicles or machinery, loading and unloading of trucks, and preparations for commencing work;
L. 
The applicant and/or property owner shall agree by acceptance of the special permit to allow the Planning Board, the Board of Health or their representative(s) free access to the site to conduct inspections to determine compliance with the conditions of the special permit at any time without prior notice;
M. 
The applicant for a special permit shall advance sufficient funds to reimburse the Town of Brewster as the Planning Board estimates necessary for professional evaluation services. Unexpended funds will be refunded to the applicant. During the term of the special permit, the Planning Board may demand additional funds at its sole discretion to monitor operations on site should these services become necessary;
N. 
The Board must be notified of any transfer of ownership or legal interest or change in contractual interest in the subject property, including the sand and gravel operator deriving income resulting from such work on said property, within 10 days of such transfer or change. Failure to do so will render the special permit null and void from the date of transfer or change in contractual interest;
[Amended 5-4-2009 ATM, Art. 30]
O. 
The reclamation plan of the altered land shall be performed in the following manner:
(1) 
The slope of the finished banks shall at a minimum meet OSHA standards 2008 edition.
(2) 
At least four inches of topsoil shall be placed or remain over the subsoil.
(3) 
The area shall be graded and seeded or planted to prevent erosion and to conceal the scars of earth removal. Seeding, planting, fertilizing and watering shall be done to the best professional standards.
(4) 
The Board may allow a portion of a specific stage to be reclaimed at a later specific date for purposes of starting work in an adjacent stage or for purposes of interior roadways if seasonal or weather factors make immediate revegetation impractical; however, these areas must be shown on the submitted site plans. The restriction to no more than five unvegetated acres shall be observed.
[Added 11-17-2008 FYTM, Art. 18]
A. 
To ensure compliance with the conditions of the special permit the applicant shall be required to post a cash deposit or surety bond, in a form acceptable to the Town Treasurer, in an amount sufficient to meet 115% of the estimated cost of the required reclamation work. The Treasurer shall not accept the deposit or the bond until the amount of the estimate has been approved by the Town of Brewster's Department of Public Works. Within six months of the completion of the operation, or following the expiration or withdrawal of the special permit, and considering season and/or weather conditions, the land shall be reclaimed in accordance with the conditions of the special permit. Failure to comply with this section and the conditions of the special permit shall result in forfeiture of the security to the Town of Brewster. Said deposit or bond shall not be released until all conditions of the special permit and ground cover vegetation is established in the sole opinion of the Board.
B. 
The holder of the special permit shall not allow motor cross, motorcycles or all-terrain vehicles or other recreational types of motorized vehicles to operate on the premises. The Planning Board may require additional restrictions if this activity occurs.
[Added 11-17-2008 FYTM, Art. 18]
Any special permit issued may only be renewed thereafter with a public hearing legally advertised in accordance with MGL c. 40A, § 9; however, applications for renewal must be made 120 days or more before expiration of the current valid special permit. Renewal, if granted, shall date from the day the current special permit. Renewal shall not be granted if work and restoration under the current special permit fails any of the conditions imposed by the Board in the originally issued special permit. Renewal may be denied if the applicant has a history of violations.
A. 
All resulting cinders, dust, flashing, fumes, gases, odors, refuse matter, smoke, vapor, electromagnetic transmission or radioactive emission shall be completely and effectively confined within the building or so regulated as to prevent any nuisance or hazard to the public health or safety.
B. 
The proposed use shall not emit any smoke of a shade darker than No. 2 of the Ringelmann Smoke Chart as published by the United States Bureau of Mines; no air particle concentration shall exceed 0.3 grains per cubic foot.
C. 
All inflammable or radioactive materials shall be stored underground; the discharge of wastes shall be into a public sewer or a private on-lot system subject to the written approval of the Massachusetts Department of Environmental Quality Engineering.
D. 
Vibration shall not exceed the safe range of Table 7, United States Bureau of Mines, Bulletin No. 442; there shall be no unusual or objectionable odor; and no direct or sky-reflected glare shall be permitted.
E. 
All materials shall be stored within a completely enclosed building or within an outside area completely enclosed by a fence and gates of suitable material and height to provide sufficient screening.
[Amended 11-15-2010 FYTM, Art. 10]
F. 
No retail sales will be permitted to the public from manufacturing units in the Industrial Zone, except for those products manufactured or processed in these units.
[Added 12-8-1980 STM, Art. 20]
[Added 5-5-1997 ATM, Art. 77; amended 5-6-2003 ATM, Art. 25]
A. 
Purpose and intent. It is the express purpose of this section to minimize the visual and environmental impacts of personal wireless services and communication facilities, hereinafter referred to as "PWSCFs," to further the conservation and preservation of developed, natural, and undeveloped areas, wildlife, flora, and habitats for endangered species; the preservation of coastal resources; protection of the natural resources of the Town; balanced economic growth; the provision of adequate capital facilities; the coordination of the provision of adequate capital facilities with the achievement of other goals; and the preservation of historical, cultural, archaeological, architectural and recreational values.
B. 
Consistency with federal law. This section is intended to be consistent with state and federal law and, in particular, the Telecommunications Act of 1996, 47 U.S.C.A. §§ 151 et seq., in that:
(1) 
They do not prohibit or have the effect of prohibiting the provision of PWSCF services;
(2) 
They are not intended to be used to unreasonably discriminate among providers of functionally equivalent services; and
(3) 
They do not regulate wireless telecommunications services on the basis of the environmental effects of radio frequency emissions to the extent that the regulated services and facilities comply with the FCC's regulations concerning such emissions. [47 U.S.C. § 332(c)(7)(B)].
C. 
Definitions and word usage. As used in this section, the following terms shall have the meanings indicated below. The word "shall" or "will" indicates mandatory requirements. Terms and words not defined herein but defined in the Brewster Town Code, Chapter 179, Zoning, or in the Commonwealth of Massachusetts State Building Code shall have the meanings given therein unless a contrary intention clearly appears. Words not defined in either place shall have the meanings given in the then most current edition of the Webster's Unabridged Dictionary.
ACT
The Telecommunications Act of 1996, 47 U.S.C.A. §§ 151 et seq.
ADEQUATE CAPACITY
Capacity is considered to be "adequate" if the grade of service is p.05 or better for at least 50% of the days in a preceding month, prior to the date of application, as measured using direct traffic measurement of the telecommunications facility in question, where the call blocking is due to frequency contention at the antenna(s).
ADEQUATE COVERAGE
For traditional cellular service or PCS service, coverage is considered to be "adequate" within those areas surrounding a base station where the predicted or measured median field strength of the transmitted signal is greater than -90dBm. It is acceptable for there to be holes within the area of adequate coverage where the signal is less than -90dBm, as long as the signal regains its strength to greater than -90dBm further away from the base station. For the limited purpose of determining whether the use of a repeater is necessary or desirable, there shall be deemed not to be adequate coverage within said holes. The outer boundary of the area of adequate coverage, however, is that location past which the signal does not regain strength of greater than -90dBm. For services other than traditional cellular or PCS service, the SPGA will determine what is adequate coverage from time to time based on the evidence presented, which may include but shall not be limited to then-current industry standards and government standards or materials.
COLLOCATION
The use of a single mount on the ground by more than one carrier (vertical collocation) and/or several mounts on an existing building or structure by more than one carrier.
COMMUNICATIONS FACILITY
Any facility which supports or contains communications equipment, antenna, wiring or equipment for the purpose of broadcasting or receiving radio frequency waves and/or generating or detecting electromagnetic radiation, including but not limited to buildings, microwave transmitting and/or receiving antennas, microwave reflectors, broadcasting antennas and cable television antennas. Structures supporting equipment transmitting only visible light or used to support the equipment of a federally licensed amateur radio operator are excluded from this definition.
EQUIPMENT SHELTER
An enclosed structure, cabinet, shed or box at the base of the mount within which are housed batteries and electrical equipment.
FALL ZONE
The area on the ground within a prescribed radius from the base of PWSCF. The fall zone is the area within which there is a potential hazard from falling debris (such as ice) or collapsing material and, in the case of towers, shall not be less than a radius equal in distance to the height of the tower.
FEDERAL COMMUNICATION COMMISSION (FCC)
The government agency responsible for regulating telecommunications in the United States.
LICENSED CARRIER
A company authorized by the FCC to construct and operate a commercial mobile radio services system.
PERSONAL WIRELESS SERVICES
The three types of services defined by the FCC in the Act as personal wireless services:
(1) 
Commercial mobile radio services;
(2) 
Unlicensed wireless services; and
(3) 
Common carrier wireless exchange access services.
PERSONAL WIRELESS SERVICES FACILITY
Any facility used or to be used for the provision of personal wireless services, including, but not limited to, buildings, antennas, telecommunications equipment, communications towers, monopoles or other support structures, constructed, installed or operated, or to be constructed, installed or operated, for the purpose of providing personal wireless services.
REPEATER
A low-power receiver/relay transmitter generally of less than 20 watts' output designed to provide service to areas which are not able to receive adequate coverage directly from a base station.
SITE, PWSCF
The land that is, or will be, temporarily or permanently altered during the construction and use of any PWSCF, including the fall zone. The applicant shall offer proof of ownership of the tower site or control of said site via an existing, lawful easement, lease, license or land use agreement.
SPECIAL PERMIT GRANTING AUTHORITY (SPGA)
The Brewster Planning Board shall be the special permit granting authority for purposes of this section.
TOWER
A support structure proposed to support PWSCF antenna(s) and associated equipment, including but not limited to the following:
(1) 
MONOPOLE TOWERThe type of mount that is self-supporting with a single shaft of wood, steel, fiberglass, or concrete, and a platform (or racks) for panel antennas arrayed at the top.
(2) 
GUYED TOWERA monopole or lattice tower that is tied to the ground or other surface by diagonal cables.
(3) 
LATTICE TOWERA type of mount that is self-supporting with multiple legs and cross bracing of structural steel.
D. 
Personal Wireless Services and Communications Facilities Overlay District. There is hereby established a Personal Wireless Services and Communications Facilities Overlay District within the Town of Brewster. This district consists of the following parcels of property shown on the Personal Wireless Services and Communications Facilities Overlay District Zoning Map on file with the Brewster Building Department, the Brewster Planning Department and the Brewster Town Clerk.
[Amended 11-17-2003 FYTM, Art. 23]
(1) 
Map 44, Parcels: 8, 9, 10, 13, 15, 16, 17, 18, 18-1, 19, 19-1, 19-2, 19-3, 21, 22-1, 22-2, 23, 24, 25, 27, 28, 29, 30, 30-1, 33, 34, 34-1, 34-2, 35, 37.
(2) 
Map 45, Parcels: 1, 2, 3, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22-23, 22-24, 23, 24-21, 24-22, 24-28, 25, 26, 27, 28, 30, 31, 32, 32-1, 33, 33-1, 34, 35-1, 35-2, 36, 37, 39, 39-1, 40, 41, 42, 43, 44, 45, 45-1, 46, 58-1, 59, 66, 67, 68, 69, 70-1, 70-2, 71, 72, 76, 77, 78, 79, 80-1, 80-2.
(3) 
Map 46, Parcels: 1, 2, 3, 4, 5, 6, 9, 12-1, 12-2, 12-3, 14-1, 14-2, 31, 32, 33, 34, 34-1, 35, 39, 40, 41, 41-2, 55, 56, 57, 58, 81.
(4) 
Map 47, Parcels: 24, 25, 26, 27, 28, 29, 32-1, 32-2, 32-3, 33, 35, 36, 37, 38, 42, 43, 46, 47, 48, 50, 51, 52, 58, 64, 90, 91.
(5) 
Map 52, Parcels: 1, 2-1, 2-2, 3, 6, 17, 18, 24, 26, 27, 29, 30-1, 30-2, 70, 94.
(6) 
Map 53, Parcels: 3, 6-1, 6-4, 6-6.
(7) 
The Industrial (I) District: All parcels located within said District within the Town of Brewster.
(8) 
The Municipal Refuse District (MRD): All parcels located within said District within the Town of Brewster.
(9) 
All Town-owned properties: All parcels currently owned by the Town of Brewster, and any future property acquisitions, provided there are no legal restrictions or restrictions on the title to prevent or prohibit such development.
E. 
Use, siting and dimensional regulations.
(1) 
Use regulations. All PWSCFs shall require a building permit and in all cases may be permitted only as follows:
(a) 
All PWSCFs under 35 feet in height shall be allowed as a matter of right in all districts.
(b) 
Municipal PWSCFs are exempt from this section.
(c) 
Any proposed PWSCF towers and ground-mounted PWSCFs in excess of 35 feet in height shall only be allowed in the Personal Wireless Services and Communication Facilities Overlay District, as identified in § 179-40.1D, and only upon:
[1] 
Referral to the Cape Cod Commission for mandatory review;
[2] 
Prefiling review under staff review in accordance with § 179-40.1F(2) hereunder;
[Amended 5-2-2011 ATM, Art. 32]
[3] 
Application and issuance of a special permit by the Special Permit Granting Authority in accordance with Subsections G and H, and in accordance with Subsection L, Rules and regulations, hereunder;
[Amended 5-3-2004 ATM, Art. 25]
[4] 
Application and issuance of a building permit from the Building Commissioner;
[5] 
Proof of ownership of or control over the PWSCF site via an existing, lawful easement, lease, license or land use agreement; and
[6] 
Any other required local, state and federal approvals.
(d) 
PWSCFs may collocate on any existing structure, including buildings, guyed tower, lattice tower, monopole tower, electric utility transmission tower, fire tower or water tower located in any zoning district, and only upon:
[1] 
Prefiling review and approval under staff review in accordance with § 179-40.1F(2) hereunder;
[Amended 5-2-2011 ATM, Art. 32]
[2] 
Application and issuance of a special permit by the Special Permit Granting Authority in accordance with Subsections G and H, and in accordance with Subsection L, Rules and regulations, hereunder;
[Amended 5-3-2004 ATM, Art. 25]
[3] 
Application and issuance of a building permit from the Building Commissioner;
[4] 
Proof of ownership of or control over the tower site via an existing, lawful easement, lease, license or land use agreement; and
[5] 
Any other required local, state and federal approvals.
(e) 
Teleports, as defined in this article, are allowed only within the Industrial (I) District, as located within the PWSCF Overlay District, Town of Brewster.
(2) 
Siting regulations.
(a) 
PWSCFs shall be located on preexisting structures, including but not limited to buildings, existing guyed towers, lattice towers, monopole towers, utility transmission towers, fire towers, water towers and related facilities, unless the applicant demonstrates that there are no feasible preexisting structures. In particular, applicants are urged to consider use of existing telephone and electric utility structures as sites for one or more PWSCFs. Such installations shall preserve the character and integrity of those preexisting structures.
(b) 
New facilities or structures shall be considered only upon a finding by the SPGA that existing or approved facilities or structures cannot accommodate the PWSCF proposed. The applicant shall have the burden of proving there are no feasible existing structures upon which to locate.
(c) 
If the applicant demonstrates that it is not feasible to locate on an existing structure, PWSCFs shall be designed so as to be camouflaged to the greatest extent possible and in accordance with any design standards regulations promulgated hereunder by the Planning Board.
(d) 
PWSCFs shall be located so as to provide adequate coverage and adequate capacity with the least number of PWSCFs which is technically and economically feasible.
(e) 
The use of repeater(s) to assure adequate coverage, or to fill holes within areas of otherwise adequate coverage, shall be encouraged.
(f) 
To the extent lawful and feasible, all service providers shall collocate on a single tower. Towers shall be designed to structurally accommodate the maximum number of foreseeable users (within a ten-year period) technically practicable. The applicant is required to document all collocation tenants and provide a tower design indicating types and locations of all facilities.
(3) 
Dimensional requirements. Except as otherwise provided herein or in any subsequent regulations passed by the Planning Board, the height of PWSCFs shall be as follows:
(a) 
Height: new PWSCF towers. PWSCF Towers may be allowed by special permit from the SPGA in the Personal Wireless Services and Communication Facilities Overlay District, as identified in § 179-40.1D, and may be constructed to a height of up to 200 feet AGL, provided such towers are designed to accommodate a minimum of six licensed carriers; up to 150 feet AGL if proposed to accommodate a minimum of four licensed carriers; up to 135 feet AGL if proposed to accommodate a minimum of three licensed carriers; up to 120 feet AGL if proposed to accommodate a minimum of two licensed carriers; and up to 105 feet above natural ground elevation if proposed to accommodate a minimum of one licensed carrier. Monopoles are the preferred type of mount for such structures. Such structures shall comply with all applicable siting and dimensional requirements set forth in § 179-40.1E(2) and (3) and all applicable performance standards regulations set forth in any regulations promulgated by the Planning Board.
(b) 
Height: ground-mounted facilities. Proposed ground-mounted PWSCFs may be allowed by special permit from the SPGA in the Personal Wireless Services and Communication Facilities Overlay District, as identified in § 179-40.1D, provided they shall not project higher than 10 feet above the average building height within 300 feet or, if there are no buildings within 300 feet, ground-mounted PWSCFs shall not project higher than 10 feet above the average tree canopy height, measured from ground level. If there are no buildings within 300 feet of the proposed site of the PWSCF, all ground-mounted PWSCFs shall be surrounded by dense tree growth to screen views of the facility in all directions. These trees may be existing on the subject property or planted on site.
(c) 
Height: side- and roof-mounted facilities. Side- and roof-mounted PWSCFs shall not project more than 10 feet above the height of an existing building nor project more than 10 feet above the height limit of the zoning district in which the PWSCF is located. PWSCFs may locate on the side or roof of a building that is legally nonconforming with respect to height, provided that the PWSCF does not project above the existing building height.
(d) 
Height: facilities proposed to be mounted on existing structures. New antennas for PWSCFs to be located on any of the following structures existing on the effective date of this section shall be exempt from the height restrictions of this section, provided there is no increase in height of the existing structure as a result of the installation of the PWSCF:
[1] 
Guyed towers;
[2] 
Lattice towers;
[3] 
Monopoles;
[4] 
Fire towers; or
[5] 
Water towers.
(e) 
Height: facilities proposed to be mounted on existing utility structures. New antennas located on any of the following existing structures as of the effective date of this section shall be exempt from the height restrictions of this section, provided there is no more than a twenty-foot increase in the height of the existing structure as a result of the installation of the PWSCF, and further provided that no such structure shall be permitted to exceed 200 feet in total height above ground elevation:
[1] 
Electric transmission and distribution towers;
[2] 
Telephone poles;
[3] 
Similar existing utility structures.
(4) 
Setbacks. All PWSCF and their equipment shelters shall comply with the building setback provisions of the underlying zoning district in which the facility is located. In addition, the following setbacks shall be observed:
(a) 
The layout of any tower site shall be such that, in the event the tower shall fall, it shall fall within the confines of the tower site.
(b) 
To ensure public safety, the minimum distance from the perimeter of the PWSCF, including any guy wire, anchor or brace to any property line, road or structure, business or institutional use, or public recreational area shall be the height of the PWSCF, including any antennas or appurtenances, plus 50 feet.
(c) 
Towers and monopoles shall provide a minimum setback equal to the height of the structure plus 100 feet from any residential zoning district.
(d) 
In the event that an existing structure is proposed as a mount for a PWSCF, a fall zone shall not be required, but the setback provisions of the underlying zoning district shall apply.
F. 
Application procedures.
(1) 
Special permit granting authority (SPGA).
(a) 
The special permit granting authority for PWSCFs shall be the Brewster Planning Board.
(b) 
The SPGA shall not approve any application that does not comply with all the requirements of this section. The Board does, however, have the right to waive any part of this section without the requirement of a variance, when it makes a specific finding that such a waiver would not be detrimental to the public interest, cause the Town any expense, or be inconsistent with the intent and purpose of this section.
(c) 
The SPGA shall act in accordance with the standards and requirements set forth herein and in accordance with the Massachusetts General Laws.
(d) 
The SPGA shall open the public hearing on the application within 65 days of the filing of an application for special permit and shall issue a decision within 90 days following the date of the close of the public hearing.
(2) 
Preapplication staff review meeting. Prior to filing a special permit application with the SPGA, and after mandatory review by the Cape Cod Commission, if required, the applicant shall request a meeting for staff review for purposes of discussing the proposed PWSCF in general terms and reviewing the relevant local approvals required. Staff review shall take place with the applicant under this section within 30 days following a written request submitted to the Town Planner, or a designee. If the staff review meeting fails to take place on a project within said thirty-day period, the applicant may proceed with a special permit application under this section without need for a preapplication meeting. The applicant shall prepare sufficient preliminary architectural and engineering drawings to inform staff of the location of the proposed facility, as well as its scale and overall design. Staff shall issue a statement containing any written recommendations or proposed alterations it recommends be made to the proposal to better conform to the provisions of any Town bylaw and which better serve the public interest. A written copy of the staff review statement must be included in the application to the SPGA.
[Amended 5-2-2011 ATM, Art. 32]
G. 
Approval criteria; required findings and denials.
(1) 
Approval criteria. In reviewing all applications for special permits, the SPGA shall utilize as approval criteria all applicable use, siting, dimensional, and setback requirements set forth in § 179-40.1E, and any applicable regulations promulgated by the Planning Board pursuant to § 179-40.1J herein.
(2) 
Required findings for issuance of special permit. The SPGA shall make the following applicable findings, with appropriate reasoning, in writing, prior to the granting of any special permit:
(a) 
The applicant is not already providing adequate coverage and/or adequate capacity to the Town of Brewster; and
(b) 
The applicant is not able to use or modify for use any existing structure or PWSCF located within or outside the Town, either with or without the use of repeaters, to provide adequate coverage and/or adequate capacity to the Town of Brewster; and
(c) 
The applicant has endeavored to provide adequate coverage and adequate capacity to the Town of Brewster within the least number of PWSCFs which is technically and economically feasible; and
(d) 
The applicant has agreed to rent or lease any available space on the proposed PWSCF tower, under the terms of a fair-market lease, with reasonable conditions and without discrimination to other licensed providers; and
(e) 
The proposed PWSCF will not have an undue adverse impact on historic resources, seethe views, natural resources, and/or residential property values; and
(f) 
The applicant has agreed to implement all reasonable measures to mitigate the potential adverse safety, environmental, and aesthetic impacts of the PWSCF; and
(g) 
The proposed PWSCF shall comply with current FCC standards regarding emissions of electromagnetic radiation; and
(h) 
The applicant has agreed to any maintenance and monitoring requirements set forth in any regulations promulgated by the Planning Board; and
(i) 
The proposed PWSCF shall be camouflaged and screened to the greatest extent possible to minimize adverse visual impacts; and
(j) 
The applicant meets the criteria set forth in § 179-40.1E and all performance standards and siting priority requirements contained in any regulations promulgated by the Planning Board pursuant to § 179-40.1J, to the maximum extent practically and economically feasible.
(3) 
Denials.
(a) 
The SPGA may deny a special permit if it finds:
[1] 
That adequate coverage for the Town of Brewster can be provided by any existing or proposed PWSCF located within or outside the Town of Brewster, with or without the use of repeaters, or can reasonably be provided by modification or adjustments to said sites; or
[2] 
That the Town of Brewster already has adequate coverage from this provider; or
[3] 
That the applicant failed to meet any application filing requirements set forth in regulations promulgated by the Planning Board; or
[4] 
That the application fails to meet applicable use, siting, dimensional, and setback requirements set forth in § 179-40.1E, or any applicable regulations promulgated by the Planning Board pursuant to § 179-40.1J.
(b) 
Any decision by the SPGA to deny an application for special permit under this section shall be in conformance with Section 332 of the Act [47 U.S.c. § 332(c)(7)(B)(iii)] in that it shall he in writing and supported by substantial evidence contained in the record.
H. 
Terms of special permit.
(1) 
Pursuant to the provisions of Massachusetts General Laws, Chapter 40A, Section 9, a special permit shall lapse 24 months following the issuance thereof if construction of, or a substantial use of, the PWSCF has not sooner commenced (excluding such time required to pursue or await the determination of an appeal taken under General Laws, Chapter 40A, Section 17).
(2) 
A special permit issued for any PWSCF over 35 feet in height shall be valid for 15 years, unless previously abandoned or discontinued.
(3) 
At the end of that time period, the PWSCF shall be removed by the carrier or a new special permit shall be required.
(4) 
Any permit issued by the SPGA for a PWSCF shall be valid for the applicant only; it may not be reassigned, leased or sold.
I. 
Severability. The provisions of this section are severable from each other, and the invalidity of any provisions or sections shall not invalidate any other provision or section thereof.
J. 
Amendments. This section may be amended from time to time in accordance with Section 5 of Chapter 40A of Massachusetts General Laws.
K. 
Validity. The invalidity, unconstitutionality or illegality of any provision of this section or any boundary described herein shall not have any effect upon the validity, constitutionality or legality of any other provision or boundary.
L. 
Rules and regulations. After public notice and public hearing, the SPGA shall, if it deems necessary, promulgate rules and regulations to effectuate the purpose of this section, including but not limited to performance standard regulations relative to design, environmental, safety, access and utility standards, reconstruction or replacement of existing towers, and modifications to existing PWSCFs, and regulations governing monitoring and maintenance, abandonment and discontinuance of use, and indemnification, insurance and fee requirements. Public notice shall include publication of all proposed regulations in a newspaper of general circulation in the Town not less than 21 days prior to public hearing. Failure by the SPGA to promulgate such rules and regulations or a legal declaration of their invalidity by a court of law shall not act to suspend or invalidate the effect of this section.
[Added 11-5-2007 FYTM, Art. 16]
A. 
Purpose and intent. It is the express purpose of this section to accommodate wind energy turbines (WET) in appropriate locations, while minimizing any visual, safety and environmental impacts. This section enables the review of WETs by the Town's Planning Board in keeping with the Town's existing bylaws. This section is intended to be used in conjunction with other regulations adopted by the Town, including historic district regulations, staff review, and local bylaws designed to encourage appropriate land use, environmental protection, adequate infrastructure development, and the preservation of historical, cultural, archaeological, architectural and recreational values. The scale of the proposed WET will determine the review and permitting process required by the Town of Brewster.
[Amended 5-2-2011 ATM, Art. 32]
B. 
Consistency with federal law. This section is intended to be consistent with state and federal law and, in particular the regulations of the Federal Communications Commission and Federal Aviation Administration.
C. 
Definitions and word usage. As used in this section, the following terms shall have the meanings indicated below. The word "shall" or "will" indicates mandatory requirements. Terms and words not defined herein but defined in the Brewster Town Code, Chapter 179, Zoning, or in the Commonwealth of Massachusetts State Building Code shall have the meanings given therein unless a contrary intention clearly appears. Words not defined in either place shall have the meanings given in the then most current edition of the Webster's Unabridged Dictionary.
BLADE
Extensions from the hub of a WET which are designed to catch the wind and turn the rotor to generate electricity.
EQUIPMENT SHELTER
An enclosed structure, cabinet, shed or box at the base of the mount, or close to the base of the mount, where batteries, electrical equipment and other appurtenant nonhazardous components or materials may be housed.
FALL ZONE
The area on the ground within a prescribed radius from the base of a WET. The fall zone is the area within which there is a potential hazard from falling debris (such as ice) and, in the case of towers, shall not be less than a radius equal in distance to the total height of the WET. The area within the fall zone shall be under the legal care, custody and control of the WET applicant. Applicants who own contiguous parcels of land that will be included within the fall zone must file ANR applications to relocate any property lines within the fall zone.
FEDERAL AERONAUTICAL ADMINISTRATION (FAA)
The governmental agency responsible for regulating airways in the United States
FEDERAL COMMUNICATIONS COMMISSION (FCC)
The government agency responsible for regulating telecommunications in the United States.
HUB
The center of the rotor to which the blades are attached.
HUB HEIGHT
The height as measured from the natural grade of the land below the WET to the center of the hub.
LARGE-SCALE WIND ENERGY TURBINE (LWET)
Wind energy system consisting of a wind turbine, a tower, and associated control or conversion electronics, whose total height is more than 130 feet above natural grade. LWETs shall have a rated capacity of more than 60 KW and be intended primarily to produce energy for sale to the grid, for consumption off-site.
MEDIUM-SCALE WIND ENERGY TURBINE (MWET)
Wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, whose total height is between 75 feet and 130 feet above natural grade. MWETs shall have a rated capacity in excess of 60 KW, be intended primarily to produce energy for on-site power consumption and reduce the need to purchase utility power from the grid, and have the ability to sell power back to the grid.
NACELLE
The frame and housing at the top of the tower which protects the gear box and generator from weather and helps control the mechanical noise level.
ROTOR
A WET's blades and the hub to which they are attached.
ROTOR DIAMETER
The diameter of a WET's rotor measured as twice the length of the largest blade (or equal to the diameter of the swept area).
SHADOW/FLICKER
Shadows cast from WETs which generally occur in close proximity to the WET, although this will vary depending on the time of year, latitude and turbine height. Flicker effects can occur when the sun shines through the rotor blades at certain times of day and results in the temporary blocking of the suns rays with each pass of a rotor blade.
SITE, WET
The land that is, or will be, temporarily or permanently altered during the construction and use of any WET, including the fall zone. The applicant shall offer proof of ownership of the site or control of said site via an existing, lawful easement, lease, license or land use agreement.
SMALL-SCALE WIND ENERGY TURBINE (SWET)
Wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, whose total height is between zero and 75 feet above natural grade. SWETs shall have a rated capacity of not more that 60 KW, be intended primarily to produce energy for on-site power consumption and reduce the need to purchase utility power from the grid, and have the ability to sell power back to the grid.
SPECIAL PERMIT GRANTING AUTHORITY (SPGA)
The Brewster Planning Board shall be the special permit granting authority for purposes of this section.
TOTAL HEIGHT
Combined height as measured from the natural grade at the base of the tower to the tip of the rotor blade when extended vertically 90° from the horizontal plane of the ground.
TOWER
(1) 
A structure supporting WET generators and associated equipment, including but not limited to the following:
(a) 
Monopole tower. The type of mount that is self-supporting with a single shaft of wood, steel, fiberglass, or concrete, and a platform (or racks) for nacelle and blades arrayed at the top.
(b) 
Guyed tower. A monopole or lattice tower that is tied to the ground and supported by diagonal cables attached to concrete and steel anchors embedded in the ground.
(c) 
Lattice tower. A self-supporting mount constructed of structural steel with multiple legs and cross bracing of structural steel.
(2) 
Guyed and lattice towers may be utilized for SWET and MWET installations. Only monopole towers shall be utilized with LWET installations.
TOWER HEIGHT
The height as measured from the natural grade of the land below the WET to the top of the tower.
WIND ENERGY TURBINE (WET)
Any structure or facility used for the converting of wind energy to electric power, including, but not limited to, towers, blades, motors, transmission wires, buildings, monopoles or other support structures, constructed, installed or operated, or to be constructed, installed or operated.
WIND MONITORING OR METEOROLOGICAL (TEST OR MET) TOWERS
Towers which support mechanical devices such as anemometers and their support structures which elevate them to the height desired above the natural grade to measure wind speed, variability and direction in order to determine wind-to-electrical-energy conversion capabilities at a specific site. Such towers shall not exceed 175 feet in total height and shall carry aircraft warning lights. The owners shall file FAA Form 7460 and receive FAA approval before erecting an MET tower, and shall remove the MET tower after 18 months restoring the site to its original condition.
D. 
Use, site and dimensional regulations.
(1) 
Use regulations. All WET or MET towers shall require a building permit and may be permitted as follows:
(a) 
MET towers. MET towers shall be permitted in all zone districts subject to the issuance of a special permit and a building permit. Provided these towers are only used to measure the wind regime at a site, a building permit may be issued for the construction of a tower subject to the following conditions:
[1] 
The tower shall be removed after a period of 18 months;
[2] 
The site shall be restored to its original condition following removal of the tower;
[3] 
The tower shall not be erected until the applicants file FAA Form 7460;
[4] 
The tower shall have a fall zone and conform to setback requirements; and
[5] 
The tower shall carry aircraft warning lights and shall be painted with alternating red and white sections.
(b) 
WET facilities. The permitting process for WET facilities shall be dictated by the size and scale of the proposal. SWETs of less than 75 feet total height may be permitted in any district, provided they meet all the building code requirements. MWETs of 75 to 130 feet in total height shall only be permitted by special permit. LWETs of greater than 130 feet in total height shall require a special permit and shall only be erected on land located within the districts described in Subsection H.
(2) 
Site control. The applicant seeking to install a WET facility or a MET tower shall submit documentation of his legal right to use the proposed site when applying for a special permit. Documentation should include proof of control over the setback and clear areas required by this section.
(3) 
Setback.
(a) 
All WET facilities and their associated equipment shall comply with the building setback provisions of the zoning district in which the facility is located.
(b) 
In reviewing a special permit application for a WET facility, the SPGA may reduce the required setback for accessory buildings/structures if the applicant can produce sufficient evidence to the SPGA that no potential exists for damage or damage claims from any other party.
(c) 
The following setbacks shall be observed for LWET facilities:
[1] 
In order to ensure public safety, the minimum distance from the base of any tower to any property line, road (except for roads used exclusively for servicing the LWET), habitable dwelling, business, institution, or public recreational area shall be equal to the fall zone.
[2] 
The fall zone for LWET facilities must be kept free of all habitable structures during the operational life of the facility. Fall zone areas shall be measured from the base of the tower.
E. 
Small-scale wind energy turbines (SWET).
(1) 
The Building Commissioner is hereby established as the permit granting authority for SWET facilities. A permit may be issued for the erection of a SWET in any designated district or in connection with any permitted use in a designated commercial or residential district, provided that the below conditions are met.
(2) 
Stand-alone SWETs may not be placed on lots of less than 40,000 square feet: however, a SWET which will be attached to an existing structure and will not exceed the building height restriction in the zoning district in which it will be located, may be located on a lot smaller than 40,000 square feet at the discretion of the Building Commissioner.
(3) 
No portion of a SWET shall be located within a wetland area.
(4) 
Total height of a SWET shall be limited to less than 75 feet from natural grade to top of extended rotor blade.
(5) 
All portions of a SWET support structure must meet the setback requirements for the zone where the land is located. A SWET must be setback from all habitable structures on abutting properties by an area equal to or exceeding the distance of the fall zone. Said setback shall not be required when the abutting owner(s) grants an easement to the applicant. In a case where the applicant is also the owner of the abutting property, refer to definition of "fall zone" and requirements to expunge lot lines.
(6) 
The noise level at the lot line may not exceed 10 dB(A) over the ambient sound level and must comply with the existing Town of Brewster Noise Bylaw.[1]
[1]
Editor's Note: See Ch. 125, Noise.
(7) 
Climbing access to the tower structure shall be limited by a) placing fixed climbing apparatus no lower than 10 feet from the ground, and b) placing a six-foot fence or shielding around the SWET.
(8) 
Building permit applications for SWET shall be accompanied by standard drawings of all structures, including the tower, base, footing, guy wires, guy anchors, and any additional equipment or housings. Also included shall be a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to all federal, state and local codes.
(9) 
No SWET shall be installed until evidence has been supplied to the Town that the utility company has approved the applicant's proposal to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this utility certification.
F. 
Medium-scale wind energy turbine (MWET).
(1) 
The construction of a MWET is subject to the issuance of a special permit pursuant to § 179-51. The proposed MWET must comply with all the requirements of this section, the Zoning Bylaws, and the wind energy conversion turbine special permit regulations adopted by the Brewster Planning Board.
G. 
Large-Scale Wind Energy Turbine (LWET).
(1) 
The construction of a LWET may only be permitted in the Large-Scale Wind Energy Conversion Turbine Overlay District, subject to issuance of a special permit pursuant to § 179-51. The proposed LWET must comply with all the requirements of this section, the Zoning Bylaws, and the wind energy conversion turbine special permit regulations adopted by the Brewster Planning Board.
H. 
Large-Scale Wind Energy Turbine Overlay District. There is hereby established a Large-Scale Wind Energy Turbine Overlay District within the Town of Brewster. This district consists of the following parcels of property shown on the Large-Scale Wind Energy Turbine Overlay District Zoning Map on file with the Brewster Building Department, the Brewster Planning Department and the Brewster Town Clerk.
(1) 
Map 44, Parcels: 8, 9, 10, 13, 15, 16, 17, 18, 18-1, 19, 19-1, 19-2, 19-3, 21, 22-1, 22-2, 23, 24, 25, 27, 28, 29, 30, 30-1, 33, 34, 34-1, 34-2, 35, 37.
(2) 
Map 45, Parcels: 1, 2, 3, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22-23, 22-24, 23, 24-21, 24-22, 24-28, 25, 26, 27, 28, 30, 31, 32, 32-1, 33, 33-1, 34, 35-1, 35-2, 37, 39, 39-1, 40, 41, 42, 43, 44, 45, 45-1, 46, 58-1, 59, 66, 67, 68, 69, 70-1, 70-2, 71, 72, 76, 77, 78, 79, 80-1, 80-2.32, 33, 34, 34-1, 35, 39, 40, 41, 41-2, 55, 56, 57, 58, 81.
(3) 
Map 46, Parcels: 1, 2, 3, 4, 5, 6, 9, 12-1, 12-2, 12-3, 14-1, 14-2, 31, 32, 33, 34, 34-1, 35, 39, 40, 41, 41-2, 55, 56, 57, 58, 81.
(4) 
Map 47, Parcels: 24, 25, 26, 27, 28, 29, 32-1, 32-2, 32-3, 33, 35, 36, 37, 38, 42, 43, 46, 47, 48, 50, 51, 52, 58, 64, 90, 91.
(5) 
Map 52, Parcels: 1, 2-1, 2-2, 3, 6, 17, 18, 24, 26, 27, 29, 30-1, 30-2, 70, 94.
(6) 
Map 53, Parcels: 3, 6-1, 6-4, 6-6.
(7) 
The Industrial (I) District: All parcels located within said District within the Town of Brewster.
(8) 
The Municipal Refuse District (MRD): All parcels located within said district within the Town of Brewster.
(9) 
All Town-owned properties: All parcels currently owned by the Town of Brewster, and any future property acquisitions, provided there are no legal restrictions or restrictions on the title to prevent or prohibit such development.
I. 
Special permit application procedures for medium- and large-scale wind energy turbines.
(1) 
Special permit granting authority (SPGA).
(a) 
The SPGA shall not approve any application that does not comply with all the requirements of this section and the special permit regulations for wind energy conversion turbines adopted by the Brewster Planning Board. The Board does, however, have the right to waive any part of this section without the requirement of a variance, when it makes a specific finding that such a waiver would not be detrimental to the public interest, cause the Town any expense, or be inconsistent with the intent and purpose of this section.
(b) 
The SPGA shall act in accordance with the standards and requirements set forth herein and in accordance with the Massachusetts General Laws.
(c) 
The SPGA shall open the public hearing on the application within 65 days of the filing of an application for a special permit and shall issue a decision within 90 days following the date of the close of the public hearing.
(2) 
Preapplication staff review meeting. Prior to filing a special permit application with the SPGA, and after review by the Cape Cod Commission, if required, the applicant shall request a meeting for staff review for purposes of discussing the proposed WET in general terms and reviewing the relevant local approvals required. Staff review shall take place with the applicant under this section within 30 days following a written request submitted to the Town Planner or a designee. If the staff review meeting fails to take place on a project within said thirty-day period, the applicant may proceed with a special permit application under this section without need for a preapplication meeting. The applicant shall prepare sufficient preliminary architectural and engineering drawings to inform staff of the location of the proposed facility, as well as its scale and overall design. Staff shall issue a statement containing any written recommendations or proposed alterations it recommends be made to the proposal to better conform to the provisions of any Town bylaw or to better serve the public interest. A written copy of the staff review statement must be included in the application to the SPGA.
[Amended 5-2-2011 ATM, Art. 32]
J. 
Approval criteria; required findings and denials.
(1) 
Approval criteria. In reviewing all applications for special permits, the SPGA shall utilize as approval criteria all applicable use, siting, dimensional, and setback requirements set forth in § 179-51 and any applicable regulations promulgated by the SPGA pursuant to this section.
(2) 
Required findings for issuance of special permit. The SPGA shall make the following applicable findings, with appropriate reasoning, in writing, prior to the granting of any special permit:
(a) 
The proposed WET will not have an undue adverse impact on historic resources, scenic views, natural resources, and/or residential property values;
(b) 
The applicant has agreed to implement all reasonable measures to mitigate the potential adverse safety, environmental, and aesthetic impacts of the WET;
(c) 
The proposed WET shall comply with current FCC and FAA standards regarding flight and air navigation hazard identification and prevention;
(d) 
The applicant has agreed to any maintenance and monitoring requirements set forth in any regulations promulgated by the SPGA;
(e) 
The proposed WET shall be sited or camouflaged or screened to the greatest extent possible to minimize adverse visual impacts; and
(f) 
The applicant meets the criteria set forth in Subsection D as well as all performance standards and requirements contained in any regulations promulgated by SPGA pursuant to this section. The SPGA reserves the right to require the applicant to set aside fees in accordance with MGL c. 40A.
(3) 
Denials.
(a) 
The SPGA may deny a special permit if it finds:
[1] 
That the applicant failed to meet any application or filing requirements set forth in regulations promulgated by the SPGA; or
[2] 
That the application fails to meet applicable use, siting, dimensional, and setback requirements set forth in this section, or any applicable regulations promulgated by the SPGA pursuant to this section.
(b) 
Any decision by the SPGA to deny an application for special permit under this section shall be in conformance with MGL c. 40A.
K. 
Terms of special permits.
(1) 
A special permit shall lapse 24 months following the issuance thereof if construction of or substantial use of the WET has not commenced (excluding any appeal periods).
(2) 
A special permit issued for any MWET shall be valid for 15 years, unless previously abandoned or discontinued. A special permit issued for any LWET shall be valid for 25 years, unless previously abandoned or discontinued.
[Amended 5-3-2010 ATM, Art. 29]
(3) 
At the end of the initial time period, the MWET or LWET shall be removed or a new special permit shall be required. Any special permit extension beyond the original fifteen-year term for a MWET or the original twenty-five year term for a LWET shall terminate within 10 years or upon the manufacturer’s estimated useful life for the model and type of said WET or WET component equipment. A special permit may be extended for up to a maximum of 10 years, provided the applicant provides an inspection and certification by a licensed structural engineer.
[Amended 5-3-2010 ATM, Art. 29]
(4) 
Any permit issued by the SPGA for an MWET or LWET shall only be valid for the applicant or the applicant’s financier pursuant to a step-in or default provision; it may not be otherwise assigned, leased or sold.
[Amended 5-3-2010 ATM, Art. 29]
L. 
Severability. The provisions of this section are severable from each other, and the invalidity of any provisions or sections shall not invalidate any other provision or section thereof.
M. 
Amendments. This section may be amended from time to time in accordance with Section 5 of Chapter 40A of Massachusetts General Laws.
N. 
Validity. The invalidity, unconstitutionality or illegality of any provision of this section or any boundary described herein shall not have any effect upon the validity, constitutionality or legality of any other provision or boundary.
O. 
Rules and regulations. After public notice and public hearing, the SPGA shall, if it deems necessary, promulgate rules and regulations to effectuate the purpose of this section. Public notice shall include publication of all proposed regulations in a newspaper of general circulation in the Town not less than 21 days prior to public hearing. Failure by the SPGA to promulgate such rules and regulations or a legal declaration of their invalidity by a court of law shall not act to suspend or invalidate the effect of this section.
Any use permitted by right or special permit in any district shall not be conducted in a manner as to emit any dangerous, noxious, injurious or otherwise objectionable fire, explosion, radioactive or other hazard; noise or vibration, smoke, dust, odor or other form of environmental pollution; electrical or other disturbance, glare, liquid or solid, refuse or wastes; or conditions conducive to the breeding of insects, rodents or other substance, conditions or element in an amount as to affect adversely the surrounding environment.
[Added 12-10-1979 STM, Art. 37]
The Planning Board may grant a special permit for construction and occupancy of subsidized elderly housing in accordance with the following:
A. 
Application.
(1) 
Application for a special permit for subsidized elderly housing shall include materials indicating subsidies committed or sought; the proposed form of tenure (rental or condominium); occupant selection system; a schedule indicating, by year, the number of dwelling units and the improvements proposed to be constructed, schematic floor plans, architectural elevations and cross sections as necessary to clarify the proposal; and a site plan indicating the information required at § 179-34, Multifamily dwellings, also indicating existing and proposed topography, areas of existing trees or other vegetation to be retained and wetlands, if any. In addition, it is advisable for the applicant to submit material relating this proposal to the criteria of § 179-42F below.
(2) 
Following approval of the special permit and prior to the issuance of a building permit, site plan approval must be granted by the Planning Board. Application for such approval shall, in addition to further detailing all of the above, locate lighting, solid waste facilities and erosion control proposals; and shall include description of methods proposed for securing site improvements in the event that partial occupancy is proposed prior to their completion. Site plan approval shall be granted, provided that the Planning Board determines that the further detailing of the design has been consistent with both the stipulations of the special permit and with the design guidelines of § 179-42E.
B. 
Number limitation. The provisions of this section shall not be used to increase the Town-wide number of subsidized dwelling units by more than 125 dwelling units in excess of that number which is consistent with local needs as defined in MGL c. 40B, § 20.
C. 
Dimensional requirements. Minimum required lot area, regardless of district, shall be 10 contiguous acres in single or consolidated ownership at the time of application, at least 75% of which must be buildable upland as defined in this chapter. The average density for the entire lot shall not exceed eight dwelling units per acre. Other district area, height and bulk regulations of Article V for the location in question must be complied with.
D. 
Multifamily rules. All provisions of § 179-34, Multifamily dwellings, shall apply to such development, except that Subsection A(1) above shall apply not only in C-H District but also in all other districts where subsidized housing is allowed, and except that actions designated for the Board of Appeals shall be taken by the Planning Board.
E. 
Design.
(1) 
To minimize departure from single-family residential scale, there shall be no more than four dwelling units served from a single entrance. No exterior building wall shall extend for more than 100 feet without a horizontal offset of six or more feet, and no building shall exceed 200 feet in length. Parking areas shall not contain more than 24 parking spaces each, with parking areas of 12 or more spaces separated from each other by 50 feet or more.
(2) 
To avoid lighting impacts, outdoor lighting fixtures shall be mounted no higher than 15 feet, oriented and shielded to avoid glare on adjoining premises and plantings or other screening used to block headlight glare from drives and parking lots onto adjoining premises.
(3) 
To avoid traffic concern, any egress serving 24 or more dwelling units shall have at least 250 feet visibility in each travel direction.
(4) 
The design of building form, building location, egress points, grading and other elements of development shall:
(a) 
Protect pedestrian and vehicular safety within the site and egressing from it.
(b) 
Minimize visual intrusion of parking areas as viewed from public ways or abutting premises.
(c) 
Minimize the volume of earth cut and fill.
(d) 
Minimize the number of removed trees four inches in diameter and larger.
(e) 
Control soil erosion.
(f) 
Avoid more than a 10% increase in peak hour stormwater flow increase from the site.
(g) 
Control headlight glare.
F. 
Decision. A special permit for subsidized elderly housing shall be granted only if the Planning Board determines that the proposal would have beneficial effects which overbalance any adverse impacts on the neighborhood or the Town considering the following:
(1) 
Municipal costs and revenues.
(2) 
Effect on the range of available housing choices.
(3) 
Service to current Brewster residents.
(4) 
Service to identified housing needs.
(5) 
Support for local business activity and jobs.
(6) 
Impacts on the natural environment, especially on ground- and surface water quality and level.
(7) 
Impacts on traffic safety and congestion, adequacy of water service and need for other public services.
(8) 
Impacts on the visual environment through preservation or displacement of visual assets and consistency with existing development in the area.
[Added 11-18-2002 FYTM, Art. 16; amended 11-5-2007 FYTM, Art. 19]
A. 
For the purposes of encouraging affordable housing, as defined in Article I, § 179-2B, this section shall control, subject to the following general conditions and standards.
B. 
General conditions.
(1) 
Affordable housing units created pursuant to this section shall be use-restricted for as long as they shall exist in accordance with any special conditions allowed herein. Said restrictions and/or conditions shall be noted on the occupancy permit and recorded at the Barnstable County Registry of Deeds. Proof of such recording shall be submitted to the Zoning Enforcement Official prior to occupancy.
(2) 
Affordable housing units shall only be leased to and/or used by families/individuals meeting one of the categories of qualified persons as defined in § 179-2B, "affordable housing." Affordable housing units' maximum rents shall be governed by the Massachusetts Department of Housing and Community Development regulations, and shall not exceed the maximum rent under the then current guidelines.
(3) 
Affordable housing units shall only be occupied as year-round residential domiciles. Leases for affordable housing units shall be for a minimum term of 12 months.
(4) 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection B(4), regarding occupancy restrictions on affordable housing units, was repealed 12-3-2018 FYTM, Art. 12.
(5) 
To the extent permitted by law, current employees of the Town of Brewster and residents of the Town of Brewster shall receive preference in the selection of tenants for affordable housing units.
(6) 
(Reserved)
(7) 
Record title holders of property upon which an affordable housing unit is situated, or will be situated, shall be solely responsible for submitting all of the information required under this section to the Zoning Enforcement Official.
(8) 
Failure to comply with any provision contained in § 179-42.1 shall constitute a violation under the Zoning Bylaws and shall be subject to fines and penalties enumerated in § 179-49, except that each day a violation is found to exist shall constitute a separate offense. Any fines rendered as a result of a violation of § 179-42.1 shall be deposited in the Brewster Affordable Housing Fund account for future expenditure towards affordable housing projects and/or programs.
C. 
Standards.
(1) 
(Reserved)[2]
[2]
Editor’s Note: Former Subsection C(1), Affordable accessory single family dwelling units (AADU), was repealed 12-3-2018 FYTM, Art. 12.
(2) 
(Reserved)[3]
[3]
Editor’s Note: Former Subsection C(2), Affordable accessory commercial dwelling units (AACDU), was repealed 12-3-2018 FYTM, Art. 12.
(3) 
Affordable multifamily dwelling units (AMDU).
(a) 
(Reserved)
[Added 12-3-2018 FYTM, Art. 12; amended 11-13-2023 FYTM by Art. 5]
The purposes of this ADU section are to promote the creation of year-round rental dwelling units in the Town; to increase housing choice and the diversity of housing types in the Town; and to preserve the community, especially by facilitating housing that allows seniors, working people and young adults to remain and live in Brewster; all while supporting the existing desirable character of Brewster's residential neighborhoods and districts. Accessory single-family dwelling units shall be permitted subject to the following standards:
A. 
An ADU may be located within, connected to or adjoining a single-family dwelling, or in a detached, accessory residential building to a single-family dwelling, subject to all standards of this section. An ADU shall maintain a separate entrance(s), either directly from the outside or through an entry or shared corridor sufficient to meet the requirements of the State Building Code for safe egress. Also see the "Definitions" section of this chapter, § 179-2.
B. 
There shall be no more than one ADU per lot.
C. 
An ADU shall have no more than two bedrooms and no more than 1,000 square feet of net floor area.
D. 
A minimum of one parking space for the ADU shall be provided in addition to the parking spaces for the principal dwelling.
E. 
A detached, accessory residential building in which an ADU is located shall not otherwise contain bedrooms not associated with the ADU.
F. 
An ADU shall be subject to and comply with all other provisions of this chapter, as applicable, including without limitation the building height, coverage and setback requirements for the underlying lot, either as set out in Table 2, Area Regulations, Table 3, Height and Bulk Regulations,[1] or as otherwise may be permitted in Article VIII of this chapter. To the extent there is conflict between the provisions in this section and other provisions in this chapter, the provisions in this section shall control.
[1]
Editor's Note: Said tables are included as attachments to this chapter.
G. 
There shall be no minimum lot size required to construct and maintain an ADU. However, a special permit, pursuant to the applicable standards in § 179-51 herein, and Table 1, Use Regulations,[2] shall be required from the Planning Board for an ADU on a lot less than 15,000 square feet.
[2]
Editor's Note: Said table is included as an attachment to this chapter.
H. 
Either the principal dwelling or the ADU shall be occupied by the owner of the property on a year-round basis, except for bona fide temporary absences, and the other dwelling unit shall be used for year-round dwelling purposes, leased or occupied for continuous periods of not less than 12 months at a time. Notwithstanding the foregoing, an owner who does not so occupy the property on a year-round basis may apply for a special permit from the Planning Board, pursuant to the applicable standards in § 179-51 herein, to authorize an ADU on the property and the use of whichever dwelling unit(s) said owner does not intend to occupy, either the principal dwelling, the ADU, or both, for year-round dwelling purposes, to be leased or occupied for continuous periods of not less than 12 months at a time. Pursuant to its special permit authority under § 179-51 of this chapter, the Planning Board may consider and require, among other things, safeguards to ensure that privacy to abutting properties is reasonably maintained and that there are appropriate management and facilities in place to serve the dwelling units.
I. 
An ADU shall be used and designed consistent with the single-family residential nature of the underlying property. An ADU shall not be used as an accommodations-type use, such as a lodging house. There shall be no subletting, renting of rooms, or boarding of lodgers in an ADU on a short- term basis, and no short-term rental use shall be permitted on a lot containing an ADU.
J. 
An ADU shall be subject to all applicable state and local laws and regulations, including without limitation the State Building Code and related certificate of occupancy requirements; state plumbing, electrical, and fire codes; Title 5, 310 CMR 15.00, and the State Sanitary Code, 105 CMR 410.00, and corresponding local Board of Health regulations; and state and local wetlands laws and regulations.
K. 
An ADU shall not be severed in use or ownership from the principal dwelling to which it is accessory, including but not limited to subjecting the underlying lot or any portion thereof to the condominium form of ownership.
L. 
The owner of a property with an ADU shall be required to file a written affidavit with the Building Department certifying compliance with the standards of this section, including the use and occupancy standards. The Building Department shall establish, administer, and maintain, and may amend from time to time, the affidavit process and forms referenced herein.
M. 
The Building Commissioner is authorized to establish an administrative permitting and/or registration process for ADUs, in addition to other permits or approvals that might be required, to assist in documenting ADUs in the Town for informational or zoning compliance purposes.
N. 
Without limiting other enforcement remedies or actions available under this chapter, including fines, the Building Commissioner is authorized to order that the cooking facilities and supporting utilities and fixtures within an ADU be removed in order to abate a violation of this section.
[Added 12-3-2018 FYTM, Art. 12]
Accessory single-family dwelling units shall be permitted subject to the following standards:
A. 
An ACDU may be located within or adjacent to a commercial building, or in a building on the same lot as a commercial use, subject to the Definitions of § 179-2; the requirements of Table 1, Use Regulations, and Table 2, Area Regulations/Minimum Required Lots; and all standards of this section.
B. 
An ACDU may be located in a Commercial High Density or Village Business District.
C. 
An ACDU may be located within a Zone II (Zone of Contribution to a Public Drinking Water Well), in the watershed of the Herring River, or the watershed to Pleasant Bay, subject to approval of a Special Permit by the Zoning Board of Appeals. All ADU's within these areas shall be required to install advanced nitrogen treatment septic systems, if deemed necessary.
D. 
All construction in connection with an ACDU shall conform to building setbacks for a commercial building in the Zoning District where it is located.
E. 
The property owner shall be required to file a notarized affidavit with the Building Department annually, stating that the ACDU will be, and/or has been, leased for a period of not less than 12 months.
F. 
No more than 20 building permits shall be issued for the combined total of ADUs and ACDUs in a single calendar year.
G. 
There shall be no renting of rooms or boarding of lodgers in an ACDU.
H. 
An ACDU shall conform to all applicable State and local laws regulating new construction or new residential use including the State Building Code and applicable plumbing, electrical, fire, health and conservation regulations and bylaws. A Certificate of Occupancy shall be required for any ACDU.