[Amended 5-1-1995 ATM, Art. 17; 5-2-2011 ATM, Art. 29]
A. Proposed
developments are required to complete staff review pursuant to this
section if they include any one or more of the following:
(1) A new principal nonresidential building.
(2) An increase in floor area by more than 500 square feet through a
new accessory building or a five-hundred-square-foot building addition
or an increase in lot coverage by 10% or more; provided, however,
that this provision shall not apply to single-family or two-family
dwellings or to their accessory buildings, or to the coverage of their
lots.
(3) Alteration to a parking facility having 10 or more spaces.
(4) Removal of existing vegetative ground cover from more than 10,000
square feet of site area, whether a structure is proposed or not.
(5) Any change of use of an existing building and/or property as listed in Chapter
179 of the Code of the Town of Brewster, Massachusetts.
(6) Any use or development required by the Zoning Bylaw to seek staff
plan review.
(7) A new personal wireless services facility.
(8) A new medium-scale wind energy turbine (MWET) or large-scale wind energy turbine (LWET) as defined in Chapter
179, Article
IX, Section
179-40.2C.
(9) A new utility-scale solar energy installation.
B. Any
person proposing a development of any kind wishing to present proposed
plans for plan review on an informal basis is encouraged to do so.
C. This chapter shall not apply to single-family or two-family dwellings
or to their accessory buildings and structures.
D. This chapter shall not apply to developments which, prior to its effective date, have been granted a special permit under §
179-51 of the Zoning Bylaw, or a building permit.
E. Chapter
179, Article
XII (Site Plan Review), requires either a special permit or a waiver for developments subject to review under §
83-3A. The review afforded by the staff review process is believed to greatly benefit the applicant and relevant Town boards, committees and departments. As a result, applicants are required to go through staff plan review prior to appearing before the Planning Board for the special permit.
[Amended 5-13-1991 ATM, Art. 34; 5-9-1994 ATM, Art. 27; 5-1-1995 ATM, Art. 17; 5-3-1999 ATM, Arts. 14 and 15; 5-1-2000 ATM, Art. 26; 5-2-2011 ATM, Art. 29]
A. Presubmittal
information. Those submitting plans for review are urged to confer
with the Town Planner regarding materials necessary or appropriate
for submittal for plan review.
B. Submittal
and distribution. All staff review submission material shall be submitted
to the Town Planner, with 12 copies so that each staff member participating
in the review shall be provided a copy. The Town Planner shall transmit
copies of those materials to those staff members. Within 14 days of
submittal, each of those staff members shall notify the Town Planner
of any specific further information or materials needed.
C. Staff
review meeting. A staff review meeting shall be held within 30 days
of receipt of a submission for review or such later time as the submitter
may agree to. When the date has been established, the departments
to which the submittals have been distributed shall be notified.
D. Report.
The staff performing the review shall determine what further review
and/or permitting is required and provide the submitter with a written
report to that effect and shall notify the Building Commissioner of
its findings within 14 days of the staff review meeting. The report
shall be generated by the Planning Department.
[Amended 5-1-1995 ATM, Art. 17; 5-2-2011 ATM, Art. 29]
The following materials shall be submitted for review, except
for any determined by staff to not be germane to the specific case,
as communicated to the submitter prior to submittal:
A. Site
plan showing the following:
(1) The location and boundaries of the site and of any lots proposed.
(2) An indication of each zoning district and overlay district involved.
(3) The use and ownership of adjacent premises, approximate location
of buildings within 50 feet of the site and, if the proposal may include
on-site sewage disposal, the approximate location of any wells on
or off the premises within 300 feet of the leaching field or other
discharge location.
(4) The existing and proposed buildings, streets, ways, drives, walks,
service areas, parking spaces, loading areas, fences and screening,
utilities, waste storage and disposal facilities, wells and drainage
facilities, to the extent these have been designed.
(5) The existing and proposed topography and vegetation, indicating areas
of retained vegetation and identifying the location of any trees exceeding
eight inches in trunk diameter 4 1/2 feet above grade, if proposed
for removal, and identifying size and species of trees and shrubs
to be planted, if known.
(6) An indication of wetlands if known and other areas subject to control
under the Wetlands Protection Bylaw, and the one-hundred-foot zone surrounding such areas.
(7) The location of signs and exterior lighting and accompanying materials
to describe those elements, if known.
B. Building
plans. Building plans and elevations in a general manner.
C. Any
other information that could assist staff in understanding the proposal.
The following materials shall be submitted for
development plan review, except for any determined by the Plan Review
Committee to not be germane to the specific case, as communicated
to the applicant in writing prior to submittal:
A. Site plan. A site plan prepared by a registered architect,
landscape architect or professional engineer showing the following:
(1) The location and boundaries of the site and of any
lots proposed and an indication of each zoning district and overlay
district involved.
(2) The use and ownership of adjacent premises, approximate
location of buildings within 50 feet of the site and, if the proposal
includes on-site sewage disposal, the approximate location of any
wells on or off the premises within 300 feet of the leaching field
or other discharge location.
(3) The existing and proposed buildings, streets, ways,
drives, walks, service areas, parking spaces, loading areas, fences
and screening, utilities, waste storage and disposal facilities, wells
and drainage facilities.
(4) The existing and proposed topography and vegetation,
indicating areas of retained vegetation and identifying the location
of any trees exceeding eight inches in trunk diameter 4 1/2 feet
above grade, if proposed for removal, and identifying size and species
of trees and shrubs to be planted.
(5) An indication of wetlands and other areas subject
to control under the Wetlands Protection Bylaw, and the one-hundred-foot zone surrounding such areas,
identified through field survey acceptable to the Conservation Commission,
and proposed erosion control measures.
(6) The location of signs and exterior lighting and accompanying
materials to describe those elements.
B. Building plans. Building floor plans and architectural
elevations, prepared by a registered architect or engineer unless
there is no building proposed exceeding 35,000 cubic feet.
C. Submittals documentation. Documentation that all required
submittals which under law can be made actually have been made to
other agencies, such as the Conservation Committee under the Wetlands
Bylaw, the Brewster Department of Public Works for utility connections,
the Massachusetts Department of Public Works for curb cut permits,
the Board of Health or Department of Environmental Protection for
on-site disposal facilities and EOEA for MEPA review, and that any
necessary special permits or variances have been granted.
[Amended 5-1-1995 ATM, Art. 17]
D. Additional studies. Any additional studies or other materials required to document compliance under Article
III, Development Standards, whether by example of similar facilities or by engineering analysis. That may include, as germane, traffic impact analysis, water supply analysis, acoustic analysis, a lighting plan, documentation of air or water quality modeling, identification of any toxic or hazardous materials involved and substances to be emitted, a description of precautions, handling practices, monitoring and recovery systems proposed and a hazard prevention and contingency response plan.
E. Review fee. A development plan review fee, as required
under a schedule of fees to be established and, from time to time,
amended by the Town Administrator, based on the actual cost of review
for applications.
[Amended 5-1-1995 ATM, Art. 17]