A seasonal cottage resort (SCR), in accordance with this section, shall be allowed by special permit and site plan review in all parts of the Rural Residential District except the Floodplain District. "Seasonal cottage resort" shall mean a comprehensively planned, seasonal residential development in which housing types, called "seasonal cottages," and other community amenities, including recreational and/or commercial uses and activities, allowed under the permit, are clustered together in a pattern of aesthetically integrated, accessible open space.

Seasonal cottage resort (SCR) development standards are designed to support the Town's goals of preserving its open space and traditional New England rural character. Open space is created by requiring units to be clustered in efforts to protect existing natural and historical features of the site, to minimize resources and to minimize the area of impervious surfaces. The more compact development results in less infrastructure to be constructed and reduces site disturbance as a whole. Similarly, higher densities permitted with this type of compact development preserve open space and maximize the use of the infrastructure. These features localize growth and preserve the Town's rural character.

An SCR may be allowed by special permit in the Rural Residential District, except in those areas located in the Floodplain District as designated on the FEMA Q3 Flood Plain Overlay Map, if the Planning Board determines that it meets the standards of this section and this chapter.

To allow for greater flexibility and creativity in the design of residential development;

To ensure that, to the greatest extent possible, residential developments leave untouched and undisturbed the natural and historic features of the land, including, but not limited to, wetlands, watercourses, forests, prime agricultural land, steep slopes, plants, wildlife, historic sites, stone walls, scenic views and rural character;

To encourage the permanent preservation of open space as defined in § 171-5 of this chapter and natural resources, including aquifers, water bodies and wetlands, and historical and archaeological resources;

To encourage more compact and efficient forms of residential development that minimize site disturbance and impervious surfaces and that conform to existing topography and natural and historic features;

To maintain the Town's traditional New England rural character and land use pattern in which small villages contrast with open space and farmlands;

To facilitate the construction of streets, utilities and management of Town services in an efficient manner and to encourage connection to Town water and sewer services;

To provide wildlife corridors connecting open spaces;

To encourage development of seasonal residential properties to enhance recreational and other appropriate land uses;

Seasonal cottages;

A single dwelling unit designed for year-round use and occupied on a year-round basis by an on-site residential manager;

Recreational uses and/or a community facility or facilities which are integral to and serve the residents of the seasonal cottages, including but not limited to facilities such as tennis courts, swimming pools, gardens, community buildings and clubhouse;

Commercial uses specifically allowed during the hearing process and by the SCR special permit so long as they are directly accessory to the proposed development.

Occupancy of the development is limited to the dates March 1 to November 30, inclusive. A year-round, on-site resident, live-in manager is required to oversee the maintenance and security of the development.

The applicant and the association of residents must guarantee reasonable and safe access to the development throughout the year to ensure access for fire and police vehicles and apparatus.

Domestic water services to the cottages shall be suspended between December 1 and February 28 of each year but provided year round to the on-site manager's house. Water supply systems for fire protection shall remain active year-round.

Each cottage unit shall have a required minimum size of 500 square feet and a maximum size of 1,200 square feet.

Fifty-acre minimum. A person may apply for an SCR for land in the Rural Residential District, other than any part thereof within the Floodplain District, for a parcel of at least 50 contiguous acres of gross land area.

One seasonal cottage will be allowed for every 8,712 square feet of net developable acreage. The Planning Board will not allow more than a base maximum density of five units per net developable acre.

One on-site residential manager one-family dwelling shall be permitted per project in addition to the base maximum density established under Subsection G(1).

Minimizing environmental impacts: for SCR developments connected to public sewer system, a bonus of 10% of the base maximum density may be awarded.

Minimizing environmental impacts: for SCR developments connected to public water service, a bonus of 10% of the base maximum density may be awarded.

Preserving open space: for each additional 10% of the gross land area (over and above the required 30% per Subsection L) set aside as common open space, a bonus of 10% of the base maximum density may be awarded.

Preserving historic community character: for every historic structure or other historic feature preserved and made subject to a historic preservation restriction, a bonus of 10% of the base maximum density may be awarded.

Provisions for creation or extension of public trail network (public access to privately owned trails): for an SCR agreeing to allow public access, limited to pedestrian use only, to trails on the property, a bonus of 10% of the base maximum density may be awarded. In determining this increase in density, the Planning Board will look at the overall linear feet devoted to such trails, their location in a wooded area or other area of scenic beauty, and such factors which relate to the overall quality of the public trail network.

Provisions for public access to recreational open space amenities and public access to recreational amenities on property owned by the association: An SCR agreeing, as a condition of the special permit, to allow free public access to recreational open space and recreational amenities may be awarded a bonus of 10% of the base maximum density.

Provisions for reduced impacts upon community recreational amenities: Developers/Owners of an SCR agreeing to contribute a one-time fee of $500 per each seasonal cottage proposed within the development, as allowed and calculated under Subsection G of this section, may be awarded a bonus of 5% of the base maximum density.

The parcel must have a minimum of 100 feet of frontage on a public way. Parcels within the SCR have no minimum frontage requirement.

The minimum front yard setback shall be 50 feet. Side and rear yard setbacks shall be 30 feet. These setbacks apply only to and are measured from the perimeter of the property. There are no internal setback requirements for the individual structures within the seasonal cottage resort, other than as may be required by other fire protection or governing building codes.

The plan must show and the applicant must maintain a buffer strip suitable and sufficient to provide a visual barrier between adjoining properties in conformance with § 171-79.

The Planning Board may modify or waive the buffer requirement in cases where topography or other circumstances prove to provide a sufficient visual buffer.

The Planning Board shall allow a reduction in the side or rear yard setbacks when such property line is defined by a water body.

An adequate, safe and convenient arrangement of pedestrian circulation, roadways, driveways and parking.

Vehicular access from an existing public way, which in the opinion of the Planning Board is adequate to serve the proposed development. The Board may, after review by the Police and Fire Departments, require, in its sole discretion, an alternative or additional access for emergency use.

Accessways and walkways within the seasonal cottage resort shall be privately owned and maintained by the association of owners and shall be designed in accordance with sound engineering practices and shall be designed with sufficient width, suitable grade and adequate construction to safely provide for the needs of vehicular and pedestrian traffic generated by the development.

At least one parking space shall be provided for each seasonal cottage unit. Parking shall be provided for guests and shall not be less than one additional space per every two seasonal cottage units. Overall, 1.5 parking spaces per each seasonal cottage unit shall be provided in aggregate for the project.

The area of the common open space shall equal at least 30% of the net developable acreage of the site. Such land shall have a shape, dimension, character and location suitable to assure its use for gardens, park, recreation, or conservation purposes by all the residents of the development. Stormwater management facilities may be included within common open space areas calculations. Waters of the commonwealth, as defined in 314 CMR 4.02, and wetlands, as defined in § 171-5 of this chapter, may not be included in common open space calculations.

Suitable and usable outdoor recreational area or areas shall be provided for the use of the development residents and their guests. The area required for common open space may include land reserved for passive or active recreational uses, trails or paths, buffers, as well as land set aside as protected wildlife habitat or other conservation purposes. The Planning Board may permit up to 3% of the common open space area to be paved or built upon for structures accessory to the dedicated use of open space as stated in Subsection L(1).

Further subdivision of common open space, or its use for other than recreation or conservation, except for easements for underground utilities or stormwater management, shall be prohibited. Provision shall be made so that the common open space shall be owned in common and accessible to the owners and residents of all seasonal cottage units in the development, or by membership, or a corporation, trust or association whose members are the owners and residents of the units.

A homeowners' association shall be established, requiring membership of each unit or seasonal cottage owner in the seasonal cottage resort. The association shall be responsible for the permanent maintenance of communal water, sewage, and other common utilities, recreational, common open space and common accessways, and said agreement shall include language guaranteeing the continued maintenance of such common utilities, land and facilities, assessing each unit or cottage a share of maintenance expenses. As a condition of the special permit, the association agreement or covenants shall be submitted to the Planning Board and such agreement shall be forwarded to the Town Attorney for his/her comments to assist in the Planning Board's final approval of the document(s).

The homeowners' association agreement, owner's covenant, and any other recordable documents, once executed, shall be recorded in the Hampden County Registry of Deeds, and proof of said recording shall be provided to the Palmer Planning Board.