Grounds and Maintenance

Policies re:


  1. A variance request submitted to and approved by the Grounds Committee must be used for the installation of propane tanks at Sea Pines. These requests must satisfy the following conditions.

  2. The Variance Request must include a detailed installation plan showing the unit in question, the proposed location of the propane tank, and those units which could see the tank.

  3. The permanent installation will be a 120 gallon tank. The Board, however, may consider approval of a smaller tank only if conditions will not allow installation of a 120 gallon tank. For example, a 100 pound tank may be considered if there are neighbors who have sight-line issues with the larger installation. The 120 gallon tank would be filled by the gas company to 80% of its capacity and is 53.5 inches high with a 30 inch diameter. A 100 pound tank has a 25 gallon capacity and is 46.5 inches high with a 15 inch diameter.

  4. All tanks must be leased, not purchased, by residents.

  5. Buried tanks are not permitted.

  6. Tanks must be refilled at their installed locations by a delivery truck or delivered prefilled and installed by the delivery service.

  7. Tanks must be shielded from view with a privacy fence or shrubs.

  8. Home owners must state the intended use of the gas.

    1. Gas cooking and/or

    2. Gas fireplace

      • Standard vented fireplace

      • Ventless fireplace

    Note that if the FMB decides to eliminate a chimney in a unit with a gas fireplace then the association will not be responsible for restoring a chimney at a later point in time.

  9. The homeowner must prove to the FMB that the installation will meet all state and town regulations.

    1. The Commonwealth of Massachusetts requires that the tank be external and be placed no closer than three feet from a door or a window and no closer than ten feet from an ignition source (e.g., an AC unit.)

    2. The Town of Brewster requires a permit before final approval is granted. The Town follows the state regulations and requires that a licensed gas fitter install the tank and connectors.

    3. These approvals must accompany the Variance Request and/or be supplied to the Property Manager when they are delivered to the Unit owner.


  1. Definitions
    1. Reception Antenna means an antenna, satellite dish, or other structure used to receive video programming services intended for reception in the viewing area. Examples of video programming services include direct broadcast satellite services, multipoint distribution services, and television broadcast signals. The mast or pole supporting the Reception Antenna, cabling, supports, guy wires, conduits, wiring, fasteners, bolts or other accessories for the reception antenna or similar structure are part of the Reception Antenna. A Reception Antenna that has limited transmission capability designed for the viewer to select or use video programming is a Reception Antenna provided that it meets Federal Communications Commission standards for radio frequency radiation. Structures similar to Reception Antennas are any structure, device, or equipment that is similar in size, weight, and/or appearance to Reception Antennas.

    2. Transmission Antenna means any antenna, satellite dish, or structure used to transmit radio, television, cellular, or other signals other than Reception Antennas. A Transmission Antenna, which is used solely in conjunction with a Reception Antenna, shall be considered a Reception Antenna for the purpose of this policy.

  2. No unit owner or tenant shall install a Reception Antenna on any portion of the common areas (which includes the external sides of a unit) without an approved variance from the Grounds Committee.

  3. A Reception Antenna shall not encroach upon the air space of another owner's unit or limited common area.

  4. Before a Reception Antenna is installed, the site of installation MUST be approved by the Grounds Committee. The unit owner shall submit an Application for Reception Antenna Installation and a variance request to the Board at least 30 days prior to the proposed installation date. The site of the installation shall not infringe on the structural and watertight integrity of the Condominium. The Reception Antenna, once installed, shall not be visible from any Sea Pines common road, driveway, walkway, the beach or visible from inside any other unit.

  5. Reception Antenna shall be no larger than necessary for reception of an acceptable quality signal. Under no circumstances shall Reception Antennas for direct broadcast satellite services or multipoint distribution systems be larger than one meter (39.4") in diameter.

  6. Reception Antenna may NOT be installed on roofs. Connections of wiring must be through a part of the building nearest the installation that is defined in the Master Deed as being part of the unit, such as the frame or the glass of the nearest window or sliding glass door or the unit, and may not be connected through general common areas, such as the building walls. All wiring shall be run so as to be as inconspicuous as possible. If a unit owner wishes to run wiring through a common area such as an exterior wall, this must be in strict compliance as established by the Grounds Committee to ensure the structural and watertight integrity of the Condominium and must be specifically approved by the Grounds Committee. Upon removal of the Reception Antenna, common area must be restored to its prior original condition.

  7. Any unit owner who owns or uses a Reception Antennas, and the unit owner of a unit where a tenant lives, is responsible for all costs associated with their Reception antenna including, but not limited to:

    1. costs to repair, maintain, remove, and replace the Reception Antenna,

    2. repair damages to the common elements, the unit, other units, and other property caused by the installation, existence, or use of Reception Antenna,

    3. pay for medical expenses incurred by any persons injured by installation, existence, or use of the Reception Antenna, and

    4. other damages caused by the installation, existence, or use of the Reception Antenna. If the installation is made by a contractor, the unit owner shall ensure that the contractor has liability insurance in the minimum amount of $500,000 and worker’s compensation insurance and that the Condominium is named as an insured.

  8. Unit owners shall not permit their Reception Antenna to fall into disrepair or to become a safety hazard. Unit owners shall remove the Reception Antenna when its use has become abandoned.

  9. The unit owner is responsible for the immediate removal of the Reception Antenna if it must be removed for the repair, painting, or maintenance of the area where it is installed. The Grounds Committee shall attempt to provide reasonable notice of the need for such removal. If a unit owner fails to timely remove their Reception Antenna when requested, the Grounds Committee may do so at the unit owner's expense.

  10. In the event of a violation of this policy and its provisions, the FMB may bring an action for declaratory relief with the Federal Communications Commission (FCC) or any court having jurisdiction over the matter. The Condominium shall be entitled to payment of fines, reasonable attorneys' fees, and costs and expenses as provided by applicable law if this policy and its provisions are validated. In addition, injunctive relief may be obtained.

  11. If any of the provisions of this policy are ruled to be invalid, the remainder of the provisions shall remain in full force and effect.

  12. The FMB may amend this Reception Antenna Policy and its provisions from time to time as provided for in the By-Laws. This policy and its provisions supersede any applicable policies and/or rules previously adopted.



Installation of an exterior security camera is considered a change to the condominium common area and requires a Variance approved by the Grounds Committee. The privacy of Abutters and other Affected Unit Owners must be assured prior to approval of such a Variance. As it applies to security cameras, any other unit from which the security camera can be seen shall be considered an Affected Unit.


In addition to the conditions noted in the Request for Variance form and the work guidelines and standards for materials found in the Interior/Exterior Improvement Rules section of the Sea Pines website, the following information must be provided and conditions met by the requesting Unit Owner:

  1. Specifications for the camera and other elements of the system to be installed, photographs or diagrams of where they will be installed, and indication if the devices include audio recording capabilities. Cameras must be fixed and cannot be adjusted by automatic remote unless specifically requested by the Unit Owner and approved as part of the Variance.
  2. Photographs or diagrams of the areas which would be viewed by the camera(s). Cameras cannot be placed in a manner which would view any part of other units including patios or exclusive use areas.
  3. Following installation, photographs demonstrating the areas being viewed. Abutters and Affected Unit Owners shall be allowed access to the system in the event there is concern about the position of the device and the area being viewed.
  4. The requesting Unit Owner will remain solely responsible for any damage caused by device installation and/or future damage because of device installation.