HomeMy Public PortalAboutCPC Packet 031021Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
March 10, 2021 at 4:00 PM (Remote Participation Only)
This meeting will be conducted by remote participation pursuant to Gov. Baker’s March 2020 orders suspending certain Open Meeting
Law provisions and imposing limits on public gatherings. No in-person meeting attendance will be permitted. If the Town is unable to
live broadcast this meeting, a record of the proceedings will be provided on the Town website as soon as possible.
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or Video recording (tv.brewster-ma.gov).
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Community
Preservation
Committee
Faythe Ellis
Chair
Sharon Marotti
Vice Chair
Elizabeth Taylor
Clerk
Roland Bassett Jr.
Barbara Burgo
Bruce Evans
Peggy Jablonski
Diane Pansire
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to Order
2.Financial report
3.Review of anticipated CPC future funding needs and discussion regarding
development of 5 year Community Preservation Plan and whether current
formula will meet future funding needs, including possible vote to support
development of CPA Plan, including a formula review, and to allocate a portion
of FY 22 Administrative Funds towards CPA Plan expense.
4.Discussion and possible vote to structure $25,000 PBCB Dock award as forgivable
loan with 25 year mortgage, with condition of public access notice.
5.Review Dog Park award letter.
6.Review Warrant Article draft.
7.Town meeting planning
8.Project updates
9.Approval of minutes from 2/24/21
10.Announcements
11.Items the Chair could not anticipate
12.Next regular meeting: 3/31/21 at 4 pm.
Date Posted: Date Revised:
3/8/21
Community Preservation Committee: FY22 Forecast as of 2/24/2021
1,716,072.80$
1,084,450.00$
162,667.50$ 1,247,117.50$
2,963,190.30
50%10%10%
Open Space Housing Historical
$ 503,132.57 $ 113,075.41 $ 475,462.89 $ 624,401.93
$ 623,558.75 $ 124,711.75 $ 124,711.75 $ 374,135.25
$ 1,126,691.32 $ 237,787.16 $ 600,174.64 $ 998,537.18
Open Space Housing Historical "30%"
$ (53,100.00)
$ (101,600.00)
$ (48,983.00)
(62,355.88)
(185,000.00)
(52,500.00)
(125,000.00)
(51,096.00)
(150,000.00)
(105,000.00)
Total YTD Obligations - FY22 $ (203,683.00) $ (103,596.00) $ (125,000.00) $ (502,355.88)
$ 923,008.32 $ 134,191.16 $ 475,174.64 $ 496,181.31
Total net available from all accounts 2,028,555.43$ YE ADJUSTMENT-
BREWSTER BAPTIST
STEEPLE RETURN OF
ALLOCATED FUNDS
Windrift (5)81,973.00 50,000.00
FY-21 Estimated total balance forwarded [1]:
FY-22 Estimated local tax revenue:
FY-22 Estimated State contribution [2]:
Total FY-22 Estimated funds available:
Budgeted Reservefor
CPA
FY-21 Actual Unreserved Fund Balance
FY-22 Estimated revenue
FY-22 Estimated Funds available
FY-22 obligations as of 01/31/2021
BBJ Property Bond #1
BBJ Property Bond #2
Bates Property Bond
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional expenses.
Administration Expense [3]
Requests for Funding for Spring TM
Brewster Dog Park
Dennis Veterans Home
Mill Pond Wall
Housing Coordinator
Rental Assistance
Habitat - Red Top Road
FY22 Estimated Unreserved Fund Balance as of 01/31/2021
with Adjustments
REMAINING OPEN SPACE GRANT FUNDS (4)
(2) State Match revenue is projected at 15%, which is the total which was listed in the Fall TM Warrant.
[3] Administrative expenses are limited by law to 5% of the total CPC budget and include primarily payroll costs, legal and other professional expenses, the annual $3,500 state
Coalition dues.
{4} Original bond amount of 1,594,900 to be paid down by 899,210 in April 2020 and 400,000 in April 2021. Rem. Balance is 295,690 @ .75% interest rate
{5} 1/14/21 CPC voted to use Windrift grant funds of $295,690 to pay off Besse Cartway note.BONDS
Brewster’s Community
Preservation Act
Planning Ahead
Rev. 3/8/21 1
Community Preservation Funding
Local Tax Revenue
• 3% surcharge on Real Estate
taxes
State Revenue
• CPA Trust Fund Collections at Registry
of Deeds
Total FY22 Funding estimate
• $1,084,450 + $162,667 = $1,247,117
Rev. 3/8/21 2
State and Local Funding to date
Rev. 3/8/21
Fiscal Local Total Trust Total Revenue
(Local
Year Surcharge Fund Surcharge +
Distribution Distribution)
2006 $597,364 $571,315 100%$1,168,679
2007 $623,561 $597,364 100%$1,220,925
2008 $633,392 $623,561 100%$1,256,953
2009 $664,044 $487,457 76.96%$1,151,501
2010 $685,306 $278,863 41.99%$964,169
2011 $701,099 $223,720 32.65%$924,819
2012 $734,513 $224,425 32.01%$958,938
2013 $759,918 $235,599 32.06%$995,517
2014 $799,453 $476,816 62.75%$1,276,269
2015 $823,010 $301,307 37.70%$1,124,317
2016 $861,948 $291,928 35.50%$1,153,876
2017 $894,558 $212,708 24.68%$1,107,266
2018 $929,796 $184,636 20.66%$1,114,432
2019 $997,502 $220,244 23.69%$1,217,746
2020 $1,047,220 $292,896 29.36%$1,340,116
2021 $0 $368,430 35.18%$368,430
TOT $11,752,684 $5,591,269 $17,343,953
Percentage
CPA Revenue Brewster
3
Brewster’s Current Funding Allocation
Formula
Open Space
50%
Housing
10%
Historical
10%
Budgeted Reserve
30%
Housing
Historical
Recreation
Rev. 3/8/21
Comments
•No eligible projects in any category have been declined for lack of funding to date
•Acres of open space protected from development
•Brewster’s excellent water quality attributable to focus on Zone 2 acreage protection
•Projected funding limitations for Housing, Historical and Recreation projects in near term.
4
CPC Anticipated Needs through 2023
Source: Annual Public Hearing/Open Space/Regional Housing Forums/Capital Plan
Open Space
•Bond Payments -
$399,341
•New acquisition funding -
$300K annually
•Est. Total = $999,341
Housing
•Housing Coordinator -
$51K annually
•Millstone Rd. project - $1
Million
•Rental Assistance Program
- $150K
•Huckleberry Roofs - $TBD
•Wells Court Roofs - $120K
•Veterans Project - $52.5K
•Red Top Rd Habitat -
$105K
•Orleans Workforce
Housing - $100K
•Est. Total = $1,739,000
Historic
•Stony Brook Wall - $125K
•Library build plan - $235K
•Library Construction - $1
Million
•Crosby Mansion - $50K
•Spruce Hill Barn - $10K
•Est. Total = $1,420,000
Recreation
•Playground and Wing
Island walkway- $100K
•Dog Park $185K
•Phase 2 Stony Brook Field
- $100K
•Est. Total = $385,000
Rev. 3/8/21
Does Brewster’s current CPA formula meet the future anticipated CPA needs in Town?
5
Ending Balance 2023/Current Projection:
Open Space –
50%
• $979,868
Housing – 10%
• $24,082
Historical
• $5,469
Budgeted
Reserve (30%)
•(1,393,081)
Rev. 3/8/21 6
Open Space
• $503,132
Housing
• $113,075
Historical
• $475,062
Budgeted
Reserve (30%)
• $624,401
Projected Unreserved Fund Balances at end of FY21:
Statutory Funding Formula
Open Space *
10%
Housing
10%
Historical
10%
Budgeted
Reserve
70%
Housing
Historical
Recreation*
Open Space
Rev. 3/8/21
* Some towns combine Open Space/Recreation. Some do not.
Comments
• Budgeted Reserve provides CPC with project funding flexibility.
7
Ending Balance 2023/Statutory Formula
Projection
Open Space –
10%
•21,427
Housing – 10%
•$24,082
Historical –
10%
•$5,469
Budgeted
Reserve (70%)
•($433,081)
Rev. 3/8/21 8
How CPA Works in Some MA Communities
1. CPA Plan
2. Statutory Funding Formula
3. CPC Oversight
Rev. 3/8/21 9
Suggested CPA Plan Elements
Values, Policies and Principles
• Core Values, Target Allocation Policies, Guiding Principles
Current Allocation Formula Review
For each category
• Needs, goals and possibilities
• 5 year budget
• Funding targets
• Eligible Activities
Plan reviewed annually by CPC, refreshed every 5 years.
Rev. 3/8/21 10
Proposed Next Steps Timeline
Spring 2021
• CPC vote to support 5 year CPA funding plan and formula review
• Including commitment to contribute Administrative funds towards Plan expense.
Summer
2021
• Consultant Selection
• Plan development begins (assume 7 month completion)
January 2022
• CPC to review CPA plan funding formula recommendation
• Funding formula warrant article (if change recommended)
Spring 2022
• CPC vote to accept CPA plan, subject to TM and ballot approval if funding formula revision included.
• TM vote on funding formula change. If approved, on Spring ballot.
Spring 2022
ballot
• Ballot approval for Funding Formula change
FY2023?
• New CPA plan and funding formula in place
Rev. 3/8/21 11
Appendix 1 – Projection details
Rev. 3/8/21 12
Anticipated Needs based on Public Hearing/2022 requests/other
Housing Coordinator 104,000.00 H
Cape Housing Institute 7,500.00 H
Millstone Housing 1,000,000.00 H
Rental Assistance Program 150,000.00 H
Huckelberry Roofs - Additional Construction est 100,000.00 H
Wells Court Roofs Est 120,000.00 H
Homeless Veterans construction 52,500.00 H
Habitat - 2 homes 105,000.00 H
Orleans Housing CC5 100,000.00 H 1,739,000.00
Stony Brook Ret Wall 125,000.00 His
Library building Plan 235,000.00 His
Library Construction 1,000,000.00 His
Crosby Mansion 50,000.00 His
Spruce Hill Barn 10,000.00 His 1,420,000.00
Playgrounds and walkway to Wing Island 100,000.00 Rec
Dog Park 185,000.00 Rec
Stony Brook Field Phase 2 100,000.00 Rec 385,000.00
Open Space ($300K annual) 600,000.00 OS 600,000.00
4,144,000.00
Scenario 1 - with Current Allocation of 50-10-10-30 for Revenue
Beginning Balance OS Housing Historical 0.30
FY 2022 780,768.57 88,082.01 450,469.49 561,918.43
600,000.00 120,000.00 120,000.00 360,000.00 1,200,000.00
Less Annual commitments (203,683.00)(60,000.00)
1,177,085.57 208,082.01 570,469.49 861,918.43
FY 2023 600,000.00 120,000.00 120,000.00 360,000.00 1,200,000.00
Less Annual commitments (195,658.00)(60,000.00)
1,581,427.57 328,082.01 690,469.49 1,161,918.43
(304,000.00)(1,435,000.00)(1,739,000.00)Housing
(685,000.00)(735,000.00)(1,420,000.00)Historic
(385,000.00)(385,000.00)Recreation
(600,000.00)(600,000.00)OS
Ending Balance 2023 981,427.57 24,082.01 5,469.49 (1,393,081.57)
Scenario 2 - with Allocation of 10-10-10-70 for Revenue
Beginning Balance OS Housing Historical 0.70
FY 2022 780,768.57 88,082.01 450,469.49 561,918.43
120,000.00 120,000.00 120,000.00 840,000.00 1,200,000.00
Less Annual commitments (203,683.00)(60,000.00)Admin
697,085.57 208,082.01 570,469.49 1,341,918.43
FY 2023 120,000.00 120,000.00 120,000.00 840,000.00 1,200,000.00
Less Annual commitments (195,658.00)(60,000.00)Admin
621,427.57 328,082.01 690,469.49 2,121,918.43
Less 2022/2023 Commitments (304,000.00)(1,435,000.00)(1,739,000.00)Housing
Less 2022/2023 Commitments (685,000.00)(735,000.00)(1,420,000.00)Historic
Less 2022/2023 Commitments (385,000.00)(385,000.00)Recreation
Less 2022/2023 Commitments (600,000.00)(600,000.00)Open Space
Ending Balance 2023 21,427.57 24,082.01 5,469.49 (433,081.57)
Appendix 2
For Example – Eastham’s Target Allocation Policies
– Overall and Open Space/Rec
Rev. 3/8/21
Source: Town of Eastham Community Preservation Plan FY2020-FY2024
13
TOWN OF EASTHAM
Community
Preservation Plan
FY2020-2024
PREPARED FOR:
Town of Eastham
Jacqueline Beebe, Town Administrator
2500 State Highway
Eastham, MA 02642
PREPARED BY:
JM Goldson community preservation + planning
Adopted: October 3, 2018
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 2
Cover Page Photos Left to Right:
Chapel in the Pines; Great Pond; High School Tennis Courts: and Brackett Landing.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 3
TABLE OF CONTENTS
ACKNOWLEDGEMENTS 5
ACRONYMS 6
KEY DEFINITIONS 7
EXECUTIVE SUMMARY 9
BACKGROUND OF THE COMMUNITY PRESERVATION ACT 9
PLANNING PROCESS 9
CORE VALUES 10
GUIDING PRINCIPLES 10
GOALS 11
CHAPTER 1: OVERVIEW 12
INTRODUCTION 12
BACKGROUND 12
PLANNING PROCESS 16
APPLICATION & FUNDING PROCESS 17
GENERAL CPA ELIGIBILITY 17
CHAPTER 2: VALUES, POLICIES, AND PRINCIPLES 18
CORE VALUES 18
FIVE-YEAR TARGET ALLOCATION POLICIES 18
GUIDING PRINCIPLES 19
CHAPTER 3: ACTIVE RECREATION 20
NEEDS, GOALS, & POSSIBILITIES 20
ACTIVE RECREATION FIVE-YEAR BUDGET 21
ELIGIBLE ACTIVITIES 22
CHAPTER 4: COMMUNITY HOUSING 25
NEEDS, GOALS, & POSSIBILITIES 25
COMMUNITY HOUSING FIVE-YEAR BUDGET 27
ELIGIBLE ACTIVITIES 28
CHAPTER 5: HISTORIC PRESERVATION 31
NEEDS, GOALS, & POSSIBILITIES 31
HISTORIC PRESERVATION FIVE-YEAR BUDGET 33
ELIGIBLE ACTIVITIES 33
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 4
CHAPTER 6: OPEN SPACE & PASSIVE RECREATION 36
NEEDS, GOALS, & POSSIBILITIES 36
OPEN SPACE/PASSIVE RECREATION FIVE-YEAR BUDGET 39
ELIGIBLE ACTIVITIES 39
APPENDICES 42
A. EASTHAM APPLICATION GUIDELINES & SCORING CRITERIA 43
B. CPA ELIGIBILITY MATRIX 44
C. PROJECT SCHEDULE 45
D. COMMUNITY ENGAGEMENT RESULTS 46
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 5
Acknowledgements
The Community Preservation Committee gratefully acknowledge the following individuals for their
contributions to this study:
Paul Lagg, Town Planner
Debbie Cohen, Community Development Assistant
Community members who gave their time and insights to this project by participating in the focus groups and
interviews in May 2018, the community workshop on June 6, 2018, and the community survey in June 2018.
COMMUNITY PRESERVATION COMMITTEE
Josiah Holden Camp, Jr., Vice Chair, Historical Commission Rep.
Edward Brookshire, Eastham Housing Authority Rep.
Edmund Casarella, Recreation Commission Rep.
Daniel Coppelman, Co-Chair , Member-at-Large
Elizabeth Gawron, Eastham Affordable Housing Rep.
Sheila Filipowski, Clerk, Conservation Commission Rep.
W. Davis Hobbs, Planning Board Rep.
Carolyn McPherson, Member-at-Large
Peter Wade, Co-Chair, Member-at-Large
Michael Hager (former Member-at-Large)
BOARD OF SELECTMEN
Wallace F. Adams, II, Chair
Martin McDonald, Vice Chair
Aimee Eckman, Clerk
John F. Knight, Member
Jamie Rivers, Member
WITH THE ASSISTANCE OF PLANNING CONSULTANTS
Jennifer M. Goldson, AICP, JM Goldson community preservation + planning
Lara Kritzer, Principal Planner, JM Goldson community preservation + planning
Photograph Credits: Unless otherwise noted, all photographs were graciously provided by Dale Michaels
Wade.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 6
Acronyms
ACEC Areas of Critical Environmental Concern
ACS US Census Bureau’s American Community Survey
ADA Americans with Disabilities Act
AHT Eastham Affordable Housing Trust
AMI Areawide Median Income set by the federal Department of Housing and Urban Development
CDP Community Development Partnership
CLIA Eastham Conservation Land Inventory and Analysis 2012 (CLIA)
CPA Community Preservation Act, Chapter 44B of the Massachusetts General Laws
CPC Community Preservation Committee
CP Plan Community Preservation Plan
DCR Massachusetts Department of Conservation and Recreation
DHCD Massachusetts Department of Housing and Community Development
DMH Department of Mental Health
FY Fiscal Year(s)
HELP Program Housing Emergency Loan Program
HPP Eastham Housing Production Plan 2016
HUD United States Department of Housing and Urban Development
LHD Local Historic District
MACRIS Massachusetts Cultural Resource Information System
MGL Massachusetts General Laws
MHC Massachusetts Historical Commission
MOE Margins of Error
NHESP Massachusetts Natural Heritage and Endangered Species Program
NPS United States Department of Interior, National Park Service
OCCS Outer Cape Capacity Study 1996
OSC Eastham Open Space Committee
OSRP Eastham Open Space and Recreation Plan 2015
P.A.C.E. Public Access Committee of Eastham
SHI Massachusetts Subsidized Housing Inventory
TWG The Warren Group
ULI Urban Land Institute
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 7
Key Definitions
This list of key definitions is intended to assist the reader and is not intended to replace applicable legal
definitions of these terms. The following definitions are for key terms used throughout the document, many of
which are based on definitions per MGL c.44B s.2 or other statutes and regulations.
Active Recreation – Requires intensive development to create outdoor recreation and often involves cooperative or team
activity, including playgrounds, ball fields, and paved bike paths.
Areawide Median Income – the median gross income for a person or family as calculated by the United
States Department of Housing and Urban Development, based on the median income for the Metropolitan
Statistical Area. In 2018, the HUD median family income for Barnstable County was $86,200.
Chapter 40B – a state statue which enables local Zoning Boards of Appeals (ZBAs) to approve affordable
housing developments under flexible rules if at least 20-25% of units have long-term affordability restrictions.
Community Housing – as defined by the Community Preservation Act is housing for individuals and families
with incomes less than 100 percent of the Areawide Median Income, including senior housing. In general, the
occupant(s) should pay no greater than 30% of his or her income for gross housing costs, including utilities.
Community Preservation – the acquisition, creation, and preservation of open space; the acquisition,
creation, preservation, and rehabilitation/restoration of land for recreation; the acquisition, preservation, and
rehabilitation/restoration of historic resources; and the acquisition, creation, preservation, and support of
community housing.
Community Preservation Act – a state law, MGL c. 44B, is enabling legislation that allows communities to
raise and set aside funds for community preservation projects, including open space and natural resource
conservation, outdoor recreation, historic preservation, and community housing. It is funded through a
combination of a local property tax surcharge of up to 3 percent and a variable state contribution from the
Community Preservation Trust Fund.
Community Preservation Committee – the committee established by the legislative body of a city or town
to make recommendations for community preservation, as provided by Section 5 of MGL c. 44B.
Community Preservation Fund – the municipal fund established by Section 7 of MGL c. 44B.
Historic Resource – a building, structure, document, or artifact that is listed on the state register of historic
places or National Register of Historic Places or has been determined by the local historic preservation
commission to be significant in the history, archeology, architecture or culture of a city or town.
Household – all the people, related or unrelated, who occupy a housing unit. It can also include a person
living alone in a housing unit or a group of unrelated people sharing a housing unit as partners or roommates.
Housing Production Plan – a community’s proactive strategy for planning and developing affordable
housing. In a HPP, a community creates a strategy to produce housing units and meet the 10 percent goal
under Chapter 40B.
Local Historic District – an area or group of historic structures that are deemed significant to the city’s
history, archeology, architecture or culture and protected by public review.
Low-income Housing – housing for persons or families whose annual income is less than 80 percent of the
areawide median income (AMI). The AMI is determined by the United States Department of Housing and
Urban Development (HUD).
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 8
Moderate-income Housing – housing for persons or families whose annual income is less than 100 percent
of the areawide median income (AMI). The AMI is determined by the United States Department of Housing
and Urban Development (HUD).
Open Space – land to protect existing and future well fields, aquifers and recharge areas, watershed land,
agricultural land, grasslands, fields, forest land, fresh and salt water marshes and other wetlands, oceans,
rivers, streams, lake and pond frontage, beaches, dunes and other coastal lands, lands to protect scenic vistas,
land for wildlife or nature preserve, and/or land for recreational use.
Passive Recreation – that which emphasizes the open space aspect of a park and which involves a low level of development,
including picnic areas and trails.
Preservation – the protection of personal or real property from injury, harm, or destruction.
Recreational use – Recreation uses are often divided into two categories: passive and active recreation. See definitions for
“Passive recreation” and “Active Recreation.” Recreation, under the CPA, does not include horse or dog racing, or the
use of land for a stadium, gymnasium or similar structure.
Rehabilitation – capital improvements or extraordinary repairs to historic resources, open spaces, lands for
recreational use, and community housing for the purpose of making the above functional for their intended
uses and compliant with the Americans with Disabilities Act (ADA) and other federal, state, or local building or
access codes. With historic resources, “rehabilitation” must comply with the Standards for Rehabilitation
stated in the United States Secretary of the Interior’s Standards for the Treatment of Historic Properties
(codified in 36 C.F.R. Part 68). With recreational use, “rehabilitation” includes the replacement of playground
equipment and other capital improvements to the land or facilities which make the related land or facilities
more functional for the intended recreational use.
Subsidized Housing Inventory (SHI) - The official list of units, by municipality, maintained by the
Massachusetts Department of Housing and Community Development (DHCD) that is used to measure a
community’s stock of low- and moderate-income housing for the purposes of M.G.L. Chapter 40B’s 10 percent
goal.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 9
Executive Summary
The Eastham Community Preservation Committee (CPC) created this Plan. The Plan guides the use of
Community Preservation Act (CPA) funds for fiscal years (FY) 2020-2024.
Background of the Community Preservation Act
The Community Preservation Act (CPA) is a state law, MGL c.44B, that was enacted in 2000. Eastham adopted
the Community Preservation Act (CPA) in 2005. It creates a way for communities to raise and set aside funds
for community preservation projects. These projects can include opens space conservation, outdoor
recreation, historic preservation, and community housing. Eastham generates CPA funds through a local real
property tax surcharge of 3 percent. There is also a variable distribution from the state Community
Preservation Trust Fund (Trust Fund). Since the start, Eastham has collected over $10.2 million.
Eastham has funded 84 community preservation initiatives in its first thirteen years (FY2006-2019). These
initiatives included capital improvements, assistance programs, land acquisition, as well as plans and studies.
Planning Process
The CPC, through the Town of Eastham,
contracted with a planning consultant to
assist with the preparation of an updated
Community Preservation Plan. The
consultant worked with the CPC
members. They studied existing plans.
They identified Eastham’s community
preservation needs and resources.
Soliciting community input was an
important component of this planning
process. The CPC sponsored focus groups
and interviews with a variety of
community members. They organized an
interactive community workshop. They
distributed an online survey.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 10
Core Values
The CPC’s role is to recommend CPA appropriations to Town Meeting. The Eastham CPC aims to make these
decisions in ways that are
Fair
Transparent
Effective
Collaborative
Responsive
Informed
These are the CPC’s core values. The CPC also values the right for CPC members to express different opinions
in the course of deliberations. The following guiding principles, goals, and target allocations are all driven by
the CPC’s core values.
Guiding Principles
The CPC developed the following guiding principles by carefully considering community feedback. These
principles are designed to guide the CPC’s evaluation of project requests for CPA funds in all four CPA funding
categories. They will be used to establish funding preferences.
1. Lead Priorities
Recognizing Eastham’s great and well-documented needs to provide community housing, protect natural
resources, particularly water resources, and create and improve active recreation opportunities in Eastham,
the CPC will prioritize projects that serve these needs.
2. Supporting Priorities
The CPC will also support the creation of passive recreation opportunities that provide access to open space
and scenic views as well as preservation of historic resources, including public buildings and archives.
3. Leveraging
The CPC encourages leveraging CPA funds with other public and private funding as well as donations, bargain
sales, and the like.
4. Planning and Community Goals
The CPC will prioritize projects that demonstrate comprehensive planning and compatibility with other
community initiatives and goals.
5. Multi-Use Projects
The CPC encourages projects that include eligible activities in multiple CPA areas, such as affordable housing
and recreation.
6. Compatibility
The CPC will prioritize projects that reinforce or are compatible with both the CPA goals within a project’s
funding category(ies) and goals in other CPA categories.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 11
Goals
The goals, as summarized below, are intended to guide potential applicants for CPA funding and will be used
to direct CPC funding recommendations.
ACTIVE RECREATION GOALS
1. Create new active outdoor recreation facilities to best meet the changing needs of Eastham’s population.
2. Rehabilitate existing active recreation facilities to create safe and accessible recreation opportunities for people
with special needs.
3. Support the town’s efforts to create a community center that includes outdoor recreation facilities.
COMMUNITY HOUSING GOALS
1. Create community housing units that will help address Eastham’s documented housing needs, including, but not
limited to, units that will count on the state’s Subsidized Housing Inventory (SHI).
2. Continue to support CPA-eligible initiatives of the Eastham Affordable Housing Trust.
3. Support development through new construction and adaptive reuse of existing buildings to create community
housing for households with incomes up to 100 percent of the area median income (AMI).
4. Preserve affordable units through physical improvements, as enabled within the limitations of the CPA statute,
and rehabilitate community housing that was created with CPA funds.
5. Support housing assistance programs that provide direct assistance to households with incomes up to 100
percent AMI.
HISTORIC PRESERVATION GOALS
1. Preserve, rehabilitate, and restore publicly- and privately-owned historic resources that are open for public use
and enjoyment to enhance town character and support the local tourism economy.
2. Preserve historic archives including town records in the collections of the Town Clerk, Public Library, Eastham
Historical Society, and Historical Commission.
3. Continue inventorying Eastham’s historic resources to complete town and state records of such resources
including buildings, landscapes, archeological sites, cemeteries, and the like.
4. Preserve privately-owned historic houses, particularly those along Route 6, that are occupied by low/moderate
income households.
OPEN SPACE AND PASSIVE RECREATION
1. Enhance access for people of all ages and abilities to further public enjoyment of natural resources, conservation
areas, and scenic views.
2. Protect drinking water quality through land conservation.
3. Protect and restore/remediate estuaries and fresh water ponds and wetlands by minimizing further
development of adjacent lands, and through water quality remediation in accordance with current best
management practices.
4. Protect key parcels that enhance community resilience in the face of climate change impacts.
5. Preserve natural habitat and open space resources through acquisition of lands with high habitat values and
management of existing open space lands, including management of invasive species..
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 12
Chapter 1: Overview
Introduction
The Eastham Community Preservation
Committee (CPC) created this Plan. The Plan
guides the use of Community Preservation Act
(CPA) funds for fiscal years (FY) 2020-2024.
The CPC has identified three priorities for use of
Eastham’s CPA funds for FY2020-2024:
(1) provide affordable housing
(2) protect open space and natural resources
(3) create and improve active recreation
opportunities
The CPC uses this Plan to decide how to recommend spending CPA funding. The CPC encourages future
applicants seeking CPA funds to use this plan to guide their CPA requests. The CPC encourages Town Meeting
members to use this plan to guide decisions on allocation of funds.
This Plan is created in accordance with the Community Preservation Act (CPA), Massachusetts General Laws c.
44B s.5(b)(1). The law states:
The community preservation committee shall study the needs, possibilities and resources of the
city or town regarding community preservation, including the consideration of regional projects
for community preservation.
Background
WHAT IS CPA?
CPA Statewide
The Community Preservation Act (CPA) is a state law, MGL c.44B, that was enacted in 2000 by Governor Paul
Cellucci. It creates a way for communities to raise and set aside funds for community preservation projects.
These projects can include opens space conservation, outdoor recreation, historic preservation, and
community housing. It is funded through a combination of a local property tax surcharge of up to 3 percent
and a variable state contribution from the Community Preservation Trust Fund.
CPA On Cape Cod
Many towns on the Cape adopted the CPA in 2005 to convert the Cape Cod Open Space Land Acquisition
Program1 (Cape Cod Land Bank) to CPA as enabled through MGL c.149 of the Acts of 2004. Eastham adopted
the Community Preservation Act (CPA) in May 2005. The CPA enables communities to collect money to fund
community preservation projects. As of April 2018, 172 communities have adopted the CPA (49 percent of the
1 MGL c.293 of the Acts of 1998
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 13
state’s municipalities). Per MGL c.149, the town may not amend the amount of or revoke the CPA surcharge on
real property until after fiscal year 2020.2 Any debt authorized through the Cape Cod Land Bank may be repaid
with CPA funds.
WHO DECIDES HOW THE FUNDS ARE SPENT?
Eastham established the CPC as required by MGL c.44B. The CPC has nine members. The CPC must include a
member from each of the following five entities:
• Conservation Commission
• Historical Commission
• Housing Authority
• Planning Board
• Recreation Commission
The Eastham CPC also included a member of the Open Space Committee, Affordable Housing Trust, and two
members-at-large, who were appointed by the Board of Selectmen. However, in June 2018, the Board of
Selectmen voted to amend the charter to require a member of the Housing Trust and four at-large appointees
in addition to the five statutory members.
The role of the CPC is to:
1) study the Town’s community preservation needs, possibilities, and resources
2) to make recommendations to the Town Meeting for funding projects with CPA funds
In addition, the CPC is required to hold an annual public hearing. The CPC meets regularly in open public
meetings.
First Five-Year Plan Adopted
The Eastham CPC adopted a five-year Community Preservation Plan (CP Plan) for FY 2015 through FY 2019.
The plan laid out spending policies, overall priorities, and goals for each CPA funding category. The plan was
based on community feedback and an examination of Community Preservation resources, needs, and
possibilities.
The spending policies created a funding target for each CPA funding category. The target was based on a
projected five-year budget to guide CPC recommendations to Town Meeting. The CPC followed these
approved allocation policies very carefully as it responded to applications for funding.
2 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 14
HOW MUCH FUNDING IS AVAILABLE?
Eastham generates CPA funds through a local real property tax surcharge of 3 percent. There is also a variable
distribution from the state Community Preservation Trust Fund (Trust Fund). Since the start, Eastham has
collected over $10.2 million. In FY2018, the local property tax surcharge generated roughly $697,000. The
state Trust Fund distribution was about $147,616. Eastham could generate about $4.5 million between FY2020
and FY2024, assuming a state Trust Fund distribution of 20 percent and a 3 percent annual growth in local
surcharge collections.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 15
HOW HAVE CPA FUNDS BEEN ALLOCATED?
Eastham has funded 84 community preservation initiatives in
its first thirteen years (FY2006-2019). These initiatives
included capital improvements, assistance programs, land
acquisition, as well as plans and studies.
The town has given over $10.2 million to community
preservation projects across all four CPA funding categories.
Close to 40 percent of the funds have been devoted to open
space and passive recreation projects; 37 percent for
community housing; 14 percent for historic preservation
initiatives; and about 10 percent for active recreation
projects.
Eastham CPA-Funded Projects FY06-FY19
Town of Eastham, MA April 27, 2018
Your CPA Dollars at Work!
The Community Preservation Act has funded 84 community preservation initiatives in Eastham in its first 12 years
(FY2006-FY2017) with over $8.7M in allocations for open space conservation, active recreation, historic
preservation, and community housing initiatives. These initiatives included capital improvements, assistance
programs, land acquisition, as well as plans and studies. Below is a list of projects funded in each category.
Eastham Community Preservation Act Prepared by JM Goldson
CPA PROJECTS
Eastham Community Preservation Act
Historic Preservation
•Chapel in the Pines
•Dill Beach Camp
•Library Preservation of 1897 Building
•Library’s Archival Materials Preservation
•Town Records Preservation
•Ancient Cemeteries Preservation
•Schoolhouse Museum Restoration
•Historic Buildings Survey
•Swift Daley House
•Town Hall Windows
•Eastham Windmill Restoration
•Ranlett Tool Museum
Community Housing
•Campbell-Purcell Community Housing
•Cape Cod Village Community Housing
•Housing Authority Window Replacement
•Housing Trust Consultant
•Housing Trust Rental Subsidy Program I and II
•Housing Trust Rental Acquisition Initiative
•North Eastham Village Center Study
•Preserve Existing Affordable Rental Units
•Rabbit Run Community Housing (Habitat, Inc.)
•Housing Trust Housing Assistance Program
•Cape Housing Institute
Active Recreation
•Cape Cod Children’s Place Playground
•Elementary School Playground
•Field of Dreams Restoration
•Recreation Plan for Active Recreation
•Rehabilitation/Restoration of Tennis Courts
at NRHS
•Wiley Park Shade Shelter
Open Space & Passive Recreation
•590 Steele Road Land Purchase
•700 Dyer Prince Road Land Purchase
•Aschettino Property Land Bank Debt Payment for
Land Purchase
•Diamondback Terrapin Habitat Preservation
•Mobi Mat at Bee’s River
•Open Space Properties Analysis
•Herring Pond Preservation
•Great Pond Preservation
•Sandy Meadow Parking and Pathways
•Wiley Park Bridge and Trails
•390 Locust Road Land Purchase
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 16
Planning Process
The Town of Eastham contracted with JM Goldson community
preservation + planning to assist with the preparation of an
updated Community Preservation Plan in February 2018. JM
Goldson worked with the CPC members and studied existing
plans, including the 2010 and 2016 Housing Production plans;
2018 Affordable Housing Trust Program Guidelines; North
Eastham Village Center Strategic Report & Concept Plan; 2017-
2018 District of Critical Planning Concern documentation and
regulations; 2017 Urban Land Institute (ULI) Technical Assistance
Panel Report; 2015 Open Space and Recreation Plan, and the
2010 Eastham Comprehensive Plan, to identify Eastham’s
community preservation needs and resources.
COMMUNITY ENGAGEMENT
Soliciting community input was an important component of this planning process. The CPC sponsored focus
groups and interviews with a variety of community members. It sponsored an interactive community
workshop. It also distributed an online survey.
Focus Groups and Interviews
The consultants interviewed community members through focus groups on May 2, 2018. They also
conducted telephone interviews. These interviews helped the CPC further refine its understanding of
community preservation needs and resources. They also helped to brainstorm possibilities for use of CPA
funds.
Community Workshop
On June 6, 2018, the CPC sponsored a community workshop. The workshop was highly interactive and
included digital group polling and a small group discussion exercise. About 40 people participated in the
workshop at the Eastham Library.
Online Survey
To obtain broad community input, the CPC also sponsored an online survey. The survey was online from June
4, 2018 to June 14, 2018, and 266 people responded. The survey contained demographic questions and five
questions regarding priorities for the use of CPA funds.
The consultant worked closely with the CPC over the summer and presented a draft plan at a public hearing
on September 5, 2018 for public comment. The CPC voted to adopt the plan on 3 October 2018.
Eastham Community Workshop June 2018
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 17
Application & Funding Process
The Eastham CPC accepts applications for CPA funding on an annual basis, with proposals generally due in
October of each year. The CPC issues a “Request for CPA Applications” to announce the current year’s
submission deadline and requires proposals be submitted using the CPC’s application form, available online
on the CPC’s webpage at www.eastham-ma.gov or by request through the Town Clerk’s office.
The CPC considers each funding application based on the merits of the project as well as the available CPA
balance in an open public meeting. The CPC developed application guidelines with evaluation criteria as part
of this planning effort to aid in the CPC’s deliberation of funding requests, which is provided in the
appendices. Through majority vote, the CPC determines which projects to recommend to Annual Town
Meeting for funding. Projects not recommended by the CPC are not eligible for consideration by the Town
Meeting per statute (MGL c.44B).
General CPA Eligibility
The CPA provides funding for four general project types: community housing, historic preservation, open
space, and outdoor recreation. See eligibility chart in Appendix C.
Community Housing: CPA funds can be used to acquire, create, preserve, and support community housing
for households with incomes at or below 100% of the area median income.
Historic Preservation: CPA funds can be used to acquire, preserve, rehabilitate, and restore historic resources
that are listed on the State Register or determined to be locally significant by the Historical Commission.
Open Space: CPA funds can be used to acquire, create, and preserve open space and natural resources.
Recreation: CPA funds can be used to acquire, create, preserve, rehabilitate, or restore land for recreational
use.
While the statute provides a
generous amount of flexibility for
CPA communities to determine the
portion of CPA funds allocated to
each of the four categories, the
statute requires that a minimum of
10% of total revenue be spent or
reserved for projects in the
following categories: community
housing, historic preservation, and
open space/recreation.
See Chapter 2 for a description of
the CPC’s allocation policies
beyond these minimally required
reserves.
Community
Housing, 10%
Historic
Preservation , 10%
Open
Space/Recreation,
10%
Unreserved, 70%
CPA -Minimum Spending/Reserve
Requirements
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 18
Chapter 2: Values, Policies, and Principles
The CPC developed the following overall allocation policies and guiding principles based on its core values
and by carefully considering community feedback and broad community goals. These policies and principles
are designed to guide the CPC’s deliberation of project requests for CPA funds in all four CPA funding
categories and will be used to establish funding preferences. These policies and principles are not binding;
The CPC will ultimately base its recommendations on individual project merits, using these policies and
principles as a guide.
Core Values
The CPC’s role is to recommend CPA appropriations to Town Meeting. The Eastham CPC aims to make these
decisions in ways that are
Fair
Transparent
Effective
Collaborative
Responsive
Informed
These are the CPC’s core values. The CPC also values the right for CPC members to express different opinions
in the course of deliberations. The following guiding principles, goals, and target allocations are all driven by
the CPC’s core values.
Five-Year Target Allocation
Policies
The CPC established target allocation
policies to guide its recommendations for
appropriations of CPA funds. The policies
are intended to support community
priorities for use of CPA funds.
MINIMUM SPENDING/RESERVES
The CPC intends to continue to recommend four reserves of 10 percent total annual revenue, which exceeds
the statutory minimum of three reserves, so open space and active recreation have two separate reserves.
UNDESIGNATED FUNDS ALLOCATION
The CPC also intends to recommend allocations of the undesignated funds in roughly the proportions shown
in the matrix above as an average over five-years: 40 percent for community housing and 30 percent for open
space/passive recreation. The remaining 30 percent of the undesignated funds will remain as undesignated
with preference given to active recreation and historic preservation projects. Any undesignated funds that are
not appropriated in a given year will roll over and remain undesignated. Any funds targeted for community
Category Minimum
Reserves
Undesignated
Funds
Community Housing 10% 40%
Historic Preservation 10% 0
Open Space/Passive Recreation 10% 30%
Active Recreation 10% 0
Administrative 5% 0
Undesignated (with preference for Active
Recreation and Historic Preservation Projects)
30%
Total 45% 100%
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 19
housing and open space/passive recreation will roll over with a preference given to projects in those
categories.
ADMINISTRATIVE FUNDS
The CPC requires professional staff support to ensure proper record keeping, grant management, and clerical
support. Therefore, the CPC intends to budget 5 percent of total annual CPA revenue for administrative funds,
as the CPA statute allows.
Guiding Principles
1. LEAD PRIORITIES
Recognizing Eastham’s great and well-documented needs to provide community housing, protect natural
resources, particularly water resources, and create and improve active recreation opportunities in Eastham,
the CPC will prioritize projects that serve these needs.
2. SUPPORTING PRIORITIES
The CPC will also support the creation of passive recreation opportunities that provide access to open space
and scenic views as well as preservation of historic resources, including public buildings and archives.
3. LEVERAGING
The CPC encourages leveraging CPA funds with other public and private funding as well as donations, bargain
sales, and the like.
4. PLANNING AND COMMUNITY GOALS
The CPC will prioritize projects that demonstrate comprehensive planning and compatibility with other
community initiatives and goals.
5. MULTI-USE PROJECTS
The CPC encourages projects that include eligible activities in multiple CPA areas, such as affordable housing
and recreation.
6. COMPATIBILITY
The CPC will prioritize projects that reinforce or are compatible with both the CPA goals within a project’s
funding category(ies) and goals in other CPA categories.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 20
Chapter 3: Active Recreation
Needs, Goals, & Possibilities
Eastham’s most critical recreation needs are the rehabilitation of existing active recreation
facilities and the creation of outdoor recreation opportunities at a new community center.
The CPC developed the following active recreation goals and possibilities through careful consideration of
Eastham’s recreation needs, public input, and overall Town goals. The goals, as described below, are intended
to guide potential applicants for CPA funding and will be used to direct CPC funding recommendations.
However, applications for funding are not limited to the project ideas listed in this plan.
Field of Dreams Playground
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 21
GOAL 1
Create new active outdoor recreation facilities to best meet the changing needs of Eastham’s
population.
With the segment of Eastham residents aged 64 years and older growing from just over a third to almost two-
thirds of all residents, the recreational needs of the community will also change. Fewer children live in
Eastham today than in decades past, however recreation facilities designed for children can be a draw for
families. Among older residents, many have physical disabilities—making it difficult to use existing facilities.3
Active outdoor recreation facilities should accommodate all of Eastham’s users at all life stages.
GOAL 2
Rehabilitate existing active recreation facilities to create safe and accessible recreation opportunities
for people with special needs.
Age and design of recreation facilities can impact the safety, accessibility, and general functionality. With the
July 2012 amendments to the CPA statute, rehabilitation of existing parks and playgrounds are eligible CPA
activities. The CPC encourages project proposals to rehabilitate Eastham’s aging recreation facilities to make
them accessible to persons with special needs..
GOAL 3
Support the town’s efforts to create a community center that includes outdoor recreation facilities.
CPA funds could support efforts to create outdoor recreation facilities that are associated with a new
community center. Although the creation of an indoor community center would not be eligible for CPA funds,
a community center could include outdoor tennis courts, pickle ball courts, or other outdoor recreation
facilities. These outdoor amenities would be eligible for CPA funding.
Active Recreation Five-Year Budget
Approximate Amount Available at Year-End FY19 $326,077
Estimated Active Recreation Reserve (10% of Estimated FY2020-FY2024
Revenue)
$450,000
Total Actual + Estimated Reserve $776,072
Targeted Additional Allocation (up to 30% of undesignated funds) Up to $742,491
Total Up to $1,518,563
3 2016 Eastham Housing Production Plan, page 1.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 22
Eligible Activities
The CPA defines recreational use as including, but not limited to, the use of land for community gardens, and
noncommercial youth and adult sports, and the use of land as a park, playground, or athletic field. The
definition goes on to prohibit “. . . horse or dog racing or the use of land for a stadium, gymnasium, or similar
structure.”
Per the July 2012 amendments, the CPA statute allows use of CPA funds for the acquisition, creation,
preservation, rehabilitation, and restoration of land for recreational use. Note that the 2012 amendments
allow “rehabilitation” where previously it only allowed for recreational land created through the CPA. This
amendment would allow existing parks and playgrounds to be rehabilitated with upgraded and new facilities
and amenities. Maintenance costs are not eligible for CPA funds. In addition, acquisition of artificial turf for
athletic fields is expressly prohibited in Section 5(b)(2).
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 23
RECREATION
NEEDS AND RESOURCES
The Town’s outdoor active recreational facilities include:
-Newly renovated (2018) lighted basketball, pickle ball
courts, and playground in addition to baseball, softball,
and soccer field behind the Town Hall (Field of Dreams).
-Nauset Regional High School soccer field, track and
recently renovated tennis courts.
-Eastham Elementary School ball field and playground.
-Wiley Park playground and swimming area.
• Many of Eastham’s recreation facilities are not accessible for
individuals with special needs, including aging seniors, and
there only two parks with active recreation that are not on
school land.
•Eastham has two bike trails:
-Cape Cod Rail Trail - a 23 mile paved trail that extends
from Dennis to Wellfleet. The MA Department of
Environmental Management manages the trail. In
Eastham, the rail trail runs north to south for
approximately 6 miles. (Comp Plan)
-The National Seashore Bike Trail runs from the National
Seashore Visitor Center to Coast Guard Beach. (Comp
Plan)
•The two bike trails are not currently linked, but the town
has considered options for linkages. (Comp Plan)
•The Cape Cod National Seashore along Eastham's eastern
boundary provides a recreational facility of roughly 1,285
acres (not including private property within the National
Seashore). (CLIA)
•The Seashore is a favorite regional and national
destination spot and provides miles of beaches, offering
fishing, swimming, boating and kayaking. (OSRP)
•The upland portion supports nature trails, bicycling,
horseback riding and hunting. (OSRP)
•The park is operated by the National Park Service and was
established by an Act of the U.S. Congress in1961. (OSRP)
Eastham'Recreational'Facilities
Location
Docks/Piers/F
loats Launch Beach Picnic Showers Restroom
Boatmeadow x
Campground0Beach x
Coast0Guard0Beach x x x
Cole0Road x
Collins0Landing x
Cooks0Brook0Beach x x
Doane0Rock x x
First0Encounter0Beach x x
Great0Pond0Beach x x
Hemenway x
Herring0Pond x x
Jemima0Pond x
Kingsbury0Beach x
Minister's0Pond x
Nauset0Light0Beach x x x
Rock0Harbor x x
Salt0Pond0 x
Sunken0Meadow0Beach x
Thumpertown0Beach x
Wiley0Park x x x x
Source:00Local0Comprehensive0Planning0Committee,020120Comprehensive0Plan
Eastham has a diversity of recreation areas with many providing coastal recreation opportunities,
including Rock Harbor and multiple public beaches. Eastham’s recreation opportunities also include
parks, playgrounds, and athletic fields.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 24
Sources:
Action Plan for the Town of Eastham Ponds, Dec. 2012 (Pond Plan)
Cape Cod Destination Guide: www.dguides.com (CCDG)
Eastham Comprehensive Plan, 2012 (Comp Plan)
Eastham Conservation Land Inventory and Analysis, 2012 (CLIA)
Eastham Recreation and Beach Department, www.eastham-ma.gov. (Rec & Beach Dept.)
Eastham Recreation Commission (Rec Com)
Eastham Open Space and Recreation Plan (Draft), 2014 (OSRP)
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 25
Chapter 4: Community Housing
Needs, Goals, & Possibilities
Eastham’s key housing needs are 1) more subsidized rental housing; 2) a wider range of
affordable housing options including first-time homeownership opportunities; 3) adaptable and
accessible units; and 4) home improvement programs.4
The CPC developed the following housing goals and possibilities through careful consideration of Eastham’s
housing needs, public input, and overall Town goals. The goals, as described below, are intended to guide
potential applicants for CPA funding and will be used to direct CPC funding recommendations. However,
applications for funding are not limited to the project ideas listed in this plan.
4 Eastham Housing Production Plan, 2016, p. 5-7.
Affordable Home
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 26
GOAL 1
Create community housing units that will help address Eastham’s documented housing needs,
including, but not limited to, units that will count on the state’s Subsidized Housing Inventory (SHI).
As well-documented through Eastham’s 2016 Housing Production Plan (HPP), the town’s population is
decreasing overall and changing demographically—in particular, a loss of younger residents and a substantial
increase in older residents. Eastham needs affordable rental units, first-time homebuyer opportunities,
accessible housing, and improvements to existing units. Pressures on the housing market, including the
tremendous demand for seasonal units, a very limited supply of developable land, and limited infrastructure,
have contributed to high—and growing—housing costs. Many Eastham residents live with severe housing
cost burdens.
The gap between median household income and the median single-family house price has widened with
incomes doubling between 1990 and 2014 and house prices almost tripling in that period. Per the 2016 HPP,
a household with Eastham’s median income ($62,452) would be able to afford a house priced at about
$156,130, but the median house price in October 2015 was over twice that amount—$393,000.5
Per MGL c.40B, the town requires 10 percent of year-round housing be affordable to households at or below
80 percent of the area median income (AMI). Based on the 2010 census year-round housing unit count of
2,632, the town needs 263 total units on the SHI to reach the state’s 10-percent 40B-goal. The town has 54
units listed on the SHI as of September 14, 2017 and needs an additional 209 units to reach 10 percent. Note,
as documented through the HPP, the town’s housing needs go beyond what would be required to meet the
state’s minimum MGL c.40B goals including homeownership opportunities for moderate-income households
(as defined by the CPA), units accessible for persons with special needs, and greater market-rate housing
choice.
GOAL 2
Continue to support CPA-eligible initiatives of the Eastham Affordable Housing Trust.
The town created the Eastham Affordable Housing Trust (AHT) in 2008 to provide for the creation and
preservation of affordable housing in Eastham for the benefit of low/moderate-income households. Per the
AHT Fund Housing Guidelines, the AHT’s highest priorities are to:
1. Increase housing opportunities to those who live and/or work in the community to the extent
permitted by law, by prioritizing opportunities that support its local citizenry and that serve a range of
local housing needs – even if the units may not be eligible for inclusion on the SHI.
2. Develop year-round affordable rental units to serve Eastham’s most financially vulnerable residents
and other income-qualified persons and households.
The AHT is the town’s primary vehicle to create and support locally-initiated community housing programs
and developments. The AHT has utilized CPA funds to purchase and rehabilitate seven properties to create
permanently affordable rental housing and create a rental subsidy program. In addition, CPA funds have
supported professional planning services for the AHT.
5 Per The Warren Group, the January -May 2018 median sales price for a single-family house in Eastham rose to $475,000. And, according to the
American Community Survey 2012-2016 5-year estimates, Eastham’s median household income has decreased to $57,989. This indicates a growing
affordability gap.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 27
GOAL 3
Support development through new construction and adaptive reuse of existing buildings to create
community housing for households with incomes up to 100 percent of the area median income (AMI).
CPA funds have been allocated to support a variety of community housing developments including the
Campbell-Purcell, Cape Cod Village, and Rabbit Run properties. While opportunities for new development are
limited, the town’s new public water infrastructure can help to create new development opportunities
including support for the town’s vision for the Eastham Corridor Special District, adopted in May 2018, and
support open space preservation through clustered housing. There may also arise opportunities to repurpose
existing buildings to create affordable housing, perhaps in combination with historic preservation efforts.
GOAL 4
Preserve affordable units through physical improvements, as enabled within the limitations of the
CPA statute, and rehabilitate community housing that was created with CPA funds.
The CPA funds have been utilized to fund the Housing Emergency Loan Program (HELP Program) for income-
qualifying home owners to make emergency repairs necessary to protect their homes from injury, harm, or
destruction, and prevent these home owners from being forced to leave if they do not have funds necessary
to pay for repairs. The funds are granted in the form of a zero-percent interest loan that is forgiven after 15
years.
Eastham’s town counsel opined that the HELP Program is eligible for CPA-funds as support, which includes
programs providing direct financial assistance to households. As described in the 2016 HPP, there is a need for
improvements to existing housing units to help support income-qualifying households. Rehabilitation, repair,
and improvements to community housing that was acquired or created with CPA funds are also CPA-eligible
activities.
GOAL 5
Support housing assistance programs that provide direct assistance to households with incomes up
to 100 percent AMI.
Housing assistance programs are eligible to use CPA funds in the support and—in some cases—in the
creation of community housing, depending on the structure of the program. Housing assistance programs
could include a rental subsidy program, first-time homebuyer program, lease-to-own program, or a down
payment/closing cost assistance program as deferred payment loans with recapture provisions. Most of these
types of programs, with the exception of the first-time homebuyer model, do not create units that have long-
term affordability restrictions or count on the SHI.
Community Housing Five-Year Budget
Approximate Amount Available at Year-End FY19 $68,746
Estimated Community Housing Reserve (10% of Estimated FY2020-
FY2024 Revenue)
$450,000
Total Actual + Estimated Reserve $518,741
Targeted Additional Allocation (40% of undesignated funds) $989,988
Total $1,508,729
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 28
Eligible Activities
Chapter 44B of the Massachusetts General Laws (CPA Statute) defines “community housing” as “low- and
moderate-income housing for individuals and families, including low- or moderate-income senior housing.”
Low-income housing is affordable to households with annual incomes of less than 80% of the areawide
median income (AMI) and moderate-income housing is affordable to households earning less than 100% AMI.
Furthermore, the CPA Statute defines “senior housing” as housing for persons 60 years old or over, who also
meet the qualifications for low or moderate income.
The following matrix includes FY2018 income limits for one-person and four-person households for 80
percent and 100 percent of the area median income as established by the U.S. Department of Housing and
Urban Development. These income limits are updated annually and can be accessed at www.huduser.gov.
The CPA Statute allows expenditures for the acquisition, creation, preservation, and support of community
housing and for the rehabilitation of community housing that is acquired or created through CPA.
Preservation, which is a permitted activity for community housing, is defined as the “protection of personal or
real property from injury, harm or destruction, but not including maintenance.” Rehabilitation, which is only
permitted for housing created using CPA funds, is defined as “the remodeling, reconstruction and making of
extraordinary repairs, to...community housing for the purpose of making such...community housing functional
for their intended use, including, but not limited to, improvements to comply with the Americans with
Disabilities Act and other federal, state or local building or access codes.”
The CPA Statute defines the term “support” as programs that provide grants, loans, rental assistance, security
deposits, interest-rate write downs or other forms of assistance directly to individuals and families who are
eligible for community housing . . .” The CPA Statute also allows CPA funds to be appropriated to a Municipal
Affordable Housing Trust (MGL c.44 s.55C)
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 29
COMMUNITY HOUSING
NEEDS AND RESOURCES
POPULATION & HOUSEHOLDS (Census)
•Eastham’s 2016 estimated population is 4,924, which
declined by about 539 people since 2000 (5,453 population
in 2000). In the summer, the population grows to ~30,000.
(2016 ACS)
•The population is aging. In 1980, the residents over age 65
were only about 20 percent of the total population whereas
the 2016 estimates indicate about 36 percent of the
population is over age 65. (2016 ACS)
•Of the 2,388 households, about 15% have children under 18
years old and 46% have persons over 64 years old (2016
ACS).
•The median age increased from 48 years old in 2000 to an
estimated 57 years old in 2016. (2016 ACS)
•Racial make-up is predominantly white, with 97% of the
population; Hispanic make up an estimated 1.5% of the
population, and the remaining persons are non-whites,
African American, American Indian/Alaska Native, or Asian.
(2016 ACS)
HOUSEHOLD INCOME & COST OF HOUSING
•Eastham’s median household income per 2016 estimates
was $57,989 - a decrease from the 2014 estimated median
household income of $62,452. (2016 ACS and 2016 HPP)
•An estimated 43 percent of Eastham households have low
incomes – incomes at or below 80 percent AMI (2016 HPP)
•The median sale price of a single-family house Jan-May
2018 was $475,000. (TWG)
•Most Eastham year-round households (85 percent) own
their homes, 21 percent of which are housing –burdened
(spending over 30 percent of their income on housing),
while 22 percent of Eastham’s renters (of which there were
340) are similarly housing-burdened. (2016 HPP)
•The median gross rent was $1,022 – an increase of 50 percent
from $682 in 2000. (2016 ACS)
HOUSING SUPPLY
•Eastham has an estimated 2,388 occupied housing units, 86%
are owner occupied and 14% renter occupied. There are an
estimated 3,328 seasonal housing units. (2016 ACS)
•Census estimates suggest that Eastham lost 124 rental units
since 1990. The relative shortage of rental units is reflected in a
zero vacancy rate. (2016 HPP)
•The Town’s housing stock remains primarily single-family at
about 93 percent of total housing units, the balance being
condominiums, duplexes, and multi-family units. (2016 ACS)
AFFORDABILITY
•2.1 percent (54 units) of Eastham’s total housing stock is
counted as affordable on the State’s Subsidized Housing
Inventory (SHI) (DHCD, September 2017), which is below the
State’s minimum affordability goal of 10%.
•Most of the affordable ownership units were built through
Comprehensive Permits under MGL C. 40B.
• The rental inventory is comprised of eight units owned by
Eastham Housing Authority and managed by Orleans Housing
Authority.
• Community Development Partnership (CDP) manages seven
(7) units created under the Town’s Rental Expansion Program
and owned by the Eastham Affordable Housing Trust
•There are two affordable units owned and managed by CDP at
4775 State Highway as well as three units at Brackett Landing.
•CDP also developed and manages eight (8) units of rental
housing in Eastham including:
•1475 State Highway: acquisition and rehabilitation to
create two affordable, two-bedroom, rental units for
households earning up to 80% AMI.
Eastham has a significantly aging population with a large decrease in all age groups under 44; a low stock of
rental, affordable, and accessible housing; increasing housing prices and significant affordability gaps for low/
moderate income households.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 30
Sources:
2010 Federal Census (Census)
2012-2016 American Community Survey 5-Year Estimates (2016 ACS)
2016 Eastham Housing Production Plan (2016 HPP)
The Warren Group, Town Stats (TWG)
Key to Abbreviations:
AMI: Area Median Income set by the federal Department of Housing and Urban Development
DHCD: MA Department of Housing and Community Development
SHI: MA Subsidized Housing Inventory
• Gull Cottages, at 885 State Highway: conversion of a
small cottage community into five rentals, two units
affordable to households earning at or below 50%
AMI and the remaining three units for households
earning up to 60 % AMI. One of the units has a
Project-based Section 8 subsidy.
• 1425 Nauset Road: a donated house that was
moved to a Town-owned site next to the Council on
Aging. The Town received grant funding to make the
unit handicapped accessible and affordable as a
two-bedroom rental unit. CDP manages the unit.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 31
Chapter 5: Historic Preservation
Needs, Goals, & Possibilities
Eastham’s historic resources are both privately- and publicly-owned, and include buildings,
structures, archives, landscapes, archeological sites, and artifacts. Preservation and restoration
of historic resources is a key community goal to protect Eastham’s historic character and enhance
public understanding and enjoyment of local history.
The CPC developed the following historic preservation goals and possibilities through careful consideration of
Eastham’s historic preservation needs, public input throughout the planning process, and overall Town goals.
The CPA goals, as described below, are intended to guide potential applicants for CPA funding for historic
preservation of the community’s historic resources and will be used to direct CPC funding recommendations.
However, applications for funding are not limited to the project ideas listed in this plan.
Chapel in the Pines
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 32
GOAL 1
Preserve, rehabilitate, and restore publicly- and privately-owned historic resources that are open for
public use and enjoyment to enhance town character and support the local tourism economy.
Eastham’s historic resources include both public resources, such as the Town Hall, Public Library, town
records, cemeteries, and the Eastham Windmill, and private resources, such as a cemetery, the Chapel in the
Pines, Swift Daly House, and Schoolhouse Museum. The preservation of these resources are important to
protect the town’s character and pubic understanding of local history as well as to help support the local
tourism economy.
The CPC supports the preservation, rehabilitation, and restoration of public and private historic resources that
are open to the public for public enjoyment and use including the Historical Society properties. CPC also
supports accessibility improvements to expand public enjoyment and access to these resources.
G OAL 2
Preserve historic archives including town records in the collections of the Town Clerk, Public Library,
Eastham Historical Society, and Historical Commission.
Preservation of historic archives is important to protect the community’s legacy. Eastham has historic vital
records in the custody of the Town Clerk, a strong collection of genealogical records in the Historical Society’s
collections, and extensive local history archive at the public library. All of these resources are important to
protect and preserve for current and future generation’s understanding of the community’s roots. Protection
of archives includes physical preservation, digitization, and restoration of the documents themselves, as well
as ensuring proper climate control and secure storage.
G OAL 3
Continue inventorying Eastham’s historic resources to complete town and state records of such
resources including buildings, landscapes, archeological sites, cemeteries, and the like.
Inventories provide a comprehensive understanding of the community’s historic resources and lay a
foundation for prioritization and preservation. The CPA funds are an important source as a local match for the
state’s Survey and Planning Grant (which is provided through the Massachusetts Historical Commission). The
CPC would support funding for additional historic inventories.
G OAL 4
Preserve privately-owned historic houses, particularly those along Route 6, that are occupied by
low/moderate income households.
There are privately-owned houses that are owned by households with low/moderate income in need of
preservation and rehabilitation. The CPC funds could support a new town program to provide historic
preservation grants to low/moderate income households for exterior historic preservation projects that
comply with the Secretary of the Interior Standards. The grants could be structured as deferred forgivable
loan, with the loan forgiven if the homeowner continues to live in the property year-round as a principal
residence for at least five years. In Cambridge, the maximum loan amount is $15,000 per unit. The program
would need to include administrative funds to support staff/consultant time to create and implement a fair,
well-advertised program; thoroughly vet income and any asset limitations established as part of the program;
and authorize and oversee the use of the funds to ensure best preservation practices and appropriate
implementation.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 33
Historic Preservation Five-Year Budget
Approximate Amount Available at Year-End FY19 $26,214
Estimated Historic Preservation Reserve (10% of Estimated FY2020-FY2024
Revenue)
$450,000
Total Actual + Estimated Reserve $476,209
Targeted Additional Allocation (up to 30% of undesignated funds) Up to $742,491
Total Up to $1,218,700
Eligible Activities
The CPA Act, as amended July 2012, defines a historic resource as “a building, structure, vessel, real property,
document, or artifact that is listed on the state register of historic places or has been determined by the local
historic preservation commission to be significant in the history, archeology, architecture, or culture of a city
or town.” CPA funds can be used for the “acquisition, preservation, rehabilitation, and restoration of historic
resources.”
In addition, CPA funds may be appropriated to pay a nonprofit organization to hold, monitor, and/or enforce a
deed restriction as described in Section 12 of the CPA Act (amended Summer 2012). Furthermore, within the
definition of “rehabilitation,” CPA is allowed to fund improvements to make historic resources functional for
their intended use, including improvements to comply with the Americans with Disabilities Act (ADA) and
other building or access codes. All rehabilitation work, with respect to historic resources, is required to
comply with the Standards for Rehabilitation stated in the US Secretary of the Interior’s Standards for the
Treatment of Historic Properties (codified in 36 C.F.R. Part 68).
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 34
HISTORIC PRESERVATION
NEEDS AND RESOURCES
The Town has over 790 documented historic resources
including buildings, cemeteries, objects, and structures. (Hist
Survey)
NATIONALLY -DESIGNATED RESOURCES
•The Nauset Archaeological District is a designated National
Historic Landmark.(1) (MACRIS) This Landmark is within the
Cape Cod National Seashore and was an ancient Native
American settlement since at least 4,000 BC. (NPS)
•There are four National Register districts: Collins Cottages,
Eastham Center, Nauset Archaeological, and Fort Hill Rural.
(2) (MACRIS)
•Eleven resources are individually listed on the National
Register: seven are related to Capt. Edward Penniman;
others include Bridge Road Cemetery and Cove Burying
Ground, the French Cable Hut, and the Beacon Cottage and
Lighthouse. (MACRIS)
LOCAL HISTORIC DISTRICTS
•Local historic districts (LHD) are regulatory and are created
through a local bylaw. In LHDs, before any exterior
architectural feature visible from a public way is altered, the
plans must be approved by a LHD commission. (MHC)
•Eastham adopted the Olde Town Centre and Eastham Center
LHDs in 1986. (MACRIS)
•Eastham Center district on Schoolhouse Road has two
resources: the Mile Marker and the Schoolhouse. (MACRIS)
•Olde Town Centre district has 29 resources spanning
17th-20th century, most of which are 19th century homes.
(MACRIS)
PRIORITY LANDSCAPES
•The MA Heritage Landscape Inventory identified ten priority
heritage landscapes including: Boat Meadow, Rock Harbor,
Dyer Prince Road, Bridge Road, Town Cove, First Encounter
Beach, Freshwater Ponds, and Fort Hill (Landscape Inv)
NATIVE AMERICAN
•The local area was likely the site of secondary native
settlement between more thickly populated areas. (Recon
Report)
•Native Americans of the Nauset Tribe practiced farming and
fishing and Pilgrim settlers purchased corn and other crop
food from them. (NPS & Landscape Inv)
•Settlements were in the areas of First Encounter Beach, Salt
Pond, Nauset Marsh, Fort Hill, and Town Cove. (Landscape
Inv)
17TH CENTURY
•A small pox epidemic in 1621 devastated native
populations. (Landscape Inv)
•By 1666 remaining population was moved to a reservation
in present-day South Orleans. (Landscape Inv)
•After English settlers established Nauset Plantation in 1640,
the English population of the area steadily rose and farms
were scattered throughout town. (Landscape Inv)
•17th century resources on MACRIS include: Cove Burying
Ground (1646), John Knowles House (1672), and Doane
House (1680).
Eastham has diverse historic resources including Native American archaeological sites, houses
spanning 17th-20th centuries, town properties, landscapes, maritime architecture, and cemeteries as
well as archives and artifacts. Well-preserved and interpreted historic resources are an important
component of Eastham’s community character and tourism/seasonal resort economy.
(1)Landmarks are nationally significant historic places with exceptional value or quality regarding national heritage. Fewer than 2,500 historic places in the country
bear this national distinction. www.nps.gov/history/nhl
(2)Landmark and National Register designations cause restrictions on properties if federal or state funding is involved, and the Cape Cod Commission reviews
requests to demolish or alter historic resources and has authority to enforce a moratorium on development projects that severely threaten historic resources.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 35
Sources:
Eastham Community-Wide Historic Properties Survey, 2013 (Hist Survey)
Eastham Comprehensive Plan, 2012 (Comp Plan)
Heritage Landscape Inventory Report: Eastham, MA, 2010 (Landscape Inv)
Massachusetts Cultural Resource Information System, mhc-macris.net (MACRIS)
MHC Reconnaissance Survey Town Report: Eastham, 1984 (Recon Report)
Establishing Local Historic Districts, Massachusetts Historical Commission, 2003, reprinted 2007 (MHC)
National Park Service, www.nps.gov/caco/historyculture/the-nauset-archaeological-district-eastham.htm (NPS)
Key to Abbreviations:
MHC: Massachusetts Historical Commission
MACRIS: Massachusetts Cultural Resource Information System
18TH CENTURY
•In the 18th century, Eastham farmers were able to shift from
subsistence to market farming. (Landscape Inv) One of two
windmills from this period is extant at Windmill Green.
•There are fourteen 18th century resources listed on MACRIS
including Horton House/Nauset Hotel (1700), Bridge Road
Cemetery (1720), and 12 houses built between 1720 and
1795.
19TH CENTURY
•The town continued to rely on an agricultural base and was
characterized by scattered farmsteads. (Landscape Inv)
•The Cape Cod Railroad line was extended in 1870 and the
town had two depots: Eastham Center and N. Eastham.
(Landscape Inv)
•There are sixty-four 19th century resources listed on MACRIS
spanning the century (1800-1895) including more than 50
houses, the Beacon Lighthouse (1892), Cobb General Store/
Mitten Factory (1879), two cemeteries, and the Eastham
Methodist Episcopal Church Parsonage (1858).
20TH CENTURY
•Eastham transitioned to a resort town in the 20th century.
The town’s large farms were subdivided. (Landscape Inv)
•There are fifty-three 20th century resources on MACRIS
including Nickerson House (1900), Great Pond Hunting
Camp (1925), and Nauset Coast Guard Station (1936).
•The inventory completed in Oct 2013, identified an
additional 167 resources, most of which date to the 20th
century and include many cottages, camp, and resort
properties.
ARTIFACTS & DOCUMENTS
•Historic documents include the Town’s vital records stored
at Town Hall and Historical Commission records and other
local historic records stored at the Eastham Public Library.
Also, the library has a large collection of genealogical
records.
•The Eastham Historical Society owns and cares for many
historic artifacts at the Swift-Daley House and Schoolhouse
museums.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 36
Chapter 6: Open Space & Passive Recreation
Needs, Goals, & Possibilities
Protecting open space in Eastham is important to preserve the Town’s small town, semi-rural
character, and scenic values; prepare for climate change and sea level rise; provide opportunities
for passive recreation, and to protect natural resources, including natural scenery and aesthetics,
fish and wildlife and their habitats, and surface and groundwater quality. These attributes
collectively support the activities and quality of life that attracts both residents and tourists to
Eastham.
The goals and possibilities described in this chapter are based on Eastham’s open space and natural resource
protection needs, community input as part of this process, and overall town goals. This chapter describes
open space goals, CPA eligibility for open space projects, and minimum spending requirements. In addition,
this chapter includes a resource profile describing Eastham’s open space and natural resources.
Terrapin Cove
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 37
The CPA goals, as described below, are intended to guide potential applicants for CPA funding for open space
and will be used to direct CPC funding recommendations. However, applications for funding are not limited
to the project ideas listed in this plan.
GOAL 1
Enhance access for people of all ages and abilities to further public enjoyment of natural resources,
conservation areas, and scenic views.
The community’s character, scenic beauty, and economy is largely defined by its natural and coastal resources.
Roughly 22 percent of Eastham’s total land area is protected open space – with 0.69 per capita acres of open
space, Eastham has the fourth largest acres of open space per capita on the Cape. In addition to its ecological
and economic values, open space is vital for promoting physical and mental health. Most of Eastham’s open
space is within the National Seashore, providing quick and easy access, often by walking or bicycle, to
residents on the east side of town. In addition to the National Seashore, Eastham has town owned and
privately-owned open space that is open for passive public enjoyment. This includes the 172-acre Town
Forest, 45-acre South Eastham Conservation Area, 44-acre Wiley Park, and 43-acre Sandy Meadow. These
town-owned open space areas are mostly located on the west side of town, affording residents of this part of
town access to local neighborhood open space. Given the value of neighborhood open space, increasing the
amount located on the town’s west side is an important goal.
Existing accommodations to facilitate public access to Eastham’s open space properties (e.g., hiking trails,
parking, benches, and signage) is varied – ranging from basic woodland trails to Mobi mats at public beaches
to an elaborate boardwalk Braille trail in the Cape Cod National Seashore.6 Public access can be enhanced
through trail connections, such as the Cape Cod Pathways and the Nauset Water Trail projects, and
accessibility improvements to accommodate people of all ages and abilities, including those with special
needs. As the community’s population ages, accessibility improvements will only grow in importance.
GOAL 2
Protect drinking water quality through land conservation.
At the 2014 and 2015 annual town meetings, Eastham residents voted to create a municipal water system. The
system will be town-wide and is under phased construction. The project involves the construction of two well
fields (with a third well field approved), a storage tank, and distribution piping over two phases. The three
wells are in three zoning districts: Wellhead Protection District; Water Resource Protection District; and the
National Seashore. All three wells are also located in the Groundwater Protection District. Two of the wells are
located on Town-owned property under the control of the Board of Selectmen. One well is located on land
owned by the regional school district. Of the 1,350 parcels located within the Groundwater Protection District
(Zone 2), 72 are owned by the Town, Eastham Conservation Foundation, or the federal government, the rest of
the parcels are privately owned.7 Land protection efforts can be important to reinforce the effectiveness of
wellhead protection areas and further protect quality of public drinking water. Any remaining privately-
owned properties within contributing areas could be considered for open space protection efforts.
6 2015 Eastham Open Space & Recreation Plan, p. 137.
7 Town of Eastham Planning Department, Email from Paul Lagg, August 27, 2018.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 38
GOAL 3
Protect and restore/remediate estuaries and fresh water ponds and wetlands by minimizing further
development of adjacent lands, and through water quality remediation in accordance with current
best management practices.
Inland kettle ponds, a unique Cape Cod resource, as well as vernal ponds and some estuarine systems are
significantly impacted with degradation of water quality caused by human activity (primarily nutrient inputs
from septic systems and runoff), as well as destruction of natural shoreline vegetation. Remaining
undeveloped privately-owned properties adjacent to these areas should be considered for protection efforts.
In past years, the Town funded water quality remediation at Great and Herring ponds with CPA funds. The CPC
recognizes the need to continue remediation efforts for additional ponds to protect these natural resources.
GOAL 4
Protect key parcels that enhance community resilience in the face of climate change impacts.
As a coastal community, Eastham is susceptible to the effects of climate change, including sea level rise.
Resilience –the ability of a community to bounce back after hazardous events – involves careful open space
protection planning to balance protection of sensitive natural environments, including ecotones – the
transitional area between two plant communities - with impacts of human and economic activity. CPA funds
could support protection of land from development through acquisition or through conservation restrictions
held by public entities or non-profit organizations, such as land trusts. CPA funds could also support
preparation of an updated inventory and prioritization of key parcels for protection as natural habitat open
space, which could be incorporated into a Hazard Mitigation Plan.
GOAL 5
Preserve natural habitat and open space resources through acquisition of lands with high habitat
values and management of existing open space lands, including management of invasive species.
Cape Cod is home to many specialized habitats and natural communities that support rare or threatened
plant and animal species not found elsewhere in the Commonwealth. The survival of these species in Eastham
is threatened by further development and by degradation of habitat quality by invasive species. These include
Oriental bittersweet, Japanese Knotweed, and Phragmites, which out-compete native plants for survival. The
CPC recognizes the need to preserve natural habitat and open space resources and to manage the impact of
invasive species to town-owned lands, including wetlands, ponds, and uplands.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 39
Open Space/Passive Recreation Five-Year Budget
Approximate Amount Available at Year-End FY19 $536,750
Estimated Open Space/Passive Recreation Reserve (10% of Estimated
FY2020-FY2024 Revenue)
$450,000
Total Actual + Estimated Reserve $986,745
Targeted Additional Allocation (30% of undesignated funds) $742,491
Debt Service Commitment (FY20 Final Year for Aschettino Land
Acquisition Repayment)
($73,500)
Total (after final Aschettino debt service payment) $1,655,736
Eligible Activities
The CPA defines the term “open space” as including, but not limited to, land deemed necessary to protect
existing and future well fields, aquifers and recharge areas, watershed land, agricultural land, lake and pond
frontage, beaches, and scenic vistas. The CPA statute allows the use of CPA funds for the acquisition, creation,
and preservation of open space. Additionally, the CPA statute allows for the rehabilitation/restoration of open
space that was acquired or created with CPA funds. Per MGL c.44B s.5(f), CPA funds may not be used to
acquire real property, or property interest, for a price exceeding the value of the property (as determined by
methods customarily accepted by the appraisal profession).
In accordance with the CPA statute (MGL c.44B s.12(a) and (b)), an acquisition of real property is required to be
owned by the municipality and to be bound by a permanent restriction. Any open space acquisitions by the
Town using CPA funds will require execution of a permanent restriction that runs to the benefit of a nonprofit
organization, charitable corporation, or foundation and that is in accordance with the requirements of MGL
c.184. In addition, CPA funds may be appropriated to pay a nonprofit organization to hold, monitor, and
enforce the deed restriction on the property (sometimes called a “stewardship fee”).
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 40
OPEN SPACE & PASSIVE RECREATION
NEEDS AND RESOURCES
PERMANENTLY PROTECTED OPEN SPACE
•Roughly 22% of Eastham’s land area is permanently
protected open space.(1) Most is within the Cape Cod
National Seashore, on the east side of town.
•The Cape Cod National Seashore, stewarded by NPS, consists
of 1,285 acres of upland habitats and more than 4,800 total
acres, including privately owned land and tidal/sub-tidal
land. (CLIA, OSRP, OSC)
•DCR holds 65 acres of conservation land. (CLIA)
•The Town has acquired interests in roughly 213 acres for
conservation. (CLIA) Most town-owned land is on the west
side of town.
•Over 441 acres is owned by four nonprofit land trusts:
Eastham Conservation Foundation; The Nature Conservancy;
Massachusetts Audubon Society; and the Orenda Wildlife
Land Trust. (CLIA)
CHAPTER 61 - TEMPORARY PROTECTION
•Three state programs, known as preferential assessments,
provide for reduced property taxes for landowners: MGL c.
61, 61A, and 61B. These programs commit a property to
agriculture, forest, or recreation for a period of time. In
exchange, the town reduces taxes and is granted the right to
purchase the property if it is removed from the classification.
(Comp Plan)
•There are 14 private parcels enlisted in the Chapter 61, 61A,
and 61B programs, totaling roughly 92 acres. (Assessors)
SCENIC RESOURCES
•Scenic vistas on the bay and ocean front along with the
variety of landforms give Eastham’s landscape the character
that attracts many visitors and enriches the life for “locals”
year-round. (OSRP)
WATER RESOURCES
•Eastham is essentially the primary user of the Lower Cape
aquifer’s Nauset Lens (a mound of groundwater). Eastham’s
water delivery system consists of about ½ of properties on
private wells and half served by the municipal water system.
Septic disposal is exclusively on-site sewage disposal systems.
•Two sites have been developed as municipal water supply wells
(with a third well approved).
•Inland kettle ponds are a unique resource throughout Cape
Cod, and their water quality and habitat condition are
threatened in many areas by the impacts of human activities.
Eleven (11) kettle ponds are located in Eastham including:
Great, Herring, Depot, Little Depot, Widow Harding, Ministers,
Schoolhouse, Molls, Bridge, Muddy, and Jemima Ponds. (Pond
Plan)
•Two ponds are high priorities for pollution remediation:
Minister and Schoolhouse (Note: treatment for Great and
Herring ponds is complete.) (Pond Plan)
•Wetlands habitat comprises more than twenty-five percent
(25%) of the land area of Eastham. The vast majority of these
areas are salt marsh (1,300 acres), fresh water ponds, and
vegetated wetlands (475 acres). (OSRP)
•Eastham contains numerous vernal ponds widely distributed
throughout town. These ponds play a major role in supporting
many of the species of wildlife found in and experienced by
Eastham residents, including the Threatened spadefoot toad.
COASTAL RESOURCES
•The coastal resources of Eastham include Cape Cod Bay (the
West Shore) and the Atlantic Ocean including Nauset Marsh
and Town Cove. (Comp Plan)
•The Bay shoreline is a mixture of coastal bank, barrier beaches,
and coastal dunes. The Town owns and maintains seven public
beach areas along the Bay shoreline. (Comp Plan)
(1) Percent of open space land is based on the author’s calculation using figures from the CLIA and the Eastham Community Profile by the MA Department of Housing
and Community Development and does not including privately owned land within the Cape Cod National Seashore
Eastham has a strong network of public and private stewards to protect open space and natural
resources. While much has been accomplished, critical lands are at risk. All of Eastham’s critical natural
resources are sensitive to development pressures as well as increases in population and the
accompanying recreational pressures.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 41
Sources:
Action Plan for the Town of Eastham Ponds, Dec. 2012 (Pond Plan)
Eastham Assessing Department (Assessors)
Eastham Comprehensive Plan, 2012 (Comp Plan)
Eastham Conservation Land Inventory and Analysis, 2012 (CLIA)
Eastham Open Space and Recreation Plan, 2015 (OSRP)
Eastham Open Space Committee (OSC)
Outer Cape Capacity Study, 1996. (OCCS)
Community Preservation Act and BioMap 2 brochure, Community Preservation Coalition. (BioMap brochure)
Key to Abbreviations:
ACEC: Areas of Critical Environmental Concern
DCR: MA Department of Conservation and Recreation
NHESP: MA Natural Heritage and Endangered Species Program
NPS: National Park Service
•Eastham’s back shore faces the Atlantic Ocean, which
consists mostly of high bluffs of glacial till exposed to
coastal processes. Two beaches are maintained on the
Ocean at Nauset Light and Coast Guard sites, operated by
the National Seashore. (Comp Plan)
•Nauset Spit is a barrier beach that protects the Nauset
Marsh system and adjacent Town Cove and provides high
quality habitat for beach nesting wildlife and migratory
shorebirds and birds of prey. The salt marsh system covers
roughly 800 acres and is a productive nursery area for fin
and shellfish species. (Comp Plan)
•
FISHERIES & WILDLIFE
•A diverse array of habitats within the Town provides for a
correspondingly high diversity of plants and organisms.
(OSRP)
•The salt marsh systems bordering Cape Cod Bay are
included in one of two ACECs: the Inner Cape Cod Bay ACEC
and the Wellfleet Harbor ACEC. (OSRP)
•BioMap2 by NHESP identifies areas where uncommon and
rare species live and the surrounding areas crucial for
survival. Eastham has 5,228 acres of Core Habitat and
Critical Natural Landscape, with almost 2,000 acres
unprotected from development. (BioMap brochure)
•Seventeen (17) vernal pools have been identified or certified
through the NHESP and many others are known to exist. (OSRP)
PASSIVE RECREATION
•The Town has two parks: Wiley Park near Great Pond and
Windmill Green on Route 6. Both parks provide passive
recreation opportunities:
-Wiley Park spans roughly 44 acres with lake beachfront,
fishing holes, and hiking trails. (CCDG)
-Windmill Green includes the Eastham Windmill, an
important historic asset that is listed on the National
Register of Historic Places.
•Public access to water in Eastham is found in many forms.
Eastham has 10 Town landings and 11 Town beaches, totaling
66 acres. (OSRP)
•Eastham has many areas that offer hiking trails including Coast
Guard Beach, Cottontail Acres Conservation Area, Fort Hill, Salt
Pond/Nauset Marsh, Sandy Meadows, and Wiley Park (Rec &
Beach Dept.)
•In addition, non-profit organizations hold conservation land
open for public enjoyment.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 42
Appendices
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 43
A. Eastham Application Guidelines & Scoring Criteria
EASTHAM COMMUNITY PRESERVATION COMMITTEE
APPLICATION GUIDELINES & SCORING CRITERIA
Excellent Good Fair Poor Rating
Application and Narrative
A Complete Application
All required responses
and documentation is
thoroughly provided
One required response
or document is missing
or not thorough
Two required responses
or documents are
missing or not
thorough
More than two required
responses or documents
are missing or not
thorough
B
Guiding Principle #1 – Lead
Priorities
(See CP Plan Chapter 2)
Strongly aligned with
this principle
Somewhat aligned with
this principle
C
Guiding Principle #2 –
Supporting Priorities
(See CP Plan Chapter 2)
Strongly aligned with
this principle
Somewhat aligned
with this principle
D
Guiding Principle #3 –
Leveraging
(See CP Plan Chapter 2)
Leverages more than
50 percent of total
project costs
Leverages 25-50
percent of total project
costs
Leverages less than 25
percent and/or has
demonstrable
commitment for in-
kind donations and/or
sweat equity to reduce
project costs
CPA funds requested for
100% of project cost
E
Guiding Principle #4 –
Planning & Community Goals
(See CP Plan Chapter 2)
Strongly demonstrate
comprehensive
planning AND
compatibility with
other community
initiatives and goals
Somewhat
demonstrates
comprehensive
planning AND
compatibility with other
community initiatives
and goals
Demonstrates
comprehensive
planning OR
compatibility with
other community
initiatives and goals
Does not demonstrate
comprehensive planning
AND does not
demonstrate compatibility
with other community
goals
F
Guiding Principle #5 – Multi-
Use Projects
(See CP Plan Chapter 2)
Includes eligible
activities in at least
three CPA areas
Includes eligible
activities in two CPA
areas
Includes eligible
activities in two or
more CPA areas OR
demonstrates
compatibility across
CPA goals in all four
funding areas
Includes eligible activities
in only one CPA area OR
does not demonstrate
compatibility across CPA
goals in all four funding
areas
G
Guiding Principle #6 –
Compatibility
(See CP Plan Chapter 2)
Helps to achieve CPA
goals in all four
funding areas
Demonstrates
compatibility
(neutral/does no harm)
across CPA goals in all
four funding areas
Competing with goals
in at least one other
CPA funding area that
could be mitigated
Competing with goals in
at least one other CPA
funding area that my
harm ability to achieve
those goals
H CP Plan Category Goals
(Chapters 3-6)
Strongly aligns with
more than one
category goals
Strongly aligns with one
category goal
Somewhat aligns with
at least one category
goal
Does not align with at
least one category goal
I Long-Term Maintenance
Strongly demonstrates
adequate capacity for
long-term
maintenance of
property/asset/CPA
investment with no
additional cost to the
town
Somewhat
demonstrates adequate
capacity for long-term
maintenance of
property/asset/CPA
investment with no
additional cost to the
town
Demonstrates
adequate capacity for
long-term
maintenance of
property/asset/CPA
investment with
some/minimal
additional cost to the
town
Does not demonstrates
adequate capacity for
long-term maintenance of
property/asset/CPA
investment with
no/minimal additional
cost to the town
Overall Rating
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 44
B. CPA Eligibility Matrix
Source: Department of Revenue (DOR) 10-5-2012 conference, "Recent Developments in Municipal Law," Workshop B - Local Finances
28
Chart 1
COMMUNITY PRESERVATION FUND ALLOWABLE SPENDING PURPOSES (G.L. c. 44B, § 5)
OPEN SPACE HISTORIC RESOURCES RECREATIONAL LAND COMMUNITY HOUSING
DEFINITIONS
(G.L. c. 44B, § 2)
Land to protect existing and
future well fields, aquifers and
recharge areas, watershed land,
agricultural land, grasslands,
fields, forest land, fresh and salt
water marshes and other
wetlands, ocean, river, stream,
lake and pond frontage, beaches,
dunes and other coastal lands,
lands to protect scenic vistas, land
for wildlife or nature preserve
and land for recreational use
Building, structure, vessel, real
property, document or artifact
listed on the state register of
historic places or determined by
the local historic preservation
commission to be significant in the
history, archeology, architecture
or culture of the city or town
Land for active or passive
recreational use including, but not
limited to, the use of land for
community gardens, trails, and
noncommercial youth and adult
sports, and the use of land as a
park, playground or athletic field
Does not include horse or dog
racing or the use of land for a
stadium, gymnasium or similar
structure.
Housing for low and moderate
income individuals and families,
including low or moderate income
seniors
Moderate income is less than 100%,
and low income is less than 80%, of
US HUD Area Wide Median Income
ACQUISITION
Obtain property interest by gift,
purchase, devise, grant, rental, rental
purchase, lease or otherwise. Only
includes eminent domain taking as
provided by G.L. c. 44B
Yes Yes Yes Yes
CREATION
To bring into being or cause to exist.
Seideman v. City of Newton, 452 Mass.
472 (2008)
Yes Yes Yes
PRESERVATION
Protect personal or real property from
injury, harm or destruction
Yes Yes Yes Yes
SUPPORT
Provide grants, loans, rental assistance,
security deposits, interest-rate write
downs or other forms of assistance
directly to individuals and families who
are eligible for community housing, or
to entity that owns, operates or manages
such housing, for the purpose of making
housing affordable
Yes, includes funding for
community’s affordable housing
trust
REHABILITATION AND
RESTORATION
Make capital improvements, or
extraordinary repairs to make assets
functional for intended use, including
improvements to comply with federal,
state or local building or access codes or
federal standards for rehabilitation of
historic properties
Yes if acquired or created with
CP funds
Yes Yes Yes if acquired or created with CP
funds
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 45
C. Project Schedule
EASTHAM COMMUNITY PRESERVATION PLAN UPDATE
PREPARED BY JM GOLDSON 3/19/18, REVISED 6/27/18
MARCH-APRIL 2018 MAY 2018 JUNE JULY-AUGUST SEPTEMBER-OCTOBER
3/23/18 (day) Driving
Tour of town focused on
CPA-funded project and
potential projects.
Review background
material including CPA
financial records and
project allocations. Create
draft survey for review.
4/4/18 (evening) CPC
Meeting #1 to review
scope and schedule.
5/2/18 (day) Conduct
up to four focus groups
and meet with CPC Chair,
Town Administrator,
Finance Director, and
Town Planner re CPA tax
scenarios and finances.
5/2/18 (evening) CPC
Meeting #2 to review
summary of background
review and draft survey
and create outreach plan.
Conduct up to four
telephone interviews. Scope of WorkDeliverablesCreate all materials and
presentation(s) for the
Community Workshop.
6/6/18 (evening) - Hold
Community Workshop.
6/27/18 (evening) CPC
Meeting #3 to review
workshop results and
discuss content for
inclusion in draft CP Plan.
Compile summary of
community goals related
to CPA funding categories,
CPA fund revenue and
expenditures, and projects
and draft survey by
4/27/18.
Compile and summarize
community workshop
results by 6/22/18.
Close survey on 6/13/18
and create summary of
results by 6/27/18.
Prepare draft CP Plan for
review.
8/1/18 (evening) CPC
Meeting #4 to review
draft CP Plan.
Revise draft plan based
on CPC/staff comments.
Finalize survey for release
by 5/11/18.
Create summary of focus
groups/telephone
interviews by 5/31/18.
Prepare draft plan by
7/25/18.
Submit revised draft plan
by 8/17/18.
9/5/18 (evening) CPC
Public Hearing - present
draft plan for public
comment
Revise plan as needed
and finalize.
10/3/18 (evening) CPC
Meeting #5 to review
final plan. Revise, as
needed, and prepare final
printing.
Final Plan completed by
10/12/18.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 46
D. Community Engagement Results
FOCUS GROUPS AND INTERVIEWS SUMMARY OF RESULTS
COMMUNITY WORKSHOP SUMMARY OF RESULTS
ONLINE SURVEY SUMMARY OF RESULTS
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 47
Eastham CP Plan – Focus Group Summary of Discussions
Held on May 2, 2018 by Lara Kritzer and Jennifer M. Goldson of JM Goldson
The JM Goldson team held four focus groups on May 2nd: two at the Town Offices and two at the Library. This
is a general summary of the main themes of discussion at the focus groups organized by questions.
1. What qualities or characteristics do you love about Eastham?
• Supportive and generous community - People love this community
• Small town
• Natural beauty and access to nature
• Rural character
• Less expensive than other towns
• Water and water ways – ponds, bay, ocean access, Nauset inlet, and beaches
• Rail trail connections
• Yankee pride
2. What do you think could be improved?
• Affordable housing is needed – rent is astronomical
• Year round rentals hard to come by
• Need more rental projects or converting more homes to Section 8
• Something to maintain young families – need affordable housing for young families and seniors
• Recreation – moorings and kayak storage – more opportunities to use non-motorized boats
3. What are Eastham’s greatest challenges?
• Housing in general
• Lack of affordable child care
• Wastewater
• Pond cleanliness
• How to encourage development without impacting rural qualities of the town
• Eastham doesn’t know what it wants to be. Need vision.
• Reconciling differences between what retirees want and younger people who are trying to stay in
the town
• Better tax base needed and concerned conservation land acquisitions make taxes higer
• Need alternatives for seniors to continue to live here who can’t take care of a single-family home
anymore
• Need a focused town center
• Climate change – losing 20 feet off the ocean side and losing land on the bay side – water is rising
– open space can help mitigate effects of sea level rise
• Fiscally conservative town
4. Overall, what do you think of the CPA’s current funding priorities?
• Historic properties is one of the most important resources in the town
• Should help people who want to renovate their historic home to help them stay in Eastham
• Not sure if 10 percent is enough for historic preservation
• Might not need more open space
• Want active recreation to help young families come to Eastham
• Housing is really important – should keep the 30 percent
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 48
• Open space is expensive and need to make sure there is enough for open space conservation –
would prefer to buy properties and not clean more ponds
• Need to preserve the Ecotone – the space between the water and the upland where two
ecosystems meet (the transitions)
• Feel getting to the point where everything historic is already fixed up
• Need more accessible recreation
• More funding for affordable housing
5. What priorities or project ideas do you hope will be considered for funding in the next five years?
• Active Recreation
i. Need parking for active rec including field of dreams
ii. Outdoor fencing on playground is very old at the Children's Place
iii. Nauset light beach - 33% of spaces at the parking lot are town spaces- they will start losing
parking spaces because the water is encroaching - Need to plan to take and develop land
for parking
iv. Rock Harbor Marina - develop into outdoor rec area
v. Dyer Prince Road parking lot needs to be rehabilitated – need to draw people to
recreation areas
vi. Bathhouse at First Encounter
vii. Public facilities at local beaches
viii. Rehabilitation of Rock Harbor
ix. Docks need to be worked on
x. Public amphitheater
xi. Access for elderly at beaches
• Community Housing
i. Ocean View Motel property next to town hall
ii. More affordable housing projects - could be another Habitat project or other projects
iii. Elderly - need elderly housing. Affordable Assisted living or other type of senior housing.
• Historic Preservation
i. School house museum needs to be painted
ii. Historic markers
iii. Chapel is the last of 19th century Eastham and is an important part of town
• Open Space & Passive Recreation:
i. Buy property near village center to convert to open space. Town center won't work on
Route 6.
ii. Continued acquisition of low lying coastal areas to prevent development - Coastal
Ecotones - acquiring these lands.
iii. Rain Gardens at library - how we can use things like rain gardens and drainage structures
to protect ponds. Waterfront pond front demonstration waterfront protection plan.
iv. Bridge Pond -drainage structure right by road - runoff structure to protect pond
6. Review current local surcharge level. Do you think the CPA surcharge should stay at 3% in the coming
years or be reduced? Why?
• Keep at 3 percent – water debt already agreed to. Don’t see additional burden. Don’t reduce it
particularly because housing and open space projects are expensive
• Some difference of opinion in one of the four focus groups – some concerned with water
surcharge
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 49
Eastham Community Preservation Plan Update
June 6th Community Meeting -Summary of Results
Prepared by JM Goldson 6/12/18, Revised 7/3/18
SUMMARY
On Wednesday,June 6,the Community Preservation Committee sponsored a communityworkshopinEastham.The workshop took place at 5:45 p.m.in the Eastham Public Library,
and there were about 40 people in attendance.According to a poll taken by the presenters,
most (88%)of the participants lived in Eastham full time,and 95%own their home.Participants were primarily in the 65 to 79 age group (68%),and 20%were aged 50 to 64.
HEART OF THE MATTER
When asked what is at the heart of the matter for them when thinking about Eastham’s
approach to Community Preservation Act funds in the coming years,participants answered
with a few common replies:
•Preserve the Town’s character
•Create affordable housing to promote diversity in the community
•Meet the needs of the aging population with affordability and accessibility
•Preserve open space
•Increase communication surrounding these funds and projects
MAIN CONCLUSIONS
“Maintain ‘rural’,
peaceful, unique,
comfortable character
of Eastham
community.”
§Participants emphasized community housing initiatives as important to increase economic diversity and create an option for downsizing.
§The preservation of open space is important to residents, as is the maintenance of the “rural” character of
Eastham.
§Participants called for increased communication about future CPA-funded projects and more information
about current recreation and open space areas as well as historic preservation sites.
Eastham Community Workskhop 1
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 50
ACTIVE RECREATION
COMMUNITY HOUSING
HISTORIC PRESERVATION
GREATEST NEEDS
Participants noted needs including bike infrastructure,improving beach facilities,a public
pool,an updated playground,activities for middle age groups,boat storage and launches,and tennis courts.
SPECIFIC PROJECT POSSIBILITIES
•Accessibility improvements for senior/disabled to recreation
•Improvement of beach facilities on Great Pond Rd.
•Bike path/bike lanes
•Canoe/kayak racks at town landing
•Drinking fountains in recreation areas
•Tennis courts,possibly at a new community center
•Dog park
•Public pool
•Bath houses at beaches
GREATEST NEEDSParticipantsnoted needs regarding community housing including affordable housing for
professionals,seniors,and families,the need for age and income diversity,long-term rental
housing,and workforce housing.SPECIFIC PROJECT POSSIBILITIES
•Accessory dwellings
•Independent and assisted living options
•Mixed-use zoning to allow for residential unit above commercial space
•Acquire land for multi -family affordable housing
•Collaborate with non-profits like Habitat for Humanity to purchase and restore housing
for multi -family use
•Purchase property next to Town Hall to create an affordable housing development
•Support programs that diversify housing stock
GREATEST NEEDSParticipantsnoted needs including historic preservation combined with affordable housing,
digitalization of town records,better signage of historic areas,and recognizing the NativeAmericanhistoryofthetown.
SPECIFIC PROJECT POSSIBILITIES
•Create or improve signage to historic resources
•Documenting local Native American history
•Redesign Rte 6 to historical corridor
•Restore and preserve older houses for affordable housing
•Digitalization of all town records
The discussion exercise asked participants to identify what they felt the needs were in each category
and to brainstorm some specific project possibilities to meet these needs.The appendix includes each
group’s full answers,but below is an overview of some commonly identified needs and project
possibilities.
“Housing should be
reflective of town
character.”
“We need better
access for disabled,
elderly, and strollers
to recreation
areas.”
“Promote history of
our town and
preserve it.”
Eastham Community Workskhop 2
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 51
OPEN SPACE/PASSIVE RECREATION
GREATEST NEEDS
Participants noted needs including water protection,storm mitigation,preservation of high
value natural areas in town,benches and picnic tables in open space areas,acquisition of
more undeveloped parcels for open space protection,and wildlife corridors.
SPECIFIC PROJECT POSSIBILITIES
•Community gardens
•Contiguous wildlife corridors
•Identify species who need protection
•Benches,tables,and public bathrooms in open space and parks
•Mapping and education about current open space and passive recreation areas
•Clean ponds and preserve waterways and marshes
•Storm mitigation projects
“Connect open space
to create corridors for
wildlife
Should the CPC continue to prioritize the following project types with target allocations beyond
the minimum 10%requirements?
These are the current priorities:Open Space/Passive Recreation (50%of undesignated funds),Community
Housing (30%),and Active Recreation (20%)
All eight groups expressed interested in considering changes to the target allocations. One
group (F) wanted to eliminate them altogether –favoring maximum flexibility to utilize the
undesignated funds. All of the remaining seven groups expressed interest in continuing
with a target allocations policy, but changing the target percentages for the funding
categories.
Below summarizes the changes that the seven groups expressed interest in:
•Open Space: 6/7 groups wanted to reduce the target allocation for open space –ranging
from 30-40 percent. One group (A) wanted to keep the target allocation for open space at
50 percent.
•Community Housing: 6/7 groups wanted to increase the target allocation –ranging from
35 percent to 60 percent. One group (G) wanted to keep the target allocation for
community housing at 30 percent.
•Active Recreation: 6/7 groups wanted to reduce the target allocation for active recreation
–ranging from zero to 15 percent. One group (G) wanted to increase the target allocation
to 40 percent.
•Historic Preservation: 6/7 groups wanted to keep the target allocation for historic
preservation at zero percent. One group (C) wanted to increase the target allocation to 15
percent.
Eastham Community Workskhop 3
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 52
Eastham CP Plan Online Survey:
Summary of Results
Prepared by JM Goldson 06/19/18
Summary
The Eastham Community Preservation Committee created an online survey to gather feedback from community
members on the need for projects in each Community Preservation Act category in Eastham. The survey was
online from June 4, 2018, to June 14, 2018, and 266 people responded in that time. The survey contained
demographic questions and five questions regarding the use of CPA funds. The results of the survey are
summarized below.
Demographic Results
• Age
o The majority of participants (67 percent) were between ages 55 and 74.
o About 13 percent were aged 75 or older, and about 20 percent were under age 55.
• Gender: Roughly 52 percent of respondents were male and 48 percent female.
• Family Status: Most (84 percent) did not have children under the age of 18
• Household Size and tenure: The majority (61 percent) lived in a two-person household; about 14
percent lived alone; 13 percent lived in a three-person household; and 13 percent in a four or more
person household. About 94 percent owned the place that they lived in.
• Resident Status: About 47 percent were full-time residents and 43 percent were part-time residents.
Overall CPA Priorities
Only 18 percent of participants said that they were very familiar or extremely familiar with the Community
Preservation Act, although 41 percent said that they were somewhat familiar.
Participants ranked open space and
passive recreation as the most
important CPA-funding category in
the next five years with historic
preservation as the second most
important category. Over 60
percent of participants indicated
that open space and passive
recreation projects were extremely
important, whereas only 38 percent,
36 percent, and 36 percent
respectively felt community
housing, historic preservation, and
active recreation were extremely
important.
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 53
Summary of Suggested Project Possibilities
Suggested projects for each CPA category are summarized below. Full results are available separately.
Active Recreation Projects
Some active recreation projects that Eastham residents would like to see considered for funding:
• Public swimming pool
• A playground in North Eastham on the bay side
• More dedicated bike paths/trails/lanes
• Improved bathroom facilities at First Encounter Beach, Campground, and Cooks Brook
• Community garden
• Reclamation and repurposing of town owned property currently used by the Nauset Rod and Gun Club
for private firing ranges
• Tennis courts
• Handicap picnic tables and wheelchair areas at Town Beaches
Community Housing Projects
Some community housing projects that Eastham residents would like to see considered for funding:
• Elderly housing
• Renovating larger, historic homes into multi-unit affordable housing
• Create multi-unit apartments
• Affordable rental housing
• Independent/assisted living/nursing home complex
• Assist low-income property owners to maintain and continue to reside in their homes
• More “starter” homes
Historic Preservation Projects
Some historic preservation projects that Eastham residents would like to see considered for funding:
• Chapel in the Pines
• Cemetery restoration
• Town records preservation
• Incorporate history of Native Americans in Eastham
• Historic preservation projects that include affordable housing or passive recreation
• Doane House foundation and marker project
• Three Sisters Lighthouse
Open Space/Passive Recreation Projects
Some open space/passive recreation projects that Eastham residents would like to see considered for funding:
• Trail preservation at Wiley Park
• Preserve the beaches
• Connect walking trails
• Fix up Rock Harbor site with more amenities
• Invest in ecological management of existing open space to increase their wildlife habitat value
• Maintain Minister/Schoolhouse Pond
• Purchase open space
• Prevent any further waterfront development
Adopted 10/3/18
Eastham Community Preservation Plan FY2020-2024 • 54
JM GOLDSON
community preservation + planning
236 Huntington Ave, Suite 404-408
Boston, MA 02115
www.jmgoldson.com
Jennifer M. Goldson, AICP, Founder & Managing Director
jennifer@jmgoldson.com
617-872-0958
From: Ted Baylis
Sent: Saturday, February 27, 2021 1:09 PM
To: Faythe Ellis
Cc: Peggy Jablonski; Mike Trovato (trovatom@pbcb.cc)
Subject: RE: Brewster CPC Award update
Faythe,
No problem with doing that although we will obviously need to adjust the wording a bit since it doesn’t
make sense to direct someone to our website when they are already there.
Thanks for all you efforts on this.
Regards,
Ted
Ted Baylis
President
Pleasant Bay Community Boating
www.pbcb.cc
From: Faythe Ellis <Faythe.Ellis@outlook.com>
Sent: Saturday, February 27, 2021 1:05 PM
To: Ted Baylis <tedbaylis@outlook.com>
Cc: Peggy Jablonski <pegjab@gmail.com>; Mike Trovato (trovatom@pbcb.cc) <trovatom@pbcb.cc>
Subject: RE: Brewster CPC Award update
Hi Ted – I am glad to report a positive response from the committee for the signage you propose. We
would also like that wording incorporated onto your webpage – and I apologize for my
miscommunication in the 2/18 email of “and/or”
I should have said:
- Public affirmation (parking lot sign saying “Open to the Public” or similar) and
-Statement on web home page that property/facility is open to the public.
If you can confirm to me that PBCB is agreeable to including that signage wording on the website too, I
will ask Town Counsel to draft an agreement incorporating all of this into a 25 year mortgage with a zero
percent forgivable loan of $25K.
I appreciate your patience and look forward to moving this along once I hear back from you.
Faythe
Sent from Mail for Windows 10
From: Faythe Ellis
Sent: Wednesday, February 24, 2021 9:42 AM
To: Ted Baylis
Cc: Peggy Jablonski; Mike Trovato (trovatom@pbcb.cc)
Subject: RE: Brewster CPC Award update
Thanks Ted! We have a meeting today so I will provide this info and get back to you after. Faythe
Sent from Mail for Windows 10
From: Ted Baylis
Sent: Tuesday, February 23, 2021 2:45 PM
To: Faythe Ellis
Cc: Peggy Jablonski; Mike Trovato (trovatom@pbcb.cc)
Subject: RE: Brewster CPC Award update
Hi Faythe,
In response to your email below I have consulted our staff and the consensus is that we can supplement
our existing messaging about being open for everyone with a sign in our parking lot containing the
following text:
Public Welcome
PBCB is here for the benefit of the entire community
For information on programs and availability, please visit our office or our website or call (508) 945-
SAIL
We are thinking we’d mount this under our message board that displays a campus map and other
pertinent information and alongside the rack that contains brochures that explain programs, hours of
operation and other details. I hope that this, in addition to all of our other messaging, will satisfy the
committee’s requirement for a clear affirmation of public access.
Thanks for working through this process with us and for your ongoing support.
Cheers
Ted
Ted Baylis
President
Pleasant Bay Community Boating
www.pbcb.cc
Page 1 of 7
\
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
February 26, 2021
Mr. Peter Lombardi, Town Administrator
Town of Brewster, MA
2198 Main Street
Brewster, MA 02631
Dear Mr. Lombardi:
I am pleased to inform you that on February 24, 2021 the Brewster
Community Preservation Committee (CPC) voted to recommend approval
to the Brewster Town meeting of the Dog Park Development Committee’s
$185,000 funding request. This request is asking the CPC to contribute to
the construction of a town dog park, located on the town-owned property
at 631 Harwich Road in Brewster. Should the Brewster Town Meeting on
May 15, 2021 vote to approve this request, the funds will be available to
the Dog Park Development Committee on or after July 1, 2021 subject to
the terms and conditions listed below.
Project Description: To contract for the construction and other related
costs of the Brewster Dog Park located on the town owned property on
631 Harwich Road in Brewster. The Dog Park will cover an area of
approximately 2.5 acres. The specifics of the project are more fully
described in the CPC application dated December 31, 2020. That
application is attached hereto as Exhibit B. Based upon additional
information submitted after the application was received, the total cost of
this project is projected at $401,000. A contingence amount of $9,000 has
been added to this for a total of $410,000. Of that amount, up to
$225,000, is expected to be awarded as a grant from the Stanton
Foundation. The $185,000 request comprises the remaining $176,000
plus the $9,000 contingency amount, which more than satisfies the “10%
funding from the town” condition of that grant, as well as other items not
covered by grant funds; i.e., construction contingency items and “soft
cost” expenses.
Project Eligibility: The CPC determined that Community Preservation
Act (CPA) funds may properly be used for this project as it will create land
for recreational use and it supports the goals of providing multiple active
and passive recreation uses. It will serve a significant number of
Community Preservation
Committee
Page 2 of 7
residents and visitors, and will expand the range of recreation
opportunities available to all ages of Brewster residents and visitors.
Terms and Conditions: The funds will be made available to the Dog Park
Development Committee through its project administrator- Department
of Public Works (DPW)- under the following terms and conditions:
1)Approval of the funding request at Town Meeting on Monday, May
15, 2021
2)Documentation that the Stanton Foundation has approved the up
to 90% of the hard construction cost grant request, up to a
maximum of $225,000.
3)All work shall be performed in accordance within the scope of
work identified in the project application’s “Project Description.”
4)Prior to the disbursement of any CPC funds for eligible expenses,
the Dog Park Development Committee through the project
administrator- the DPW- shall submit to the CPC a copy of the
executed contract with the selected contractor(s).
5)The CPC shall reimburse the Dog Park Development Committee
through the project administrator- the DPW- for work completed
as described on the attached updated budget (Exhibit A). The
budget includes all items on the contractor’s Base Bid. All of these
items are contained in the attached bid listing (Exhibit B) Invoices
including documentation of the expenses incurred, shall be
submitted to Elizabeth Taylor, CPC Clerk, c/o Brewster Town Hall.
The CPC reserves the right to inspect the work prior to approving
any funding request. Any funds not utilized for the CPC approved
portion of the project shall be returned to the CPC’s Fund Balance
Reserved for Community Preservation
6) No items listed on the “Alternate Items Pricing” sheet will
considered for reimbursement.
7)The CPC shall holdback $18,500 (10%) of the award until
documentation is provided of project completion.
8)The Dog Park Development Committee shall provide status
report/updates to the CPC liaison every three months (i.e. Sept. 1,
Jan. 1, April 1, and July 1) until the project’s completion, at which
time a final report will be due.
9)The project must be completed no later than ___________________
Page 3 of 7
7)The terms and conditions herein shall be binding on the parties
unless and until amended, in writing, by mutual agreement. Any
significant change in the approved project shall require CPC
approval and amendment of this award letter. The CPC Chair shall
determine whether a change is deemed to be significant.
8) The CPC liaison for this project is Sharon Marotti at 508-896-
6812 or sharonmarotti@gmail.com. Do not hesitate to contact her
with any questions or concerns.
The CPC is pleased to be able to play a role in the creation of this new recreational
opportunity to enable the Brewster dog guardians and their dogs to enjoy this dog park
in a safe and secure environment. If the terms of this award letter are acceptable, please
execute both and return one copy to Faythe Ellis c/o Brewster Town Hall within fifteen
(15) days of receipt and keep the other original for your records.
__________________________________
Faythe Ellis, Chair, Brewster CPC
AGREED AND ACCEPTED BY THE DOG PARK DEVELOPMENT COMMITTEE:
___________________________________
Peter Lombardi, Town Administrator
Date: _______________________________
cc: Tom Lincoln, Brewster Dog Park Committee
Mimi Bernardo, Finance Director
Patrick Ellis, DPW
Cindy Bingham, Select Board
Page 4 of 7
EXHIBIT A
DOG PARK DEVELOPMENT BUDGET- 09/18/2019-
BASED UPON ESTIMATES FROM BERKSHIRE GROUP AND
PATRICK ELLIS
USES
HARD COSTS:
Construction- contractor $ 401,000
Contingency 9,000
TOTAL- HARD COSTS $ 410,000
SOURCES
Stanton Foundation $ 225,000
Brewster CPC $ 185,000
Page 5 of 7
EXHIBIT B
Page 6 of 7
Page 7 of 7
Rev. 03/08/21 Page 1 of 6
COMMUNITY PRESERVATION ACT FUNDING (Annual Town Meeting)
ARTICLE NO.X : To see if the Town will vote to act on the report of the Community Preservation
Committee on the Fiscal Year 2022 Community Preservation Budget and to appropriate or
reserve for later appropriation monies from the Community Preservation Fund annual revenues
or available funds for the administrative and operating expenses of the Community
Preservation Committee, the undertaking of Community Preservation Projects and all other
necessary and proper expenses for the year, with each item considered a separate
appropriation to be spent by the Community Preservation Committee, all as set forth below:
Estimated revenues FY22
a. Estimated FY22 tax surcharge $1,084,450
b. Estimated FY22 state contribution (15%) $ 162,668
c. FY22 Estimated Total: $1,247,118
FY22 Appropriations and Allocations
d. Historic Preservation Reserve appropriation (10%) $124,712
e. Community Housing Reserve appropriation (10%) $124,712
f. Open Space Reserve appropriation (50%) $623,559
g. Budgeted Reserve* (30%) $374,135
h. Total $1,247,118
* 5% of FY22 Estimated Total ($62,356) is appropriated for Administrative Expense
leaving a net total of $311,779 in Budgeted Reserve.
Purpose Item Funding Source(s) Amount
1 Historic Preservation
a.Brewster Natural
Resources
Department/Mill Sites
Committee – Retaining
Wall project
Stony Brook Mill
retaining wall
reconstruction and
restoration
Transfer $125,000
from Historic
Preservation Fund
balance
$125,000
Sub-total $125,000
2 Community Housing
a.Town of Brewster Town
Administration-
Housing Coordinator
Payroll and operating
costs for Part Time
Housing Coordinator
position to assist public
with affordable
housing program
Transfer $51,096
from Community
Housing
Fund balance
$51,096
b.Cape and Islands
Veterans Outreach
Center - Veterans
Home in Dennis
Supportive housing for
homeless veterans
Transfer $52,500
from Community
Housing Fund
Balance
$52,500
Rev. 03/08/21 Page 2 of 6
Sub-total $103,596
3 Open Space
a. Community
Preservation Bonded
Debt Service
Payment of debt
principal and interest
for the BBJ Property,
and Bates Property
bonds
Transfer $203,683
from Open Space
fund balance
$203,683
Sub-total $203,683
4 Budgeted Reserve
a.Habitat for Humanity
– Red Top Road
Community Housing
Creation of 2
affordable homes on
Red Top Road
Transfer $105,000
from Budgeted
Reserve
$105,000
b.Brewster Affordable
Housing Trust Fund -
Rental Assistance
Program
Funding for Rental
Assistance Program
Transfer $150,000
from Budgeted
Reserve
$150,000
c.Dog Park
Development
Committee – Dog
Park
Creation of Brewster
Dog Park
Transfer $185,000
from Budgeted
Reserve
$185,000
d.Administration
Expense
Administration and
operating expenses for
Community
Preservation
Committee
Fiscal Year 2022 CPA
estimated annual
revenues
$62,356
Sub-total $502,356
Grand Total $934,635
For Fiscal Year 2022 Community Preservation purposes, each item is considered a separate
appropriation to be spent by the Community Preservation Committee; provided however, that
the above expenditures may be conditional on the grant or acceptance of appropriate historic
preservation restrictions for historic resources, open space restrictions for open space reserves,
and housing restrictions for community housing, running in favor of an entity authorized by the
Commonwealth to hold such restrictions for such expenditures, meeting the requirements of
G.L. c.184 and G.L. c.44B, Section 12, and to authorize the Board of Selectmen to convey or
accept such restrictions;
Rev. 03/08/21 Page 3 of 6
And further, any revenues received in excess of the estimated receipts are transferred to their
respective reserve fund balance(s) for future appropriation using the allocation formula of 50%
Open Space, 10% Housing, 10% Historical and 30% for Budgeted Reserve for CPA.
Or to take any other action relative thereto.
(Community Preservation Committee) (Majority Vote Required)
COMMENT
In May of 2005, Brewster voters approved a ballot question which allowed for the adoption of
the modified Community Preservation Act. The act appropriates a 3% surcharge on the town’s
real estate tax revenues, which are reserved in a special fund in order to finance projects and
programs for the purposes of preservation of open space, recreation, community housing, and
historic preservation. Brewster is also eligible to receive up to 100% in matching funds from the
State, although we anticipate a reduced reimbursement rate from the State for Fiscal Year
2022, which is projected at 15%. Brewster established, through a local bylaw, a distribution
schedule for the CPA funds according to the following: 50% of the funds for open space, 10%
for community housing, 10% for historic preservation, and 30% balance is available for housing,
historic preservation and/or active or passive recreation projects.
1. Historic Preservation:
a. Brewster Natural Resources Department and Mill Sites Committee – Stony Brook Mill
retaining wall restoration – The historic Stony Brook Gristmill 2.69 acre site is divided east and
west by Stony Brook, and north and south by Stony Brook Road. The Gristmill and mill ponds
are located on the south side, with historic foundations and paths on the north side. The Lower
Mill Pond dam was constructed to increase water levels in the pond for power for the gristmill,
as well as to provide passage for migratory fish into the headwater ponds. A water control
device is installed on the dam to control water into the “millers pond” which operates the mill.
The retaining wall, an historic landmark, supporting this pond is failing and is in danger of
collapse. And the stone masonry wall in the main pool near the street is also degraded. The
wall forms the western side of the fish run. In order to function safely, and to protect the
diadromous (migratory) fish run and water source for the gristmill, the wall needs to be
rehabilitated or replaced.
Total Project Cost: $457,700 CPC Request: $125,000 CPC Vote: 8-0-0
Estimated balance (reserve plus FY22 estimated revenues) if items approved: $475,174
2.Community Housing:
a. Town of Brewster- Housing Coordinator - This item will fund the part-time Housing
Coordinator position. The Community Preservation Committee has supported the Housing
Coordinator position since 2017. The hiring of a housing coordinator was identified as a key
strategy in the Brewster Housing Production Plan. The Housing Coordinator holds hours for the
public weekly, supports multiple town committees, including the Housing Trust and Housing
Rev. 03/08/21 Page 4 of 6
Partnership, works with regional housing agencies and organizations in town to promote
housing choice. The housing coordinator is an integral part of the Town housing efforts,
outlined in both the Town Vision Plan and the Select Board strategic plan. The Housing
Coordinator helps to acquire, create, preserve and support community housing. Last year, the
Housing Coordinator's work hours were increased to 25 hours per week, due to the growth of
housing programs and initiatives. The FY22 request is to continue the position at 25 hours per
week with the CPC providing funding for the salary and the Town providing funding for all
benefits of the position. Our housing program continues to be a partnership of many town
entities.
Total Project Cost: $85,874 CPC Request: $51,096 CPC Vote: 8-0-0
b. Cape and Islands Veterans Outreach Center - Veterans Home in Dennis
The Veterans Home in Dennis will provide supportive housing for five homeless veterans on Cape Cod
and is sponsored by the Cape and Islands Veterans Outreach Center (CIVOC). The final goal of the
project is to stabilize the circumstance of the veterans’ lives so that they are empowered to eventually
move forward into their own independent and sustainable living situations. In March 2020, construction
began on a 3500 sf, five-bedroom, five bath home at 1341 Route 134, Dennis. This home will be the
location of the Supportive Housing Program which CIVOC has been implementing since 1996. The
$50,000 Brewster CPC award will be used toward defraying construction expenses and thus reducing or
eliminating the need for a mortgage on the property. An additional $2,500 of CPA funds will be set aside
to cover the CPC’s legal expenses related to the project.
Total Project Cost: $1,018,975 CPC Request: $52,500 CPC Vote: 8-0-0
Estimated balance (reserve plus FY22 estimated revenues) if items approved: $134,191
3. Open Space:
a. Community Preservation Bonded Debt Service- This item pays for the $271,695 in FY 2022
principal and interest on 3 CPA (BBJ 1 and 2 and Bates) open space acquisitions that were
financed via long term bonding.
Estimated balance (reserve plus FY22 estimated revenues) if items approved: $923,008
4. Reserves for Community Preservation:
a. Habitat for Humanity – Red Top Road Community Housing - Habitat for Humanity proposes
to build 2 high quality three-bedroom affordable homes at 26 Red Top Road on land donated by
a private Brewster resident. Habitat for Humanity Cape Cod provides homeownership
opportunities for families at income levels not served by other affordability programs. Habitat’s
home pricing model, along with financing assistance for qualified buyers, allows a household
earning 40% of area median income, as adjusted for family size, to afford a home. The homes
Rev. 03/08/21 Page 5 of 6
will be affordable in perpetuity, and will count on Brewster’s DHCD Subsidized Housing
Inventory. Habitat intends to ask DHCD for a“veteran preference” pool for the family selection
for one of the two homes, and for the other home to be open to Barnstable County residents.
$100,000 of the award will go toward construction costs. $5,000 will be set aside to cover legal
expenses incurred by the CPC in connection with the award.
Total Project Cost: $786,884 CPC Request: $105,000 CPC Vote: 8-0-0
b. Brewster Affordable Housing Trust Fund – Rental Assistance Program: This item would
fund the Brewster Affordable Housing Trust Rental Assistance Program (B-RAP) for two additional
years. Over the past years, and exacerbated with the Covid-19 pandemic, year-round rental housing
has become more difficult for Brewster households to afford. The Brewster Affordable Housing Trust
Rental Assistance Program (B-RAP) assists low and moderate income Brewster households to both attain
and retain rental housing. Using previous CPA funding, approved at the 2018 Fall Special Town Meeting,
the Housing Trust developed the B-RAP program in response to identified needs in the community and
designed the emergency assistance component in coordination with eight Lower Cape Towns and local
social service agencies. The program, managed by Housing Assistance Corporation (HAC), provides a
monthly rental subsidy as well as case management support to assist residents in affording rentals. The
emergency Covid-19 assistance component provides funds to help households impacted by Covid-19
maintain their rental housing. Prior to using B-RAP funds, HAC works with applicants to access financial
assistance from federal, state, and county programs as well as private donations. This initiative keeps
Brewster residents housed, supports the health of the community, and provides landlords with needed
funds.
Total Project Cost: $225,000 CPC Request: $150,000 CPC Vote: 6-0-0
c. Dog Park Development Committee – Brewster Dog Park: This item will provide funding to
contract for the construction and other related costs of the Brewster Dog Park to be located on
2.4 acres of town owned property on 631 Harwich Road in Brewster. The Dog Park itself will
have separate fenced areas for larger dogs (45,000 square feet or approximately 1.03 acres)
and smaller dogs (21,500 square feet or approximately 0.49 acres) for a total of 66,500 square
feet or 1.52 acres. The Stanton Foundation has committed to pay for 90% of the construction
costs up to a maximum of $225,000. The CPC funds will be used to complete the base bid total
of $410,000. A $50,000 donation from the Friends of Brewster Dog Park, Inc. a 501(c)3 non-
profit, will complete the park by funding the alternatives required by the Stanton Foundation
beyond the base bid (e.g. water stations, benches, signage and shade trees.) The CPC
determined that Community Preservation Act (CPA) funds may properly be used for this project
as it will create land for recreational use, and it supports the goals of providing multiple active
and passive recreation uses. It will serve a significant number of residents and visitors, and will
expand the range of recreation opportunities available to all ages of Brewster residents and
visitors.
Total Project Cost: $460,000 CPC Request: $185,000 CPC Vote: 4-3-0
Rev. 03/08/21 Page 6 of 6
d. Administrative Expense- This item will fund the costs associated with general administrative
and operating expenses, including but not limited to legal and other professional consulting
services, related to carrying out the operations of the Community Preservation Committee. The
Community Preservation Act allows up to 5 % of expected annual revenues for this purpose.
Estimated balance (reserve plus FY22 estimated revenues) if items approved: $496,181
CPC Quarterly Status – February 2021
Whitecaps/Brewster School Committee Improvements to Stony Brook Facility
Progress:
The Stony Brook Facility Improvement project made contracting progress this
quarter. John O’Reilly completed the detail design and specifications for the bid
process. The Town of Brewster put the work out for public bids and 3 bids were
received. The low bidder was Lawrence Lynch Corp., a local Falmouth company.
Mr. O’Reilly performed an analysis to assure the bid was compliant to our
requirements. See the schedule details below.
There was an issue in that the low bid was higher than the funds committed from
CPC and Whitecaps. The low bid was $455,598. In addition, there was a
requirement for another $5,000 for set asides. The total required for the bid to
be awarded was $460,598.
Schedule for Stony Brook Field Improvements
Original
date
Revised
date
Actual
date
Current schedule: (dates may vary a small amount)
Review of draft detail design and bid documents Nov 9-10 17-Nov
Review of final design and bid documents 25-Nov 25-Nov
Bid Documents to Brewster Town Procurement 2-Dec 2-Dec
Bid Documents to Central Register 9-Dec 16-Dec 16-Dec
Cape Codder, website and Commbuys 18-Dec 18-Dec
Pre-Bid conference December 30th 10am at location 30-Dec 30-Dec
Last day for questions from bidders: Wed Jan. 6 5-Jan 5-Jan
Addenda issued by Friday Jan 8 6-Jan 6-Jan
Bids received Jan 6 2021 Jan 12 2021 12-Jan
Review and decision, Jan 2021 Jan 11-22 Jan 13-22 Jan
Award of contracts, Jan 2021 Jan 25-29 1-Feb 1-Feb
CPC funds are $425,000. The Whitecaps had committed $15,000. There is also
an $8,500 contract with J M O’Reilly for design work and project management.
That contract was executed in Sept 2020. See the funding analysis below.
The shortfall was $29,098. After analysis on options, the Whitecaps board met in
a special session and allocated the additional $29,089 money to complete the
project.
After the necessary funds were committed, the Town awarded the contract to
Lawrence L on February 1.
There was a “Preconstruction” meeting via Zoom Feb 12, 2021. The project is
moving along. The Town has received a detail schedule for construction.
Coordination is continuing with Stony Brook School administration and Brewster
Administration and DPW.
Current Future schedule: (dates may vary a small amount)
Note: the detail schedule has been shared with Stony Brook Principal Mr. K.
Gauley. Coordination with School Administration will continue. A letter to
abutters was sent by the Town on February 26, 2021.
Construction at the Stony Brook Field March-April 2021
Installation of bleachers May 24-29
Submitted Feb 25, 2021
Charles Hanson, Board member Brewster Whitecaps
1. Field Improvement Bid 2. Available Funds 3. Funding Gap
bid from L Lynch 455,598 CPC Grant 425,000 est costs 460,598
est of offsets 5,000 O'Reilly mgnt -8,500 current funds 431,500
total needed 460,598 subtotal 416,500 money needed -29,098
Whitecaps pledge 15,000
total current funds 431,500
March 7, 2021
Community Preservation Committee Members,
We are thrilled by the CPC majority vote in favor of awarding funds to help build the Brewster Dog Park!
This letter is written in response to the issues brought forward by those CPC members that voted “no”
to awarding $185,000 for construction of the Brewster Dog Park.
Take our wonderful baseball field and all the positives that it offers. While the players on the field may
be the ones in active recreation, the families and fans who attend these games are certainly there for
the love of the game, socializing, and passive recreation.
Recreation is defined as an active or passive activity of leisure, leisure being discretionary time.
Recreation is done for enjoyment when one is not working. Examples of recreational activities are
walking, swimming, meditation, reading, playing games, and dancing. The park is designed with inner
paved paths in both the large and small dog area to facilitate those with a cane or wheelchair as well as
other humans that wish to walk in this outdoor space. Remember every canine that attends the
Brewster Dog Park is attended by a human at leisure! I would respectfully submit that if romping,
running, and playing with the family dog in a safe place with other happy dogs is not recreation, then I
do not know what is!
The Massachusetts Community Preservation Act, G.L. 44B, allows the Town of Brewster to collect a 3%
surcharge upon real estate taxes. In addition, this year a 35% match distribution contribution was
awarded by the State of Massachusetts to the Town. Town counsel has determined that a dog park is
able to receive Community Preservation funds under G.L 44B. Other Massachusetts towns have used
CPC funds to build dog parks.
The Latham Centers in Brewster has expressed an interest in utilizing the Brewster Dog Park in their
programs. The Latham Centers provides comprehensive care and a path forward for children and adults
with disabilities, including Prader-Willi syndrome. Many of these individuals under the care of Latham
Centers are extremely shy. Their association with dogs allows them to release their inhibitions and
verbally, physically, and emotionally socialize with dogs. The Latham Centers currently offers a dog
walking service to Brewster residents. Residents at the Latham Centers in Falmouth already utilize the
Falmouth Dog Park in their program.
The 2018 Brewster Vision Statement identifies the building a dog park as a priority for the Town. This
statement represents the collective desires of the residents of Brewster.
The Berkshire Design Group is a professional landscape architectural design firm that has designed many
dog parks. The Berkshire Design Group was hired by the Town with a $25,000 grant from the Stanton
Foundation. The actual size of the Brewster Dog Park was determined by the Berkshire Design Group
after examining the site, extensive consultation with the Dog Park Development Committee and many
meetings that Brewster residents participated in. Many of the other parks built with Stanton Foundation
funds cost less because they do not have features that were considered important for a Brewster Dog
Park, such as a desirable size, rice stone bedding, sprinkler systems, full handicapped access, inner
walking paths, parking, or water fountains. The actual per square foot cost for the proposed Brewster
Dog Park is less than half the average cost per square foot ($15.92) of 25 Massachusetts dog parks built
with Stanton funds. Reducing the size of the Brewster Dog Park will not significantly lower the overall
cost to build the dog park.
The Berkshire Design Group placed the dog park in the proposed location to retain a significant buffer
from the existing Brewster Police Station and to allow future development of the raw land east of the
Police Station. This placement of the dog park requires an access road to the dog park be built. The road
would extend from the right turn to the cemetery to the dog park. This important, unchangeable feature
also added to the overall cost of the dog park. Some of the existing road access to the dog park off
Route 124 will be shared with the Brewster Police Department and the Brewster Cemetery.
Over $300,000 in funds have been secured in addition to Town sourced funds to build and maintain the
Brewster Dog Park. Some percentage of CPC funds comes from the State which also lessens the Town’s
share. The Stanton Foundation requires at least a 10% match of their contribution by the Town. That
10% match is a minimum requirement and does not preclude the Town from contributing a higher
percentage to build a dog park. The Town, the Dog Park Development Committee and the Friends of
Brewster Dog Park have worked and continue to work diligently to lower costs to the Town.
The contribution of $50,000 from the Friends of Brewster Dog Park, Inc, a 501 (c)(3) public charity,
represents one of the highest contributions from a non- municipal source to a Brewster CPC funded
project for recreation. For example, the Brewster Whitecaps last year were awarded a $425,000 CPC
grant with just a $20,000 contribution from the White Caps support group. A grant more than double
the $185,000 requested for the dog park with the support group’s contribution 60% smaller than the
$50,000 that will be contributed by the Friends of Brewster Dog Park.
Again, we are extremely grateful that a favorable CPC voted will allow this project to move forward. The
Brewster Dog Park will forever be a municipal park for people with dogs.
Submitted by,
Friends of Brewster Dog Park, Inc
Carmen S. Scherzo, DVM, President
Kyle Hinkle, Vice President
Rick Alto, Treasurer
William Kaser, DVM, Director
Hayley Winfield, Director
Jayne Fowler, Director
Community Preservation Committee
Minutes of February 24, 2021 Page 1 of 5
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, February 24, 2021 at 4:00 p.m.
MEETING MINUTES OF FEBRUARY 24, 2021
Present: Community Preservation Committee (CPC) - Chair Faythe Ellis, Vice-Chair Sharon Marotti,
Clerk Elizabeth Taylor, Roland Bassett, Bruce Evans, Paul Ruchinskas, Peggy Jablonski
Absent: Barbara Burgo, Diane Pansire
Also Present: Cynthia Bingham, Select Board; Peter Lombardi, Town Administrator; Dog Park
Committee Members: Tom Lincoln, Rick Alto, Olga Sherry, Paige Ferraguto;
Carmen Shirzo, Friends of Brewster Dog Park
Chair Faythe Ellis called the meeting to order at 4:00 pm and announced a quorum; Tom Lincoln
announced a quorum
This meeting will be conducted by remote participation pursuant to Gov. Baker’s March 2020 orders suspending certain Open Meeting Law provisions
and imposing limits on public gatherings. No in-person meeting attendance will be permitted. If the Town is unable to live broadcast this meeting, a
record of the proceedings will be provided on the Town website as soon as possible.
1.Discussion and possible vote on recommendation to the CPC for funding amount, conditions,
liaison, and CPC funding source for the following application:
Brewster Dog Park - $300,000
Tom Lincoln addressed the Committee and said the Dog Park committee voted on bringing down the
request from $300,000 to $185,000. We were able to do this b/c the base bid with the Stanton
Foundation Grant would leave a difference of about $176,000. We voted to amend to the $185,000 was
a much more palatable request and ability to get the dog park under way with a little extra for additional
needed for any contingencies. Using the $50,000 from Friends of Brewster Dog Park to fund the add-on
items such as water fountain, benches, shrubbery, signage, and two water stations. Peter Lombardi said
when bids came in, we went back to go over specifications, we did a line item bid for the base bid and
also took certain elements out of the base bid, 8 in total, which would probably be best raised through
fundraising. When we look back at our cost estimates, it will be more cost effective and cleaner to
purchase those ourselves. The pledges from the Friends of Brewster Dog Park would go directly to those
costs.
Faythe asked for clarification - request from CPC is $185,000 which would make the total cost =
$185,000, $225,000 Stanton Foundation, $50,000 from Friends, total costs would be at $460? Peter
Lombardi said the project cost is $410,000, we are planning to work with the Friends for a separate
acquisition, running in parallel with the work from the contractor. The processes will be done separately
Approved:
VOTE:
Community Preservation Committee
Minutes of February 24, 2021 Page 2 of 5
but in parallel. The $410,000 is including the $8,000 for any changes that might come up with
construction management and oversight.
Faythe asked about the prior applications where the materials on hand were going to be used where
available for around $37,000 worth of material for in kind donations. Is that still a plan to use these
stockpiled materials? Peter Lombardi said some of the materials will be stockpiled. He would assume
the $37,000 would still hold today.
Rollie said the Recreation Commission discussed and voted unanimously to fund the project.
Peggy reviewed past projects around the State and she saw the majority of projects are in the 30-40 sq.
foot range and wondered why Brewster is 50% larger than so many other projects? Tom Lincoln
answered the size of the dog park includes the road in and the parking, which is part of the increased
cost over and above just building a dog park. There is no infrastructure there. Many other dog parks
already had a driveway, parking, land cleared - so a number of things didn’t need to be paid. 30% of the
funds will go to building infrastructure for this park. He also said part of the additional cost of this is the
ADA compliances, easy walking in, going to a track that will be easy to walk on with a walker, cane,
crutches, wheelchair, or just for walking in general. You will find these issues addressed in FL and the
South, so in some ways, we are looking to be a leader in the Northeast beyond the minimum standard
access.
Paul asked about the total size of the project. Tom Lincoln answered the total size is close to 2 ½ acres.
Paul said in terms of what we have funded in the past, he wonders if the Act for Recreation would be
better suited to provide activities for people. When he thinks of the dog park, this will provide
socialization for dogs and people. He struggles with that and the use of CPA funding. It is a terrific
project and clearly an amenity for the Town, but feels it should be funded through other Town sources,
not CPA.
Faythe is struggling with total cost of the project. It is a big ask overall to be spending on a dog park
right now. It is her recollection that the Stanton foundation would fund the lion’s share of the cost and
the Town would only be asked for 10% of the cost as the Town is providing the land, some materials,
etc. She would be comfortable with a contribution comparable to what the Friends are contributing.
Carmen Shirzo with Friends of the Brewster Dog Park wanted to speak to ask for a favorable vote to the
dog park request. Dog parks are the most utilized of any of the municipal parks. One in four households
in Brewster have dogs. As it is today, many parks have posted signs that no dogs are allowed. He said it
seems as if everyone has sticker shock as to the cost of the park. He would say to consider the road and
the parking spots when looking at cost. Also, he notices a question to the size has come up – he said the
architects who designed the park said that reducing the size does not take down the cost very much. The
Friends of the Brewster Dog Park have offered, in addition to the funds provided of $50,000, they will
also provide stewardship throughout the life of the park.
Motion to approve the request for $185,000 to fund the Brewster Dog Park.
MOVED by Roland Bassett. Seconded by Elizabeth Taylor.
Roll Call Vote: Sharon Marotti – yes, Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett –
yes, Paul Ruchinskas – no, Peggy Jablonski – no, Chair Ellis - no
VOTE 4-yes 3-no
Faythe went on to say the source would be Budgeted Reserve because it’s recreation. Conditions:
executed construction contract; holdback for completion 10%; Stanton requirements, confirmation that
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Minutes of February 24, 2021 Page 3 of 5
the Stanton money is forthcoming. Tom Lincoln said he understands when we get through Town
Meeting, we call to request the Stanton Grant, and they will send the $225,000 to the Town, with the
project to be completed within one year. Faythe said normally we have a two-year time frame. Paul said
that would mean the Stanton funds would need to be used first and then the Town’s to comply with that
stipulation. Peter Lombardi said CPC would receive the Stanton Foundation award letter to make sure it
complies. Faythe asked if Sharon would continue to be the liaison for the project. Sharon accepted.
Motion to approve the funds to come from the Budgeted Reserve, Sharon Marotti to be Liaison,
and Conditions to include an executed Construction Contract, the Stanton Foundation funds in
first and a 10% holdback of funds until completion of the project.
MOVED by Roland Bassett. Seconded by Elizabeth Taylor.
Roll Call Vote: Sharon Marotti – yes, Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett –
yes, Paul Ruchinskas – yes, Peggy Jablonski – abstain, Chair Ellis - yes
VOTE 6-yes 0-no 1-abstain
Tom Lincoln thanked the Committee for the time and work and brought the Dog Park Committee
portion of the meeting to a close. He invited everyone to join next week for their meeting.
Motion to Adjourn.
MOVED by Olga Sherry. Seconded by Paige Ferraguto .
Roll Call Vote: Rick Alto – yes, Paige Ferraguto – yes, Olga Sherry – yes, Chair Lincoln - yes
VOTE 4-yes 0-no
2.Review draft award letters
a.Dennis Veterans Home
b.Brewster Rental Assistance Program
c.Housing Coordinator
d.Stony Brook Mill wall restoration project
a.Dennis Veterans Home
Paul walked the Committee through the letter – standard introduction, award and conditions are pretty
standard, just changing dates. Condition 4 needed to be changed to something with paying off the line of
credit. Affordable Housing Restriction through Brewster may take a bit of time through Legal, this has
been bumpy for prior projects. Top of page three to include Beth’s email for invoices.
b.Brewster Rental Assistance Program
Paul stepped out for discussing this letter.
Sharon Marotti drafted the letter and walked the Committee through it. The Project Description was
taken from the funding request from Donna Kalinick and Jill Scalise. Eligibility was taken from the
previous funding request in 2018. The Conditions were some original conditions, and she added in a few
from Shirin Everett, Legal Counsel – funds administered to HAC with 5% administration fee. No
holdback on this.
c.Housing Coordinator
Bruce said the only changes were the date and contact information – he did review it. He said he found it
very interesting to note the person in this position works with us and is available to help us on housing
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Minutes of February 24, 2021 Page 4 of 5
issues. Paul was curious about the first paragraph regarding funds being available within 14 days of
Town Meeting. Faythe thought that came from this past Town Meeting where things were delayed due
to the pandemic. Faythe will tweak that before going to Shirin.
d.Stony Brook Mill Wall Restoration Project
Faythe drafted the letter. Project description came from the application, the CPA eligibility came from
the legal opinion, the terms and conditions need to be amended to say subject to a Town Meeting Vote;
all work needs to be done with the scope of work within the application, no grant funds expended before
the Town receives the other funding sources. Local and State entities will need to do various permitting
to get this accomplished. The Mill Sites Committee being involved; updates; project completion. Paul
suggested for #6 Fund Reserved for Historic Preservation Project; and submitting invoices to Beth.
3.Approval of minutes from 2/10/21
Paul said Page 1 heading should be the Financial Report – rather than the Pleasant Bay Award. Page 2
halfway down – “Housing Rehabilitation” and Childcare Grant, not just Childcare Grant.
Motion to approve the minutes from 1/29/2021 as amended.
MOVED by Roland Bassett. Seconded by Elizabeth Taylor.
Roll Call Vote: Sharon Marotti – yes, Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett –
yes, Paul Ruchinskas – yes, Peggy Jablonski – yes, Chair Ellis - yes
VOTE 7-yes 0-no
4.Town meeting preparation – May 15, 2021
Faythe will not be available for this Town Meeting and wanted to put it out there for some other member
of the Committee to make the presentation.
5.Annual report draft
Elizabeth pulled this together for the Committee. Under 2 total project request – should say CPC
funding because that’s what was voted. Items 2, 3, 4 should be changed. Paul said he thinks we are in
our 15th year. Elizabeth will make those changes and get out to the Committee.
6.Project updates
-Faythe said the FORWARD Affordable Housing Restriction got recorded and reviewed, she
submitted the request for the full payout of their award. This should be wrapped up shortly.
-Cape Housing Institute and the CDP update – couple things on March 5th having RFP Housing
Training, April 16th CPA Training, Stewart will be co-presenting on that one, it would be a good
one to attend. She also noted on page 44, the Orleans Town Update – the Affordable Housing, they
intend to seek funding from neighboring towns – we can expect a request in the near future.
-Let us know the website has been refreshed and updated to include recent projects, etc.
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Minutes of February 24, 2021 Page 5 of 5
-Finally a follow-up regarding Pleasant Bay Community Boating with their proposed wording
regarding the public benefit. Faythe wanted to point out the proposal to put up signage. She felt it
meets the requirement. Elizabeth wondered where the sign would be – Faythe said on their Message
Board with other information. Elizabeth felt it really should also be on the website somewhere. Paul
agreed it should be on the website as well. Also, the legal language should be somewhere. Faythe
said she will bring this up for a vote at the next meeting so Legal can draft the agreement. Paul said
he felt 25 years for a $25,000 grant would seem reasonable.
7.Announcements - none
8.Items the Chair could not anticipate - none
9.Next meeting: March 10, 2021 at 4pm
MOTION made by Sharon Marotti to adjourn the meeting at 5:28pm.
Peggy Jablonski second.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Paul Ruchinskas – yes, Roland Bassett
– yes, Sharon Marotti – yes, Peggy Jablonski – yes, Chair Ellis - yes
VOTE 7-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packets of additional documents available on website for public review.