HomeMy Public PortalAboutCPC Packet 090821Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
September 8, 2021 at 4:00 PM (Remote Participation Only)
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. 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.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1.Phone: Call (929) 436-2866 or (301) 715-8592.Webinar ID: 837 7728 4808 Passcode: 326439
To request to speak: Press *9 and wait to be recognized.
2.Zoom Webinar: https://us02web.zoom.us/j/83777284808?pwd=NjB3WldRTGRxb0l0WXhIS1J0Y1NOQT09
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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
Sarah Robinson
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to Order
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Discussion and possible vote on recommendations for financial awards, conditions,
liaisons for the following funding request:
a.Crosby Mansion committee request for $73,400 in CPA funds for Restoration
and Preservation Project
5.Presentation/Discussion of CPA Plan Profile Drafts and CPA Plan development
progress
6.Discussion and possible vote to approve Administrative Funds to pay $5800 invoice
for CPA Plan development
7.Approval of minutes from 8/25/21
8.Announcements
9.Items the Chair could not anticipate
10.Next meeting: 9/22/21 at 4 PM
11.Motion to adjourn
Date Posted: Date Revised:
9/3/21
Community Preservation Committee: FY22 Forecast as of 8/30/2021
1,739,140.61$
1,084,450.00$
162,668.00$ 1,247,118.00$
2,986,258.61
50%10%10%
Undesignated
Fund Balance
Open Space Housing Historical
$ 678,947.78 $ 120,804.53 $ 527,670.09 $ - $ 611,454.96
$ 623,559.00 $ 124,712.00 $ 124,712.00 $ 311,779.00 $ 1,247,118.00
$ 1,302,506.78 $ 245,516.53 $ 652,382.09 $ 311,779.00 $ 1,858,572.96
Open Space Housing Historical
$ (53,100.00)
$ (101,600.00)
$ (48,983.00)
(62,356.00)$
(185,000.00)
(245,516.53) (113,079.47)
(125,000.00)
($1,184,762.00)
(25,000.00)$
(150,000.00)$
(5,000.00)$
$ (203,683.00) $ (245,516.53) $ (125,000.00) $ (185,000.00) $(1,535,197.47)
$ 1,098,823.78 $ - $ 527,382.09 $ 126,779.00 $ 323,375.49
Total net available from all accounts 1,752,984.87$
Adj Balance
FY-22 obligations as of 04/23/2021
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 Reserved for
CPA
FY-21 Actual Unreserved Fund Balance
FY-22 Estimated revenue
FY-22 Estimated Funds available
"30%"
H -Housing Coordinator - $51096
BBJ Property Bond #1
BBJ Property Bond #2
Bates Property Bond
Administration Expense [3]
Spring TM approved
Rec -Brewster Dog Park
H -Dennis Veterans Home - $52,500
HI - Mill Pond Wall
H - Rental Assistance - $150,000
H - Habitat - Red Top Road - 105000
H - Latham Strong Start in Adult Living Housing
FY22 Estimated Unreserved Fund Balance as of 08/30/2021
with Adjustments
REMAINING OPEN SPACE GRANT FUNDS (4)
Adjustment for reserve setasides
Fall TM submitted
HI - Crosby Mansion repairs - $73,400
H -Updated Housing Production Plan - $25,000
H - CC5 Orleans - $100,000 (deferred to next funding
H - Latham Legal set aside
(2) State Match revenue is projected at 15%, which is the total which was listed in the Spring 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
Coalition dues.
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional BONDS
Fall 2021 TM Legal Opinions - CPC
From: Shirin Everett <SEverett@k-plaw.com>
Sent: Friday, July 30, 2021 4:35 PM
To: Faythe Ellis <faythe.ellis@outlook.com>
Cc: Peter Lombardi <plombardi@brewster-ma.gov>; Jonathan Silverstein <JSilverstein@k-plaw.com>;
Beth Devine <bdevine@brewster-ma.gov>; 'Sharon Marotti' <sharonmarotti@gmail.com>
Subject: BREW: Request for Legal Opinions regarding CPA eligibility (for Peter's initial review)
Hello Faythe,
Please see my response below on the eligibility of the projects listed below for funding under the
CPA. Please let me know if you have any questions or would like to discuss any of the matters.
Thanks.
Shirin Everett, Esq.
KP |LAW
101 Arch Street, 12th Floor
Boston, MA 02110
O: (617) 654 1731
F: (617) 654 1735
severett@k-plaw.com
www.k-plaw.com
The applications can be accessed via this link: http://records.brewster-
ma.gov/weblink/0/edoc/157537/Fall%202021%20CPC%20Applications%20Packet%20071421%201.pdf
1.Crosby Mansion Restoration and Preservation Project (P. 77): The Crosby Property
Committee/Town of Brewster are requesting $73,400 in historic funds for critical repairs to
windows, chimneys, walls, etc. of this historic mansion. The state owns the mansion and leases
it to the town which is responsible for rehab and ongoing maintenance.
As you are aware, CPA funds may be used to acquire, preserve, and rehabilitate historic
resources. The application materials submitted by the Crosby Property Committee and the Town
note that that the Crosby property and the Crosby Mansion are listed in the state’s Register of
Historic Places and Landscapes. CPA funds are being sought to repair the windows, roof and the
chimneys of the Mansion, whose deteriorated condition that allowed water to penetrate into and
cause damage to a building that is significant in the history of the Town and has architectural
significance. The funds will be used to repair the damage and to protect the building from future
harm by the elements. You have informed me that the state owns the Corby Property, but the
Town leases it from the state and is responsible for its maintenance.
The CPA allows funds to be used for the acquisition, preservation, and rehabilitation of historic
resources, but not for ordinary maintenance. “Preservation” is defined as work designed to
protect historic resources from injury or harm, and “rehabilitation” is defined as the making of
capital improvements or extraordinary repairs to real property that make the historic resource
functional for its intended purpose (“capital repairs”, in turn, is defined as making repairs or
improvements that are permanent in nature and appreciably adds to the useful life of the
property). In my opinion, since the work to be funded by the CPA will protect this historic and
historical building from injury and harm from the elements and makes permanent improvements
to the Mansion, the project constitutes the preservation and rehabilitation of a historic resource
and is eligible for funding under the CPA, provided that the work is done in accordance with the
Secretary of the Interior’s standards on historic rehabilitation. Since the property is owned by the
state, it is my opinion that the Town is not required to impose a historic preservation restriction on
the property (though the Town may ask the Commonwealth if it is willing to do so).
The CPA provides that real property interests acquired by the Town should be protected for a
minimum period of 30 years. Although the Town is not acquiring a restriction I note that the
Town’s lease of the property will terminate in 2028, and, since the Town has the right to extend
the lease for a 10-year term, the Town will have control of and can ensure that the unique historic
features of the Mansion will be protected for the next 17 years. Although not required, the Town
could consider asking the Commonwealth the right to extend the lease for 13 years (rather than
10), as the Town will thereby have control of the property for a 30 year term. It is also possible
that the property is already protected by a long-term historic preservation restriction, which, it is
lasts for another 30 years, may make the issue of extending the lease term moot.
2.Orleans Cape Cod Five Project is a request by developer Pennrose LLC for $100,000 of Brewster
CPA housing funds for the refurbishment of existing buildings and construction of new buildings
in Orleans into 62 family rental units including 52 affordable units and 10 middle income
workforce units. The application begins on page 4. I am mindful of prior regional projects
about the Brewster AHR requirements. I noted that under Item 3 CPA Goals, the applicant
states “as part of the sites proposal for State and Federal Funding the units will be deed
restricted for at least 40 years.”
As you are aware, the CPA permits funds to be used for the acquisition, creation, preservation,
and support of community housing, and for the rehabilitation of community housing only if such
housing was originally acquired or created using CPA funds. “Acquisition” includes the purchase
of land and/or interest in land, and the term “support” is defined in the CPA to include “but not be
limited to, programs that provide grants, loans, rental assistance, security deposits, interest-
rate write downs or other forms of assistance…to an entity that owns, operates or manages
such housing, for the purpose of making housing affordable.” “Rehabilitation” means the
making of capital or extraordinary repairs and/or improvements to real property. Finally,
“community housing” is defined in the CPA as housing for low and moderate income units. I note
that Pennrose LLC proposes to purchase the Cape Cod Five Cents Bank property in Orleans (the
“Property”), rehabilitate the existing bank building thereon, construct a new addition to the
building, and construct two new townhouses, which will result in the creation of 52 units of low
income housing and 10 units of moderate/workforce housing (the “Project”). Pennrose states that
the Project is intended to be restricted for a term of 40 years.
In my opinion, the Project is eligible for funding under the CPA as the Town will use CPA monies
to “support” the Project, that is, it will provide funds to an entity that will own the Property and/or
operate community housing, which Town funds, in addition to other funds, will make the Project
economically feasible and affordable to its occupants. In order to protect against claims that the
Town is providing public funds to a private party without public benefit, it is my opinion that the
Town should also acquire an affordable housing restriction on the Property, preserving its use for
low and moderate income housing. Any real property interest acquired with CPA funds must be
protected for a minimum period of 30 years. Since the restriction is proposed for a minimum term
of 40 years, the restriction would comply with the CPA’s requirements.
Note that DOR has advised that where rehabilitation is otherwise prohibited (because the
property was not acquired using CPA funds), rehabilitation cannot be permitted under the rubric
of other permitted uses – such as support, acquisition, or other permitted uses. For that reason, if
Pennrose expends CPA monies to purchase the Property, Penrose may use CPA funds also to
rehabilitate the existing bank building, as the Property will have been acquired using CPA funds,
in part. If other funds are used to purchase the Property, the CPA funds may be used to construct
the new construction and the townhouses, but not to rehabilitate the existing building. The grant
agreement that the Town enters into with Penrose can contain these conditions.
3.Housing Production Plan: The Town Administrator and Housing Office are requesting $25,000 in
housing funds for the Brewster Housing Production Plan update. The current plan expires on
June 29, 2022. Application begins on page 14.
In my opinion, the Town may use CPA funds to update its Housing Production Plan (the “Plan”),
as the purpose of the Plan is to create and support community housing. Specifically, the
application states that in updating the Plan, the Town will analyze the affordable housing needs of
the Town, conduct community outreach, prepare possible solutions to increasing the availability
of affordable housing in the Town, and detail implementation strategies. I note that many other
municipalities have used CPA funds for this purpose.
4.SSAL: Latham Centers Inc. is requesting $150,000 for the development of 7 affordable studio
apartments and a 1 bedroom apartment for live-in staff as part of its Strong Start in Adult Living
program. The property is located in Brewster. Application begins on page 46 with additional
information beginning on page 36.
The application submitted by Latham Centers states that it seeks CPA funds to develop 7 studio
apartments on its property at 1439 Main Street for occupancy by low-income individuals with
disabilities as part of its Strong Start in Adult Living (SSAL) Program (the “Project”). The Program
provides educational, social, mental, and/or physical support to young adults with disabilities,
including providing housing in the 7-unit group home for young adults with low incomes, to
prepare them to enter the workforce and live independently.
As mentioned previously, the Town may expend CPA funds to acquire, create, preserve and
support community housing, and to rehabilitate community housing acquired or created using
CPA funds. In my opinion, the Town may use CPA funds for the Project as it constitutes the
support of community housing, provided that it enters into a grant agreement with Latham
Centers, providing that the CPA funds may be used solely for the construction of the 7 studio
apartments (and not the other Project improvements). It is my recommendation that Town obtain
an affordable housing restriction on the property (for a term of at least 30 years) to ensure that
the studios are occupied by persons who have incomes not exceeding 80% of the area median
income and satisfy Anti-Aid Amendment concerns.
As always, thank you for your assistance. Please feel free to contact me or Beth Devine if you have
questions.
Faythe
From: Peter Lombardi
Sent: Friday, August 20, 2021 11:14 AM
To: Faythe Ellis; George Boyd
Subject: FW: Crosby Mansion
Hi Faythe & George,
I wanted to let you know that we are working with DCR and town counsel to see what we do about CPA
eligibility for the Crosby Mansion project. I am taking a few days off at the end of next week (assuming
we aren’t still digging our from a hurricane) and so won’t be able to attend your meeting next Thursday
morning. Either Joe Rego (Crosby Property Committee Chair) or Brian Locke (Property Manager), maybe
even both, will plan to attend. But I did want to at least provide this update as I recognize it is the key
hurdle we would need to clear. I will let you know of any other developments as soon as we hear back
more from counsel or the state.
Thanks,
Peter
Peter Lombardi
Town Administrator
Town of Brewster
508-896-3701 x. 1128
Beginning July 6th, Brewster Town Offices will be open to the public on Tuesdays, Wednesdays, and
Thursdays from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be
purchased online or through our mail-in program. For the latest updates on Town services, please visit
www.brewster-ma.gov.
From: Peter Lombardi
Sent: Friday, August 20, 2021 11:06 AM
To: Shirin Everett <SEverett@k-plaw.com>
Subject: FW: Crosby Mansion
Hi Shirin,
We are working with DCR to see what can be done to make the Crosby Mansion project CPA eligible.
Are Ch 97 protections sufficient in this instance? Not surprisingly, it sounds like the lease extension
route is going to be long and involved.
Thanks,
Peter
Peter Lombardi
Town Administrator
Town of Brewster
508-896-3701 x. 1128
Beginning July 6th, Brewster Town Offices will be open to the public on Tuesdays, Wednesdays, and
Thursdays from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be
purchased online or through our mail-in program. For the latest updates on Town services, please visit
www.brewster-ma.gov.
From: Casey, Paul (DCR) <paul.casey2@state.ma.us>
Sent: Friday, August 20, 2021 11:01 AM
To: Peter Lombardi <plombardi@brewster-ma.gov>
Cc: Skoczylas, Joseph (DCR) <joseph.skoczylas@state.ma.us>; Allen, Kevin (DCR)
<kevin.allen@state.ma.us>; Dietz, Laura (DCR) <laura.dietz@state.ma.us>; LaRosa, Thomas (DCR)
<thomas.larosa@state.ma.us>
Subject: RE: Crosby Mansion
Hi Peter,
Long Term Permits and Leases cannot extend permits beyond ten years and despite our title and
management of most agreements we do not amend or revise statutory leases. I am c.c ing Laura
and Tom who are better versed and certainly more knowledgeable about the process the Town of
Brewster must undertake.
All the best,
--Paul
Paul Casey
DCR-Director of Long Term Permits and Leases (LTPL)
From: Peter Lombardi <plombardi@brewster-ma.gov>
Sent: Monday, August 16, 2021 6:52 PM
To: Casey, Paul (DCR) <Paul.Casey2@mass.gov>
Subject: FW: Crosby Mansion
Hello Paul,
Per the email string below, I was referred to you by your colleague Kevin Allen regarding my initial
inquiry about negotiating another extension to our existing lease agreement for the Crosby
Mansion. Please let me know what questions you may have or if you’d like to set up a time to talk.
Thank you in advance,
Peter
Peter Lombardi
Town Administrator
Town of Brewster
508-896-3701 x. 1128
Beginning July 6th, Brewster Town Offices will be open to the public on Tuesdays, Wednesdays, and
Thursdays from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be
CAUTION: This email originated from a sender outside of the Commonwealth of
Massachusetts mail system. Do not click on links or open attachments unless you recognize
the sender and know the content is safe.
purchased online or through our mail-in program. For the latest updates on Town services, please visit
www.brewster-ma.gov.
From: Allen, Kevin (DCR) <kevin.allen@state.ma.us>
Sent: Friday, August 13, 2021 5:21 PM
To: Peter Lombardi <plombardi@brewster-ma.gov>
Subject: RE: Crosby Mansion
Peter – Yes, in fact in talking with Tom’s office they’ve asked me to forward you to Sean Casey, Director
of DCR’s Office of Permits and Long Term Leases, (Paul.Casey2@mass.gov) since while I am familiar with
the history and the background of the lease, that’s the office that directly manages the agreement. Best
of luck – I seek out partnerships like the one we’ve had with the Town and the Friends at the Mansion
when seeking out future leases through the Curatorship Program, and appreciate your efforts in
preserving this important historic resource.
Thanks
Kevin
From: Peter Lombardi <plombardi@brewster-ma.gov>
Sent: Friday, August 13, 2021 5:16 PM
To: Allen, Kevin (DCR) <kevin.allen@mass.gov>
Cc:crosby1888@aol.com; joe@jregoelectric.com
Subject: RE: Crosby Mansion
Great – thank you, Kevin. Art 97 protections may suffice – that’s a good thought. I recognize that any
extension would likely take some time.
Do you expect Tom LaRosa will be involved on your end? He recently worked with us (town counsel
included) on some special legislation re. Nickerson and the Millstone Road layout.
Peter Lombardi
Town Administrator
Town of Brewster
508-896-3701 x. 1128
Beginning July 6th, Brewster Town Offices will be open to the public on Tuesdays, Wednesdays, and
Thursdays from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be
purchased online or through our mail-in program. For the latest updates on Town services, please visit
www.brewster-ma.gov.
From: Allen, Kevin (DCR) <kevin.allen@state.ma.us>
Sent: Friday, August 13, 2021 12:48 PM
To: Peter Lombardi <plombardi@brewster-ma.gov>
CAUTION: This email originated from a sender outside of the Commonwealth of
Massachusetts mail system. Do not click on links or open attachments unless you recognize
the sender and know the content is safe.
Cc:crosby1888@aol.com; joe@jregoelectric.com
Subject: RE: Crosby Mansion
Peter – Thanks for reaching out. I can reach out to our legal staff about the feasibility of an additional
extension. We have done so in the past for a few leases in the program, but those were shorter term, so
I can’t speak to a standard process per se. As you may know the legislation authorizing the original lease
was passed outside of the Historic Curatorship Program enabling legislation, however we’ve assisted in
managing the lease over the years. One thing I can predict is that any option would likely take time, so
not sure how that would work in terms of the timing for a CPA application. If it helps for that process,
with other CPAs looking for similar security, we have referenced Article 97, which constitutionally binds
DCR to preserve the property, I could provide support coming from that angle if it would help.
I’ll let you know what I find out from our legal office -
And Brian – while I have your attention – can you send the cover page of the current insurance policy?
Thanks
Kevin
From: Peter Lombardi <plombardi@brewster-ma.gov>
Sent: Friday, August 13, 2021 11:49 AM
To: Allen, Kevin (DCR) <kevin.allen@mass.gov>
Cc: Brian Locke <crosby@brewster-ma.gov>; crosby1888@aol.com; joe@jregoelectric.com
Subject: Crosby Mansion
Hello Kevin,
I received your contact information from our Property Manager Brian Locke (cc’ed). The Town recently
applied for Community Preservation Act funding to help complete some needed preservation measures
at the mansion over the next year. Town counsel has opined that the Town is required to show a 30
year real property interest to be eligible for this funding. Our current lease agreement expires in 2028
and could be extended for another 10 years to 2038. The Town is interested in negotiating another
extension through at least 2051 not just because of our interest in securing these CPA funds in order to
do this critical work but also due to the Town’s continued commitment to invest in this important
community resource for many years to come. We weren’t sure who to approach at DCR on this matter
and so figured we would start by contacting you. Please let us know if you have any initial questions and
what you recommend in terms of next steps.
Thanks much,
Peter
Peter Lombardi
Town Administrator
Town of Brewster
CAUTION: This email originated from a sender outside of the Commonwealth of
Massachusetts mail system. Do not click on links or open attachments unless you recognize
the sender and know the content is safe.
508-896-3701 x. 1128
1
Eric Dray Consulting Crosby Mansion CPA Application Analysis
Eric E. Dray
Eric Dray Consulting
71 Prentiss Street
Cambridge, MA 02140
508.566.3797 EricEDray@gmail.com
MEMORANDUM
TO: Brewster Community Preservation Committee
FROM: Eric Dray, Preservation Consultant
DATE: September 3, 2021
RE: Crosby Mansion Restoration & Preservation Project
The Crosby Property Committee and the Town of Brewster have submitted an application for
CPA funding for restoration and preservation of various elements of the Crosby Mansion.
Accept as otherwise noted, the proposed work complies with the Secretary of Interior Standards
for Rehabilitation. In particular, Standard 6 applies:
Standard 6. Deteriorated historic features shall be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature shall match
the old in design, color, texture, and other visual qualities and, where possible, materials.
Replacement of missing features shall be substantiated by documentary, physical, or pictorial
evidence.
The following is a summary of my specific recommendations for how to respond to the
application:
Repair Five Chimneys to solve water intrusion.
Recommendations: Approve, with condition that photos be taken before and
after. Repointing mortar must match the joint depth, profile and color of existing
mortar, and be of a composition that is similar or compatible to the existing
mortar.
Rebuild One Chimney in Billiards Room.
Recommendations: Approve, with condition that historic photo be provided to
document original appearance of missing chimney. Bricks used and mortar joints
must be similar in color and composition to existing historic chimney bricks and
mortar joints.
New Window (Custom Order) Billiards Room.
Recommendations: Approve, with condition that the location of the missing
window be photographed, and evidence provided of the original appearance of the
window prior to work commencing.
2
Eric Dray Consulting Crosby Mansion CPA Application Analysis
Four Custom Windows for Basement.
Recommendation: Approve, with condition that damaged windows be
photographed and/or evidence of original appearance be provided prior to work
commencing.
Exterior repainting, sections of Mansion.
Recommendation: Approve, with the understanding that existing paint colors are
being used. If changes in color are to be made, they must be reviewed and
approved by the Brewster Historical Commission.
Re-putty several second- and third-floor windows.
Recommendation: Approve.
Repair damaged sections of dormer flat-roof area.
Repair Billiards Room roof section.
Repair section of Front Porch Ceiling by Entrance Door.
New Window (Custom Order) third floor, Back Room.
New Window (Custom Order) Kitchen.
Repair Basement Staircase.
Re-plaster damaged ceilings throughout Mansion.
Recommendation: Approve, with condition that damaged elements be
photographed prior to work commencing.
Replace water damaged carpet for Function Room.
Recommendation: Do not approve, this work does not qualify as preservation or
rehabilitation within the meaning of the CPA.
Replace water damaged Function Room ceiling tiles
Recommendation: Do not approve, this work does not qualify as preservation or
rehabilitation within the meaning of the CPA.
General Recommendation: Photographs should be taken of all completed work and submitted to
the Brewster CPC to ensure compliance with the specific recommendations.
1 September 2021
Faythe Ellis
Chair, Brewster Community Preservation Committee
2198 Main Street
Brewster, MA 02631
RE: Draft Profiles for the Brewster Community Preservation Plan (CP Plan) Update
Dear Faythe and the Community Preservation Committee (CPC),
My team and I are excited to submit this packet of draft profiles for the Brewster CP Plan update for the CPC’s
review in anticipation of our project kickoff meeting next week. It was so interesting and insightful to review the
various plans related to the Community Preservation Act (CPA) funding areas, collect new data where needed,
and summarize our findings to create these profiles as we begin this planning effort for Brewster.
In this packet you will find a combination of profiles and associated maps. The profiles include overall profiles of
the Brewster CPA program in general including fast facts, revenue, past projects funded and profiles specific to
each of the four CPA funding areas.
The intended use of the profiles is twofold:
1) The most immediate use will be to use this information for handouts, boards, and presentations as needed
to facilitate community engagement based on an accurate understanding of the facts and current
conditions.
2) The second use will be to incorporate these profiles directly into the draft CP Plan.
It’s important to create a strong foundation of accurate and current information so that we can form a clear
understanding where the community is right now regarding needs and resources before considering CPA
possibilities and priorities. We hope you will find these profiles accurate, interesting, and helpful to further a
broader understanding of community preservation needs and resources. Please note, I don’t believe we have the
full, most-recent list of CPA projects funded, please forward this when you can, and we will incorporate it in our
revisions.
We look forward to the CPC’s thorough review and comments/suggestions to improve these profiles. Please feel
welcome to share the profiles with other community members who may have specialized or deep knowledge of
any of these topics so we can ensure accuracy.
Let us know if you have any questions or need additional information prior to our meeting next week. Please
reach out to me at jennifer@jmgoldson.com or Barry at barry@jmgoldson.com.
I look forward to seeing you next Wednesday! Happy reading!
Sincerely,
Jennifer M. Goldson, AICP
Founding and Managing Director
CPA FAST FACTS 3
REVIEW OF COMMUNITY GOALS 5
CPA PROJECTS FY07-FY19 8
LOCAL AND STATE CPA REVENUE 10
ACTIVE RECREATION NEEDS AND RESOURCES PROFILE 12
COMMUNITY HOUSING NEEDS AND RESOURCES PROFILE 15
HISTORIC PRESERVATION NEEDS AND RESOURCES PROFILE 18
OPEN SPACE NEEDS AND RESOURCES PROFILE 21
TABLE OF CONTENTS
Historic
Preservation
10%Community
Housing
10%
Open Space
50%
Community
Housing,
Historic
Preservation,
or Recreation
30%
Historic
Preservation
17%
Community
Housing
28%
Open Space
48%
Recreation
7%
BREWSTER CPA APPROPRIATIONS
FY2006-FY2020
CPA FAST FACTS
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
WHAT IS CPA?
Brewster adopted the Community
Preservation Act (CPA), allowed
through Massachusetts General
Laws Chapter 44B, in 2005 (Town
Meeting adopted the CPA in
November 2004 and it was
approved through a ballot vote in
May 2005). The purpose of the
CPA is to enable communities to
collect money to fund community
preservation projects. As of
August 2021, 187 communities
have adopted the CPA.
WHO DECIDES HOW TO
DISTRIBUTE CPA FUNDS?
HOW MUCH FUNDING IS
AVAILABLE?
CPA MINIMUM ALLOCATIONS BY
CPA CATEGORY
(PER THE LOCAL CPA BYLAW)
Funding may only be allocated
upon the Community
Preservation Committee’s (CPC)
recommendation and Town
Meeting’s approval.
Brewster generates CPA funds
through a local property tax
surcharge of 3 percent and a
variable distribution from the
State Community Preservation
Trust Fund. Since the start,
Brewster has collected close to
$17 million.
CPA FUND ALLOCATION REQUIREMENTS
Since Brewster adopted CPA, the town has appropriated over 7.7 million dollars to community preservation
projects across the four CPA funding categories, according to the Brewster Community Preservation
Committee:
1. Community housing ($3,260,270)
2. Historic preservation ($1,960,225)
3. Open space ($5,509,400)
4. Active recreation ($837,073)
The CPA statute requires a minimum of 10 percent be spent or reserved for each of the following CPA
categories: 1) community housing; 2) historic preservation; and 3) open space and recreation. In addition, up to
5 percent may be spent for CPA administration. However, Brewster’s local bylaw requires that 50 percent of
total CPA funds must be spent or reserved for open space, 10 percent for community housing, and 10 percent
for historic preservation. The remaining 30 percent may be spent on community housing, historic preservation,
or active recreation.
Community Housing
CPA funds may be spent on the acquisition, creation, preservation, and support of community housing, and for
the rehabilitation or restoration of community housing that has been acquired or created using CPA funds. CPA
funds may also be allocated to a Municipal Affordable Housing Trust (MAHT) and may be used by the MAHT for
CPA-eligible activities. The CPA requires that whenever possible, preference be given to the adaptive reuse of
existing buildings or construction of new buildings on previously developed sites.
Historic Preservation
Under CPA, an historic resource is defined as a building, structure, vessel, real property, document, or artifact
that is either:
• listed on the State Register of Historic Places; or
• determined by the local Historic Commission to be significant in the history, archeology, architecture, or
culture of the city or town.
CPA funds may be spent on the acquisition, preservation, rehabilitation, and restoration of historic resources.
Communities using CPA funds on historic resources must adhere to the United States Secretary of the Interior's
Standards for the Treatment of Historic Properties.
Open Space & Passive Recreation
CPA funds may be spent on the acquisition, creation, and preservation of open space, and for the rehabilitation
or restoration of any open space that has been acquired or created using CPA funds.
Active Recreation
CPA funds may be used for the acquisition of land to be used for recreation, or for the creation of new
recreational facilities on land a community already owns. A 2012 amendment to CPA broadened the law to also
allow for the rehabilitation of existing, outdoor recreational facilities. The amendment made it clear that with
respect to land for recreational use, "rehabilitation" could include the replacement of playground equipment and
other capital improvements to the land or the facilities thereon to make them more functional for their intended
recreational use.
It is important to note that a permanent deed restriction is required for all real property interests acquired under
CPA. This restriction must be filed as a separate instrument, such as a Conservation Restriction (CR),
Agricultural Preservation Restriction (APR), or Affordable Housing Restriction. Until this step has been
completed, the terms of the CPA acquisition have not been technically fulfilled.
CPA ELIGIBILITY
CPA
REVIEW OF COMMUNITY GOALS
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
2021 CAPE COD REGIONAL
POLICY PLAN
Natural systems goals:
Water resources:
To maintain a sustainable supply of high-quality untreated
drinking water and protect, preserve, or restore the ecological
integrity of Cape Cod’s fresh and marine surface water
resources.
Ocean Resources:
To protect, preserve, or restore the quality and natural values
and functions of ocean resources.
Wetland Resources:
To protect, preserve, or restore the quality and natural values
and functions of inland and coastal wetlands and their buffers.
Wildlife and Plant Habitat:
To protect, preserve, or restore wildlife and plant habitat to
maintain the region’s natural diversity.
Open Space:
To conserve, preserve, or enhance a network of open space that
contributes to the region’s natural and community resources
and systems.
Community Systems goals:
Cultural Heritage:
To protect and preserve the significant cultural, historic, and
archaeological values and resources of Cape Cod.
Housing:
To promote the production of an adequate supply of ownership
and rental housing that is safe, healthy, and attainable for
people with different income levels and diverse needs.
PROFILE DESCRIPTION
It is important for the Community
Preservation Plan to consider the
established goals of the Town and
region. This review of the goals
existing planning documents is
intended to provide a foundation
to the identification of Brewster’s
community preservation goals and
priorities.
The Town of Brewster and the
larger region have several planning
documents that establish
community goals related to the
Community Preservation Act
funding categories. These include
the 2021 Cape Cod Regional
Policy Plan, the 2014 Open Space
and Recreation Plan, the 2017-
2021 Brewster Housing
Production Plan, the 2018
Brewster Vision Plan, and the
2007 Brewster Reconnaissance
Report.
This profile provides a summary of
the goals these other plans that are
related to one or more of the
community preservation act
funding categories: community
housing historic preservation,
open space, and outdoor
recreation.
1. Protect and maintain a maximum amount of open space for the purpose of ensuring protection of a
sufficient safe drinking water supply to meet the needs of Brewster’s residents and visitors today and in
the future.
2. Provide open space and recreation opportunities that maintain Brewster’s rural character and small
coastal community identity.
3. Plan, coordinate, and implement open space protection measures that preserve habitat diversity and
protect marine and fresh surface water resources.
4. Provide a variety of recreation opportunities, which accommodate the current and future needs of the
community, and that are near all residential areas.
5. Promote greater coordination and communication about community open space and recreation needs
among local stakeholders and residents as well as with surrounding communities and the region.
2017-2021 HOUSING PRODUCTION PLAN
Priority Affordable Housing
Needs:
• Low Income Rental Housing
for Families
• Rental housing for single
people
• Subsidized rental housing for
the elderly
• Acquisition and rehabilitation
of substandard housing
Housing Goals
1. Increase the supply of year-round market-rate and
affordable rental housing for all types of households, such
as young singles and couples, families, and seniors.
2. Build support for addressing housing needs through
partnerships with conservation groups and non-profit and
for-profit developers, and increased commitment of local
funds such as Community Preservation Act revenue.
3. Create housing that is affordable and appropriate for very
low-income seniors and people with disabilities.
4. Increase local capacity to plan, advocate for, and create
affordable housing, preserve the affordability and
condition of existing affordable units, and monitor
affordable housing restrictions.
5. Increase the variety of mixed-income housing choices in
Brewster, particularly in or near commercial areas in order
to support Brewster’s economy and to accommodate
household growth.
6. Create and provide programs to support struggling
homeowners, such as a housing rehabilitation program to
help lower-income homeowners and seniors with
extraordinary maintenance and repairs.
7. Provide at least 10 percent of Brewster’s year-round
housing units as affordable housing in order to meet local
and regional needs.
2014 OPEN SPACE AND RECREATION
PLAN
2018 VISION PLAN
Community Character Goal
Sustain and foster Brewster’s historic setting,
rural nature, small-town feel, and socially inclusive
spirit.
• Provide social opportunities and services for all.
• Maintain the Town’s historic heritage and style.
• Maintain the Town’s small-town feel and scale
through appropriate development.
2007 BREWSTER
RECONNAISSANCE
REPORT
Preservation Planning Recommendations
1. Inventory heritage landscapes.
2. Create a Preservation Plan.
3. Preserve burial grounds and cemeteries.
4. Preserve village and rural neighborhood character.
5. Preserve agricultural landscapes.
6. Preserve scenic roads.
7. Raise awareness about Town’s history.
8. Fund preservation projects.
Water Resources Goal
Protect Brewster’s freshwater system to preserve high
quality drinking water and maintain or improve the
health of our ponds and marine watersheds.
• Protect town wellfields by expanding open space
acquisition and other measures.
• Improve pond water quality through public education,
regulation, and mitigation activities.
• Protect the water quality of the town’s marine
watersheds.
Open Space Goal
Maintain and expand open space assets to provide
public recreation, protect fragile natural habitat,
and protect water resources.
• Improve public access to and expand the use of
recreational areas.
• Prioritize environmentally sensitive areas for
preservation.
• Maintain open space through density and
development standards.
Housing Goal
Provide more affordable, safe, and accessible rental and
ownership housing options at different price points,
particularly for single people, young families, and our
older population. Achieve the state’s 10% affordable
goal by 2025.
• Promote housing choices to allow families to live, work,
and prosper.
• Provide opportunities to address the varied housing
needs of Brewster’s aging population.
• Address the housing needs to the Town’s year-round
and seasonal workforce.
Coastal Management Goal
In the context of coastal change, preserve and protect Brewster’s coastal resources and expand public access.
• Protect coastal resources in ways that preserve coastal ecosystems and habitats and the character of the town and
coastal neighborhoods.
• Maintain and expand public access for all through public consensus and explore alternate modes of transport and
access points.
• Adapt to climate change projections and advance adaptation and resiliency techniques that are financially and
environmentally sustainable.
CPA PROJECTS F Y07 -FY19
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
HISTORIC PRESERVATION
• Higgins Farm Windmill preservation
• Gravestone preservation at Breakwater Cemetery
• Glass plate negatives preservation
• Catalogue/preserve Town Hall records
• Historic Barn for the Brewster Historical Society
• Council on Aging window replacement
• Cape Repertory Theatre Company
• Higgins Farm Windmill Preservation
• Stony Brook Mill Sites Committee
• Blacksmith Shop
• Crosby Mansion porch repair project
• Gravestone preservation project
• Brewster Meetinghouse Preservation project
• Stony Brook/Lower Mill Pond Dam & Fish Passage
Restoration project
• Brewster Baptist Church renovation of the Church
steeple
• Brewster Historical Society purchase of the Elijah Cobb
House
• Lower Road Cemetery Tombstone & Monument repair
and restoration
• Elijah Cobb House preservation and rehabilitation
• Cape Repertory Theatre Company: Historic Crosby
Barn Rehabilitation
OVERVIEW OF CPA-FUNDED
PROJECTS
The Community Preservation Act has
funded 96 community preservation
initiatives in Brewster in its first 13
years, with over $17M 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.
This profile provides a list of projects
funded in each CPA category.
• Slough Road Homes – Habitat for Humanity
• Nickerson Park Condo Purchase
• Affordable Housing Buydown program
• Brewster Housing Authority
• Brewster Housing Partnership Affordable Housing Buydown program
• Nickerson Park Condominium – Lower Cape Community Development Corporation
• Preservation of Affordable Housing
• Brewster Woods Development
• Habitat for Humanity Land Acquisition
• Harwich Ecumenical Council for the Homeless: Homeowners’ Emergency Loan Program
COMMUNITY HOUSING
ACTIVE RECREATION
• Stony Brook Early Childhood
Playground
• Brewster Recreation Commission –
Tennis Court Project
• McClennen Property
• Eddy Elementary School Accessible
Playground
• Recreation Department Field
Repairs/Renovations
• Department of Natural Resources –
Breakwater Beach Restoration Project
• Stony Brook Herring Run Bypass and
Dam
• Warning lights at Cape Cod Rail Trail
• ADA improvements to athletic fields
• Tennis Court repairs and resurfacing
• Cape Cod Museum of Natural History:
rehabilitation of the Lee Baldwin Trail
observation platform and bridges
OPEN SPACE
• BBJ Cranberry Trust land acquisition
• Jorgenson Property acquisition
• Stranahan Property Land acquisition
• Crystaloski Property Land acquisition
• Quivett Marsh Vista Conservation Area
• Bates Land acquisition
• Matthews Property Land acquisition
• Seidel Land acquisition
• Jackson Land acquisition
• Copelas Properties
• Viprino Property land acquisition
• Eldredge Property land acquisition
• Santarello Property acquisition
• Lalor Property acquisition
• Mill Pond Conservation Area
• Boehm Conservation Area
• Meetinghouse Road Conservation Area
• Long Pond Woodlands Land Acquisition
Project
• Windrift Acres
• Open Space and Recreation Plan update
• Cape Cod Village, Inc. Orleans Project
• Part-Time Housing Coordinator
• Brewster Housing Authority Huckleberry Land Project
• Millstone Land Acquisition
• Community Development Partnership – Cape Housing Institute
• Brewster Affordable Housing Trust – CPA-eligible community housing activities
• Habitat for Humanity of Cape Cod – Paul Hush Way affordable homeownership development
• Community Engagement Consultant
• SHI Home Appraisal
• Brewster Affordable Housing Trust: SHI inventory preservation
• FORWARD: Friends or Relatives with Autism and Related Disabilities
$1,047,220
$997,502
$929,796
$894,558
$861,948
$823,010
$799,453
$759,918
$734,513
$701,099
$685,306
$664,044
$633,392
$623,561
$597,364
$292,896
$220,244
$184,636
$212,708
$291,928
$301,307
$476,816
$235,599
$224,425
$223,720
$278,863
$487,457
$623,561
$597,364
$571,315
$0 $200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 $1,600,000
2020
2019
2018
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
BREWSTER CPA REVENUE FY2006 THROUGH FY2020
Local Surcharge Trust Fund Distribution
LOCAL AND STATE CPA REVENUE
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
PROFILE DESCRIPTION
Brewster adopted the CPA in
2005 with a 3 percent local
surcharge. The town has not
adopted any exemptions to the
CPA surcharge. From FY2006 to
FY2008, the state Trust Fund
distribution matched 100 percent
of the local surcharge collection.
This level decreased to about 77
percent in 2009 and has mostly
hovered between 20 percent and
42 percent in the years since. An
exception is 2014, when the state
Trust Fund matched about 63
percent ($476,816).
Legislative changes passed in
2019 have ensured higher Trust
Fund distributions and led to
increased match amounts for CPA
communities, especially those who
have adopted the 3 percent local
surcharge. In 2020, the state Trust
Fund matched close to 30 percent
($292,896).
Source: Brewster Community Preservation Committee
ACTIVE RECREATION NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
PONDS & BEACHES
• Brewster contains about 80 ponds, making up over
10 percent of the town’s surface area. The ponds are
used for recreational fishing (14 ponds are regularly
stocked with fish), boating, sunbathing, swimming, ice
fishing and ice skating. MA fishing licenses are
required on all ponds. Most ponds lack official public
landings, but five ponds have formal public beaches
and landings:
o Long Pond – Boat ramp and beach (with
lifeguard from July 4 – Labor Day)
o Slough Pond – Car-top boat launch and
beach
o Upper Mill Pond – Accessible viewing
platform and boat ramp
o Sheep Pond – Accessible viewing platform,
boat ramp and beach
o Schoolhouse Pond – Accessible fishing dock
and car-top boat launch, winter ice skating
o Walkers Pond – Town public boat ramp
• Brewster has ten saltwater beaches along Cape Cod
Bay, each of which is accessible from a street
connecting to Route 6A. The beaches are popular for
swimming, sunbathing, beach strolling, fishing, and
boating access. The beaches from west to east are:
o Wings Island Beach
o Paine’s Creek Beach
o Mant’s Landing Beach
o Saint’s Landing Beach
o Breakwater Landing
o Breakwater Beach
o Point of Rocks Landing Beach
o Ellis Landing Beach
o Spruce Hill Beach
o Linnell Landing Beach
o Crosby Landing Beach
SUMMARY OF KEY NEEDS
• Many of Brewster’s 30,000 seasonal
visitors are drawn to the recreation
activities in the area, including fishing,
boating, and swimming. The town also
serves residents with a wide variety of
sports fields and venues as well as
classes, activities, and local sporting and
recreational clubs and camps.
• Since the majority of land in Brewster is
privately owned, preservation of private
parcels with recreational space is very
important, such as Brewster’s privately
owned campgrounds, riding paths, golf
courses, and youth camps.
• The Brewster Vision Plan highlights the
need for more walking trails, bike paths,
sidewalks, and a dog park. In a recent
survey, only half of respondents said they
lived within ¼ mile of a recreation or
open space resource.
• In the same survey, 40 percent of
respondents considered the
development of new seasonal and year-
round active recreation activities for all
ages to be very important, with an
emphasis on accessible recreation
options.
• Nickerson State Park, owned and managed by the Massachusetts Department of Conservation and
Recreation, is in the eastern sector of Brewster and covers over 1,960 acres. Popular recreational
activities in the park include camping, hiking, cycling, freshwater and saltwater swimming, fishing, and
boating. Camping is particularly popular in the park, with over 400 camp sites available. The Park also
contains the Stephen L. French Youth Forestry Camp, which hosts the Homeward Bound Wilderness
Program for court-acquainted adolescents.
• Drummer Boy Park is a 17-acre park with lawns used for active recreation as well as a recently updated
children’s playground. The Park also contains historical properties. The town is undertaking a master
planning process for the park, including improved access to Wing Island.
• Public baseball, soccer, and softball fields are available at Eddy and Sony Brook Elementary Schools,
behind the Senior Center, in front of the Town Hall, and off Freeman’s way.
• The 22-mile Cape Cod Rail Trail (CCRT) passes through Brewster for approximately six miles on its way
from Dennis to Wellfleet. It is the only designated bike path in the town, and is heavily used by cyclists,
roller skaters, roller bladers, skate boarders, cross country skiiers, walkers, and occasionally equestrians.
RECREATION DEPARTMENT
• The Brewster Recreation Department employs 2 full-
time staff members and 30-40 seasonal employees
and offers a variety of recreation programs and
activities for all ages.
• Activities offered include senior fitness, tennis,
basketball, softball, lacrosse, track & field, ultimate
frisbee, family fishing, tee ball, pickleball, basketball,
summer rec programs, yoga classes on the beach,
archery, kayak rentals, sailing, mad science classes,
dance instruction, flag football, and field hockey.
• The Department also facilitates community events
including the ice rick, Brewster in Bloom 5k run,
summer kick-off party, movie night by the Bay,
parents’ night out, hotshot basketball shootout, and
senior games.
• The Department owns two facilities in the town, the
Community Tennis Courts at Underpass Road and
26 acres of athletic fields at Recreation Drive and
operates the Finch Skate Park Orleans in partnership
with the towns of Orleans and Eastham.
• In addition to its own facilities, Recreation
Department events and activities are held at
numerous other beach and pond properties, public
fields, and at several schools including Stony Brook
Elementary School, Nauset Regional High School and
Middle School, and Eddy Elementary School.
PARKS, FIELDS, AND BIKE TRAILS
The Senior Center serves as a
recreational resource for seniors,
with social events and activities
including computer classes,
gardening sessions, and a recently
installed Bocce court.
SENIOR CENTER
• Town of Brewster Open Space and Recreation Plan (August 2021 Draft Version)
• Brewster Recreation Department (https://www.brewsterrecreation.com)
• Massachusetts Paddler (https://www.massachusettspaddler.com)
SOURCES
There are several private non-profit
camps and sporting clubs in
Brewster that provide important
recreational facilities for kids and
adults including:
• Camp Mitton - Crossroads
• Camp Favorite - Girl Scouts
• Cape Cod Fish and Game
• Brewster Sportsman's Club
• Dream Day Cape Cod’
• Cape Cod Sea Camps – Closed in
November 2020 and now under
consideration for town acquisition
for future use by the public.
PRIVATE
ORGANIZATIONS
COMMUNITY HOUSING NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
POPULATION & HOUSEHOLDS
• Brewster’s 2020 population was 10,318, reversing a recent
population decline between 2000 and 2010, when the
population was 9,820. (2020 Census, 2017 HPP)
• Despite this recent increase, the town’s population is forecast to
decline at a gradual rate, with an estimated 7,888 people by
2035. (2017 HPP)
• In the summer, the town’s population increases dramatically,
with approximately 30,000 visitors per year. (2019 ACS, 2017
HPP)
• The population of Brewster is aging. In 2000, 26 percent of
residents were over 65, increasing to 32 percent by 2019.
(2000, 2019 ACS)
• Of the 4,198 households, about 21 percent have children under
18 years old and 49 percent have one or more household
members over 65 years old (2019 ACS).
• The median age increased from 47 years old in 2000 to an
estimated 54 years old in 2019. (2000 Census, 2019 ACS)
• Racial make-up is predominantly white, with 94.7 percent of the
population. 2.2 percent of residents are Hispanic, with the
remaining 3.1 percent made up of Black or African-American,
Asian, and mixed race residents. (2019 ACS).
• Brewster’s median household income per 2019 estimates was
$75,321 - an increase from the 2010 median household income
of $68,439 (in 2019 dollars). (2019 & 2010 ACS)
• An estimated 38 percent of Brewster households have low
incomes – incomes at or below 80 percent AMI. (2017 CHAS)
• The median sale price of a single-family house in 2020 was
$519,500, increasing to an average of $612,850 in Jan-Jul 2021.
(TWG)
• 85 percent of Brewster year-round households own their
homes, 28 percent of which are housing–burdened (spending
over 30 percent of their income on housing), while 50 percent of
Brewster’s 635 year-round rental households are similarly
housing-burdened. (2017 CHAS)
• The median rent in Brewster is $1,097 per month, but this
relatively low number is artificially depressed due to the high
percentage of year-round rentals which are subsidized as well as
disparities in rent throughout the year due to tourism (2019
ACS, 2017 HPP).
SUMMARY OF KEY NEEDS
Housing supply in Brewster is
significantly impacted by its
attractiveness as a tourist
destination and the large number of
seasonal housing units and vacation
rentals. Although tourism has
bolstered the local economy, it has
also made affordable housing difficult
to find for seasonal workers. In
addition, the town’s achievements in
open space preservation have
contributed to its beauty and
environmental quality but also to the
shortage and cost of housing in the
town. The 2017 Housing Production
Plan identified rental housing for
low-income families, single people,
and subsidized rental housing for the
elderly as the priority housing needs
of the community. The COVID-19
pandemic has also affected the town,
with some residents converting
seasonal homes to year-round
residences, a rapid rise in housing
prices, and overall uncertainty on
future population trends and
variations in the tourism industry.
HOUSHOLD INCOME & HOUSING COST
• Brewster has an estimated 4,771 year-round occupied housing units as of the recent 2020 Census.
• Around 85 percent of housing units are owner-occupied and 15 percent-renter occupied. Census estimates
suggest that Brewster lost 122 rental units since 2010, a decline of 16 percent. (2019 ACS)
• There are an estimated 3,472 seasonal housing units in Brewster, comprising 42 percent of the town’s total
housing units. (2020 Census).
• Year-round residency may be on the rise as a result of owners using their vacation rentals for full-time
residency in light of the COVID-19 pandemic.
• The Town’s housing stock remains primarily single-family at about 90 percent of total housing units, the
balance being condominiums, duplexes, and multi-family units. (2019 ACS)
• Brewster’s housing stock is significantly newer than in other communities, with 58 percent built after 1980,
reflecting the rapid population and housing growth between 1970 and 2000. (2017 HPP)
HOUSING AFFORDABILITY
• 5.6 percent (268 units) of Brewster’s total housing stock is counted as affordable on the State’s Subsidized
Housing Inventory (SHI), which is below the minimum affordability goal of 10 percent. (DHCD, Aug 2021)
• All but one of the affordable ownership units were built through Comprehensive Permits under MGL C.
40B. (DHCD, Aug 2021),
• The largest rental development is King’s Landing on Underpass Road with 108 subsidized units at 80
percent AMI. It was purchased and renovated in 2013 by POAH, a national affordable housing
development nonprofit, in order to ensure the affordable housing set to expire in 2017 would continue,
with a current expiry date of 2033.
• The Fredrick Court and Wells Court developments are state and federally funded, respectively, and
together provide 46 subsidized units for seniors.
• Habitat for Humanity developed and owns 14 permanently affordable ownership units at Tubman Road
and Hush Way.
• The Brewster Housing Authority owns twelve duplexes with a total of 24 units of subsidized family rental
housing on Huckleberry Lane.
• 2006-2017 Comprehensive Housing Affordability
Strategy (U.S. Department of Housing and Urban
Development)
• 2019 American Community Survey 5-Year Estimates,
2010 Census, 2000 Census, 2020 Census (U.S. Census
Bureau)
• 2017 Housing Production Plan (Town of Brewster)
• Aug. 2021 Subsidized Housing Inventory
(Massachusetts Department of Housing and Community
Development)
• Brewster, MA Town Stats (The Warren Group)
• King’s Landing Apartments - Preservation of Affordable
Housing (www.poah.org/property/massachusetts/kings-
landing-apartments)
• Senior Housing - Town of Brewster (brewster-
ma.gov/senior-housing)
• Huckleberry Land Project – Community Preservation
Coalition (www.communitypreservation.org/community-
housing-16-brewster-housing-authority-huckleberry-
land-project)
HOUSING SUPPLY
SOURCES
ABBREVIATIONS
• HPP – Housing Production Plan
• ACS – American Community Survey
• TWG – The Warren Group
• CHAS – Comprehensive Housing Affordability Strategy
• AMI – Area Median Income
PRIORITY LANDSCAPES
LOCAL HISTORIC DISTRICTS
HISTORIC PRESERVATION NEEDS
& RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
NATIONALLY-DESIGNATED
RESOURCES
• National Register districts are established by the Secretary
of the Interior, and provide recognition of the importance of
a place, while allowing limited protection from federal or
state funded projects.
• There are two National Register districts in Brewster: the
Old King’s Highway and the Stony Brook/Factory Village
districts (MACRIS).
• Within these two districts, there are 266 properties listed as
National Resources (MACRIS).
• Additionally, five resources are individually listed on the
National Register: three are related to the Nickerson
Mansion; others include Dillingham House and the Old
Higgins Farm Windmill (MACRIS).
• Local historic districts (LHD) are created through local bylaws and are regulatory. An LHD regulates
changes made to exterior architectural features of structures located along the district (Landscape Inv).
• Brewster contains one Local Historic District, the Old King’s Highway Historic District, which was adopted
in 1973 (Landscape Inv).
• The Old King’s Highway Historic District contains eighteen resources, ranging from agricultural sites and
burial grounds to civic centers and open space areas (Landscape Inv).
A SUMMARY OF KEY NEEDS
Brewster has a diverse set of
historical resources, from mansions
and town buildings to cemeteries and
churches. While many of the town’s
structures have been preserved, a
common theme in our research
indicated that structures just outside
of Local Historic Districts or National
Register Districts that may still be
historical are at risk of demolition
and being subject to development.
Furthermore, the town contains
some Native American
archaeological sites which require
further investigation and research.
• The Massachusetts Heritage Landscape
Inventory identified nine priority heritage
landscapes, including, but not limited to: Cape
Cod Sea Camps, Old King’s Highway, and
Stonybrook Valley.
• A priority heritage landscape is a place that is
defined by human interaction and is integral to
the community both past and present. Each of
these landscapes tell a story of Brewster’s past:
the Cape Cod Sea Camps, established in the
early 20th century, is both a natural and
historical resource for the generations of
children who attended summer camp here.
NATIVE AMERICAN HISTORY
• The area was initially settled by the
Sauguatuckett, Nauset, and Nobscussett
tribes, who lived around the north shore of the
town and developed fields at Stony Brook.
• During the Contact Period (1500-1620),
Native Americans sold agricultural products to
settlers.
• Native American archaeological sites have
been identified along water bodies in
Brewster, as well as evidence of a pre-colonial
well. However, further investigation and
archaeological work is necessary to determine
if more resources exist.
SOURCES
20TH CENTURY
• Massachusetts Cultural Resource Information System, mhc-macris.net (MACRIS)
• MHC Reconnaissance Survey Town Report: Brewster, 1984 (Reconnaissance Survey)
• Heritage Landscape Inventory Report : Brewster, MA, 2007 (Landscape Inv)
• Brewster Historical Society, https://www.brewsterhistoricalsociety.org/ (BHS)
• Brewster Historical Commission, https://www.brewster-ma.gov/committees-mainmenu-29/historical-
commission-mainmenu-81 (BHC)
• Massachusetts Historical Commission There’s A Difference Report,
https://www.sec.state.ma.us/mhc/mhcpdf/difference.pdf (TAD Report)
18TH CENTURY
• By the 18th century, Brewster’s economy began
to expand from primarily agriculture to include
mills and whaling. Later in the century, the salt
manufacturing trade began to develop.
• Many town institutions such as the first churches
and meetinghouse were developed during this
period.
• 18th century resources on MACRIS include the
Old Higgins Farm Windmill (1750) and Captain
Elijah Cobb House (1799). The latter property
remains standing and is currently home to the
Brewster Historical Society Museum.
ARTIFACTS AND DOCUMENTS
• Brewster’s historical documents and records are preserved by the Brewster Historical Society, which
stores these resources at the Cobb House Museum. These include the Donald Doane collection of over
400 turn-of-the-century photographic glass plate negatives.
• Additionally, the Historical Commission maintains an inventory of important historical resources, with
records stored at Town Hall.
17TH CENTURY
• The first European settlement was established in
1650 in Sauguatuckett territory. By the end of
the 17th century, Brewster’s major roadways had
been established, connecting the settlement to
nearby towns.
• MACRIS lists 3 resources from this time, which
include the Dillingham House (c. 1659) and
Eldridge House (c. 1690).
• One such resource, the Linger Longer By The Sea
Cottage, is still standing and operates as a
vacation rental.
19TH CENTURY
• In the first half of the century, Brewster
continued to grow, but at a slower rate. By the
mid-century period, its economic activities – mills,
salt works, fishing, and whaling – had begun to
slow.
• MACRIS lists 203 resources from this time,
including two grist mills, four churches, and over
150 houses.
• Structures from the first half of the century had
fairly diverse uses, such as Brewster Elementary
School and the Harwich First Parish Church
Archway and Water Pump, while the latter half of
the century saw the construction of homes as
well as the Old Town Hall, Brewster Academy,
and the Ladies’ Library.
• The early 20th century saw a sharp decline in
Brewster’s population. By World War I, the town
saw an increase in the construction of summer
homes and private estates. This trend continued
through the rest of the century, with an increase
in seasonal homes coinciding with a decrease in
year-round population.
• MACRIS lists 231 resources from this century,
notably Nickerson Mansion and Park (1908). The
earliest structures include churches and cottages
dating to 1900, which are still standing.
• Much of Brewster’s historical resources from this
century were constructed between 1930 and
1970, some of which – like the Crosby House and
Nickerson Mansion – have been preserved and
turned into a museum and state park,
respectively.
1
1 Unless otherwise stated, all information has been derived from the 2014 and 2020 Brewster Open Space and Recreation
Plans.
PERMANENTLY PROTECTED OPEN
SPACE
• MGL c. 61, 61A, and 61B allow an agricultural, forest, or recreational property to be temporarily protected in
exchange for a tax reduction. The town additionally is granted the right to purchase the property if the
classification is removed.
• There are thirteen private parcels listed in the Chapter 61, 61A, or 61B programs, totaling about 165 acres.
• Scenic Resources in Brewster tend to take the form of heritage landscapes, which include cemeteries, parks,
estates, and scenic roads.
• Examples include Dillingham cemetery, Stony Brook Grist Mill, and the Crosby Mansion, today a part of
Nickerson State Park.
OPEN SPACE NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
• Brewster contains over 2,200 acres of protected land, or
28.9% of its total land area
• The Brewster Conversation Commission manages 822 acres
of conservation land, while the Town of Brewster additionally
manages about 1,000 acres of other municipally-owned
conservation lands.
• Nonprofit land trusts such as the Orenda Wildlife Land Trust,
the Brewster Conservation Trust, and The Compact of Cape
Cod Conservation Trusts, Inc. manage smaller acreages.
• The Commonwealth’s first state park, Ronald C. Nickerson
State Park, spans 1,960 acres and is managed by the
Department of Conservation and Recreation.
SUMMARY OF KEY NEEDS
Brewster has protected nearly 30%
of its total land area, much of which
contains environmentally important
landscapes and wildlife. Brewster’s
water resources – including vernal
pools, freshwater ponds, and coastal
areas – must continue to be
protected, especially as climate
change continues to have an impact
on coastal communities like
Brewster.
It is key for the Town to maintain
protections for coastal regions and
those areas prone to flooding, as well
as invest further into open space and
passive recreation spaces with a
limited environmental impact.
SCENIC RESOURCES
CHAPTER 61 - TEMPORARY PROTECTION
WATER
RESOURCES
• Brewster Open Space and Recreation Plan, 2014 (OSRP 2014)
• Brewster Open Space and Recreation Plan Draft, 2020 (OSRP 2020)
• Brewster’s 2018 Vision Plan
• Brewster BioMap2, 2012 (BioMap2)
SOURCES
• Brewster is located within the Cape Cod Watershed, the Pleasant Bay Watershed, and contains six
additional watersheds located within the town.
• Importantly, Brewster contain 80 freshwater ponds, encompassing over 10% of the town’s total surface
area.
• Many of the town’s ponds have issues with compromised water quality; five ponds are impaired, meaning
that their water quality issues require state monitoring.
• Furthermore, 20% of Brewster’s total land area is comprised of wetlands, which include saltwater wetlands
(salt marshes and tidal flats) as well as freshwater wetlands (swamps, bogs, and vernal pools).
• Brewster’s drinking water comes from the Cape Cod Aquifer through public wells, and primarily originates
in the Monomoy Lens. The aquifer itself is at risk of contamination due to the absence of hydrogeologic
barriers which can prevent contaminants from entering the water.
• Because of the state of the aquifer, Brewster has enacted wellhead protections, as well as a Groundwater
Protection District designation for the aquifer.
COASTAL RESOURCES
• Brewster’s coastal resources are primarily Areas of Critical Environmental Concern (ACEC), which are
spaces that receive recognition for the quality and significance of their natural and cultural resources.
ACEC designation can allow for the creation of a framework of management and preservation of critical
resources and ecosystems by local and regional entities.
• ACECs in Brewster include Pleasant Bay ACEC and the Inner Cape Cod Bay ACEC.
• The Pleasant Bay ACEC contains salt marshes, tidal flats, ponds, bays, and barrier beaches, all of which
provide flood control and storm damage prevention and mitigation.
• The Inner Cape Cod Bay ACEC stretches across Eastham, Orleans, and Brewster, with only 15% of the
area being within Brewster. However, it contains wildlife habitats, shellfish beds, and tidal rivers, all of
which contribute to improved water quality and storm damage prevention.
• Brewster additionally has ten saltwater beaches, all of which are managed directly by the town’s
Department of Public Works.
FISHERIES & WILDLIFE
• Brewster contains diverse natural habitats which support wildlife of all kinds, from amphibians to
mammals
• The Brewster BioMap2 outlines two primary habitat types in Brewster: the wetlands core and the
aquatic core. Both of these areas contain numerous Species of Conservation Concern, meaning
that both the natural life and area itself are monitored. Other habitat types include vernal pool core.
• Additionally, parts of Brewster’s coastal areas are designated as Priority and Exemplary Natural
Communities, indicating areas which have limited distribution of natural plant and animal
communities. (BioMap2)
• The town also contains approximately twenty vernal pools, which are seasonal bodies of water
integral to the life cycle of a variety of species, including amphibians, crustaceans, and turtles.
APPLICATION FOR COMMUNITY PRESERVATION ACT
ADMINISTRATIVE EXPENSE FUNDING
CPA Plan Development expense
Project Name (or “None”)
Date: 9/1/21
Name of Person Submitting Request: Faythe Ellis
Daytime Phone Number: 508-896-9937
Email Address: Faythe.Ellis@Outlook.com
Requested Amount: ___$5,800_______________________
Expense Description: Invoice attached for work completed to date for the development of the Brewster CPA
5 Year plan:
Brewster Community Preservation Plan: Prepare project schedule and review local and regional
planning reports, collect information, and summarize community preservation resources and needs;
summarize prior CPA allocations; mapping resources and projects
Administration Expenses Category: __Open Space Historic Preservation __Recreation __ Community
Housing _x_All
CPC Action:
☐ Approved Amount: $______________ CPC Liaison:
☐ Disapproved ☐ Other Action:
Date CPC Chair Signature
Administrative Expenses Committed to Date in FY 20___: $_______________________
Form PE 6/14/2018
JM Goldson LLC
217 Beech St
Roslindale, MA 02131 US
jennifer@jmgoldson.com
Invoice
BILL TO
Faythe Ellis
Brewster Community Preservation
Committee
2198 Main St
Brewster, MA 02631
INVOICE #DATE TOTAL DUE DUE DATE TERMS ENCLOSED
327 08/30/2021 $5,800.00 08/30/2021 Due on receipt
SERVICE DESCRIPTION QTY RATE AMOUNT
Consulting Services Brewster Community Preservation Plan: Prepare
project schedule and review local and regional
planning reports, collect information, and summarize
community preservation resources and needs;
summarize prior CPA allocations; mapping resources
and projects
1 5,800.00 5,800.00
BALANCE DUE $5,800.00
Community Preservation Committee
Minutes of August 25, 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, August 25, 2021 at 4:00 p.m.
MEETING MINUTES OF AUGUST 25, 2021
Present: Community Preservation Committee (CPC) - Chair Faythe Ellis, Clerk Elizabeth Taylor,
Roland Bassett, Sarah Robinson, Bruce Evans, Peggy Jablonski, Paul Ruchinskas (4:08)
Absent: Barbara Burgo; Vice-Chair Sharon Marotti
Also Present: Anne McManus, Latham Center; Andrew Singer, Latham Center; Sig Kozaryn, Latham
Center; Jill Scalise, Housing Coordinator; Donna Kalinick, Assistant Town Administrator
Chair Faythe Ellis called the meeting to order at 4:01 pm and announced a quorum.
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. 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 recommendations for financial awards, conditions, liaisons for
the following funding requests:
a.Town Administration’s request for $25,000 to fund an updated Housing Production Plan
b.Latham Center’s request for $150,000 to fund construction of a residential building with
apartments for participants in their Strong Start in Adult Living Program
Jill Scalise gave a quick overview of the Housing Production Plan for the Committee. This project is to
update the Brewster Housing Production Plan. Request for $25,000 for a consultant to help with the
updated plan. The present plan was approved by the Department of Housing & Community
Development in July of 2017. This has a 5-year term set to expire in 2022. This plan has guided the
Town’s Housing work over the past 5 years and led to the several accomplishments such as hiring a
Housing Coordinator, creating a Municipal Affordable Housing Trust, and amending the Accessory
Dwelling Unit Bylaw. The new plan will include the most recent census data, explore present housing
trends, involve outreach into the community, and be compiled in coordination with the Vision Planning
Effort. An approved Housing Production Plan is a requirement for the Town’s Local Comprehensive
Plan.
Donna Kalinick said the Housing Production Chart has been a very helpful for us as we move forward in
the work we do and also the collaborative nature by which the Housing Program has worked with this
Committee and others within the Town. It is a really useful tool to take all of that information and make
it into something user friendly. It is very important to update the census data and allow us to look at our
housing needs since the pandemic. It is a very good time for a housing production update to refocus and
dovetail with the local comprehensive plan.
Approved:
VOTE:
Community Preservation Committee
Minutes of August 25, 2021 Page 2 of 5
Faythe said the Housing Partnership voted unanimously to approve this project. Faythe fully supports
this request.
Motion to approve $25,000 to fund an Updated Housing Production Plan.
MOVED by Roland Bassett. Seconded by Paul Ruchinskas.
Roll Call Vote: Bruce Evans – yes, Sarah Robinson – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Chair Ellis - yes
VOTE 7-yes 0-no
Motion to have the funding come from the Undesignated Fund Balance with conditions of
receiving a copy of the Contract with the designated consultant, having a typical 2-year term for
the award, and the Liaison to be Bruce Evans.
MOVED by Roland Bassett. Seconded by Paul Ruchinskas.
Roll Call Vote: Bruce Evans – yes, Sarah Robinson – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Chair Ellis - yes
VOTE 7-yes 0-no
Latham Center request of $150,000 to fund construction of a residential building for apartments for
participants in their Strong Start in Adult Living Program – Anne McManus addressed the Committee.
She feels there is a real need for this kind of housing in light of the many changes that are happening in
adult services for people with disability. This will enable us to help young adults between the ages of
17-22 get ready for life in the real world. The goal is to help these young adults learn how to manage
money, manage their apartment, provide job coaching, and lastly, to get them into year-round housing in
the community with a job and case support for them while they live in the community.
Faythe said she included an operational budget in the packet. She then opened it up for questions.
Elizabeth and Paul wanted to know if this would count toward the Town’s affordable housing stock.
Paul also wanted to know about the King’s Highway approval – if there are other boards needing
approval. Andrew Singer answered, yes, we need a site plan review with the Planning Board and review
with the Board of Appeals. Much of the site design has remained the same, currently scheduling
meetings in late September early October. Paul also had concerns on the development budget dealing
with contingencies – currently the construction contingency is about 16% of the construction cost.
Typically, that would be 5%. So, there’s way more here. Also, the soft cost contingency is at $135,000
additional and unusual. The two of those total $330,000 in contingency that is higher than is typically
allowed. Sig Kozaryn said they put these in the plan based on talks with our construction people, etc.
With the pandemic, they are really not sure of total costs. Paul also wanted to know about the operating
budget. Showing a little over $1M in revenue annually from the transitional apartment program revenue.
For 7 apartments that works out to $11,969/month/apartment. What else makes up that number? Sig
Kozaryn answered that would include program staff, training, food supplies, program supplies, and
skills training – it is a program number, not strictly a rent number. This is a special rate we will charge
to the school systems sending students to our program. Paul said it would be helpful to see a breakdown
of the other sources of revenue in addition to rent. Andrew Singer said this is a unique project aimed at
young adults, so this is not a typical project for lower income adults. This has funding from the
Community Preservation Committee
Minutes of August 25, 2021 Page 3 of 5
Department of elementary and secondary education. What will DHCD need. Because the program is
unique, we have to keep working on the mechanics of how that will ultimately turn out. Paul said he
would be fine if these units did not count toward Brewster’s Subsidized Housing Inventory.
Peggy asked about length of stay. Anne McManus answered approximately 2 years. Faythe said she is
very supportive of this project and wanted to give the housing experts the floor.
Jill Scalise said she has been involved in the staff review process for this project. Andrew Singer had
reached out to her and Donna regarding the subsidized housing inventory. Jill Scalise is looking at ways
to get the units onto the subsidized housing inventory. There has been good communication, and she
appreciates the opportunity to be involved in the process. Donna Kalinick said these questions came up
in the Housing Partnership Meeting and once again we have a unique housing situation as this is a little
outside what we have done before as the Department of Secondary Education is involved. Whether or
not these units are on the Affordable Housing Inventory, they still require that the Town hold a deed
restriction on them and would be a condition of the Award through the CPC.
Faythe asked what other towns have been applied to? Anne McManus said those applications are later in
the game so that hasn’t been pinned down yet. We will be approaching those who we have already
received interest from, such as the Sandwich Special Education Department. As they go, we will be glad
to share those applications with the Committee. Faythe also mentioned in the legal opinion, it was stated
that the CPA funds should only be used in the construction of the building. Donna Kalinick had a
question in terms of the school system payments – would the child to remain with whatever school
system they came from originally? Anne McManus answered that was correct.
Motion to approve $155,000 - $150,000 to fund construction of a residential building with
apartments for participants in their Strong Start in Adult Living Program and also setting aside
an additional $5,000 for possible legal expenses for the CPC.
MOVED by Elizabeth Taylor. Seconded by Paul Ruchinskas.
Roll Call Vote: Bruce Evans – yes, Sarah Robinson – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Chair Ellis - yes
VOTE 7-yes 0-no
Motion to have the funding come from the Undesignated Fund Balance with conditions of the
funds being used solely for the construction of the apartments and the Affordable Housing
Restriction to ensure studios are occupied by persons with income not exceeding 80% of AMI,
copy of the securing of whatever permits are necessary, confirmation of all the funding sources in
the application, disbursements (the typical contingencies for affordable housing developments),
school system verification/confirmation, having a 3-year term, and the Liaison to be Paul
Ruchinskas.
MOVED by Paul Ruchinskas. Seconded by Sarah Robinson.
Roll Call Vote: Bruce Evans – yes, Sarah Robinson – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Chair Ellis - yes
VOTE 7-yes 0-no
Community Preservation Committee
Minutes of August 25, 2021 Page 4 of 5
2.Approval of Minutes from 7/28/21 & 8/11/21
7/28 – no changes
8/11 – Paul said on page 3, Pennrose number 4, it should be DHCD
Motion to approve the Minutes from 7/28/21.
MOVED by Paul Ruchinskas. Seconded by Sarah Robinson.
Roll Call Vote: Bruce Evans – abstain, Sarah Robinson – yes, Peggy Jablonski – yes, Elizabeth
Taylor – yes, Roland Bassett – yes, Paul Ruchinskas – yes, Chair Ellis - yes
VOTE 6-yes 0-no 1-abstain
Motion to approve the Minutes from 8/11/21 as amended.
MOVED by Paul Ruchinskas. Seconded by Sarah Robinson.
Roll Call Vote: Bruce Evans – yes, Sarah Robinson – yes, Peggy Jablonski – abstain, Elizabeth
Taylor – yes, Roland Bassett – yes, Paul Ruchinskas – yes, Chair Ellis - yes
VOTE 6-yes 0-no 1-abstain
3.Update on 5 Year CPA Plan project
Faythe said Jen Goldson is going to get us our initial documentation for September 1st. Our September
8th meeting will be a bit longer than our usual meeting for that. Faythe said she asked for focus group
and interview suggestions – she included a document in packet with those suggestion and
recommendations. Rollie will be sending in as soon as he meets with the Recreation Commission.
Faythe is meeting with the Historical Commission tomorrow and will discuss with them as well. Please
send if you have any additional recommendations. She will compile as we go.
4.Other Project Updates
The Community Development Partnership (CDP) update was included in the packet showing all housing
initiatives in all Cape towns. Faythe said if you want to get the newsletter directly, she can pass along
your name to CDP.
Last week, Jill Scalise, Tim Hackert, and Faythe participated in a discussion on the topic of regional
projects. The purpose of the meeting was to see, with all the other towns represented, whether there was
interest in having a group continue to discuss regional projects and what makes them different from
other projects. Specifically, what is the definition, how can towns coordinate to be aware of other
regional projects, discussion of evaluation criteria, how does SHI counting in local preference fit into the
conversation and what other considerations would there be? The consensus was that we continue to talk
regionally, share ideas, and continue talking until it feels no longer productive. There was a consensus
on the need for regional projects. Jill Scalise would add that Faythe, Paul and Donna Kalinick have all
been involved in facilitating this conversation with the CDP. It was great to see, excellent participation,
and good communication.
Community Preservation Committee
Minutes of August 25, 2021 Page 5 of 5
Elizabeth said on the Open Space and Rec Plan is wrapping up. We are meeting with various
committees to get their letters of support and to answer any questions. Then we will be able to send off
to the State, and hopefully we will be done.
Donna wanted to remind everyone about Special Town Meeting on Saturday, Sept. 25th , commencing at
10am with check-in at 9am. The rain date will be Sunday, September 26th commencing at 1pm with
check-in at 12Noon. There will be just three questions regarding the acquisition of the Cape Cod Sea
Camps. There is more information on the website with video and slide presentation available.
5.Announcements - none
6.Items the Chair could not anticipate - none
7.Next meetings: 9/8/21 and 9/22/21 at 4PM
MOTION made by Elizabeth Taylor to adjourn the meeting at 5:11 pm. Peggy Jablonski second.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Paul Ruchinskas – yes, Roland Bassett
– yes, Peggy Jablonski – yes, Sarah Robinson – yes, Chair Ellis - yes
VOTE 7-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.