HomeMy Public PortalAboutCPC Packet #1 Draft CP Plan 011222
TOWN OF BREWSTER
COMMUNITY
PRESERVATION PLAN
FY23-FY27
DRAFT 1/6/22
**DRAFT DOCUMENT INTENDED FOR DISCUSSION PURPOSES ONLY**
PREPARED FOR:
Community Preservation Committee
Town of Brewster
2198 Main Street
Brewster, MA 02631
PREPARED BY:
JM Goldson LLC
Brewster Community Preservation Plan FY23-FY27 2
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Brewster Community Preservation Plan FY23-FY27 3
TABLE OF CONTENTS
ACKNOWLEDGMENTS 5
KEY DEFINITIONS 6
Executive Summary 8
BACKGROUND 8
PLANNING PROCESS 8
CPC FUNDING GOALS & TARGET ALLOCATION POLICY 8
Chapter 1: Overview 9
INTRODUCTION 9
CPA ELIGIBILITY 9
BACKGROUND 9
APPLICATION AND FUNDING PROCESS 15
Chapter 2: Overall Policies and Goals 19
FIVE-YEAR TARGET ALLOCATION POLICY 19
OVERALL CPA GOALS 20
Chapter 3: Community Housing 21
NEEDS 21
GOALS 21
ELIGIBLE ACTIVITIES 23
Chapter 4: Open Space 27
NEEDS 27
GOALS 27
ELIGIBLE ACTIVITIES 29
Chapter 5: Historic Preservation 36
NEEDS 36
GOALS 36
ELIGIBLE ACTIVITIES 37
Brewster Community Preservation Plan FY23-FY27 4
Chapter 6: Outdoor Recreation 42
NEEDS 42
GOALS 42
ELIGIBLE ACTIVITIES 44
Appendices 48
Brewster Community Preservation Plan FY23-FY27 5
ACKNOWLEDGMENTS
To be written
Brewster Community Preservation Plan FY23-FY27 6
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.
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.
Brewster Community Preservation Plan FY23-FY27 7
Local Historic District – An area or group of historic structures that are deemed significant to the town’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).
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 saltwater 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.
Brewster Community Preservation Plan FY23-FY27 8
EXECUTIVE SUMMARY
BACKGROUND
The Community Preservation Act (CPA) is a state law, MGL c.44B, that was enacted in 2000. Brewster adopted the
Community Preservation Act in 2005. The CPA creates a way for communities to raise and set aside funds for
community preservation projects. These can include open space conservation, outdoor recreation, historic
preservation, and community housing. Brewster 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 beginning of the program, Brewster has collected over $19.5 million. Brewster has funded about 70
community preservation projects since adoption. These initiatives included capital improvements, land acquisition,
assistance programs, as well as plans and studies.
PLANNING PROCESS
The Community Preservation Committee (CPC), through the Town of Brewster, contracted with JM Goldson, a
planning consultancy, to assist with the preparation of an updated Community Preservation Plan. The consultant
team to study existing plans, identify Brewster’s community preservation needs and resources, and to solicit
community input. 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 also held an interactive online
forum to help understand community priorities for the use of CPA funds in coming years.
CPC FUNDING GOALS & TARGET ALLOCATION POLICY
To be completed after the CPC reviews this draft (and confirms the goals as described in the plan’s chapters)
TARGET ALLOCATION POLICY
OVERALL CPA GOALS
COMMUNITY HOUSING GOALS
OPEN SPACE GOALS
HISTORIC PRESERVATION GOALS
OUTDOOR RECREATION GOALS
Brewster Community Preservation Plan FY23-FY27 9
CHAPTER 1: OVERVIEW
INTRODUCTION
The Brewster Community Preservation Committee (CPC) created this Plan. The Plan guides the use of CPA funds
for fiscal years (FY) 2023-2027. The CPC will use this plan to help decide how to recommend spending CPA funding.
The CPC encourages future applicants seeking CPA funds to refer to this plan to guide their CPA requests and
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.
CPA ELIGIBILITY
The CPA provides funding for four general project types: community housing, historic preservation, open space, and
outdoor recreation. See eligibility chart included in the appendices.
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.
Outdoor Recreation: CPA funds can be used to acquire, create, preserve, rehabilitate, or restore land for
recreational use.
BACKGROUND
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 open 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. As of August 2021, 187 communities have adopted the CPA, which
represents 53 percent of the Commonwealth’s cities and towns.
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. The CPA enables communities to
collect money to fund community preservation projects. Per MGL c.149, Cape Cod towns may not amend the
1 MGL c. 293 of the Acts of 1998
Brewster Community Preservation Plan FY23-FY27 10
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.
CPA IN BREWSTER
Brewster adopted in 2005 - Town Meeting voted to adopt in November 2004 and it was approved through a ballot
vote in May 2005. 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 over $19.5
million (as of January 2022).
Since Brewster adopted CPA, the town has appropriated over $17 million to community preservation projects
across the four CPA funding categories, according to the Brewster Community Preservation Committee (note, the
CPA Projects profile on the following page includes more detail about Brewster’s CPA-funded projects):
1. Community housing ($4.47M) – 26 percent of total allocations
2. Historic preservation ($2.70M) – 16 percent of total allocations
3. Open space ($8.49M) – 49 percent of total allocations
4. Outdoor recreation ($1.60M) – 9 percent of total allocations
Up to 5 percent of total CPA funds may be spent for CPC administration. In addition, 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
3. Open space and Recreation
Brewster’s local bylaw, as of January 2022, 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. Note that this plan
recommends amending the local bylaw to eliminate these customized minimums and adopt a more flexible target
allocation policy, as described in more detail on the following pages.
WHO DECIDES HOW THE FUNDS ARE SPENT?
Brewster established a Community Preservation Committee (CPC) as required by MGL c.44B, which is responsible
to make funding recommendations to Town Meeting. Town Meeting has the authority to approve or deny the CPC’s
recommendations. Town Meeting can also approve the CPC’s recommendation at a reduced funding amount. Town
Meeting may not approve funding without a recommendation from the CPC.
The CPC has nine members including four members at-large who are appointed by the Select Board. Per MGL c.44B,
the CPC also includes a member from each of the following five entities:
• Conservation Commission
• Historical Commission
• Housing Authority
• Planning Board
• Recreation Commission
The role of the CPC is to:
1) Study the Town’s community preservation needs, possibilities, and resources and hold a public informational
hearing regarding the study3
2 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
3 The public hearing shall be posted publicly and published for each of two weeks preceding a hearing in a newspaper of general circulation in the city or town.
Brewster Community Preservation Plan FY23-FY27 11
2) To make recommendations to the Town Meeting for funding projects with CPA funds
The CPC meets regularly, typically on the 2nd and 4th Wednesdays of each month at 4:45pm virtually or at Town Hall.
These meetings are open public meetings and members of the public are welcome and encouraged to attend. Notices
of CPC meetings and agenda (with links for virtual meetings, when needed) are posted on the Town calendar, which
can be found on Town’s website: https://www.brewster-ma.gov/.
HOW MUCH FUNDING IS AVAILABLE?
Brewster 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 beginning of the program,
Brewster has collected over $19.5 million (as of January 2022) – this figure includes about $13.4M raised through
the local surcharge and $6.1M through the Trust Fund distributions. In FY2021, the local property tax surcharge
generated roughly $1.07M, and the Trust Fund distribution was about $368,430 (a 35.18 percent match). In FY22
the state match is 48.65 percent ($519,353).
$0
$1,067,428
$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
$571,315
$519,353
$368,430
$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
$- $200,000.00 $400,000.00 $600,000.00 $800,000.00 $1,000,000.00 $1,200,000.00 $1,400,000.00 $1,600,000.00
2022
2021
2020
2019
2018
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
DollarsFiscal YearBrewster CPA Revenue History
Source: Community Preservation Coalition Information on Individual CPA Communities
database, accessed 1/4/22.
Local Surcharge Trust Fund Distribution
Brewster Community Preservation Plan FY23-FY27 12
CPA PROJECTS
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
HISTORIC PRESERVATION
• Blacksmith Shop
• Brewster Baptist Church renovation of the Church steeple
• Brewster Historical Society purchase of the Elijah Cobb House
• Brewster Meetinghouse Preservation project
• Cape Repertory Theatre Company
• Cape Repertory Theatre Company: Historic Crosby Barn Rehabilitation
• Catalogue/preserve Town Hall records
• Council on Aging window replacement
• Crosby Mansion porch repair project
• Elijah Cobb House preservation and rehabilitation
• Glass plate negatives preservation
• Gravestone preservation at Breakwater Cemetery
• Gravestone preservation project
• Higgins Farm Windmill preservation
• Lower Road Cemetery Tombstone & Monument repair and restoration
• Spruce Hill Barn Restoration
• Stony Brook Grist Mill Works Replacement
• Stony Brook/Lower Mill Pond Dam & Fish Passage Restoration project
OVERVIEW OF CPA-FUNDED
PROJECTS
The Community Preservation Act has
funded about 70 community preservation
initiatives in Brewster in its since adoption,
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.
About 49 percent of allocations as of
November 2021 have been for open space
projects, 26 percent for housing, 16
percent for historic, and 9 percent for
outdoor recreation.
This profile provides a list of projects
funded in each CPA category.
Community
Housing
26%
Historic
16%
Open Space
49%
Outdoor
Recreation
9%
Brewster CPA Project Allocations
FY07-FY22 (as of Nov. 2021)
Note: includes total appropriated for open projects and actual
spent for closed projects.
Brewster Community Preservation Plan FY23-FY27 13
ACTIVE RECREATION
• ADA improvements to athletic fields
• Brewster Dog Park
• Brewster Recreation Commission –
Tennis Court Project
• Department of Natural Resources –
Breakwater Beach Restoration Project
• Eddy Elementary School Accessible
Playground
• Pleasant Bay Community Boating
(Harwich)
• Recreation Department Field
Repairs/Renovations
• Stony Brook Early Childhood Playground
• Stony Brook Herring Run Bypass and Dam
• Tennis Court repairs and resurfacing
• Warning lights at Cape Cod Rail Trail
COMMUNITY HOUSING
OPEN SPACE
• 106 McGuerty Road/Field-Kelley Acquisition
• Bates Land acquisition
• BBJ Cranberry Trust land acquisition
• Boehm Conservation Area – Purchase of
Conservation Restriction
• Crystaloski Property Land acquisition
• Eldredge Property land acquisition
• Freeman’s Way/Naumekeg Acquisition
• Jackson Land acquisition
• Jorgenson Property acquisition
• Lalor Property acquisition
• Long Pond Woodlands Land Acquisition
Project
• Matthews Property Land acquisition
• Meetinghouse Road Conservation Area
• Mill Pond Conservation Area – Purchase of
Conservation Restriction
• Open Space and Recreation Plan update
• Quivett Marsh Vista Conservation Area
• Santorello Property acquisition
• Seidel Land acquisition
• Stranahan Property Land acquisition
• Viprino Property land acquisition
• Windrift Acres
• Affordable Housing Buydown program
• Brewster Affordable Housing Trust – CPA-eligible community housing activities
• Brewster Affordable Housing Trust: SHI inventory preservation
• Brewster Housing Authority
• Brewster Housing Authority Huckleberry Lane Project
• Brewster Housing Partnership Affordable Housing Buydown program
• Brewster Woods Development
• Cape Cod Village, Inc. Orleans Project
• Community Development Partnership – Cape Housing Institute
• Community Engagement Consultant
• FORWARD: Friends or Relatives with Autism and Related Disabilities (Located in Dennis)
• Habitat for Humanity Land Acquisition
• Habitat for Humanity of Cape Cod – Paul Hush Way affordable homeownership development
• Harwich Ecumenical Council for the Homeless: Homeowners’ Emergency Loan Program
• Millstone Land Acquisition
• Nickerson Park Condo Purchase
• Nickerson Park Condominium – Lower Cape Community Development Corporation
• Part-Time Housing Coordinator
• Preservation of Affordable Housing
• SHI Home Appraisal
• Slough Road Homes – Habitat for Humanity
Brewster Community Preservation Plan FY23-FY27 14
Brewster Community Preservation Plan FY23-FY27 15
REVIEW OF LOCAL AND REGIONAL PLANS
The Town of Brewster contracted with JM Goldson LLC to assist with the preparation of an updated Community
Preservation Plan in August 2021. JM Goldson worked with the CPC members and studies existing plans, including
the 2017 Housing Production Plan; the 2020 Brewster Vision Plan; 2014 Open Space and Recreation Plan; 2020
Draft Open Space and Recreation Plan; 2007 Brewster Reconnaissance Report; and the 2009 Water Quality Status
Report, to identify Brewster’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, as well as an interactive online forum as part of its effort to
understand community priorities and help shape this plan.
Stakeholder Focus Groups and Interviews
The consultants interviewed a variety of community and regional stakeholders through focus groups between
September and October 2021. They also conducted individual interviews through Zoom and telephone. These
interviews helped the CPC further refine its understanding of community preservation needs and resources. They
also helped to identify priorities and possibilities for use of CPA funds.
Community Forum
On November 20, 2021, the CPC sponsored a virtual forum held through Zoom webinar. The forum was interactive
and integrated live polling and open-ended questions using PollEverywhere software, allowing for participants to
share their thoughts and opinions alongside the presentation. Approximately 40 people participated in this online
forum.
Detailed summaries of the focus groups and interviews as well as the community forum are included in the
appendices.
APPLICATION AND FUNDING PROCESS
The Brewster CPC accepts applications for CPA funding on a biannual basis; proposals are due July 1st to be
considered at fall town meeting, or December 1st to be considered at spring town meeting. The CPC requires
proposal be submitted using the CPC’s application form, available online on the CPC’s webpage at www.brewster-
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. Through majority vote, the CPC determines which projects to recommend to Town
Meeting for funding. Projects not recommended by the CPC are not eligible for consideration by the Town Meeting
per statute (MGL c.44B).
Brewster Community Preservation Plan FY23-FY27 16
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.
Brewster Community Preservation Plan FY23-FY27 17
1. Protect the Town’s 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 and support a sustainable local economy as a center for ecotourism.
3. Preserve and enhance habitat diversity and protect marine and fresh surface water resources to
maintain their important ecological functions and values to the community.
4. Provide a variety of recreation and open space opportunities to promote healthy and active lifestyles for
Brewster residents, ensuring equitable access for all users and abilities.
5. Support coordination and communication of regional open space and recreation needs.
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.
2020 DRAFT OPEN SPACE AND RECREATION PLAN
Brewster Community Preservation Plan FY23-FY27 18
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 through the Massachusetts Historical
Commission inventory, as well as National Register Listings when
appropriate.
2. Create a Preservation Plan to ensure the continued protection of
historical resources.
3. Preserve burial grounds and cemeteries by undertaking restoration and
wayfinding projects, as well as establishing community support for such
projects.
4. Preserve village and rural neighborhood character through demolition
delay bylaws, recognizing local historic districts, and downzoning, among
other techniques.
5. Preserve agricultural landscapes by adopting a right-to-farm bylaw and
continue preserving farmland through conservation and agricultural
reservation restrictions, where applicable.
6. Preserve scenic roads through establishing a Scenic Roads bylaw, as well
as a scenic overlay district.
7. Raise awareness about Town’s history and ensure funding for
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.
Brewster Community Preservation Plan FY23-FY27 19
CHAPTER 2: OVERALL POLICIES AND GOALS
The CPC developed the following target allocation policy and overall CPA goals through careful consideration of
community feedback and broad community goals as established from guiding local policy documents including the
Vision Plan. The policy and goals 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. The policy and goals are not binding;
The CPC will ultimately base its recommendations on individual project merits, using the target allocation policy and
overall goals as a guide.
FIVE-YEAR TARGET ALLOCATION POLICY
When Brewster adopted the CPA in 2005, it did so with a customized bylaw increasing the minimum allocation
amounts for each funding area to reflect community intentions and priorities when Brewster convert from the Cape
Cod Open Space Land Acquisition Program4 (Cape Cod Land Bank) to CPA as enabled through MGL c.149 of the
Acts of 2004. Per MGL c.149, Cape Cod towns may not amend the amount of or revoke the CPA surcharge on real
property until after fiscal year 2020.5
PREVIOUS MINIMUM ALLOCATIONS
Previously, CPA funds were allocated on the basis of the following amounts: a 50 percent allocation for open space
and passive recreation projects; a 10 percent allocation for community housing; a 10 percent allocation for historic
preservation; and a 30 percent allocation towards community housing, historic preservation, or recreation projects,
but not open space. Of the 30 percent allocation, the CPC has been using up to 5 percent annually for administative
costs, as allowed through the statute.
RECOMMENDED MODIFIED ALLOCATIONS
As part of this planning effort the CPC has reconsidered the minimum local bylaw allocation requirements and plans
to recommend that Town Meeting amend the bylaw. There is an increasing community awareness of a variety of
significant priorities for the Brewster community, especially for affordable and community housing as well as other
CPA-eligible initiatives as at the Cape Cod Sea Camps properties (i.e., the Pond Parcel and the Bay Parcel) and
capital needs for historic public buildings such as the Brewster Ladies’ Library. In addition, the CPC recognizes that
there is a significant continued need for open space and natural resource conservation, especially considering the
growing impacts from climate change on this coastal community and the continued efforts to protect the drinking
water supply and water quality of Brewster’s ponds.
For these reasons, the CPC recommends bylaw amendments to remove the customized allocation requirement and
to defer to the statutory minimums of 10 percent for each of three categories: community housing, open space and
recreation, and historic preservation. In addition, through this plan, the CPC establishes a five-year Target Allocation
Policy which will guide funding allocations to address the top community priorities of community housing and open
space. This approach will increase the Town’s flexibility and enhance its ability to utilize CPA funds to address a
wider spectrum of community priorities, while continuing to allocate significant levels of funding for open space and
natural resource conservation.
CPC Target Allocation Policy for FY23-FY27
Through this plan, the CPC establishes target allocation policies to guide its recommendations for appropriations of
CPA funds over the five-year period, FY23 through FY27. The policies are intended to support community priorities
for use of CPA funds.
4 MGL c. 293 of the Acts of 1998
5 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
Brewster Community Preservation Plan FY23-FY27 20
Minimum Spending/Reserves
The CPC intends to continue to recommend three reserves of 10 percent total annual revenue, which comply with
the statutory minimums for community housing, historic preservation, and open space and recreation.
To the extent possible, the CPC also intends to recommend allocations of the CPA funds for eligible projects and
initiatives and administrative funds in roughly the proportions shown below as an average over five-years:
• 30 percent for Community Housing
• 30 percent for Open Space
• 10 percent for Historic Preservation
• 10 percent for Outdoor Recreation
• 5 percent for CPC Administration Costs
The remaining 15 percent of funds will remain as undesignated and can be used to fund projects in any of the CPA
categories. Any undesignated funds (meaning funds that are not included in the minimum 10 percent reserves) that
are not appropriated each year will roll over and remain undesignated.
Administrative Funds
The CPC requires professional staff support to ensure proper record keeping, grant management, and clerical
support in addition to other administrative needs such as funding the Community Preservation Coalition
membership dues and advertising costs. Therefore, the CPC intends to budget 5 percent of total annual CPA
revenue for administrative funds, as the CPA statute allows. However, if the full 5 percent is not needed in any given
year, the balance may be allocated to fund projects in any of the CPA categories.
OVERALL CPA GOALS
These overall goals are intended to help the CPC make hard decisions with the expectation that the CPA will not
provide enough funding to fully fund all CPA funding requests. The CPC will refer to these overall goals during
deliberations when considering the merits of funding requests and comparing eligible projects given limited funding.
1. Prioritize allocation of CPA funding to create and support community housing and preserve open
space/natural resources, including multi-purpose projects that address both housing and open space needs.
2. Secondarily, support eligible outdoor recreation and historic preservation projects.
3. Support eligible projects that demonstrate compatibility with the Community Vision and other relevant
community initiatives and goals such as at the Pond Parcel and/or Bay Parcel at the former Cape Cod Sea
Camps property.
4. Encourage leveraging of CPA funds with other public and private funding as well as donation, bargain sales,
and the like.
5. Allocate funding for regional projects that demonstrate clear community benefit and contributions from
other communities in the region.
Brewster Community Preservation Plan FY23-FY27 21
CHAPTER 3: COMMUNITY HOUSING
Habitat for Humanity House on Paul Hush Way
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 and market-rate year-round housing difficult to find.
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.
GOALS
1. Create community housing, including affordable housing, that will address documented local and regional
housing needs including, but not limited to, affordable year-round senior housing options, year-round
rental housing and housing assistance for low-income families and seniors, and housing for residents with
special needs, such as Veterans.
As is well documented through the 2017 Brewster Housing Production Plan and the 2017 Cape Cod
Housing Market Analysis, Brewster’s greatest needs are for rental housing that is affordable for low-income
families, senior housing options, and increased supply of housing in general. The CPA funds can fund the
creation of affordable and community housing for households earning up to 100 percent AMI. Funds should
be targeted to create affordable year-round rental housing options and senior housing options. In addition,
creation of housing for individuals with special needs continues to be important within the region.
In addition, the CPA funds are an important local resource to bring Brewster closer to reaching the state’s
affordable housing goals of 10 percent year-round housing stock as tracked through the Subsided Housing
Brewster Community Preservation Plan FY23-FY27 22
Inventory (SHI). To be eligible for inclusion on the SHI, the units must be affordable to households at or
below 80 percent AMI. As of August 2021, Brewster’s SHI lists 5.6 percent of year-round housing stock as
affordable. This is still based on the 2010 U.S. Decennial Census count of year-round housing units and is
likely to change when the 2020 Census figures are released. Per 2016 amendments to the CPA statute, CPA
funds that are transferred to a housing trust must be used for
2. Support eligible housing initiatives and ongoing work of the Brewster Affordable Housing Trust to
address local housing needs.
The purpose of Brewster Affordable Housing Trust (Trust), which was created through a Town Meeting vote
in May 2018, is to provide for the preservation and creation of affordable housing in Brewster for the benefit
of low/moderate-income households and for the funding of community housing. The Trust is overseen by a
seven-member Board of Trustees, appointed by the Select Board. The Trust regularly requests CPA funds to
support its initiatives. The CPC anticipates that the Trust will continue to request funding as needed, based
on specific CPA-eligible projects and initiatives
CPA funds, when transferred to a housing trust, must be used for CPA-eligible purposes only and must be
tracked separately from other trust funds so that the use of funds can be reported annually to the MA
Department of Revenue (per the CP-3 report).
3. Continue to support local capacity to implement housing initiatives, including through the Town’s housing
coordinator position.
The CPA funds are a critical funding source to continue supporting Brewster’s capacity to implement local
housing initiative. The CPA should continue to support the Town’s local capacity in this way, including
support for the Brewster Housing Office and the Town’s housing coordinator. The Housing Office addresses
community housing needs in Brewster and is critical to coordinating the various local initiatives to support
low/moderate income households, create affordable and community housing in the town, and as a central
point of contact for information and education about housing needs, initiatives, resources, and assistance.
4. Support the preservation of expiring affordability restrictions to retain the existing stock of affordable
housing.
Most of Brewster’s affordable housing units are restricted as affordable in perpetuity, however some units
are not restricted in perpetuity. King’s Landing (1200 State Road), which includes 108 units of affordable
rental housing and is owned by Preservation of Affordable Housing (POAH), is set to expire in 2033. The
Town should work with POAH and other stakeholders to determine strategies to protect these units as
affordable for the longest extent possible. In addition, the CPA funds can be critical to protecting affordable
ownership units when needed upon sale through purchase and resale (it is not uncommon for the
affordability of ownership units to be compromised upon resale or foreclosure, depending on the terms of
the affordability restrictions).
5. Continued support the Brewster Buy Down Program to assist eligible first-time homebuyers.
The Town of Brewster, through Community Preservation Funds, provides up to $30,000 of grant assistance
for eligible buyers purchasing a home in Brewster. The program, contingent on existing funds, is available to
households qualifying at 80% AMI (Area Median Income) who agree to place a permanent affordable housing
deed restriction on the home. The grant assistance is provided as an interest free loan which is forgivable
after 30 years.
Brewster Community Preservation Plan FY23-FY27 23
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 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). Any CPA funds allocated to a Housing Trust must be used for CPA-eligible
purposes, as clarified through the 2016 amendments.
Brewster Community Preservation Plan FY23-FY27 24
COMMUNITY HOUSING NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
POPULATION & HOUSEHOLDS
• Brewster’s 2020 year-round population was 10,318, reversing a
recent downward trend and returning to the level seen around
the year 2000.
• The town’s year-round population is forecast to decline at a
gradual rate, with an estimated 7,888 people by 2035.
• The town’s seasonal population increases dramatically, with
approximately 30,000 visitors per year, increasing competition
for housing between year-round residents, part-time residents,
seasonal workers, and vacationers.
• The population of Brewster is aging. In 2000, 26 percent of
residents were over 65, increasing 32 percent by 2019. The
median age increased from 47 years old in 2000 to an estimated
54 years old in 2019.
• 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.
• 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.
• 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).
• An estimated 38 percent of Brewster households have low
incomes – incomes at or below 80 percent AMI.
• 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.
• 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 housing-
burdened.
• 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.
A SUMMARY OF KEY NEEDS
Although tourism has bolstered the
local economy, it has also made
affordable and market-rate year-
round housing difficult to find.
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 Community Preservation Plan FY23-FY27 25
• Brewster has an estimated 4,198 year-round occupied housing units – 85 percent are owner occupied and
15 percent renter occupied. Census estimates suggest that Brewster lost 122 rental units since 2010, a
decline of 16 percent.
• There are an estimated 3,763 seasonal housing units in Brewster, comprising 47 percent of the town’s
total housing units.
• 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.
• 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.
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 State’s minimum affordability goal of 10 percent.
• of the affordable ownership units were built through Comprehensive Permits under MGL C. 40B.
• 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, 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 14 permanently affordable ownership units at Tubman Road, Hush Way,
and Red Top Road.
• 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 (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
• ACS – American Community Survey
• AMI – Area Median Income
• CHAS – Comprehensive Housing Affordability Strategy
• HPP – Housing Production Plan
• TWG – The Warren Group
Brewster Community Preservation Plan FY23-FY27 26
Brewster Community Preservation Plan FY23-FY27 27
CHAPTER 4: OPEN SPACE
Windrift Acres
NEEDS
Brewster has protected nearly 30% of its total land area, much of which contains environmentally
important landscapes and wildlife.
Brewster’s water resources 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.
GOALS
1 Continue to protect drinking water quality through strategic land conservation of private
properties in Zone II Drinking Water Protection Areas including through fee simple
acquisition and conservation restrictions in partnership with local/regional land trusts, other
private organizations, and other public entities.
Maintaining Brewster’s high quality of drinking water continues to be critically important locally
as well as regionally. The 2021 Cape Cod Regional Policy Plan’s goal for water resources is, in
part, to maintain a sustainable supply of high-quality untreated drinking water. Per the Brewster
2020 Draft Open Space and Recreation Plan, the top goal is still to protect the Town’s drinking
water supply with three objectives: 1) Acquire open space for the purpose of protecting existing
Brewster Community Preservation Plan FY23-FY27 28
and future wellhead sites; 2) Protect existing public supply wells from land-based sources of
contamination; and 3) Coordinate wastewater management planning efforts with protecting
drinking water resources.
The CPA funds will continue to be instrumental for water resource protection, particularly to
acquire open space land and conservation restrictions in Zone II Drinking Water Protection
Areas.
2 Support the strategic land conservation to protect the water quality of freshwater ponds
including through fee simple acquisition and conservation restrictions in partnership with
local/regional land trusts, other private organizations, and other public entities.
Brewster contains 80 freshwater ponds, encompassing over 10% of the town’s total surface
area. A vast majority of Brewster's ponds suffer some level of impairment including lack of
clarity (high chlorophyll,) nutrient loading (high phosphorus) and low dissolved oxygen, which
limits survival in the aquatic habitat. These ponds are important natural features and habitats
and provide recreational opportunities for residents and visitors.
To support a goal of the 2020 Draft Open Space and Recreation Plan, land conservation to
protect Brewster’s ponds is important to maintain their important ecological functions and
values to the community. CPA funds will be a critical source of funding for these initiatives.
3 Support open space conservation efforts to facilitate coastal management and community
resilience including to support managed retreat to address coastal erosion.
As a coastal community, Brewster is facing substantial impacts from climate change including
sea level rise, flooding, and erosion. The Town is experiencing erosion rates of up to 2 feet/year
(and 15 feet with storm surge) and there is little or no buffer between infrastructure, including
parking areas and stormwater infrastructure, and the beach. As the region expects more severe
storms with increasing frequency, these impacts will become more extreme. The environmental
damage and property damage will continue to present high and increasing costs. The Town has
diligently assessed vulnerability and risk and created a Coastal Adaptation Plan. CPA funds can
support open space conservation efforts that enhance Brewster’s resilience including managed
retreat as well as other eligible initiatives, as identified by the Brewster Department of Natural
Resources.6
4 Fund the preservation of natural resources, especially to ensure the health and expansion of
salt marshes such as the removal of invasive species, protecting floodplains and uplands
adjacent to salt marshes, and restoring natural tidal flow.
Brewster contains diverse natural habitats which support plants and wildlife including
invertebrates, reptiles, amphibians, birds, and mammals, several species being listed as rare
and/or endangered. Brewster has two areas designated as Areas of Critical Environmental
Concern (ACEC): Pleasant Bay and Inner Cape Cod Bay. Additionally, BioMap2 identifies over
6 Source: Using Managed Retreat to Address Coastal Erosion in Brewster, a presentation by Chris Miller, Director of the Brewster
Department of Natural Resources: http://www.waquoitbayreserve.org/wp-content/uploads/D2_07_Miller-Coastal-Retreat-in-
Brewster.pdf
Brewster Community Preservation Plan FY23-FY27 29
5,500 acres of Core Habitat and close to 9,000 acres of Critical Natural Landscape. These
important habitats include salt marshes, which are coastal wetlands that form transition zones
between land and sea. Salt marshes act as natural purifiers by filtering pollutants and sediment
and by absorbing excess nutrients from streams, rivers, and surface runoff. Salt marshes are
valuable for climate change mitigation because they sequester atmospheric carbon and convert
it to salt marsh vegetation (referred to as “blue carbon”).7
Invasive species are introduced organisms (plant, animal, invertebrate) that are not native to a
specific area and cause harm to that environment. Typically, a species that arrived after
European settlement is thought to be non-native. Invasive species have substantial negative
impacts to their introduced environment. This is because the species did not evolve with the
local ecosystem and may not have any natural predators or contribute to native wildlife in any
way.8
When tidal flow to salt marshes is restricted, these once-saline environments change to a
brackish or freshwater condition in which native salt marsh vegetation suffers. Typically, these
brackish marshes become colonized by the invasive common reed (Phragmites australis) which
forms dense stands 12 feet or higher. As invasive species take over, a major shift in wildlife
occurs, and formerly diverse communities of salt marsh inhabitants are replaced by fewer
species.9
CPA funds will be an important source for protecting salt marshes including the removal of
invasive species and protecting floodplains and uplands adjacent to salt marshes and restoring
natural tidal flow.
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
7 Source: Association to Preserve Cape Cod/Salt Marsh Restoration: https://apcc.org/our-work/science/salt-marsh-restoration/
8 Source: Brewster Conservation Trust/Invasive Species, Native Pollinators, and the BCT: https://brewsterconservationtrust.org/invasive-
species-native-pollinators-and-the-bct/
9 Source: Association to Preserve Cape Cod/Salt Marsh Restoration
Brewster Community Preservation Plan FY23-FY27 30
pay a nonprofit organization to hold, monitor, and enforce the deed restriction on the property
(sometimes called a “stewardship fee”).
Brewster Community Preservation Plan FY23-FY27 31
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, Crosby Mansion, today a part of Nickerson
State Park. the Punkhorn Parklands, Sheep Pond Woodlands, Mother’s Bog, and Baker’s Pond, to name a few.
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 and organizations such as the Orenda
Wildlife Land Trust, the Brewster Conservation Trust, and
the Cape Cod Museum of Natural History manage smaller
acreages.
• The Commonwealth’s first state park, Roland C. Nickerson
State Park, spans 1,960 acres and is managed by the
Department of Conservation and Recreation. The state also
owns three parcels: Thad Ellis Road, off Gull’s Way on
Sheep’s Pond, and off Satucket Road.
• The Brewster Water Department owns an additional
approximate eight acres of land, and the Commonwealth
owns multiple parcels across the Town, such as 75 Thad Ellis
Road and 0 Airline Road, among others.
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
Brewster Community Preservation Plan FY23-FY27 32
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)
• Brewster Ponds Coalition:
https://www.brewsterponds.org/b
eneath-the-surface.html
SOURCES
• Brewster is located within the Cape Cod Watershed, the
Pleasant Bay Watershed, and contains six additional
embayment watersheds located within the town, including
Cape Cod Bay, Herring River, Namskaket Creek, Pleasant
Bay, Quivett Creek, Stony Brook, and a portion of the Bass
River Watershed.
• Importantly, Brewster contains 80 freshwater ponds,
encompassing over 10% of the town’s total surface area.
• A vast majority of Brewster's ponds suffer some level of
impairment including lack of clarity (high chlorophyll,)
nutrient loading (high phosphorus) and low dissolved
oxygen, which limits survival in the aquatic habitat.
(Brewster Ponds Coalition)
• 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 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.
• Brewster has enacted wellhead protections, as well as a
Groundwater Protection District designation. However,
note that Zone I and II only protect the aquifer within the
areas that recharge wells.
AREAS OF CRITICAL
ENVIRONMENTAL
CONCERN (ACECS)
• Areas of Critical Environmental
Concern (ACEC) 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, about 1%
of which is located within
Brewster, 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 (East
Brewster). It contains wildlife
habitats, shellfish beds, and tidal
rivers.
FISHERIES & WILDLIFE
• Brewster contains diverse natural habitats which support
plants and wildlife including invertebrates, reptiles,
amphibians, birds, and mammals, several species being
listed as rare and/or endangered.
• The Brewster BioMap2 outlines two primary habitat types
in Brewster: the wetlands core and the aquatic core. Both
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 38 vernal pools,
which are seasonal bodies of water integral to the life cycle
of a variety of species, including amphibians, crustaceans,
and turtles.
Brewster Community Preservation Plan FY23-FY27 33
Brewster Community Preservation Plan FY23-FY27 34
Brewster Community Preservation Plan FY23-FY27 35
Brewster Community Preservation Plan FY23-FY27 36
CHAPTER 5: HISTORIC PRESERVATION
Crosby Mansion
NEEDS
Brewster has a diverse set of historical resources, from mansions and town buildings to cemeteries and
churches. These resources are well inventories, and some are protected in as part of the Old King’s Highway
Local Historic District. Others have limited protection and incentives for rehabilitation through listing on the
National Register of Historic Places.
Key public resources need preservation as well as opportunities to protect historic resources at
the Cape Cod Sea Camp’s Bay Parcel and other publicly accessible properties.
Furthermore, the town contains some Native American archaeological sites which require further
investigation and research.
GOALS
1. Preserve, rehabilitate, and restore historic resources that provide a high level of community
access and benefit, such as the Brewster’s Ladies’ Library, the historic buildings on the Bay Parcel
at the Cape Cod Sea Camps, and the Cape Repertory Theatre.
CPA funds are an important source of funding for historic preservation initiatives, for both public and
private resources, however given limited funding, the CPC prioritizes the allocation of CPA funds to
projects that will provide a high level of public access and benefit. Examples include historic public
building as well as other historic properties that are open to the public or provide other tangible and
direct public benefits.
CPA funds can provide support for the preservation (protecting resources from harm), rehabilitation
(making resources functional for their intended use, including improvements to comply with the
Americans with Disabilities Act (ADA) and other building or access codes), and restoration (depicting
the form, features, and character of a property as it appeared at a particular period).
Brewster Community Preservation Plan FY23-FY27 37
2. Support the preservation of Native American sites and artifacts through archaeological
investigation.
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. 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.
3. Continue preservation efforts to protect historic town records.
Brewster’s historic town records and other historic documents are under the care of multiple
entities. The Town Clerk is responsible for historic town records that are stored at Town Hall; the
Brewster Historical Society stores records at the Cobb House Museum, and the Brewster Ladies
Library has a collection of oral histories.
Preservation of historic town records is a common preservation project in many CPA communities.
Town records are not included on the State Register of Historic Places and, therefore, need to be
determined by the Brewster historic preservation commission to be significant in the history,
archeology, architecture, or culture of a city or town.
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).
Brewster Community Preservation Plan FY23-FY27 38
PRIORITY LANDSCAPES
LOCAL HISTORIC
DISTRICTS
NATIONAL REGISTER 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. These resources are well
inventories, and some are protected
in as part of the Old King’s Highway
Local Historic District. Others have
limited protection and incentives for
rehabilitation through listing on the
National Register of Historic Places.
Key public resources are in need of
preservation as well as opportunities
to protect historic resources at the
Cape Cod Sea Camp’s Bay Parcel and
other publicly-accessible properties.
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.
HISTORIC PRESERVATION NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
NATIVE AMERICAN RESOURCES
• 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.
Brewster Community Preservation Plan FY23-FY27 39
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
• Some of 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
over400 turn-of-the-century photographic glass plate negatives.
• The Town Clerk is responsible for historic town records stored at Town Hall, including handwritten material
from the town clerk and tax assessors dating back to 1803.
• Additionally, the Historical Commission maintains an inventory of important historical resources, which are
listed on the town website.
• The Brewster Ladies Library houses a collection of oral histories from long time Brewster residents as part
of its historic resources.
• The Cape Cod Museum of Natural History has a collection of local artifacts, including Native American.
17TH CENTURY
• Native American Sauguatucketts
occupied the land around the north
shore with planting fields
concentrated at Stony Brook.
• The first European settlement was
established in1650 in Sauguatuckett
territory. Early settlers called
themselves the “Setucket
Proprietors” and met to lay out
roads and settle property disputes.
• By the end of the 17th century, the
area’s major roadways had been
established, connecting the
settlement to nearby towns.
• The first Gristmill was built at Stony
Brook in 1662.
• MACRIS lists three resources from
this time, which include the
Dillingham House (c. 1659) and
Eldridge House (c. 1690).
• In 1694, a township named Harwich
was established. The North Parish of
Harwich included the Stony Brook
Valley and shoreline along Cape Cod
Bay.
• One such resource, the Linger
Longer By The Sea Cottage, is still
standing and operates as a vacation
rental.
19TH CENTURY
• The North Parish of Harwich was officially incorporated as
the Town of Brewster in 1803. Many of the town’s residents
made their living from the sea as shipmasters or crew
members. The town’s saltworks provided significant
economic value until the decline of the local salt industry in
the mid- 1800s.
• 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 diverse uses,
such as 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 and the
Ladies’ Library.
Brewster Community Preservation Plan FY23-FY27 40
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 (BHS)
• Brewster Historical Commission (BHC)
• Massachusetts Historical Commission There’s A Difference Report,
https://www.sec.state.ma.us/mhc/mhcpdf/difference.pdf (TAD Report)
• Cape Cod Museum of Natural History - contact Kate Roderick “kroderick@ccmnh.org”
• 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 already been preserved and turned
into a museum and state park, respectively.
Brewster Community Preservation Plan FY23-FY27 41
Brewster Community Preservation Plan FY23-FY27 42
CHAPTER 6: OUTDOOR RECREATION
Stony Brook Field
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 serves residents with a wide variety of sports fields and venues as
well as classes, activities, and local recreational clubs and camps. Since most of the land in Brewster is
privately owned, preservation of private recreational parcels is important, such as privately owned
campgrounds, riding paths, golf courses, and youth camps.
The Brewster Vision Plan highlights the need for more walking trails and bike paths and
residents consider 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.
GOALS
1. Rehabilitate existing playgrounds, parks, and other outdoor public recreation facilities to improve
quality and accessibility.
As amended in 2012, the CPA statute allows CPA funds to be used for rehabilitation of existing
outdoor recreational resources including playgrounds, parks, and other facilities. For recreation
projects, rehabilitation also includes replacement of playground equipment and other capital
improvements to make the land more functional for the intended recreation use. This includes
improvements to comply with the Americans with Disabilities Act and other codes.
One of the key goals stated in the Town’s 2020 Draft Open Space and Recreation Plan (OSRP) is to
provide a variety of recreation and open space opportunities to promote healthy and active lifestyle
Brewster Community Preservation Plan FY23-FY27 43
for Brewster residents, ensuring equitable access for all users and abilities. CPA funding can help
promote this important goal for existing outdoor recreation facilities.
2. Create all-ages outdoor recreation facilities including those geared toward older adults, such as
pickleball courts, and accessible facilities for individuals with special needs.
As stated above, a key goal of the Town’s 2020 Draft OSRP is to promote healthy and active lifestyles
and equitable access for all users and abilities. As the local and regional population ages, it is
important to provide outdoor recreation facilities for all ages. CPA funds can create new outdoor
recreation facilities as well as rehabilitate existing facilities to promote accessibility and options
geared toward older adults.
3. Expand and improve bike trails and bike trail connections, including the key recreation
destinations.
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.
Biking is popular and could provide additional recreational benefits with connections to key
destinations. The CPC would consider recommending CPA funds to creating additional bike paths to
promote outdoor recreation.
4. Rehabilitate hiking trails and create improved trail connections, including improved boardwalks,
such as the boardwalk to Wing Island at the Cape Cod Museum Trail.10
Many of the Town’s Conservation Areas as well as other open space properties have hiking/nature
trails, which provide passive recreation opportunities for residents and visitors. CPA funds can be an
important source of funding, paired with other state funds such as the MassTrails Grant Program, to
create and improve trail connections. Some specific project possibilities could include the boardwalk
to Wing Island at the Cape Code Museum Trail, which has recently received predevelopment funding
from state with a local match (was this match provided by CPA funds? Or another town source? I
don’t’ think we have Wing Island on our list of CPA projects)
5. Fund preservation of key private recreation sites to ensure public access and enjoyment.
There are several private non-profit camps and sporting clubs in Brewster that provide important
recreational facilities for kids and adults. Funding for outdoor recreation facilities that are privately-
owned could be eligible for funding with the provision of a clear a direct public benefit, such as public
access.
10 Note that the MassTrails Grant Program awarded the Town of Brewster $50,000 in 2021 to fund design, public outreach, and permitting for the
Wing Island boardwalk project. The boardwalk would provide accessibility to the 27-acre Wing’s Island, interconnect existing public trail segments,
and provide a fully ADA compliant pathway to complement recent work at neighboring Drummer Boy Park. The project will receive $46,013.64 in
matching funds from the Town of Brewster.
Brewster Community Preservation Plan FY23-FY27 44
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).
Brewster Community Preservation Plan FY23-FY27 45
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 11 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 serves residents with a wide variety
of sports fields and venues as well as classes,
activities, and local recreational clubs and
camps.
• Since most of the land in Brewster is privately
owned, preservation of private recreational
parcels is important, such as privately owned
campgrounds, riding paths, golf courses, and
youth camps.
• The Vision Plan highlights the need for more
walking trails and bike paths.
• Residents consider 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.
BIKE & NATURE TRAILS
• 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 skiers, walkers, and occasionally
equestrians.
• The Cape Cod Natural History Museum
additionally contains a trail access point to
Wing’s Island, where visitors can enter near
the museum, cross a salt marsh, access
Wing’s Island, and end at a barrier beach.
• Many of the Town’s Conservation Areas also
have trails including Bakers Pond, Mother’s
Bog, Windrift, Acres/Meetinghouse Road,
Punkhorn Parklands, Sheep Pond
Woodlands, and Long Pond Woodlands.
Brewster Community Preservation Plan FY23-FY27 46
• As noted above under “Bike & Nature Trails,” many conservation areas include nature trails, serving as
passive recreation opportunities.
• 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 Stony 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 skiers, walkers, and occasionally equestrians.
RECREATION DEPARTMENT
• The Brewster Recreation Department employs two
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.
RECREATION ON CONSERVATION LAND
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 Natural History Museum
• Brewster Sportsman's Club
• Dream Day Cape Cod
• Brewster Community Garden –
operated by the Brewster Conservation
Trust
• Sweetwater Forest Campground
• Shady Knoll Campground
• Emerald Hollow Farm
• Cape Cod Sea Camps – Closed in
November 2020 and now under
contract for purchase by the Town.
PRIVATE ORGANIZATIONS
Brewster Community Preservation Plan FY23-FY27 47
Brewster Community Preservation Plan FY23-FY27 48
APPENDICES
To be completed – including summaries of the focus groups and community forum. Can also include the CPA
Application if desired. Let’s discuss.