HomeMy Public PortalAboutCPC Packet 032322Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
March 23, 2022 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
Passcode: 326439
To request to speak: Tap Zoom “Raise Hand” button or type “Chat” comment with your name and address, then wait to be
recognized.
Community
Preservation
Committee
Faythe Ellis
Chair
Sarah Robinson
Vice Chair
Sharon Marotti
Treasurer
Elizabeth Taylor
Clerk
Roland Bassett Jr.
Christine Boucher
Bruce Evans
Peggy Jablonski
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to order
2.Meeting participation statement
3.Declaration of a quorum
4.Discussion and possible vote on 5 Year CPA Plan
5.Summary of Finance Committee and Select Board presentations on 3/16 and 3/21
6.Discussion of committee meeting format – April and May
7.Project Updates
8.Approval of Minutes from 3/2/22 & 3/9/22
9.Matters Not Reasonably Anticipated by the Chair
10.Announcements
11.Next meeting: 4/13/22 at 4 PM
12.Motion to adjourn
Date Posted: Date Revised:
3/21/22
TOWN OF BREWSTER
COMMUNITY
PRESERVATION PLAN
FY23-FY27
DRAFT 3/17/22
**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 10
INTRODUCTION 10
CPA ELIGIBILITY 10
BACKGROUND 10
APPLICATION AND FUNDING PROCESS 16
Chapter 2: Overall Policies and Goals 20
FIVE-YEAR TARGET ALLOCATION POLICY 20
OVERALL CPA GOALS 21
Chapter 3: Community Housing 22
NEEDS 22
GOALS 22
ELIGIBLE ACTIVITIES 24
Chapter 4: Open Space 28
NEEDS 28
GOALS 28
ELIGIBLE ACTIVITIES 30
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
Thank you to the community members and Town staff who contributed their time and local knowledge to
this report by participating in interviews and focus groups and attending the public forum and presentation
of the draft plan.
COMMUNITY PRESERVATION COMMITTEE MEMBERS
Peggy Jablonski
Paul Ruchinskas
Roland Bassett Jr.
Sharon Marotti
Faythe Ellis
Bruce Evans
Barbara Burgo
Elizabeth Taylor
Sarah Robinson
TOWN STAFF
Peter Lombardi, Town Administrator
Donna Kalinick, Assistance Town Administrator
Jill Scalise, Housing Coordinator
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 million.1 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’s role is 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
Below are the goals for each CPA category and a brief description of the target allocation policy. Each goal is further
described in the following chapters.
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 priorities. This plan recommends bylaw amendments to remove
the customized allocation requirement and to defer to the statutory minimums of 10 percent for each of the 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. Further information about this policy is detailed in
Chapter 2.
OVERALL CPA GOALS
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.
1 This number differs from the Coalition Website Total due to the removal of $571,315 from FY2005 and the addition of $59,440, approved in early 2022 from
the budget surplus.
Brewster Community Preservation Plan FY23-FY27 9
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.
COMMUNITY HOUSING 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.
2. Support eligible housing initiatives and ongoing work of the Brewster Affordable Housing Trust to address
local housing needs.
3. Continue to support local capacity to implement housing initiatives, including through the Town’s housing
coordinator position.
4. Support the preservation of the existing stock of affordable rental and ownership housing.
5. Continue to support the Brewster Buy Down Program to assist eligible first-time homebuyers.
O PEN SPACE 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.
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.
3. Support open space conservation efforts to facilitate coastal management and community resilience
including to support managed retreat to address coastal erosion.
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.
HISTORIC PRESERVATION GOALS
1. Preserve, rehabilitate, and restore historic resources that provide a high level of community access and
benefit, such as the historic structures owned by the Brewster Historical Society and historic buildings on
town owned parcels like Cape Cod Sea Camps and Spruce Hill.
2. Support the preservation of Native American sites and artifacts through archaeological investigation.
3. Continue preservation efforts to protect historic town records.
OUTDOOR RECREATION GOALS
1. Rehabilitate existing playgrounds, parks, and other outdoor public recreation facilities to improve quality and
accessibility.
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.
3. Expand and improve bike trails and bike trail connections, including the key recreation destinations.
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.
5. Fund preservation of key private recreation sites to ensure public access and enjoyment.
Brewster Community Preservation Plan FY23-FY27 10
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 Program2
(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
2 MGL c. 293 of the Acts of 1998
Brewster Community Preservation Plan FY23-FY27 11
amount of or revoke the CPA surcharge on real property until after fiscal year 2020.3 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 study4
3 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
4 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 12
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 4:00 pm virtually. 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 million (as of January 2022)5 – this figure includes about $12.9M 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).
5 This number differs from the Coalition Website Total due to the removal of $571,315 from FY2005 and the addition of $59,440, approved in early 2022 from
the budget surplus.
$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 13
CPA PROJECTS
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
HISTORIC PRESERVATION
• Blacksmith Shop, Brewster Historical Society
• 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 14
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
• Open Space and Recreation Plan
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 and Acquisition
• Affordable Housing Buydown program
• Brewster Affordable Housing Trust – CPA-eligible community housing activities
• Brewster Affordable Housing Trust: SHI inventory preservation
• 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 15
Brewster Community Preservation Plan FY23-FY27 16
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 studied 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 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
proposals 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 17
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 in
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 in 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 18
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 19
2018 BREWSTER 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 20
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 converted from the
Cape Cod Open Space Land Acquisition Program6 (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 2020.7
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 to the Select Board that Town Meeting amends the bylaw to be effective as of July 2023 (FY2024)
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 FY24-FY27
Through this plan, the CPC establishes target allocation policies to guide its recommendations for appropriations of
CPA funds over the four-year period, FY24 through FY27. The policies are intended to support community priorities
for use of CPA funds.
6 MGL c. 293 of the Acts of 1998
7 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
Brewster Community Preservation Plan FY23-FY27 21
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
The remaining 20 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.
Note: The annual Open Space bond payments for FY24-27 as committed at the time of this writing will be deducted
from the Open Space Fund balance carried over at the end of FY23. The FY24-27 targets will be calculated based on
estimated revenues. This means that the FY24-27 targets for all categories including Open Space will be for new
project allocations.
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. The annual 5 percent administration expense will be
deducted from the annual revenue total prior to the calculation of the targets. 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.
6. 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.
7. Secondarily, support eligible outdoor recreation and historic preservation projects.
8. 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.
9. Encourage leveraging of CPA funds with other public and private funding as well as donation, bargain sales,
and the like.
10. Allocate funding for regional projects that demonstrate clear community benefit and contributions from
other communities in the region.
Brewster Community Preservation Plan FY23-FY27 22
CHAPTER 3: COMMUNITY HOUSING
Habitat for Humanity House on Paul Hush Way
NEEDS
Housing supply in Brewster is significantly impacted bythe large number of part-time residents and vacation rentals.
Although Brewster is bolstered by the seasonal economy, this factor and the investment in second home ownership
have also made affordable housing and market-rate year-round rental 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 about future population trends and variations in the
tourism industry.
GOALS
5. 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 23
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 statutory requirements for housing trusts.
6. 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).
7. 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.
8. Support the preservation of the existing stock of affordable rental and ownership housing.
Most of Brewster’s affordable housing units are restricted as affordable in perpetuity, however some units
are not restricted in perpetuity. CPA funds can be especially 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).
In addition, preservation of the Town’s existing affordable housing stock, especially the Housing Authority
units, is also an important priority for CPA funds.
9. Continue to 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 24
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 25
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 Brewster is bolstered by
the seasonal economy, this factor,
along with the investment in second-
home ownership, 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 26
• 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 27
Brewster Community Preservation Plan FY23-FY27 28
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 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.
Brewster Community Preservation Plan FY23-FY27 29
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.8
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 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”).9
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.10
8 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
9 Source: Association to Preserve Cape Cod/Salt Marsh Restoration: https://apcc.org/our-work/science/salt-marsh-restoration/
10 Source: Brewster Conservation Trust/Invasive Species, Native Pollinators, and the BCT: https://brewsterconservationtrust.org/invasive-species-native-
pollinators-and-the-bct/
Brewster Community Preservation Plan FY23-FY27 30
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.11
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 pay a nonprofit organization to hold, monitor, and enforce the deed
restriction on the property (sometimes called a “stewardship fee”).
11 Source: Association to Preserve Cape Cod/Salt Marsh Restoration
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, and 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.
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
NEEDS
Brewster has a diverse set of historical resources, from mansions and town buildings to cemeteries and churches.
These resources are well inventoried, 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 historic structures owned by the Brewster Historical Society and historic buildings on
town owned parcels like Cape Cod Sea Camps and Spruce Hill.
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).
Image Placeholder. Need a higher
resolution photo of Cape Rep
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. The Cape Cod Museum of Natural History also has a collection of local archaeological artifacts.
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
NATIVE AMERICAN RESOURCES
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
inventoried, 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
• 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
17TH CENTURY
19TH CENTURY
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.
• 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.
• 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
• Brewster Archaeological Resources Map
• 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, swimming, biking and golfing. 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
6. 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, golf courses, 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 for Brewster
residents, ensuring equitable access for all users and abilities. CPA funding can help promote this important
goal for existing outdoor recreation facilities.
Brewster Community Preservation Plan FY23-FY27 43
7. 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.
8. 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.
9. Rehabilitate hiking trails and create improved trail connections, including improved boardwalks, such as
the boardwalk to Wing Island at the Cape Cod Museum Trail.12
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
from Drummer Boy Park, which has been raised at the last two public hearings.
10. 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.
12 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 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 most of the 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.
• Note that this profile provides a sample
of recreation activities and spaces in
Brewster. Conservation areas provide
space for residents to enjoy the outdoors,
meaning that there is considerable
overlap between open space and
recreation resources.
NATURE TRAILS, PONDS, AND OPEN SPACE
• 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.
• The Cape Cod Museum of Natural History 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.
Brewster Community Preservation Plan FY23-FY27 46
RECREATION DEPARTMENT
• 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 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 skiiers, walkers, and occasionally equestrians.
• 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 rink, 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 Museum of Natural
History
• 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. Town completed
purchase of both Bay and Pond
parcels in 2021.
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.
From: jill douglas
Sent: Tuesday, March 8, 2022 10:43 PM
To: cpcmeeting@brewster-ma.gov
Subject: Urgent need for greater commitment to Affordable Housing
The CPA Committee is to be commended for undertaking a 5-year plan, but I was surprised that
the JM Goldson Consulting Group did not offer our citizens the possibility of exploring a potential
scenario where the Town would want to allocate 50% of CPA funds towards Housing in order to yield
greater, more tangible and far-reaching socio-economic benefits. I realize such an option may not
appear obvious at this time of year, during a pandemic, to those of us have enjoy housing security, but I
feel strongly that deeper analysis of the 2020 census and current demographic data, which should soon
be forthcoming with the update of the Town's Housing Production Plan, will reveal the magnitude of our
Town's need for alternative, more affordable, housing opportunities.
Now that the eviction moratorium is over and there is no shelter or transitional housing available on the
Cape, many more Brewster renters than usual are suffering housing instability. For many Brewster
renters, there are currently no possibilities between missing a rent payment and becoming homeless.
There is a housing shortage all across the State and extensive wait lists for rentals at all prices. Fear of
homelessness is only the beginning of the anguish and suffering that follow. Intensive acquisition and
investment of CPA funds at this moment could prevent generations of socio-economic damage. 30% of
annual allocations is not enough. I encourage our Town to recognize and seize a rare opportunity and to
aggressively direct more of our CPA funds towards Housing.
Greetings,
Our Select Board recently voted on the upcoming public meeting schedule/format for all Town
boards and committees. Starting April 1, committees/boards will have the option to meet in
person (without any restrictions on the number of committee members and support staff),
meet virtually or in a hybrid format. We request that at your next meeting you discuss these
options and that me know how your committee will be meeting for April and May. The Town
Administrator’s office will continue to manage scheduling of all meetings, which is not
anticipated to change much. Please note that regardless of your meeting format, public
participation will continue to be by remote means only. For this reason, all in-person meetings
will continue to be televised.
Current state provisions allow for the continuance of remote and hybrid meetings through July
15, 2022. It is unclear if the state will issue any further extension of the expanded Open
Meeting Law provisions first introduced in March 2020 beyond this summer. As you know, the
Board of Health lifted the mask requirement in Town buildings late last month.
We expect that board and committee meetings will transition to a mostly in-person format in
June and that the public will then be permitted to attend in person as well. The start of this
next phase may be delayed to July.
In May, Town Administration will update the Board on the latest developments so we can then
plan for the timing and format of fully transitioning to in-person meetings in June/July. At the
same time, the existing Select Board remote participation policy will have to be reviewed and
updated to align with our new practices. Going forward, public forums that don’t require
convening a public body may be held in person or via remote means to maximize resident
attendance and participation.
Attached is the draft schedule for April meetings, please review and respond with any change
requests.
Thank you,
Erika
Reminder: Discussion on meeting format for April & May at your next meeting and contact me
with your decision.
From: Matthew Di Santo
Sent: Thursday, March 17, 2022 11:06 AM
To: Faythe Ellis
Cc: Rio Sacchetti
Subject: Brewster FinCom Meeting
Hi Faythe – Nice to see you again and great job talking about the project last night! I wanted to
provide some color to the questions asked by Peter and William :
Peter Lombardi : “What do we see around what the turnover is from the initial lease
up.” – Since lease up of Village at Nauset Green, we have had approx. 13 units
turnover, we had two residents pass and one go into a nursing home. This is approx.
20% over two years or approx. 6-7 units per year. Note that this may be even higher
than normal due to the deaths and relocation.
William Henchy : “Application to DHCD is clear that residents who have children in a
school in Orleans irrespective of where they reside”. – Per DHCD criteria - We would
include all 4 categories for each of the two proposed preferences that we’re calling
“Local” (Orleans) and “Regional” (Lower and Outer Cape CPC towns). So there will
likely be other people who live outside of Orleans that would be eligible for the
“Local” 65% preference if they work for Orleans, work in Orleans, and/or have
children that go to a school in Orleans or part of the Orleans schools system. This
includes Nauset Regional schools such as the middle school in Orleans and the high
school in Eastham.
o Local Preferences
a. Allowable Preference Categories
Current residents: A household in which one or more members is
living in the city or town at the time of application.
Documentation of residency should be provided, such as rent
receipts, utility bills, street listing or voter registration listing.
Municipal Employees: Employees of the municipality, such as
teachers, janitors, firefighters, police officers, librarians, or town
hall employees.
Employees of Local Businesses: Employees of businesses located
in the municipality.
Households with children attending the locality’s schools, such as
METCO students.
Thanks again and please let me know if there are any additional questions.
Matthew J. Di Santo
Associate Developer
O : (267) 737-8156
C : (484) 947-7482
Community Preservation Committee
Minutes of March 2, 2022 Page 1 of 5
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, March 2, 2022, at 4:00 p.m.
MEETING MINUTES OF MARCH 2, 2022
Present: Community Preservation Committee (CPC) - Chair Faythe Ellis, Vice-Chair Sarah Robinson,
Treasurer Sharon Marotti, Clerk Elizabeth Taylor, Roland Bassett, Bruce Evans, Paul Ruchinskas,
Peggy Jablonski, Christine Boucher
Absent:
Also Present: Cynthia Bingham, Select Board; Peter Lombardi, Town Administrator
Chair Faythe Ellis called the meeting to order at 4:00 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.Review of 5 Year Capital Plan/CPA-eligible project queue
Peter Lombardi addressed the Committee and went through the 5 Year Capital Improvement Plan.
The Capital Planning Committee consists of the Town Administrator, the Treasurer/ Collector, Finance
Director, Assistant Town Administrator & 5 members of the community. This is a plan developed with a
lot of staff input. We kick the process off every year with asking department heads to bring their
requests, a timeline, prioritization, what they see as top of their Capital Projects or
initiatives/acquisitions in the coming year. We then take all that information as we work through our
annual budget process. The Finance Team meets with them and the committee to develop a
comprehensive plan. The majority of requests are funded through Free Cash appropriations, but there are
other funding sources as well. For the purposes of this discussion, we will focus on the funding for these
projects. On average, we target $1.75M-$1.8M/year for Capital expenditures. The demand on CPA
dollars has increased. And a lot of these projects are supported by multiple funding sources. The Select
Board decides what is included in the Warrant and the Town Meeting votes from there.
For the packet, Faythe had taken our 5 Year Capital Plan and brought it down to a one-page document
highlighting what Capital Projects are anticipated over the next 5 years, the cost, and estimated request
or estimated funds from the CPA. The first and most significant is the Brewster Ladies Library project.
There will be requests for a little under $250,000 over the next year or two for design work completion.
The second construction phase in FY26 and that’s a little over $1.6M of CPA funds. This is the one that
is the most involved – total project cost for construction, our working assumption on financing that
project is to issue $1.5M in new excluded debt with Town Meeting approval, $2.5M from Capital
Approved:
VOTE:
Community Preservation Committee
Minutes of March 2, 2022 Page 2 of 5
Stabilization, $2M from fundraising, we have been awarded a $4.65M State Grant, and the balance (a
little over $1.6M) would be covered by CPA funds. Total project cost just under $13M.
The next is the Mill Stone Road Community Housing Project. The assumption on this project is a 50/50
split between the CPA and the Affordable Housing Trust for approximately $1M. The Wing Island
boardwalk project for actual construction - $1.1M is a rough estimate as we haven’t gone through the
design process yet. We have a $1M private anonymous pledge already and the balance would be
covered by CPA funds - $100,000. Drummer Boy Park Master Plan update – Phase One and Phase Two.
Phase One covers drainage, parking, and access, $750,000, to be done before we begin construction of
the Wing Island boardwalk. We have assumed that $200,000 would be from CPA funds. There is a
Phase Two to the project, which is also $750,000, primarily looking to replace and/or upgrade the
playground and seating area. Funding for that would be another $500,000 of CPA funds as a Recreation
Project; the $250,000 would be covered by Free Cash or grant funding. The next two projects are ADA
projects for the Town Hall fields and Gages Field, looking at $200,000 for each. And finally, slotted at
the end of the Capital Plan is $500,000 for a playground at Freeman’s Field. They are on our Capital
Plan today. We are just in the very early stages of planning for the Sea Camps properties. Both processes
will probably take a year or two to complete, with the Bay property being the most involved and
lengthy. There is nothing for these properties that we are planning that will not be covered by our ARPA
allocation funds. It is important to note that we don’t know what that will look like, but when it does
happen, there will be significant new Capital. Most of which will be recreational in nature. This will
happen within the 5-year horizon in your community allocation plan. We cannot use Open Space funds
for the cost of acquisition. When Peter Lombardi looks at the rest of the list, there is only a one- or two-
year look-out for any of these projects because much is unknown.
Sarah said she agrees with the Sea Camps issue bringing significant cost with it. She asked about
funding related to the Sea Camps. Peter Lombardi said on the Capital Plan that was adopted, we had a
couple projects relative to the Sea Camps. The Town had allocated $1M from ARPA funds we can use
for any general local government purposes. We are proposing to use $100,000 for providing resident
beach access for the Bay Property, and there was a small shooting range on the Bay Property and as part
of our due diligence there is some remediation that needs to be done there, so we are planning to use at
least $200,000 of the ARPA funds for that work. We will know a lot more in a year plus relative to what
the recreation needs will be. We plan on using the tennis courts that are adjacent to the coastal dune for
temporary parking, so there is a need for tennis and pickle ball courts in another location. We just need
to take that into consideration.
Bruce said the Library Renovation project is a huge project – where does that stand? Peter Lombardi
answered that the Town went through a lot of work several years ago to develop a renovation plan,
applied for state funding, received the award of a little over $4.6M from the State. The problem is that
the State Program was opened to 20+ projects and we were at the very end of that list where we were on
the end of that list. We are now maybe #13 on that list, still in queue. There may be changes or a
different approach coming up. We do continue to keep it in the Capital Plan but waiting for this funding
has slowed everything down.
Peggy asked how $1.6M was determined to be the CPC part of the $12M on the list? Peter Lombardi
said that when developing the Capital Plan, they have to make a certain number of assumptions. They
balance all the financing tools available. This is 5 years out, but they try to evenly rely on their local
funding sources. As we get closer, we will have real conversations about what is feasible and how we
will approach it.
Community Preservation Committee
Minutes of March 2, 2022 Page 3 of 5
Elizabeth said she wants people to remember that we are going to have a lot of large projects coming in
front of the CPC over the next few years, and just because we don’t have that amount in hand, doesn’t
mean we can’t bond or do short-term borrowing to allow us to approve a project that was asking for a lot
of money we don’t have in hand.
2.Discussion of 2/9/22 Public Forum comments related to Draft 5 Year CPA Plan including:
a.Allocation targets
b.Transition strategy
a.30% Open Space
30% Housing
10% Historic
10% Recreation
15% Budgeted Reserve
5% Admin
Faythe is referring to this scenario as the Consensus scenario in the Packet. She conservatively used the
estimate of level funding, the carry over funding has the State funds we have already received included.
She went through the entire document. She said it makes sense to her that the current formula would still
be in place for FY23. For FY24, she assumes, with Town Meeting approval, we would begin using our
new target allocations.
Elizabeth said she hadn’t heard from Hal Minis, but as none of this is cast in stone, it will be possible to
discuss this over the next year. She was thinking 40, 40, 10, 10 with no extra money to play with. Sarah
said her concern with increasing the percentage for Open Space is that we have to be very cognizant of
the upcoming expenses for the Sea Camps properties. Her preference would be 30, 30, 10, 10, 15, 5. We
will then have flexibility.
Faythe asked the Committee where they are with the consensus targets. No one raised their hands. She
then asked if anyone had thoughts they would like to share.
Elizabeth likes it as it stands but understands it will be changing. She feels we still have time if we aren’t
going to Town Meeting right away. Peter Lombardi said what is proposed to be going to Town Meeting
is a Warrant Article to amend the existing CPC bylaw to default to the State statutory formula – 10, 10,
10, 70. The Community Preservation Plan is the CPC’s plan and the target allocations included in that
plan are the CPC’s decision and would be referenced in the Plan as your guiding document. Town
Meeting will not be voting on those new percentages/target allocations. Faythe added that we are
planning to vote on the CPC Plan at our next meeting.
Bruce likes the Statutory numbers because it gives us more flexibility. He supports the targets proposed.
Paul agreed that the flexibility is key. These are targets, and it is important to be clear that the targets are
for new projects and take the debt service out of it. It is important as a policy statement to consider both
housing and open space as equal priorities. If we don’t address the housing issues, we are going to be a
community mainly populated by upper income people and importing workers as Nantucket is doing.
Peggy was concerned with how we communicate clearly what this means for residents - to understand
what is happening and what will be voted on. Sharon agrees and thinks the targets are good, but we have
to keep in mind that many of the items on the list are going to exceed their allocations and unless we
Community Preservation Committee
Minutes of March 2, 2022 Page 4 of 5
have the flexibility to use the 70% to some of these projects, we won’t be able to fund them. We need
that flexibility to do that. There are a lot of great projects on the list to get done.
Rollie said the Recreation piece stays the same, so he doesn’t have more to say. Faythe said with the
targets, we are going to be aiming toward 10% for Recreation which is different from how we have been
operating.
Faythe acknowledged from the audience, Peter Norton, to speak. Peter Norton thanked Peter Lombardi
and the Select Board and the CPC for all the work put into this plan update. He was involved in the
original formula. Open Space achieved a lot and that is important. Now the landscape has changed –
housing and prices have changed dramatically. We won’t have young people able to live on the Cape,
and they are so important for the fabric of the community. When we needed money for the Sea Camps,
the Town stepped up, and I believe the Town would do the same for any purpose that is very valuable
for the community. He supports the update.
Faythe appreciates the target recommendation because it does put Open Space and Housing on an equal
level, and it speaks to how important those areas are in our future. She also appreciates the flexibility the
Budgeted Reserve provides. Faythe is very happy with the targets and feels very comfortable moving
forward with them. She does understand we need to be clear going forward as to how this will unfold.
Peter Lombardi said he wanted to be clear as to lead up to Town Meeting – if the Committee is going to
be voting on your target allocations, we can incorporate that commentary into the Warrant Book, which
will be “early work” for residents that haven’t been involved through the whole process that clarifies the
difference between what is happening with the bylaw and what has happened in developing the Plan and
the target allocations. There will also be opportunities leading up to Town Meeting with informational
videos on this Article to be explained clearly to understand what is under consideration and what isn’t.
Faythe said she wanted to talk about a transition strategy and how we want to track this. Is this a future
conversation or should we talk now? She was hoping to get an example from Eastham to see how they
track their numbers.
Paul said for the Plan’s purposes, it’s important that the calculations of the percentages will be for new
allocations and not include Open Space debt. Otherwise, for transition, that could be a future discussion
and doesn’t necessarily need to be in the Plan.
Peter Lombardi asked if we can potentially make the transition to the new target allocations and the new
formula for the next FY? You will want to make sure it is referenced clearly in the Plan itself, however
the Committee wants to implement the Plan.
Faythe asked if folks are comfortable that the Plan targets begin in year 2? She also wanted to mention
that this will be resolved by a Town Meeting vote; it does not need to go to the ballot.
Bruce doesn’t see the difference as being tremendously important – whether one year’s allocation is in
the existing formula or not isn’t tremendously important. He is more neutral.
Peggy said it would be important for outreach to be clear to those people who are concerned with the
changes in the allocation formula. It just seemed a little complicated to hear what would need to happen
to make it change by July 1. She strongly feels when you have the opportunity to slow down, take that
opportunity to make sure every step falls into place. Peggy asked if there would be harm to switching by
mid-year - starting Jan 1, not July 1? Peter Lombardi said, speaking for Mimi Bernardo, that might be a
little cumbersome. It is already very complicated to manage revenues in and allocations out. From an
Community Preservation Committee
Minutes of March 2, 2022 Page 5 of 5
audit perspective, it would also be complicated. He thinks we should either start at the beginning of this
FY or the following one.
Sarah said given the potential goodwill that could be gained by waiting, she sees no reason not to wait.
Given all the factors, she doesn’t see the benefits of doing this immediately.
Faythe said it sounds like we are leaning to holding off until FY24.
3.Announcements - none
4.Matters not reasonably anticipated by the Chair- none
5.Next meeting: March 9, 2022 at 4PM
MOTION made by Elizabeth Taylor to adjourn the meeting at 5:38 pm. Bruce Evans second.
Roll Call Vote: Bruce Evans – yes, Sharon Marotti – yes, Elizabeth Taylor – yes, Peggy Jablonski
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Sarah Robinson – yes, Christine Boucher – yes,
Chair Ellis - yes
VOTE 9-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.
Community Preservation Committee
Minutes of March 9, 2022 Page 1 of 4
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, March 9, 2022, at 4:00 p.m.
MEETING MINUTES OF MARCH 9, 2022
Present: Community Preservation Committee (CPC) - Chair Faythe Ellis, Vice-Chair Sharon Marotti,
Clerk Elizabeth Taylor, Roland Bassett, Bruce Evans, Paul Ruchinskas, Sarah Robinson, Christine
Boucher, Peggy Jablonski
Absent:
Also Present: Cynthia Bingham, Select Board
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 5 Year CPA Plan
Faythe updated the committee that they will not be voting on this today. Jenn Goldson will provide a
final document by March 16th so we will have a final update before our March 23rd meeting where we
will hold the vote. She did send Jenn Goldson a confirmation that the Committee supports the
recommendations of 30% Open Space, 30% Housing, 10% Historic, and 10% Recreation in the draft
plan. The committee will recommend to the Select Board that the town adopt this for FY24. We also had
a conversation regarding transition and calculation of targets. As Faythe was working through the
details, questions came up and there are more conversations to have as to how we propose to handle
Open Space bond payments, in particular. Faythe wanted to clarify with everyone about, “off the top,”
with the bond payments, etc. She wanted to go through a couple scenarios and talk about how the
committee envisions that handled.
Faythe shared her screen with a bond payment spreadsheet for discussion. The first option is for the
Open Space bond expense to be taken from the Open Space bucket and then calculate the other numbers
from there. That takes advantage of the Open Space carry-over in the Open Space bucket. The second
scenario is to take it from the FY24-27 revenue which ends up with a different calculation for the
estimated total for new projects.
Elizabeth asked if they were setting a precedent if any of the buckets end up bonding, we might take it
off the top before doing the percentages or are they taking it out of a different budget. Faythe answered
this isn’t a conversation about how we will handle things in the future. She feels that would be a
conversation to be had at the time discussing recommending bonding for a future project.
Approved:
VOTE:
Community Preservation Committee
Minutes of March 9, 2022 Page 2 of 4
Sarah asked if the sole reason allocating this to Open Space because of their level of funds right now or
to better reflect the actual costs of projects. If a project needs to get bonded for housing, it really is a
housing cost.
Sharon said this bond expense was incurred years ago. At the time, there was never a question it would
come out of Open Space funds. At this point, there isn’t an option to do it any other way.
Paul thinks option one makes the most sense. Our targets are really for new projects. Putting that
bonding expense could be paid for thru open space reserve, it more accurately represents the targets we
are trying to get for new projects, so it takes it out of the calculation. Option one does that better than
option two.
Faythe then went round table asking the committee. Rollie agreed with Paul on Option one, as does
Bruce. It seems the most straight forward way to do this. Peggy and Christine agreed. Faythe did as well
and thinks it addresses some of the comments made regarding the effect of the bonding on future
projects in conjunction with the targets discussed. It addresses those concerns positively.
Peter Norton, 1271 Long Pond Road
Being someone retired from education, working as a psychologist, the mental health needs of children
are significant. He would ask that people take that into consideration when voting. There is a big need.
Faythe answered that Recreation comes from the Budgeted Reserve. With the new targets, there will be
a focused amount for Recreation, but there will be money available for recreation projects via the
Budgeted Reserve carry forward.
Paul wanted to circle back regarding years 3, 4, 5, and how to deal with one target being met, etc. Jenn
Goldson said she would recommend having something in the document so there wouldn’t be issues in
years to come. Faythe said perhaps we want to put in the Plan that we will revisit the targets at the end
of the first two years having worked with the new targets. Sharon asked what would happen if someone
met their target and there is still more needed? We still have 20% free. Would we take it out of reserves
and count that against their allocation? Faythe said we haven’t talked through those details. Sarah and
Paul said they are just targets, not goals, and we can discuss as things come up. Peggy thinks every year
we are going to be very aware of how much we are within our targets. We sometimes have advance
notice when a bigger project is on the horizon, and we will take that into account. Faythe said she knows
from Jenn Goldson that Eastham works very hard to stay within their targets.
Faythe said there were two letters sent to us in the packet and two new letters, last night and today. She
will include the new letters in the next meeting packet for review.
2.Discussion and possible vote to recommend the Select Board place an article on the Spring
Town meeting warrant to amend the CPC bylaw to strike Sections 17-4 and 17-5 in their entirety
Faythe pointed out in the top section where it recommends the change to the statutory formula to take
effect July 1, 2023. In the second paragraph an error jumped out at her – the Historic District
Commission - does not exist. The Historical Commission and the Old King’s Highway Historic District
are two different things. The Town Clerk will take care of that. This is the Article and, as we’re moving
forward with our Plan, we will be leaving our current bylaw and moving to the statutory formula. That is
what this vote is about.
Community Preservation Committee
Minutes of March 9, 2022 Page 3 of 4
No discussion.
Motion to vote on this.
MOVED by Paul Ruchinskas. Seconded by Bruce Evans.
Roll Call Vote: Bruce Evans – yes, Sharon Marotti – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Sarah Robinson – yes, Christine Boucher – yes,
Chair Ellis - yes
VOTE 9-yes 0-no
3.Discussion and possible vote on draft award letter for Brewster Historical Society project to
digitize the Ellen St. Sure Collection
Faythe talked the committee through the draft Award Letter.
Paul said on #9 – should be between the Town and BHS; #6 – to inspect work prior isn’t necessary
Motion to approve this draft with those edits so we can move to Town Counsel for review.
MOVED by Roland Bassett. Seconded by Paul Ruchinskas.
Roll Call Vote: Bruce Evans – yes, Sharon Marotti – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Sarah Robinson – yes, Christine Boucher – yes,
Chair Ellis - yes
VOTE 9-yes 0-no
4.Approval of Minutes from 2/23/22
Paul – page 5 item 6, 2nd para $2M overall $12.9M locally $6.1M from the state
Faythe – watched video, and she didn’t vote so listed as 8-0-1 as abstained – for historical society, the
first vote
Motion to approve the Minutes of 2/23/22 with those edits.
MOVED by Sharon Marotti. Seconded by Bruce Evans.
Roll Call Vote: Bruce Evans – yes, Sharon Marotti – yes, Peggy Jablonski – yes, Elizabeth Taylor
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Sarah Robinson – yes, Christine Boucher –
abstain, Chair Ellis - yes
VOTE 8-yes 0-no 1-abstain
5.Project Updates
Faythe said she has been keeping track with Rio at Pennrose. He told her that Chatham CPC has
recommended for approval for $100,000. She is waiting for confirmation from Rio about Harwich.
6.Announcements - none
7.Matters not reasonably anticipated by the Chair- none
8.Next meeting: March 23, 2022 at 4PM
Community Preservation Committee
Minutes of March 9, 2022 Page 4 of 4
MOTION made by Bruce Evans to adjourn the meeting at 4:43 pm. Peggy Jablonski second.
Roll Call Vote: Bruce Evans – yes, Sharon Marotti – yes, Elizabeth Taylor – yes, Peggy Jablonski
– yes, Roland Bassett – yes, Paul Ruchinskas – yes, Sarah Robinson – yes, Christine Boucher – yes,
Chair Ellis - yes
VOTE 9-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.