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MEETING MINUTES
Wednesday, May 25, 2022 at 6:30 pm
Brewster Town Office Building (virtual)
Approved: 06/22/22
Vote: 7-0-0
Vice Chair Charlotte Degen convened a remote meeting of the Planning Board at 6:30 pm with the following members
participating remotely: Amanda Bebrin, Charlotte Degen, Tony Freitas, Madalyn Hillis -Dineen, Rob Michaels, Elizabeth Taylor,
and Alex Wentworth. Also participating remotely: Jon Idman, Town Planner and Lynn St. Cyr, Senior Department Assistant.
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).
The Planning Board Packet can be found at: http //records brewster-ma pov/weblink/0/fol/118269/Row1.aspx or by going
to the Planning Department page on the Town of Brewster website (www.brewster-ma.gov).
Degen declared that a quorum of the Planning Board was present.
6:32 PM CITIZEN'S FORUM
No citizen comments.
Degen stated that Select Board Liaison Kari Hoffmann was not able to attend the meeting but wanted to express
congratulations and welcome the new members elected to the Planning Board.
6:33 PM PLANNING DISCUSSION
Reorganization of Planning Board.
Motion by Taylor to Nominate Hillis -Dineen as Chair. Second by Bebrin. Hillis -Dineen accepted the nomination
of Chair. Roll call vote: Taylor -aye; Hillis -Dineen -aye; Michaels -aye; Freitas -aye; Wentworth -aye; Bebrin aye; and
Degen-aye. Vote: 7-0-0.
Hillis -Dineen took over the duties of Chair at 6:36 pm.
Motion by Taylor to Nominate Bebrin as Vice Chair. Second by Degen. Bebrin accepted the nomination of Vice
Chair. Roll call vote: Degen-aye; Taylor -aye; Michaels -aye; Freitas -aye; Wentworth -aye; Bebrin-aye; and Hillis -
Dineen -aye. Vote* 7=0a0.
Motion by Bebrin to Nominate Michaels as Clerk. Second by Taylor. Michaels accepted the nomination of Clerk.
Roll call vote: Degen-aye; Taylor -aye; Michaels -aye; Freitas -aye; Wentworth -aye; Bebrin-aye; Hillis -Dineen -aye.
Vote: 7-0-0.
The Board decided they would discuss current vacant committee positions at their next meeting. They asked staff to
provide additional information on committees that currently need a Planning Board representative.
6:40 PM PLANNING DISCUSSION CONTINUED
Housing_Production Plan Update b�Jill Scalise Housing Coordinator.
Documents.
04/28/22 Housing Production Plan Presentation from Community Forum
Brewster Housing Plan Project Timeline
Housing Coordinator Jill Scalise joined the Board remotely to provide an update on the draft Housing Production Plan
Update. Scalise noted that the Housing Production Plan ("HPP") guides the work of the housing program in Brewster.
PB Minutes 05/25/22 Page 1 of 4
The state requires the plan to be updated every five years. Scalise stated that the town has used Community
Preservation Act funds to engage Barrett Planning to help with updating the HPP. Scalise referred the Board to the
presentation from the April 28th Community Forum on the HPP. She noted accomplishments since the 2017 plan
including the creation of an accessory dwelling unit and accessory commercial dwelling unit bylaw. The HPP update will
include a needs assessment, housing goals, and implementation strategies. Scalise stated that the Housing Partnership
has been working closely with Barrett Planning since February 2022 to update the HPP. Barrett Planning began work on
the housing needs assessment which included small group interviews, an on-line survey, and gathering of demographic
information. Barrett Planning has completed their work on the needs assessment and is currently working on draft goals
and strategies.
Scalise reviewed findings from the housing survey. She stated that over 880 responses to the survey were received.
Survey responses were received from various ages. Year-round residents made up 68% of the respondents, seasonal
residents made up 18%, and non-residents made up 12%.
Scalise reviewed housing priorities from the survey responses. She noted that the priority that received the most
responses was to help people stay in housing affordable to them (58%), followed by helping people stay in the community
as they age (34%), followed by creating more housing options/choices and attracting families with children (both at 27%).
The survey results also conveyed that Brewster does not have enough affordable rental units for individuals and smaller
households or affordable rental units for larger households. Respondents also stated that there was not enough
affordable home ownership opportunities and starter homes. Scalise reviewed responses to the survey related to
Brewster's housing stock. She noted that respondents most often stated that Brewster had the right number of single-
family homes and assisted living facilities and not enough apartments and accessory dwelling units.
Michaels asked how many people the survey targeted. Scalise responded that general outreach on the survey was done
but mailings were not sent out to each household as was done with the vision survey. Scalise noted that 20% of the
survey respondents were renters. The overall response rate was high.
Scalise reviewed demographic trends. She stated that according to Census data, Brewster gained approximately 500
residents between 2010 and 2020. There was a slight decrease in the ratio of population to household. There was a
large decrease in the age bracket of 3544 years old from 12% (2010) to 6% (2020). There was a slight increase from
2010 to 2020 in residents aged 85 and over. There was also an increase from 2010 to 2020 in the 65-74 age category
from 12,5% to 20%. There was a decrease in those aged 18 and under from 17.5% in 2010 to 14% in 2020. Brewster is
similar in age to the lower Cape and county but much older than the rest of the state in general. Scalise noted that the
data reflects pre -pandemic numbers. Brewster has lost 41 residents during the pandemic and the vast majority were age
65 or older. The number of individuals per household has decreased and the number of householders living alone has
increased by 4.6%. There was a decrease of 2.3% in family households with children under 18. The biggest increase in
householders living alone is those in the 65 and older age group from 41 % in 2010 to 63% in 2020.
Scalise reviewed housing occupancy trends. Seasonal households increased from 42% in 2010 to 46% in 2020.There
was also a reduction in owner -occupied housing from 48% in 2010 to 46% in 2020. There was also a reduction in renter -
occupied housing from 10% in 2010 to 8% in 2020. Scalise reminded everyone that the numbers were pre -pandemic and
did not account for recent home sales. Scalise noted the difference in renter -occupied households in Brewster and the
state.
Scalise reviewed income and housing affordability. She noted a large increase in those earning $200,000 or more from
2010 to 2020. In 2020, over 20% of Brewster households were making $150,000 or more and in 2010 less than 10% of
the population was making $150,000 or more. There was a slight decrease from 2010 to 2020 in those making $75,000
or less.
Scalise reviewed housing mismatches. She noted that 29% of homeowner households are housing cost burdened
meaning they pay more than 30% of their income to housing. In 2022, the new median income for a family of four in
Brewster is $115,600. This is an increase from 2021 which was $89,300. An affordable home for a median income family
would be $420,579. The current median sales price for a home in Brewster is $710,000. There is also a housing
mismatch with renters. Scalise stated that an estimated 41% of renter households are housing cost burdened. A
household renting a 2 -bedroom unit at fair market rate ($1,879) should have an income of $75,000.
Scalise reviewed 2020 income limits and pointed to an example that a family of four making median income could consist
of a construction worker and masonry contractor with two children or a plumber and a personal care assistant with one
PB Minutes 05/25/22 Page 2 of 4
child. Scalise also gave an example of a resident who may fall in the very low income category as being a single home
health aide and the extremely low income category of an office supply store worker with one child.
Michaels asked if there was a plan to revalidate any of the data due to the impact of COVID and inflation. Scalise
responded that the Census data has not been released yet and with the current HPP expiring at the end of June, the
update will move forward with the best data available. Experiential data from Brewster is being incorporated. The data on
sales prices is current as of 2022 and may reflect the impact of COVID. Increases in area median income may also be
reflective of an impact from COVID as more people moved here to work remotely. The COVID impact may also be
reflected in the number of people with lower incomes leaving Cape Cod. Hillis -Dineen stated that school enrollment may
also help explain the data and that she thought enrollment in Brewster had increased. Scalise stated that Barrett Planning
has reached out to the schools for that information.
Scalise shared the Brewster Housing Plan Project Timeline with the Board. She stated that focus groups were held last
week and next week Barrett Planning Group will be providing a draft HPP to the town. The draft HPP will be sent to the
Board for review. Barrett Planning will present the draft HPP to the Select Board and Planning Board on June 6th and
there will be a comment period for the boards to provide feedback on the draft HPP. On June 16th, there will be a
Community Meeting in which the draft plan will be shared with the public. There will be a public comment period which will
be followed by a public hearing before the Select Board and Planning Board for a final vote, scheduled for July.
Michaels asked what happens after the plan is approved by the town and Scalise responded that it is reviewed for
modifications and approval by the Department of Housing and Community Development. Scalise noted that this HPP is
an update of the 2017 plan. Scalise stated that a plan is certified when the town meets its housing goals. The goal is to
produce 24 housing units in one year. The goal number is determined through a formula provided by the state. Scalise
stated that there is a mandate from the.state that the town have 10% of its year-round housing stock on the subsidized
housing inventory. Brewster has currently met 5.6% of the 10% requirement. If the 10% mandate is met, the plan will be
certified. Scalise noted that full Census data is not yet available, so the new number of housing units needed for the
subsidized housing inventory is not yet known. The 2020 Census numbers will determine requirements for the next 10
years for the subsidized housing inventory.
Degen stated that the Cape has significant water resource challenges and wondered how the state and federal
government control for housing and accessibility to water. Scalise stated that development constraints as well as
mitigation are considered in the housing needs assessment. Water protection is considered locally but the state does not
make accommodations for those challenges. Scalise stated that the HPP and the Vision Plan work closely together and
the HPP will be part of the Local Comprehensive Plan (LCP).
Wentworth asked if there were any other determinations for housing density and whether the community can provide input
on the density of a specific area. Scalise responded that the state mandates the 10% affordable housing requirement, but
it is lower than what is needed. The Vision Plan and LCP will be considered when trying to meet the 10% mandate.
Idman referenced the Serenity project and stated that there is not a requirement to add brand new units to undeveloped
land to meet the 10% mandate. The redevelopment of under-utilized properties also counts towards meeting the
mandate.
Bebrin discussed the Vision Planning Committee's survey results and noted that housing was a priority among
respondents as well as maintaining Brewster's character. The LCP will look to preserve open space and balance open
space and housing. Bebrin stated that it will be the work of the Planning Board to consider appropriate changes to zoning
to meet the community's priorities.
Taylor suggested board members review "Grow Smart Cape Cod" provided by the Housing Assistance Corporation and
the Association to Preserve Cape Cod. It includes a Brewster map that shows the most appropriate areas for housing
and also areas where resources need to be protected. Bebrin noted that respondents to the vision survey acknowledged
that they would like to see appropriate redevelopment of existing properties.
7:16 PM PLANNING DISCUSSION CONTINUED
Approval of Meetinc�Minutes: May 11
.2022.
The Board reviewed the May 11, 2022 meeting minutes. Motion by Degen to Approve May 11, 2022 Meeting Minutes.
Second by Bebrin. Roll call vote: Degen-aye; Taylor -aye; Michaels -aye; Freitas -aye; Wentworth -aye; Bebrin-aye;
and Hillis -Dineen -aye. Vote: 7-0-0.
PB Minutes 05/25/22 Page 3 of 4
7:17 PM FOR YOUR INFORMATION
Idman stated that based on conversations at the last Planning Board meeting, the Select Board has recognized that the
Planning Board will continue to meet remotely through July 15th.
7:19 PM MATTERS NOT REASONABLY ANTICIPATED BY THE CHAIR
The Board asked staff to provide additional information on the committees that have vacant Planning Board positions.
Idman reminded the Board that there will be a joint meeting of the Select Board and Planning Board on June 6th.
The Planning Board decided that they will not meet on June 81h as no applications have been received for that meeting.
Motion by Degen to adjourn. Second by Bebrin. Roll call vote: Degen-aye; Taylor -aye; Michaels -aye; Freitas -aye;
Wentworth -aye; Bebrin-aye; and Hillis -Dineen -aye. Vote: 7-0-0.
Meeting adjourned at 7:25 pm.
Next Planning Board Meeting Date: 06/22/22
Respectfully submitted,
Lynn S .Cyr, Senior�Chepartment Assistant, Planning
PB Minutes 05/25/22 Page 4 of 4