HomeMy Public PortalAboutCommunity Character Summary Pape
1 | P a g e
BREWSTER VISION PLANNING COMMITTEE
SUMMARY PAPER
COMMUNITY CHARACTER
July 2022
I. BACKGROUND
The Brewster Vision workshops identified the preservation of community character as an important issue,
with responses like ‘small Town feel,’ ‘historic charm,’ ‘scenic Route 6A,’ and the landmark ‘Grist Mill
herring run’ appearing in 36% of comments about Town “Treasures.” Community Character also played a
big role in comments relating to the vision for Brewster’s future. While community character was primarily
interpreted to mean the physical fabric of the community—its buildings, landscapes, and neighborhoods—
workshop participants also acknowledged the Town’s diverse residents, social challenges, and a desire to be
more connected with each other, part of the social character.
The concern voiced most often was the potential for inappropriate new development to negatively impact
the Town. Brewster has a distinctively small-Town feel with a consistently modest scale of development
that many would like to see preserved. Greater development scale in commercial areas was a particular
concern, along with the potential for new development to harm the Town’s historic buildings. People also
commented about the lack of a Town center and adequate social infrastructure.
The Community Character Building Block encompasses both Brewster’s physical and social character. As
such is it closely inter-related to several other Vision Building Blocks including Open Space, Local Economy,
Housing, and Community Infrastructure. Positive actions on those Building Blocks will also have a positive
impact on Community Character.
Physical Character
Brewster has a large collection of significant historic properties, with the great majority located along Route
6A and Stony Brook Road. The Town has two large National Register Historic Districts: one includes
approximately 375 historic buildings along Route 6A and Lower Road, roughly from Paine’s Creek to Sea
Pines Drive; the other includes almost 70 structures along Stony Brook Road in the vicinity of the Grist Mill.
Most of Brewster’s historic resources are within the Old Kings Highway Historic District, which includes all
properties along the Town’s old roadways of Route 6A, Lower Road, Stony Brook Road, Satucket Road,
Route 137/Long Pond Road, Tubman Road, and several smaller connecting roads.
In the early 1900’s residential development continued. As automobile ownership grew, summer tourism
became a major economic force and construction consisted mostly of summer cottages and summer
cottage communities such as Brewster Park, Pineland Park, and Ellis Landing Colony. These cottages are
now 75-100 years old, and some are considered of historic value.
2 | P a g e
The Brewster Historical Commission is currently documenting the history of significant houses older than 75
years. The Old Kings Highway Historic District Committee has authority to review and approve all exterior
alterations and demolition proposals.
The majority of Brewster is developed residentially, but the Town has two types of commercial zone:
Village Business and Commercial. The four small Village Business zones are located along Route 6A near
Betty’s Curve, Underpass Road, Villages Drive, and at the Orleans Town line. The larger Commercial zone is
centered along Underpass Road. Many of the Town’s distinctive antique shops, inns, galleries, and other
small businesses along Route 6A are outside of the commercial zones and operate as home occupations
within residentially zoned areas.
The Town’s existing zoning regulations guide the size and shape of development through dimensional
regulations: a height limit of 30 feet, a limit on the amount of lot area that can be covered by buildings, and
a set back from the front property line. In terms of design review, all Village Business areas and home
occupations along Route 6A require review by the Old Kings Highway Historic District Committee. The
Commercial district on Underpass Road is outside the historic district but is instead governed by Planning
Board Site Plan Review. Certain uses such as multi-family dwellings, outdoor commercial, and hotel/motel
are allowed only in the Commercial district and by Special Permit, which requires specific development
criteria to be met. Restaurants and drive-through financial structures are allowed by Special Permit in both
the Village Business and Commercial district.
The Town’s zoning regulations acknowledge that many areas related to the Town’s character (like
Route 6A) are subject to design review per the Historic District. The Town also has well-developed Site Plan
Review standards dealing with transportation and access for commercial, multi-family and industrial uses.
Site Plan Review standards could be evaluated to provide enhanced landscaping, architecture and building
design. Special Permit criteria could be enhanced to address pre-existing non-conforming uses and
structures that seek to alter or expand. While the Town’s current dimensional regulations will limit building
size and scale on most small to medium size lots, they still allow large buildings on large lots.
The Town has walkable clusters of commercial development in each of the Village Business zones, but no
focused Town center or downtown. The Town’s institutions are located along Route 6A—the Library,
Senior Center, Town Hall, and the Eddy Elementary School.
Brewster’s character is heavily influenced by the amount of open space and natural resources that it
protects and that are accessible to the public. Places like the Punkhorn, Drummer Boy Park, Nickerson
State Park, and Stony Brook help define the distinctly open community character of the Town.
Formula retail businesses are expanding in many communities on the Cape, submitting proposals to expand
existing structures or rebuild. In Brewster, Cumberland Farms submitted an application to significantly
increase building size and expand the range of products they offer. After considerable public debate, the
expansion was approved in 2017, but with fewer gas pumps than originally proposed.
Social Character
Brewster’s population is changing in ways that are similar to the Cape in general. The 2020 US Census
showed that Brewster’s population has increased by 5% over the past 10 years. The population of residents
3 | P a g e
over 65 is projected to grow from 42% of the population in 2020 to 53% in 2030. However, Brewster’s high-
quality schools are important in attracting young, diverse families. Currently the student population of Eddy
School is 16.3% minority enrollment and Stony Brook is 17.9%. However, this younger population 20-64,
many with school age children, currently account for 47% of the Town’s population and is projected to
decrease to 38% in 2030. The number of school age children 5-19 is projected to fall from 11% in 2020 to
9% of the population in 2030. The desire to maintain and ensure diversity was clearly stated at the vision
workshops.
Housing is critical to support a diverse population, and the Town has been proactive in pursuing affordable
housing to address both the needs of older residents as well as focusing on attracting young families. In
2018 citizens voted to create the Brewster Affordable Housing Trust Fund and amend the accessory
dwelling by-laws to allow greater opportunities for year-round rental options and home ownership.
Brewster is pursuing several projects to expand affordable single-family homes, rental units, and housing
for seniors.
Much of Brewster’s seasonal workforce is not from the US. These workers come from a variety of countries
and add to the vibrancy of the Town. They work in restaurants, bed and breakfast hotels and the Ocean
Edge Resort. While Ocean Edge has provided quality accommodation for their workforce, the Town
continues to work to find housing for the seasonal workforce.
While not always visible to the general population, the Town provides a variety of social services to families
and individuals in distress. Most of these services are provided through not-for-profit service organizations
such as Cape Cod Children’s Place, the Alzheimer’s Support Center, the Homeless Prevention Council,
Independence House, and Lower Cape Outreach. Elder Services of Cape Cod and the Islands, for example,
projects an increase in the number of Brewster residents who receive Meals on Wheels over the next five
years. The opioid crisis is also present, and the Brewster Police Department continues to monitor and
respond to opioid overdoses in the community.
II. RECENT ACTIONS BY THE TOWN
Physical Character
The Town has long been committed to purchasing open space for both the inherent value in open space
(habitat, passive recreation, preservation of scenic views and vistas, etc.), as well as to protect the Town’s
drinking water and surface water quality. Recent Town investments in open space include several
properties in the drinking water supply areas in East and West Brewster and the 41-acre Robinson property
which fronts on Long Pond and is partially in the East Brewster drinking water supply area. In addition, the
Brewster Conservation Trust has protected several smaller properties that provide open space throughout
the Town.
In 2021 the citizens of Brewster overwhelmingly voted to purchase the Sea Camps properties of over 100
acres. The property is in two parcels; one of which is on Route 6A, and fronts Cape Cod Bay and the other is
land off of Route 137 on Long Pond. The Conservation Trust and the Massachusetts Audubon society
contributed to the purchase of the Long Pond land. The Town is now working with citizens to determine
how best to use both parcels.
4 | P a g e
Social Character
In 2016 the Brewster Council on Aging presented results of its needs assessment, The Future of Aging in
Brewster. The assessment process included a survey of over 3,000 Brewster residents aged 45 and older, a
survey of seasonal residents, and focus groups. The survey found that the typical older adult wants to stay
in Brewster and is aging with sufficient resources and social support. However, there are segments of this
population that struggle financially, experience isolation, have limited access to transportation and services,
and for whom health events may challenge their ability to age in place. Transportation, caregiving services,
and health and wellness programs were seen as priorities. The survey also found that most older adults
think that the current COA building is inadequate for community needs. Many thought that the creation of
a multi-generational community center in which the COA would be located was the preferred solution. This
finding mirrors many statements in the Brewster Vision workshops about the value of a community center
to meet the needs of Brewster’s diverse population and a place that would bring all age groups together.
III. KEY ISSUES MOVING FORWARD
As noted in the Summary Papers for Community Infrastructure and Local Economy, there are several areas
of potential development in Town, including a Town Center or activity centers along Route 6A, the Sea
Camps properties, Drummer Boy Park, and a community center. Important to these and all planning
considerations, as well as changes in zoning bylaws and regulations, is maintenance of Brewster’s historic
and rural character.
IV. BUILDING BLOCK GOAL
Sustain and foster Brewster’s historic setting and archeological values, rural nature, small town feel, and
socially inclusive spirit and vitality.