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Select Board Meeting Packet - 08.08.22
Pages 3-8 Pages 9-57 Pages 58-82 Pages 83-88 Pages 89-101 Pages 102-126 127-190 Pgs. 191-301 Pages 302-354 Page 355 Pages 356-362 363-367 Pages 368-419 Pages 419-440 Weekly Count of New COVID-19 Infections: March 8, 2020 – July 31, 2022 1 5 3 1 2 0 2 000 1 0 2 0000 1 2 5 2 0000 2 0 2 1 2 3 0 1 4 1 3 66 13 22 117 202425 53 2420 88 5 1113 21 32 2125 12 6 7 33 1 0 1 0000 2 3 5 914 7 91215 6 99 8 5555 9 20 39 21 29 4847 54 82 118 545457 34 9 20 710 4 5 444 6 15 29 33 46 33 25 1814 9 9 18 10 17 126 00 33 7 53 14 2 0 111 0 11 0 3 00 1 5 00 1 0000 1 0000000 11 00000 1 22 1 0 2 00000000 2 0000000000000 1 0000000000 1 7 0 3 000000 11 11 38 30 18 4 3 1 00000000 7 51 8 5 4 1 0 111 000000 20 40 60 80 100 120 140 3/ 8 - 3 / 1 4 3/ 2 2 - 3 / 2 8 4/ 5 - 4 / 1 1 4/ 1 9 - 4 / 2 5 5/ 3 - 5 / 9 5/ 1 7 - 5 / 2 3 5/ 3 1 - 6 / 6 6/ 1 4 - 6 / 2 0 6/ 2 8 - 7 / 4 7/ 1 2 - 7 / 1 8 7/ 2 6 - 8 / 1 8/ 9 - 8 / 1 5 8/ 2 3 - 8 / 2 9 9/ 6 - 9 / 1 2 9/ 2 0 - 9 / 2 6 10 / 4 - 1 0 / 1 0 10 / 1 8 - 1 0 / 2 4 11 / 1 - 1 1 / 7 11 / 1 5 - 1 1 / 2 1 11 / 2 9 - 1 2 / 5 12 / 1 3 - 1 2 / 1 9 12 / 2 7 - 1 / 2 1/ 1 0 - 1 / 1 6 1/ 2 4 - 1 / 3 0 2/ 7 - 2 / 1 3 2/ 2 1 - 2 / 2 7 3/ 7 - 3 / 1 3 3/ 2 1 - 3 / 2 7 4/ 4 - 4 / 1 0 4/ 1 8 - 4 / 2 4 5/ 2 - 5 / 8 5/ 1 6 - 5 / 2 2 5/ 3 0 - 6 / 5 6/ 1 3 - 6 / 1 9 6/ 2 7 - 7 / 3 7/ 1 1 - 7 / 1 7 7/ 2 5 - 7 / 3 1 8/ 8 - 8 / 1 4 8/ 2 2 - 8 / 2 8 9/ 5 - 9 / 1 1 9/ 1 9 - 9 / 2 5 10 / 3 - 1 0 / 9 10 / 1 7 - 1 0 / 2 3 10 / 3 1 - 1 1 / 6 11 / 1 4 - 1 1 / 2 0 11 / 2 8 - 1 2 / 4 12 / 1 2 - 1 2 / 1 8 12 / 2 6 - 1 / 1 1/ 9 - 1 / 1 5 1/ 2 3 - 1 / 2 9 2/ 6 - 2 / 1 2 2/ 2 0 - 2 / 2 6 3/ 6 - 3 / 1 2 3/ 2 1 - 3 / 2 6 4/ 3 - 4 / 9 4/ 1 7 - 4 / 2 3 5/ 1 - 5 / 7 5/ 1 5 - 5 / 2 1 5/ 2 9 - 6 / 4 6/ 1 2 - 6 / 1 8 6/ 2 5 - 7 / 3 7/ 1 1 - 7 / 1 8 7/ 1 9 - 7 / 2 4 7/ 2 5 - 7 / 3 1 New Brewster COVID-19 Cases Resident (1590 Total)Long Term Care (259 Total staff & patients) Ages of Brewster Residents with Active COVID-19 Infections July 18 – July 24, 2022 % COVID Infections in Age Groups % COVID Infections in Age Groups 0-9 years (0) 0% 10-19 years (1) 16% 20-29 years (0) 0% 30-39 years (1) 17% 40-49 years (1) 17% 50-59 years (0) 0% 60-69 years (2) 33% 70-79 years (1) 17% 80+ years (0) 0% 0-9 years (0) 10-19 years (1) 20-29 years (0) 30-39 years (1) 40-49 years (1) 50-59 years (0) 60-69 years (2) 70-79 years (1) 80+ years (0) July 25 – July 31, 2022 0-9 years (1) 9%10-19 years (1) 8% 20-29 years (2) 17% 30-39 years (1) 8% 40-49 years (2) 17% 50-59 years (1) 8% 60-69 years (2) 17% 70-79 years (1) 8% 80+ years (1) 8% 0-9 years (1) 10-19 years (1) 20-29 years (2) 30-39 years (1) 40-49 years (2) 50-59 years (1) 60-69 years (2) 70-79 years (1) 80+ years (1) H 4901 Chapter 130 the Acts of 2022 THE COMMONWEALTH OF MASSACHUSETTS In the One Hundred and Ninety -Second General Court AN ACT AUTHORIZING THE COMMISSIONERS OF CAPITAL ASSET MANAGEMENT AND MAINTENANCE TO CONVEY A PARCEL OF LAND TO THE TOWN OF BREWSTER. Whereas, The deferred operation of this act would tend to defeat its purpose, which is to authorize forthwith the conveyance by the commonwealth f a certain parcel of land to the town of Brewster, therefore it is hereby declared to be an emergency law, necessary for the immediate preservation of the public convenience. Be it enacted by the Senate and House of Representatives in General Court �ssembled,`and by the authority of the same, as follows: SECTION 1. Notwithstanding sections 32 to 37, inclusive, of chapter 7C f the General Laws or any other general or special law to the contrary, the commissioner of capital asset management and maintenance,; in consultation th the department of conservation and recreation, may convey a certain portion of Nickerson state p park acquired for conservation purposes and ocated in the town of. Brewster to the town of Brewster for public way and sidewalk purposes. The parcel contains approximately 6,150 square feet, currently used as a public way and is shown on a plan on file with the departmen f conservation and recreation. The conveyance shall be subject to such additional terms and conditions consistent with this act as the commissioner of capital asset management and maintenance, in consultation with the department of conservation and recreation, may prescribe. The Nickerson state park parcel is identified on the town of Brewster's assessors' map as parcel 114-63=0 and described in a deed recorded in the Barnstable county registry of deeds in book 5418, page 157. The deed or other instrument conveying the parcel to the town of Brewster shall provide that the parcel shall be used solely for public way and sidewalk purposes. The commissioner of capital asset management and maintenance -shall determine the exact boundaries of the parcel following completion of a survey. SECTION 2. As a condition of the conveyance authorized in section 1, the own of Brewster shall compensate the commonwealth through the payment of 2,000 to the department of conservation and. recreation. The payment shall be H 4901 deposited in the Conservation Trust established in section 1 of chapter 132A of the General Laws and shall be expended by the department of conservation and recreation for the acquisition of lands or interests in land which shall be permanently held and managed for conservation and recreation purposes by the department of conservation and recreation. SECTION 3. Notwithstanding any general or special law to the contrary, the town of Brewster shall be responsible for all costs and expenses of the conveyance authorized in section 1 including, but not limited to, the costs of any engineering, surveys, recording fees and deed preparation related to the conveyance as determined by the commissioner of capital asset management and maintenance. Preamble adopted, Preamble adopted, passed to be enacted, passed to be enacted, , 2022. Approved, o'clock and 6 minutes, House of Repr.sentatives, July , 2022. , In Sena e, July , Speaker. 2022 President. House of Representatives, July 2022. Speaker. Governor. In Senate, July 2, , 2022. , President. Public forum date: Monday, August 15, 2022 Time: 6:00 PM Location: Log onto Zoom by clicking this link: https://us02web.zoom.us/j/81618004897?pwd=dzkxZ1lpVm1UV0xDRDJUa3BoVVpUQT09 Passcode: 542353 US: +1 929 436 2866 or +1 301 715 8592 Webinar ID: 816 1800 4897 Passcode: 542353 WING ISLAND BOARDWALK PROJECT: PUBLIC FORUM From: Arlynn L. Consiglio <consiglioal@nausetschools.org> Sent: Thursday, August 4, 2022 3:04 PM To: John Kelly <jkelly@town.orleans.ma.us>; Jacqui Beebe <jacquiwildes@comcast.net>; Peter Lombardi <plombardi@brewster-ma.gov>; Richard Waldo <richard.waldo@wellfleet-ma.gov> Cc: Giovanna Venditti <vendittig@nausetschools.org>; Brooke Clenchy <clenchyb@nausetschools.org> Subject: Nauset High School Building Project Update - From Superintendent Clenchy & Director Venditti Good afternoon everyone, We wanted to provide you all with an update on the High School building project. Tomorrow afternoon at 1:00 p.m. the Building Committee will convene to discuss whether to reissue the RFQ for General Contractors pursuant to M.G.L. c.149, §44D 1/2(i), with potential modifications to language and whether to reject all filed sub-bids and issue a new invitation to bid, with potential modifications to language. This meeting is being scheduled to consider these issues at the recommendation of the OPM and Designer, after consultation with NRSD counsel, to address certain technical issues that arose during the prequalification and bidding process as well as issues related to delays from ongoing bid protests. Without going into specifics at this time, we wanted to let you know that this now affects the timeline of the project with respect to the project overall. You are welcome to join the meeting tomorrow to participate in the meeting presentation and discussions. If after the meeting there are any questions that you may have we can schedule a telephone conference call or a Zoom meeting later. Linked here is the agenda and meeting link. Looking forward to seeing everyone at the meeting tomorrow. Please don’t hesitate to reach out to either Superintendent Clenchy or Director Venditti via telephone or email if you have any questions. Thank you. Superintendent Brooke Clenchy Director Giovanna Venditti Arlynn L. Consiglio (she/her) Executive Assistant to the Superintendent Notary Public Recording Secretary Nauset Public Schools 78 Eldredge Park Way Orleans, MA 02653 (508) 255-8800 ext. 7002 consiglioal@nausetschools.org Follow us on Twitter:@NausetSupt Select Board Mtg 8.08.2022 1 Item #9: Consent Agenda Cover Page Meeting Minutes: July 25, 2022 Meeting minutes from the Select Board regular session meeting have been drafted for review. Administration Recommendation: We recommend the Select Board approve the meeting minutes as presented. Appointments: Board of Assessors- Marjorie McGinnis; Crosby Property Committee- Adam Kibbe; Natural Resources Committee- Ron Essig; Election Workers Marjorie McGinnis has submitted her application and followed the Select Board appointment policy for the vacant member position on the Board of Assessors. Both the Select Board liaison and Chair of the committee have recommended her appointment. This is for a 3-year term that is effective was Ms. McGinnis has been sworn in until June 30, 2025. Adam Kibbe has applied and followed the Select Board appointment policy for the vacant member position on the Crosby Property Committee. Both the Select Board liaison and Chair of the committee have recommended his appointment. This is for a 3-year term that is effective was Mr. Kibbe has been sworn in until June 30, 2025. The Brewster Pond Coalition voted to have Ron Essig as the representative to the Natural Resources Committee. Following the appointment policy, the application appeared on the “For Your Information” packet at the meeting on July 25, 2022. Both the Select Board liaison and committee Chair have recommended this appointment. This is for a 3-year term that is effective was Mr. Essig has been sworn in until June 30, 2025. Election personnel have been presented to the Select Board for appointment effective September 1, 2022, through August 31, 2023. Administration Recommendation: We recommend the Select Board approve these appointments. Vote to Sign State Primary Warrant The 2022 State Primary voting will be held on Tuesday September 6, 2022, with voting at the Brewster Baptist Church from 7:00am until 8:00pm. The Warrant needs to be signed by the Select Board. Once signed the Warrant will be posted in 7 locations throughout the Town. Administration Recommendation: We recommend the Select Board sign the State Primary Warrant. Vote on Police Officers Assignments to Polling Locations Recent changes made to section 72 of MGL 54 charges the Select Board with detailing a sufficient number of police offices/constables for each polling location. The Town Clerk has provided the Select Board with a memo and recommended motion. Administration Recommendation We recommend the Select Board approve this action. Select Board Mtg 8.08.2022 2 Acceptance of Gift: Brewster Recreation Department (Beach Wheelchair) The Brewster Recreation Department has been gifted a beach wheelchair through SMILE, a Massachusetts non-profit organization dedicated to helping families raise children or adults with disabilities enjoy happy, healthy memories through vacation and recreation experiences. This will be the Town’s fourth beach wheelchair and the plan is to have this one at First Light Beach. Administration Recommendation: We recommend that the Select Board approve this gift. Facility Use Request: Paines Creek Landing The Brewster Ponds Coalition is requesting use of Paines Creek Landing to launch kayaks for an eco-tour on Saturday September 10, 2022. This event is in connection with SUPfari who will be supplying the kayaks for the tour. The tour begins at 9:45am and ends at 12:15pm, the total number of attendees will be 14. The Natural Resources Department, Conservation, and Recreation Department have reviewed the application. Parking is allowed in designated spots only and is first come first serve. Administration Recommendation: We recommend that the Select Board approve this application for facility use. One Day Liquor License Application- Woodshed The Brewster Woodshed is applying for a One Day Liquor license for Saturday August 13, 2022, to be able to serve beer on their lawn and back lot area during the Brew Run. This one-day application is required as their annual liquor license does not include the lawn or back lot areas as approved areas. The Police Chief recommends that signage is in place to indicate “No Alcohol Beyond this Point” so that patrons do not wander outside of these areas. The Fire Chief requires the two access driveways (Main Street and Breakwater Road) to remain free of parked vehicle. The Health Department has reviewed and has no concerns with this application. Administration Recommendation: We recommend that the Select Board approve this one-day liquor license application. Vote on T-Mobile’s Continued Use of Space on the Water Tank on Yankee Drive The Town of Brewster is requesting to enter into an agreement with T-Mobile to allow the company to continue occupying space on the Water Tank while a procurement process is pending. This is subject to T-Mobile continuing to pay Rent in an amount equal to what is currently being paid under the Lease, and further subject to the terms and conditions set forth in the Lease. The Town of Brewster and T-Mobile or its affiliate have had a lease agreement since August 28, 2002, the current lease expires on August 27, 2022. Administration Recommendation: We recommended that the Select Board vote to allow the continued use of space by T-Mobile or its affiliates, subject to the terms and conditions set forth in the lease. Request for Approval to Perform Site Modification Work at 1151 Freeman’s Way SBA Communications is requesting permission to perform site modification work to its communications facility located at 1151 Freeman’s Way. SBA Communications will be replacing 9 Select Board Mtg 8.08.2022 3 antennas and related tower and ground equipment. Written consent from the Town of Brewster is required to perform modifications per the ground lease agreement. Administration Recommendation: We recommend that the Board approves this request. Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Select Board 07.25.2022 www.brewster-ma.gov Page 1 of 6 Office of: Select Board Town Administrator MINUTES OF THE SELECT BOARD MEETING REGULAR SESSION DATE: July 25, 2022 TIME: 5:45 PM PLACE: Remote Participation REMOTE PARTICIPANTS: Chair Whitney,Vice Chair Chatelain, Selectperson Chaffee, Selectperson Hoffmann, Selectperson Bingham, Town Administrator Peter Lombardi, Assistant Town Administrator Donna Kalinick, Joan Pernice, Kim Pearson Call to Order, Declaration of a Quorum, Meeting Participation Statement and Recording Statement Chair Whitney called the meeting to order at 5:45pm and declared a quorum with all five Select Board members present. Chair Whitney read the meeting participation and recording statements. Executive Session: To discuss strategy with respect to litigation as an Open Meeting will have a detrimental effect on the litigating position of the Town (Brewster vs. Eversource) Selectperson Hoffmann moved to enter executive session and to return to open session at approximately 6:00pm. Selectperson Bingham second. A roll call vote was taken. Selectperson Chaffee-yes, Selectperson Chatelain- yes, Selectperson Hoffmann-yes, Selectperson Bingham-yes, Chair Whitney-yes. The Board vote was 5-Yes, 0-No. Public Announcements and Comments None Select Board Announcements and Liaison Reports Selectperson Hoffmann reviewed the announcement that was posted on the Town website regarding the public comment period for the draft of the 2022 Brewster Local Comprehensive Plan, public comments are welcome through August 12, 2022. More information is available on the Town website. Selectperson Hoffmann congratulated both the Recreation Commission and Council on Aging for a fantastic movie night on the lawn at the Bay Property on Friday night, she also thanked the CERT team for their help. Town Administrator’s Report Mr. Lombardi noted that covid positive cases in Brewster have been fluctuating between 10-20 new positive cases per week, this is consistent with what we are seeing regionally and nationally. Since the last Select Board meeting, new legislation has been passed extending the expanded Open Meeting Law provisions that have been in place for the past few years, until next March. Boards and committees will be using the same approach we have been over the past few months and public participation will continue to be remote through the end of August. The Select Board has approved a new revised remote participation policy, which we expect to implement in September. Board and committee chairs have been asked to provide feedback on the policy. One caveat is that there are now memorialized early voting requirements that we have to offer our residents. The logistics are being worked out internally. Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Select Board 07.25.2022 www.brewster-ma.gov Page 2 of 6 Office of: Select Board Town Administrator Lastly, Mr. Lombardi noted the drought conditions on the Cape and the outdoor watering restrictions that have been implemented by the Water Commission. The State last week officially declared drought conditions for the Cape. Consent Agenda a.Meeting Minutes: July 11, 2022 b.Appointments: Zoning Board of Appeals- Patricia Metz, Crosby Property Committee- Mark Flaherty; Election Workers; Police Officer and Keeper of the Lockup- Jeffrey R. Sabatino c.Transfer of Vehicle from Water Department of Public Works d.Request for Letter of Support: Brewster Historical Society e.Facilities Use Requests: Drummer Boy Park and Mants Landing f.Annual Hawker & Peddler Application: Renewal by Anderson g.One Day Liquor License Applications: Chatham Bars Inn Farm (6), Cape Rep Theatre, and Brewster Conservation Trust h.One Day Entertainment License Applications: Chatham Bars Inn Fam & Serenity Apartments at Brewster Selectperson Hoffmann moved to approve the Consent Agenda for July 25, 2022. Selectperson Chaffee second. A roll call vote was taken. Selectperson Bingham-yes, Selectperson Chaffee- yes, Selectperson Chatelain-yes, Selectperson Hoffmann-yes, Chair Whitney-yes. The Board vote was 5-Yes, 0-No. Update on Potential Library Renovation Project- Joan Pernice, Brewster Ladies Library Association President Ms. Pernice provided an update on the library’s renovation plans; a PowerPoint has been included in the public packet. The highlights include: Brewster Ladies’ Library was founded in 1852, and the original building constructed in 1868. The last renovation was done in 1995. Designated historic building in which many historic features and artifacts are preserved. Libraries provide free access to a wealth of knowledge and provides for creativity through children’s programs, enhancing literary and social skills. Core outcomes and purposes of the renovation is using 5,000 sq ft of space that comprises the lower level and basement and renovating into high quality useable space. Converting this space to be the new main entrance, improving handicap accessibility and improves and enlarges the children’s space, including an enclosed outdoor space. The adult circulation of books would improve, doubling the space and replace the aging shelving with new mobile shelving. HVAC system and elevator would be replaced and new hardware to enhance the IT infrastructure. The building is at its capacity for IT technology. The result would be a building plan designed to enhance the library’s ability to operate efficiently and better serve the evolving needs of the community. Project history: started in July 2017 when the library was awarded a grant, #23 out of #24 on the Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Select Board 07.25.2022 www.brewster-ma.gov Page 3 of 6 Office of: Select Board Town Administrator State list. In June 2022, Brewster is #6 on the grant waitlist. The State award is anticipated in July 2023 or July 2024, all local funding must be fully secured within 6 months of award. Project costs: total cost estimate is $10,247,956. Grant awarded in July 2017 $4,655,737; the grant will not cover cost escalations over intervening 8 years. Updated total project cost estimate is $16, 411,387 (projected to FY25). Mr. Lombardi provided additional information on the project costs estimates. The estimate includes all construction administration costs, and is meant to reflect all project costs, at least conceptually, except for the remaining design work that needs to be completed. In speaking with our project liaison, the award of $4.6M is not increasing. The State requires a quick turn around in securing all local match funding, once we are formally notified, the plan is to go to Town Meeting and request funding for the remaining design and permitting that has to be done to move forward. The updated funding plan includes: Design $300K Free Cash $300K CPC Construction $4.6M MBLC grant $1M Capital Stabilization $1.5M CPA $2M Brewster Ladies Library Association $7.3M Debt $16.4M Estimated Total (detailed update underway) Ms. Pernice added that the Association Board of Directors also committed $500K from investment accounts, the $2M is the goal for fundraising efforts. Mr. Lombardi reviewed a funding timeline that is based on when we will be notified of the state grant, which we assume can be as earlier as January. With this in mind, the recommendation is to apply for CPC funds for design in December 2022. At Town Meeting in May 2023, include an appropriation from free cash for the other half of design costs. Depending on the outcome of the Town Meeting votes, presumably move forward in seeking resident support of the balance of the funding, which will require Town Meeting vote and a debt exclusion ballot question next Fall. Selectperson Chaffee commented that the Brewster Ladies Library is a treasure in the community, the latest numbers are sobering, requested to look at fine tuning the costs. If there are any ways to plan some aspects more conservatively, Selectperson Chaffee believes there will ultimately be stronger support in the community knowing that only the essential parts of the construction project are being proposed. Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Select Board 07.25.2022 www.brewster-ma.gov Page 4 of 6 Office of: Select Board Town Administrator Selectperson Hoffmann shared the statistic that libraries attendance across the country has declined by 21% from 2009-2019, but the borrowing of online materials has increased by 55% during the same time. Adding that the use of the library has changed, and the wave of the future is looking at it as a community hub. Suggested to think about open floor plans as technology changes. Selectperson Hoffmann asked about community outreach and what has been done to include the community in the plans? Ms. Pernice noted that the formal outreach was completed in 2015-2016 and over the past 6 months there has been discussions about seeking a consultant to create new outreach and collecting data. Ms. Pernice added that the Library Board is sensitive to the fact that they need as much community input as possible. Discuss Natural Resources Advisory Commission’s Feedback on 2021 Sheep Pond Water Quality Reporting – Kim Pearson, Natural Resources Advisory Committee Chair In the 2021 State of the Waters Report, Sheep Pond was designated as having unacceptable water quality, based on data collected in 2020 as part of the Association to Preserve Cape Cod (APCC) cyanobacteria monitoring program. The Department of Natural Resources was contacted by concerned residents and the Natural Resources Advisory Committee (NRAC) was tasked with reviewing the designation. The findings are summarized in the memorandum included in the packet. Selectperson Chaffee commented that in the memo, Sheep Pond received this designation based on one datapoint and asked Dr. Pearson to explain the process of data collection. Dr. Pearson responded that in reviewing the designation they learned that there are two types of samples that are taken at each sampling event. The advantage of this methodology is that it allows a picture of what is going on at the moment and what might happen in the coming weeks if environmental conditions do not change. The unacceptable designation was based on a single sample, in one concentrated sample, an important consideration. Sheep Pond has historically had very good water quality for contact recreation. When something deviates, can look at it as a warning or it can be an outlier. The NRAC believes that this single sample taken in September 2020 is an outlier, the reasons being, no other elevation of other types has occurred. There was a sample taken by P.A.L.S. (Cape Cod Pond and Lake Stewardship) in September of the same year that did not produce any concerns. The NRAC consulted with pond scientists at the University of New Hampshire who developed the cyanobacteria methodology, in their estimation they didn’t see any concerns in the data. Selectperson Hoffmann asked how this impacts things today and the accuracy of data. Dr. Pearson responded that we continue to complete two types of testing on a bi-annual basis, so far Sheep Pond has not shown up as any areas of concerns. The APCC is continuing to test Sheep Pond and in 2022 we have not had any events of concern. Mr. Lombardi remarked that one project in the Capital Plan for this Fiscal Year is to complete an update to the town wide ponds data and analysis, in the amount of $50K and anticipate bringing this forward at Special Town Meeting in the fall. It has been 10+ years since we have taken a comprehensive look at pond water quality. Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Select Board 07.25.2022 www.brewster-ma.gov Page 5 of 6 Office of: Select Board Town Administrator Selectperson Chaffee moved that the Chair of the NRAC draft a letter for the Select Board Chair to send to the APPC communicating our concern with the labeling of what appears to be the outlier and ask that they carefully consider the analysis and labeling of Brewster ponds in the future. Selectperson Bingham second. A roll call vote was taken. Selectperson Bingham-yes, Selectperson Chaffee- yes, Selectperson Hoffmann-yes, Selectperson Chatelain-yes, Chair Whitney-yes. The Board vote was 5-Yes, 0-No. Update on Barnstable County Assembly of Delegates- Mary Chaffee Dr. Chaffee in her role as the Deputy Speaker and Brewster’s Delegate to the Barnstable County Assembly of Delegates, noted that the purpose of Barnstable County Government is to enhance the quality of life for county residents and to address regional issues. Deputy Speaker Chaffee provided the following updates, more details are included in the public packet: 1.FY23 County Operating Budget 2.ARPA 3.Cape Cod Municipal Police Academy 4.Freshwater Pond Quality 5.New County Website (Capecod.gov) 6.Assembly Meetings (1st & 3rd Wednesdays of each month at 4pm) Discuss and Vote on Proposed Personnel Bylaw Change: Amended Limitations on Comp Time for Certain Seasonal Positions Mr. Lombardi noted that in the latest round of negotiations with personnel bylaw employees, changes were made in limiting compensatory time accrual and setting a uniform cap across the board of 3 days. This change took place over the winter months, realizing now that there are a couple of positions that by nature are more seasonal and have more variation in workload and hours. Requesting the Boards approval to modify two sections of the personnel bylaw agreement to increase the maximum amount of compensation time for those seasonal positions (Crosby property manager and two assistant operations managers at the Captains Golf course) up to 15 days. In reviewing past several years at how many days/hours are needed to cover the season, this reflects a fair amount of time to accommodate what is needed in these roles. Selectperson Hoffmann moved to approve the modification to sections 3.4-2 and 3.4-3 of the personnel Bylaw agreements to increase the maximum amount of compensatory time to 15 days for the following positions, Crosby Property Manager, Assistant Golf Operations/Pro Shop Manager and Assistant Operation Manager/Head Golf Professional. Selectperson Bingham second. A roll call vote was taken. Selectperson Hoffmann-yes, Selectperson Chatelain- yes, Selectperson Chaffee-yes, Selectperson Bingham-yes, Chair Whitney-yes. The Board vote was 5-Yes, 0-No. For Your Information: Mr. Lombardi noted that since Brewster opened the flats to commercial razor clamming in 2018, we have been closely monitoring our approach to the program. Every year, adjustments are made through Natural Resources communication and review with harvesters to update the regulations. At this point, based on Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Select Board 07.25.2022 www.brewster-ma.gov Page 6 of 6 Office of: Select Board Town Administrator experience, we will be closing the eastern end of Brewster to commercial harvest of razor clams for the remainder of 2022. The Natural Resources Department will be contacting people directly. Matters Not Reasonably Anticipated by the Chair: None Questions from the Media: None Next Meetings: July 27, August 8, and August 22, 2022 Adjournment Selectperson Hoffmann moved to adjourn at 7:14pm. Selectperson Chaffee second. A roll call vote was taken. Selectperson Bingham-yes, Selectperson Chaffee- yes, Selectperson Hoffmann-yes, Selectperson Chatelain-yes, Chair Whitney-yes. The Board vote was 5-Yes, 0-No. Respectfully submitted by Erika Mawn, Executive Assistant Approved: __________________ Signed: _________________________________________ Date Selectperson Hoffmann, Clerk of the Select Board Accompanying Documents in Packet: Agenda, TA report, Consent Agenda Items, Potential Library Renovation Project documents, 2021 Sheep Pond Water Quality Reporting, Barnstable County Assembly of Delegates Update, Proposed Personnel Bylaw Changes, FYIs. FINAL Select Bd Appt Policy; version Oct. 28 Appendix C SELECT BOARD COMMITTEE APPLICATION SCREENING FORM Applicant Name Requested Committee 1. TOWN CLERK REVIEW a. Applicant is a registered Brewster voter: Yes No b. Date confirmed 2. SELECT BOARD LIAISON RECOMMENDATION TO SELECT BOARD a. Select Board Liaison Applicant Interview: i. Interviewer name (Select Board Liaison): ii. Interview date: b. Select Board Liaison Consultation with Committee Chair: iii. Committee Chair name: iv. Consultation date: v. Did Committee Chair also interview applicant? Yes No c. Was at least 1 Brewster reference contacted: Yes No N/A d. Select Board Liaison Recommendation: i. Recommend appointment. ii. Recommend appointment to other committee that is a better fit for applicant qualifications. iii. Recommend holding application for future opening. iv. Not recommended. 3. SELECT BOARD ACTION a. At a Select Board meeting held , the Applicant was appointed to for a term ending year term. 4. NOTIFICATION OF APPOINTEE AND TOWN CLERK a. Date notification of appointment sent to appointee and Town Clerk: FINAL Select Bd Appt Policy; version Oct. 28 Appendix B Town of Brewster SELECT BOARD COMMITTEE APPOINTMENT APPLICATION APPLICANT DIRECTIONS: Thank you for your interest in serving Brewster. The Town aims to match applicants with committee service best aligned to your skills and interests as well as the committee’s needs. The Town may consider the information in this application, any supplemental information, and any other publicly available information. An appointment to any committee, board or commission is at the discretion of the Select Board. Please complete this form online, or on paper, and submit a résumé if desired to Erika Mawn, Town Administrator’s Executive Assistant: o Email: EMawn@Brewster-MA.gov o Mail: Erika Mawn, 2198 Main St., Brewster, MA 02631, or o In person: Town Administrator’s Office or drop-box outside Town Hall. After your application materials are received, you’ll be contacted regarding next steps. Vacancies will be filled by applicants deemed best qualified to serve in a particular capacity, which discretion lies solely with the appointing authority. Submitting this form does not guarantee appointment. 1. Applicant name: 2. Address: 3. Phone Numbers: Home: Cell 4. Email: 5. This is an application for: Full member status Alternate status 6. Are you a full-time Brewster resident? Yes No 7. Years you’ve lived in Brewster: 8. Are you registered to vote in Brewster? Yes No 9. Committees you are interested in serving on in order of preference: a. b. c. NOTE: You may attach a résumé or CV instead of completing items 10-14. FINAL Select Bd Appt Policy; version Oct. 28 10. EDUCATION. List schools attended, degrees/diplomas/certificates received, and date of completion. Name of School Degree/Diplomas Certificates Date of Completion 11. OCCUPATION: ______________________________________________________ Active Retired Not currently working 12. EMPLOYMENT EXPERIENCE. List employers, job titles and dates of employment for at least previous 3 years. Name of Employer Job Title Dates of Employment 13. GOVERNMENT POSITIONS. List any Town of Brewster or other government volunteer, elected, or appointed positions you now hold or have held. 14. COMMUNITY ACTIVITIES. List all civic, non-profit, or other organizations that you belong to or have belonged to in the previous 5 years: a. Organizations and dates: 15. GOALS: Please explain why you’d like to serve on a particular committee. 16. EXPERIENCE & SKILLS: Please list any experience, achievements, skills, or interests you have that would assist you to serve effectively on the committee you wish to serve on. 17. TOWN EMPLOYMENT: Are you or any member of your immediate family employed by or receiving financial consideration from the Town of Brewster? Yes No 18. CONFLICTS OF INTEREST. Do any of your activities or relationships present the possibility or probability of a conflict of interest if you are appointed?(Does not automatically disqualify but may need to be disclosed) Yes No 19. LOCAL REFERENCES: Please provide the names and contact information for references (Brewster residents preferred): 20. ADDITIONAL INFORMATION. Please add any additional information you’d like. a. Name: Add Pho Ema Rela b. Name: Add Pho Ema Rela FINAL Select Bd Appt Policy; version Oct. 28 20. SIGNATURE. By signing below, you state that you understand and agree. My completion of this form does not guarantee my appointment and my application will be kept on file for two (2) years. If appointed to a position, I will be considered a Municipal Employee under MGL Ch. 268A and will be subject to: Massachusetts Conflict of Interest Law, MGL Ch. 268A; Massachusetts Financial Disclosure Law, MGL Ch. 268B; Massachusetts Open Meeting Law, MGL Ch. 30A, Sections 18-25, and the implementing regulations, 940 CMR 29.00; Massachusetts Public Records Law, MGL Ch. 66, and the implementing regulations, 950 CMR 32.00; Massachusetts Campaign Finance Law, MGL Ch. 55; and Brewster Charter, when in force, and Town bylaws, and all other applicable federal, state, and local laws or regulations. If appointed, I must be sworn in by the Town Clerk before serving, and I will complete State Conflict of Interest training after appointment, as well as any other certifications required by law. When submitted, I understand that this form becomes a public document. Signature: Date: The Commonwealth of Massachusetts Town of Brewster To Marjorie McGinnis We, the Selectmen of Brewster by virtue of the authority in us vested by the laws of the Commonwealth, do hereby appoint you to the Board of Assessors for a 3-year term, expiring June 30, 2025 Given at Brewster this 8th day of August 2022 Recorded A.D. Attest:Town Clerk FINAL Select Bd Appt Policy; version Oct. 28 Appendix B Town of Brewster SELECT BOARD COMMITTEE APPOINTMENT APPLICATION APPLICANT DIRECTIONS: Thank you for your interest in serving Brewster. The Town aims to match applicants with committee service best aligned to your skills and interests as well as the committee’s needs. The Town may consider the information in this application, any supplemental information, and any other publicly available information. An appointment to any committee, board or commission is at the discretion of the Select Board. Please complete this form online, or on paper, and submit a résumé if desired to Erika Mawn, Town Administrator’s Executive Assistant: o Email: EMawn@Brewster-MA.gov o Mail: Erika Mawn, 2198 Main St., Brewster, MA 02631, or o In person: Town Administrator’s Office or drop-box outside Town Hall. After your application materials are received, you’ll be contacted regarding next steps. Vacancies will be filled by applicants deemed best qualified to serve in a particular capacity, which discretion lies solely with the appointing authority. Submitting this form does not guarantee appointment. 1. Applicant name: 2. Address: 3. Phone Numbers: Home: Cell 4. Email: 5. This is an application for: Full member status Alternate status 6. Are you a full-time Brewster resident? Yes No 7. Years you’ve lived in Brewster: 8. Are you registered to vote in Brewster? Yes No 9. Committees you are interested in serving on in order of preference: a. b. c. NOTE: You may attach a résumé or CV instead of completing items 10-14. FINAL Select Bd Appt Policy; version Oct. 28 10. EDUCATION. List schools attended, degrees/diplomas/certificates received, and date of completion. Name of School Degree/Diplomas Certificates Date of Completion 11. OCCUPATION: ______________________________________________________ Active Retired Not currently working 12. EMPLOYMENT EXPERIENCE. List employers, job titles and dates of employment for at least previous 3 years. Name of Employer Job Title Dates of Employment 13. GOVERNMENT POSITIONS. List any Town of Brewster or other government volunteer, elected, or appointed positions you now hold or have held. 14. COMMUNITY ACTIVITIES. List all civic, non-profit, or other organizations that you belong to or have belonged to in the previous 5 years: a. Organizations and dates: 15. GOALS: Please explain why you’d like to serve on a particular committee. 16. EXPERIENCE & SKILLS: Please list any experience, achievements, skills, or interests you have that would assist you to serve effectively on the committee you wish to serve on. 17. TOWN EMPLOYMENT: Are you or any member of your immediate family employed by or receiving financial consideration from the Town of Brewster? Yes No 18. CONFLICTS OF INTEREST. Do any of your activities or relationships present the possibility or probability of a conflict of interest if you are appointed?(Does not automatically disqualify but may need to be disclosed) Yes No 19. LOCAL REFERENCES: Please provide the names and contact information for references (Brewster residents preferred): 20. ADDITIONAL INFORMATION. Please add any additional information you’d like. a. Name: Addr Phon Email Relationship to you: b. Name: Addres Phone: Email: Relationship to you: FINAL Select Bd Appt Policy; version Oct. 28 20. SIGNATURE. By signing below, you state that you understand and agree. My completion of this form does not guarantee my appointment and my application will be kept on file for two (2) years. If appointed to a position, I will be considered a Municipal Employee under MGL Ch. 268A and will be subject to: Massachusetts Conflict of Interest Law, MGL Ch. 268A; Massachusetts Financial Disclosure Law, MGL Ch. 268B; Massachusetts Open Meeting Law, MGL Ch. 30A, Sections 18-25, and the implementing regulations, 940 CMR 29.00; Massachusetts Public Records Law, MGL Ch. 66, and the implementing regulations, 950 CMR 32.00; Massachusetts Campaign Finance Law, MGL Ch. 55; and Brewster Charter, when in force, and Town bylaws, and all other applicable federal, state, and local laws or regulations. If appointed, I must be sworn in by the Town Clerk before serving, and I will complete State Conflict of Interest training after appointment, as well as any other certifications required by law. When submitted, I understand that this form becomes a public document. Signature: Date: FINAL Select Bd Appt Policy; version Oct. 28 Appendix C SELECT BOARD COMMITTEE APPLICATION SCREENING FORM Applicant Name Requested Committee 1. TOWN CLERK REVIEW a. Applicant is a registered Brewster voter: Yes No b. Date confirmed 2. SELECT BOARD LIAISON RECOMMENDATION TO SELECT BOARD a. Select Board Liaison Applicant Interview: i. Interviewer name (Select Board Liaison): ii. Interview date: b. Select Board Liaison Consultation with Committee Chair: iii. Committee Chair name: iv. Consultation date: v. Did Committee Chair also interview applicant? Yes No c. Was at least 1 Brewster reference contacted: Yes No N/A d. Select Board Liaison Recommendation: i. Recommend appointment. ii. Recommend appointment to other committee that is a better fit for applicant qualifications. iii. Recommend holding application for future opening. iv. Not recommended. 3. SELECT BOARD ACTION a. At a Select Board meeting held , the Applicant was appointed to for a term ending year term. 4. NOTIFICATION OF APPOINTEE AND TOWN CLERK a. Date notification of appointment sent to appointee and Town Clerk: The Commonwealth of Massachusetts Town of Brewster To Adam Kibbe We, the Selectmen of Brewster by virtue of the authority in us vested by the laws of the Commonwealth, do hereby appoint you to the Crosby Property Committee for a 3-year term, expiring June 30, 2025 Given at Brewster this 8th day of August 2022 Recorded A.D. Attest:Town Clerk FINAL Select Bd Appt Policy; version Oct. 28 Appendix B Town of Brewster SELECT BOARD COMMITTEE APPOINTMENT APPLICATION APPLICANT DIRECTIONS: Thank you for your interest in serving Brewster. The Town aims to match applicants with committee service best aligned to your skills and interests as well as the committee’s needs. The Town may consider the information in this application, any supplemental information, and any other publicly available information. An appointment to any committee, board or commission is at the discretion of the Select Board. Please complete this form online, or on paper, and submit a résumé if desired to Erika Mawn, Town Administrator’s Executive Assistant: o Email: EMawn@Brewster-MA.gov o Mail: Erika Mawn, 2198 Main St., Brewster, MA 02631, or o In person: Town Administrator’s Office or drop-box outside Town Hall. After your application materials are received, you’ll be contacted regarding next steps. Vacancies will be filled by applicants deemed best qualified to serve in a particular capacity, which discretion lies solely with the appointing authority. Submitting this form does not guarantee appointment. 1. Applicant name: 2. Address: 3. Phone Numbers: Hom 4. Email: 5. This is an application for: Full member status Alternate status 6. Are you a full-time Brewster resident? Yes No 7. Years you’ve lived in Brewster: 8. Are you registered to vote in Brewster? Yes No 9. Committees you are interested in serving on in order of preference: a. b. c. NOTE: You may attach a résumé or CV instead of completing items 10-14. FINAL Select Bd Appt Policy; version Oct. 28 10. EDUCATION. List schools attended, degrees/diplomas/certificates received, and date of completion. Name of School Degree/Diplomas Certificates Date of Completion 11. OCCUPATION: ______________________________________________________ Active Retired Not currently working 12. EMPLOYMENT EXPERIENCE. List employers, job titles and dates of employment for at least previous 3 years. Name of Employer Job Title Dates of Employment 13. GOVERNMENT POSITIONS. List any Town of Brewster or other government volunteer, elected, or appointed positions you now hold or have held. 14. COMMUNITY ACTIVITIES. List all civic, non-profit, or other organizations that you belong to or have belonged to in the previous 5 years: a. Organizations and dates: 15. GOALS: Please explain why you’d like to serve on a particular committee. 16. EXPERIENCE & SKILLS: Please list any experience, achievements, skills, or interests you have that would assist you to serve effectively on the committee you wish to serve on. 17. TOWN EMPLOYMENT: Are you or any member of your immediate family employed by or receiving financial consideration from the Town of Brewster? Yes No 18. CONFLICTS OF INTEREST. Do any of your activities or relationships present the possibility or probability of a conflict of interest if you are appointed?(Does not automatically disqualify but may need to be disclosed) Yes No 19. LOCAL REFERENCES: Please provide the names and contact information for references (Brewster residents preferred): 20. ADDITIONAL INFORMATION. Please add any additional information you’d like. a. Name: Ad Ph Em Relationship to you: b. Name: Addres Phone: Email: Relatio 20. SIGNATURE. By signing below, you state that you understand and agree. • My completion of this form does not guarantee my appointment and my application will be kept on file for two (2) years. • If appointed to a position, I will be considered a Municipal Employee under MGL Ch. 268A and will be subject to: • Massachusetts Conflict of Interest Law, MGL Ch. 268A; • Massachusetts Financial Disclosure Law, MGL Ch. 268B; • Massachusetts Open Meeting Law, MGL Ch. 30A, Sections 18-25, and the implementing regulations, 940 CMR 29.00; • Massachusetts Public Records Law, MGL Ch. 66, and the implementing regulations, 950 CMR 32.00; • Massachusetts Campaign Finance Law, MGL Ch. 55; and * Brewster Charter, when in force, and Town bylaws, and all other applicable federal, state, and local laws or regulations. • if appointed, I must be sworn in by the Town Clerk before serving, and I will complete State Conflict of Interest training after appointment, as well as any other certifications required by law. • When submitted, I understand that this form becomes a public document. Ronald J. Essig Fishery biologist with 39 years of experience with federal and state fish and wildlife agencies. In each position held, effectively cultivated and maintained partnerships to achieve resource outcomes. Demonstrated leadership in project management and supervision of over 20 staff throughout my career. Served in many volunteer leadership positions of increasing responsibility within the American Fisheries Society. Experience U.S. Fish and Wildlife Service, Wildlife and Sport Fish Restoration Division, Fishery Biologist, Newton Corner and Hadley, MA, 1991-2018 Retired as Chief of the Fish and Wildlife Section supervising five staff who administered Sport Fish Restoration, Wildlife Restoration and State Wildlife Grants research, survey and education grants in 13 states and the District of Columbia Personally administered grants for marine fisheries research and surveys in 10 states Served on several national teams to implement systems to monitor and report state program accomplishments (e.g., TRACS, FAIRS) Served on several regional teams to implement new organizational approaches (e.g., strategic habitat conservation, ecosystem approach) National Marine Fisheries Service, Fisheries Statistics Division, Statistician (Biology), Washington, DC and Silver Spring, MD, 1984-1991 One of three staff who conducted national Marine Recreational Fishery Statistics Survey annually with data collection by contractors and state agencies Personally worked with states for them to fund increased survey sample sizes for improved state level accuracy and precision of catch and effort estimates Georgia Department of Natural Resources, Coastal Resources Division, Chief of Data Management Section, Brunswick, GA, 1980-1984 Supervised five staff who entered and analyzed data from scientific surveys and commercial fisheries port sampling. Personally used SAS to analyze federal grant funded projects Served as Chair of the South Atlantic Statistics Committee, Atlantic States Marine Fisheries Commission, 1982-1984 and was Georgia representative on two other ASMFC committees National Marine Fisheries Service, Resource Assessment Division, Fishery Biologist (General), Woods Hole, MA, 1979-1980 Assisted with stock assessments for several groundfish species and lobster Participated in research trawl survey cruises Education M.S., Fisheries Biology, University of Massachusetts, Amherst, MA, 1979 Thesis: Abundance, growth and mortality of larval anadromous alewives, Alosa pseudoharegus (Wilson), in Rock and Pentucket Ponds, Georgetown, MA B.S., Biology, Rutgers University, New Brunswick, NJ, 1976 Major Awards Certified Fisheries Professional, Emeritus, AFS, 2020 Angelo Incerpi Fisheries Conservation Award, Northeast Fisheries Administrators Association, 2019 Meritorious Service Award, Department of Interior, 2018 Fellow, AFS, 2017 Dwight Webster Memorial Award, Northeastern Division, AFS, 2016 Irwin Alperin Membership Service Award, Southern New England Chapter, AFS, 2003 American Fisheries Society Leadership President, AFS, 2015-2016 Chair, Special Committee on Educational Requirements, AFS, 2012-2014 President, Fisheries Management Section, 2009-2010 President, Northeastern Division, 2003-2004 President, Southern New England Chapter, 1996-1997 Chair, Continuing Education Committee, Northeastern Division, 1991-1993 President, Potomac Chapter, 1990-1991 Publications Essig, R.J. 2020. Leadership is a lifelong journey. Pages 23-27 in W.W. Taylor, A.K. Carlson, A. Bennett, and C.P. Ferreri, editors. Lessons in leadership: integrating courage, vision, and innovation for the future of sustainable fisheries. American Fisheries Society, Bethesda, Maryland. Essig, R.J., R.W. Laney, M.H. Appelman, F.A. Harris, R.A. Rulifson, and K.L. Nelson. 2019. Atlantic Striped Bass: an interjurisdictional fisheries management success story. Pages 533-564 in C.C. Krueger, W.W. Taylor, and S.-J. Youn, editors. From catastrophe to recovery: stories of fisheries management success. American Fisheries Society, Bethesda, Maryland. Essig, R.J. 2016. U.S. federal fish biologist educational requirements. Fisheries 41(8): 462 Kaemingk, M.A., R.J. Essig, S.L. McMullin, C. Bonds, R.L. DeBruyne, C.A. Myrick, Q.E. Phelps, T.M. Sutton, and J.R. Triplett. 2016. Examining the relevancy and utility of the American Fisheries Society certification program to prepare future fisheries professionals. Fisheries 41(8):458-461. McMullin, S.L., V. DiCenzo, R. Essig, C. Bonds, R.L. Debruyne, M. Kaemingk, M.E. Mather, C. Myrick, Q.E. Phelps, T. Sutton, and J.R. Triplett. 2016. Are we preparing the next generation of fisheries professionals to succeed in their careers? A survey of AFS members. Fisheries 41(8):436-449. Essig, R. 2016. Preparing future fisheries professionals. Fisheries 41(8):431 and 496. Essig, R. 2016. Climate change: SWAPs and AFS. Fisheries 41(7):327 and 425. Essig, R. 2016. Communicating fisheries information. Fisheries 41(6):267 and 321. Essig, R. 2016. AFS officer travelogue. Fisheries 41(5):215. Essig, R. 2016. AFS professional certification 101. Fisheries 41(4):159 and 209. Essig, R. 2016. One fish, two fish. Fisheries 41(3):111 and 154. Essig, R. 2016. Sparking interest in fisheries. Fisheries 41(2):59. Jackson, G., and R. Essig. 2016. Fisheries down under. Fisheries 41(1):3 and 54. Essig, R. 2015. The big AFS tent. Fisheries 40(12):575. Essig, R. 2015. The power of a motion. Fisheries 40(11):527. Essig, R. 2015. The significance of gasoline taxes to fisheries. Fisheries 40(10):479. Essig, R. 2015. Fisheries conservation and management: making connections and building partnerships. Fisheries 40(9):431 and 471. Essig, R.J., and M.C. Holliday. 1991. Development of a recreational fishing survey: the marine recreational fishery statistics survey case study. Pages 245-254 in D. Gutherie, J.M. Hoenig, M. Holliday, C.M. Jones, M.J. Mills, S.A. Moberly, K.H. Pollock, and D.R. Talhelm, editors. Creel and angler surveys in fisheries management. American Fisheries Society Symposium 12, Bethesda, Maryland. Essig, R.J., and C.F. Cole. 1986. Methods of estimating larval fish mortality from daily increments in otoliths. Transactions of the American Fisheries Society 115:34-40. FINAL Select Bd Appt Policy; version Oct. 28 Appendix C SELECT BOARD COMMITTEE APPLICATION SCREENING FORM Applicant Name Requested Committee 1. TOWN CLERK REVIEW a. Applicant is a registered Brewster voter: Yes No b. Date confirmed 2. SELECT BOARD LIAISON RECOMMENDATION TO SELECT BOARD a. Select Board Liaison Applicant Interview: i. Interviewer name (Select Board Liaison): ii. Interview date: b. Select Board Liaison Consultation with Committee Chair: iii. Committee Chair name: iv. Consultation date: v. Did Committee Chair also interview applicant? Yes No c. Was at least 1 Brewster reference contacted: Yes No N/A d. Select Board Liaison Recommendation: i. Recommend appointment. ii. Recommend appointment to other committee that is a better fit for applicant qualifications. iii. Recommend holding application for future opening. iv. Not recommended. 3. SELECT BOARD ACTION a. At a Select Board meeting held , the Applicant was appointed to for a term ending year term. 4. NOTIFICATION OF APPOINTEE AND TOWN CLERK a. Date notification of appointment sent to appointee and Town Clerk: The Commonwealth of Massachusetts Town of Brewster To Ron Essig We, the Selectmen of Brewster by virtue of the authority in us vested by the laws of the Commonwealth, do hereby appoint you to the Natural Resources Committee for a 3-year term, expiring June 30, 2025 Given at Brewster this 8th day of August 2022 Recorded A.D. Attest:Town Clerk Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Memo To: Brewster Select Board From: Colette Williams, Town Clerk Date: July 27, 2022 Re: Additional Election Workers to be appointed Pursuant to Massachusetts General Law Chapter 54, section 12, the following list of names are being presented to the Brewster Select Board, to be appointed as Election Personnel, effective September 1, 2022, through August 31, 2023. These name appeared in the “For Your Information” packet on the July 25, 2022 Select Board meeting. Workers: Cheryl Avery Barbara Bartolomei Anne Best David Briggs Nancy Burdych George Carey Jim Eddy Mary Eddy Pat Galante Lisa Gerrish Amy Harbeck Rob Harris Jodi Holland Joanne Hughes Penny Holeman Office of: Town Clerk COMMONWEALTH OF MASSACHUSETTS WILLIAM FRANCIS GALVIN SECRETARY OF THE COMMONWEALTH 2022 STATE PRIMARY WARRANT Barnstable SS. To Roland W. Bassett, Jr. Brewster Town Constable GREETINGS: In the name of the Commonwealth, you are hereby required to notify and warn the inhabitants of said town who are qualified to vote in Primaries to vote at: Brewster Baptist Church 1848 Main Street Precinct’s One, Two, and Three On TUESDAY, THE SIXTH DAY OF SEPTEMBER, 2022, from 7:00 A.M. to 8:00 P.M. for the following purpose: To cast their votes in the State Primaries for the candidates of political parties for the following offices: GOVERNOR FOR THIS COMMONWEALTH LIEUTENANT GOVERNOR FOR THIS COMMONWEALTH ATTORNEY GENERAL FOR THIS COMMONWEALTH SECRETARY OF STATE FOR THIS COMMONWEALTH TREASURER FOR THIS COMMONWEALTH AUDITOR FOR THIS COMMONWEALTH REPRESENTATIVE IN CONGRESS NINTH DISTRICT COUNCILLOR FIRST DISTRICT SENATOR IN GENERAL COURT CAPE & ISLANDS DISTRICT REPRESENTATIVE IN GENERAL COURT FIRST BARNSTABLE DISTRICT DISTRICT ATTORNEY CAPE & ISLANDS DISTRICT SHERIFF BARNSTABLE COUNTY COUNTY COMMISSIONERS BARNSTABLE COUNTY Hereof fail not and make return of this warrant with your doings thereon at the time and place of said voting. Given under our hands this 8th day of August, 2022. _____________________________________ David C. Whitney, Chair ___________________________________ Edward B. Chatelain, Vice-Chair _____________________________________ Kari Sue Hoffmann, Clerk ___________________________________ Mary W. Chaffee _____________________________________ Cynthia A. Bingham Town of Brewster Select Board Page 2 of 2 2022 STATE PRIMARY WARRANT September 6th, 2022 I, Roland W. Bassett, Jr., duly qualified Constable of the Town of Brewster, do hereby certify that I served the Warrant for the State Primary of September 6th, 2022, by posting attested copies thereof, in the following locations in the Town on the _______ day of August, 2022, in accordance with the Town Bylaws. Brewster Town Offices Cafe Alfresco Brewster Ladies Library Brewster Pizza House The Brewster General Store Millstone Liquors U. S. Post Office _____________________________________ Roland W. Bassett, Jr., Constable Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Memo To: Brewster Select Board From: Colette Williams, Town Clerk Date: July 22, 2022 Re: Police Officers Assigned to Polling Locations Action is requested in response to the changes made to section 72 of MGL 54 which now charges the Select Board, rather than person in charge of the police force, with detailing a sufficient number of police officers or constables for each polling location I recommend the following action: MOTION: Move to approve a sufficient number of police officers, but not less than 1, at the polling location at every election therein to preserve order and to protect the election officers and supervisors from any interference with their duties and to aid in enforcing the laws relating to elections, as required by Section 72 of MGL Chapter 55 which was changed in section 13 of Chapter 92 of the Acts of 2022. Further, move to designate the Police Chief the authority to assign specific police officers according to scheduling and availability. The Town Clerk will advise the Police Chief on the location and time the officer is needed. Office of: Town Clerk TOWN OF BREWSTER 2298 MAIN STREET BREWSTER,MA 02631 PHONE:(508)896-9430 WWW.BREWSTERRECREATION.COM WWW.TOWN.BREWSTER.MA.US OFFICE OF RECREATION COMMISSION July 26th, 2022 Dear Select Board members, I am writing you today to ask your permission to have a beach wheelchair donated to the Town. SMILE Mass is an organization that believes in accessible play and travel. They have been kind enough to offer us a beach wheelchair for another one of our Town landings. This will bring the total to four. One at Long Pond, and three at various bay beaches. Our plan is to locate this chair at First Light Beach. They would like to do a formal presentation on Monday, August 8th. Please add consider accepting this gift on your agenda that night and let me know if you need anything else from the Recreation Department. Thank you for your consideration, Mike Gradone Recreation Director Town of Brewster APPLICATION FOR FACILITY USE BREWS I tR BOARD OF SELECTMEN 2198 MAIN STREET, BREWSTER, MA 02631 All requests must be made at (east two (2) weeks in advance of the desired use date. For more information please call the Selectmen's Office at 896-3701. Completed forms may be dropped -off or mailed to the address above, or faxed back to 508-896-8089. ORGANIZATION OR GROUP: 64_,•nA`--Yc_c- o n LOCAL SPONSORING ORGANIZATION: -5P CC AREA OR FACILITIES NEEDED: Poj r, -es 0 - DATE OR DATES REQUESTED: Z -, ) D / ZG 7 Z - TIME IN: TIME OUT: \Z' tc (INCLUDING PREPARATION & DISMANTLING) n _ PURPOSE OF FACILITY USE: k a/c.", c.c.°c', 4'-�,� gyp", S f E c ©--2\--CD`J-'C- NATURE OF ACTIVITY TO TAKE PLACE: e n ,<5..`r (1 cL co_� 'cY'.coC5 ' (t_0\ WILL ADMISSION FEE BE CHARGED? YES V NO AMOUN�"7(O NON-PROFIT ORGANIZATION: YES NO IRS # 1-t7 Z S 1 ' 7 TOTAL NUMBER OF PERSONS EXPECTED 12, ' MAXIMUM PEOPLE EXPECTED AT ONE TIME: \4-1 ANY SPECIAL EQUIPMENT NEEDED?: PERSON RESPONSIBLE FOR THE OBLIGATIONS OF THE GROUP WHO WILL PAY THE BILL - NAME: MAILING ADDRESS: 'n n c -P,..),)$ , 'CNA ec calx '� TELEPHONE NUMBER:`r3t ' `L Sys - '• E r,6_?"'SOPc6Y?' 103- I have read the regulations and understand them with the acknowledgement that any additional expenses incurred will be paid by my organization and that any violation may jeopardize continue use of the building. Signature: Telephone: 3 Page 6 of 7 8/13/13 Board of Selectmen Town Administrator 2198 Main Street Brewster: Massachusetts 02631-1898 (508) 896-3701 FAX (508) 896-8089 APPLICATION FOR ONE -DAY LIQUOR LICENSE zust be submitted with application fee two (2) weeks prior to he date of the evori Applicant's Name: ls,tt...( .. ) r % Phones i a Applicant's Address: Type of Event: Location and Address where Liquor will be served if different from Applic is Address: Date and hours requested for Licensed Authorization to se e Liquor: Day. , i ; .. Times: Types of Liquor to be served: Will food be provided? Number of attendees anticipated? 1 Who will serve the liquor? Name: E3 ' TMi°; . Address: Contact phone numbers) for Se er(s): FEE= $35/day/location Signature of Applic Date: Signature indicating for Licensing Authority's Approval: Date Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 NUMBER 2021-ODL – 46 2022-ODL-#37 FEE $35.00 Town of Brewster Local Licensing Authority This is to certify that: Brewster Inn Inc. d/b/a the Woodshed IS HEREBY GRANTED A ONE-DAY LIQUOR LICENSE PERMT TO ALLOW: Beer Only On the Front Lawn for the Annual Brew Run Road Race At the following address: 1993 Main Street, Brewster, MA 02631 This one-day permit is effective on: Saturday August 13, 2022, from 4pm – 9pm Date Issued: August 8, 2022 Select Board __________________________ __________________________ __________________________ __________________________ __________________________ Office of: Select Board Town Administrator Signage should clearly delineate where people are permitted to consume the alcohol served. 1 15 Commerce Way, Norton, MA 02766 July 15, 2022 Peter Lombardi, Town Administrator Brewster Town Hall 2198 Main Street Brewster, MA 02631 RE: Letter Agreement to Authorize T-Mobile’s Continued Use of Space on the Water Tank on the Property Site ID: 4HYS016A Parties: Town of Brewster, and T-Mobile Northeast LLC, an affiliate of Sprint Spectrum Realty Company, LLC, successor in interest to Sprint Spectrum L.P. (“T-Mobile”) Property: Yankee Drive/Tower Hill Circle, Brewster, MA (the “Property”) Dear Mr. Lombardi: The intent of this letter is to acknowledge and agree to the following: The Town of Brewster and T-Mobile or its affiliate entered into a lease agreement on August 28, 2002 (the “Lease”), allowing it to install, operate and maintain a wireless telecommunications facility (the “Use”) on the existing water tank located on the Property (the “Water Tank”). The Lease expires on August 27, 2022. However, T-Mobile desires to continue to occupy the Water Tank on the Property and continue to pay Rent (as defined in the Lease) to the Water Department, and the Water Department will accept Rent and continue to allow T- Mobile to use the property for telecommunications purposes. Whereas T-Mobile wishes to enter into a new Lease agreement for T-Mobile’s continued operation of its wireless telecommunications facility on the Water Tank on the Property (the “New Lease”). 2 Pending a procurement process by the Town of Brewster for occupying space on the Water Tank, the Town of Brewster agrees to continue to allow T-Mobile to occupy space on the Water Tank subject to T-Mobile continuing to pay Rent in an amount equal to what is currently being paid under the Lease, and further subject to the terms and conditions set forth in the Lease. It is hereby acknowledged that the Town shall have no obligation to enter into the New Lease with T-Mobile unless and until T-Mobile submits a proposal in response to the Request for Proposals issued by the Town, and the Town, in its sole and absolute discretion, selects T-Mobile as the successful proposer based on the criteria set forth in the Request for Proposals, and the parties enter into a mutually satisfactory New Lease. Should the Town not accept T-Mobile’s proposal, and the Town and T-Mobile are not in discussions to issue and respond to a new request for proposal, then T-Mobile shall have one hundred-twenty (120) days upon notice from the Town to vacate the space and remove structures and equipment at its own expense. If the foregoing is consistent with your understanding, please execute the counterpart of this letter in the space provided and return the same to me. If you have any questions or desire any further information please let me know. Sincerely, T-Mobile Northeast LLC By: Steven Andrade Sr. Director, Engineering Operations ACKNOWLEDGED AND AGREED ______________________________________ By: David Whitney, Select Board Chair Town of Brewster August 2, 2022 Dear Sir or Madam: SBA Infrastructure LLC, as successor in interest to Dolphin Productions, Inc., (“Lessee”), and Board of Selectman of the Town of Brewster, Barnstable County, Commonwealth of Massachusetts (“Lessor”), entered into a Standard Lease Agreement dated 6/15/1993. for a portion of the real property located at , 1151 Freemans Way, (the “Property”), to install telecommunications equipment as defined therein on the Property. This letter is to notify you that SBA will be performing maintenance and minor modifications to its antenna facility located on the premises, according to the terms of the lease. Currently, we are replacing (9) existing antennas and related tower and ground equipment. Our Site Development department has already been in contact with your building department and have a building permit application for the scope of work ready for your approval and issuance. If you accept the terms of this Acknowledgment and Consent Letter set forth above, please sign and date the acknowledgment below and return via email attachment to JoMorrison@sbasite.com. Should you have any questions, please contact John Morrison at 508- 768-7960 We thank you in advance for your continued cooperation in this matter. Thank you, John Morrison SDS Specialist I SBA Communications Corporation 134 Flanders Road Suite 125 Westborough, MA 01581 x3808 + T 508.768.7960 + C JoMorrison@sbasite.com Your Signal Starts Here. Acknowledged, Accepted and Agreed Lessor: Board of Selectman of the Town of Brewster, Barnstable County, Commonwealth of Massachusetts ______________________________________________ By:__________________________ Date:_________ 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC T-1 TITLE SHEET 811 DigSafe MA.ME.NH.RI.VT AT LEAST 72 HOURS PRIOR TO DIGGING, THE CONTRACTOR IS REQUIRED TO CALL DIG SAFE AT 811 · · · · · · · · · · · · · · · · · · · 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC GENERAL NOTES GN-1 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC COMPOUND PLAN & EQUIPMENT PHOTO A-1 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC EQUIPMENT PLANS A-2 ERICSSON 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC TOWER ELEVATION, ANTENNA PLANS & PHOTOS A-3 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC SITE DETAILS A-4 ANTENNA & FEEDLINE CHARTS A-5 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC 4DR1038A 1151 FREEMANS WAY BREWSTER, MA 02631 CHAPPELL ENGINEERING ASSOCIATES, LLC Civil Structural Land Surveying T-MOBILE NORTHEAST LLC ELECTRIC & GROUNDING DETAILS E-1 29 July 2022 David Whitney, Chair Select Board Town of Brewster 2198 Main Street Brewster, MA 02631 RE: Select Board Approval of the proposed conservation restriction (CR) on a 1.38 -acre parcel, 0 Red Top Road) Dear Mr. Whitney, On behalf of the Brewster Conservation Trust, I respectfully request that the Brewster Select Board vote to approve the attached CR pursuant to M.G.L. 184, ss. 31-33. The CR has been previously reviewed by the State EOEEA officials and will be sent to them for final approval after the Select Board's approval. BCT was able to purchase this 1.38-acre parcel, located on Red Top Road with the help of a Conservation Partnership grant, given its conservation value. However, I think you will find that the premises are important to conserve for multiple reasons. Including that it is 100% within state BioMap2 Core and Critical Natural Landscape Habitats, and in the vicinity of approximately 116 acres of Brewster Conservation Trust and Town of Brewster-owned open space. The Premises also includes a historic path (“Aunt Thankful’s Path”) and is located on a town-designated Scenic Road. Upon final approval of the CR by the Town and the State, The Compact of Cape Cod Conservation Trusts, Inc. will then be granted the CR by the Brewster Conservation Trust (Grantor) to preserve this land in perpetuity. This will maintain a significant tract of open space in West Brewster. The Town of Brewster Conservation Commission voted unanimously in support of this CR at its regular meeting on 26 July 2022. I have attached a letter from Noelle Aguiar, Conservation Administrator for your reference. Thank you in advance and please let me know if you have any questions. Sincerely, Amy Henderson Executive Director Cc: Peter Lombardi TOWN OF BREWSTER 1657 MAIN STREET BREWSTER, MA 02631 PHONE: (508) 896-4546 FAX: (508) 896-8089 CONSERVATION@BREWSTER-MA.GOV WWW.BREWSTER-MA.GOV OFFICE OF CONSERVATION COMMISSION July 28, 2022 Brewster Conservation Trust 36 Red Top Road Brewster, MA 02631 RE: Letter of Support for Conservation Restriction Locus: 0 Red Top Road Assessors Map 14, Parcel 16 (formerly Map 37, Parcel 17-9) To Whom it May Concern, The proposed Conservation Restriction for the property noted above was reviewed by the Brewster Conservation Commission at its regularly-scheduled meeting on July 26, 2022. The Commission voted unanimously to support this Conservation Restriction as written for the property at 0 Red Top Road. If you have any questions, or if you need additional information, please do not hesitate to contact the Conservation Department at the number listed above. Sincerely, Noelle Aguiar, Conservation Administrator ATTACHMENT 3.8 RED TOP FOREST TRAIL LINKAGE ACQUISITION BREWSTER CONSERVATION TRUST CONSERVATION PARTNERSHIP GRANT APPLICATION—BID ENV22 DCS 03 PROTECTED OPEN SPACE CONTEXT N This layer has been updated manually by Mark H. Robinson of The Compact of Cape Cod Conservation Trusts, Inc. June 2021. locus BCT C.R. BCT BCT TOWN CONS. WELCH CONSERVATION RESTRICTION Brewster, MA 1 GRANTOR: Brewster Conservation Trust GRANTEE: The Compact of Cape Cod Conservation Trusts, Inc. ADDRESS OF PREMISES: 0 Red Top Road, Brewster, MA 02631 FOR GRANTOR’S TITLE SEE:Barnstable County Land Court Document __1,443,629________Certificate #____228092___________ CONSERVATION RESTRICTION I.STATEMENT OF GRANT JOSEPH BIERNAT, AMY CHESNUT, BETH FINCH, DEBRA JOHNSON, PETER JOHNSON, MARTIN KAMARCK, DONALD KEERAN, JOHN LAMB, STEPHEN McKENNA, HAL MINIS, BONNIE NEWMAN, ROGER V. O’DAY, PETER W. SOULE, CHARLES L. SUMNER, and ROSEMARY VAN ANTWERP, as Trustees of the BREWSTER CONSERVATION TRUST (“Trust”),owner of the Premises as defined herein, constituting all of the owner(s) of the Premises as defined herein, for the Trust’s successors and assigns (“Grantor”), acting pursuant to Sections 31, 32, and 33 of Chapter 184 of the Massachusetts General Laws, grant, with QUITCLAIM COVENANTS, to THE COMPACT OF CAPE COD CONSERVATION TRUSTS, INC., a Massachusetts charitable corporation, with an office at 36 Red Top Road, Brewster, Barnstable County, Massachusetts, 02631 and a mailing address at P.O. Box 443, Barnstable, Barnstable County, Massachusetts 02630, its permitted successors and assigns (“Grantee”), for nominal consideration, as a gift, the following Conservation Restriction on land located in the Town of Brewster, Barnstable County, Commonwealth of Massachusetts, consisting of an approximately 1.38-acres (“Premises”), which Premises is more particularly described in Exhibit A and shown in the attached sketch plan in Exhibit B both of which are incorporated herein and attached hereto. II.PURPOSES: This Conservation Restriction is defined in and authorized by Sections 31, 32, and 33 of Chapter 184 of the Massachusetts General Laws and otherwise by law. The purposes of this Conservation Restriction (“Purposes”) are to ensure that the Premises will be maintained in perpetuity in its natural, scenic, open condition, and available for passive outdoor recreational use, and to prevent any use or change that would materially impair the Conservation Values (as defined below). The fee interest in the Premises was acquired utilizing, in part, assistance from the Conservation Partnership program which requires, pursuant to Section 2A of Chapter 286 of the Acts of 2014, the conveyance of this Conservation Restriction. WELCH CONSERVATION RESTRICTION Brewster, MA 2 The Conservation Values protected by this Conservation Restriction include the following: Open Space. The Premises possesses significant open space, natural, aesthetic, ecological, plant and wildlife habitat, soil and water resource quality, watershed, floodplain values of importance to the Grantee, and to the scenic and natural character of the Town of Brewster. Specifically, the Premises will extend an open space corridor along Red Top Road, a Town- designated Scenic Road, that includes over 60 acres of pine-oak forest conserved by the Brewster Conservation Trust (BCT) Hay - Dry Hill land to the west, and about 51 acres of BCT and Town Conservation Commission-owned lands (High Hill Conservation Area and Red Top Forest Trails) to the east. With additional surrounding open space, preservation of the Premises will help link about 116 acres of open space, and the public walking trails they contain. The Premises also contributes to the historic character of the Red Top (and nearby Stonybrook Road) within the Old King’s Highway Regional Historic District area in Brewster. The Premises contains an historic trail called “Aunt Thankful’s Path.” Soils and Soil Health. The Premises includes Prime Forestland and the soil type is primarily Plymouth-Barnstable-Nantucket complex, hilly, and very boulder,as identified by the USDA Natural Resources Conservation Service. The protection of the Premises will promote healthy soils and healthy soils practices as such terms are defined in Chapter 358 of the Acts of 2020, which added definitions of these terms to Section 7A of Chapter 128 of the Massachusetts General Laws. Wildlife Habitat. The Premises includes areas designated by the MA Division of Fisheries and Wildlife acting by and through its Natural Heritage and Endangered Species Program (NHESP) as “Priority Habitats of Rare and Endangered Species”, the protection of which aligns with NHESP’s wildlife and habitat protection objectives (section PH 473, priority habitat for rare species). The Massachusetts NHESP in a letter, supports the conservation of the Premises for the documented habitat of the Eastern box turtle (Terrapine carolina). Public Access. Public access to the Premises will be allowed for passive outdoor recreation, education and nature study. The Premises will permanently conserve 1.38-acres of open space which links with already conserved lands and publically-accessible trails – 65-acre Dry Hill/Hay Conservation Center trails and the 51-acre Red Top Forest trails, and contains the historic 1800’s “Aunt Thankful’s Path” that connected neighbors in the area. Biodiversity. The Premises includes areas designated as BioMap2 Core and Critical Natural Landscape http://maps.massgis.state.ma.us/dfg/biomap2.htm, as defined by the Massachusetts Natural Heritage and Endangered Species Program. BioMap2, published in 2010, was designed to guide strategic biodiversity conservation in Massachusetts over the next decade by focusing land protection and stewardship on the areas that are most critical for ensuring the long-term persistence of rare and other native species and their habitats, exemplary natural communities, and a diversity of ecosystems. BioMap2 is also designed to include the habitats and species of conservation concern identified in the State Wildlife Action Plan. The Premises ranks highly in biodiversity and potential to mitigate climate change containing 100% BioMap2 Critical Natural Landscape. WELCH CONSERVATION RESTRICTION Brewster, MA 3 Water Quality. Protection of the forested Premises will contribute to the maintenance of public drinking water by preventing additional development along Red Top Road. Climate Change Resiliency. The Premises is identified as an area of Slightly Above Average Terrestrial Resilience according to The Nature Conservancy’s (TNC) Resilient Land Mapping. TNC’s Resilient Land Mapping Tool was developed in order to map ‘climate-resilient’ sites that are ‘more likely to sustain native plants, animals, and natural processes into the future.’ The protection of these climate resilient sites is an important step in both reducing human and ecosystem vulnerability to climate change and adapting to changing conditions. Consistency with Clearly Delineated Town of Brewster Conservation Policy. Protection of the Premises will further the Town of Brewster’s documented goals regarding conservation of land. In 2020, the Town of Brewster outlined its conservation goals in its updated Open Space and Recreational Plan, identifying policies and actions to guide conservation efforts. Protecting this Premises from development supports the Town’s goals for maintaining open space, preserving the rural and scenic character of the area, and protecting habitat diversity and fresh surface waters. Additionally, the Town of Brewster has adopted a Conservation Restriction Program (“CRP”), consisting of policies and guidelines approved by the Board of Selectmen, Assessors and Conservation Commission in 1989, to encourage the use of conservation restrictions as a means of “preserving open space, forest lands, and natural habitat of fish, wildlife or plants and providing scenic enjoyment, outdoor recreation and education of the public” in perpetuity. The Program further specified that purposes of a conservation restriction could include the following: o preserve important natural habitats; and, o limit or prevent construction on land of natural resource value. This Conservation Restriction therefore aligns well with the Town of Brewster’s Conservation Restriction Program. Consistency with Clearly Delineated Barnstable County Conservation Policy. Protection of the Premises will assist in achieving Barnstable County conservation goals. In July 1991, the Barnstable County Assembly of Delegates, pursuant to the Cape Cod Commission Act (Chapter 716 of the Acts of 1989), adopted a Regional Policy Plan (“RPP”), amended in 1996, 2002, 2009, 2012, 2018, and 2021 which provided, inter alia (references are to the 2018 RPP amended March 2021): o “To protect, preserve, or restore wildlife and plant habitat to maintain the region’s natural diversity” (Wildlife and Plant Habitat Goal, p. 61); “Maintain existing plant and wildlife populations and species diversity.” o “To conserve, preserve, or enhance a network of open space that contributes to the region’s natural and community resources and systems” (Open Space Goal, p. 61); “Protect and preserve natural, cultural, and recreational resources;” “Maintain or increase the connectivity of open space;” WELCH CONSERVATION RESTRICTION Brewster, MA 4 “Protect or provide open space appropriate to context.” Massachusetts Scenic Landscape Inventory. The Premises is identified in the Massachusetts Department of Conservation and Recreation’s Scenic Landscape Inventory, identifying landscapes that should be protected to conserve and protect natural, cultural, and recreational resources across the Commonwealth. The Premises is located along a Town-identified Scenic Road. Consistency with Clearly Delineated Federal Conservation Policy. Protection of the Premises meets the definition of “conservation purposes” as defined in 26 CFR 1.170A- 14(d)(1), because its conservation would contribute to the preservation of open space located adjacent to several other parcels already conserved - two owned by the Brewster Conservation Trust; Historic and Archaeological Resources. Conservation and appropriate management of the Premises has an important public benefit by preserving historic and archeological resources within the Premises. The Premises contains an 1800’s historic path that will be opened for the first time in 50 years. III.PROHIBITED and PERMITTED ACTS AND USES A.Prohibited Acts and Uses The Grantor will not perform or allow others to perform the following acts and uses which are prohibited on, above, and below the Premises: 1.Structures and Improvements. Constructing, placing, or allowing to remain any temporary or permanent structure including without limitation any building, tennis court, landing strip, mobile home, swimming pool, asphalt or concrete pavement, graveled area, roads, sign, fence, gate, billboard or other advertising, antenna, utilities or other structures, utility pole, tower, solar panel, solar array, conduit, line, septic or wastewater disposal system, storage tank, or dam; 2.Extractive Activities/Uses. Mining, excavating, dredging, withdrawing, or removing soil, loam, peat, gravel, sand, rock, surface water, ground water, or other mineral substance or natural deposit, or otherwise altering the topography of the Premises; 3.Disposal/Storage. Placing, filling, storing or dumping of soil, refuse, trash, vehicle bodies or parts, rubbish, debris, junk, tree and other vegetation cuttings, liquid or solid waste or other substance or material whatsoever; 4.Adverse Impacts to Vegetation. Cutting, removing, or destroying trees, shrubs, grasses or other vegetation; WELCH CONSERVATION RESTRICTION Brewster, MA 5 5.Adverse Impacts to Water, Soil, and Other Features.Activities detrimental to drainage, flood control, water conservation, water quality, erosion control, soil conservation, natural habitat, archaeological conservation, or ecosystem function; 6.Introduction of Invasive Species. Planting or introducing any species identified as invasive by the Massachusetts Invasive Plant Advisory Group or identified as invasive in such recognized inventories as the Massachusetts Introduced Pests Outreach Project, the Northeast Aquatic Nuisance Species Panel, or other such inventories, and any successor list as mutually agreed to by Grantor and Grantee; 7.Motor Vehicles. Using, parking, or storing motorized vehicles, including motorcycles, mopeds, all-terrain vehicles, off-highway vehicles, motorboats or other motorized watercraft, snowmobiles, launching or landing aircraft, or any other motorized vehicles, acknowledging that vehicles necessary for public safety (i.e., fire, police, ambulance, other government officials) may have a legal right to enter the Premises; 8.Subdivision. Subdividing or conveying a part or portion of the Premises (as compared to conveyance of the Premises in its entirety which shall be permitted), it being the Grantor’s and Grantee’s intention to maintain the entire Premises under unified ownership; 9.Use of Premises for Developing Other Land. Using the Premises towards building or development requirements on this or any other parcel; 10.Adverse Impacts to Stone Walls, Boundary Markers. Disrupting, removing, or destroying stone walls, granite fence posts, or any other boundary markers; 11.Residential or Industrial Uses. Using the Premises for residential or industrial purposes; 12.Inconsistent Uses. Using the Premises for commercial purposes that are inconsistent with the Purposes or that would materially impair the Conservation Values, or for any other uses or activities that are inconsistent with the Purposes or that would materially impair the Conservation Values. B.Permitted Acts and Uses Notwithstanding the Prohibited Acts and Uses described in Paragraph III.A., the Grantor may conduct or permit the following acts and uses on the Premises, provided they do not materially impair the Purposes and/or Conservation Values. In conducting any Permitted Act and Use, Grantor shall minimize impacts to the Conservation Values to ensure any such impairment thereto is not material. 1.Vegetation Management. Maintaining vegetation, including pruning, trimming, cutting, and mowing, and removing brush, all to prevent, control, and manage hazards, disease, insect or fire damage, and/or in order to maintain the condition of the Premises as documented in the Baseline Report (see Paragraph XV.); WELCH CONSERVATION RESTRICTION Brewster, MA 6 2.Non-native, Nuisance, or Invasive species. Removing non-native, nuisance, or invasive species, interplanting native species, and controlling species in a manner that minimizes damage to surrounding, non-target species and preserves water quality; 3.Composting. Stockpiling and composting stumps, trees, brush, limbs, and similar biodegradable materials originating on the Premises; 4.Natural Habitat and Ecosystem Improvement. With prior written approval of the Grantee, conducting measures designed to restore native biotic communities, or to maintain, enhance or restore wildlife, wildlife habitat, ecosystem function, or rare or endangered species including planting native trees, shrubs, and other vegetation; 5.Archaeological Investigations. Conducting archaeological activities, including without limitation archaeological research, surveys, excavation and artifact retrieval, but only in accordance with an archaeological field investigation plan, which plan shall also address restoration following completion of the archaeological investigation, prepared by or on behalf of the Grantor and approved in advance of such activity, in writing, by the Massachusetts Historical Commission State Archaeologist (or appropriate successor official) and by the Grantee. A copy of the results of any such investigation on the Premises is to be provided to the Grantee; 6.Trails. Maintaining and constructing trails as follows: a.Trail Maintenance. Conducting routine maintenance of trails, which may include widening trail corridors up to six (6) feet in width overall, with a treadway up to four (4) feet in width. b.New Trails. With prior written approval of the Grantee, constructing new trails or relocating existing trails, provided that any construction or relocation results in trails that conform with the width limitations above. c.Trail Features. With prior written approval of the Grantee, constructing bog bridging, boardwalks, footbridges, railings, steps, culverts, benching, cribbing, contouring, or other such features, together with the use of motorized equipment to construct such features; 7.Signs. Constructing, installing, maintaining, and replacing signs and informational kiosks with respect to the Permitted Acts and Uses, the Purposes, the Conservation Values, trespass, public access, identity and address of the Grantor, sale of the Premises, the Grantee's interest in the Premises, boundary and trail markings, any gift, grant, or other applicable source of support for the conservation of the Premises; 8.Motorized Vehicles. Using motorized vehicles by persons with mobility impairments. 9.Outdoor Passive Recreational and Educational Activities. Hiking, cross-country skiing, snowshoeing, ice-skating, nature observation, nature and educational walks and WELCH CONSERVATION RESTRICTION Brewster, MA 7 outings, outdoor educational activities, and other non-motorized outdoor recreational and educational activities; C.Site Restoration Upon completion of any Permitted Acts and Uses, any disturbed areas shall be restored substantially to the conditions that existed prior to said activities, including with respect to soil material, grade, and vegetated ground cover. D.Compliance with Permits, Regulations, Laws The exercise of any Permitted Acts and Uses under Paragraph III.B. shall be in compliance with all applicable federal, state and local laws, rules, regulations, zoning, and permits, and with the Constitution of the Commonwealth of Massachusetts. The inclusion of any Reserved Right requiring a permit, license or other approval from a public agency does not imply that the Grantee or the Commonwealth takes any position whether such permit, license, or other approval should be issued. E.Notice and Approval. 1.Notifying Grantee. Whenever notice to or approval by Grantee is required, Grantor shall notify or request approval from Grantee, by a method requiring proof of receipt, in writing not less than sixty (60) days prior to the date Grantor intends to undertake the activity in question, unless a different time period is specified herein. The notice shall: a.Describe the nature, scope, design, location, timetable and any other material aspect of the proposed activity; b.Describe how the proposed activity complies with the terms and conditions of this Conservation Restriction, and will not materially impair the Purposes and/or Conservation Values; c.Identify all permits, licenses, or approvals required for the proposed activity, and the status of any such permits, licenses, or approvals. d.Describe any other material aspect of the proposed activity in sufficient detail to permit the Grantee to make an informed judgment as to its consistency with the Purposes and Conservation Values. 2.Grantee Review. Where Grantee’s approval is required, Grantee shall grant or withhold approval in writing within sixty (60) days of receipt of Grantor’s request. Grantee’s approval shall only be granted upon a showing that the proposed activity will minimize impacts to the Conservation Values and will not materially impair the Purposes and/or Conservation Values. Grantee may require Grantor to secure expert review and evaluation of a proposed activity by a mutually agreed upon party. WELCH CONSERVATION RESTRICTION Brewster, MA 8 3.Resubmittal. Grantee’s failure to respond within sixty (60) days of receipt shall not constitute approval of the request. Grantor may subsequently submit the same or a similar request for approval. IV.INSPECTION AND ENFORCEMENT A.Entry onto the Premises The Grantor hereby grants to the Grantee, and its duly authorized agents or representatives, the right to enter the Premises upon reasonable notice and at reasonable times, for the purpose of inspecting the Premises to determine compliance with or to enforce this Conservation Restriction. B.Legal and Injunctive Relief. 1.Enforcement. The rights hereby granted shall include the right to enforce this Conservation Restriction by appropriate legal proceedings and to obtain compensatory relief, and equitable relief against any violations, including, without limitation, injunctive relief and relief requiring restoration of the Premises to its condition prior to the time of the injury (it being agreed that the Grantee will have no adequate remedy at law in case of an injunction). The rights hereby granted shall be in addition to, and not in limitation of, any other rights and remedies available to the Grantee for the enforcement of this Conservation Restriction. 2.Notice and Cure. In the event the Grantee determines that a violation of this Conservation Restriction has occurred and intends to exercise any of the rights described herein, the Grantee shall, before exercising any such rights, notify the Grantor in writing of the violation. The Grantor shall have thirty (30) days from receipt of the written notice to halt the violation and remedy any damage caused by it, after which time Grantee may take further action, including instituting legal proceedings and entering the Premises to take reasonable measures to remedy, abate or correct such violation, without further notice. Provided, however, that this requirement of deferment of action for thirty (30) days applies only if Grantor immediately ceases the violation and Grantee determines that there is no ongoing violation. In instances where a violation may also constitute a violation of local, state, or federal law, the Grantee may notify the proper authorities of such violation. 3.Reimbursement of Costs and Expenses of Enforcement. Grantor covenants and agrees to reimburse to Grantee all reasonable costs and expenses (including counsel fees) incurred by the Grantee in enforcing this Conservation Restriction or in taking reasonable measures to remedy, abate or correct any violation thereof. In the event of a dispute over the boundaries of the Conservation Restriction, Grantor shall pay for a survey by a Massachusetts licensed professional land surveyor and to have the boundaries permanently marked. WELCH CONSERVATION RESTRICTION Brewster, MA 9 C.Non-Waiver. Enforcement of the terms of this Conservation Restriction shall be at the sole discretion of Grantee. Any election by the Grantee as to the manner and timing of its right to enforce this Conservation Restriction or otherwise exercise its rights hereunder shall not be deemed or construed to be a waiver of such rights. D.Disclaimer of Liability By acceptance of this Conservation Restriction, the Grantee does not undertake any liability or obligation relating to the condition of the Premises pertaining to compliance with and including, but not limited to, hazardous materials, zoning, environmental laws and regulations, or acts not caused by the Grantee or its agents. E.Acts Beyond the Grantor’s Control Nothing contained in this Conservation Restriction shall be construed to entitle the Grantee to bring any actions against the Grantor for any injury to or change in the Premises resulting from natural causes beyond the Grantor’s control, including but not limited to fire, flood, weather, climate-related impacts, and earth movement, or from any prudent action taken by the Grantor under emergency conditions to prevent, abate, or mitigate significant injury to the Premises resulting from such causes. In the event of any such occurrence, the Grantor and Grantee will cooperate in the restoration of the Premises, if desirable and feasible. V.PUBLIC ACCESS The Grantor grants access to the Premises to the general public and agrees to take no action to prohibit or discourage access to and use of the Premises by the general public, but only for daytime use and only as described in Paragraph III.B.9 provided that such agreement by Grantor is subject to the Grantor’s reserved right to establish reasonable rules, regulations, and restrictions on such permitted recreational use by the general public for the protection of the Purposes and Conservation Values. Grantor has the right to control, limit, or prohibit by posting and other reasonable means activities or uses of the Premises not authorized in Paragraph III.B.9. The Grantor’s right to grant public access across the Premises is subject to the restrictions described in this Conservation Restriction. The Grantee may require the Grantor to post the Premises against any use by the public that results in material impairment of the Conservation Values. Any public use which is permitted by the terms of this Conservation Restriction constitutes permission to use the Premises for the purposes described in Section 17C of Chapter 21 of the Massachusetts General Laws and the Grantor and Grantee hereto benefit from exculpation from liability to the extent provided in such section. VI.TERMINATION/RELEASE/EXTINGUISHMENT A.Procedure WELCH CONSERVATION RESTRICTION Brewster, MA 10 If circumstances arise in the future that render the Purposes impossible to accomplish, this Conservation Restriction can only be terminated, released, or extinguished, whether in whole or in part, by a court of competent jurisdiction under applicable law after review and approval by the Secretary of Energy and Environmental Affairs of the Commonwealth of Massachusetts, or successor official (“Secretary”), and any other approvals as may be required by Section 32 of Chapter 184 of the Massachusetts General Laws. B.Grantor’s and Grantee’s Right to Recover Proceeds If any change in conditions ever gives rise to termination, release, or extinguishment of this Conservation Restriction under applicable law, then Grantee, on a subsequent sale, exchange, or involuntary conversion of the Premises, shall be entitled to a portion of the proceeds in accordance with Paragraph VI.C., subject, however, to any applicable law which expressly provides for a different disposition of the proceeds, and after complying with the terms of any gift, grant, or funding requirements. The Grantee shall use its share of any proceeds in a manner consistent with the Purposes or the protection of the Conservation Values. C.Grantee’s Receipt of Property Right Grantor and Grantee agree that the conveyance of this Conservation Restriction gives rise to a real property right, immediately vested in the Grantee, for the purpose of enforcing this Conservation Restriction, but does not entitle Grantee, upon extinguishment, release, or termination, to any proceeds received by the Grantor from the subsequent sale, exchange or involuntary conversion of the Premises. Any proceeds that result from any such extinguishment, release, or termination will be distributed only after complying with the terms of any gift, grant, or other funding requirements. D.Cooperation Regarding Public Action Whenever all or any part of the Premises or any interest therein is taken by public authority under power of eminent domain or other act of public authority, then the Grantor and the Grantee shall cooperate in recovering the full value of all direct and consequential damages resulting from such action. All related expenses incurred by the Grantor and the Grantee shall first be paid out of any recovered proceeds, and the remaining proceeds shall be distributed between the Grantor and Grantee in accordance with Paragraph VI.B. and Paragraph VI.C. If a less than fee interest is taken, the proceeds shall be equitably allocated according to the nature of the interest taken. The Grantee shall use its share of any proceeds in a manner consistent with the Purposes or the protection of the Conservation Values. VII.DURATION and ASSIGNABILITY A.Running of the Burden The burdens of this Conservation Restriction shall run with the Premises in perpetuity, and shall be enforceable against the Grantor and the successors and assigns of the Grantor holding any interest in the Premises. WELCH CONSERVATION RESTRICTION Brewster, MA 11 B.Execution of Instruments The Grantee is authorized to record or file any notices or instruments appropriate to assuring the perpetual enforceability of this Conservation Restriction. The Grantor, on behalf of itself and its successors and assigns, appoints the Grantee its attorney-in-fact to execute, acknowledge and deliver any such instruments on its behalf. Without limiting the foregoing, the Grantor and its successors and assigns agree themselves to execute any such instruments upon request. C.Running of the Benefit The benefits of this Conservation Restriction shall run to the Grantee, shall be in gross and shall not be assignable by the Grantee, except when all of the following conditions are met: 1.the Grantee requires that the Purposes continue to be carried out; 2.the assignee is not an owner of the fee in the Premises; 3.the assignee, at the time of the assignment, qualifies under and 26.U.S.C. 170(h), and applicable regulations thereunder, if applicable, and is eligible to receive this Conservation Restriction under Section 32 of Chapter 184 of the Massachusetts General Laws; and 4.the assignment complies with Article 97 of the Amendments to the Constitution of the Commonwealth of Massachusetts, if applicable. VIII.SUBSEQUENT TRANSFERS A.Procedure for Transfer The Grantor agrees to incorporate by reference the terms of this Conservation Restriction in any deed or other legal instrument which grants any interest in all or a portion of the Premises, including a leasehold interest and to notify the Grantee not less than twenty (20) days prior to the effective date of such transfer. Any transfers shall receive prior approval by Grantee to assure that the Premises is transferred to a qualified conservation organization. Failure to do any of the above shall not impair the validity or enforceability of this Conservation Restriction. If the Grantor fails to reference the terms of this Conservation Restriction in any deed or other legal instrument which grants any interest in all or a portion of the Premises, then the Grantee may record, in the applicable registry of deeds, or registered in the applicable land court registry district, and at the Grantor’s expense, a notice of this Conservation Restriction. Any transfer will comply with Article 97 of the Amendments to the Constitution of the Commonwealth of Massachusetts, if applicable. B.Grantor’s Liability The Grantor shall not be liable for violations occurring after their ownership. Liability for any acts or omissions occurring prior to any transfer and liability for any transfer if in violation of this Conservation Restriction shall survive the transfer. Any new owner shall cooperate in the restoration of the Premises or removal of violations caused by prior owner(s) and may be held responsible for any continuing violations. WELCH CONSERVATION RESTRICTION Brewster, MA 12 IX.ESTOPPEL CERTIFICATES Upon request by the Grantor, the Grantee shall, within thirty (30) days execute and deliver to the Grantor any document, including an estoppel certificate, which certifies the Grantor’s compliance or non-compliance with any obligation of the Grantor contained in this Conservation Restriction. X.NON MERGER The parties intend that any future acquisition of the Premises shall not result in a merger of the Conservation Restriction into the fee. The Grantor agrees that it will not grant, and the Grantee agrees that it will not take title, to any part of the Premises without having first assigned this Conservation Restriction following the terms set forth in Paragraph VII.C to ensure that merger does not occur and that this Conservation Restriction continues to be enforceable by a non-fee owner. XI.AMENDMENT A.Limitations on Amendment Grantor and Grantee may amend this Conservation Restriction only to correct an error or oversight, clarify an ambiguity, maintain or enhance the overall protection of the Conservation Values, or add real property to the Premises, provided that no amendment shall: 1.affect this Conservation Restriction’s perpetual duration; 2.be inconsistent with or materially impair the Purposes; 3.affect the qualification of this Conservation Restriction as a “qualified conservation contribution” or “interest in land” under any applicable laws, including 26 U.S.C. Section 170(h), and related regulations; 4.affect the status of Grantee as a “qualified organization” or “eligible donee” under any applicable laws, including 26 U.S.C. Section 170(h) and related regulations, and Sections 31, 32, and 33 of Chapter 184 of the Massachusetts General Laws; or 5.create an impermissible private benefit or private inurement in violation of federal tax law, as determined by an appraisal, conducted by an appraiser selected by the Grantee, of the economic impact of the proposed amendment; or 6. alter or remove the provisions described in Paragraph VI (Termination/Release/Extinguishment); or 7.cause the provisions of this Paragraph XI to be less restrictive; or 8.cause the provisions described in Paragraph VII.C (Running of the Benefit) to be less restrictive B.Amendment Approvals and Recording No amendment shall be effective unless documented in a notarized writing executed by Grantee and Grantor, approved by the Town of Brewster and by the Secretary in the public interest pursuant to Section 32 of Chapter 184 of the Massachusetts General Laws, and recorded in the applicable registry of deeds or registered in the applicable land court registry district. WELCH CONSERVATION RESTRICTION Brewster, MA 13 XII.EFFECTIVE DATE This Conservation Restriction shall be effective when the Grantor and the Grantee have executed it, the administrative approvals required by Section 32 of Chapter 184 of the Massachusetts General Laws have been obtained, and it has been recorded in the applicable registry of deeds or registered in the applicable land court registry district. XIII.NOTICES Any notice, demand, request, consent, approval or communication that either party desires or is required to give to the other shall be in writing and either served personally or sent by first class mail, postage pre-paid, addressed as follows: To Grantor: Brewster Conservation Trust 36 Red Top Road Brewster, MA 02631 To Grantee: The Compact of Cape Cod Conservation Trusts, Inc. P.O. Box 443 Barnstable, MA 02630 or to such other address as any of the above parties shall designate from time to time by written notice to the other or, if notice is returned to sender, to an address that is reasonably ascertainable by the parties. XIV.GENERAL PROVISIONS A.Controlling Law The interpretation and performance of this Conservation Restriction shall be governed by the laws of the Commonwealth of Massachusetts. B.Liberal Construction Any general rule of construction to the contrary notwithstanding, this Conservation Restriction shall be liberally construed in order to effect the Purposes and the policy and purposes of Sections 31, 32, and 33 of Chapter 184 of the Massachusetts General Laws. If any provision in this instrument is found to be ambiguous, any interpretation consistent with the Purposes that would render the provision valid shall be favored over any interpretation that would render it invalid. C.Severability WELCH CONSERVATION RESTRICTION Brewster, MA 14 If any provision of this Conservation Restriction or the application thereof to any person or circumstance is found to be invalid, the remainder of the provisions of this Conservation Restriction shall not be affected thereby. D.Entire Agreement This instrument sets forth the entire agreement of the Grantor and Grantee with respect to this Conservation Restriction and supersedes all prior discussions, negotiations, understandings, or agreements relating to the Conservation Restriction, all of which are merged herein. XV.BASELINE DOCUMENTATION REPORT The Conservation Values, as well as the natural features, current uses of, and existing improvements on the Premises, such as, but not limited to, trails, woods roads, structures, meadows or other cleared areas, agricultural areas, and scenic views, as applicable, are described in a Baseline Documentation Report (“Baseline Report”) prepared by Grantee with the cooperation of the Grantor, consisting of maps, photographs, and other documents and on file with the Grantee and referenced herein. The Baseline Report (i) is acknowledged by Grantor and Grantee to be a complete and accurate representation of the condition and values of the Premises as of the date of this Conservation Restriction, (ii) is intended to fully comply with applicable Treasury Regulations, (iii) is intended to serve as an objective information baseline for subsequent monitoring of compliance with the terms of this Conservation Restriction as described herein, and (iv) may be supplemented as conditions on the Premise change as allowed over time. Notwithstanding the foregoing, the parties may utilize any evidence of the condition of the Premises at the time of this grant in addition to the Baseline Report. XVI.MISCELLANEOUS A.Pre-existing Public Rights Approval of this Conservation Restriction pursuant to Section 32 of Chapter 184 of the Massachusetts General Laws by any municipal officials and by the Secretary, is not to be construed as representing the existence or non-existence of any pre-existing rights of the public, if any, in and to the Premises, and any such pre-existing rights of the public, if any, are not affected by the granting of this Conservation Restriction. B. Release of Homestead The Grantor hereby releases, agrees to waive, subordinate, and release any and all Homestead rights pursuant to Chapter 188 of the Massachusetts General Laws it may have in favor of this Conservation Restriction with respect to any portion of the Premises affected by this Conservation Restriction, and hereby agrees to execute, deliver and/or record any and all instruments necessary to effectuate such waiver, subordination and release. In all other respects, the Grantor reserves and retains any and all Homestead rights, subject to this Conservation Restriction, pursuant to Section 10(e) of Chapter 188 of the Massachusetts General Laws. WELCH CONSERVATION RESTRICTION Brewster, MA 15 B. No Surety Interest The Grantor attests that there is no mortgage, promissory note, loan, lien, equity credit line, refinance assignment of mortgage, lease, financing statement or any other agreement which gives rise to a surety interest affecting the Premises. C.Prior Encumbrances This Conservation Restriction shall be in addition to and not in substitution of any other restrictions or easements of record affecting the Premises. D.Attached hereto and incorporated herein by reference are the following: Signature pages: Grantor: Brewster Conservation Trust Grantee Acceptance: The Compact of Cape Cod Conservation Trusts, Inc. Approval of Town of Brewster Select Board Approval of the Secretary of Energy and Environmental Affairs of the Commonwealth of Massachusetts. Exhibits: Exhibit A: Legal Description of Premises Exhibit B: Sketch Plan of Premises WELCH CONSERVATION RESTRICTION Brewster, MA 16 At a meeting duly held on _______________ 2022, the Brewster Conservation Trust voted to grant the foregoing Conservation Restriction to The Compact of Cape Cod Conservation Trusts, Inc. and hereby grant the foregoing Conservation Restriction. Grantor: TRUSTEES OF THE BREWSTER CONSERVATION TRUST _______________________________ __________________________ Martin Kamarck, Trustee/President Peter W. Soule, Trustee _______________________________ __________________________ Joseph Biernat, Trustee Charles L. Sumner, Trustee _______________________________ __________________________ Amy Chestnut, Trustee Rosemary Van Antwerp, Trustee _______________________________ Beth Finch, Trustee _______________________________ Debra Johnson, Trustee _______________________________ Peter Johnson, Trustee _______________________________ Donald Keeran, Trustee _______________________________ John Lamb, Trustee _______________________________ Hal Minis, Trustee _______________________________ Stephen McKenna, Trustee _______________________________ Bonnie Newman, Trustee _______________________________ Roger O’Day, Trustee WELCH CONSERVATION RESTRICTION Brewster, MA 17 COMMONWEALTH OF MASSACHUSETTS Barnstable, ss __________________ 2022 Then personally appeared the above named Trustees of the Brewster Conservation Trust, the Trust named in the forgoing instrument, and proved to me through satisfactory evidence of identification, which was personal knowledge of identity, to be the persons whose names are signed on the document and acknowledged they are duly authorized to act on behalf of said Trust, and acknowledged to me that they signed the foregoing instrument voluntarily for its stated purpose. ______________________________ Mark H. Robinson, Notary Public My commission expires: 8 July 2027 WELCH CONSERVATION RESTRICTION Brewster, MA 18 ACCEPTANCE OF GRANT This Conservation Restriction from the Brewster Conservation Trust was accepted by The Compact of Cape Cod Conservation Trusts, Inc. this __________ day of _________, 2022. By: _________________________________ Leonard W. Johnson Its: President, duly authorized By: _________________________________ Henry Lind Its: Treasurer, duly authorized COMMONWEALTH OF MASSACHUSETTS Barnstable, ss: On this day of , 2022, before me, the undersigned notary public, personally appeared Leonard Johnson, President, The Compact of Cape Cod Conservation Trusts, Inc., and Henry Lind, Treasurer, The Compact of Cape Cod Conservation Trusts, Inc., and proved to me through satisfactory evidence of identification which was personal knowledge to be the persons whose names are signed on the proceeding or attached document, and acknowledged to me that they signed it voluntarily for its stated purpose. _____________________________ Notary Public: Mark H. Robinson My Commission Expires: 8 July 2027 WELCH CONSERVATION RESTRICTION Brewster, MA 19 APPROVAL OF SELECT BOARD We, the undersigned, being a majority of the Select Board of the Town of Brewster, hereby certify that at a public meeting duly held on ___________, 2022, the Select Board voted to approve the foregoing Conservation Restriction from the Brewster Conservation Trust to The Compact of Cape Cod Conservation Trusts, Inc., in the public interest pursuant to Section 32 of Chapter 184 of the Massachusetts General Laws. TOWN OF BREWSTER SELECT BOARD: COMMONWEALTH OF MASSACHUSETTS Barnstable, ss: On this day of 2022, before me, the undersigned notary public, personally appeared,____________________________________________________________ _____________________________________________________________________________, members of the Brewster Select Board, and proved to me through satisfactory evidence of identification which was ______________________________ to be the persons whose names are signed on the proceeding or attached document, and acknowledged to me that they signed it voluntarily for its stated purpose. ______________________________ Notary Public My Commission Expires: WELCH CONSERVATION RESTRICTION Brewster, MA 20 APPROVAL OF SECRETARY OF ENERGY AND ENVIRONMENTAL AFFAIRS OF THE COMMONWEALTH OF MASSACHUSETTS The undersigned, Secretary of Energy and Environmental Affairs of the Commonwealth of Massachusetts, hereby certifies that the foregoing Conservation Restriction from the Brewster Conservation Trust to The Compact of Cape Cod Conservation Trusts, Inc. has been approved in the public interest pursuant to Section 32 of Chapter 184 of the Massachusetts General Laws. Dated: ________________, 2022 Kathleen A. Theoharides Secretary of Energy and Environmental Affairs COMMONWEALTH OF MASSACHUSETTS SUFFOLK, ss: On this day of , 2022, before me, the undersigned notary public, personally appeared Kathleen A. Theoharides, and proved to me through satisfactory evidence of identification which was ______________________________ to be the person whose name is signed on the proceeding or attached document, and acknowledged to me that she signed it voluntarily for its stated purpose. ______________________________ Notary Public My Commission Expires: WELCH CONSERVATION RESTRICTION Brewster, MA 21 EXHIBIT A Description of Premises The Premises subject to this Conservation Restriction is the entirety of one parcel of land located in the Town of Brewster, Barnstable County, Commonwealth of Massachusetts, containing a total of 1.38 acres, shown as lot “9” on a plan of land entitled Plan 42106-A (Sheet 2), “Plan of Land in Brewster, Schofield Brothers, Inc.,” dated March 31, 1987, prepared by Louis A. Moore, Engineer for Court, said plan recorded at the Barnstable County Registry of Deeds (Plan 42106A, Sheet 2), a sketch of which is attached hereto as Exhibit B. Street Address: 0 Red Top Road, Brewster, MA 02631 WELCH CONSERVATION RESTRICTION Brewster, MA 22 EXHIBIT B Sketch Plan of Premises For official full size plan see Barnstable County Registry of Deeds Land Court Plan 42106-A (Sheet 2) CR LOCUS Joint Bd,s Appt Policy: FINAL Oct. 28 Appendix A Town of Brewster COMMITTEE APPOINTMENT APPLICATION FOR JOINT APPOINTMENTS APPLICANT DIRECTIONS: • Thank you for your interest in serving Brewster. The Town aims to match applicants with committee service best aligned to your skills and interests as well as the committee's needs. • The Town may consider the information in this application, any supplemental information, and any other publicly available information. An appointment to any committee, board or commission is at the discretion of the Select Board, • Please complete this form online, or on paper, and submit a resume if desired to Erika Mawn, Town Administrator's Executive Assistant: o Email:EMawn(vBrewster-MA,gov o Mail: Erika Mawn, 2198 Main St., Brewster, MA 02631, or o In person: Town Administrator's Office or drop -box outside Town Hall. • After your application materials are received, you'll be contacted regarding next steps. Vacancies will be filled by applicants deemed best qualified to serve in a particular capacity, which discretion lies solely with the appointing authority. Submitting this form does not guarantee appointment, 1. Applicant name: 2. Address: 3. Phone Numbers: Home: 4. Email: 5. Are you a full-time Brewster resident? 6. Years you've lived in Brewster: No 7. Are you registered to vote in Brewster? Yes 8. Committees you'd like to be appointed to: Board of Health NOTE: You may attach a resume or CV instead of completing items 9-13. Joint Bds Appt Policy: FINAL Oct. 28 9. EDUCATION. List schools attended, degrees/diplomas/certificates received, and date of completion. Name of School Degree/Diplomas Certificates Retired O.00CUPATION: Active Not currently working 11.EMPLOYMENT EXPERIENCE. List employers, job titles and dates of employment for at least previous Name of Employer 12.GOVERNMENT POSITIONS. List any Town of Brewster or other government volunteer, elected, or appointed positions you now hold or have held. Dates of Employment 13.COMMUNITY ACTIVITIES. List all civic, non-profit, or other organizations that you belong to or have belonged to in the previous 5 years: a. Organizations and dates: joint Bds Apple Policy: FINAL Oct: 28 14.GOALS: Please explain why you'd like to serve on a particular committee. I believe that my professional and personal experiences with wastewater, septic systems (including innovative/alternative systems), Title V regulations, and water quality would be of particular benefit to the Board of Health. 15. EXPERIENCE & SKILLS: Please list any experience, achievements, skills, or interests you have that would assist you to serve effectively on the committee you wish to serve on. In depth involvement in the planning, implementation, and testing of a neighborhood cluster of innovative/alternative septic systems in Marstons Mills, MA. Citizen member of the Town of Barnstable's Water Resources Advisory Committee (the committee that developed the Town of Barnstable's Comprehensive Wastewater Management Plan) 16.TOWN EMPLOYMENT: Are you or any member of you employed by or receiving financial consideration from th x Yes No i 4 - n-r��� ie�e r�s cc mediate family Town of Brewster? a 5 et Pm 17.CONFLICTS OF INTEREST. Do any of your activities or relationships present the possibility or probability of a conflict of interest if you are appointed?(Does not automatically disqualify but may need to be disclosed) Yes x No ©CAL REFERENCES: Please provide the names and contact information for references (Brewster residents preferred): a. Name: Address Phone Email Relationship to you: Amanda Bebrin b. Name: Friend Erica Tso Haidas Address: Phone �. . Email: Relationship to you: Friend 19.ADDITIONAL INFORMATION. Please add any additional information you'd like. Join Bds Appt Po'icy! FINAL Oct. 28 20.SIGNATURE. By signing below, you state that you understand and agree. • My completion of this form does not guarantee my appointment and my application will be kept on file for two (2) years. • If appointed to a position, I will be considered a Municipal Employee under MGL Ch. 268A and will be subject to: • Massachusetts Conflict of Interest Law, MGL Ch. 268A; • Massachusetts Financial Disclosure Law, MGL Ch. 268B; • Massachusetts Open Meeting Law, MGL Ch. 30A, Sections 18-25, and the implementing regulations, 940 CMR 29.00; • Massachusetts Public Records Law, MGL Ch. 66, and the implementing regulations, 950 CMR 32.00; • Massachusetts Campaign Finance Law, MGL Ch. 55; and • Brewster Charter, when in force, and Town bylaws, and all other applicable federal, state, and local laws or regulations. • If appointed, I must be sworn in by the Town Clerk before serving, and I will complete State Conflict of Interest training after appointment, as well as any other certifications required by law. • When submitted, I understand that this form becomes a public document. Signature: '' ©ate: Casey (Dannhauser) Chatelain 25 Quaker Lane, Brewster MA 02631 Employment History Deputy Director, Barnstable Clean Water Coalition Sept. 2021 – Present In charge of all aspects of cranberry bog restoration, including contracting, public engagement, and grant writing. Manager of $750,000 grant received through EPA Southeast New England Program Pilot Watershed Initiative. Works with the Executive Director on the strategic direction of the organization and on achieving widespread adoption of enhanced innovative/alternative septic systems. Coordinates with numerous project partners including EPA’s Office of Research and Development, EPA Region 1, The Nature Conservancy, United States Geological Survey, the Town of Barnstable, Massachusetts Division of Ecological Restoration, Native Land Conservancy, and Massachusetts Department of Environmental Protection. Special Projects Manager, Barnstable Clean Water Coalition Aug. 2020 – Sept. 2021 Manager of BCWC’s nitrogen mitigation projects - woodchip based bioreactors, cranberry bog restoration, and a cluster of enhanced innovative/alternative septic systems. Coordinates with numerous project partners including EPA’s Office of Research and Development, EPA Region 1, The Nature Conservancy, United States Geological Survey, and the Town of Barnstable. Liaison to EPA, Barnstable Clean Water Coalition Sept. 2018 – Aug. 2020 Go-between between EPA’s Office of Research and Development and BCWC. Assists with all aspects of EPA ORD’s Solutions Driven Research effort, a partnership with BCWC to address Cape Cod’s nitrogen pollution problem. Intern, Barnstable Clean Water Coalition Summer 2018 Assisted with water quality samplings of ponds, rivers, and embayments. This included, but was not limited to, field tests for oxygen, nitrogen, and phosphorous, Secchi depth readings, and measuring river discharge. Created a database for 18 years of water quality sampling data of the Three Bays ecosystem. Also in charge of BCWC’s oyster upweller. Head Sailing Instructor, Association of the Cotuit Mosquito Yacht Club Summer 2017 In charge of the sailing program at the ACMYC. Created emergency action plans, oversaw a staff of 20 instructors, and was responsible for the safety of more than 100 children between the ages of 8 and 15. Conservation Coordinator, Barnstable Land Trust Sept. 2014 – Sept. 2016 Intern, Barnstable Land Trust Summer 2014 Planning Intern, Compact of Cape Cod Conservation Trusts Summer 2013 Sailing Instructor, Association of the Cotuit Mosquito Yacht Club Summers 2008 – 2012 Activities Conservation Commission, Town of Brewster Jan. 2021 – Present Member of the commission tasked with protecting the interests and functions of Brewster’s wetlands and coastal resources while protecting the rights and interests of Brewster’s property owners Commission Vice-Chair: Apr. 2021-Present Cape Cod Young Professionals July 2019 – Present Connect Events Committee: Member of the Cape Cod Young Professionals committee tasked with planning and overseeing regular Connect Events with the goal of fostering meaningful connections among CCYP membership and beyond. July 2019-Present Committee Chair: Re-started Connect Events post-Covid with entirely brand new volunteer team. Nov. 2020-Present Board of Directors: Dec. 2021-Present Water Resources Advisory Committee, Town of Barnstable Feb. 2016 – Aug. 2017 Member of the committee formed to advise the Town of Barnstable on the completion and implementation of its Comprehensive Water Resource Management Planning Project; with the goal of protecting and restoring the Town’s fresh and salt water bodies and its drinking water supplies, in compliance with the Cape Cod Commission’s Cape Cod Area Wide Water Quality Management Plan Update of 2015 (also known as the 208 Plan). Comprehensive Wastewater Management Plan completed and submitted to Barnstable Town Council August 17, 2017. Committee disbanded after submitting plan. Education University of Rhode Island, Master of Oceanography 2019 College of the Holy Cross, BA, Environmental Studies 2014 Skills/ Interests Microsoft Office, Adobe Acrobat, Grant Writing, GIS, R Certifications Certified Associate in Project Management, The Allstate Foundation Nonprofit Leadership Center Management Essentials Online Connection, FAA Remote Pilot Certificate, US Coast Guard Captains License with Sailing Endorsement Joint Bds Appt Policy; FINAL Oct. 28 8 Appendix B JOINT COMMITTEE APPLICATION SCREENING AND ACTION FORM Applicant Name Committee Vacancy 1. TOWN CLERK REVIEW a. Applicant is a registered Brewster voter: Yes No b. Identification of Appointing Authority: Select Board and 2. JOINT APPOINTING AUTHORITY ACTION a. At a joint meeting of the Select Board and the (committee with vacancy) held , the Applicant was: i. Appointed to a term ending year term. ii. Not appointed 3. NOTIFICATION OF APPOINTEE AND TOWN CLERK a. Date notification of appointment sent to appointee and Town Clerk: Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Office of: Select Board Town Administrator Memo To: Brewster Select Board From: Erika Mawn, Executive Assistant Date: August 1, 2022 RE: Change of License Classification- Roberts Inc., d/b/a Cobies Roberts Inc., d/b/a Cobies of 3256-3260 Main Street currently has a Seasonal Wines and Malt Restaurant License that was approved on March 21, 2022, by the Select Board. Cobies is seeking to change their license classification to a Seasonal All Alcoholic Beverages license. If the Select Board approves this change of license, the application and supporting documents will be presented to the Alcoholic Beverages Control Commission for final approval. The application has been reviewed by various departments and their feedback is outlined below. Building Department: No concerns about this application. Planning Department: No concerns with this application. Town Administration: Fire Department: No concerns with this application. Police Department: No issues from the Police Department. Health Department: No concerns with regards to this change, as Cobies is in good standing with the Health Department. The Commonwealth of Massachusetts Alcoholic Beverages Control Commission 95 Fourth Street, Suite 3, Chelsea, MA 02150-2358 www.mass.gov/ahcc RETAIL ALCOHOLIC BEVERAGES LICENSE APPLICATION MONETARY TRANSMITTAL FORM APPLICATION FOR AMENDMENT -Change of License Classification APPLICATION SHOULD BE COMPLETED ON-LINE, PRINTED, SIGNED, AND SUBMITTED TO THE LOCAL LICENSING AUTHORITY. ECRT CODE: BETA Please make $200.00 payment here: ABCC PAYMENT WEBSITE PAYMENT MUST DENOTE THE NAME OF THE LICENSEE CORPORATION, LLC, PARTNERSHIP, OR INDIVIDUAL AND INCLUDE THE PAYMENT RECEIPT ABCC LICENSE NUMBER (IF AN EXISTING LICENSEE; CAN BE OBTAINED FRO ENTITY/ LICENSEE NAME ADDRESS THE CITY) ROBERTS, INC dba COBIES 3256-3260 MAIN STREET CITY/TOWN BREWSTER For the following transactions (Check all that apply): New License © Transfer of License © Change of Manager Change of Officers/ © Directors/LLC Managers © Change of Location © Alteration of Licensed Premises © Change Corporate Name Change of Ownership Interest © (LLC Members/ LLP Partners, Trustees) STATE MA © Change of Class(I.e,Annual/seasonal) ® Change of License Type (Le, club /restaurant) Change`ofCategory (Le.All AlcoholAMne,Malt) uance/Transfer of Stock/New Stockholder ZIP CODE 02631 © C• hange Corporate Structure (Le.Corp/LLC) © P• ledge of Collateral (l e.license/stock) © Management/Operating Agreement Change of Hours • Change of DBA THE LOCAL LICENSING AUTHORITY MUST SUBMIT -THIS APPLICATION ONCE APPROVED VIA THE ePLACE PORTAL Alcoholic Beverages Control Commission 95 Fourth Street, Suite 3 Chelsea, MA 02150-2358 The Commonwealth of Massachusetts Alcoholic Beverages Control Commission 95 Fourth Street, Suite 3, Chelsea, MA 02150-2358 www.mass.gov/abcc APPLICATION FOR AMENDMENT -Change of License Classification Change of Category (e.g. All Alcohol, Wines and Malt) D Change of Class (e.g. Seasonal /Annual) •' Payment Receipt • Monetary Transmittal Form • DOR Certificate of Good Standing • DUA Certificate of Compliance • Change of Category Application • Vote of the Entity • Abutter's Notification* • Advertisement* *If abutter notification and advertisement are required for transaction, please see the loc • Payment Receipt • Monetary Transmittal Form • DOR Certificate of Good Standing • DUA Certificate of Compliance • Change of Classification Application • Vote of the Entity • Abutter's Notification* • Advertisement* © Change of License Type (§12 ONLY, e.g. general on premises, tavern,. inn, restaurant) • Payment Receipt • Monetary Transmittal Form • Change of License Type Application • Vote of the Entity • Advertisement* • Payment Receipt icensing authority. 1. BUSINESS ENTITY INFORMATION Entity Name Please provide a narrative overvie 0 Municipality BREWSTER he transaction(s) being applied for. Attach add ABCC License Number oval pages, if necessary. APPLICANT SEEKS TO CHANGE LICENSE CATEGORY FROM SEASONAL WINE AND MALT BEVERAGE TO SEASONAL ALL -ALCOHOLIC APPLICATION CONTACT The application contact is the pe Name son who should be contacted with any questions regarding this application. Title Email Phone 508-246-5882 PRESIDENT/TREASURER 2. LICENSE CLASSIFICATION INFORMATION Last -Approved License Category Requested New.License Category Last -Approved License Class Requested New License Class Last -Approved License Type Requested New License Type 2a. Change of License Category All Alcohol, Wine and Malt, Wine Malt and Cordials 2b. Change of License Class Seasonal or Annual 2c. Change of License Type* E.g. Restaurant to Club *Certain License Types CANNOT change once issued* APPLICANT'S STATEMENT the: 1sole proprietor; L -1 partner; IJcorpora principal; LLC/LLP manager Authorized Signatory ROBERTS, INC dba COBIES 0 Name of the Entity/Corporation hereby submit this application (hereinafter the "Application"), to the local licensing authority (the f1LLA") and the Alcoholic Beverages Control Commission (the "ABCC" and together with the LLA collectively the "Licensing Authorities") for approval. I do hereby declare under the pains and penalties of perjury that l have personal knowledge of the information submitted in the Application, and as such affirm that all statements and representations therein are true to the best of my knowledge and belief. I further submit the following to be true and accurate: (1) I understand that each representation in this Application is material to the Licensing Authorities' decision on the Application and that the Licensing Authorities will rely on each and every answer in the Application and accompanying documents in reaching its decision; (2) I state that the location and description of the proposed licensed premises are in compliance with state and local laws and regulations; (3) I understand that while the Application is pending, I must notify the Licensing Authorities of any change in the information submitted therein. I understand that failure to give such notice to the Licensing Authorities may result in disapproval of the Application; (4) I understand that upon approval of the Application, I must notify the Licensing Authorities of any change in the ownership as approved by the Licensing Authorities. I understand that failure to give such notice to the Licensing Authorities may result in sanctions including revocation of any license for which this Application is submitted; (5) I understand that the licensee will be bound by the statements and representations made in the Application, including, but not limited to the identity of persons with an ownership or financial interest in the license; (6) I understand that all statements and representations made become conditions of the license; I understand that any physical alterations to or changes to the size of the area used for the sale, delivery, storage, or consumption of alcoholic beverages, must be reported to the Licensing Authorities and may require the prior approval of the Licensing Authorities; (8) I understand that the licensee's failure to operate the licensed premises in accordance with the statements and representations made in the Application may result in sanctions, including the revocation of any license for which the Application was submitted; and (9) I understand that any false statement or misrepresentation will constitute cause for disapproval of the Application or sanctions including revocation of any license for which this Application is submitted. (10) I confirm that the applicant corporation and each individual listed in the ownership section of the application is in good standing with the Massachusetts Department of Revenue and has complied with all laws of the Commonwealth relating to taxes, reporting of employ and contractors, and withholding and remitting of child support. (7) Signature: Title: Date: ENTITY VOTE The Board of Directors or LLC Managers of ROBERTS, INC. duly voted to apply to the Licensing Authority of Entity Name TOWN OF BREWSTER City/Town Commonwealth of Massachusetts Alcoholic Beverages Control Commission on For the following transactions (Check all that apply): • Change of Class (i.e. Annual /seasonal) • Change of License Type (i,e. dui / restaurant) Q Change of Category (i.e. All Alcohol/Wine, Malt) Ej Other "VOTED: To authorize and the. JUNE 28, 2022 Date of Meeting ROB ERT A. SLAVI N Name of Person to sign the application submitted and to execute on the Entity's behalf, any necessary papers and do all things required to have the application granted." For Corporations ONLY A true cosy attes Corpo at- Officer / Manager Signature Corporation Cler gnature obeAt itIctw (Print Name) `Robe�I /f S(au' (Print Name) Payment Confirmation YOUR PAYMENT HAS PROCESSED AND THIS IS YOUR RECEIPT Your account has been billed for the following transaction. You will receive a receipt via email and via text message. Transaction Processed Successfully. INVOICE #: a73ccd 4-a987-4797.bbae-ed0a3b0'150c8 Description FILING•FEES- RETAIL Roberts Inc Nwn r Amount $200.00 $200.00 Date Paid: 7/7/2022 12:09:33 PM EDT Payment On Behalf Of License Number or Business Name: Roberts Inc Fee Type: FILING FEES -RETAIL Total Convenience Fee: $0.35 Total Amount Paid: $200,35 Billing Information First Name: Marion Last Name: Hobbs Address: 326 Jonathans Way City: Brewster State: MA Zip Code: 02631 Email Address: attorneyhobbs@verizon:net THE COMMONWEALTH OF MASSACHUSETTS EXECUTIVE OFFICE OF LABOR AND WORKFORCE DEVELOPMENT DEPARTMENT OF UNEMPLOYMENT ASSISTANCE Charles R. Baker R �� �I I I I II I I I I 1111 all 111111 Connie � GOVERNOR 399552054 DIRECTOR Carter Karyn E. Polito LT. GOVERNOR ROBERT'S INC 3260 MAIN STREET BREWSTER, MA 02631 Certificate Id:61050 EAN: 80080350 July 29, 2022 The Department of Unemployment Assistance certifies that as of 7/28/2022 ,ROBERT'S INC is current in all its obligations relating to contributions, payments in lieu of contributions, and the employer medical assistance contribution established in G.L.c.149,§189. This certificate expires in 30 days from the date of issuance. Connie C. Carter, Director Department of Unemployment Assistance Page 1 of 1 CHARLES F. HURLEY BUILDING • 19 STANIFORD STREET • BOSTON, MA 02114 vvww.mass.gov/uima f Cfminwof2.l.Uea%%' feat& %%case; &o t ; .%%fassac% 02/&5 William Francis Galvin Secretary of the Commonwealth Date: July 19, 2022 To Whom It May Concern : I hereby certify that according to the records of this office, ROBERT'S, INC. is a domestic corporation organized on May 09, 1986 , under the General Laws ofthe Commonwealth of Massachusetts. I further certify that there are no proceedings presently pend- ing under the Massachusetts General Laws Chapter 156D section 14.21 for said corporation.'s dissolution; that articles of dissolution have not been filed by said corporation; that, said cor- poration has filed all annual reports, and paid all fees with respect to such reports, and so far as appears of record said corporation has legal existence and is in good standing with this office. In testimony of which, I have hereunto affixed the Great. Seal of the Commonwealth on the date first above written. he Commonwealth Secreta 0 Certificate Number: 22070365090 Verify this Certificate at: http://corp.sec.state.ma.us/CorpWeb/Certificates/Verify.aspx Processed by: Bod Ad Preview 2/2 Marion ,.9-[obbs Attorney at Law One Ellis Landing Road E.O. Box 609 seer; Massachusetts 02631 (508) 896-2709 Fax: (508) 896-3904 attorneya066s@verizon.net To: Abutters of 3256-3260 Main Street To Whom It May Concern. You are receiving this notice because you are an abutter to the above property. Please note that Roberts, Inc., d/b/a Cobies has filed applications with the Select Board for a change of license classification to their seasonal liquor license. The request is to change from a Seasonal Wines and Malt Beverages license to an All -Alcoholic Beverages license. Below is the legal ad that will run in the July 22nd & July 29th, 2022, edition of the Cape Codder. In accordance with MGL Chapter 138, Sections 4-17C, the Brewster Select Board will hold a public hearing on Monday August 8, 2022, at 6:20pm to review a change of license classification application from Roberts Inc. d/b/a Cobies located at 3256-3260 Main Street. The request is to change the seasonal liquor license from Wines and Malt Beverages to All Alcoholic Beverages. This hearing will be conducted by remote participation. To participate in this hearing by phone please call: (312) 626-6977 or (301) 715-8592. Webinar ID: 890 9291 0526 Passcode: 509224 To request to speak: Press *9 and wait to be recognized. To participate by Zoom webinar, please use this link: https://us02web.zoom.us/j/89092910526?pwd=WHM2V3hrVkIhSTIoWWhVU09kanUzQT09 Passcode: 509224 Please contact the Town Administrator's office if you have any questions, (508) 896- 3701. Thank you. Your truly, Marion R. Hobbs Attorney for Roberts, Inc.. d/b/a Cobies Certified ;by" - Parcel ID 1277 101.47.0-R (13.43-1) ROBERTS REALTY TRUST 1240 101-49-0-R SLAVIN ROBERT AS EUN M (13-30) 4559 101-125-0-R BOVE LESLIE J TRUSTEEI OF (28.10-1) Abutter Own SLAVIN ROBERT' A TRUSTEE TOWN OF BREWSTER, MA BOARD OF ASSESSORS 2198 Main Street Brewster, MA 02631 hin rues N!. Gallagher, MAA Deputy Assessor 0 feet of Abutters to Parcel 102/70/0 3260 MAIN STREET 3235MAINSTREET Maili CHY BREWSTER MA 026 3238 MAIN STREET 3238 MAIN STREET BREWSTER MA 02631 THE BOVE FAMILY 2016 REVOCABLE TRU.' DAVIDSON JEANNE TRUSTEE BRANDYWINE NOMINEE TRUST 4563 101-126-0-R (28.10-6) 1239 102-18.0:E. BREWSTER TOWN OF (13-29) CONSERVATION COMMISSION 1238 102-19.0-E' BREWSTERTOWN OF (13-28) CONSERVATION COMMISSION 1237 102-20.0-R (13-27) 273 KING PHILIP ROAD 273 KING PHILIP ROAD .BREWSTER 274 KING PHILIP ROAD P 0 BOX 55 BREWSTER MA 02631 MA 02631 0 MAIN STREET 2198 MAIN STREET 0 LINNELL LANDING ROAD 2198 MAIN STREET BREWSTER MA 02631 BREWSTER MA 02631 KERN LOUIS J ill & KERN TAIANNA NIN 0 UNNELL LANDING ROAD 109 LAKE DRIVE BETHLEHEM CT 06751 1278 102-70-0-9 SLAVIN ROBERT A TRUSTEE (13-43-2) ROBERTS REALTY TRUST 3256 MAIN STREET 3238 MAIN STREET BREWSTER •MA :02631 1304,9 102.72-0-R WILLIAMS HELEN E TRUSTEE (12-13-2) HELEN E,WILLIAMS REVOCABLE TR 5029 114-63=0-E (31-1000) 7968 114-63-7966-E MASSACHUSETTS COMMONWEALTH. OF (43.2) DEPT OFENVIROMENTAL MGMT 4628. 11.4-84-0-6 MASSACHUSETTS COMMONWEALTH OF (28-11) DEPT OF ENVIRONMENTAL MGMT 285 MAIN STREET 3285 MAIN STREET BREWSTER MA 02831 MASSACHUSETTS COMMONWEALTH OF 0 NICKERSON STATE PARK 251 CAUSEWAY STREET SUITE 600 12769 114-65-0.6 MASSACHUSETTS COMMONWEALTH OF 3280 MAIN STREET 251 CAUSEWAY STREET .SUITE 600 BOSTON MA 02114 0.STATE PARK 251 CAUSEWAY STREET • SUITE 600 BOSTON MA 02114 BOSTON MA 02'114. 0 KEELER POND ROAD ,251 CAUSEWAY STREET SUITE 600 BOSTON MA 02114 (28-999) DEPT OF ENVIRONMENTAL MGT 7719/2022 - Page SLAVIN ROBERT A TRUSTEE ROBERTS REALTY TRUST 3238 MAIN STREET BREWSTER, MA 02631 DAVIDSON JEANNE TRUSTEE BRANDYWINE NOMINEE TRUST PO BOX 55 BREWSTER, MA 02631 101-47-0-R 26-0-R 102-20-0-R. KERN LOUIS J III & KERN TAIANNA NIN 109 LAKE DRIVE BETHLEHEM, CT 06751. 114-63-0-E MASSACHUSETTS COMMONWWEALTH OF 251 CAUSEWAY STREET SUITE 600 BOSTON, MA 02114 114.65-0-E MASSACHUSETTS COMMONWEALTH OF DEPT OF ENVIRONMENTAL MGT 251 CAUSEWAY STREET SUITE 600 BOSTON, MA 02114 48-0-R SLAVIN ROBERT A.& ELUN M 3238 MAIN STREET BREWSTER, MA 02631 102-18-0-E BREWSTER TOWN OF CONSERVATION COMMISSION 2198 MAIN STREET BREWSTER, MA 02631 . 102-70-0-R SLAVIN ROBERT A TRUSTEE ROBERTS REALTY TRUST 3238 MAIN STREET BREWSTER, MA 02631 114-63 7966-E MASSACHUSETTS COMMONWEALTH OF DEPT OF ENVIROMENTAL MGMT 251 CAUSEWAY STREET SUITE 600 BOSTON, MA 02114 101-125-0-R BOVE LESLIE J TRUSTEE` OF THE BOVE FAMILY 2016 REVOCABLE TRUS 273 KING PHILIP ROAD BREWSTER, MA 02631 BREWSTER TOWN OF CONSERVATION COMMISSION 2198 MAIN STREET BREWSTER, MA 02631 102-19-0-E 1.02-72-0=R WILLIAMS HELEN E TRUSTEE HELEN E WILLIAMS REVOCABLE TR 3285 MAIN STREET BREWSTER, MA 02631. 114-64-0-E MASSACHUSETTS COMMONWEALTH OF DEPT OF ENVIRONMENTAL MGMT 251' CAUSEWAY STREET SUITE 600 BOSTON, MA 02114 LICENSE ALCOHOLIC BEVERAGES THE LICENSING BOARD OF The Town of Brewster, MASSACHUSETTS HEREBY GRANTS A SEASONAL WINES AND MALT RESTAURANT LICENSE To Expose, Keep for Sale, and to Sell Wine and Malt Alcoholic Beverages TO BE CONSUMED ON THE PREMISES TO: ROBERTS INC dlbla COBIES 3256-3260 MAIN STREET ROBERT A. SLAVIN, Manager on the following described premises: Seasonal "Clam Shack" restaurant. Building contains the kitchen, primarily takeout with all seating on outdoor decks; front and rear entrances to outdoor decks. Signs should be posted at the deck exits to advise "No Alcohol Beyond This Point" and alcohol is not be allowed at the tables that are off the porch and abut the driveway. This license is granted and accepted upon the express condition that the license shall, in all respects, conform to all the provisions of the Liquor Control Act, Chapter 138 of the General Laws, as amended, and any rules or regulations made thereunder by the licensing authorities. This license is valid from April 1, 2022, and expires on December 31, 2022, unless earlier suspended, cancelled or revoked, IN TESTIMONY WHEREOF, the undersigned have hereunto a March 21, 2022. The hours during which alcoholic Beverages may be sold are: MONDAY- SATURDAY 11:00 AM -9:00 PM SUNDAY; 11:00 AM - 9:00 PM In accordance with State Laws governing same and subject to State ABCC rulings d their o ures on THIS LICENSE SHALL BE DISPLAYED ON THE PREMISES IN A CONSPICUOUS POSITION WH RE IT CAN EASILY BE READ, #05623 -RS -0134 Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 Office of: Select Board Town Administrator MEMO To: Brewster Select Board From: Erika Mawn, Executive Assistant RE: Annual Entertainment License Request Date: August 4, 2022 The Kitchen Café is applying for an Annual Entertainment License at 2671 Main Street. The request is to allow both acoustic and amplified music both indoors and outdoors. Additionally, the Kitchen Café is requesting to have live local musicians perform on the outdoor patio and greenspace during the approved hours. The hours of the request for weekday entertainment (Monday- Saturday) in which the Select Board is the local licensing authority is from 7am until close. The applicant is also applying for Sunday Entertainment through the State to start at 1pm until close. Please see the provided site map for details on where the entertainment would be on the property. Note that the food trailer was approved through Special Permit #2021-09 to operate seasonally from 11am until sundown from April through October. Though the request from the owner (Danielle Panzica) includes applying for a license to change use of the restaurant space and amendment to hours of the permitted food trailer, Ms. Panzica has been advised that these requests must go through the Planning Board who issued the original Special Permit and the Select Board will not be reviewing this request. Per the Entertainment License process, this request has been reviewed by multiple department heads and the following feedback has been received: Fire Department: All interior roads and parking lot lanes shall remain clear of any vehicles during the proposed events to ensure Fire Department access to the parking lot and restaurant facility is maintained. Police Department: Per past practice, issuance of an entertainment license, would exempt the business from the noise bylaw during the hours of permitted entertainment. Complaints or violations of the entertainment license would be provided to the Select Board at their request, should any issue arise. Natural Resources: The property is mostly paved parking lot and the restaurant building; how would the performance and seating to view be arranged, and would that provide separation from parking and vehicles? Amplified music may be an issue with the nearby residential homes. What is the plan/layout for the movie screenings, will part of the parking lot be closed? Town Administration: 1.The applicant currently operates as a restaurant. Events such as a “movie night” are not part of the normal operations of a restaurant. The applicant will have to also obtain a Special Event permit for any activities that are outside of the normal operations of a restaurant. If applicant plans more than 5 events, they will need a Special Event permit through the Zoning Board of Appeals. If they plan less than 5, they can obtain the special event permit through the Select Board. An Entertainment license on its’ own cannot permit this type of activity. 2.Request of a map of the property that shows exactly where the potential for outdoor music would take place and any approval should be conditioned in terms of the volume of the music if approved. 3.The applicant currently has outstanding zoning violations that the Board should take into consideration before approving a new license. Planning/Zoning Department: A site plan should be provided that is descriptive to show how all site operations and features work together smoothly, e.g., parking, food service including the food trailer permitted by the Planning Board and Building Department, etc. It would also be helpful to have a more descriptive narrative about the site operations to know what will be happening together on certain days/nights, e.g., will dinner service be offered on movie nights, will dinner service be “private events” or general restaurant use, etc. Based on the provided site plan and revised Entertainment License request: so long as the private functions are tantamount to a full-service restaurant, the Kitchen Café can do private events without any further site plan or special permit approvals from the Planning Board. Building Department: Agrees with comments and questions provided by Town Administration and Planning/Zoning Department, would like to see more details on a site plan specific to event operations and a detailed event list and description of activities for each. Health Department: The Kitchen Café is currently permitted through the Health Department for the following: 1.A Food Service Permit and is recognized as an operational “Outdoor Café” per the Brewster Board of Health Outdoor Café Regulations for open-air dining with wait service. The front patio is the only area on the property designated for out-door dining with table wait service. Maximum allowable seating capacity for indoor and outdoor wait service dining is 93 seats total. 2.A Retail Food Service Permit for an area under 1,000 square feet. This permit is for the sale of pre-packaged items in the existing main building and for the sale of coffee and pre-packaged items sold from the food “trailer” located in the parking lot. 3.A Catering Permit designated for off-premises food service. 4.Any additional activities involving food service shall adhere to current permitted uses. 5.Adequate restroom and waste facilities shall be provided. 6.No further licensing from the Health Department is needed to hold private functions inside the restaurant as long as the number of patrons does not exceed the current septic capacity. As a reminder, Annual Entertainment Licenses for other establishments have been issued with specific days and times of approved entertainment including the type of entertainment (acoustic, live performances, recorded music through a speaker system, DJs, etc.). As the Local Licensing Authority, the Select Board can set conditions for Entertainment Licenses. Annual Entertainment Licenses are valid each year from July 1st until June 30th, at which time the applicant must request to renew their annual license through the Town Administration Office. Archive d: Thursday, August 4, 2022 4:00:48 PM From: Danielle Panzica Se nt: Mon, 1 Aug 2022 18:31:09 +0000ARC To: Erika Mawn Subje ct: Re: Revision Se ns itivity: Normal Attachme nts : Doc - Aug 1 2022 - 12-59 PM.pdf; Hi Erika To clarify, will we be discussing the issue of full service l i ce nse vs limite d service l i ce nse and how we operate on this cal l ? Se nt from my iPhone On Aug 1, 2022, at 1:16 PM, Eri ka Mawn <emawn@bre wste r-ma.gov> wrote : \u-257 ? Thank you, Danielle, I will se nd thi s updated request around for additi onal comme nt. Though you me ntion “…to cl ose” for your hours, i t would be helpful to have ex act hours of operati on. The meeti ng on Monday i s for the Select Board to re view your request for an Annual Entertai nment License, they wi l l not be revi e wing your re que st for pri vate e vents or amendments to your food trailer permi t hours. The se ite ms were not approved through the Se l e ct Board, you woul d have to request these through the Pl anning De partment who ori ginal l y i ssue d your permits. The re are no additi onal fees for the Entertainment License that will be re viewe d on Monday. Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Dani e l l e Panzi ca <Danielle_Panzica@hotmai l .com> Sent: Monday, August 1, 2022 1:03 PM To: Erika Mawn <e mawn@brewster-ma.gov> Subject: Re vision Hi Erika Pls note below, let me know if I am miss ing anything. I believe there is a fee associated with this, please advise. I will stop by today and drop of the check. Good Morning I am writing regarding acquiring a yearly entertai nment license. We are a food establishment currently serving Breakfast and Lunch, and dinner. We would like an entertainment li cense to allow music both acoustic and amplified to our customers both indoors and outdoors. We would like to have local musicians perform on the private outdoor patio and greenspace. We would look to have the license during hours of operation Monday - Saturday from 7am to close and Sunday would be 1- closed based on MA Law. We would like to apply for a license to allow us to use our private restaurant space for private events such as Baby Showers, Rehearsal dinner, wedding events, fundraiser events and other similar events. We would like to make an amendment to our hours of our food trailer. we currently operate from 8am-9pm Danielle Archive d: Thursday, August 4, 2022 4:00:39 PM From: Erika Mawn To: Danielle Panzica Subje ct: RE: Entertainment license Se ns itivity: Normal Danielle, The Board will be re viewi ng the request for an Entertai nme nt Li ce nse , please see my notes bel ow regarding the Entertai nme nt Li ce nse . I will provi de you wi th the Zoom i nformati on when the meeting is posted on August 4th . Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Dani e l l e Panzi ca <Danielle_Panzica@hotmai l .com> Sent: Fri day, Jul y 29, 2022 9:30 AM To: Erika Mawn <e mawn@brewster-ma.gov> Subject: Re : Entertai nment l i cense Hi Erika I am really looking to have the town s upport calling into the meeting but I know how time cons uming thes e meeting s can be s o I want to make s ure that what is our priority as well as the customers priority, which is our operations internally are being discus s ed otherwis e it will be a turn off and then when I do need their s upport no one will call, s o before i g o pos ting the abutter notice online, i want to make s ure the important topics are being dis cus s ed. At this point my 4 concerns are the i 1. Internal proces s of ordering and being s erved and obtaining the correct licens e for daytime us e. 2. The hours of operation of my trailer, which the town has already approved from 11-dus k and deed is on file with the Barns table County 3. The Entertainment license that allows me to play mus ic. 4. I am already permitted for the dinner hours until 9pm, s o I am looking to s ee about if I pers on would like to hold a private event s uch as a baby s hower or rehears al dinner. I am not too s ure what thos e entails . I have alot of the res idence of Brewster s upport s o I really want to make s ure they are a part of the correct meeting otherwis e they will not be likely to call into the next one, to voice their opinions Danielle From: Eri ka Mawn <emawn@brewster-ma.gov> Sent: Fri day, Jul y 29, 2022 8:33 AM To: Danielle Panzica <Dani el l e_Panzica@hotmail.com> Subject: RE: Ente rtainment license Morni ng Dani e l l e , I am glad you re ached out, I asked about Sunday be cause i n the emai l you addressed to the Select Board below f or your Entertai nme nt Li ce nse you indicated your requeste d hours to be Sunday – Saturday 11am – 9pm, when I pre se nt the i nformati on I will make it clear that you have onl y applied for Sundays starting at 1pm. As for the publ i c hearing, both the Building Commi ssi one r and the Town Planne r will be attendi ng to review the current status of vi ol ati ons in the l e tte r, so the se should be cleared up at that time. As part of the hearing proce ss, I provi de De partment heads (Health, Building, Planni ng, Town Admi ni strati on, Natural Re sources, Fire and Police) with your request f or an Ente rtainment License and ask for feedback, this is then share d wi th the Select Board i n the public me e ting packet pri or to the meeting. I want to share the feedback with you now, thi s gi ves you the opportunity to provi de more details so that De partment heads and the Board have a clear descri ption and outline of your Entertai nment l i cense request. The request are as follows: Request for a map/layout of the property to ex pl ain where propose d musical eve nts will take place. The map shoul d include parking lot, green space, building, food trai l er, etc. Request for a more descripti ve narrative about the site operati ons to know what will be happening togethe r on certai n days/nights, e .g., will di nner service be offere d on movie nights, will di nne r se rvi ce be “private eve nts” or general restaurant use, etc. Addi tional l y, an Ente rtainment License is for ampl i fied musi c, live bands, D.J., e tc. An entertainment license woul d not support “movie ni ghts”. To allow thi s type of e vent, you woul d have to apply for a Spe ci al Eve nt l i ce nse through the Se l e ct Board for each scheduled e vent, or if more than 5 e vents planne d per cal e ndar ye ar the n a Speci al Event Permit is requi red through the Zoning Board of Appeal s. These are separate proce sse s that wi l l not be i ncl ude d in the Entertai nme nt Li ce nse review. I would sugge st that you provi ded an updated re que st for an Entertai nme nt Li ce nse that states the correct hours that you are proposi ng and more de tai l s on types of e vents. Al ong with thi s a sketch, or site plan on the l ocati on of such e ntertai nment that you would like . It would be best if I have thi s early next we e k so I can have De partment heads review in advance and update their fe e dback. This will also aid the Select Board in maki ng their decision. In orde r for me to coordinate this prior to the meeting, I would ne e d no l ate r than Tue sday afte rnoon. Please let me know if you have any questions. Thank you! Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Dani e l l e Panzi ca <Danielle_Panzica@hotmai l .com> Sent: Fri day, Jul y 29, 2022 6:45 AM To: Erika Mawn <e mawn@brewster-ma.gov> Subject: Re : Entertai nment l i cense Hi Erika On Sunday I was l ooking for the 1pm Al so in rgds to topi cs The letter from the bui l di ng department consisted of 3 poi nts. 1- large food truck, whi ch is cl osed and no longe r ope rating, 2- hours of ope ration of the small food trailer which i s al l proved by the board and deed i s on file with the Barnstabl e county. The de e de d hours are now being fol l owed. 3- My restaurant license. Wi th one and two sol ved are they planning to di scuss al l three or just the ope n issue of my l i cense Se nt from my iPhone On Jul 28, 2022, at 9:11 AM, Erika Mawn <emawn@brewster-ma.gov> wrote: \u-257 ? Morni ng Dani e l l e , I was re viewi ng your request and your payme nt for a Sunday License, when we di scussed the Sunday which i s issued by the State , the two opti ons are Re gular Hours starting on Sunday at 1pm for $50, or Spe ci al Hours starting on Sunday at 12:00am for $100. You provided a che ck for $50, so I wi l l be presenti ng your request f or Sundays to be gin at 1:00pm on Sundays not prior as your emai l indicates be l ow. I know that you are revi ewing your options at the mome nt on how and whe n to proceed, but I just wante d to make sure we were on the same page about Sundays. Please let me know if you have any questions. Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Pe ter Lombardi <plombardi@brewste r-ma.gov> Sent: Tuesday, July 19, 2022 10:10 AM To: Erika Mawn <emawn@brewster-ma.gov> Cc: Donna Kal i ni ck <dkalinick@brewster-ma.gov> Subject: FW: Entertai nment l icense As discussed… Peter Lombardi Town Administrator Town of Brewster 508-896-3701 x. 1128 Beginning March 21, Brewster Town Offices will be open to the public Monday through Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov. From: Dani e l l e Panzi ca <dani elle_panzica@hotmail.com> Sent: Tuesday, July 19, 2022 9:47 AM To: townadmi n <townadmin@brewster-ma.gov> Subject: Fwd: Entertai nment license Good Morni ng I am writing in regards to acquiring a yearly entertainment licens e. We are a food es tablis hment s erving Breakfas t and Lunch and we plan to allow private events in the future during the day and evening hours , in which people may reques t to have amplified mus ic or live performances . We woul d look to have the l i cense during hours of operati on Sunday-Saturday, 11am-9pm We do have an outdoor patio s o the mus ic may or may not be indoors as well as outdoors depending on the g ues t reques t. We have a large greenspace in the front of our es tablis hment on our property as well as additional green s pace on the s ide of the property s o at times of live mus ic perhaps the performer maybe out on the lawn, I do not fores ee it being more then 3 people performing. Perhaps a guitar, vocals and a drum or bas s . We woul d al so like to offer Friday/Saturday eve ni ng Movie ni ght whi ch woul d be free to the public for a fami l y outing showi ng cl assic PG movies vi a a projector screen. This would be at sunset unti l the movi e ends e stimated 2 hours I have is s ued a check already to the Town of Brews ter to have this reviewed. Thank you Danielle Panzica The Kitchen Cafe 2671 Main Street Brews ter, MA 02631 Archive d: Thursday, August 4, 2022 4:00:34 PM From: Erika Mawn To: Danielle Panzica Subje ct: FW: Entertainment license Se ns itivity: Normal Morni ng Dani e l l e , I was re viewi ng your re quest and your payment for a Sunday License, when we di scusse d the Sunday which is issued by the State , the two options are Regul ar Hours starti ng on Sunday at 1pm for $50, or Special Hours starti ng on Sunday at 12:00am for $100. You provided a check for $50, so I will be pre se nting your re que st for Sundays to begi n at 1:00pm on Sundays not prior as your e mail i ndi cate s below. I know that you are revi ewing your options at the mome nt on how and whe n to proce e d, but I just wanted to make sure we were on the same page about Sundays. Please let me know if you have any questions. Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Pe ter Lombardi <plombardi@brewster-ma.gov> Sent: Tuesday, July 19, 2022 10:10 AM To: Erika Mawn <e mawn@brewster-ma.gov> Cc: Donna Kal i ni ck <dkalinick@brewster-ma.gov> Subject: FW: Entertai nment l i cense As discussed… Peter Lombardi Town Administrator Town of Brewster 508-896-3701 x. 1128 Beginning March 21, Brewster Town Offices will be open to the public Monday through Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov. From: Dani e l l e Panzi ca <dani el l e_panzica@hotmail.com> Sent: Tuesday, July 19, 2022 9:47 AM To: townadmi n <townadmin@brewster-ma.gov> Subject: Fwd: Entertai nment l i cense Good Morni ng I am writing in regards to acquiring a yearly entertainment licens e. We are a food es tablis hment s erving Breakfas t and Lunch and we plan to allow private events in the future during the day and evening hours , in which people may reques t to have amplified mus ic or live performances . We woul d look to have the l i cense during hours of operati on Sunday-Saturday, 11am-9pm We do have an outdoor patio s o the mus ic may or may not be indoors as well as outdoors depending on the g ues t reques t. We have a large greenspace in the front of our es tablis hment on our property as well as additional green s pace on the s ide of the property s o at times of live mus ic perhaps the performer maybe out on the lawn, I do not foresee it being more then 3 people performing. Perhaps a guitar, vocals and a drum or bas s . We woul d al so like to offer Friday/Saturday eve ni ng Movie ni ght whi ch woul d be fre e to the public for a family outing showi ng cl assic PG movies via a proje ctor scre e n. Thi s woul d be at sunset until the movie e nds esti mate d 2 hours I have is s ued a check already to the Town of Brews ter to have this reviewed. Thank you Danielle Panzica The Kitchen Cafe 2671 Main Street Brews ter, MA 02631 Archive d: Thursday, August 4, 2022 4:00:28 PM From: Erika Mawn To: Danielle Panzica Subje ct: RE: Entertainment license Se ns itivity: Normal Hi Danielle, Thank you for this, if you could modify to include the hours that you may have music Monday- Saturday, as the Board wi l l need this i nformati on in order to vote. Pl e ase remember that your Sunday(which is i ssue d by the State) can not start be fore 1pm on Sundays. Addi tional l y we will require you to complete an abutters noti fication, I am in the process of gatheri ng that information to you. Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Donna Kal i ni ck <dkalinick@brewster-ma.gov> Sent: Thursday, Jul y 14, 2022 1:46 PM To: Erika Mawn <e mawn@brewster-ma.gov> Subject: FW: Entertai nment l i cense From: Dani e l l e Panzi ca <Danielle_Panzica@hotmai l .com> Sent: Wednesday, July 13, 2022 2:01 PM To: townadmi n <townadmin@brewster-ma.gov> Subject: Ente rtainment license Good Afternoon, I am writing in regards to acquiring a yearly Entertainment licens e. We are a food es tablis hment s erving Breakfas t and Lunch and we plan to allow private events in the future during the evening hours , in which people may reques t to have amplified music or live performances . We do have an outdoor patio s o the mus ic may or may not be indoors as well as outdoors depending on the g ues t reques t. We have a large greens pace in the front of our es tablis hment on our property s o at times of live music perhaps the performer maybe out on the lawn, I do not fores ee it being more then 3 people performing . Perhaps a guitar, vocals and a drum or bas s I have is s ued a check already to the Town of Brews ter to have this reviewed. Thank you Danielle Panzica The Kitchen Cafe 2671 Main Street Brews ter, MA 02631 Archive d: Thursday, August 4, 2022 4:00:22 PM From: Erika Mawn To: Danielle Panzica Subje ct: RE: Entertainment at The Kitchen Cafe Se ns itivity: Normal Hi Danielle, Thank you for calling back. Al l restaurants or business that would l i ke to offe r e ntertai nment, l i ve, dj, and amplif i e d must appl y for an Entertai nme nt Li cense through the Se l e ct Board. We offer the daily Ente rtainment License which i s permi tte d Monday- Saturday for $35 pe r e vent. Sunday pe rmits have an addi tional $5 charge that i s due to the State. Al l of the se must be submi tte d two weeks in advance and will be revi e wed at a Se l e ct Board meeti ng. The othe r options i s a Yearl y Entertainment lice nse , thi s proce ss re qui res a publ i c hearing and advertisement, the soone st we coul d complete thi s is for the Jul y 25th me e ting to meet al l the deadlines. The sooner you have the i nformati on in, the better. The price for the Ye arl y Ente rtainment is $250 for Monday- Saturday, to i ncl ude Sunday Entertainment afte r 1pm i s $50 that is require d to the State. The re i s no application for the Annual Entertainme nt l i ce nse , you woul d need to wri te a l etter to the Select Board wi th your re que st, i n the letter should include type of ente rtainment, days of the wee k, times i t will be provided and where on the property it will be al l owed. I would provi de you wi th the State appl i cati on. Please let me know how you woul d like to proceed, pl e ase note si nce you do not have a current entertainment l i ce nse , the re i s to be no ente rtainment provided, i f you have an upcoming event the soonest the Board can revi e w i s Jul y 11th. Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, please visit www.brewster-ma.gov From: Eri ka Mawn Sent: Tuesday, June 28, 2022 2:05 PM To: Danielle Panzica <danielle_panzica@hotmai l .com> Subject: Ente rtainment at The Ki tchen Cafe Importance: Hi gh Good afte rnoon Dani e l l e, I hope al l is going we l l , it was brought to our atte ntion that you had l i ve and/or ampl i fied musi c at the Kitchen Café i n the past week or so. I am wri ting to re mi nd you that you are not permitted to have Ente rtainment at your location without a Select Board approved permi t. We have two options for Entertai nme nt Li ce nse s, the fi rst is a One Day Ente rtainment License, I have attache d the appl i cati on for your revi e w. You woul d need to compl e te the appl i cati on and submit it to me for Select Board approval at l e ast two weeks pri or to a Select Board Meeting, for Jul y we have meeti ngs on the 11th and the 25th . Your ente rtainment licenses are capped at 5 eve nts, or you can apply for a Yearly Entertai nment license through the Select Board which would allow ente rtainment Monday- Saturdays, for Sunday Ente rtainment you woul d need to apply wi th the State. I am happy to discuss i n more details the options and pri ci ng. If you have any questi ons, please let me know. Thank you, Erika Erika Mawn Executi ve As s i s ta nt to the Town Admi ni s tra tor 2198 Ma i n Street Brews ter, MA 02631 (508) 896-3701 ext. 1100 www.brews ter-ma .gov Brewster Town Offices are open to the public Monday - Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the latest updates on Town services, Property Map Approximate Property Line MUSyC Assessors Map 89 Lot 70 Archive d: Thursday, August 4, 2022 4:01:43 PM From: Davis Walters Se nt: Thu, 21 Jul 2022 18:58:06 +0000Authentication To: Erika Mawn Subje ct: FW: Zoning Compliance 2671 Main St./Map 89 Parcel 20 Se ns itivity: Normal Per your request F. Davis W alters (h i m/h e ) Building Commissioner Town of Brewster 2198 Main Street Brewster, MA 02631 (508) 896-3701 ext. 1125 Beginning July 6t h, Brewster T own Offices will be open to the public Monday, T uesday, Wednesday , and T hursday from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be purchased online or through our mail-in program. For the latest updates on T own services, please visit www.brewster-ma.gov The Commonwealt h of Massachuset t s Secret ary of Stat e has determined that e-mail is a public record From: Davis Wal ters Sent: Wednesday, July 20, 2022 12:17 PM To: dani e l l e _panzi ca@hotmai l .com Cc: George Noyes <gnatcape@aol.com> Subject: FW: Zoni ng Compl i ance 2671 Main St./Map 89 Parcel 20 By Certified Mail: 70210350000008576150 70210350000008576167 July 20, 2022 TKC Investments, LLCDanielle Panzica, Manager21 Wormwood Street, Apt. 402 Boston, Mass. 021102671 Main StreetBrewster, Mass. 02631 RE: Zoning Compliance 2671 Main Street (Map 89 Parcel 20) dba The Kitchen Café D ear Ms. Panzica: Be advised that a paper version of this letter is being sent via certified mail to the two addresses listed above. There are a few zoning issues regarding the above-referenced property which warrant your immediate attention. I have received and investigateda written request for zoning enforcement regarding the same. You are hereby ordered to immediately address these issues and comply with theBrewster Zoning Bylaw (Chapter 179 of the Brewster Code), as discussed more specifically below. A fully functional mobile kitchen unit, or ‘food truck,’ which has not received the required zoning permits or approvals, has been added andappears is being used as an additional kitchen to supplement the existing restaurant operations on the site.As it is being operated, The Kitchen Café is a ‘limited-service restaurant’ as defined in the Brewster Zoning Bylaw. You have not obtained therequired zoning permits or approvals for this use. The Town’s current zoning requires a use special permit and site plan review. This is achange of use from the former, long-standing use of the site as a ‘full-service restaurant,’ which is a distinct use both categorized differentlyand separately defined in the zoning bylaw. Further, this former use was permitted as a pre-existing, ‘nonconforming’ zoning use: it wasestablished at a time that different zoning rules applied to restaurant uses than they do currently. Additionally, I note that under Special Permit No. 2021-09, which authorized the food ‘trailer’ on the site, the Planning Board limited its useseasonally and to hours of operation from 11 AM to sundown. You are advised and reminded to abide by those limitations, specificallyincluding operating no earlier than 11 AM. In order to address the referenced zoning issues, you must apply for and obtain a use special permit and site plan review approval from thePlanning Board for the current restaurant use, including the ‘food truck.’ So long as you proceed post haste and in good faith, the food truck mayremain at the site and in its current operation, at your own risk, pending the outcome of the Planning Board proceedings but subject to obtainingall other necessary licenses, permits and approvals including Brewster health department approval; meeting all fire, life safety and health coderequirements that apply; and performing the work necessary for the same. Though necessary to achieve zoning compliance, I would suggest there is also collateral benefit to you for proceeding with zoning permitting inthe manner described. It provides you the opportunity to present and request zoning approval, in a holistic and coordinated way, for the variety ofsite activities you are undertaking now or would like to propose and undertake in the future. A zoning decision for the overall site restaurant use,establishing what is allowed and under what conditions, would also offer a level of certainty and predictability for the business. Note, that zoning approval does not imply compliance with or substitute for other applicable state and local land use laws and regulations. Youwill also have to obtain and maintain all other necessary licenses, permits and approvals for the overall restaurant use. Under Massachusetts General Laws Chapter 40A and the Brewster Zoning Bylaw, I am authorized to enforce the zoning through a variety of means,including fines and injunctions. Should you not take immediate action to address and correct the violations referenced herein, you will receive afurther notice upon which per diem fines will begin to accrue, without limiting other remedies the town may elect to pursue. You have the right to appeal the determinations made herein to the Town’s Zoning Board of Appeals pursuant to Massachusetts General Laws Chapter 40A, Section 8 and the Brewster Zoning Bylaw. Please feel free to reach out to me with questions or to discuss the foregoing. Sincerely, F. Davis W alters (h i m/h e ) Building Commissioner Town of Brewster 2198 Main Street Brewster, MA 02631 (508) 896-3701 ext. 1125 Beginning July 6t h, Brewster T own Offices will be open to the public Monday , T uesday, Wednesday , and T hursday from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be purchased online or through our mail-in program. For the latest updates on T own services, please visit www.brewster-ma.gov The Commonwealt h of Massachuset t s Secret ary of St at e has determined that e-mail is a public record cc: George “Bud” Noyes via email Archive d: Thursday, August 4, 2022 4:01:02 PM From: Donna Kalinick Se nt: Mon, 25 Jul 2022 19:27:14 +0000Authentication To: Erika Mawn; Peter Lombardi Subje ct: FW: Se ns itivity: Normal From: Davis Wal ters <dwal ters@brewster-ma.gov> Sent: Fri day, Jul y 22, 2022 3:11 PM To: Jonathon Idman <jIdman@brewster-ma.gov>; Donna Kalinick <dkal i ni ck@brewster-ma.gov>; Amy von Hone <avonhone@brewster-ma.gov> Cc: Lynn St. Cyr <lstcyr@brewster-ma.gov> Subject: FW: FYI F. Davis W alters (h i m/h e ) Building Commissioner Town of Brewster 2198 Main Street Brewster, MA 02631 (508) 896-3701 ext. 1125 Beginning July 6t h, Brewster T own Offices will be open to the public Monday, T uesday, Wednesday , and T hursday from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be purchased online or through our mail-in program. For the latest updates on T own services, please visit www.brewster-ma.gov The Commonwealt h of Massachuset t s Secret ary of Stat e has determined that e-mail is a public record From: Dani e l l e Panzi ca <Danielle_Panzica@hotmai l .com> Sent: Fri day, Jul y 22, 2022 2:40 PM To: Davi s Walte rs <dwalte rs@brewster-ma.gov> Subject: Re : Hi Davi s I will revi e w with my attorney and advise Se nt from my iPhone On Jul 21, 2022, at 5:57 PM, Davis Walters <dwalte rs@brewster-ma.gov> wrote: \u-257 ? De ar Ms. Panzica, Thank you ve ry much for meeti ng with us ye sterday. The fol l owing memori alizes our conversation regardi ng how you propose to compl y with the Brewster Zoning Bylaw for the Kitche n Café give n the town’s e nforce ment l etter of July 20, 2022: Operate as a ful l -service restaurant, which e sse ntial l y i nvolve s how pre pare d food is served and paid for. In a f ul l -service restaurant (as defi ne d in the Brewster Zoning Byl aw), staff woul d take the orde r, de l i ver the food to the table whe n pre pare d, and the custome r would pay for the food at the end of the se rvi ce . As di scusse d, we understand that you may need some ti me to f ul l y transiti on to thi s model (i ncl udi ng orderi ng pay system equipment). Please proce e d as quickl y as practicabl e and update us about how thi s transi tion i s goi ng; Cease operati on of the ‘food truck’ on-site . The truck (whi ch we understand to be regi stered) should be closed and so signe d, disconnected from any power or othe r utiliti e s, and move d as far away from the building on-site as is practicabl e . If possi bl e , the better opti on woul d be to remove the truck from the site enti rely; Abi de by al l special permit conditi ons f or the food ‘trailer,’ including not operati ng any earlier than 11AM. We understand that your l ong-term goal may be to permi t through the Pl anning Board and other departments a ‘limite d service’ restaurant wi th appurte nances and other site changes like the onsite food truck. Howe ver, unless and until you apply for and obtain such approvals, you are essenti ally re qui red to maintain the status quo of the restaurant as it ex i sted at the ti me you purchased the prope rty (though toge ther wi th the special permi t you obtai ned for the food trai l e r). To that e nd, so l ong as you ope rate i n accordance with the above bul l e ts, the bui l di ng departme nt will consi der the property in compliance wi th town zoning including wi th respect to enforce me nt requests re ce i ved relative to the se issues. Please confi rm the above wi th a written response to us and fe e l free to contact us wi th questions. Jon Idman, Town Planner F. Davis W alters (h i m/h e ) Building Commissioner Beginning July 6t h, Brewster T own Offices will be open to the public Monday, T uesday , Wednesday, and T hursday from 8:30 to 4:00pm. Beach and Recycle Permits are not available in person but can be purchased online or through our mail-in program. For the latest updates on T own services, please v isit www.brewster-ma.gov The Commonwealt h of Massachuset t s Secret ary of St at e has determined that e-mail is a public record Special Pe APPLICANT/OWNER: LOCATION: MAP/PARCEL: BOOK/PAGE: APPLICATION FILED. DECISION DATE: Bre Town of Brewster Planning Board 2198 Main Street ster, Massachusetts 02631=1898 (508) 896-3701 ext. 1133 it & Site Plan Waiver AP Danielle Panzica, TKC Investments 2671 Main Street, Brewster MA Assessors' Map 89, Lot 20 Book 34119, Page 190 June 22nd, 2021 August 11th, 2021 2021-09 APPLICATION: The Applicant proposes to establish a seasonal, limited food service use accessory to the principal restaurant use pursuant to Brewster zoning bylaws § 179-11, and §179-51. The limited food service is proposed to be contained within a food trailer located on the site. The Applicant is seeking a waiver from Site Plan Review § 179-66, and § 179-67 of the Brewster zoning bylaw. JURISDICTION: The Planning Board shall be the Special Permit Granting authority for the Application per Brewster Zoning bylaw Section 179-51 (Special Permit). The property is located in the Village Business (VB) zoning district. A public hearing was held on July 28 and August 11, 2021 via remote participation and advertised in the July 9, 2021 and July 16, 2021 editions of the Cape Codder. Notice was also duly posted in a conspicuous place in Town Hall for all parties interested. Abutters were notified on July 6, 2021. Deed of property is recorded in the Barnstable County Registry of Deeds Book 34119, Page 190. MATERIALS SUBMITTED TO THE RECORD: • Site Plan received August 5th, 2021 Special Permit #2021-09 Findings & Conditions 1. As presented on the Site Plan received August 5th, 2021, the applicant proposes no changes to the existing parking, circulation, or lighting conditions on the site in connection with the accessory food trailer use. 2. The food trailer may operate seasonally from 11AM to sundown between April and October. 3. Prior to receiving a Certificate of Occupancy for the principal restaurant use, the site shall be suitably landscaped to protect the character of the neighborhood and adjacent property. 4. A bike rack shall be installed on the site. 5. The food trailer must be registered by MassDOT to be deemed a trailer and not a structure. 6. Any future expansion or change of use recognized herein may require modification of the Special Permit and review under the Site Plan Review standards. Based on the plans and information submitted to the record, a motion was made by Degen and seconded by Bebrin to waive Site Plan Review requirements pursuant to Brewster Zoning bylaws §179-07. Motion carried 7-0 (roll call vote: Degen, Bebrin, Taylor, Koch, Barrett, Hillis -Dineen, Wallace) A motion by Hillis -Dineen and seconded by Bebrin approved the Special Peiinit for the food trailer as an accessory use to the principal restaurant use. Motion carried 7-0 (roll call vote: Degen, Bebrin, Taylor, Koch, Barrett, Hillis -Dineen, Wallace) The Planning Board certifies that copies of this Decision and all plans referred to in it have been filed with the Planning Boar.. nd the Town Clerk. This decision shall be recorded in the Barnstable County Registry of Deeds and proodof the filing provided to the Planning Department of Brewster, Massachusetts. Signed'. il Pa apace a meal from this decision may be made pursuant to Massachuse Section 17, within 20 days of the filing with the Town Clerk. Filed with: TOWN CLERK: DATE RECEIVED: DATE has l sea., s General aws Chapter 40A I hereby certify that the 20 day appeal period peal was taken on Special Peimit #2021-09. This pelt tiit not valid until recorded in the Barnstable County Registry of Deeds and proof of the filing is received by the Town Clerk of Brewster, Massachusetts. THIS SPECIAL PERMIT WILL LAPSE 2 YEARS FROM THE DATE OF RELEASE BY THE TOWN CLERK FOLLOWING THE APPEAL PERIOD IF THE SPECIAL PERMIT IS NOT EXERCISED. ARNSTABLE RE „S. In F, Meade, Property Map PLANNING ROARS PPROVEO Assessors Map 89 Lot 20 7 i i Ay) \ 1 t t � TFZQ1 ER: PICNIC TAplE s Approximate Property Line Ad Preview 2/2 Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 brewster-ma.gov To: Abutters of 2671 Main Street (the Kitchen Cafe) Office of the: Select Board Town Administrator Please note that JDT Investments, LLC, d/b/a the Kitchen Cafe has filed applications with the Select Board for an annual Entertainment License. Below is the legal ad that will run in the July 22nd & July 29th, 2022, edition of the Cape Codder. The Brewster Select Board will hold a public hearing to review a request for a yearly entertainment license from JDT Investments, LLC, d/b/a The Kitchen Cafe, located at 2671 Main Street. The hearing will be held on Monday August 8, 2022, at 6:30pm. This hearing will be conducted by remote participation. To participate in this hearing by phone please call: (312) 626-6977 or (301) 715-8592. Webinar ID: 890 9291 0526 Passcode: 509224 To request to speak: Press *9 and wait to be recognized. To participate by Zoom webinar, please use this link: https://us02web.zoom.us/i/89092910526?pwd=WHM2V3hrVkIhSTIoWWhVU09kanUzQT09 Passcode: 509224 Please contact the Town Administrator's office if you have any questions or comments at (508) 896- 3701 x1100 or email emawn@ brewster-ma.gov. ..cw.. 4ir ttli II TOWN OF BREWSTER, MA BOARD OF ASSESSORS 2198 Main Street Brewster, MA 02631 Abutters List Within 150 feet of Parcel 89/20/0 s M. Gallagher, MAA Deputy Assessor Owner Location Mailing Street Mailing City Key Parcel ID 1625 89-18-0-R (15-107) BREWSTER MAIN STREET REALTY LLC 2639-2655 MAIN STREET P 0 BOX 524 ST ZipCd/Country SOUTH YARMOUTH MA 02664 1436 89-19-0-R BAIER MERIDITH TRUSTEE (14-52) CLARMAR TRUST 2663 MAIN STREET 2663 MAIN STREET BREWSTER MA 02631 1435 89-20-0-R TKC INVESTMENTS LLC (14-51) 2671 MAIN STREET 21 WORMWOOD STREET APT. 402 BOSTON MA 02210 1434 89-21-0-R N & N REAL PROPERTIES LLC (14-50) 2689 MAIN STREET 34 RUSSET ROAD BREWSTER MA 02631 1443 89-23-0-R (14-60-1) BREWSTER PROPERTIES INC 30-44 VILLAGES DRIVE 2907 MAIN STREET BREWSTER MA 02631 1442 89-24-0-R MOSTYN JOHN A TRUSTEE (14-59) OLD KING'S HIGHWAY NOM TRUST 2680 MAIN STREET 2907 MAIN STREET BREWSTER MA 02631 1438 89-25-0-R LEIGHTON KELLER LLC (14-55) 2672 MAIN STREET 35 ROUTE 134 UNIT 1 SOUTH DENNIS MA 02660 1439 89-26-0-R ANDERSON E STEVEN (14-56) 2676 MAIN STREET REAR 237 BRICKHILL ROAD ORLEANS MA 02653 1437 89-27-0-R ANDERSON E STEVEN (14-54) 2660 MAIN STREET 237 BRICKHILL ROAD ORLEANS MA 02653 1413 90-15-0-R (14-36-1) BAERGA LOUIS A & ANDREA C 35 WINSLOW LANDING ROAD P 0 BOX 687 BREWSTER MA 02631 1414 90-16-0-R PARSONS ADRIENNE A TRUSTEE 0 WINSLOW LANDING ROAD 15678 PINE RIDGE DRIVE HOLLY MI 48442 (14-36-2) THE TRUST OF ADRIENNE A PARSONS 1416 90-63-0-R ELDREDGE MATTHEW R & KRISTINA M 34 WINSLOW LANDING ROAD 34 WINSLOW LANDING ROAD BREWSTER MA 02631 (14-36-5) 1480 90-64-0-R ERING CHARLES E & YVONNE I 2705 MAIN STREET P 0 BOX 349 BREWSTER MA 02631 (14-97) 7/14/2022 Page 89-18-0-R 89-19-0-R 89-20-0-R BREWSTER MAIN STREET REALTY LLC P O BOX 524 SOUTH YARMOUTH, MA 02664 89-21-0-R N & N REAL PROPERTIES LLC 34 RUSSET ROAD BREWSTER, MA 02631 89-25-0-R LEIGHTON KELLER LLC 35 ROUTE 134 UNIT 1 SOUTH DENNIS, MA 02660 90.15-0-R BAERGA LOUIS A & ANDREA C P 0 BOX 687 BREWSTER, MA 02631 90-64-0-R ERING CHARLES E & YVONNE I P 0 BOX 349 BREWSTER, MA 02631 BAIER MERIDITH TRUSTEE CLARMAR TRUST 2663 MAIN STREET BREWSTER, MA 02631 BREWSTER PROPERTIES INC 2907 MAIN STREET BREWSTER, MA 02631 ANDERSON E STEVEN 237 BRICKHILL ROAD ORLEANS, MA 02653 89-23-0-R 89-26-0-R 90-16-0-R PARSONS ADRIENNE A TRUSTEE THE TRUST OF ADRIENNE A PARSONS 15678 PINE RIDGE DRIVE HOLLY, MI 48442 TKC INVESTMENTS LLC 21 WORMWOOD STREET APT. 402 BOSTON, MA 02210 89-24-0-R MOSTYN JOHN A TRUSTEE OLD KING'S HIGHWAY NOM TRUST 2907 MAIN STREET BREWSTER, MA 02631 ANDERSON E STEVEN 237 BRICKHILL ROAD ORLEANS, MA 02653 89-27-0-R 90-63-0-R ELDREDGE MATTHEW R & KRISTINA M 34 WINSLOW LANDING ROAD BREWSTER, MA 02631 ©.00 nic:ipai Fie, $ `2Q• i4.__ ishment see <ar t\uthcari,?.r d represents Sundays :O0pm David Whitney Town of Brewster' aycar! Chairman of Board of Selectman, _�_.� ..._.�w.k.._._ _._._._. in or on the property at itit, uhlir dive rt N AL'cll OF MASSACHUSETTS ()li" f3REWSTER IICFNSF For PUBLIC: ENTERTAINMENT ON SUNDAY T_..w.f v s.Uments....lL Kftchen_.c_a.fe 671 Main Stre $e str, MA 02631 l rvc't t °laded, herehy recite st 1 darter sport Entertainment to include both amplified and acoustic music per occurrence (Individual Sunday(s.r): Regular Hours (Sunday 1:00pnt — Midnight): $2,00 Special Hours (Sunday 12:00 am- Midnight:: $5.00. Annual Fee (For Operating can every Sunday in calendar year): Regular Hours (Sunday 1:00pm Midnight): $50,00 Special Hours (Sunday 12:00 am- Midnight): $100.01) cr anea acc°c Mawr: Board ot" Sck regulro police of("o erti therein: may employ Police for the service,. tairw,ay of the ego at r 10behu)d. u y aintner0Y approved, upon the understanding that such entcrr1n.rtnent that the licensee .shall cotnp.y with the laws of rite and also to the following terms and condition.: The licenser shall at all ilMeS allow any person designated in writing h4 the uhln Safety, to enter and inspect Ins place_ of amusement and view the exhibitions and performances therein, shall perrrai4 y t10 1 "rarasat sssarracr e f Public Safety or Chief of the local Police Depart merit to enter and be about this place of amusement during performances rve order in his placr of antuserneni canly regraEar or special police officers designated therefore by the Chief of 1'aalice, rrnd shall pay to said Chief or regular police of aars catch arrat?trzat as sha➢8 b 9ixer.l Eery lrz€rr, shall permit al all times to enter- and he al'n'ut his place of amusement such ntember•s of hall be detailed by the Chief of the Fire l.)cpartment, to guard accrsnst tit°ea shall keep in good condition: go as to be easily accessible. such standpipes„ hose, [her apparatus as the fire department may require, shalt alleaw saach rrrembe.rs of the fire department in ease rat' airy arc,. in such place, to exercise f his employees and of the means tend aappa anus provided fiat cx1mguishing, fire thc,ruan: shall permit .no obstruction premises: nor allow any person therein to remain 40 any aisle passageway or stairo Iy during .an ente-rtainrateni.; a:att sha)8 ccartfarrtaa tr Gray made by the Mayor or Board of Selectmen: This li:'cnsc shall he kept on the faremi.0 ashere the 'endercd to any regular police officer or authorized representative of the Department of to not sr lcx an tits boat c (asravFtsion; of Chapter 136 of the General Laws, as amended, and is sat jrct tc rt a=at. 41)on at any Public Safety: s application and program must be signed by t licenser or authorized representat lyde m dire aarogrornw hoea p r zsssiean of the r uthoritits mat tndw pj roc ing the to he held. No Change THIS LICENSE MUST BE POSTED IN A CONSPICUOUS PLACE ON THE PREMISES FORM 90 (Revised 2015) August 4, 2022 Town of Brewster Selectboard Re: Selectboard Meeting Aug. 8, 2022, item 13, Yearly Entertainment License JDT Investments LLC d/b/a The Kitchen Cafe Dear Members of he Board, We are writing to support the Kitchen Cafe and their request to provide ente clientele to enjoy. Kitchen Cafe is a delightful restaurant that provides a diverse menu, with very healthy overtones, throughout the year. Vegetarians, Celiac allergies, and calorie counters can find something to satisfy their needs and be served by a friendly and efficient staff. Jayme and Danielle have made great efforts to maintain an upbeat atmosphere and welcoming environment and we feel that providing entertainment will enhance the Kitchen Cafe. There are a few issues for the Kitchen Cafe to work out with various departments, such as the difference between limited and full -service restaurants, We are confident that a solution will be found that allows continuation of the business as its current successful business model exists. We are also aware of the efforts that have been made to work within the permitted allowances. Such as the outdoor food truck (just an outdoor station for pickup, we don't believe that food is prepared in the truck, just made available for quick pick up) that is allowed to operate after 11 am. ainment for their Please note that the Kitchen Cafe has joined the Brewster Chamber of Commerce and is committed to being a positive influence in Brewster. The Kitchen Cafe has already hosted one very successful Chamber meeting and we are sure that won't be the last. The Kitchen Cafe has provided Brewster with a much -needed breath of fresh air (and food), year-round! We welcome the Kitchen Cafe to Brewster and are pleased to have another choice in casual "fine" dining for breakfast and lunch! In short, we support the efforts of the Kitchen Cafe and hope that the Selectboard will recognize the benefit of allowing the entertainment license, Best Regards, Donald T. Poole Dawn L. Sternlieb 46 Main Street Brewster; -MA 02631 (508) 255-0477 August 8, 2022 Dear Select Board members and Town Administrator, My name is Meridith Baier and my address is 2663 Main Street. I am the direct residential abutter to the Kitchen Café. My property holds 2 houses: my year round home and a rental home. The Kitchen Café restaurant is within the Village Business (VB) and Historic District Commission (HDC) zones. Currently its use is considered pre-existing, non-conforming, as restaurants are not allowed by right within the Village Business zone. As such, the restaurant may continue to operate “as is” while any expansion of its use of the property requires a special permit. The owners were granted a special permit on 8/11/2021 to operate a food trailer with a few tables and chairs, and no further expansions to the use of the restaurant or property were granted. As noted in the notice dated July 20, 2022 from zoning agent Davis Walters, the restaurant and its property use are out of zoning compliance on a multitude of fronts much relating to expansions that were never granted, nor even discussed with the Planning Board during the food trailer’s Special Permit hearing. Despite the zoning agent’s instructions to take immediate action to come into compliance on these many fronts, the owners have added to their illegalities. The owners have continued to open the food trailer at 8am in violation of the permitted 11am. This was despite the zoning agent’s instruction to adhere to the permitted 11am. Lacking an entertainment license, they have added amplified music at the food trailer throughout its open hours, which they have chosen to be 8am-3pm. On Sunday June 26th a band with amplification played on the front lawn without an entertainment license. For several Sundays, handcrafts were sold on the front lawn without the appropriate licensing. While other Brewster business owners have honored by-law compliance, these owners have exhibited no regard for the existing by-laws and/or enforcement. I therefore, question this Board granting an entertainment license, even with conditions, as I am certain adherence and enforcement will be problematic given the applicant’s actions. I understand that the above referenced violations are not all within the Select Board’s purview or jurisdiction, however, granting a permit for entertainment without any full knowledge of the kind and type of operation it will service would be inappropriate at this time. Therefore, I would respectfully request the application be denied until all required zoning violations are addressed and amended, bringing the property and its use into full zoning compliance. However, should the Board choose to consider the application on its merits, and since the public package was made available Friday afternoon for the Monday meeting, I respectfully request a continuance so that community members and I can fully prepare for the proposed high intensity uses that would significantly and detrimentally impact the area. Please keep in mind, the comment period for the Comprehensive Plan ends 8/12. It would behoove the Board to wait until those results are in before such critical decisions about land use and SP uses in all Commercial or VB zones be fully and critically analyzed. Sincerely, Meridith Baier Town of Brewster Community Preservation Plan Overview Presentation to Brewster Select Board August 8, 2022 08/08/22 1 08/08/22 2 Components of CPA implementation in Brewster 1. Funding 2. Funding Allocation Formula 3. Community Preservation Committee (CPC) 4. Town Meeting Approval And for Select Board discussion tonight – 5 Year CPA Plan 08/08/22 3 1. Community Preservation Act Funding Local Tax Revenue • 3% surcharge on Real Estate taxes State Revenue • CPA Trust Fund Collections at Registry of Deeds Total FY23 Funding estimate • $1,144,558 + $286,140 = $1,430,698 08/08/22 4 2. Brewster’s Funding Allocation Formula 08/08/22 5 In 2005, Brewster adopted a local bylaw that sets minimum funding allocations by CPA category. 3. Community Preservation Committee (CPC) The CPC has 9 members. 4 Members are appointed by the Select Board By statute, each of these boards appoints a member to the CPC: • Planning Board • Historical Commission • Brewster Housing Authority • Conservation Commission • Recreation Commission 08/08/22 6 Why develop a 5 Year CPA Plan? •Consider strategies to allow Brewster CPC flexibility in making future funding recommendations to adapt to shifting priorities •Create a framework to make funding recommendations for multiple eligible projects •Analysis of Funds/project requests •Does Brewster’s Funding Allocation Formula meet future CPA needs? •Establish criteria for funding recommendations about regional projects •Have a professionally led CPA plan development process 08/08/22 7 CPA Plan Development Process August 2021 – March 2022 August 2021 - CPC hired consultant JM Goldson LLC to lead project. Fall 2021 – Focus groups and community member interviews November 2021 – Interactive Forum for feedback on community CPA priorities Winter 2022 – CPC member individual interviews and several working sessions as part of CPC committee meetings Late Winter 2022 – Public Forum to review draft plan and solicit public comment. March 2022 – Final plan presented and approved by CPC 08/08/22 8 5 Year CPA Plan Components Executive Summary •Includes recommendation for town bylaw change to Brewster’s Funding Formula •CPC adoption of Target Allocation Policy Overview •Introduction •CPA Eligibility •Background •Application and Funding Process Overall Policies and Goals •5 Year Target Allocation Policy •Overall CPA Goals Needs, Goals, Eligible Activities for CPA Project Categories •Community Housing •Open Space •Historic Preservation •Outdoor Recreation 08/08/22 9 Rev. 03/04/2022 10 Rev. 03/04/2022 11 CPA Plan Recommendation 1 – Funding Formula Change Amend Brewster’s Minimum Allocation bylaw requirements by adopting the CPA statute minimum set asides effective July 1, 2023. t Category Historic Preservation Affordable Housing Open Space Outdoor Recreation Unbudgeted Reserve* Move from Current Formula Minimum Set-aside 10% 10% 50% 0% 30%** To Statutory Formula Minimum Set-aside 10% 10% 10% 70%*** •Includes 5% set aside for CPC Administrative Expenses •** Can be spent on Historic Preservation, Community Housing or Outdoor Recreation Projects •*** Can be spent on any CPA eligible project in any category08/08/22 12 CPA Plan Recommendation 1 – Funding Formula Change Considerations: Carryover reserve balances from EOY22 • $1,556,879 Open Space • $45,369Affordable Housing • $500,351 Historic Preservation • $757,756 • Available for Housing, Historic, Recreation Undesignated/Budgeted Reserve 08/08/22 13 CPA Plan Recommendation 1 – Funding Formula Change Considerations: CPC Anticipated Needs FY23-27: An incomplete list* Sources: 2021 Annual Public Hearing/Brewster 5 Year Capital Improvement Plan Open Space • Bond Payments - $819,837 • New acquisition funding - $400K annual est. • Est. Total = $2.8 Million Housing • Millstone Rd. Housing • Housing Coordinator • Lower Cape Housing Institute • Buydown Program • Wells Court Roofs • Pennrose/Cape Cod 5 • Est. Total = $1,427,500 Historic • Library renovation/construction • Windmill Village Barn • Town Record preservation • Est. Total = $1,951,208 Recreation • Drummer Boy Park Ph.1 • Town Fields ADA & Upgrade • Gages Field ADA & Upgrade • Freeman Fields New Playground • Est. Total = $1,430,000 08/08/22 14 *Future projects not included here: - Sea Camps Bay and Pond parcel proposals - Non CIP projects due to begin after 2022 - New housing initiatives and programs under consideration 2022 Public Hearing is scheduled for September 14, 2022 CPA Plan Recommendation 1 – Funding Formula Change Considerations: Projected Balances with current formula 08/08/22 15 FY23-27 based on Existing Formula Existing formula FY23-27 50%10%10%30% minus 5% Admin Open Space Housing Historical Budgeted Reserve* Net total available for projects $ 4,313,787 $ 760,715 $ 1,215,701 $ 2,546,127 Estimated Projects FY23-27 $ 2,000,000 $ 1,427,500 $ 1,951,208 $ 1,430,000 Funded from category reserve $ (2,000,000)$ (756,957)$ (1,211,943) Look to fund from Budgeted Reserve $ 670,543 $ 739,265 $ (2,839,808) Est. net total end of FY27 $ 2,313,787 $ -$ -$ (293,681) * Reserved for Housing, Historic, Recreation Assumptions: Level annual revenue of $1,430,697 •CPA Plan Recommendation 2 – CPC to Adopt 5 Year Target Allocation Policy Category Open Space Affordable Housing Historic Preservation Outdoor Recreation Administrative Expense Unbudgeted Reserve* 5 Year Target Allocation Policy 30% 30% 10% 10% 5% 15% •*Can be spent on any CPA eligible project in any category 08/08/22 16 CPC Recommendation to Select Board Approve the 5 Year CPA Plan and the recommendations in it. •Support increased funding flexibility for the Community Preservation Committee to adapt to the town’s shifting priorities. •Provide assurance to voters that the CPC, now and in the future, will be held accountable for managing to the committee’s new Target Allocation Policy. * As a reminder, CPC funds are spent only with Town Meeting approval, after they have been reviewed and recommended by both the CPC and the relevant subcommittee (eg. Housing Partnership for housing projects). 1708/08/22 Brewster Community Preservation Plan FY23-FY27 1 TOWN OF BREWSTER COMMUNITY PRESERVATION PLAN FY23-FY27 PREPARED FOR: Community Preservation Committee Town of Brewster 2198 Main Street Brewster, MA 02631 DATE APPROVED: 03/23/2022 PREPARED BY: JM Goldson LLC Brewster Community Preservation Plan FY23-FY27 2 This page intentionally left blank 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 Faythe Ellis, Chair Sarah Robinson, Vice Chair Sharon Marotti, Treasurer Elizabeth Taylor, Clerk Roland Bassett Jr. Christine Boucher Bruce Evans Peggy Jablonski Paul Ruchinskas 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. Brewster Community Preservation Plan FY23-FY27 7 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. 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. The goals are not listed in order of priority. 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 Brewster Vision Plan and other CPA relevant plans, along with 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. OPEN 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 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 2 MGL c. 293 of the Acts of 1998 Brewster Community Preservation Plan FY23-FY27 11 not amend the 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 Dollars Fi s c a l Y e a r Brewster 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. 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 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. 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 target 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 legal 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. 1. Prioritize allocation of CPA funding to create and support community housing and preserve open space/natural resources, including multi-purpose projects that address both housing and open space needs. 2. Secondarily, support eligible outdoor recreation and historic preservation projects. 3. Support eligible projects that demonstrate compatibility with the Community Vision and other relevant community initiatives and goals such as at the Pond Parcel and/or Bay Parcel at the former Cape Cod Sea Camps property. 4. Encourage leveraging of CPA funds with other public and private funding as well as donation, bargain sales, and the like. 5. Allocate funding for regional projects that demonstrate clear community benefit and contributions from other communities in the region. Brewster Community Preservation Plan FY23-FY27 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 1. Create community housing, including affordable housing, that will address documented local and regional housing needs including, but not limited to, affordable year-round senior housing options, year- round rental housing and housing assistance for low-income families and seniors, and housing for residents with special needs, such as Veterans. As is well documented through the 2017 Brewster Housing Production Plan and the 2017 Cape Cod Housing Market Analysis, Brewster’s greatest needs are for rental housing that is affordable for low- income families, senior housing options, and increased supply of housing in general. The CPA funds can fund the creation of affordable and community housing for households earning up to 100 percent AMI. Funds should be targeted to create affordable year-round rental housing options and senior housing options. In addition, creation of housing for individuals with special needs continues to be important within the region. Brewster Community Preservation Plan FY23-FY27 23 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 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. 2. Support eligible housing initiatives and ongoing work of the Brewster Affordable Housing Trust to address local housing needs. The purpose of Brewster Affordable Housing Trust (Trust), which was created through a Town Meeting vote in May 2018, is to provide for the preservation and creation of affordable housing in Brewster for the benefit of low/moderate-income households and for the funding of community housing. The Trust is overseen by a seven-member Board of Trustees, appointed by the Select Board. The Trust regularly requests CPA funds to support its initiatives. The CPC anticipates that the Trust will continue to request funding as needed, based on specific CPA-eligible projects and initiatives CPA funds, when transferred to a housing trust, must be used for CPA-eligible purposes only and must be tracked separately from other trust funds so that the use of funds can be reported annually to the MA Department of Revenue (per the CP-3 report). 3. Continue to support local capacity to implement housing initiatives, including through the Town’s housing coordinator position. The CPA funds are a critical funding source to continue supporting Brewster’s capacity to implement local housing initiative. The CPA should continue to support the Town’s local capacity in this way, including support for the Brewster Housing Office and the Town’s housing coordinator. The Housing Office addresses community housing needs in Brewster and is critical to coordinating the various local initiatives to support low/moderate income households, create affordable and community housing in the town, and as a central point of contact for information and education about housing needs, initiatives, resources, and assistance. 4. Support the preservation of 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. 5. 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 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/ Brewster Community Preservation Plan FY23-FY27 30 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 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”). 10 Source: Brewster Conservation Trust/Invasive Species, Native Pollinators, and the BCT: https://brewsterconservationtrust.org/invasive-species-native- pollinators-and-the-bct/ 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 Crosby Barn Brewster Community Preservation Plan FY23-FY27 37 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). 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 1. Rehabilitate existing playgrounds, parks, and other outdoor public recreation facilities to improve quality and accessibility. As amended in 2012, the CPA statute allows CPA funds to be used for rehabilitation of existing outdoor recreational resources including playgrounds, parks, 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 2. Create all-ages outdoor recreation facilities including those geared toward older adults, such as pickleball courts, and accessible facilities for individuals with special needs. As stated above, a key goal of the Town’s 2020 Draft OSRP is to promote healthy and active lifestyles and equitable access for all users and abilities. As the local and regional population ages, it is important to provide outdoor recreation facilities for all ages. CPA funds can create new outdoor recreation facilities as well as rehabilitate existing facilities to promote accessibility and options geared toward older adults. 3. Expand and improve bike trails and bike trail connections, including the key recreation destinations. The 22-mile Cape Cod Rail Trail (CCRT) passes through Brewster for approximately six miles on its way from Dennis to Wellfleet. It is the only designated bike path in the town and is heavily used. Biking is popular and could provide additional recreational benefits with connections to key destinations. The CPC would consider recommending CPA funds to creating additional bike paths to promote outdoor recreation. 4. Rehabilitate hiking trails and create improved trail connections, such as the boardwalk to Wing Island.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. 5. Fund preservation of key private recreation sites to ensure public access and enjoyment. There are several private non-profit camps and sporting clubs in Brewster that provide important recreational facilities for kids and adults. Funding for outdoor recreation facilities that are privately-owned could be eligible for funding with the provision of a clear a direct public benefit, such as public access. 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 1. Focus Group Summaries 2. Community Forum Summary Brewster Community Preservation Plan FY23-FY27 49 FOCUS GROUP SUMMARIES Prepared by JM Goldson LLC 10/21/2021 SUMMARY From September 29 through October 20, 2021, JM Goldson conducted five focus groups with Brewster stakeholders on the following topics, corresponding to the four categories of the Community Preservation Act, as well as a fifth general focus group on the CPA overall: 1. Open Space 2. Recreation 3. Historic Preservation 4. Community Housing 5. General Each focus group invited seven people, each one with a particular involvement or investment in the issue at hand. One member of our team facilitated each meeting, with a second member adding notes to a board viewable by all participants. Each focus group had at least one map to reference as well. Participants began the discussions by going over some of their ideas in response to these questions. The notes from each focus group are displayed in the subsequent pages with a transcription of each “sticky note” below. KEY FINDINGS • There is an urgent need for protecting oceanfront land and property as Brewster faces climate change related sea level rise. • Almost all groups recognized that the percentage of funds allocated historically for recreation were too low compared to the need for funding for recreation projects. • There is a widespread recognition that Brewster is in dire need of expanding affordable housing types, especially for seniors and people with disabled people. • Participants additionally recognized the past successes the CPA has afforded historic preservation in the town. • The need for a community center was emphasized by all as a necessary and valuable asset to the town. • All groups agreed that the Sea Camps property posed an exciting opportunity spanning all CPA categories, and could fulfill housing, recreation, historic preservation, and community development needs. RECREATION The Recreation focus group took place at 11:00 am on Thursday, October 7. Participants in the focus group provided a thorough overview of past recreation projects which have utilized CPA funds and offered some potential future projects. Participants emphasized the quality of current resources such as the Captains Golf Course, the Cape Cod Rail Trail (which passes through Brewster), and the town's parks and playgrounds. Concerns were raised about funding more youth programming in the town, as well as necessary improvements to the Stony Brook trail. Participants also expressed a strong desire and need for an all-ages community center that is accessible by car and bicycle. Finally, the topic of multimodal Brewster Community Preservation Plan FY23-FY27 50 transportation was raised, and questions about whether the CPA could assist in improving the interconnectedness of Brewster's facilities were debated. Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome Rec Dept: Freeman's way complex: baseball field, little league fields, lax field, tennis courts at stony brook the Eddy School - Stony Brook path is not safe, would like to see improvements. Sea Camps will take time but it is an exciting time to be in Brewster right now is a good time to increase recreation's allocation: sea camps will take a while and rec dept will be needing help for its projects want/need to upgrade this facility - opportunity to continue junior/kids programs landscaping outfield areas - already talking to DPW share maintenance w/ DPW but they do not have those fields. Do not control Drummer Boy Park - select board Stairs going up to the restrooms need improvement. Playground needs help but that might be a later project Sea Camps can be a huge opportunity for recreation in the town People who come to the games and park at the school have to walk through that path and it is not safe Bring in college interns who are unpaid to work with White Caps: good resource for rec dept too 7% is youth clinics with 350+ kids attend - big attraction and important for the area ensuring that bikers and walkers can get around town safely is important Stony Brook Park saw improvements: ADA compliant updates: CPC funds used for these narrowness of roads is a challenge for bikers in Brewster golf course is a big asset to the town indoor pool in the past, rec dept has used CPC for creating fields and facilities and then maintaining them make going to the course a whole experience: golfing, restaurant, making an atmosphere from the space reconstruction of infields; buying sailboats and swim docks (more down the pipeline); ADA project on Freeman's Way: paved pathways in between little league fields; handicapped parking. Hoping to do this at all of the town hall fields, Babe Ruth Fields. Happening in multiple phases. trying to share gyms in the wintertime is difficult - fighting over gym space. Could be really advantageous to everybody. White Caps: collegiate baseball league team, part of CCBL equipment to enhance junior programs, maintain kids attention: contests, challenges. Keep kids practicing and entertained Brewster Community Preservation Plan FY23-FY27 51 Sea Camps is a good opportunity for recreation Pickleball Courts - need more in Brewster. Need to facilitate this: courts at Sea Camps? Other opportunities? Sea camps acquisition will be a huge opportunity for the town Getting to the Eddy School means taking a dangerous, unlit path that needs improvement New souvenir shed, replacing scoreboard Improving interconnectedness of green spaces for multimodal transport - some routes are accessible, some are not Sailing and swim program may be expanding, moving to Long Pond parcel: needing more equipment, boats, etc. Rec Dept would like to prioritize a community center: one missing piece in recreation. More gym/indoor space. Currently using Eddy school for classroom/storage working with DCR on water fountains along rail currently beautification: expanding of the course, more flower beds/plantings, make it overall a more beautiful place to golf Deferred a lot of capital projects based off of financial viability - a lot of projects coming down the pipeline Getting kids involved in golf is hard, maybe b/c of perception; baseball or lax is more popular multiple venues for recreation: golf course, drummer boy park, tennis courts - a lot of recreation in town hopefully Sea Camps will provide more such opportunity paving this path, lighting Stony Brook is off of the CC Rail Trail Getting to Drummer Boy Park from center of town: how does one get there safely without a car? Eddy School to Stony Brook: improved path between the two. Currently, a gravelly steep path that is not accessible or lit going downtown from rail trail can be difficult - wayfinding signs can help with this Second building was gifted to the town. Building is now in disrepair - needs a lot of work, landscaping A lot of these projects are maintaining the properties that they have; funding needs are not consistent. indoor building to teach lessons - also provides space for video lessons being able to use the rail trail is a great way to reduce car dependency in town wayfinding signs along Rail Trail. Trail is owned and managed by DCR but towns can contribute to them. covered bike storage/racks: allow for long-term bike storage relating to buildings, maintenance equipment, etc. As for CPC funding: trying to grow golf in the town, driving range w/ 45 spaces Drummer Boy Park master plan: likely reaching out to CPC - new playground going on wetlands, aging equipment how can money be spent to improve interconnectedness of town facilities over all? mapping out how different recreation centers connect to each other: how does one bike from one location to another? Brewster Community Preservation Plan FY23-FY27 52 HOUSING The Community Housing focus group took place at 3:00 pm on Wednesday, September 29. The participants of this focus group focused on the urgent need to expand housing in Brewster while discussing the issues that affordable housing faces in the town. Participants expressed some of the struggles they have faced in advocating for affordable housing, sharing that there is a perception that housing takes up a lot of resources from other CPA categories, and that NIMBY-ism is a persistent issue in housing development. At the same time, however, participants noted that the different housing agencies and authorities working in Brewster have very strong lines of communication with each other, fueling a sense of ownership over housing issues. They also noted that the Community Preservation Committee has been supportive of the work being done to expand housing and sees itself as part of the solution. The focus group ended on a hopeful note, committing to a conversation on regional housing opportunities spanning neighboring towns, and seemed excited about the prospect of greater collaboration with Brewster's neighbors. Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome COVID has helped frame housing as a public health issue from perspective of CDP - regional benefit, questions of community regional housing supply strategy instead of town-by- town towns should be talking to each other about the projects they're doing one day: a regional CPA and each town allocates some portion of their funds to this more unrestricted funding to support households at different income levels having clear strategies for the region and then using resources accordingly focus on what needs to happens vs what can reliably pass maybe having a regional model or context could make the process of housing production easier/ more straightforward having some kind of regional communication would be beneficial Sea Camps is a huge opportunity need to have some criteria (for regional collaboration/communication) Brewster Community Preservation Plan FY23-FY27 53 if 50% open space isn't working for Brewster, that should change anecdotes of people leaving Brewster for neighboring town's b/c they could no longer afford Brewster CPC definitely feels like they are part of the housing solution in Brewster - very aware of how the money is being used don't want to send residents to a bunch of other places for help when there could be an easier place for all social services housing trust formed in 2018, requests funds by project being too prescriptive in our formula will restrict ability to fund projects as they come up more opportunity for land for housing if there's one community center for a few towns potential for people to perceive that housing is taking up a lot of town resources community center - Eastham, Orleans are looking into this. Brewster has a huge property that would be perfect for a community center cost feels prohibitive Brewster is really good at working with its stakeholders, having open communication - easy to trust town's decisions historically, not a lot of CPC funds spent for housing. only in the last few years has spending increased more people recognize the need, esp given tight housing market open space proponents have political clout within the town huge opportunity for regional conversation/funding People finding it difficult to find homes; some are finding it difficult to downsize homes Brewster AHT and coordinator have an open line of communication with CPC NIMBY-ism go towards state formula for allocation - flexibility, most likely to pass future holds historic and recreational needs as well want to stay away from open space vs housing dichotomy communication within town is key Brewster Stonybrook (?) had a lot of residents from Lower Cape/Yarmouth area Going to state's 10% requirement allows for more flexibility need for housing is a Cape-wide issue Brewster already doing a good job allocating rental tax revenue important to recognize placement of housing - water treatment? transportation? opportunities with Sea Camps property having two funding rounds is financially/administratively difficult Brewster highly values open space - no one is going to decide that open space won't be an important issue for the town concern about housing overload - how much change is the town going to undergo? - questions that there is enough/too much affordable housing Brewster's CPC has been very supportive of housing program requests for funding from private/non-town entities - town may not be anticipating these kinds of requests great understanding of need for housing - desire to implement on the part of the town Trust needs money for its upcoming projects and staff, specifically CPC funds town wanting to take action creates momentum - coalition building difficulty in working regionally is communicating clearly with other towns AARPA funding opportunity - chatham stony as example of criteria growing town support for more housing how much a community buys into a project is how much they get out of it supportive of one funding round per year, with an emergency component ensure that CPC fund split is done right the first time correct placement of where housing goes so it matches the character of the town Brewster's success in housing so far has been because it was a localized process housing partnership reviews permits, assists CPC CPC used to have their own housing committee; now housing partnership reviews applications Brewster Community Preservation Plan FY23-FY27 54 all of the different housing/cpc related organizations keep each other informed - mutual ownership Town and CPC share costs for certain things such as housing coordinator position Cape Cod Commission for planning across the Cape build strong, local programs and find regional support would be a good path forward appreciates CDP for helping Lower Cape communities look at regional context HISTORIC PRESERVATION The Historic Preservation focus group took place at 10:00 am on Thursday, September 30. Participants discussed the large number of historic resources which have received CPA funding in the past for preservation needs. Participants additionally discussed the opportunity for preservation provided by the Sea Camps purchase, and highlights that the town is very supportive of having something positive developed on that site. The main concerns expressed by the participants centered around funding, and the overall financial challenges presented by historic preservation. Overall, though, the group agreed that the town and CPC have been supportive of historic preservation projects, and note that Brewster as a community sees historic preservation as vital to the character of the town. Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome culture of preservation and acquisition - a lot of positive attitudes toward historic preservation Sea Camps is a site of long history of sea camps on Cape Cod Recent purchase of Sea Camps property - opportunity for CPC funds to be called on anticipating challenges in terms of funding/ process at all Brewster Community Preservation Plan FY23-FY27 55 Biggest strength is Brewster's community- from individuals, businesses, other granting agencies space constraints, parking: Cobb House has 25 parking spots, about 20 people limit inside building Sea Camps is predominantly going to be recreational but there is an historical building on the property as well nonprofits have fewer resources to go after brick and mortar preservation Brewster's history defines the character of the town - it's vital to the town Would like to see CPC leverage support for brick and mortar preservation through a history day/ fundraising events maybe a community center, preserving beach access - important that all town members can access this property keeping community's attention/momentum for preservation Lot of town support to see something positive developed there - really hope funding is a challenge thinking about when private ownership will step forward to ask for help from CPC as buildings develop historic significance and age, need to recognize need for preservation Existing historic sites and buildings are another strength only two state-level resources - bigger challenge since 1990s has been funding for preservation of structures Elijah Cobb House purchased and restored large part b/c of CPC funds However, timeline for receiving that grant is very slow and project costs continue to increase original mansion on Sea Camps property - hopes that it would be preserved Sea Camps had 5 maintenance people full time - $200k for just this may not be sufficient town has been very supportive in funding Rep theatre was acquired by eminent domain Sea Camps perhaps as competitor or priority for funding Brewster Historical Society's acquisition of a private property, widespread support Structures on Sea Camps property need to be examined and potentially preserved Ladies' Library rich in history, building has been well preserved Had a building committee, not any more Brewster Historic Weekend to highlight resources and history Need a committee to oversee all Brewster historical buildings, assess where funding is needed Cape Cod Rep Theatre might be eligible for National Register designation need more coordination between groups through support of Brewster's community, have been able to expand and renovate property bring together all the diverse organizations and commissions in town CPC has indicated that this project would be eligible for funding have received a $4.6 mil grant from Mass Library Comm. could be a fundraising opportunity Sea Camps is a huge, exciting opportunity Library has worked with Historical Society for programming - that is a strength Brewster Community Preservation Plan FY23-FY27 56 OPEN SPACE The Open Space focus group took place at 3:00 pm on Thursday, September 30. Participants in this group largely focused on open space preservation and acquisition as a highly time-sensitive, urgent undertaking. Participants underlined the urgency of preservation as climate change's effects are becoming more and more pronounced in coastal communities like Brewster. The group was supportive of the CPA and acknowledged that the different conservation and preservation organizations in town have made use of CPC funds. The priority of this group was open space preservation and conservation over the other categories due to the pressing issues presented by climate change and sea level rise in Brewster. Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome We continue to install septic systems and we need to continue to maintain compensatory open space to mitigate these affects Funding rounds down to one? For land acquisition projects is a quick turn around on the sale - it's. usually some tax purpose implications for the seller; If stipulation that have one time except for emergency cases - if flexibility for that scenario then may Brewster lucky we have avoided sewer; Harwich facing $1B to install sewer; We've aggressively purchased open space to maintain water quality and we are lucky not to face the same expenses that have really been born out by our steady conservation. BCT has helped the town and this is wonderful; Last 4 projects that town received $ for BCT contributed a large amount; Last time BCT applied for CPA funds was 2016 b/c we don't want to compete with the town. The town has been fortunate in the past to have protected land in crucial areas to protect crucial resources that's why we have superior drinking water; that's why we haven't needed sewer. If have option for land acquisition to come to either town meeting then fine. Always had efforts to protect land (land bank, land acquisition committee); when CPA came we thought it was appropriate to have membership on the CPC; The compromise with to get the 50% of funds at minimum; changing that minimum was not what the deal was when we joined CPC. By having follow town meeting along with other appropriations is normal. It does cost the town $5,000 or more just to hold an election. Voices should be advocating for affordable housing but don't think accurate to say open space should step aside We've been fortunate in receiving assistance outside of CPA funds - state grants; another major source is the Brewster Conservation Trust toward purchase of open space; Level of funding is not something that can continue at the same level that it has in recent years. Brewster Community Preservation Plan FY23-FY27 57 climate is coming first Funding rounds: Can buy argument for planning purposes but can't buy the argument that difficult for accounting. National Golf course or Sire Property We are the most ponded town on the cape and getting more and more bacteria blooms which is hazardous for dogs, wildlife at a minimum Sea Camps - important factor - CPC funds/open space commitment - all the people that work with us will have a stake in this. Need to protect water resources including ponds from effects of development Our work is not done. We've protected virgin land and zone 2. We are not like other towns where land acquisition is slower - we are in a race. Want to keep the CPA allocation the same at the very least. Still need the minimum of 50%; We gave up funding when originally occurred. We should evaluate sites together when looking for housing sites - there are so many pre-existing sites that could be redeveloped for affordable housing; Shouldn't use forested land to create affordable housing - water quality, global warming, wildlife protection; this pits us against each What we've been able to accomplish has been amazing and every single land that gets developed impacts our environment. What % does housing get in terms of community support on vision plans? Housing should find or leverage at least equal funds as open space but haven't seen that happening. Leveraging the funds coming out of CPC could have great benefit. Coastal management issues - Retreat plans - buy house (Califorinia) rent out a couple years and get money back before knock it down; Anything in Coastal Development Zone has to be on stilts The Town's vision plan - open space is important to the residents and one of key things people look at when they decide to move to Brewster - it's the appeal factor that Brewster has. Ponds - more ponds in our town than any other town on Cape; Not been as fortunate with water quality in ponds. Effects of overuse and development; excessive nutrients from wastewater, etc.; Seeing increase amount of bacteria blooms; monitoring ponds - this is toxic to humans and animals - seeing increasing number of blooms - some related to climate with increasing temperatures; but more so related to fertilizers and wastewater; not going to solve through sewering; Not through regulations; Main tools is to continue to purchase lands around ponds and pond watersheds. this was one of our visioning priorities. Important to know support affordable housing; would like to evaluate the sites that affordable housing is going into - too often it's woodlands and seems incongruous with priority to develop on pre- existing developed properties and brownfields From aesthetic and economic point of view houses in communities that have maintained open space, dirt roads - those property values have retained higher economic value Need additional funding assistance for open space acquisitions or suffer consequences The fact only spent 48% is because we go with parcels in Zone 2 and water oriented also look at passive recreation opportunities; we think of all the possibilities that could happen in a different circumstance. The second thing - Brewster had about 1/3rd of land for development - 1/3 already developed - we were in a race for that. Somewhere around 2006-7 we crossed a line - law suits from Clean Water Foundation were going to impact the town mightily. We were saving the state from sewerage costs. The open space committee uses CPC funds to double and triple our amounts. We are opportunistic - we have to wait until land on market and then have to compete and only tools had is that perhaps they may get a tax abatement or do good for the environment; The amount of $ we get dwarfs any other input. Otherwise we have biggest bang for the dollars. It's not about finding an alternate funding source. CPC is really the small funding source that we enlarge mightily then look at what we are saving the town. Brewster Community Preservation Plan FY23-FY27 58 The money we are saving the town could go for housing but the town needs to take it upon theirselves. We will have to do more investments around our coastal areas both to protect our existing coastal access and to address climate change and climate adaptation; protecting and restoring salt marshes as sea level rises - this will require a lot of planning and financial investments; Coming from pandemic and people took to open space and trails to find their refuge and this will continue . So to provide this is important. If poll Brewster citizens about open space - they would not agree that open space needs are passed - open space is still a priority and still important top priority Perception in town is that a lot of our areas are saved as open space or protected but are privately owned without protections; this rural character is at risk - nothing there to protect this; To protect the rural seaside historic town it's important to make those investments as well to make sure we continue to enjoy that type of character; that will require protecting the open space we have around town that provides those character. Working to map priorities for housing and natural resource protection so not stepping on each others toes Land bank was coming to conclusion and CPA coming into affect - we were looking for continuation of open space funding - what we had with Land Bank; as compromise - we cut our funding in half - we were aware that the funding from state would fall after a few years - we felt the 50% match was something we could work with and perhaps reinstate the land bank down the road - that was reason for compromise. Idea that underlies this - in vision statements for the town, and do a survey, the number 1 issue is open space. Want to continue to have strong % of CPA funds allocated for Open Space; The initial 50% was a compromise to what we were seeing in the Land Bank. Perception that it is us vs. them but this is not the case; When BCT evaluate parcels for conservation value we look at if there is a housing potential on this property. Strategic in their thinking. Reduce funding round to 1 town meeting: Never know when willing buyer and willing seller will align so important that we have the flexibility to go to either town meeting; 10% open space - if we allocate $ somewhere else because we don't have a project in a particular round. Something to consider would be 30% open space and 30% housing Past 6 months lost out to potential properties b/c couldn't find the funding; we are in competition with other people Vision survey and recreation plan; well demonstrated that open space is still an important priority; people appreciate open space and hopes town maintains rural character Global warming is an issue today; Orleans is hotter than Brewster because we have more trees and this is important to consider when doing massive forest removals for affordable and conventional financed housing Rural character of the town - we've been able to protect a lot of it; and wildlife habitat - more developed and fragmented the more it gets degraded Need open space for septic system offsets for will be forced by state to create sewer Brewster Conservation trust mission says it all; these are important and why CPA funds continue to be important to be available for open space Our work is not done. Our battle is not done. Still a lot to do. Looking at why open space is important. Big key words: Climate Change and need to think about this and role that open space can play in climate change protection Our battle not done yet - plenty of challenges still to continue to protect. Our drinking water is high quality now but with exposure to PFAS chemicals Brewster Community Preservation Plan FY23-FY27 59 and all public water supply needs to be tested; once identified then adjust ingredients to come up with new version of it. Will keep seeing this challenge. Need to be ever vigilant from this and other contaminants Need to find additional financial resources to protect land on our water supply that's not yet protected. Brewster Community Preservation Plan FY23-FY27 60 GENERAL A Focus Group on the Community Preservation Act overall was conducted on Wednesday October 20 at 2:30 pm. This group shared their thoughts on the current CPA bylaws, potential projects, and their perspectives on funding priorities. A common theme shared by participants in this group was the urgent need for affordable, accessible, senior housing. Participants emphasized that there should be an equal distribution of priorities, and that projects should be viewed through the lenses of climate change, diversity and equity, and accessibility. This group also made the crucial point that projects should be vetted, especially for permitting issues, before going in front of the town in order to reduce lag time between fund distribution and project approval, and its completion. overall, this group placed a higher priority on housing and equity in projects. Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome participatory funding/budgeting: community gets a voice in how funds can be spent Shouldn't let town hall dictate priorities Latham Center would like to see CPC funds used for piloting staff support, not supporting a staff member operationally full time if this Eddy School proposal happens, then ripple effect to other town properties situations where staffing a position like housing coordinator should be the towns role not CPC CPC represents community, not town hall or select board. Should be careful that select board and planning does not influence projects brought to CPC a lot of small parcels - why did people buy such a small piece of land? Larger parcels are more relevant for recreation and preservation should be looking at every project through climate change, accessibility, equity Seniors who cannot hold onto their housing get on a waitlist, 5 yrs in Brewster. Difficult b/c demand is so high walking mats down to the beach have been great Breakwater Beach view being changed was upsetting Eddy School could be a better place for a community center or COA than Sea Camps little parcels that are preserved are great, but focus should be on larger parcels always could use more housing, senior or otherwise. vision plan doesn't effectively address climate change, diversity and equity, accessibility. would like to see this change Brewster Community Preservation Plan FY23-FY27 61 would like to see open space allocation go down a bit, allow more for other parts would like to see projects commit to public access if they're using CPC funds - funds going to a nonprofit entity should be publicly visible not in favor of using debt to make a purchase, but you need the debt to leverage funds town has been pushing aside idea of community center for too long, hopefully sea camps will change this want to see an equitable distribution of priorities projects that come in front of CPC should be fully vetted before they come to the CPC or town meeting. Specificlly: permitting would like to see a climate change lens applied to all projects seen by the CPC - no matter what kind of process resolve issues like permitting before the town sees it recreation: outdoor fitness stations, community center with a gym and walking path example: breakwater beach project that was divisive. Part of the parcel was for the beach park not parking. When CPC grants funding, having permitting issues is limiting because of pandemic, people have been using outdoor resources a lot more (Drummer Boy Park). Having an outdoor walking path with a community center would be great Breakwater Beach limited view for seniors, no more accessible way to reach the beach define climate friendly project, ensure that these metrics are applied Not much accessible senior housing. CPA percentages are good but flexibility is key in the future, maybe the town should not focus too much on preserving a small parcel vs a larger one that would be a better use of time/effort open space and community housing are both important lot of potential with Sea Camps. Would like to see proportion of recreation increase. hoping that in next five years Sea Camps will be built out, with a community center for all ages. Excited about this prospect. disposition of the Eddy School: may be deemed surplus, and then could fulfill another community need if this happens, then community can have a variety of options as to the use of this property Brewster Community Preservation Plan FY23-FY27 62 PUBLIC FORUM SUMMARY Prepared by JM Goldson LLC 11/29/2021 SUMMARY The Brewster Community Preservation Committee, in collaboration with JM Goldson hosted the first public forum on the Community Preservation Plan on Wednesday, November 10, 2021, through Zoom Webinar. The forum intended to provide an overview of the Community Preservation Act in Brewster and seek community input to help the project team understand community preservation resources, needs, and possibilities. Within the presentation, Jenn Goldson, the lead planning consultant, described CPA-funded projects in Brewster, an overview of the local funding allocation formula, and described how to apply for CPA funds. Following this introduction, Jenn discussed the work that the consultant team has done to understand Brewster’s CPA program challenges and opportunities, including a review of local and regional plans and stakeholder focus groups and interviews. Finally, Jenn transitioned to an overview of projects and issues in each of the four funding areas of the Community Preservation Act and offered polling questions for each issue area. Throughout the presentation, the consultant team offered live polling questions using the online PollEverywhere platform. The polling questions offered an opportunity for attendees to express their opinions on what projects should be priorities for receiving CPA funding and share a bit about themselves (including affiliation with Brewster and age range). Metrics: In total, 37 people participated in the public forum. About 45% of forum attendees indicated that they were a full- time resident of Brewster. Fifteen participants additionally indicated that they were part of a municipal board, committee, or a town employee, while an additional three participants indicated that they were representatives of a regional organization. Outreach Efforts: The project team conducted outreach for the in-person forum through various social media channels, physical advertising including flyer distribution and newspaper coverage, as well as announcements on the Town of Brewster’s website. KEY FINDINGS: • A divide is evident between those who would like Brewster to continue to prioritize open space preservation over other funding areas, and those who would like to see increased funding allocated to support community housing initiatives. • Participants were additionally split on the issue of changing the funding formula of Brewster’s local CPA bylaw. • Participants expressed optimism about the opportunities presented by the Cape Cod Sea Camps acquisition and recognized that this property offers the potential for use in all aspects of the Community Preservation Act’s issue areas, including creating outdoor active recreation facilities, Brewster Community Preservation Plan FY23-FY27 63 preserving historic structures, preserving open space, and creating passive recreation opportunities. COMMUNITY HOUSING During this portion of the forum, Jenn provided a high-level overview of CPA eligibility for community housing initiatives, Brewster’s local housing need, as well as regional housing needs. The most common concern in relation to housing gained from the interviews and focus groups was the need for affordable senior housing options. Suggested possible projects shared by participants for the CPA to fund in the next five years include: • Development of affordable housing at the Millstone Road site • Rental assistance programs for low-income families and seniors • Veteran’s housing • Continued support for Housing Coordinator position • Housing options for seniors to age in Brewster HISTORIC PRESERVATION This portion of the presentation provided an overview of CPA eligibility for historic preservation projects. Brewster’s preservation needs include protecting historic structures from demolition and identifying Native American archaeological resources. Past historic preservation projects include the restoration of the Spruce Hill Barn and the Lower Road Cemetery Tombstone and Monument repair and restoration project. Participants suggested a variety of ideas for future CPA projects including: • Brewster Ladies’ Library Renovation • Continued preservation of historic town records • Rehabilitation of Sea Camps buildings • Preservation and research of Native American sites OPEN SPACE AND NATURAL RESOURCES This portion of the preservation included a review of CPA eligibility for open space projects. One of the primary issues that the town is facing is the impending threat posed by sea level rise due to climate change, which will lead to exacerbated flooding and coastal erosion. Coastal land conservation is a critical strategy for resilience. In addition, improving the health of Brewster’s ponds is a high priority. Past CPA- funded open space projects include the Mill Pond Conservation Area, the Quivett Marsh Vista Conservation Area, and the Lalor Property Acquisition, among many others. Participants shared a variety of projects ideas including: • Removing phragmites from salt marshes • Land purchases in Zone II and pond frontage • Continued protecting of wellfields and water sources • Purchase and management of coastal resources, such as dunes and wetlands OUTDOOR RECREATION This portion of the forum included information about CPA-eligible recreation projects. Outdoor recreation facilities are a key component of Brewster’s vibrant seasonal economy. Outdoor recreation land in the town includes both private and publicly owned properties. The main issues or suggestions raised in focus groups and interviews was the need for expanded walking and biking trails, as well as seasonal and year- round recreation opportunities for all ages. Past recreation projects include the ongoing accessibility improvements to the town’s athletic fields, the Stony Brook Early Childhood Playground, and the installation of warning lights on the Cape Cod Rail Trail. Suggested projects shared by participants for the CPA to consider include: Brewster Community Preservation Plan FY23-FY27 64 • Improving access to recreation areas, namely accessibility improvements • Expansion of bike trails in town center, along Route 137, and along Freeman’s Way • Improved playgrounds • Improving boardwalk to Wing’s Island • Funding for Drummer Boy Park Master Plan Phase I • Establishment of pickleball courts MULTI-USE AND REGIONAL PROJECTS The last section of the presentation asked participants to consider multi-use and regional projects which could be funded by the CPA. When asked for examples or potential projects Brewster’s CPC could consider, participants provided the following answers: • Cape Cod Sea Camps as a place for recreation, open space, historic preservation, and community housing projects to co-exist • Collaboration between open space and community housing projects The discussion finally turned to the topic of regional projects, where funds from multiple towns can be used towards a project that benefits multiple communities. When asked to provide sample criteria that Brewster’s CPC should consider when reviewing regional project applications, participants provided the following answers: • Towns which share water and coastal resources might find it beneficial to work collaboratively in preservation or maintenance of these resources • Projects which provide a direct benefit to Brewster residents • Supportive of regional housing projects for specialized populations such as homeless veterans or those with disabilities • Clear community benefit, especially in housing and coastal management • Equal or fair amounts of CPC contributions from other communities in the region PRESERVATION OF AlAi FORDAOLL HOUSING December 16, 2021 Town of Brewster Attn: Peter Lombardi, Town Administrator 2198 Main St. Brewster, MA 02631 RE: Millstone Road Housing Proposal On behalf of Housing Assistance Corporation (HAC), a nonprofit housing developer, owner and service provider dedicated to providing affordable homes to Cape Code residents, and Preservation of Affordable Housing, Inc. (POAH), a national nonprofit developer of affordable housing, we are pleased to submit this response to the Town of Brewster's Request for Proposals for the development of an affordable rental community at 0 Millstone Road. We applaud the Town of Brewster's continuing commitment to housing affordability for its residents. We are certain that the homes built at 0 Millstone Road will contribute to a more resilient and equitable community for the Town, and we would be honored to continue our partnership with Brewster in pursuit of this mission. HAC and POAH have been developing affordable homes for Cape Cod residents together for 13 years. Together, we have built 184 affordable apartments on the Cape, with another 81 affordable homes coming soon — including Brewster Woods, which broke ground during the summer of 2021 and is expected to begin welcoming Brewster residents later in 2022. Our longstanding partnership is based on an aligned mission: both HAC and POAH are dedicated to developing healthy, welcoming, and supportive communities and ensuring that those communities thrive and remain affordable for generations to come. We are creative and capable developers, we are committed to community engagement and long- term community partnership, and we exist to serve our residents and support their success and well-being. Our development concept for 0 Millstone Road responds directly to the priorities stated in the Town's RFP and the preferences voiced by community members. We have proposed a project that will be home to a range of household types, with rents that are affordable for year-round Brewster residents, along with a number of subsidized apartments that will provide homes for some of Brewster's very low income families. The community will create a small, sociable neighborhood on a naturalistic site that preserves a substantial amount of the land's existing native trees. The buildings will be designed in the classic Cape Cod tradition, with subtle but significant updates that make them highly energy efficient and durable, with minimal to no onsite fossil fuel usage. The apartment homes will be centered around a wooded island of existing trees, as well as a community center for residents. We are dedicated to resident engagement and provide a range of service programming that supports positive outcomes for our residents. We make this a central part of ownership through POAH's Community Impact program, which was recently recognized with a $2.5 million grant from the Enterprise Foundation. All residents of the Millstone Road community will be supported by a property -based Community Impact Coordinator, a specialized member of POAH Communities' property management staff who will work with local organizations such as the Homeless Prevention Council to find resources that will help residents achieve their personal and family goals. Beyond providing a safe and affordable living space, we believe that housing can empower residents and serve as a platform for their success. 7. 1,1';117,.7j8 l E vI,C t', i 1 7>rSej ( We are confident that our extensive experience developing and managing similar communities on Cape Cod and beyond highlights POAH + HAC's ability to deliver the right project for the Town of Brewster, and that our genuine commitment to our residents and the communities in which we operate underscores our dedication to being a long-term community partner. POAH + HAC's overarching objective for Millstone Road is to deliver a successful project that best reflects the will and vision of the Town. We appreciate the importance that a development like this will carry, along with the understandably attendant uncertainty it may generate. We believe that the most successful developments reflect the voices and the needs of the community, not the developer. The ideas we share in this proposal are not convictions, they are simply a starting point for a discussion with the community. We take pride in our ability to solve complex problems and create great communities, but we pride ourselves most on our ability to listen and adapt. If we are fortunate enough to be chosen as the selected developer for 0 Millstone Road, we pledge to dedicate our collective experience, expertise and ingenuity in the service of delivering what is best for the community of Brewster. Thank you very much for your consideration. Sincerely, Alisa Magnotta CEO, HAC Aaron Gornstein President & CEO, POAH Millstone Road Housing Proposal to the Town of Brewster for the Development of Rental Family Housing Housing Assistance Corporation David Quinn Housing Assistance Corporation 460 West Main Street Hyannis, MA 02601 508-771-5400 x288 dquinn@haconcapecod.org Julie Creamer Preservation of Affordable Housing 2 Oliver Street, Suite 500 Boston, MA 02109 617.267.9898 jcreamer@poah.org POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 2 – TABLE OF CONTENTS SECTION 1: THE DEVELOPMENT TEAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 Introduction to POAH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 Introduction to HAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 The Development Team and Roles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Communication Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 Similar Projects Completed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 POAH Projects in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 POAH Organizational Status . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 HAC Organizational Status . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 Sponsor Organizational Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Previous Collaboration of the Project Team . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Sponsor Principals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Developer/Property Manager Relationship . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Land Development Agreement and Ground Lease . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 Past and Pending Litigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 Outstanding Taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 SECTION 2: DEVELOPMENT CONCEPT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 Unit Mix and Affordability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28 Physical and Architectural Program Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30 MBE/WBE and Local Participation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 Construction Staging Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 Project Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48 Sources and Uses of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 10-Year Operating Budget . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 Letters of Interest from Construction and Permanent Lenders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54 SECTION 3: CONCEPTUAL DESIGN DRAWINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 SECTION 4: MANAGEMENT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 Management Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57 Target Market . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .59 Introduction to POAH Communities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .61 Staffing and Resident Services Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 Marketing Strategy and Lottery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71 SECTION 5: IMPLEMENTATION PLAN AND TIMELINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 SECTION 6: REQUIRED FORMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .76 APPENDIX . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .77 Developer Team Resumes and Qualifications Lender and Syndicator Letters of Interest SECTION 1 THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 4 – THE DEVELOPMENT TEAM Preservation of Affordable Housing, Inc . (POAH) and Housing Assistance Corporation (HAC) are pleased to present this joint proposal for 0 Millstone Road . We have proposed a community that includes 45 units of affordable housing, plus community space and outdoor recreational areas for a range of Brewster households . POAH and HAC have been developing best-in-class affordable communities on the Cape together for 13 years; our team pairs the expertise of a top national non-profit housing developer with the local knowledge of a highly experienced non-profit community developer focused on creating economic opportunity and housing stability for residents of Cape Cod . We share a common objective of developing this site to serve the residents of Brewster by creating high-quality housing at affordable rents within an environmentally sustainable property that is sympathetic to and communicative with the design traditions of the Cape . Introduction to POAH Organizational Strengths and Guiding Principles POAH is a 501(c)3 non-profit developer and owner whose mission is to preserve, create and sustain affordable, healthy homes that support economic security, racial equity and access to opportunity for all . Founded 20 years ago and headquartered in Boston, we are dedicated to the creation and preservation of affordable housing communities . We leverage our strengths – a commitment to a housing mission, strong bottom line financial acumen, and an innovative approach to navigating complex regulatory environments – to bring partners together to structure and implement development strategies that address the needs of communities and the goals of stakeholders and partners such as the Town of Brewster . POAH brings substantial experience with complex affordable multifamily housing projects . We have financed, acquired, constructed and renovated more than 12,000 affordable housing units among 123 properties in 11 states and the District of Columbia . POAH’s affordable housing portfolio in the Cape Cod area consists of both newly built properties and residential communities we have acquired and substantially rehabilitated . POAH owns more than 3,000 apartment homes in Massachusetts, eight of which are located on the Cape – including King’s Landing Apartments, a 108-unit affordable community in Brewster that we have owned since 2013, and Brewster Woods, which broke ground in June of 2021 . We manage all of our properties ourselves through our property management group, POAH Communities . Groundbreaking at Brewster Woods POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 5 – SECTION 1: THE DEVELOPMENT TEAM In keeping with our mission and history, POAH’s team brings a track record of success and a wealth of experience in financing, developing and operating best-in-class affordable and mixed-income properties and community spaces . Our team for the Millstone Road project, described below, will be supported by a deep bench of talented development and property management practitioners . POAH has 50 employees among three corporate offices, and POAH Communities employs 430 dedicated professionals across POAH’s portfolio . POAH’s principal place of business is 2 Oliver Street, Boston, MA . We perform our own development underwriting and risk management, property management, construction management and, in most cases, partnership and asset management legal work . Our strong reputation has resulted from a demonstrated ability to craft complex financial transactions, tackle regulatory challenges, and close tough development deals that create and preserve affordable housing . Our organization and leaders are at the forefront of policy and legislative discussions around housing preservation, affordable housing finance, and regulatory reform. SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 6 – Strong balance sheet and ability to self-guarantee. POAH’s development capacity is built on a robust corporate balance sheet with $105 million in net assets at year-end 2020, which ensures ready access to capital, bonding, insurance, and other necessary financial support. Behind the company’s net assets, which have grown at an average annual rate of 30% since 2001, are $1 .3 billion in controlled real estate assets, producing nearly $134 million in annual revenues . In addition to its own resources, POAH has access to several existing lines of credit secured by its balance sheet from lenders including the Calvert Foundation, the Local Initiatives Support Corporation, the Life Initiative, and Boston Private Bank & Trust . POAH provides all the necessary guarantees for its project financing, consistent with financing require- ments and industry practice. POAH has a strong track record of working with national and local financial institutions and completing projects successfully on schedule and within budget . POAH maintains a healthy development pipeline, with over 30 projects in various stages of pre-development or development across several states. However, POAH balances its pipeline with a high degree of financial scrutiny and risk management, which has consistently safeguarded and strengthened our financial resources and development capacity over our 20 years of existence . Experience securing funding. POAH has experience with the full breadth of private and public sources and programs for affordable and mixed-income housing, including federal and state Low Income Housing Tax Credits (LIHTCs); FHA-insured financing; state housing finance agency tax-exempt bond financing and Risk Share; HUD operating assistance through Project-Based Vouchers and Project-Based Section 8; and HUD community development programs including CDBG and HOME . We have particularly extensive experience working with all of the various funding programs specifically available to projects in Massachusetts and we have developed a reputation for identifying, obtaining and combining local fund- ing sources in new and innovative ways that unlock possibilities that would be out of reach under more traditional financing structures. Some examples of state funding programs that POAH has effectively lev- eraged in our developments are the Massachusetts Affordable Housing Trust Fund, Housing Stabilization Fund, Community Preservation Act funds, the CATNHP and HOME programs, as well as the state LIHTC, MassHousing’s Workforce Housing Fund, and infrastructure grants from MassWorks . Melpet Farm – Dennis, MA SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 7 – Commitment to sustainable development. POAH is dedicated to environmental sustainability and has been a leader in sustainable design and development in affordable housing . We believe that sustainability is both a good business practice and consistent with our mission goals, and POAH’s stewardship strategy emphasizes the long-term perspective on building operations . POAH has developed the knowledge base and collected the data to think critically and constantly refine our practices towards the best sustainability strategies . We require that building design be guided by high-impact energy efficiency, healthy homes and sustainability choices, with emphasis placed on long-term benefits and the short- versus long-term trade-offs in costs . In 2020, POAH was named a Department of Energy Better Buildings Challenge Goal Achiever with a 20% reduction in energy use portfolio-wide, which we achieved with improved building enclosures, boiler control upgrades, LED lighting retrofits and onsite renewable energy generation. POAH is increasingly targeting the Passive House efficiency standard – the highest standard in the industry – for all of its new construction projects. We currently have five Passive House properties under construction or in pre-development, including two in Massachusetts: Mattapan Station and Bartlett Yard . POAH was awarded three clean energy grants from Massachusetts Clean Energy Technology Center through their Passive House Design Challenge Program . The Millstone Road project will benefit from our experience in Passive House design and would follow those same design standards. Kenmore Abbey – Boston, MA SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 8 – Most critical to our work on Cape Cod is our commitment to environmentally sensitive areas . As noted above, POAH has built and continues to operate two on-site wastewater treatments plants, one serving our King’s Landing property in Brewster and one serving our Canal Bluffs community in Bourne . The wastewater treatment plant at Canal Bluffs was specifically designed to eliminate any “net” nitrogen into the Phinney Watershed . To meet those important standards, POAH worked with the abutters to create one of the first privately owned, shared wastewater treatment plants in Bourne to service our housing community and abutting retail space . Local developer with 40B expertise. POAH has been developing and preserving affordable communities in our home of Massachusetts for two decades, and we have developed a reputation in the Commonwealth, and specifically on the Cape, for getting projects approved and built . The POAH team has an extensive network of partners and relationships within the various local and state agencies that influence and guide affordable housing production, and we have the knowledge and experience of how to work with these stakeholders in order to create a path forward, often for complicated transactions that require consensus among many constituents. Specifically, we have an established history of success in working with towns to advance their affordable housing goals using a “friendly 40B” (Comprehensive Permit) to develop housing on publicly-owned land that reflects the unique character and history of its location . We have secured 40B comprehensive permits for seven of our projects – including our development Brewster Woods, which broke ground in June 2021 . Our ability to work with community members and local officials, solve site constraints, and navigate the complicated regulatory landscape of the disposition of public land has become one of POAH’s defining core competencies . Dedication to building and improving communities. Perhaps most importantly, POAH is a mission-driven organization with the goal of not only developing and managing housing, but also strengthening each community by enabling resident access to greater opportunity through choice and economic mobility . POAH and POAH Communities support residents through long-term partnerships, corporate infrastructure support and outreach, and a focus on positive outcomes: Stable Housing, Health, Employment, Education, Financial Stability and Community Engagement to foster social capital . We have developed resident programs and partnerships organized around the following outcomes: Clay Pond Cove – Bourne, MA Holiday party at Melpet Farm SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 9 – Housing Stability. Establishing stable housing for residents is one of the fundamental target outcomes for our Community Impact program . At our Cape communities, our housing stability initiatives include financial education and support such as emergency rental and utility assistance, and access to affordable, quality food through programs such as WIC, SNAP, and our own on-site food pantry at nearby King’s Landing . Mental and Physical Health. For communities with a large senior population, mental and physical health is a primary concern among residents and family . Our health initiatives include referrals to providers, wellness checks and COVID vaccine coordination, nutrition programs and education, and health screenings, with partners such as Outer Cape Health Services, Visiting Nurses Association, Red Cross, and Council On Aging . Social and Community Connections. Establishing social connections among residents and with the broader community is an important objective for our Community Impact program . Across our Cape communities, our social initiatives include regular monthly lunches and birthdays, school reading groups, painting and crafts classes, and movie nights . If the POAH + HAC team is selected as the developer for 0 Millstone Road, we will align our interests as a developer, owner and manager with our residents’ interests in improving their own lives and sustaining a healthy community. We will collaborate with residents to understand their family, financial and educational aspirations . And we will bring more than a decade of local relationships and experience with local community service providers to help the residents of 0 Millstone Road to locate the resources they need to achieve their goals . Holiday Party at King’s Landing August 2014 celebration at King’s Landing SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 10 – Introduction to HAC Housing Assistance Corporation (HAC) is a non-profit organization dedicated to providing a full spectrum of housing and community development solutions to residents of the Cape and Islands for over 40 years . Founded in 1974, HAC’s mission is to build a strong, healthy, and diverse community where everyone has a safe, stable and decent place to live . To that end, HAC has developed a continuum of programs that range from provision of temporary shelter to permanent housing development, with pathways for clients/ tenants to develop personal and economic self-sufficiency. Since its inception, the organization has assisted over 100,000 Cape and Islands residents, and has developed or co-developed over 550 units of housing . HAC annually serves an average of 5,000 Cape Cod households in three main areas: Homelessness Prevention: We operate four family shelters which includes Angel House in Hyannis, Carriage House in North Falmouth, Scattered Sites in Hyannis, and the Village at Cataumet in Bourne. We also conduct homeless outreach to individuals living in the streets and woods of Cape Cod to connect them to the services they need to move into permanent housing . We also prevent families and individuals from becoming homeless, using public and private funding to ensure we can support both low- and middle-income households with emergency financial assistance. Housing Stabilization: We administer over 1,200 housing vouchers, providing essential rental assistance to households in our region . We also conduct free energy audits and weatherization measures for low-income households . Since our inception, we have developed over 550 units of affordable housing and have 120 units in our pipeline over the next three to four years . Empowerment: We offer one-on-one foreclosure prevention and reverse mortgage counseling . Wealso conduct a series of financial literacy classes, including Money Matters, which provides practical strategies for households to take control of and strengthen their personal finances. Our classes also include a First-Time Homebuyer workshop to help our clients realize their dreams of homeownership . Since 2017, we have organized the Cape Housing Institute to provide municipal officials with the tools, education, and resources needed to boost affordable housing in their communities . We also organize Cape Housing Advocacy Training to give the general public the education, skills, and confidence to speak up in favor of the affordable housing needed in their towns. And our nonprofit Cape Community Real Estate department connects individuals and families to affordable and attainable homeownership opportunities in our region . Forward at the Rock – Dennis, MA SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 11 – Permanent housing development. HAC Is the largest developer of affordable housing on Cape Cod and the Islands . Since inception, HAC has constructed over 550 units of affordable housing with another 120 units in its development pipeline . HAC develops housing directly or in partnership with other developers like POAH (of HAC’s 25 projects undertaken since 2007, nine have been done with POAH) . Approximately 70% of the units HAC has developed are rental housing and 30% are homeownership . HAC has been successful at attracting significant funding commitments from DHCD, MHP, MassHousing, the Barnstable County HOME Consortium and Community Preservation Act, and other key sources . Its projects have been successfully completed on time and on budget . HAC’s development experience is further described in Highlighted Projects, below . Property management and housing subsidy oversight. HAC directly manages a small portfolio of scattered-site rental housing that it retains ownership of, and contracts with POAH Communities to manage the balance of HAC-owned rental housing . HAC also administers more than 700 Section 8 and other rental subsidies for the region, including those for persons with disabilities . And it offers a Family Self-Sufficiency (FSS) program to heads of household with Section 8 subsidies who commit to a five-year course of improvement culminating in a goal such as homeownership or an educational achievement . Families enrolled in the FSS program receive case management and coaching services and can access matched savings through an Individual Development Account, along with economic literacy counseling and other support provided by volunteer mentors . Other housing programs. HAC provides weatherization, heating system repair, and appliance replacement programs, as well as an assortment of repair loan and grant programs for low-income homeowners. HAC also provides workshops for first-time homebuyers through its Cape Home Ownership Center (CHOC) and sponsors a housing fair at which hundreds of interested first-time buyers can talk with community lenders . HAC administers loan assistance programs for down payment and closing costs, as well as loans through the Soft Second Loan Program . And HAC offers foreclosure education and prevention counseling . In addition to its work providing needed services to Cape Cod’s most vulnerable residents, HAC has played a key role in founding other housing and human services organizations, such as the Massachusetts Non Profit Housing Association, HOME Consortium, Affordable Housing Loan Consortium, Lower Cape Cod Development Corporation, and the Housing Land Trust for Cape Cod . HAC attracts considerable support from the community in many forms, including funding, in-kind donations, volunteers, workshop instructors, and development collaboration . Its clients have a high success rate in achieving self-sufficiency, and many have gone on to become HAC employees or Board members . Great Cove Community – Mashpee, MA Lofts at 57 Ribbon Cutting – Hyannis, MA SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 12 – CORY FELLOWS will serve as lead project manager and will oversee all aspects of the project’s financing and construction, with specific focus on the LIHTC financing and affordable housing public subsidies. Cory is a Vice President in POAH’s Real Estate Development group and has been with POAH for nearly ten years . During this time, Cory has overseen several ground-up development projects similar to Millstone Road . He is currently leading POAH’s development of two friend- ly 40B developments in Brewster and Mashpee, Massachusetts . Cory brings more than 20 years of affordable housing development experience to the Millstone Road project – his expertise encompasses development feasibility analysis, financial and regulatory structuring, and development oversight . He has managed the development, preservation and revitalization of affordable housing communities throughout the country, involving a wide array of financing programs and regulatory environments . DAVID QUINN will serve as the local lead for community engagement and will oversee community process and project permitting . David is HAC’s Director of Housing Development and Planning . David joined Housing Assistance in December 2016 as Assistant Director of Housing Development before moving into the Director role in 2019. David co-authored HAC’s widely-quoted report, “Housing On Cape Cod: The High Cost of Doing Nothing” and he helped established our innovative Rent 365 program . Today David oversees the agency’s short- and long-term housing development efforts . Previously, David was the Regional Waste Reduction Coordinator for Barnstable County . He holds a master’s degree in urban and environmental policy and planning from Tufts University and a bachelor’s degree in political science from The College of the Holy Cross . ROXCELL RIGBY will serve as supporting project manager and will work with Cory to oversee day-to-day project management . Roxcell is a Development Associate with POAH and is responsible for assisting Project Managers in a variety of ways, including assembling financing applications, performing financial analysis, developing project proformas, and assembling the due diligence required for construction and permanent loan conversions . PROPOSER NAME AND ADDRESS: Preservation of Affordable Housing, Inc. 2 Oliver Street, Suite 500 Boston, MA 02109 ATTENTION: Julie Creamer EMAIL: jcreamer@poah.org PHONE: 617-449-0869 The Development Team and Roles The POAH + HAC team has assembled a talented team for the development of 0 Millstone Road . Our team has exten- sive experience in Brewster and on similar projects on Cape Cod, and was share a history of collaboration that will en- sure an effective and efficient project development process with the Town and other stakeholders . SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 13 – JENNIFER CAVACO will serve as the regional property manager for 0 Millstone Road and will work with Cory, Roxcell and the development team to coordinate the property’s marketing, leasing and ongoing operations. Jennifer is a Vice President of Regional Operations for POAH Communities . Jennifer oversees our New England portfolio of nearly 5,000 units of affordable rental housing in Massachusetts, Rhode Island, Connecticut, and New Hampshire . A former Senior Regional Property Manager for POAH Communities, Jennifer holds more than 20 years of experience in multifamily property management, with a specialization in affordable housing including communities subsidized by Section 8, LIHTC, and other major HUD programs . PAUL ATTEMANN will serve as the lead project architect from Union Studio . Paul is a Senior Associate at Union Studio and was one of Union’s first employees. Paul has extensive experience designing creative, contextual and sustainable multifamily communities throughout New England and on Cape Cod in particular . Paul oversaw the design of the Forward at the Rock project, a housing community for adults with autism and other developmental disabilities in nearby Dennis . POAH Project Manager Cory Fellows, Vice President, Real Estate Development 617-449-0878 cfellows@poah .org Supporting Project Manager Roxcell Rigby, Associate, Real Estate Development 617-449-1011 rrigby@poah .org HAC Local Lead David Quinn, Director of Housing Development and Planning 508-771-5400 dquinn@haconcapecod .org DESIGN AND OTHER CONSULTANTS Architect Union Studio Paul Attemann, Senior Associate 401-272-4724 gpaul@unionstudioarch .com Environmental/Civil Engineer & Landscape Architect Horsley Witten Brian Kuchar, Associate Principal 508-255-6511 ext 215 bkuchar@horsleywitten .com Energy/Sustainability Consultant Building Evolution Ken Neuhauser, President 508- 475-9016 kneuhauser@buildingevo .com SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 14 – LEGAL Attorney – Transactional/LIHTC Klein Hornig Daniel Rosen, Partner 617-224-0607 drosen@kleinhornig .com Attorney – 40B Freeman Law Group Peter Freeman, Principal (508) 362-4700 PROPERTY MANAGEMENT Property Manager POAH Communities Rochelle Beeks, President 617-449-1007 rbeeks@poahcommunities .com While we have not yet selected a general contractor for this project, POAH + HAC are currently using Delphi Construction for our Brewster Woods project, and the construction pricing in this proposal reflects the prices we have realized at Brewster Woods. In addition to Delphi, POAH has longstanding relationships with several experienced contractors that have successfully completed our projects on Cape Cod and would be qualified for the Millstone Road project, such as Dellbrook JKS and Callahan Construction . We make MBE/WBE hiring a priority on all of our projects, and we would prioritize the hiring of an MBE/WBE general contractor or a majority general contractor with a proven commitment to MBE/WBE hiring . Contact information for a few potential general contractors is presented below . Resumés for the members of the development team are included in the appendix . COMPANY CONTACT CONTACT INFORMATION HOUSING WORK ON CAPE COD Dellbrook JKS Michael Fish President 781-380-1675 mfish@dellbrook.com Terrapin Ridge (Sandwich) Delphi Construction Keith Shaw President 781-439-3666 kshaw@delphiconstruction .net Brewster Woods (Brewster) Melpet Farm (Dennis) King’s Landing (Brewster) Rock Harbor Village (Orleans) Callahan Construction Managers Pat Callahan President 617-727-5985 pcallahan@callahan-inc .com Canal Bluffs (Bourne) Clay Pond Cove (Bourne) SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 15 – POAH Communities Staff at Aaron Briggs Manor – Providence, RI Communication Plan The project plan described in this proposal is only a starting point for an in-depth, inclusive conversation with the Town of Brewster and community members about the priorities and shared goals that will make this the best project for the community . Continuous, formalized communication with all stakeholders will be fundamental to achieving this outcome, and the POAH + HAC team takes this important aspect of the development process very seriously . David Quinn, as Local Lead for the project, will initiate and maintain the many important lines of communication . We will start the communication process immediately after signing the Land Development Agreement with a kick-off meeting with Town officials and abutters . We will maintain close contact with the Town throughout the 40B public hearing process, and we anticipate at least one additional meeting on site to discuss project plans and solicit input . On previous 40B projects, we have found that these supplemental, on-site meetings are helpful both as a way to prioritize and incorporate modifications into the project plan, but also to build consensus on the best plan for everyone. POAH’s project manager, Cory Fellows, will work with Town officials to customize this communication plan to the Town’s preference, and to create the best long-term communication structure for the Town for the construction period and beyond . Similar Projects Completed The POAH + HAC team has developed 184 units of affordable housing among six communities on Cape Cod and has another 81 units among two communities currently in development . Six of these projects were awarded through a public RFP to build new affordable housing on town-owned land and permitted through the friendly 40B process . This includes Brewster Woods, a 30-unit affordable community located in Brewster that we are currently building . While every project is different in its specifics, we always take care that our mission-focused team develops and implements a financing structure, construction scope, and long-term operations plan that ensures the long-term affordability and success of the property, that meets the needs of its residents and partners, and that places community engagement and communication at the center of the project process . The comparable projects described below are indicative of the breadth and depth of development experience that will be relevant to the construction of the proposed affordable housing community at 0 Millstone Road . SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 16 – Canal Bluffs PROJECT INFORMATION Location . . . . . . . . . . . . . . . . . . . . . Bourne, MA Project Type . . . . . . . . . . . . . . . . . . Mixed-income family and senior rental housing Site Conditions . . . . . . . . . . . . . . . . Partially graded, with significant subsoil boulders, environmentally sensitive site with utility and access constraints Project Scope . . . . . . . . . . . . . . . . . Phase I Phase II Phase III 28 family units: 45 senior units: 44 family units: 1 - 1 Bedroom 33 - 1 Bedroom 24 - 2 Bedroom 26 - 2 Bedroom 12 - 2 Bedroom 20 - 3 Bedroom 1 - 3 Bedroom 2 fully ADA units 3 fully ADA units 3 fully ADA units 1 Sensory Impaired 1 Sensory Impaired 1 Sensory Impaired Income Mix . . . . . . . . . . . . . . . . . . . 70% Affordable up to 60% AMI 25% Workforce up to 80% AMI 5% Market Rate (unrestricted) Construction Start (Ph III) . . . . . . . June 2017 Construction Completion (Ph III) . . Projected: December 2018 / Actual: December 2018 Phase I and Phase II were completed early and on budget Current Status . . . . . . . . . . . . . . . . Stabilized, 98% occupied as of 4/1/21 First Mortgage Lender (Ph III) . . . . MassHousing Other Lenders (Ph III) . . . . . . . . . . . Department of Housing and Community Development (DHCD) Barnstable HOME Consortium Town of Bourne Permitting . . . . . . . . . . . . . . . . . . . . Comprehensive Permit (Friendly 40B) LIHTC Investor . . . . . . . . . . . . . . . . Boston Capital Total Development Costs . . . . . . . . Phase III: $14 .1 million Total Campus (3 phases): $37 .4 million Key Personnel . . . . . . . . . . . . . . . . . Julie Creamer & Jon Springfield Management Agent . . . . . . . . . . . . POAH Communities Our first resident, Ms. Nygard SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 17 – POAH and HAC received a comprehensive permit through the friendly 40B approval process to build a three-phase residential community on an extraordinary 17-acre, hilltop site in Bourne . The site overlooks Buzzards Bay and is within one mile of the Bourne Bridge . After the site had been acquired and the 40B permitting process initiated, the site was “remapped” by the Department of Environmental Services and deemed an environmentally sensitive area due to its proximity to the Phinney Harbor watershed . Undeterred by the new environmental obstacles this designation created, POAH re-evaluated the development plan and devised a solution: a new wastewater treatment plant located on site would ensure that zero net nitrogen was released into the watershed . Once the solution had been imagined, POAH worked tirelessly with Mass DEP and the abutting property owners to design shared infrastructure and access roads for the new wastewater treatment plant . Having overcome this obstacle, POAH and HAC moved forward with the phased plan, delivering each phase on time and on budget . Each of the three phases of Canal Bluffs was financed with 9% Low-Income Housing Tax Credits. The projects also received soft funding from a variety of DHCD programs, including the Affordable Housing Trust Fund, HOME, and the Community Based Housing Fund . The projects also received funding from the Town of Bourne and the Barnstable HOME Consortium . Phase III was the first project on Cape Cod to use MassHousing Workforce Housing Funds. PROJECT REFERENCES Laura Surdel*, SVP, Originations Boston Financial Investment Management lsurdel@bfim.com 774-567-5693 *previously: Vice President, Acquisitions for Boston Capital Cindee Lacasse, Director of Rental Business Development MassHousing clacasse@masshousing .com 617-854-1298 Features Relevant to Millstone Road Redevelopment • Friendly 40B permitting process • Environmentally sensitive area • Financed with 9% LIHTCs, state and local soft funding • Housing lottery with local preference required on all 3 Phases Canal Bluffs continued SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 18 – Melpet Farm PROJECT INFORMATION Location . . . . . . . . . . . . . . . . . . . . . Dennis, MA Project Type . . . . . . . . . . . . . . . . . . 100% affordable family rental housing Site Conditions . . . . . . . . . . . . . . . . Partially graded, historically and environmentally sensitive area Project Scope . . . . . . . . . . . . . . . . . 27 townhouse units: 5 - 1 Bedroom; 18 – 2 Bedroom; 4 – 3 Bedroom 3 Fully ADA units and 1 Sensory Impaired unit Income Mix . . . . . . . . . . . . . . . . . . . 100% Affordable Units set aside for 30% AMI (PBV), 50% AMI and 60% AMI Construction Start . . . . . . . . . . . . . November 2014 Construction Completion . . . . . . . . Projected: December 2015 / Actual: January 2016* *Severe winter conditions in 2015 delayed completion Current Status . . . . . . . . . . . . . . . . Stabilized, 96% occupied as of 4/1/21 First Mortgage Lender . . . . . . . . . . Massachusetts Housing Partnership (MHP) Other Lenders . . . . . . . . . . . . . . . . DHCD MassHousing Town of Dennis Community Preservation Act and Affordable Housing Trust Funds Barnstable HOME Consortium Permitting . . . . . . . . . . . . . . . . . . . . Special Permit LIHTC Investor . . . . . . . . . . . . . . . . The Richman Group (direct investor Bank of America) Total Development Costs . . . . . . . . $10 .6 million Key Personnel . . . . . . . . . . . . . . . . . Julie Creamer and Julie Klump Management Agent . . . . . . . . . . . . POAH Communities POAH, in partnership with HAC, was selected through a competitive RFP process by the Town of Dennis to be the developer for the town-owned .4-acre former Melpet Farm site located within the historic district along Route 134 . Although a friendly 40B was considered, POAH ultimately made use of a local affordable housing bylaw to achieve zoning and a special permit for the site, which included the implementation of a regulatory agreement, deed restrictions, and a land lease with the Town of Dennis . The buildings were designed as net zero energy users, 70% more energy efficient than code requirements. The project features solar photovoltaic panels, high-performance building envelopes and insulation, a high-efficiency air-sourced heat pump system, vegetated bio-retention swales and drought-tolerant landscaping. The project is served by a I/A septic Title V system with nitrogen pre-treatment . The project was awarded 9% Low Income Housing Tax Credits, as well as funding from DHCD’s Affordable Housing Trust Fund and HOME programs . The project also received funding from the Town of Dennis and the Barnstable HOME Consortium . Construction began in November 2014 and in the midst of the harsh winter of 2015 still managed to complete in January 2016, only one month behind its targeted completion date . PROJECT REFERENCE Daniel Fortier, Town Planner Town of Dennis dfortier@town .dennis .ma .us 508-760-6119 Features Relevant to Millstone Road Redevelopment • Affordable to families earning 30%- 60% AMI • Town owned land disposition and long-term lease • I/A septic system • Sustainable design (near net-zero with solar) • Environmentally sensitive area • Financed with 9% LIHTCs, state and local soft funding • Housing lottery with local preference required SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 19 – Kimber Woods and Lombard Farm PROJECT INFORMATION Location . . . . . . . . . . . . . . . . . . . . . West Barnstable, MA Project Type . . . . . . . . . . . . . . . . . . 100% affordable family and senior rental housing Site Conditions . . . . . . . . . . . . . . . . Town-owned land with no utility connections Project Scope . . . . . . . . . . . . . . . . . 28 family units (2 Bedrooms and 3 Bedrooms) 12 senior units (1 Bedrooms) Income Mix . . . . . . . . . . . . . . . . . . . 100% Affordable up to 60% AMI Construction Start . . . . . . . . . . . . . Spring 2008 Construction Completion . . . . . . . . Projected: Summer 2009 / Actual: Summer 2009 Current Status . . . . . . . . . . . . . . . . Stabilized, 100% occupied as of 12/1/21 First Mortgage Lender . . . . . . . . . . Massachusetts Housing Partnership Other Lenders . . . . . . . . . . . . . . . . Department of Housing and Community Development (DHCD) Barnstable HOME Consortium Permitting . . . . . . . . . . . . . . . . . . . . Comprehensive Permit (Friendly 40B) LIHTC Investor . . . . . . . . . . . . . . . . MHIC Total Development Costs . . . . . . . . $11 .4 million Key Personnel . . . . . . . . . . . . . . . . . Julie Creamer Management Agent . . . . . . . . . . . . POAH Communities POAH and HAC first worked together on developing the two West Barnstable Communities projects: Kimber Woods and Lombard Farm . HAC had responded to a Town of Barnstable RFP seeking a developer to create affordable housing on two town-owned parcels . After having been granted development rights, HAC engaged POAH as development consultant, partnering to complete the permitting, financing and construction of these two distinct properties . Securing separate 40B permits foreach property, HAC and POAH secured financing from the sources noted above, including nearly $6 million in LIHTC equity . Both projects were designed with I/A septic systems, and one site (Lombard Farm) required adherence to the Natural Heritage and Endangered Species Program (NHESP) eastern box turtle conservation plan . Both projects were completed on-time and within budget, with a highly successful lease-up . PROJECT REFERENCE Michelle Springer, Program Specialist Barnstable County Department of Human Services mspringer@barnstablecounty .org 508-744-1224 Features Relevant to Millstone Road Redevelopment • 100% affordable to families earning 60% AMI or less • Town-owned land • Friendly 40B permitting process • I/A septic system • Financed with 9% LIHTCs, state and local soft funding • Housing lottery with local preference required • Sustainable design SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 20 – POAH Projects in Progress Below is a list of POAH’s current projects in Massachusetts . HAC Projects in Progress Project Name Status City State Permitting Total Units Closing Date Completion Date Attleboro Portfolio Pre-Dev: Winter 2022 Round Attleboro MA Existing 135 9/1/2022 3/1/2024 Temple Landing II Pre-Dev: Winter 2022 Round New Bedford MA 40B 27 1/1/2023 7/1/2024 Flat 9 at Whittier Phase 3 Financing Secured Boston MA Art 80 LPR 39 1/1/2022 12/1/2023 95 Lawrence Road Pre-Development Wellfleet MA 40B**46 TBD TBD TOTAL 380 Project Name Status City State Permitting Total Units Closing Date Completion Date Cape View Way**Pre-Development Bourne MA 40B* 51 TBD TBD 107 Main Street Pre-Development Orleans MA 40B* 14 TBD TBD TOTAL 65 95 Lawrence Road, Wellfleet, MA * Currently in public hearing stage ** 40B process has not commenced * Currently in public hearing stage ** Partnership with POAH SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 21 – NAME EMPLOYER, POSITION AREAS OF EXPERTISE Georgia Murray (Chair) MMI, LLC (real estate investment company), Managing Partner Property Ownership and Management Printice Gary Carleton Residential Properties, Partner/Principal & CEO Housing Finance Mark Goldhaber Goldhaber Policy Services, Principal Mortgage Finance, Government Relations Toby Levy Local Initiative Support Corporation, Executive Vice President and CFO (retired) Finance, Information Technology, Compliance Estelle Richman US Department of Housing and Urban Development, Senior Adviser to the Secretary (retired) Housing, Social Services Mark Snyderman Fidelity Management and Research Company, High Income Real Estate Vice President Mortgage Finance William Towns Benefit Chicago, Executive Director Housing/Community Economic Development, Policy Damon Smith Jenner and Block LLP, Partner Housing/Community Economic Development, Policy, Legal Jenny Netzer TCAM, Chief Executive Officer Affordable Housing Finance, Property Ownership and Management, Policy Ana Gelabert-Sanchez Gelabert-Sanchez LLC, Principal Planning, Design, Policy Liz Blume Community Building Initiative at Xavier University, Director Planning, Community Organizing, Policy Aaron Gornstein (ex officio) POAH, President and CEO Housing/Community Economic Development, Policy POAH Organizational Status Preservation of Affordable Housing, Inc. is a 501(c)(3) non-profit corporation. Its Board of Directors is presented below . SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 22 – HAC Organizational Status Housing Assistance Corporation is a 501(c)(3) non-profit corporation. Its Board of Directors is presented below . HAC Board of Directors NAME EMPLOYER, POSITION Peter Muise, (Board Chair)Former President and CEO of First Citizens’ Federal Credit Union Peter Freeman (Board Vice Chair) Freeman Law Group, Partner Liam Cahill (Board Treasurer) Cape Cod Five Cents Saving Bank, Director, Residential & Consumer Lending Operation Ashley Moore Baker (Board Clerk) International Fund for Animal Welfare (IFAW), Director of Corporate and Foundation Relations Cathy Gibson (Board Clerk)Former Client; Massachusetts Department of Transitional Assistance Social Worker Bill Bogdanovich President and CEO of Broad Reach Healthcare Elaine Bolognese Woods Hole Oceanographic Institute, Director, Financial Planning & Analysis Cliff Carroll President and CEO, Carrol Commercial, Real Estate and Mortgage Broker Margaret Hayes Former Client; Carpet Barn General Manager Paul N. Melville Family Continuity/Cape Cod and Nantucket Family Resource Centers Susan Rohrbach Retired, former District Director for State Senator Daniel Wolf Paul Ruchinskas Retired, Former Cape Cod Commission, Affordable Housing Specialist Kumara Sidhartha, MD, DPH Cape Cod Healthcare Raymond Tamasi, Med, LADC, LCSW Gosnold Treatment Center, President/CEO Tara Wallace Former Client; Independence House, Inc., Social Worker Ron Winner E.J. Jaxtimer Builder, Building Specialist Linda Zammer Cape Cod Restaurant Group Owner SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 23 – Sponsor Organizational Structure Millstone Road Partners, LLC, as project sponsor, will enter into the Land Development Agreement for the Property . Millstone Road Limited Partnership, as project owner, will be the borrower for all loans secured by the improvements built on the Property . Preservation of Affordable Housing, LLC, a wholly owned subsidiary of POAH, Inc ., will be the provider of the construction completion guarantee, the LIHTC recapture guarantee, and any operating deficit guarantee. An organizational chart of the anticipated project entities and structure is presented below . Project Name Location HAC POAH 40B Public RFP I/A Septic LIHTC Kimber Woods West Barnstable ✔ ✔ ✔ ✔ ✔ ✔ Lombard Farm West Barnstable ✔ ✔ ✔ ✔ ✔ ✔ Melpet Farm Dennis ✔ ✔ ✔ ✔ ✔ Canal Bluffs Bourne ✔ ✔ ✔ * ✔ Clay Pond Cove Bourne ✔ ✔ ✔ * ✔ High Meadow Townhomes Bourne ✔ ✔ ✔ * ✔ Brewster Woods Brewster ✔ ✔ ✔ ✔ ✔ ✔ Cape View Way Bourne ✔ ✔ ✔ ✔ ✔ ✔ Previous Collaborations of the Project Team * Wastewater Treatment Plant with net nitrogen treatment SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 24 – Sponsor Principals Millstone Road Partners, LLC will be the Sponsor and General Partner of the project owner . Millstone Road Partners, LLC will by jointly owned by Preservation of Affordable Housing, LLC, a subsidiary of POAH, Inc ., and the Housing Assistance Corporation (HAC) . Both organizations are non-profit 501(c)3 organizations. Aaron Gornstein is President and CEO of POAH and Alisa Magnotta is the CEO of HAC . Developer/Property Manager Relationship POAH Communities will manage the property at 0 Millstone Road . POAH Communities is wholly owned by POAH, Inc . and manages the entirety of POAH’s multifamily rental portfolio of more than 12,000 units, including more than 3,000 units in Massachusetts . POAH Communities currently manages 509 units on Cape Cod, including King’s Landing Apartments, a 108-unit affordable family community located in Brewster, and Rock Harbor Village, a 100-unit affordable senior community located in Orleans. Please see Section 4 for a detailed description of POAH Communities . Temple Landing – New Bedford, MA SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 25 – Land Development Agreement and Ground Lease The POAH + HAC team has reviewed the Land Development Agreement included in the RFP and we have no material comments . POAH has successfully completed developments under similar agreement and in situations where a town is disposing of land for the creation of community focused affordable housing . Nearly all of the housing POAH has built on Cape Cod is under a long-term lease agreement with the town or housing authority; Brewster Woods and Melpet Farm are two examples. We are confident that we can work with the Town of Brewster for an efficient and seamless development and leasehold of the 0 Millstone Road site using these agreements . Past and Pending Litigation There is no past, pending or threatened legal or administrative actions that could relate to the conduct of Preservation of Affordable Housing, Inc ., Housing Assistance Corporation, or any of the principal or affiliates of their members. Outstanding Taxes There are no local, state or federal taxes due or outstanding for Preservation of Affordable Housing, Inc ., Housing Assistance Corporation, or any constituents thereof . References REFERENCE REFERENCE PROJECT Elizabeth Jenkins, Director, Planning and Development Department Town of Barnstable elizabeth .jenkins@town .barnstable .ma .us 508-862-4678 Lofts at 57, West Barnstable Communities Allan Isbitz, Affordable Housing Committee Chairman Town of Mashpee aisbitz@gmail .com 950 Falmouth Road Daniel Fortier, Town Planner Town of Dennis dfortier@town .dennis .ma .us 508 .760 .6119 Melpet Farm Greg Bialecki, Principal RedGate gregory .bialecki@redgate-re .com 617-904-7029 Temple Landing / Clarendon Hill SECTION 2 DEVELOPMENT CONCEPT POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 27 – DEVELOPMENT CONCEPT POAH is committed to equitable, affordable housing for the residents of Brewster, and our overarching goal is to create the property that best serves the community’s needs . We relied on the guidance contained in the Request to Proposals, as well as the key findings identified in the Town of Brewster’s Housing Needs Assessment and Action Plan, to inform our development concept . These resources indicate a need for homes for both seniors and families at rents that are affordable to average Brewster households . With these guidelines in mind, we are proposing a new neighborhood community that provides apartments for a range of household types – for families as well as for seniors and smaller households – with affordable rents that are supportable for working Brewster households. We are proposing buildings that reflect and celebrate the classic Cape Cod architectural tradition, updated with highly energy efficient systems and building envelopes and constructed from durable, long-lasting materials . The site plan prioritizes the preservation of trees and woodland and is centered around a wooded “island” of existing trees. The community provides a range of outdoor community spaces and gathering points and minimizes tree clearance . The community will provide homes for a range of income levels, and all units will be income-restricted at income levels ranging from 30% to 80% of Area Median Income (AMI) . Resident services are a hallmark of our development concept, and the property’s community center will provide the space for POAH Communities’ on-site Community Impact Coordinator to host resident programming and community events . Although we believe that our development concept appropriately responds to the needs of the Brewster community, we would like to emphasize that the development program we describe here is simply a set of initial ideas that are meant to be a starting point for a dialogue with Town officials and neighbors. We hope we have demonstrated this commitment to working with the Town and stakeholders through our ongoing work at Brewster Woods . If selected as the developer, we hope to continue this process of open communication and collaboration with Town department staff and members of the community in order to determine the design and affordability programs that are most suitable for this project . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 28 – SECTION 2: DEVELOPMENT CONCEPT Unit Mix and Affordability Unit Mix The Town of Brewster’s Housing Needs Assessment, its Housing Production Plan, and the two community engagement reports produced by the Barrett Planning Group all identify a need for affordable housing for both families and seniors . Brewster’s elderly population is growing, and many long-time residents are facing housing challenges as they age . There is a need for affordable, accessible units for seniors and empty nesters in order to allow for aging residents to remain in the community . Participants in Barrett’s community participation events also noted that, on the opposite end of the age spectrum, many young families struggle to find affordable housing, and the Town has had difficulty attracting municipal employees because there are few attainable housing options . Consequently, we have proposed a variety of unit types to accommodate both smaller and larger households: accessible 1- and 2-bedroom flats for seniors and smaller households in a larger elevator building tucked into the back of the site, and family-oriented 2- and 3-bedroom townhouses for families in a neighborhood centered around a patch of preserved woodland . Another equally important consideration is that our proposed unit mix meets both the 40B Comprehensive Permit criteria and the guidance set by Massachusetts DHCD in their Qualified Allocation Plan, which emphasizes the need for the production of family-sized units . In order to satisfy these criteria, our proposed unit mix consists of 67% 2- and 3-bedroom units, with 11% of the total units designated as 3-bedroom units . Affordability A unit mix that addresses the community’s household types is only one part of the solution . The apartments must also be truly affordable to Brewster residents . The Town’s Housing Needs Assessment suggests that housing with deeper affordability is needed in order to address the reality that too many of Brewster residents are rent-burdened, spending in excess of 35% or their incomes on rent . According to the Basic Housing Needs Assessment for Brewster, produced in 2021, 40% and 18% of Brewster households are cost burdened and severely cost burdened, respectively, compared to 29% and 14% of households statewide . UNIT TYPE AVG. SIZE (SF)NUMBER % OF TOTAL 1 Bedroom 591 SF 15 33% 2 Bedroom 821 SF 25 56% 3 Bedroom 1,252 SF 5 11% Total 35,650 45 POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 29 – SECTION 2: DEVELOPMENT CONCEPT In response to this report, we are proposing that 35 apartments, or approximately three quarters of the total, be affordable to families and households earning incomes of 60% of AMI or less: Eight apartments are targeted to deeper affordability levels of 30% - 50% of AMI . These highly affordable homes will be subsidized by project-based Section 8 vouchers (PBV), which we commonly secure for our properties in order to protect the households that are most in need . Residents in these units will pay only 30% of their household income as rent . 27 apartments are targeted to residents earning up to 60% of AMI . The rents we have underwritten for these units are not set to the maximum allowable LIHTC rent; instead, we have incorporated a 9% discount to the max rent to allow for greater affordability and to better respond to the local market . The remaining 10 apartments will be affordable to households earning between 60% and 80% of AMI, with a goal of making those units available to moderate-income residents who are nonetheless rent-burdened because of the scarcity of year-round rental housing in Brewster and the income gap that prohibits them from owning homes . Consistent with our approach on our 60% AMI LIHTC units, we have underwritten rents at a modest discount to the maximum permissible 80% AMI rent in order to allow more local households to be eligible . AFFORDABLE TO INCOMES OF:UNITS % TOTAL 30% - 50% AMI (LIHTC)8 18% 50% - 60% AMI (LIHTC)27 60% 60% - 80% AMI (Workforce)10 22% Total 45 UNIT TYPE PROPOSED AVG. RENT*AFFORDABLE TO HH AMI’S** OF 1 Bedroom LIHTC $951 60% 2 Bedroom LIHTC $1,133 60% 3 Bedroom LIHTC $1,302 60% 1 Bedroom Workforce $1,283 80% 2 Bedroom Workforce $1,531 80% * Rents for units without project-based rental assistance . Rents will include heat and hot water; residents will only be responsible for paying for electricity associated with lights and outlets . Resident rent for units with project-based rental assistance will equal 30% of household income . **2021 Area Median Income based on the HUD Barnstable County MSA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 30 – SECTION 2: DEVELOPMENT CONCEPT Physical and Architectural Program Overview Site Design Our guiding vision for the Millstone Road project was to create a community that blends with the local Cape Cod vernacular on a site that preserves a maximum amount of the existing native trees, shrubs and other flora. The site design organizes a neighborhood of small footprint buildings that belie their density around a central island of existing, native trees. The character of the community reflects a residential village, not a multifamily complex . Parking is diffuse, avoiding large, unsightly parking fields. The circular internal drive and sidewalks connect dwellings to one another and the adjacent community while also providing straightforward access for emergency, delivery, and water tower service needs . Multiple pocket parks are tucked between structures and create intimate gathering spaces for residents while supporting a pedestrian-friendly design that encourages placemaking and community conversation . Dwelling units are distributed around the site in smaller scale structures meant to respect the primarily single family detached character of the residential portions of Brewster . The existing buffers are maintained, reducing the visual impact of new structures to existing community members, specifically to the east and north. The proposed site plan for 0 Millstone Road is based on Smart Growth principals of compact development . Buildings are concentrated along a looped drive lane keeping as much land and vegetation around the buildings from being developed . A concerted effort will be made to preserve mature trees and native vegetation as much as possible to help protect natural habitat and open space . The site plan is designed as a distinctive, attractive neighborhood with a strong sense of place . The thoughtful layout nd preservation of buffers, existing vegetation will minimize any perceived impact on the neighbors . Public Realm The natural focal point of the site is the wooded green and community building, located in the center of the neighborhood . These features provide useful reference points for the orderly organization of the site plan . Semi-private pocket parks naturally provide a gathering place for residents without being exclusive to the public . The park adjacent to the community building is a focal point and gathering space for the residents . Within this area passive recreation and play elements such as boulders, logs, and earthen mounds for kids to play on will be incorporated . A simple vehicular and pedestrian traffic pattern encircles the wooded island with an entry/exit onto Millstone Road . SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 31 – Architectural Character The backbone of this proposal is the versatile “Manor House” which echoes classic Cape house character while accommodating four dwelling units per structure, of which there are seven . Two duplexes provide an even smaller scale and visual variety to the landscape against the neighboring residents to the northwest . These duplexes provide 3-bedroom apartments that are targeted for family housing with direct access to a back yard . All buildings have been designed with proportions, details, materials, and colors in keeping with the historic character of Brewster while emphasizing energy efficiency and durability. The understated facades and simple structure of these homes reflect the rural architectural character of New England, an essential goal of the design guidelines offered by the Town and by participants in the community engagement sessions . The classic Cape style is modest – small and unadorned . It is an excellent template for missing middle housing where right-sizing by design creates affordability while meeting the needs of a broader array of residents . Sustainability Walkable, small footprint buildings with simple massings are sustainable by design . The compact site plan that we have proposed conserves land, preserves natural resources, and maintains existing landscape buffers . The central island of existing trees provides a multi-function greenspace that increases the perceived residential open space while maintaining existing mature trees . It is our intention to significantly minimize, with a goal of eliminating, 0 Millstone Road’s on-site use of fossil fuels. POAH and HAC have made energy efficiency and sustainability a major component of our development work, and we intend to maximize the sustainability of 0 Millstone Road to the greatest extent possible . Our aspiration would be to achieve a Passive House designation, consistent with our current project Brewster Woods, and while we believe that this is feasible, our extensive experience with the intersection of Passive House design and energy efficient building standards with public financing resources and lenders makes this a development objective that will require further exploration during the design process. However, we can confidently state that, if selected, we will do the utmost possible to make this project a beacon of sustainable residential architecture . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 32 – SECTION 2: DEVELOPMENT CONCEPT Our design and building orientations contemplate solar panels that will be located on the south facing gables of both the townhouse and elevator buildings . Both roof forms were developed to facilitate solar orientation . Solar panels will support master-metered central utility systems most adaptable to renewable supplements. All proposed systems will be high-efficiency electric, including air-source heat pumps, domestic water heaters, and clothes dryers, as well as mini-split or VRF-type heating and air conditioning systems. Fresh air change will also be integrated, as will low-consumption plumbing fixtures. Our high- ly-insulated building envelopes will exceed stretch and energy code standards with extensive attention to air sealing and full wall milestones for outside wall construction . Windows will be double or triple glazed with insulated glass . All condensing units will be acoustically considered and screened . Electric charging stations will be located in the parking zone for electric vehicles, and bike racks will be situated next to the community center as well as behind the elevator building . Our team has extensive experience building sustainably by design . It comes from our roots in Smart Growth and New Urbanism . Our design, engineering, and sustainability teams have worked together on other transformative projects with the shared vision for sustainability by design . More than features of building science, we believe environmental sustainability and resilience should be reflected in every aspect of the planning and development process . We take a holistic approach to sustainability by committing to meaningful affordability, right sizing design, and integrating sustainability feedback early . With that objective in mind, we plan to bring Building Evolution Corporation (“BEC”), our longstanding sustainability consultant, into the design process at the beginning to ensure that our ambitious sustainability goals are embedded from the start . POAH, HAC and Union Studio are committed to designing and building this neighborhood with an emphasis on sustainability and minimizing the development’s impact on the environment . Much has already been incorporated into the proposed design . Below are some of the primary elements that will be implemented . Site Design: the compact design of the site is a key element in limiting the area of disturbance of the development . The engineering for this project will be conscientiously completed to ensure all the improvements will meet or exceed the requirements for wastewater management, groundwater runoff, and minimize the impact of infrastructure on the site through consolidation . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 33 – SECTION 2: DEVELOPMENT CONCEPT Solar Ready: each building has been carefully located on the site to maximize solar exposure for roof mounted solar panels . All but two of the buildings are oriented lengthwise east to west to achieve this . Landscaping: native to Cape Cod and non-invasive, drought-resistant plants, deciduous trees and a carefully calibrated grass seed mix will be used in the landscape plan . Site Lighting: residential scale solar powered lamp posts will be used for general illumination in key areas for safety and security around the perimeter of the road and parking areas . All building and site lighting will meet International Dark-Sky Association guidelines to protect the night skies from light pollution . Water Conservation: water-conserving plumbing fixtures, low flow toilets, faucets and shower heads will be used . Electric HVAC: High-efficiency heat-pump systems will be used to provide heating and cooling. Energy Star: The building will meet National Program Requirements Energy Star Multifamily New Construction, Version 1 / 1.1. The following are specified to achieve this certification: • Energy Star certified bathroom fans with continuous operation in all bathrooms • Energy Star certified windows and doors with insulated double or triple pane windows, Low E coated, argon gas filled glass • Energy Star certified residential kitchen appliances and mechanical equipment • All fixtures will low-flow plumbing fixtures (single handle faucets and mixing valves. Shower heads: 1 .5 gpm; kitchen faucets: 1 .5 gpm aerators; lavatory faucets: 1 .0 gpm aerators; toilets: 1 .28 gpf • Air sealing details and a tight thermal envelope that exceeds stretch building code requirements • Energy Star rated light fixtures and LED lighting will be used throughout Paint: Low to zero VOC paints, primers, adhesives sealants and interior finishes are specified to ensure clean and healthy indoor air quality . Framing: • Insulation: Framing details will be specified to allow for maximum insulation throughout the entire structure . This will include the reduction of framing members to reduce thermal transfer; items like California framed corners, wall studs spaced at 24” o.c. and insulated window & door headers will be detailed . • Engineered Lumber: pre-engineered lumber including LVLs, roof trusses, etc. will be used to reduce lumber and construction waste Insulation: • Exterior Walls: insulation strategy anticipated to incorporate damp sprayed cellulose, using min . R-20 to achieve higher insulation values, a tightly sealed building envelope, and great sound attenuation • Attics/Roofs: min . R-49 blown-in cellulose or spray-foam insulation to provide a more complete coverage than fiberglass batt insulation otherwise would and further eliminate air leakage POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 34 – SECTION 2: DEVELOPMENT CONCEPT Recycled-content Building Materials: Fiber-cement lap siding and backerboard (Hardie or approved equal) are anticipated for exterior siding, which uses recycled fly ash, a waste product from coal combustion, as a filler in the product. Furthermore fiber-cement products are low maintenance, rot-, fire and termite-resistant. The project design will incorporate three types of green infrastructure: 1. The preliminary engineering for this project ensures that all the improvements will meet or exceed the requirements for the disposal of septic, wastewater, and groundwater runoff, and minimize the impact of infrastructure on the site through consolidation . 2. The proposed stormwater systems incorporate Low Impact Development (LID) techniques to avoid disturbance of natural areas, reduce impervious surfaces, and manage stormwater runoff to encourage recharge of groundwater, reduction of pollution loads, and minimization of soil erosion and downstream flooding. 3. Specific types of green infrastructure incorporated into the development include roof top infiltration, driveway infiltration swales and an infiltration basin. Preserving the Brewster Landscape The landscape design will minimize the impacts of the built environment through the creation of a sustainable landscape that incorporates green stormwater infrastructure (bioretention areas, tree trenches and infiltration basins) and relies on native plantings to blend into the surrounding landscape . The design uses a nature-based approach to create a landscape that complements the proposed building architecture, matches the context of the Brewster landscape, protects our natural resources and promotes interaction among the community’s residents . A centrally located wooded community green along with pocket greens and a larger play field provide open space for residents both young and old . The design will strive to preserve groups of existing trees and understory to maintain large and small buffers within and along the perimeter of the landscape . Mowed turf areas requiring high nutrient inputs and frequent watering and mowing will be kept to a minimum by using a native fescue seed mix blend for the mowed areas . When possible, less frequently mowed areas will be incorporated along the woodland edge . This approach will not only reduce the nutrient pollutant loading associated with traditional lawn care, but also reduces the carbon emissions associated with landscape maintenance . The plant selection will take its cue from the native plants of the surrounding plant communities . Bioretention Area with Native Plantings Sachem’s Path Tree Buffer – Nantucket, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 35 – Surface-tree trench SECTION 2: DEVELOPMENT CONCEPT Naturalized Infiltration Basin Stormwater Related to the site and landscape design approach, the stormwater management is based on four fundamental green stormwater infrastructure (GSI) principles: 1. Embrace stormwater as a resource rather than treat as a waste . 2. Preserve and/or re-create the natural environment . 3. Reduce impervious cover . 4. Implement a nature-based stormwater management system to minimize the effects of impervious cover . Stormwater will be considered early in the design process to provide multiple design benefits as well as meet the following objectives: To capture and treat, at a minimum, the “first flush” (first one-inch of stormwater runoff) from the impervious surfaces to maintain or improve water quality conditions when compared to existing conditions To provide groundwater recharge to the greatest extent practicable in conformance with the Massachusetts Department of Environmental Protection groundwater recharge criteria To minimize runoff from the post-developed conditions located along the periphery of the site . Wastewater The proposed wastewater treatment and disposal system is located in the western portion of the site, behind the multifamily unit building . The wastewater system will be designed in accordance with Title 5, the State Environmental Code, 3105 CMR 15 .000 and the Brewster Health Department Regulations . The design flow for the system is estimated at 8,800 gallons per day (gpd) . The treatment system will require includes an advanced wastewater treatment system capable of nitrogen reduction discharging to 20 pressure dosed leaching trenches . The primary and reserve leaching trenches require a 15,500 square foot (sf) area (158’ x 98’). The collection system consists of 8-inch diameter PVC sewer main, 6-inch diameter PVC sewer laterals and 4-foot diameter precast concrete manholes that transport wastewater by gravity to the wastewater treatment system . Melpet Farm Tree Preservation – Dennis, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 36 – SECTION 2: DEVELOPMENT CONCEPT Universal Design Careful consideration will be given to the overall and detailed design of all the dwelling units with regards to the following Seven Principles of Universal Design: 1. Equitable Use: The design is useful and marketable to people with diverse abilities . 2. Flexibility in Use: The design accommodates a wide range of individual preferences and abilities . 3. Simple and Intuitive Use: Use of the design is easy to understand, regardless of the user’s experience, knowledge, language skills, or current concentration level . 4. Perceptible Information: The design communicates necessary information effectively to the user, regardless of ambient conditions or the user’s sensory abilities . 5. Tolerance for Error: The design minimizes hazards and the adverse consequences of accidental or unintended actions . 6. Low Physical Effort: The design can be used efficiently and comfortably and with a minimum of fatigue . 7. Size and Space for Approach and Use: Appropriate size and space is provided for approach, reach, manipulation, and use regardless of user’s body size, posture, or mobility . The individual units have an efficient and simple plan, resulting in 1-bedroom, 2-bedroom and 3-bedroom units of 550 to 1,150 square feet (net) . Five (5%) of the units are designed to be fully handicap accessible (Type A), with a majority of the rest Type B for future adaptability . All units will be visitable . In addition, one unit will be built for audio and visually impaired residents per UFAS requirements . The handicapped and adaptable units are designed and will be built to meet all applicable provisions of the Code of Massachusetts Regulations Title 521 for Accessible and Usable Buildings and Facilities, Uniform Federal Accessibility Standards (UFAS) and the Fair Housing Act . These include, but are not limited to the following design elements: 1. Provision of accessible signage for all common rooms and dwelling unit entries with visual characteristics . Braille characteristics will be used throughout on building signage . Unit entry signage should be mounted no more than 60” above the floor to the top of the sign and located on the wall adjacent to the latch side of the door or the door itself . 2. Kitchen and accessible level floor bathrooms have been designed to meet circular, T-shape turning space or parallel approach requirements . 3. Accessible sinks/vanities meeting accessibility requirements are specified. 4. Accessible toilets meeting accessibility requirements are specified. 5. Standard roll-in type shower compartment in accessible level floor bathrooms meeting accessibility requirements is specified. 6. Adequate clearance on closets doors is designed for . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 37 – SECTION 2: DEVELOPMENT CONCEPT 7. Adequate passage through all interior doors is ensured with specified 36” wide doors which allow for the 34” min. clear opening. 8. All electrical receptacles, switches, range hood controls and electrical receptacles are specified to be installed per code and ANSI 117 .1 standards . 9. Accessible route from parking area to handicap accessible dwelling units are provided. Visibility to other units is designed with minimal number of steps to the front door . 10. Low profile thresholds are specified throughout at interior doors and front entry doors. 11. In the wall blocking reinforcement for the future installation of grab bars at toilets, bathtubs and shower compartments are specified. 12. All units should be adaptable with minimum 36” wide doors and blocking for future grab bars. POAH Leadership in Sustainability POAH has been a longstanding leader in sustainable design and consistently among the vanguard of affordable housing developers using sustainable technology . In 2020, POAH was named a Department of Energy (DOE) Better Buildings Challenge Goal Achiever with a 20% reduction in energy use portfolio-wide by implementing enclosure improvements, boiler control upgrades, LED lighting retrofits and onsite renewable energy generation across our 12,000-unit portfolio . Much of POAH’s new construction projects have been LEED certified, although we are increasingly targeting more rigorous goals, such as Passive House. POAH has five properties under construction or in pre-development that are working towards Passive House designation: Mattapan Station (MA), Bartlett Yard (MA), Oxford Place (RI), Barry Farm (DC) and C40 Garfield Green (IL). Bartlett Yard – Boston, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 38 – SECTION 2: DEVELOPMENT CONCEPT POAH has developed internal standards for construction called the “POAH Basis of Design” (poahbod. org) that include sustainable and performance product objectives . These construction standards are followed throughout POAH’s ownership and operations, ensuring a continued and impactful approach to our sustainability goals . At a minimum, our buildings meet Enterprise Green Communities compliance, and we continually explore the impact of higher performance goals and grant opportunities to cover the incremental costs of these important sustainability features . More recently, POAH was awarded three clean energy grants from Massachusetts Clean Energy Technology Center (MassCEC), awarded through their Passive House Design Challenge Program . Some aspects of POAH’s Basis of Design that will be relevant to the Millstone Road project are provided below . For a more comprehensive experience, please visit www .poahbod .org . Plumbing High efficiency fixtures and fittings will be used that that meet or exceed EPA Water Sense standards . Faucet deck sets will have 0 .5 GPM restrictors in baths, and 1 .5 GPM restrictors in kitchens and showers 1 .5 GPM, and toilets will be 0 .86 GPF (pressure assisted) . Domestic hot water will be shared heat pump high efficiency storage tanks. Lighting Exterior lighting will be predominantly building-mounted decorative LED fixtures at key locations. Minimal pole mounted lighting will be supplemented to insure reasonable coverage in parking lots. Exterior lighting will be time clock controlled, and all fixtures will respect dark sky initiatives by focusing lighting towards the ground plane with shielded fixtures. This will also make for better neighboring with abutters . Interior common area lighting will be high efficiency and carefully designed to promote a warm, residential environment . Each apartment entry will have its own wall mounted sconce as part of the entry consideration. Interior lighting will use high efficiency LED fixtures meeting Energy Star standards . Environmentally Preferable Products As previously mentioned, exterior materials will be predominantly cementitious sidewall products with potential recycled content, and cellulose is assumed for building insulation . We have used these products consistently in both new construction and energy efficiency retrofits in our portfolio. Other opportunities to use recycled materials or construction procedures will be fully explored during plan development . The project specifications will reflect optimal recycling, both in construction operations and building materials, and will promote products manufactured in America . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 39 – SECTION 2: DEVELOPMENT CONCEPT Well Being as a Sustainability Principle Well-being and sustainability are synonymous in housing . Discussions around sustainability are often confined to discussions about first choice systems and products. However, sustainability is also related to long term performance standards . Resident satisfaction, low turnover, minimal reinvestment requirements, and overall positive living experience are also critical issues . Achieving the optimal combination of design features to maximize long-term performance is a complex process, with issues like optimal natural light exposure competing with energy efficiency for prime billing . We generally provide dedicated fresh air to each dwelling unit through a variety of available systems, and successfully reconcile the use of resilient flooring with high standards for sound and noise control, critical in family housing . Melpet Farm – Dennis, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 40 – SECTION 2: DEVELOPMENT CONCEPT MBE/WBE and Local Participation Plan POAH is a leader in diversity and inclusion in its real estate development projects – we consider this to be a key component of our organizational mission . We are committed to making this, along with local hiring, a key priority of our development and operational plan . POAH itself is a thriving example of how a diverse and representative workforce produces outcomes of success and inclusivity . POAH’s corporate staff is composed of 30% people of color and 60% women, POAH’s Board is composed of 30% people of color and 50% women, and POAH Communities’ staff is composed of 51% people of color and 56% women . Our development vision and management are rooted in a diverse organization, where issues of racial equity and housing justice are taken very seriously . We hold ourselves to the same goals that we set for our communities . POAH builds new and preserves existing affordable housing for the positive effects it has on our residents and the surrounding communities . POAH-developed communities are not only homes – they can also be economic engines that create jobs and opportunities for residents of the communities . Many of POAH’s service areas are within communities and neighborhoods that are home predominantly to people of color who have for decades lacked equal access to jobs that can help build wealth for families and improve access to opportunity . POAH brings a strong track record and ongoing commitment to maximizing economic opportunity for local residents, community members, and MBE/WBE and local contractors, across all aspects of the project lifecycle – from design, planning and construction through long-term operations . POAH Project Planning Session POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 41 – SECTION 2: DEVELOPMENT CONCEPT POAH Experience with Local Hiring and MBE/WBE Contracting POAH works closely with local governments, community-based organizations, and funding partners to set, track, and achieve local hiring and contracting goals . During the operating period, we continue to prioritize and track MBE/WBE and local hiring at each POAH property, and we promote resident success through local partnerships for everything from job training and health care enrollment assistance to family services, credit counseling, teen mentoring, and much more . We routinely exceed MBE/WBE and local hiring requirements as established by ordinance or other established project goals . We look at hiring and local impact with a wider lens that just the numbers . Beyond simply meeting MBE/WBE and local hiring participation percentages, POAH partners with the general contractors and community organizations to involve the local community in workforce and contracting opportunities . For example, some of our efforts at our Flat 9 at Whittier development in Boston included: • Linking our general contractor with minority, women and local employees through job fairs and by working with community residents; • Establishing a relationship between our general contractor and a local social service provider to specifically work on job placement for local residents; and • Teaching a session at Madison Park Technical Vocational High School for carpentry students on building a mock-up wall assembly, a replica window mock-up with subcontractor supervision, and an in-class workshop in which the POAH development team had an interactive session with students to explain the composition of a development team . We facilitate connections and relationship-building between MBE/WBE subcontractors and the general contractor through outreach events and local trade organizations. Through the first two phases of Flat 9 at Whittier, POAH has awarded a total of $25 million in construction contracts to MBE firms. We partner with community-based organizations to maximize minority, women and local participation . At Greenwood Park in Chicago, one of the projects comprising POAH’s revitalization of Chicago’s Woodlawn neighborhood, POAH worked with Quad Communities Development Corporation (QCDC), a local nonprofit, to broaden MBE/WBE and local employment participation . Using its local relationships, QCDC connected POAH to qualified contractors and individuals interested in construction careers. HAC’s strong roots in the Brewster community will allow our team to facilitate a similar outreach to local contractors for the Millstone Road project . POAH takes MBE/WBE and local participation seriously, and we measure MBE/WBE and hiring of local labor on each project and continually assess what we can do to improve our hiring goals and exceed objectives . POAH developments have achieved high levels of participation as a result of dedicated staff time to push contractors to meet and exceed the contractual subcontracting and worker hour goals . POAH also carefully selects general contractors based on their prior track record with MBE/WBE subcontracting and local, minority, and female hiring record . POAH’s ability to meet and exceed MBE/WBE and local hiring goals is demonstrated by a strong track record . For example, adding in related contracts such as cleaning, relocation, and maintenance, POAH’s MBE participation rate at Greenwood Park Apartments in Chicago was 44%, and the combined MBE/WBE rate exceeded 60% . A selection of POAH’s MBE/WBE contractor hiring record is presented below . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 42 – SECTION 2: DEVELOPMENT CONCEPT * POAH recently transitioned to measuring local hiring for construction in terms of a percentage of total development cost awarded to local hires POAH Plan for Maximizing MBE/WBE and Local Hiring A successful diversity and inclusion outcome for construction starts with selecting the general contractor . We will seek out MBE/WBE general contracting firms, and will encourage joint ventures or mentor-protégé relationships between MBE/WBE firms and majority contractors. We know from experience that to be successful in meeting MBE/WBE and locally hired subcontracting goals, a general contractor must both be committed to meeting the goals and willing to devote significant staff time to local outreach efforts and consistent engagement with subcontractors throughout the construction process . General contractors must also demonstrate relationships with MBE/WBE subcontractors who will be likely to bid on the job, and a willingness to reach out to new and growing MBE/WBE subcontractors to help build their capacity and encourage them to partner with more-established firms to create opportunities and keep doors open for new ideas and opportunities . As an example, at POAH’s Sugar Hill project in Detroit, we were successful in convincing an elevator supplier (one of several primary elevator suppliers nationwide) to engage a growing minority and Detroit-owned firm as a subcontractor; by all accounts, this was the first time they have agreed to this. In addition, the substantial plumbing scope on Sugar Hill is being completed by Benkari, the first African-American female master plumber-led plumbing company in the United States . It is part of POAH’s mission to make stories such as these the norm, not just anecdotes . POAH is likewise thrilled when contractor partners are just as eager to share and replicate these stories on their next projects, thereby increasing participation with a multiplier effect that starts with one project . PROJECT Location Total Dev Cost MBE as % of project WBE as % of project Resident Hires Completion Trianon Lofts Chicago, IL $12,318,260 33%5%3 11/29/2017 Woodlawn Station Chicago, IL $29,321,659 32%12%11 9/30/2018 Washington Chicago, IL $25,780,467 27%16%6 9/1/2019 Greenwood Park Apts. Chicago, IL $12,871,083 37%19%4 7/31/20 Flat 9 at Whittier Phase 1 Boston, MA $43,316,435 29%10%18%*4/22/20 Flat 9 at Whittier Phase 2 Boston, MA $23,205,612 44%8%8%*45% complete The Loop at Mattapan Boston, MA $50,104,154 39%6%12%*5% complete Sugar Hill Detroit, MI $25,976,108 23%4%20%*50% complete Total $222,893,778 33%13% POAH Session at Madison Park Technical Vocational High School – Boston, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 43 – SECTION 2: DEVELOPMENT CONCEPT In making a general contractor selection, the contractor’s track record with local and MBE/WBE subcontracting will be a key criterion, determined by evaluating past experience meeting any previously established minority, women, and community-based hiring goals . POAH requests an initial hiring plan in each general contractor’s bid response, and a detailed plan including each subcontractor engaged through a bidding process prior to executing the contract . Both the hiring goals and the demonstrated ability of the contractor to deliver on those goals are critical to the general contractor selection process . We also evaluate the compliance staff the general contractor assigns to the project and will check references from local affordable housing developers and other previous clients for subcontractor and workforce compliance . The POAH + HAC team also brings our experience as property managers into our goal setting with our selected general contractor . Our knowledge of local firms and their capabilities allows us to complete an informed review of the list of subcontractors selected by the general contractor to bid on the work . This ensures that there is a deep and broad engagement of local companies, trade organizations and other community stakeholders committed to diversity and inclusion . Finally, these efforts will be backed up by strong construction contract language holding the general contractor, and by extension all subcontractors, to the compliance commitments and the consequences for failing to meet the contractually agreed-to commitments . POAH has developed standard language that has been very successful in motivating contractors to perform . Once construction begins, we work to hold our selected general contractors accountable to the goals set for the project . We typically include updates from the contractor on participation numbers and challenges, and plans to address any challenges are presented during biweekly owner-architect-contractor (OAC) meetings . We also require monthly reporting on contract values and payments to date for MBE/ WBE and/or locally hired subcontractors, diversity in the workforce, and new hires . The strategy to maximize MBE/WBE and local contracting and subcontracting awards, as well as resident, minority, and worker hours during construction, would include the following: Maximize Construction Opportunities. The Millstone Road project will include a broad array of interior and exterior scopes that require both general and highly specialized construction trades . The POAH/HAC and general contractor team will work to find opportunities to break up scopes and bid packages into smaller scopes to the extent feasible, and encourage mentor-protégé relationships and other partnership structures between majority/prime subcontractors and MBE/ WBE and local firms, as well as to ensure that purchases of materials are extended to MBE/WBE or local material suppliers . Canal Bluffs – Bourne, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 44 – SECTION 2: DEVELOPMENT CONCEPT Outreach and Engagement. POAH employs multiple tools to inform MBE/WBE and local contractors of opportunities on the development projects well in advance of work beginning . We would require that the general contractor maintain an updated database of MBE/WBE contractors and suppliers and directly contact each one through emails and phone calls . Bid notices will be posted via social media outlets, notices in local newspapers such as the Provincetown Independent, the Cape Cod Chronicle and the Cape Cod Times, and through advocacy groups such as the Home Builders & Remodelers Association of Cape Cod and Amplify POC Cape Cod that have a presence on Cape Cod . Bid notices will include the stated MBE/WBE participation goals along with key information on the project . We would expect to hold at least one contractor engagement event at the site to inform contractors of construction scopes to be bid . Additional outreach would occur in advance of bid deadlines to encourage responses . Contractors would be encouraged to partner with MBE/WBE subcontractors in their bid responses . Construction documents could be made available at no cost in virtual and physical plan rooms . For construction jobs developed with union-affiliated contractors, we will encourage the general contractor to engage directly with local trade unions, providing information to make them aware of the project and open positions . Regular outreach to the unions is essential to ensuring prioritization of open and apprentice-level positions to local residents . Resources to MBE/WBE Contractors and Local Hires During Construction. POAH will identify resources to help MBE/WBE contractors be successful, including joint payments to suppliers, accelerated payment agreements to meet cash flow demands, and training and technical assistance . In addition, we would share experiences from POAH Communities’ proven Career Navigation program . This programmatic approach uses partnerships with local service providers and workforce development agencies and matches them with residents for employment opportunities . For entry-level individuals interested in construction careers, positions may include: • Construction site security services to control site access, manage flow of trucks and other traffic, and provide overnight security • Post-construction cleaning to deep clean to prepare interior and exterior spaces for occupancy • Laborers to provide general labor support to contractors and subcontractors Tracking and Reporting. POAH’s team will document outreach, engagement, and participation results from the inception of the project through transition to operations . MBE/WBE and local participation is a topic at each OAC meeting to ensure the project is on track to meet or exceed participation goals and to address any challenges proactively and collaboratively . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 45 – SECTION 2: DEVELOPMENT CONCEPT Long-Term Employment POAH’s commitment to MBE/WBE hiring and local job creation extends beyond construction and into the long-term operational period after properties come online and welcome residents . We are committed to meeting high levels of MBE/WBE and local participation throughout the life of the property . Apart from the property-based management and maintenance teams, properties require regular maintenance and unit turnover contracting services including landscaping, painting, HVAC repairs, etc., which are all opportunities for MBE/WBE and local participation . We are committed to prioritizing MBE/WBE contractors for these roles and services as well . Additional opportunities for local employment on-site are also available through our POAH Communities management team . These positions provide on-the-job training for residents, as we bundle the experience with support services to mitigate barriers to career employment . Positions may include: • Property management positions with increasing responsibilities, starting with entry-level receptionist positions to manage access to lobby area and answer general inquiries of residents and visitors to assistant and higher-level property manager positions • Property maintenance positions, starting with entry-level porter positions and increasing to property maintenance supervisors POAH and HAC currently contract with MBE organizations for several services at our properties on the Cape, including: • Phoenix Landscaping • Nauset Answering Service • Topneck Floor supply • Yard Arms Landscaping • Flynn Law Group • Cavossa Trash Removal POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 46 – SECTION 2: DEVELOPMENT CONCEPT Construction Staging Plan POAH has completed many projects on Cape Cod in areas that are similar to the 0 Millstone Road project . We believe that a construction plan that successfully minimizes unwanted effects on neighbors begins with clear communication . We will work with our general contractor and abutters to design a program that, to the greatest extent possible, will minimize disruption to the neighbors and community . Pre-Development We will work with neighbor and Town officials in the development of a formal Construction Management Plan, which will be filed with the Town. The Construction Management Plan will lay out the overall construction schedule, and will provide specific detail on strategies for noise and traffic reduction, including potential sidewalk and/or lane closures along Millstone Road, the need for police details, anticipated number of construction vehicles and equipment placement, access to the site, and working hours to minimize noise disturbance . Construction During construction, we anticipate using some of the following protocols to control traffic and minimize disruption: • Pre-groundbreaking meeting will be held with Town officials and neighbors to review final plans and timeline and to solicit additional input – this meeting is to make sure everyone is “on the same page” and surface any remaining issues • Construction fencing to secure the site and provide a barrier for passersby • Erosion and dust controls, if necessary, will be adopted to prevent any runoff onto the sidewalk or street • We do not anticipate needing significant street lane or sidewalk closures along Millstone Road, but they will be evaluated if student, pedestrian or driver safety issues are identified • Delivery of materials will be coordinated in order to minimize traffic disruption • Storage of tools and equipment on site to minimize effects on traffic POAH is well versed in the creation of responsible construction logistics plans with various contractors . This is especially important where areas for staging, temporary equipment placement, and material storage are in close proximity to neighborhood homes . Our team strives for a balance between construction efficiency and maintaining the community’s ongoing day-to-day activities with minimal intrusion of construction to the greatest extent possible . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 47 – DEANNA SAVAGE, POAH’s in-house construction project manager, brings more than two decades of experience with a large multifamily contractor to the development team. Deanna’s technical knowledge and oversight is a significant benefit to the communication between the development and general contractor teams . One of Deanna’s responsibilities will be to review and consult with the general contractor to reduce impact on abutters and neighbors and ensure that the staging plan is thoroughly discussed and addresses any concerns raised in the community . As with all our projects, we will maintain open communications with the Town and local community to address and resolve problems if they arise . SECTION 2: DEVELOPMENT CONCEPT Construction Progress at High Meadow Townhomes – Bourne, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 48 – SECTION 2: DEVELOPMENT CONCEPT Project Financing Our proposed project financing plan brings a variety of local and state resources together, each source leveraging the others, in order to deliver what we believe is the best project for the Town of Brewster . One of the distinguishing strengths of POAH and HAC is our extensive experience securing scarce, competitive funding sources, such as Federal 9% and Massachusetts State LIHTCs that will be essential for creating the affordable apartments that are central to our project vision . We plan to leverage the competitive federal and state LIHTC equity with an array of funding sources offered through the Massachusetts Department of Housing and Community Development (“DHCD”). We also plan to layer in funds from MassHousing’s Workforce Housing program in order to create the 10 middle-income units that we believe is an important component of the project . All of our anticipated sources are programs that POAH and HAC have successfully secured and used on previous projects . Another important element of our financing plan is the protection of the project’s long-term affordability and ownership, which is secured by an extended use agreement associated with the LIHTC financing. Additionally, both POAH and HAC, as non-profit sponsors, will possess a Section 42 Right of First Refusal agreement with the other project owners . This important right will safeguard long-term ownership in the hands of a non-profit, and thereby protect the community’s long-term affordability. This specialized tool to protect long-term affordability is only available to non-profit sponsors; a for-profit developer sponsor does not have access to this important tool . In total, we are proposing a total development budget of $22 .4 million for the development of the Millstone Road project. Each of the proposed financing components is described in more detail below, along with a detailed schedule of sources and uses and a development budget . We look forward to working closely with the Town of Brewster to evaluate this financing plan, and to mutually consider all options in order to ensure that the final project plan is that which is best suited for the community and the Town’s goals . Sachem’s Path, Nantucket, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 49 – SECTION 2: DEVELOPMENT CONCEPT Sources and Uses of Funds Sources Construction and Permanent Debt. Our first mortgage debt is underwritten at $89,000 per unit with a 1.15 debt service coverage constraint, a 4.75% fixed interest rate (a spread of 100+ basis points on current rates to account for market changes), and a 40-year amortization and term . The debt could be in the form of an FHA, Agency or private first mortgage, and we have strong relationships with many established affordable lenders such as MassHousing and Massachusetts Housing Partnership (MHP) . We expect to size construction debt at approximately $220,000 per unit based on the need to bridge at least 50% of the Federal and all of the State LIHTC equity until loan conversion, though we expect a substantial amount of the other equity and loans to come into the project around closing . POAH has completed many transactions with MassHousing and MHP, as well as other corporate and predevelopment lenders such as Boston Private Bank & Trust, MHIC, Calvert Foundation, LISC, and LIIF . Federal and State Low Income Housing Tax Credits. POAH has financed more than 90 projects and 9,500 apartments, including more than 25 projects and 3,000 apartments in Massachusetts, with Federal and State LIHTCs . POAH has strong contacts at most major syndicators active in the Northeast and we are adept at structuring investor partnerships that both maximize LIHTC pricing and protect the interests of the sponsor and the property . The proposed budget assumes an equity raise for the Federal 9% LIHTCs based on a price of $0 .95 per credit, and an equity raise for the Massachusetts State LIHTCs based on a price of $0.80 per credit. These projections reflect pricing we have recently secured for similar projects, including our Brewster Woods project that broke ground in June, 2021 . We will bid the equity syndication to ensure the most favorable pricing, but we feel confident in prices equal to or better than our underwriting. A detailed schedule of the Federal 9% and Massachusetts State LIHTC equity is included below . Federal 9%Massachusetts LIHTC State LIHTC Eligible Basis 19,761,986 Basis Boost 130% Applicable Fraction 77.8% Qualified Basis 11,456,337 Credit Rate 9.00% Max Allocation 1,000,000 1,000,000 700,000 Total Credits 10 years 10,000,000 05 years 3,500,000 Investor %99.99%9,999,000 100.00%3,500,000 LIHTC Equity $0.95 9,499,050 $0.80 2,800,000 POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 50 – SECTION 2: DEVELOPMENT CONCEPT Massachusetts DHCD Soft Sources. We have assumed approximately $85,800 per unit in soft, subordinate financing sources will be secured from a variety of affordable housing funding programs offered by DHCD . This is consistent with DHCD’s guidance in the Winter 2022 Notice of Funding Availability, which establishes a $100,000 per unit limit on DHCD subordinate subsidy programs. The primary sources of soft financing will the Commonwealth’s Affordable Housing Trust Fund (AHT) and HOME Loan programs . We expect to submit applications for these funding sources along with our application for federal and state LIHTCs, with concurrent awards . We also anticipate being able to raise funding from the Housing Stabilization Fund and, should it be the preference of the Town to provide additional units for aging seniors and residents with disabilities, the Community Based Housing program . POAH has used each of these funding programs successfully in the past and has secured financing from the Massachusetts and local Affordable Housing Trust Fund and HOME loan programs for a majority of its projects in Massachusetts . We have included letters of reference from a select group of lenders and syndicators in the appendix . Town of Brewster CPA. We have assumed a $300K contribution from the Town of Brewster’s CPA fund, which will be significantly leveraged by Commonwealth soft funding, LIHTC equity, and the project’s first mortgage. However, we are open to working with the Town to evaluate alternative financing strategies in order to achieve a plan that makes best use of the Town’s funds. We have a very experienced development team that is capable of structuring development projects in creative ways in order to achieve the best results for stakeholders . Melpet Farm – Dennis, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 51 – SECTION 2: DEVELOPMENT CONCEPT Brandy Hill – East Wareham, MA Barnstable County HOME Consortium. We have assumed a $250K commitment from the Barnstable County HOME Consortium . We have worked with the County on several of our previous communities and have a strong working relationship with the organization . MassHousing Workforce Program. MassHousing’s Workforce funding program provides subordinate financing of up to $100,000 per unit for the creation of workforce rental apartments serving households that do not qualify under the LIHTC program but earn a household income equal to or less than 120% of AMI . We are proposing 10 workforce units restricted at 80% of AMI, and we have assumed a total Workforce funding commitment of $1 million . Cape Light. We have underwritten $500K of funding from Cape Light, which we anticipate pursuing in order to help pay for the all-electric heat pump HVAC system that we expect to implement at Millstone Road . We have received similar funding for Brewster Woods . Uses Acquisition. We have not assumed any acquisition cost or up-front ground lease payment for the site . Construction. We have based the projected construction budget of $17 million ($378,000 per unit) including the septic system and contingency. This is reflective of a hard cost budget of $360,000 per unit, which is the construction and infrastructure cost we are currently incurring for the Brewster Woods project . Throughout the early design process, we have aimed to keep costs consistent with DHCD’s guidelines in the QAP . Evaluating construction costs over a number of different building types and layouts, the team believes its proposed design strikes the appropriate balance between efficient design, sustainability, and cost, while blending well with the character of the Brewster community . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 52 – SECTION 2: DEVELOPMENT CONCEPT Soft Costs. We have budgeted $3 .0 million in soft costs, which includes the team’s best estimate of the costs associated with the design, permitting, financing and other non-construction costs required to ensure the development is successfully implemented . POAH’s development team works continually to manage these costs and looks for ways to reduce them without compromising on our overall goals for the project . Reserves. We have budgeted reserves that we expect will meet lender and investor requirements (typically, a minimum of four months of operating expenses and debt service) and that include an initial deposit to replacement reserves and a full year of real estate taxes and insurance expenses . Developer Fee. We have budgeted a fee of approximately $2,100,000 . The developer fee is consistent with the guidelines provided in Massachusetts’ Qualified Allocation Plan for 2021-2022. We have also proposed contributing $250,000 of the developer fee to the project as a deferred fee to help leverage the CPA funds we have proposed from the Town . A summarized schedule of sources and uses and a preliminary development budget are included on the following pages . 0 Millstone Road | Brewster, MA 45 Units Summary Sources & Uses Sources of Funds Rate/Notes Total Per Unit Uses of Funds Total Per Unit 1st Mortgage - MHFA/MHP 4.75% - Hard 3,984,230 88,538 Construction 16,200,000 360,000 HOME, AHTF, HSF - DHCD 3,860,000 85,778 Hard Cost Contingency 810,000 18,000 HOME - Barnstable 250,000 5,556 Soft Costs 3,025,523 67,234 CPA - Brewster 300,000 6,667 Reserves 334,592 7,435 Energy Grant - Cape Light 500,000 11,111 Paid Developer Fee 1,823,164 40,515 Workforce Housing - MassHousing 1,000,000 22,222 Equity - Federal 9% LIHTC: $0.95 per credit 9,499,050 211,090 Equity - State LIHTC: $0.80 per credit 2,800,000 62,222 Deferred Developer Fee 250,000 5,556 Deferred Developer Fee 250,000 5,556 Total Sources of Funds 22,443,280 498,740 Total Uses of Funds 22,443,280 498,740 POAH Inc. Underwriting Model Confidential | For use by POAH and its financial partners Tab Presentation Sources & Uses - p. 1 of 3 0 Millstone Road | Brewster, MA 45 Units Project Uses Development Budget Construction Total Per Unit Notes Construction & Infrastructure 16,200,000 360,000 Includes roadways and I/A Septic Subtotal Construction GMP 16,200,000 360,000 Construction Contingency 810,000 18,000 5.0%of Construction Total Construction Costs 17,010,000 378,000 Soft Costs Total Per Unit Notes Permits 162,000 3,600 1.0%of Construction Architect Fees & Supervision 972,000 21,600 6.0%of Construction Engineering 243,000 5,400 1.5%of Construction Furniture, Fixtures and Equipment 50,000 1,111 Clerk of the Works/Owner's Rep 50,000 1,111 Environmental 15,000 333 Survey 15,000 333 Appraisal 10,000 222 Market/Rent Study 15,000 333 Title and Recording 30,000 667 Utility Deposits 9,404 209 15.0%of Budgeted Utilities Builders' Risk Insurance During Construction 162,000 3,600 1.0%of Construction Property & Liab Insurance During Construction 65,063 1,446 25 mos Real Estate Taxes During Construction 30,015 667 12 mos Marketing & Lease-Up 35,000 778 Accounting and Cost Certification 30,000 667 POAH Communities Setup/IT Costs 16,250 361 250 p/u plus:5,000 Legal Fees - Owner 106,719 2,372 Incl. 40B consultant Legal Fees - Lender 35,000 778 Legal Fees - Investor 35,000 778 Construction Loan Origination Fee 250,000 5,556 2.0%of Const. Loan Construction Loan Interest 375,000 8,333 4.00%Interest Rate Permanent Loan Origination Fee 75,000 1,667 2.0%of 1st Mortg. Lender Construction Inspection Fee 25,000 556 Investor Construction Inspection Fee 25,000 556 Tax Credit Reservation Fee 45,000 1,000 4.5%of 1st Yr LIHTC Subtotal Soft Cost 2,881,451 64,032 Soft Cost Contingency 144,073 3,202 5.0%of Soft Costs Total Soft Cost 3,025,523 67,234 Capitalized Reserves Total Per Unit Notes Operating Reserve/Sinking Fund 223,347 4,963 4 months of OpEx + DS Replacement Reserve 50,000 1,111 Real Estate Tax Reserve 30,015 667 12 months of RE Taxes Insurance Reserve 31,230 694 12 months of Insurance Total Reserves 334,592 7,435 Developer Fee Total Per Unit Notes Paid Developer Fee 1,823,164 40,515 Deferred Developer Fee 250,000 5,556 Total Developer Fee 2,073,164 46,070 DHCD Allowable Developer Fee Total Development Cost 22,443,280 498,740 POAH Inc. Underwriting Model Confidential | For use by POAH and its financial partners Tab Presentation Budget - p. 2 of 3 POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 53 – SECTION 2: DEVELOPMENT CONCEPT 10-Year Operating Budget Revenue We have made the following assumptions for the project’s 46 rental apartments: • 35 units, or 78% of the total project, will be financed by LIHTCs and will be affordable to residents earn- ing no more than 60% of Area Median Income (AMI) • 8 of the LIHTC units will be deeply affordable, for households earning no more than 30% of AMI . We assume that these units will be subsidized by project-based Section 8 vouchers (PBV), which POAH commonly secures for our lowest income residents . Residents in these units will pay 30% of their income for rent . HUD will pay the project the difference between that amount and the HAC PBV payment standard, which is 110% of HUD’s published Fair Market Rent. • The remaining 27 LIHTC units will be set aside for households earning no more than 60% of AMI, and will receive no project-based rental assistance . The rents for these units will be affordable to lower-income Brewster residents and will be set at a modest discount to maximum LIHTC rents in order to provide some flexibility to meet local market needs. • The remaining 10 units, or 22% of the total project, will be restricted to households earning up to 80% of AMI and are intended to serve local middle income households and seniors on modest fixed incomes. UNIT TYPE PROPOSED AVG. RENT*AFFORDABLE TO HH AMI’S** OF 1 Bedroom LIHTC $951 60% 2 Bedroom LIHTC $1,133 60% 3 Bedroom LIHTC $1,302 60% 1 Bedroom Workforce $1,283 80% 2 Bedroom Workforce $1,531 80% * Rents for units without project-based rental assistance. Rents will include heat and hot water; residents will only be responsible for paying for electricity associated with lights and outlets. Resident rent for units with project-based rental assistance will equal 30% of household income. **2021 Area Median Income based on the HUD Barnstable County MSA Our proposed rents will include heat and hot water; residents will only be responsible for paying for electricity associated with the lights and outlets in their units . We assumed 5% stabilized vacancy for the rental apartments . In reality, we feel that it is likely that demand will result in an even lower rate of vacancy . All revenue is projected to trend at 2 .0% per year . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 54 – SECTION 2: DEVELOPMENT CONCEPT Operating Expenses We have budgeted approximately $9,900 per unit in stabilized, annual operating expenses including deposits to the replacement reserve . The operating budget is based on POAH’s other communities on Cape Cod, including Canal Bluffs and Melpet Farm, as well as other similar properties in POAH’s portfolio . The site-based staff will consist of a property manager, a maintenance superintendent, and a Community Impact resident services coordinator (see Section 4 for more detail) . These three management staff people will each spend an average of three days per week at 0 Millstone Road, assuring at least one staff person will be in the property’s management office every weekday. Our staff at nearby Brewster Woods and King’s Landing will also be available for support . The site-based staff members will be supported by a regional property manager based in Boston, POAH Communities’ corporate personnel and compliance specialists, and its extensive network of employees in the region . Our management fees are budgeted at approximately 4 .4% of net rent receipts and starts at $57 per unit per month . All operating costs are projected to trend at 3 .0% per year . A summary 10-year operating budget is included on the following page . Letters of Interest from Construction and Permanent Lenders Please refer to the appendix for letters of interest from a sample of construction and permanent lenders and LIHTC investors with whom POAH regularly works . Lofts at 57 – Hyannis, MA 0 Millstone Road | Brewster, MA 45 Units New Construction Cash Flow Projection & Waterfall PIS - Perm Conversion 6/1/2023 - 2/1/2024 Year 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Disposition 12/31/2039 Development Project Year 1 2 3 4 5 6 7 8 9 10 Operating Pro Forma Cash Flow Projection Annual Increase/Rate Economic Occupancy 95%95%95%95%95%95%95%95%95%95% Revenue Total Rental Income 2.00%734,859 749,556 764,547 779,838 795,435 811,343 827,570 844,122 861,004 878,224 Total Vacancy (36,743) (37,478) (38,227) (38,992) (39,772) (40,567) (41,379) (42,206) (43,050) (43,911) Total Other Income 2.00%5,329 5,329 5,329 5,329 5,329 5,329 5,329 5,329 5,329 5,329 Effective Income 1.99%703,445 717,407 731,649 746,175 760,992 776,105 791,521 807,244 823,283 839,642 Check - Expenses Total Administrative Expenses 3.00%40,996 42,226 43,493 44,797 46,141 47,526 48,951 50,420 51,932 53,490 Total Payroll Expenses 3.00%101,909 104,966 108,115 111,358 114,699 118,140 121,684 125,335 129,095 132,967 Total Management Fee 3.00%30,780 31,703 32,655 33,634 34,643 35,682 36,753 37,856 38,991 40,161 Total Resident Services/Community Impact 3.00%41,500 42,745 44,027 45,348 46,709 48,110 49,553 51,040 52,571 54,148 Total Utility Expense 3.00%62,691 64,572 66,509 68,504 70,560 72,676 74,857 77,102 79,415 81,798 Total Maintenance Expense 3.00%92,389 95,161 98,016 100,956 103,985 107,104 110,318 113,627 117,036 120,547 Total Taxes & Insurance 3.00%61,245 63,082 64,975 66,924 68,932 71,000 73,130 75,324 77,583 79,911 Real Estate Taxes 3.00%30,015 30,915 31,843 32,798 33,782 34,796 35,839 36,915 38,022 39,163 Ground Lease 3.00%100 103 106 109 113 116 119 123 127 130 Total Expenses (Before RR)431,610 444,558 457,895 471,632 485,781 500,354 515,365 530,826 546,751 563,153 Replacement Reserve Deposits 3.00%15,750 16,223 16,709 17,210 17,727 18,259 18,806 19,371 19,952 20,550 Total Expenses (with RR)3.00%447,360 460,781 474,604 488,842 503,508 518,613 534,171 550,196 566,702 583,703 - Net Operating Income 256,085 256,626 257,044 257,333 257,484 257,492 257,349 257,048 256,581 255,939 DSCR:1.15 1.15 1.15 1.16 1.16 1.16 1.16 1.15 1.15 1.15 POAH Inc. Underwriting Model Confidential | For use by POAH and its financial partners Tab Development Cash Flow - p. 3 of 3 SECTION 3 CONCEPTUAL DESIGN DRAWINGS MILLSTONE ROAD | BREWSTER PRELIMINARY SITE AND ARCHITECTURE PACKAGE DECEMBER 14, 2021 MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 2 0 100’200’300’400’500’ SCALE: 1”=200’-0” EXISTING CONDITIONS - AERIAL MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 3 0 100’200’300’400’500’ SCALE: 1”=200’-0” EXISTING CONDITIONS - SURVEY MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 4 0 100’200’300’400’500’ SCALE: 1”=200’-0” SITE ANALYSIS Site Access Development Area Stormwater Area Undeveloped Area Undeveloped Area Septic Area MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 5 0 100’200’300’400’500’ SCALE: 1”=200’-0” PROPOSED SITE LAYOUT MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 6 PROPOSED SITE LAYOUT - DETAILED VIEW 0 40’80’120’160’200’ SCALE: 1”=80’-0” PROGRAM (1) 13 Unit Multifamily Building (Bldg 2) (9) 1BR, (3) 2BR & (1) 3BR Units (3) 1BR/2BR Manor Houses (Bldgs 4, 6 & 10) Each w/ (2) 1BR & (2) 2BR Units (6) 1BR & (6) 2BR Units Total (4) 2BR Manor Houses (Bldgs 3, 5, 7 & 9) Each w/ (4) 2BR Units (16) 2BR Units Total (2) 3BR Duplexes (Bldgs 8 & 11) Each w/ (2) 3BR Units (4) 3BR Units Total (1) Community Building (Bldg 1) Community Room, Laundry, Management Office (72) Total Parking Spaces 1.5 Spaces/Unit + 4 Visitor Spaces Bike Rack Site Access Infiltration Basin Pocket Green Septic / Snow Storage Area Trash Collection Area Maintenance / Utility Shed Play Area Bike Rack Pocket Green Pocket Green 12 1 2 3 4 5 6 7 8 9 11 10 Central Green MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 7 PROPOSED SITE LAYOUT - PERSPECTIVE VIEW NOT TO SCALE MILLSTONE ROAD | BREWSTER PAGE 8 PRELIMINARY ARCHITECTURE DECEMBER 14, 2021 SCALE: 1/16”=1’-0” 0 16’32’8’2’64’4’ MULTI-FAMILY DUPLEX COMMUNITY BUILDING MANOR HOUSE A (1 & 2 BEDROOMS)MANOR HOUSE B (2 BEDROOMS) TYPICAL EXTERIOR: • 25 YEAR ASPHALT SHINGLE ROOF; SOLAR PANEL READY • FIBER-CEMENT LAP SIDING, PRE-FINISHED AT AREAS SHOWN • DIPPED WHITE CEDAR LEFT TO WEATHER AT AREAS SHOWN • COMPOSITE BOARD & BATTEN SIDING AT AREAS SHOWN, PAINTED • COMPOSITE RUNNING TRIM, CORNERBOARDS, WATERTABLE, WINDOW & DOOR TRIM, ETC., PAINTED • DOUBLE-HUNG INSULATED FIBERGLASS WINDOWS, PRE- FINISHED • INSULATED FIBERGLASS DOORS, PAINTED • ALUMINUM GUTTERS & DOWNSPOUTS, PRE-FINISHED • FAUX ALUMINUM LOUVERS AS SHOWN TYPICAL PORCH: • FIBERGLASS COLUMN SURROUNDS, PRE-FABRICATED, PAINTED • COMPOSITE FASCIA & FRIEZE BOARD, PAINTED • CONCRETE FLOOR, STAINED & SEALED MILLSTONE ROAD | BREWSTER PAGE 9 DUPLEX - ELEVATION DECEMBER 14, 2021 SCALE: 1/8”=1’-0” 0 8’16’4’1’32’2’ MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 10 DUPLEX - FLOOR PLANS UNIT 1 UNIT 2 UNIT 1 UNIT 2 SCALE: 1/8”=1’-0” 0 8’16’4’1’32’2’ P.P. FRONT PORCH SQUARE FOOTAGE TOTALS DUPLEX - (2) 3 Bedrooms Total Gross Heated Square Footage -2,568 sf Total Net Livable Square Footage of Bldg - 2,543 sf FIRST FLOOR SECOND FLOOR DN DN UP UP 32 ’ - 0 ” 44’- 0” 22’- 0”22’- 0” MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 11 MANOR HOUSE A (1 & 2 BEDROOMS) - ELEVATION SCALE: 1/8”=1’-0” 0 8’16’4’1’32’2’ MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 12 MANOR HOUSE A (1 & 2 BEDROOMS) - FLOOR PLANS SCALE: 1/8”=1’-0” 0 8’16’4’1’32’2’ SQUARE FOOTAGE TOTALS MANOR HOUSE - (2) 1 Bedrooms & (2) 2 Bedrooms Total Gross Heated Square Footage -3,328 sf Total Net Livable Square Footage of Bldg - 3,200 sf FIRST FLOOR 34 ’ - 0 ” 55’- 6” 7’- 6”24’- 0”24’- 0” 25 ’ - 0 ” SECOND FLOOR ACCESSIBLE LEAD WALKS AND ENTRY DOORS ACCESSIBLE LEAD WALKS AND ENTRY DOORS UTIL.MECH. UTIL.MECH. PORCH BALCONY BALCONY ENTRY PORCH UNIT 1 UNIT 2 UNIT 3 UNIT 4 DN MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 13 MANOR HOUSE B (2 BEDROOMS) - ELEVATION SCALE: 1/8”=1’-0” 0 8’16’4’1’32’2’ 32 ’ - 0 ” 58’- 0” 32’- 0”26’- 0” 26 ’ - 0 ” BALCONY BALCONY PORCH PORCH PORCH PORCH MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 14 MANOR HOUSE B (2 BEDROOMS) - FLOOR PLANS SCALE: 1/8”=1’-0” 0 8’16’4’1’32’2’ SQUARE FOOTAGE TOTALS MANOR HOUSE - (4) 2 Bedrooms Total Gross Heated Square Footage - 3,176 sf Total Net Livable Square Footage of Bldg - 2,832 sf UNIT 1 UNIT 2 UNIT 3 UNIT 4 FIRST FLOOR SECOND FLOOR MILLSTONE ROAD | BREWSTER PAGE 15 2-STORY MULTI-FAMILY - ELEVATION DECEMBER 14, 2021 0 1’2’4’10’20’40’ SCALE: 3/32”=1’-0” MILLSTONE ROAD | BREWSTER PAGE 16 DECEMBER 14, 2021 2-STORY MULTI-FAMILY - 1ST FLOOR PLAN 0 1’2’4’10’20’40’ SCALE: 3/32”=1’-0” SQUARE FOOTAGE TOTALS Total Gross Heated Square Footage -12,375 sf Total Net Livable Square Footage of Bldg - 9,122 sf UNIT COUNT (9) 1 BEDROOMS (3) 2 BEDROOMS (1) 3 BEDROOMS FRONT PORCH PORCH PORCH PORCH STAIR 2 STAIR 1 CORRIDOR MECH. FOYER / SITTING ELEVATOR UP UP UNIT 4 (3 BR) UNIT 5 (1 BR) UNIT 6 (1 BR) UNIT 3 (1 BR) UNIT 2 (2 BR) UNIT 7 (1 BR) UNIT 1 (1 BR) FIRST FLOOR 65 ’ - 0 ” 129’- 0” MILLSTONE ROAD | BREWSTER PAGE 17 DECEMBER 14, 2021 2-STORY MULTI-FAMILY - 2ND FLOOR PLAN 0 1’2’4’10’20’40’ SCALE: 3/32”=1’-0” STAIR 2 STAIR 1 CORRIDOR DN DN ELEVATOR UNIT 11 (1 BR) UNIT 12 (1 BR) UNIT 10 (1 BR) UNIT 9 (2 BR) UNIT 13 (2 BR) UNIT 8 (1 BR) SECOND FLOOR MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 18 COMMUNITY BUILDING - ELEVATION 0 1’10’20’2’5’ SCALE: 3/16”=1’-0” MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 19 COMMUNITY BUILDING - FLOOR PLAN 0 1’10’20’2’5’ SCALE: 3/16”=1’-0” SQUARE FOOTAGE TOTALS Total Gross Heated Square Footage - 1,344 sf LAUNDRYOFFICE COMMUNITY ROOM FRONT PORCH PORCH PORCH HALL TO STORAGE BU I L T - I N M A I L B O X E S LAVATORY A LAVATORY B UTILITY STORAGE CORRIDOR DN 28 ’ - 0 ” 48’- 0” SECTION 4 MANAGEMENT PLAN POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 57 – MANAGEMENT PLAN Management Plan The community at Millstone Road will be managed by POAH’s wholly-owned property management affiliate, POAH Communities. POAH Communities has specialized in the professional management of affordable multifamily housing for more than 25 years . Initially founded as Midland Property Management, the company became part of the POAH family in 2001 . POAH Communities manages all of the properties in POAH’s portfolio – more than 12,000 apartments and 114 properties across 11 states and the District of Columbia. POAH Communities has a diverse and dedicated staff of 430 people and maintains offices at each property in addition to corporate offices in Boston, Kansas City, and Chicago. POAH Communities manages more than 3,400 affordable apartments among 30 communities in Massachusetts, including communities in Brewster (King’s Landing Apartments), Dennis (Melpet Farm), and Orleans (Rock Harbor Village). All of POAH’s properties in Massachusetts include LIHTC (federal and/or state), Massachusetts DHCD, HUD, and local financing, requiring a high level of compliance accountability and resident services at various income levels . Every community also features either project-based Section 8 rental subsidy and/or Massachusetts Rental Voucher Program (MRVP) subsidy, as well as varying amounts of tenant-based Section 8 vouchers . POAH Communities has a deep and experienced bench of staff who are well-versed in managing properties and ensuring compliance with all federal and local requirements, from housing lotteries and tenant selection to meeting tax credit guidelines to working closely and effectively with public housing authorities . POAH Communities has a strong record of achieving high scores in management inspections and physical asset inspections and maintains an excellent record relative to program compliance across the portfolio . Regional property supervisors typically have more than 20 years of affordable multifamily property management experience . POAH Communities is also experienced in working with public housing agencies and is currently managing multi-phase revitalization efforts with authorities in Boston and Washington, D .C . POAH and POAH Communities staff work hand-in-hand from development through construction and stabilization, ensuring a seamless transition . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 58 – SECTION 4: MANAGEMENT PLAN POAH Communities, as property manager, will adopt its standard management plan, adapted as necessary to fit any special aspects of the 0 Millstone Road community. We place significant emphasis on resident services and the importance of creating a sense of community at our properties . In our projected operating budget for Millstone Road, we have included a part-time Community Impact Coordinator who will oversee a range of resident services and events that will be developed with input from the future residents. We feel strongly that resident services cannot be implemented through a “one size fits all” program. Instead, services must be developed according to the specific needs of the residents at each community . Resident needs and priorities are learned through surveys and discussion sessions regularly conducted by POAH Communities staff . For example, a community with a large component of working households may find value in financial self-sufficiency courses, whereas a community with several single parent households may place a higher priority on childcare or after-school education . Our nearby property King’s Landing Apartments is home predominantly to family households, many of whom have food security and health challenges . As a result, we have found that services provided in partnership with the Children of America, Red Cross, and local vaccine clinics to be of value to our residents . We anticipate that the resident services to be provided at 0 Millstone Road will be developed during and after initial lease-up, in collaboration with the residents themselves. Please see the “Introduction to POAH Communities” section below for a more detailed description of POAH’s approach to management, resident engagement, and our Community Impact program . POAH Communities’ team for 0 Millstone Road will include the following people: ROCHELLE BEEKS, President . Rochelle Beeks has been with POAH since 2006, and was most recently Chief Operating Officer of POAH Communities where she was responsible for the operations and performance of the POAH-owned portfolio, overseeing the profitability, financial direction, achievement of long- and short-term goals of each property, and training and transition processes on new property acquisitions . In 2020, Rochelle was promoted to President of POAH Communities . Prior to joining POAH, she worked for 20 years at Aimco, one of the largest owners/ operators of apartment communities in the US . She holds an MBA from Boston University . JENNIFER CAVACO, Vice President of Regional Operations. Jennifer Cavaco oversees our New England portfolio of nearly 6,000 units of affordable rental housing in Massachusetts, Rhode Island, Connecticut, and New Hampshire . A former Senior Regional Property Manager for POAH Communities, Jennifer holds more than 20 years of experience in multifamily property management, with a specialization in affordable rentals including Section 8 and LIHTC and rural developments . She has worked for Dimeo Properties, Fairfield Residential, and Property Advisory Group . She earned her Accredited Residential Manager designation from the Institute of Real Estate Management in 1996 and holds these professional certifications: CPM, COS, TaCCS, C4P. She holds Bachelor of Science degree in Business Management from Rhode Island College and earned her tax credit specialist certification from the National Center for Housing Management. . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 59 – SECTION 4: MANAGEMENT PLAN JULIANNA STUART, Vice President of Community Impact. Julianna Stuart manages the strategy and operations of the Outcomes Initiative, POAH’s portfolio-wide approach to investing in the residents that call POAH properties home . Julianna oversees the development and management of strategic programs and partnerships as well as the ongoing learning, evaluation and performance of the initiative . She also manages POAH’s Family Self-Sufficiency (FSS) program, the largest of its kind in the nation . The FSS program enables HUD-assisted families to build assets, increase their earned income, and achieve personal and financial goals. Prior to joining POAH Communities, Julianna managed a national project to demonstrate the impact of service-enriched rental housing among 13 members of the Stewards of Affordable Housing for the Future (SAHF) network . Julianna began her career as a resident service coordinator with The Community Builders on Chicago’s West Side . Target Market Our vision for the Millstone Road project is a property that provides homes that are affordable to the residents of Brewster . We envision a community that serves Brewster’s working class families, municipal employees, and essential workers, the empty nesters and aging seniors who want to remain among their friends and neighbors, and young families who are finding it difficult to afford a decent apartment in the Brewster community . Unit Mix As noted in the Development Concept section, we are aware that the Town of Brewster’s Housing Production Plan identified a need for affordable housing for both families and seniors. Brewster’s elderly population is growing, and many long-time residents are facing housing challenges as they age . There is a need for affordable, accessible units for seniors and empty nesters in order to allow for aging residents to remain in the community . Consequently, we have located all of the property’s 15 one-bedroom partments in the community’s accessible elevator building . We anticipate that many of these units, as well as some of the community’s two-bedroom unit flats, will be occupied by Brewster seniors . However, because of state requirements to provide a certain number of family-sized units in properties subsidized by state resources, as well as ourown belief that housing for families – especially younger, growing families – is an important demographic to serve, we have also proposed a number of two- and three-bedroom apartments intended for families . Creating affordable homes for families, especially young families, supports a more resilient population for the Town . UNIT TYPE AVG. SIZE (SF)NUMBER % OF TOTAL 1 Bedroom 591 SF 15 33% 2 Bedroom 821 SF 25 56% 3 Bedroom 1,252 SF 5 11% Total 35,650 45 POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 60 – SECTION 4: MANAGEMENT PLAN Unit Pricing A unit mix that appropriately responds to the composition of a community is only one part of the solution . The apartments must also meet the affordability needs of Brewster residents . We understand that the Town is interested in providing a range of affordable units, addressing the demand from both lower income households and from the “missing middle”. In response to this, we have proposed an affordability mix in which approximately three quarters of the units are affordable and income-restricted under the LIHTC program and approximately one quarter of the units are targeted to middle-income earners . * Rents for units without project-based rental assistance . Rents will include heat and hot water; residents will only be responsible for paying for electricity associated with lights and outlets . Resident rent for units with project-based rental assistance will equal 30% of household income . **2020 Area Median Income based on the HUD Barnstable County MSA INCOMES UNITS % OF TOTAL 30% - 50% AMI 8 18% 50% - 60% AMI 27 60% 60% - 80% AMI 10 22% UNIT TYPE PROPOSED AVG. RENT*AFFORDABLE TO HH AMI’S** OF 1 Bedroom LIHTC $951 60% 2 Bedroom LIHTC $1,133 60% 3 Bedroom LIHTC $1,302 60% 1 Bedroom Workforce $1,283 80% 2 Bedroom Workforce $1,531 80% POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 61 – SECTION 4: MANAGEMENT PLAN Introduction to POAH Communities At POAH, we feel that property development is just one piece of the puzzle of creating housing affordability and economic opportunity for communities . Community stewardship, resident engagement, and positive outcomes for households – these are the ultimate objectives that we are solving for when we build affordable housing . Beyond providing safe, comfortable, and affordable homes, we believe that well-managed housing can empower residents and serve as a platform for their success . After the building is complete, the real work begins . That is why POAH manages all of its own properties . By managing the properties that we build, we can ensure that the standards of quality and integrity on which we have built our reputation as developers are upheld for our residents for the long-term . Our property management plan for 0 Millstone Road is based on our successful portfolio-wide model, which is informed by the following principles and guidelines: Financial Accountability. POAH assigns to each property a dedicated accountant responsible for financial reporting and stewardship of funds. These professionals are trained in all aspects of affordable housing programs. POAH Communities works with three major auditing firms and has never had a qualified audit or major program deficiency. Energy Management. A data-driven approach allows us to track utility usage at each property and institute measures that save water and energy . These conservation efforts increase resident comfort and contribute to cost savings, which help us maintain the affordability of our rental housing . Maintenance Technology. POAH Communities offers specialized maintenance services . Using the latest technology, we experience real-time reporting on the status of service calls, scheduled maintenance, and unit turnover . Smartphone applications enable staff to receive, act on, and close work orders remotely . The work order reports provide maintenance and managerial staff the opportunity to review and analyze operations with ease . Hands-On Management. Our staff are trained to be on site and available to our residents to ensure properties are well cared for and closely managed and to make sure residents’ needs are met . Resident Services. Above all else, our most important role is supporting residents in retaining stable housing . We do this through strong property management and by offering services and supports that remove barriers to stability . Resident Services / Community Impact At POAH, we believe access to affordable, safe, and healthy housing is just one part of serving residents . It is our conviction that the best way to have a positive effect on individuals and families is by working within local communities to find resources that help residents achieve their personal and family goals. We call that approach Community Impact . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 62 – SECTION 4: MANAGEMENT PLAN We take a holistic approach to the work of Community Impact by engaging staff, residents, and neighborhood partners to create strategies that help residents achieve their goals across several outcome areas, from housing stability to health outcomes to employment opportunities . These strategies include: Stable Housing. Our first and most important role is to support our residents to remain safely, stably, and affordably housed . Beginning with strong property management, our approach to housing stability focuses on best practices, goal setting, and evaluation of efforts to remove barriers for residents to remain in their housing in good standing . Our site staff seek to develop relationships with all residents and promote early engagement in the event a resident encounters financial difficulties or begins to struggle with rent payment . In these cases, the site-based Community Impact Coordinator will work with the resident to identify appropriate resources that may be available – not only for rent payment, but for the resident’s broader needs . We recognize that simply being able to pay rent does mean that a resident has achieved financial stability, and thus our site staff endeavor to assist residents beyond strictly housing-related expenses, recognizing that until a resident is able to pay for all his or her needs, housing stability will be at risk . POAH’s site staff follow a structured referral and intervention process to achieve these objectives . Information & Evaluation. We use data and analysis to understand our challenges, opportunities and impact . We track our progress with honesty and curiosity . We are learning and growing alongside our residents . With a focus on evaluation, data integrity, and training, our staff, community partners and residents engage in goal setting based upon identified needs, challenges and opportunity areas . Partnership Development. We develop partnerships in our communities that offer choice, empower residents, and create opportunity . We gear these efforts toward sustainable, quality local resources whose mission and outcomes align with POAH’s efforts and the needs of our communities . These partnerships vary from property to property based on resident goals and available resources, but they typically include better access to health care, GED classes, employment preparation and job placement, youth engagement, and social services . Community-Driven Solutions. We support every POAH community in defining success and establishing meaningful, timely goals . When we achieve those goals, we celebrate but continue moving toward the next challenge . When we face obstacles to achieving goals, we look honestly at our weaknesses and critically at our opportunities . Home is the only constant – we focus on being perceptive, adaptable and creative in our solutions . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 63 – SECTION 4: MANAGEMENT PLAN Key Outcome Areas We take a holistic approach to the work of Community Impact by engaging our staff, residents and com- munity partners to work towards outcomes - not just outputs . When given access and opportunity, resi- dents who live in our communities show us again and again the power of investing in community-driven solutions . To track our progress, we monitor outcomes in six key areas: POAH Fund Lastly, POAH and POAH Communities are establishing a dedicated Resident Services Fund with the mission to advance the understanding and practices of using housing as a platform for resident success and community improvement. With a five-year internal fundraising goal of $6 million, which will leverage matching private funding that would result in a $12 million pool, the Fund will pursue strategies that maximize partnerships with local, regional, and national foundations who share our strategic priorities . POAH and POAH Communities will work to identify and secure funding from these foundations to extend the impact of our collective effort . The Fund’s key focus is to bring promising practices to scale through increased resources and strong partnerships across our portfolio . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 64 – SECTION 4: MANAGEMENT PLAN Staffing and Resident Services Plan POAH Communities’ property management plan for 0 Millstone Road will draw from the guiding principles described above and will be based on POAH’s standard management plan, but will be tailored to fit the specific circumstances of the community and the needs of the residents. POAH Communities plans to maintain two staff – a community manager and a maintenance superintendent – who will spend three days per week on site, with the balance spent at our near-by properties in Brewster, King’s Landing and Brewster Woods . Residents in all our properties have access to on-call maintenance staff who are available after-hours and on weekends . We will also staff a part-time Community Impact Coordinator (“CIC”) who will oversee resident programming and develop partnerships with community organizations and service providers in Brewster and nearby towns . This team will be supported by our property and maintenance staff at our other Cape Cod properties and will report to Jennifer Cavaco who, in turn, reports directly to POAH Communities’ President, Rochelle Beeks . Our resident service program at Millstone Road will benefit from the existing Community Impact programming at POAH’s properties on Cape Cod, and most importantly, the community work HAC has initiated for residents of Brewster . The property’s community rooms will provide spaces for a variety of resident services and community programming . At its core, our mission will be to help residents achieve these goals: Management and the Community Impact staff person will collaborate with 0 Millstone Road residents to develop the appropriate resident services programs for the resident community . We anticipate that it will include programs drawn from the following five organizational strategies described below, which flow from and build upon POAH’s general Community Impact strategies and key outcome areas . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 65 – SECTION 4: MANAGEMENT PLAN 1 RESIDENT ENGAGEMENT POAH aligns its interests as a developer, owner, and manager with our residents’ interests in improving their own lives and sustaining a healthy community. Millstone Road’s staffing model will incorporate a traditional property manager with an integrated Community Impact Coordinator . The CIC at Millstone Road will use the operational compliance points of contact (move-in, inspections, recertifications, rental payments, etc .) to engage residents, assess needs, and present opportunities for partner referrals, community resources, and follow-up in a range of areas . The CIC will support eviction prevention efforts by working with residents to ensure timely rent payments, intervening to address issues through payment arrangements, budgeting help, counseling with individual residents, and mediation . The CIC also support POAH Communities Property Managers in welcoming new residents to ensure a smooth move-in and initial occupancy . We do not do outreach merely for a resident to attend events and/or activities, but rather for full community engagement, social activities, and access to resources for those who need them . Outreach includes: New Resident Orientations. The CIC and Property Manager team work together to host new resident orientations for all residents, where a letter of welcome is provided with a calendar of activities for that month, a list of resources offered, etc . At that meeting, the CIC sets a date with the resident to conduct a one-on-one to administer the questionnaire (described below) . Monthly one-on-one connection. The CIC does an outreach attempt in the form of a regular knock on the door as a wellness check and/or regular check-in . These regular check-ins create a relationship between the CIC and the resident, though the resident does NOT have to engage with the CIC or any services offered . Property Manager Connection . The Property Manager may ask the CIC to reach out to residents for various management notifications including inspections, building systems checks, and building operations, etc. The PM can complete formal program referrals with a specific issue and/or concern and/or immediate need the PM might see during inspections, etc . Event/Activity Outreach. Door-to-door delivery of fliers, meeting and/or workshop invitations, development design meetings, etc . Local Advisory Council, Resident Associations, and/or Social Groups. The team can offer support to residents who organize themselves as a group . While the CIC cannot organize and/or have an office on any council and/or group, the team can provide information requested by the group . NOTE: If a resident says they do not want to participate in services and resource connection, the CIC will secure a refusal-to-engage form signed by the resident and/or completed by the CIC . This is placed in the resident file, and the CIC checks in during the course of the year to see if the resident has changed his/her mind . However, the resident will continue to be invited to various outings, workshops, educational trainings, etc ., unless stating they do not want this information either . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 66 – SECTION 4: MANAGEMENT PLAN 2 IDENTIFYING NEEDS AND GOALS Management and the CIC staff person will collaborate with residents to understand family, financial and educational aspirations, help residents set goals, provide direct services, and locate other services and resources they need for their economic success . POAH Communities staff provide assessments, coordination, workforce development, and financial stability coaching, using a performance management model to ensure accountability and success . Services begin with a resident assessment . The CIC conducts an annual 30-item questionnaire to help focus on the following topics for each resident: • Basic demographic info • Extended family ER contacts • Hobbies and Interests • Health insurance • Resources needed and/or desired • Resident Income • Employment • Friends, groups • Physical capabilities The CIC uses the questionnaires to create an Individual Service Plan for each resident that identifies needs and assets, helps set goals, develops a plan to meet those goals, and identifies needed resources and supports, including potential providers . This plan also is a useful tracking mechanism for resident progress . A sample questionnaire is attached for reference . 3 ESTABLISH COMMUNITY PARTNERSHIPS POAH Communities’ resident services programming connects residents with resources that build pportunities through partnership with local schools, social services, government agencies, nonprofit organizations, and private companies . For example, key partners at King’s Landing Apartments include CDP, the Visiting Nurses Association of Cape Cod, Homeless Prevention Council, Red Cross, and Children of America . All partnerships are designed to support residents on key housing, youth, adult, and community outcomes . At Millstone Road, POAH Communities will apply our successful methods for providing effective health, employment, asset building, and youth programming . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 67 – SECTION 4: MANAGEMENT PLAN Workshops One feature of the community partnership plan at Millstone Road will be regular workshops, trainings, and other educational efforts aimed to ensure each resident receives educational support, from nutrition information to safety in and around the community . Trainings will be provided by the CIC or a local partnering provider such as CDP . These various trainings will be offered on a regular basis on site . Examples include: • Home Health Services • Cancer Prevention and Screening • Diabetes Education and Prevention • Flu Clinic • Nutrition- Healthy Eating • Medication Disposal and Proper Intake • Safety Workshop with Fire Department and Police Department Employment and Career Counseling Another important component of the community partnership program will be to ensure that the residents of 0 Millstone Road have access to workforce development supports and are able to secure employment . POAH Communities’ Career Navigation program ensures residents who need help with employment are prepared for work and assisted in their job search . This approach leverages partnerships with local service providers and workforce development agencies and matches them with residents for training and employment opportunities . Our Career Navigation work operates within four steps: 1) Connect with residents to understand their barriers to employment 2) Assist residents with job readiness (resume development, interview prep, etc .) 3) Connect to employers directly or employment agency partner for employment 4) Support and follow up with each resident once they are placed, and beyond This collaboration between residents, Millstone Road staff, and local employers and other job development entities in and around Brewster will over time allow us to create a pipeline of residents prepared for successful placement into a variety of jobs . Finally, the management team will offer opportunities for resident employment on site at 0 Millstone Road . These positions would likely be entry-level and would be facilitated by the CIC in coordination with local providers with whom we contract for services . We see these positions as a way to conduct on-the-job training for residents, bundling the experience with support services that would mitigate any barriers to career employment . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 68 – SECTION 4: MANAGEMENT PLAN Financial Opportunity Center POAH is a Financial Opportunity Center, offering financial services, workshops, professional development and training, personal coaching, credit building, budget management, debt reduction, identity theft protection, CEDA and income supports, and housing-based asset-building . At Temple Landing in New Bedford, POAH Communities has built job training and placement partnerships with two local hospitals and brought in an on-site after-school program . Since 2012, average household incomes have increased by 15% . At Woodlawn Park in Chicago, POAH has delivered job training/placement services to 267 individuals through its Financial Opportunities Center since 2013 . To date, POAH has successfully placed 160 local residents in non-construction jobs and increased wages for 62% of those placed . If resident surveys and feedback indicate that similar professional and person finance services are in demand among the resident population at 0 Millstone Road, POAH Communities would work to extend our Financial Opportunity Center services at this site . 4 RESIDENT AND COMMUNITY NETWORKS We create opportunities for residents to create connections among one another . These connections can help build mutual support around common interests and goals, and can help bridge class, race, and generational divides . These opportunities typically take the form of activities and social events both on and off site . For example, at King’s Landing Apartments, we host a birthday party, lunch, and coffee hour for residents each month, as well as an annual holiday party and St . Patrick’s Day celebration, both of which are typically attended by about 40-50 residents . We also we create opportunities for residents to take action within their community through activities such as voter registration campaigns, community meetings, community leadership positions, intergenerational programs, and more to encourage deeper engagement in the neighborhood . 5 PROGRESS EVALUATION Last but not least, POAH Communities rigorously collects and analyzes data to inform and frame our work and measure our results against key property management, individual, and family metrics . This will allow the 0 Millstone Road team to better understand the successes and challenges of their strategies on the ground and to evaluate onsite programs for residents and the impact of services provided by community partners . Tracking and Reporting Resident Services The Activity Tracker below provides an example, from another POAH property, of POAH Communities’ capacity and plans for providing and documenting resident supportive services . This tracker will be generated monthly at 0 Millstone Road . Former Congresswoman Niki Tsongas at Machado House at Peter’s Grove POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 69 – SECTION 4: MANAGEMENT PLAN Property management and CIC staff take resident files and confidentiality very seriously. Information gathered via the CIC is held to appropriate standards of privacy . No information is shared with the Property Manager and their team unless residents have signed a consent form . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 70 – SECTION 4: MANAGEMENT PLAN POAH uses a data-driven and analytical system, harnessing data gathered from Salesforce and POAH’s proprietary PI system . POAH uses Salesforce to track and quantify individual participant success over time and inform the type of services offered . Salesforce tracks baseline demographics and needs assessed at intake, all services received, supportive service referrals, participant progress toward achieving goals, employment placements and retention for at least 12 months after placement, and changes in income, credit score, net worth, employment status, wages, educational achievement, and other indicators . Resident files are updated each time there is a new interaction between the CIC and resident. Monthly reports enable the CIC to assess progress in relation to planned outcomes and make course corrections when needed . PI is an online database that allows every department across our organization to share key administrative and outcomes data across all lines of business: real estate development, asset management, community impact, property management, etc . We use PI to track and evaluate key metrics in Community Impact, including individual supports delivered to residents (case management), community partners, programs (classes, workshops, activities, events), annual resident survey data, and more . POAH has several vehicles for reporting on results and disseminating information about our work . These include: • Internal reporting among staff, supervisors, and to the board of directors • Reports to funders and investors • National newsletter and a monthly resident newsletter • Frequent conference presentations, hosting neighborhood tours, and small group discussions with others in the field who are interested in our model. CICs report directly to Felicia Dawson, Vice President of Strategic Partnerships. Monthly reports of all resident activities will be provided to Felicia, including random file audits. A profile of POAH Communities is included in the appendix. POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 71 – SECTION 4: MANAGEMENT PLAN Marketing Strategy and Lottery HAC, in collaboration with POAH, will create a targeted marketing strategy in advance of project completion, drawing on the team’s specialized knowledge of affordable housing compliance and leasing . We anticipate using community meetings along with mailings and internet listings . All marketing materials will be in compliance with the Affirmative Fair Housing Marketing Plan that HAC and POAH Communities will create for the property and file with the Town for the purposes of Brewster’s Subsidized Housing Inventory . With respect to the housing lottery for the affordable units, HAC will conduct the lottery for the 0 Millstone Road project and we would welcome a collaborative approach with the Town to ensure that the lottery is conducted according any preferences the Town may have . A summarized outline of the anticipated housing lottery timeline is presented below . However, we acknowledge that each lottery is different depending on the local landscape, so we expect that the Millstone Road lottery will assume its own characteristics and milestones . Housing Lottery Milestones • Approximately six months before the apartments are expected to be completed, a notice of an Information Session is sent to all individuals and organizations on the Affirmative Fair Housing Marketing Plan’s list • Applications are available immediately upon notice of the date of the Information Session . • At the Information Session, we will cover topics such as: eligibility criteria, application process, minority applications, asset limits, local preference, and the lottery process itself . An application packet will be distributed . The meeting also provides an opportunity for the development team to describe the apartments being built, display the plot plan and provide a timeline for completion . • There is a 60 day minimum period for submitting applications . • All applications are reviewed and determined eligible/non-eligible based on income and assets, with a local preference criterion also noted. Eligible applicants are notified of the lottery process and number by mail . Thankful Chases Pathway – Harwich, MA: Community Development Partnership Great Cove Community – Mashpee, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 72 – SECTION 4: MANAGEMENT PLAN Community Meeting at Flat 9 at Whittier – Boston, MA • Applicant ballots, which contain applicant information and preferences, are put in a ballot pool . We ex- pect that the 0 Millstone Road lottery will feature a local preference . If this is the case, there will be two ballot pools: one for local preference applicants, and one for non-local applicants . • HAC conducts the lottery . Winners and alternates are chosen from these two pools . If there are different bedroom size and prices, lotteries are held for each unit . • Applicants who do not receive housing through the lotter will be placed on the community’s wait list . HAC and POAH Communities Lottery Experience and Recent Outcomes HAC and POAH Communities have successfully conducted housing lotteries for several newly constructed housing communities, many of which were permitted under the “Friendly” 40B Comprehensive Permit . Some recent examples include Flat 9 at Whittier located in Boston, Torrey Woods located in Weymouth; Melpet Farm, Clay Pond Cove, High Meadows Town Homes, and Canal Bluffs Phases I and II located on Cape Cod . HAC’s housing lottery experience will allow our team to achieve robust participation and outreach . POAH Communities most recently completed a housing lottery for the first phase of Flat 9 at Whittier, in Boston’s Roxbury neighborhood . The lottery was overseen by the Boston Fair Housing Commission . The lottery went smoothly and the community is fully leased . SECTION 5 IMPLEMENTATION PLAN AND TIMELINE POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 74 – IMPLEMENTATION PLAN AND TIMELINE Zoning, Permitting and Approvals Consistent with the guidance provided in the RFP, it would be POAH and HAC’s intention to pursue permitting through the “Friendly 40B” comprehensive permitting process. We agree with the Town’s assessment that the 40B comprehensive permit is the most efficient means of securing the necessary land use, environmental, zoning, and development permits, and we will work in collaboration with the Town and community stakeholders throughout the process . The POAH + HAC team has secured project permitting with Friendly 40B comprehensive permits on several of our new construction projects on the Cape, including in Brewster for Brewster Woods . We anticipate using Peter Freeman as our 40B attorney; the POAH + HAC team has received three prior successful Friendly 40B permits in Cape Cod communities . If POAH + HAC is designated as the developer for the 0 Millstone Road site, we will move quickly to initiate the 40B and broader project planning process with an introductory kick-off event with Town officials, neighbors, and other community members. In order to submit a competitive 9% LIHTC application in to DHCD’s 2023 winter funding round, we need to obtain a comprehensive permit in early 2023, or by the time the 9% LIHTC application is due . With that goal in mind, we will work with the Town to submit the 40B application to the Zoning Board of Appeals by summer 2022 . We are optimistic that this will provide adequate time to complete the public hearing and appeals periods, as well as gather input from municipal boards, in order to obtain the 40B permit by early 2023, and we will do all that we can to move the project forward as efficiently as possible. A preliminary analysis of the zoning indicates that we will need to seek zoning relief for the following: 1) Multifamily use 2) Minimum lot area per dwelling unit 3) Parking spaces per dwelling unit 4) Multiple principal structures on a single lot 5) Signage for wayfinding 6) Building height Community Engagement Simultaneous with the 40B process, we anticipate pursuing a program of community engagement in order to appropriately shape the project vision to the needs of the Town, while being mindful of neighborhood concerns . We believe the initial stages of community engagement, centered around several community listening sessions and potentially a design presentation, will last approximately three to four months . We take community engagement and involvement seriously, and we have developed a community-centric development approach through the course of many other developments in dense and historic residential areas, where there are understandably heightened concerns among residents POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 75 – SECTION 5: IMPLEMENTATION PLAN AND TIMELINE about how a new property will affect their neighborhood and living experience . We feel strongly that a successful project for the residents of Brewster will require consistent and clear communication with Town officials and community members, not just in the beginning stages of property design, but throughout the entire development process and beyond project completion – and we are committed to this goal . Financing While the project’s comprehensive permitting process is underway, we will prepare project financing applications for DHCD’s winter 2023 funding round, although this will depend on the 40B approval process . Once the highly competitive 9% LIHTC award is secured, we estimate that it will take another six months to negotiate the construction contract with our general contractor and assemble the remaining major elements on the project’s financing structure, specifically the construction financing, the first mortgage, and the tax credit investor equity . Construction We estimate that construction will take approximately 16 months, with a lottery and lease-up period of four months and an additional three-month period before permanent loan conversion . If we are able to secure a highly competitive 9% LIHTC award with our first application to DHCD, we expect a period of approximately 25 months from developer designation to the start of construction, with project completion and stabilization approximately 20 months after the beginning of construction . While our objective will be to advance this project as swiftly as possible in order to deliver the much-needed affordable housing to Brewster, we will not do so at the expense of community involvement . We believe that the initial period of community engagement and participation in the creation of the Millstone Road project vision will be fundamental to its long-term success, and therefore we need to leave a sufficient amount of space in the overall project timeline to allow for the work of community engagement and participation to be un- dertaken correctly . We have included a charts displaying a more detailed depiction of the project timeline . Community Design Charette – Boston, MA 0 Millstone Road | Brewster, MA 45 Units Project Timeline - DHCD Winter 2023 Round Key Milestones Start Date End Date Developer Selection 2/1/2022 2/28/2022 Execution of Land Development Agreement 3/1/2022 3/31/2022 Design Schematic Design 3/1/2022 6/30/2022 Design Development 9/1/2022 12/31/2022 Construction Documentation 1/1/2023 3/31/2023 Community Engagement Project Introduction and Community Kick-Off 3/1/2022 4/30/2022 Community Engagement/Listening Sessions 5/1/2022 7/31/2022 Review Design with Trust and Town Planner 7/1/2022 7/31/2022 Zoning, Entitlements and Permitting - 40B Town Meetings and Traffic Study (if needed)3/1/2022 3/31/2022 40B Application 7/1/2022 7/31/2022 Site Plan Review for Project Eligibility Letter 4/1/2022 4/30/2022 Planning/Zoning Board Review 5/1/2022 6/30/2022 Conservation Commission Review 5/1/2022 6/30/2022 Public Hearings / Peer Review 7/1/2022 8/31/2022 Appeal Period 9/1/2022 9/30/2022 40B Approval 10/1/2022 10/31/2022 Project Financing Pre-App to DHCD 11/1/2022 11/30/2022 Submit to DHCD Winter Funding Round 2/1/2023 2/28/2023 Competitive Funding Awards 7/1/2023 7/31/2023 LIHTC Equity RFP 8/1/2023 8/31/2023 LIHTC Investor Selection 9/1/2023 9/30/2023 MassHousing Risk Share First Mortgage Commitment 7/1/2023 10/31/2023 Construction Loan Commitment 7/1/2023 10/31/2023 Construction Loan Closing 1/1/2024 1/31/2024 Construction Building Permit 8/1/2023 8/31/2023 Bidding 7/1/2023 7/31/2023 Contractor Selection 8/1/2023 8/31/2023 MBE/WBE and Local Hiring 9/1/2023 1/31/2024 Construction 2/1/2024 5/31/2025 Certificate of Occupancy / Placed In Service 5/1/2025 5/31/2025 Lease-Up and Stabilization Marketing and Lottery 2/1/2025 5/31/2025 Pre-Leasing/Leasing 5/1/2025 9/30/2025 Stabilization 9/1/2025 9/30/2025 Permanent Loan Conversion 11/1/2025 11/30/2025 SECTION 6 REQUIRED FORMS TOWN OF BREWSTER REQUEST FOR PROPOSALS (RFP) Lease of Property at 0 Millstone Rd, Brewster Attachment 1 PRICE PROPOSAL FORM, PRICE Please write your proposal offer: One hundred dollars per year Print/Type your proposal amount above in written form $100/year Print/Type your proposal amount above in number form Note: Both the written form and the number form should indicate the same total amount. If there is a conflict between the written form and the number form amounts, the written form will control. Preservation of Affordable Housing Name of proposer Aaron Bornstein Name of person signing proposal Signature of` ierson signing proposal Date President CEO Title 2 Oliver Street, Suite 500, Boston, MA 02109 Address (Note: This form must be included in the proposal submission) 60 TOWN OF BREWSTER REQUEST FOR PROPOSALS (RFP) Lease of Property at 0 Millstone Rd, Brewster Attachment J CERTIFICATE OF TAX COMPLIANCE Pursuant to Chapter 62C, §49A(b) of the Massachusetts General Laws, 1, Aaron Gornstein (Name) authorized signatory for Preservation of Affordable Housing do hereby certify under- the pains and (Name of Proposer) penalties of perjury that said proposer has complied with all laws of the Commonwea th of Massachusetts relating to taxes. Signature: Printed name: Aaron Gornstein Title: President & CEO Name of Business: Preservation of Affordable Housing Inc Date: (Note: This form ust be included in the proposal submission) 61 TOWN OF BREWSTER REQUEST FOR PROPOSALS (REP) Lease of Property at 0 Millstone Rd, Brewster Attachment K CERTIFICATE OF NON -COLLUSION The undersigned certifies under the pains and penalties of perjury that this bid or proposal has been made and submitted in good faith and without collusion or fraud with any other person. As used in this certification, the word "person shall mean any natural person, business, partnership, corporation, union, committee, club or other organization, entity or group of individuals, Signature: Printed name: Aaron Gornstein Title: President & CEO Name of Business: Preservation of Affordable Housing nc. Date: (Note: This form must be included in the proposal submission) 62 TOWN OF BREWSTER REQUEST FOR PROPOSALS (RFP) Lease of Property at 0 Millstone Rd, Brewster Attachment L DISCLOSURE STATEMENT FOR TRANSACTION WITH A PUBLIC AGENCY CONCERNING REAL PROPERTY M.G.L. c. 7C, s. 38 (formerly M.G.L. c. 7, s. 40J) The undersigned party to a real property transaction with a public agency hereby discloses and certifies, under pains and penalties of perjury, the following information as required by law: (1) Real Property: in parcel of land located at 0 Millstone Rd, Brewster, containing acres of land, more or less, and shown as " " on a plan entitled " ," dated , 2021, and being a portion of the premises described in a deed recorded with the Barnstable Registry of Deeds in in Book 18897 Page 134 and Deed Book 31410 Page 87. (2) Type of Transaction, Agreement, or Document: Lease of Property by Town of Brewster (3) Public Agency Participating in Transaction: Town of Brewster (4) Disclosing Party's Name and Type of Entity (if not an individual): Preservation of Affordable Housing Inc. 501(c)3 organization (5) Role of Disclosing Party (Check appropriate role): Lessor/Landlord X Lessee/Tenant Seller/Grantor Buyer/Grantee Other (Please describe): (6) The names and addresses of all persons and individuals who have or will have a direct or indirect beneficial interest in the real property excluding only 1) a stockholder of a corporation the stock of which is listed for sale to the general public with the securities and exchange commission, if such stockholder holds less than ten per cent of the outstanding stock entitled to vote at the annual meeting of such corporation or 2) an owner of a time share that has an interest in a leasehold condominium meeting all of the conditions specified in M.G.L. c. 7C, s. 38, are hereby disclosed as follows (attach additional pages if necessary): 63 NAME RESIDENCE (7) None of the above- named persons is an employee of the Division of Capital Asset Management and Maintenance or an official elected to public office in the Commonwealth of Massachusetts, except as listed below (insert "none" if none): (8) The individual signing this statement on behalf of the above -named party acknowledges that he/she has read the following provisions of Chapter 7C, Section 38 (formerly Chapter 7, Section 40J) of the General Laws of Massachusetts: No agreement to rent or to sell real property to or to rent or purchase real property from a public agency, and no renewal or extension of such agreement, shall be valid and no payment shall be made to the lessor or seller of such property unless a statement, signed, under the penalties of perjury, has been filed by the lessor, lessee, seller or purchaser, and in the case of a corporation by a duly authorized officer thereof giving the true names and addresses of all persons who have or will have a direct or indirect beneficial interest in said property with the commissioner of capital asset management and maintenance. The provisions of this section shall not apply to any stockholder of a corporation the stock of which is listed for sale to the general public with the securities and exchange commission, if such .stockholder holds less than ten per cent of the outstanding stock entitled to vote at the annual meeting of such corporation. In the case of an agreement to rent property from a public agency where the lessee's interest is held by the organization of unit owners of a leasehold condominium created under chapter one hundred and eighty-three A, and time-shares are created in the leasehold condominium under chapter one hundred and eighty-three B, the provisions of this section shall not apply to an owner of a time-share in the leasehold condominium who (i) acquires the time-share on or after a bona fide arms length transfer of such time-share made after the rental agreement with the public agency is executed and (ii) who holds less than three percent of the votes entitled to vote at the annual meeting of such organization of unit owners. A disclosure statement shall also be made in writing, under penalty of perjury, during the term of a rental agreement in case of any change of interest in such property, as provided for above, within thirty days of such change. Any official elected to public office in the commonwealth, or any employee of the division of capital asset management and maintenance disclosing beneficial interest in real property pursuant to this section, shall identify his position as part of the disclosure statement. The commissioner shall notify the 64 state ethics commission of such names, and shall make copies of any and all disclosure statements received available to the state ethics commission upon request. The commissioner shall keep a copy of each disclosure statement received available for public inspection during regular business hours. (9) This Disclosure Statement is hereby signed under penalties of perjury. Preservation of Affordable Housing Inc. Print Name of Disclosing P rty (from Section 4, above) Authcfrized Signature of Disclosing Party Aaron Gornstein, President & CEO Print Name & Title of Authorized Signer Date (m dd yyYY) Note: This form must be included in the proposal submission) 65 TOWN OF BREWSTER REQUEST FOR PROPOSALS (RFP) Lease of Property at 0 Millstone Rd, Brewster Attachment M CERTIFICATE OF AUTHORITY Give full names and residences of all persons and parties interested in the foregoing proposal: (Notice: Give first and last name in full; in case of a corporation, give names of President and Treasurer; in case of a limited liability company, give names of the individual members, and, if applicable, the names of all managers; in case of a partnership or a limited partnership, all partners, general and limited and; in case of a trust, all the trustees) NAME ADDRESS ZIP CODE Kindly furnish the following information regarding the Respondent: 1) IF A PROPRIETORSHIP Name of Owner: Address: Name of Business: Home: 2) IF A PARTNERSHIP Business Name: Business Address: Names and Addresses of Partners 66 PARTNER NAME ADDRESS ZIP CODE IF A CORPORATION OR A LIMITED LIABILITY COMPANY Full Legal Name: Preservation of Affordable Housing Inc. State of Incorporation: Illinois Principal Place of Business Boston, MA Qualified in Massachusetts: Yes Xo Place of Business in Massachusetts: 2 Oliver Street, Suite 500, Boston, MA 02109 4) IF A TRUST Full Legal Name: Recording Inforn ation Full names and address of all trustees: NAME Signature: ADDRESS ZIP CODE Printed name: Aaron Gornstein Title: President & CEO Name of Business; Preservation of Affordable Housing Inc. 67 Date" (Note: This form must be included in the proposal submission) APPENDIX Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 August 8, 2022 Local Initiative Program Department of Housing & Community Development 100 Cambridge Street – Suite 300 Boston, MA 02114 Attn: Rebecca Frawley Wachtel, Director of Low-Income Housing Tax Program Re: Millstone Road Community Housing 45-Unit Rental 40B Project - PEL Application 0 Millstone Road, Brewster, MA 02631 Dear Ms. Wachtel: On behalf of the Town of Brewster Select Board, I am very pleased to send you this Letter of Support for the above-referenced Chapter 40B Local Initiative Program (“LIP”) Project. At its meeting on August 8, 2022, the Select Board voted to endorse this project which will have 45 affordable rental units and to issue this Letter of Support. The Select Board supports the Applicant’s proposed unit mix of 15 one-bedroom units, 25 two- bedroom units, and 5 three-bedroom units, which reflects the significant need for family housing in Brewster. All units will be priced so that housing costs do not exceed 30% of the gross income of households that are at or below 80% of the Area Median Income and meet state standards for inclusion on the Subsidized Housing Inventory (SHI). Brewster has not met the state’s 10% mandate for affordable housing in the Town. According to the July 2022 Massachusetts Subsidized Housing Inventory (SHI), Brewster has 297 permanently restricted affordable housing units, comprising 6.2% of its housing stock. Although the Town currently has a certified Housing Production Plan, at least 183 additional affordable units are needed to meet the Commonwealth’s minimum goal of 10% housing affordability. Applications greatly outpaced available units for two recent affordable unit lotteries in Brewster. Cape Cod has long wait lists for available homes, and local businesses are challenged in hiring employees due to this low housing supply. This POAH/HAC project is a significant step toward meeting the critical need for adequate housing supply that will retain and attract a workforce as well as support youth, families, and seniors for an inclusive future for Brewster. Permanent year-round housing is key to sustaining the economy in Brewster and ensuring the town as a great community to live and work. Office of: Select Board Town Administrator Preservation of Affordable Housing (POAH) and Housing Assistance Corporation (HAC) responded to a Request for Proposals (RFP) issued by the Brewster Affordable Housing Trust (AHT) seeking a developer to design, permit, construct, and operate affordable rental housing at 0 Millstone Road, a property owned by the Town of Brewster. After a thorough review process, the Town voted to accept the proposal by POAH and HAC and designated them as developers on April 5, 2022. The Board appreciates the Applicant’s efforts to craft a project that aligns with the comparative criteria outlined in the RFP. The Applicants have shown a solid track record with developing similar affordable housing projects and committing to long-term ownership and management. The development prioritizes sustainable site development by creating a compact community, preserving a maximum amount of existing native landscape, and aiming for net zero energy. We believe that Brewster will benefit from the addition of high-quality rental units which are greatly needed in our Town. Therefore, we lend our support and urge you to approve this LIP Application. Thank you for your consideration. Very truly yours, David Whitney Select Board Chair MOTION: I move that the Select Board vote to endorse the rental housing project proposed by Preservation of Affordable Housing and Housing Assistance Corporation, which is known as “Millstone Road Affordable Rental Housing” and would be located at 0 Millstone Road, Brewster, MA, 02663 with 45 rental units (all units are affordable) (“Project”), under the Department of Housing and Community Development (“DHCD”)’s Local Initiative Program (“LIP”); and with the Select Board Chair hereby duly authorized to execute the LIP letter of support for the Project included in the packet and to forward it to DHCD. Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor • Karyn E. Polito, Lt. Governor • Jennifer D. Maddox, Undersecretary July 13, 2022 Peter Lombardi Town Administrator & Chief Procurement © cer Town of Brewster 2198 Main Street Brewster, MA 02631 David Whitney Chair of the Select Board Town of Brewster 2198 Main Street Brewster, MA 02631 Sent electronically via e — plombardi ,brewste Re: Chapter 40B Comprehensive Permit a.gov , dwhitneyCcr7brewster-ma.uov Project Name: 0 Millstone Road Location: ' 0 Millstone Road, Brewster MA 02631 Number of Units: 45 Units Subsidizing Agency: Department of Housing and Community Development Applicant: Millstone Preservation Associates Limited Partnership Dear Mr. Lombardi and Mr. Whitney: This will serve to notify you, pursuant to 760 CMR 56.04 (3), that the above -named applicant has applied to this Department as subsidizing agency under the Low Income Housing Tax Credit program for preliminary approval of the 0 Millstone Road project. The project is a rental project. The project will consist of 45 units (15 one bedrooms, 25 two bedrooms and 5 three bedrooms). Enclosed please find a copy of the application for your review. The review period for comments ends 30 days from the date of this letter. Any comments will be considered prior to issuing a determination of project eligibility. Please address comments to: Rebecca Frawley Wachtel, Director Low Income Housing Tax Credit Program DHCD 100 Cambridge Street, 3rd Floor Boston, MA 02114 Email: rebecca.frawley@mass.gov Please note that the Massachusetts Housing Partnership (MHP) administers a technical assistance program for communities and developers who are working on Chapter 40B projects. A municipality may be eligible for an MHP grant to help hire experienced third party consultants to work with the local municipality in reviewing a 40B proposal. For more information about MHP's technical assistance program, visit MHP's web site at www.mhp.net or e-mail communitynmhp.net. 100 Cambridge Street, Suite 300 www.mass.gov/dhcd Boston, Massachusetts 02114 617.573.1100 If you have rebecca.fra Sincerely, Cathe Director uestions regarding this letter, please feel free to email Rebecca Frawley Wachtel at ass.gov. 2 Oliver Street, Suite 500 | Boston, MA 02109 | tel 617.261.9898 | fax 617.261.6661 | www.poah.org | info@poah.org June 15, 2022 Ms. Rebecca Frawley Wachtel Low Income Housing Tax Credit Program Massachusetts Department of Housing & Community Development 100 Cambridge Street, Suite 300 Boston, MA 02114 RE: 0 Millstone Road, Community Housing, Brewster, MA – 40B Project Eligibility Application Dear Ms. Frawley Wachtel: I am writing to request your consideration for Project Eligibility of an affordable housing development proposed at 0 Millstone Road in Brewster, Massachusetts. The site comprises approximately 15 acres of vacant land behind Millstone Road, near Captain’s Village Private Way. POAH is partnering with local community development corporation, Housing Assistance Corporation (HAC), to construct 45 new affordable rental apartments. The applicant is Millstone Preservation Associates Limited Partnership, an entity representing this partnership between POAH and HAC. The development concept will be home to a range of household types, with rents affordable for year-round Brewster residents. The development will create a small, sociable neighborhood on a naturalistic site, preserving a substantial amount of the area’s existing native woodlands. The buildings will be designed in the classic Cape Cod tradition, with subtle but significant elements of energy efficiency and durability, with minimal to no onsite fossil fuel usage. Among the 45 units, there will be fifteen (15) one-bedroom units, twenty-five (25) two-bedroom units, and five (5) three-bedroom units. This Project Eligibility application is for the Low-Income Housing Tax Credit program. The development will be centered around a preserved wooded island of existing trees and a community center for residents. We are dedicated to resident engagement and provide a range of service programming that supports positive outcomes for our residents. We make this a central part of ownership through POAH’s Community Impact program, which was recently recognized with a $2.5M grant from the Enterprise Foundation. A property-based Community Impact Coordinator, a specialized member of POAH Communities’ property management staff, will work with local organizations such as the Homelessness Prevention Council to identify resources that will help residents achieve personal and family goals. Beyond providing a safe and affordable place to live, we believe housing can empower residents and serve as a platform for their success. POAH and HAC were jointly designated as the developer by the Town of Brewster via a competitive RFP process in 2021-2022. After receiving proposals from our team and from other developers in December 2021, the Town of Brewster indicated its support for the proposed project with an award letter dated April 5, 2022. Included in this application are a OneStop workbook, schematic architectural drawings including a site plan, a design narrative, site photos, and a preliminary zoning analysis. An application check is being sent separately. If you have questions or need any additional information, please contact me at cfellows@poah.org or (207) 671-0587. Sincerely, Cory Fellows Vice President, Real Estate Development Preservation of Affordable Housing, Inc. Attachments: DHCD PEL OneStop Architectural drawings (including Site Plan) Design narrative Site photos Application check copy 0 Millstone Road, Brewster, MA Locus Map Park Walking Trail Convenience Shop Convenience Shop Main St 0 Millstone Road 0 Millstone Road Park 0 Millstone Road – Existing Site Photos MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 4 0 100’200’300’400’500’ SCALE: 1”=200’-0” SITE ANALYSIS Site Access Development Area Stormwater Area Undeveloped Area Undeveloped Area Septic Area MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 5 0 100’200’300’400’500’ SCALE: 1”=200’-0” PROPOSED SITE LAYOUT MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 6 PROPOSED SITE LAYOUT - DETAILED VIEW 0 40’80’120’160’200’ SCALE: 1”=80’-0” PROGRAM (1) 13 Unit Multifamily Building (Bldg 2) (9) 1BR, (3) 2BR & (1) 3BR Units (3) 1BR/2BR Manor Houses (Bldgs 4, 6 & 10) Each w/ (2) 1BR & (2) 2BR Units (6) 1BR & (6) 2BR Units Total (4) 2BR Manor Houses (Bldgs 3, 5, 7 & 9) Each w/ (4) 2BR Units (16) 2BR Units Total (2) 3BR Duplexes (Bldgs 8 & 11) Each w/ (2) 3BR Units (4) 3BR Units Total (1) Community Building (Bldg 1) Community Room, Laundry, Management Office (72) Total Parking Spaces 1.5 Spaces/Unit + 4 Visitor Spaces Bike Rack Site Access Infiltration Basin Pocket Green Septic / Snow Storage Area Trash Collection Area Maintenance / Utility Shed Play Area Bike Rack Pocket Green Pocket Green 12 1 2 3 4 5 6 7 8 9 11 10 Central Green MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 7 PROPOSED SITE LAYOUT - PERSPECTIVE VIEW NOT TO SCALE MILLSTONE ROAD | BREWSTER DECEMBER 14, 2021 PAGE 6 PROPOSED SITE LAYOUT - DETAILED VIEW 0 40’80’ 120’ 160’200’ SCALE: 1”=80’-0” Bike Rack Site Access Infi ltration Basin Pocket Green Septic / Snow Storage Area Trash Collection Area Maintenance / Utility Shed Play Area Bike Rack Pocket Green Pocket Green 12 1 2 3 4 5 6 7 8 9 11 10 Central Green PROGRAM (1) 13 Unit Multifamily Building (9) 1BR, (3) 2BR & (1) 3BR Units (3) 1BR/2BR Manor Houses Each w/ (2) 1BR & (2) 2BR Units (6) 1BR & (6) 2BR Units Total (4) 2BR Manor Houses Each w/ (4) 2BR Units (16) 2BR Units Total (2) 3BR Duplexes Each w/ (2) 3BR Units (4) 3BR Units Total (1) Community Building Community Room, Laundry, Management Offi ce (72) Total Parking Spaces 1.5 Spaces/Unit + 4 Visitor Spaces UNIT COUNT 1 BEDROOMS 15 2 BEDROOMS 25 3 BEDROOMS 5 DEVELOPMENT CONCEPT POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 27 – DEVELOPMENT CONCEPT POAH is committed to equitable, affordable housing for the residents of Brewster, and our overarching goal is to create the property that best serves the community’s needs . We relied on the guidance contained in the Request to Proposals, as well as the key findings identified in the Town of Brewster’s Housing Needs Assessment and Action Plan, to inform our development concept . These resources indicate a need for homes for both seniors and families at rents that are affordable to average Brewster households . With these guidelines in mind, we are proposing a new neighborhood community that provides apartments for a range of household types – for families as well as for seniors and smaller households – with affordable rents that are supportable for working Brewster households. We are proposing buildings that reflect and celebrate the classic Cape Cod architectural tradition, updated with highly energy efficient systems and building envelopes and constructed from durable, long-lasting materials . The site plan prioritizes the preservation of trees and woodland and is centered around a wooded “island” of existing trees. The community provides a range of outdoor community spaces and gathering points and minimizes tree clearance . The community will provide homes for a range of income levels, and all units will be income-restricted at income levels ranging from 30% to 80% of Area Median Income (AMI) . Resident services are a hallmark of our development concept, and the property’s community center will provide the space for POAH Communities’ on-site Community Impact Coordinator to host resident programming and community events . Although we believe that our development concept appropriately responds to the needs of the Brewster community, we would like to emphasize that the development program we describe here is simply a set of initial ideas that are meant to be a starting point for a dialogue with Town officials and neighbors. We hope we have demonstrated this commitment to working with the Town and stakeholders through our ongoing work at Brewster Woods . If selected as the developer, we hope to continue this process of open communication and collaboration with Town department staff and members of the community in order to determine the design and affordability programs that are most suitable for this project . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 28 – SECTION 2: DEVELOPMENT CONCEPT Unit Mix and Affordability Unit Mix The Town of Brewster’s Housing Needs Assessment, its Housing Production Plan, and the two community engagement reports produced by the Barrett Planning Group all identify a need for affordable housing for both families and seniors . Brewster’s elderly population is growing, and many long-time residents are facing housing challenges as they age . There is a need for affordable, accessible units for seniors and empty nesters in order to allow for aging residents to remain in the community . Participants in Barrett’s community participation events also noted that, on the opposite end of the age spectrum, many young families struggle to find affordable housing, and the Town has had difficulty attracting municipal employees because there are few attainable housing options . Consequently, we have proposed a variety of unit types to accommodate both smaller and larger households: accessible 1- and 2-bedroom flats for seniors and smaller households in a larger elevator building tucked into the back of the site, and family-oriented 2- and 3-bedroom townhouses for families in a neighborhood centered around a patch of preserved woodland . Another equally important consideration is that our proposed unit mix meets both the 40B Comprehensive Permit criteria and the guidance set by Massachusetts DHCD in their Qualified Allocation Plan, which emphasizes the need for the production of family-sized units . In order to satisfy these criteria, our proposed unit mix consists of 67% 2- and 3-bedroom units, with 11% of the total units designated as 3-bedroom units . Affordability A unit mix that addresses the community’s household types is only one part of the solution . The apartments must also be truly affordable to Brewster residents . The Town’s Housing Needs Assessment suggests that housing with deeper affordability is needed in order to address the reality that too many of Brewster residents are rent-burdened, spending in excess of 35% or their incomes on rent . According to the Basic Housing Needs Assessment for Brewster, produced in 2021, 40% and 18% of Brewster households are cost burdened and severely cost burdened, respectively, compared to 29% and 14% of households statewide . UNIT TYPE AVG. SIZE (SF)NUMBER % OF TOTAL 1 Bedroom 591 SF 15 33% 2 Bedroom 821 SF 25 56% 3 Bedroom 1,252 SF 5 11% Total 35,650 45 POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 30 – SECTION 2: DEVELOPMENT CONCEPT Physical and Architectural Program Overview Site Design Our guiding vision for the Millstone Road project was to create a community that blends with the local Cape Cod vernacular on a site that preserves a maximum amount of the existing native trees, shrubs and other flora. The site design organizes a neighborhood of small footprint buildings that belie their density around a central island of existing, native trees. The character of the community reflects a residential village, not a multifamily complex . Parking is diffuse, avoiding large, unsightly parking fields. The circular internal drive and sidewalks connect dwellings to one another and the adjacent community while also providing straightforward access for emergency, delivery, and water tower service needs . Multiple pocket parks are tucked between structures and create intimate gathering spaces for residents while supporting a pedestrian-friendly design that encourages placemaking and community conversation . Dwelling units are distributed around the site in smaller scale structures meant to respect the primarily single family detached character of the residential portions of Brewster . The existing buffers are maintained, reducing the visual impact of new structures to existing community members, specifically to the east and north. The proposed site plan for 0 Millstone Road is based on Smart Growth principals of compact development . Buildings are concentrated along a looped drive lane keeping as much land and vegetation around the buildings from being developed . A concerted effort will be made to preserve mature trees and native vegetation as much as possible to help protect natural habitat and open space . The site plan is designed as a distinctive, attractive neighborhood with a strong sense of place . The thoughtful layout nd preservation of buffers, existing vegetation will minimize any perceived impact on the neighbors . Public Realm The natural focal point of the site is the wooded green and community building, located in the center of the neighborhood . These features provide useful reference points for the orderly organization of the site plan . Semi-private pocket parks naturally provide a gathering place for residents without being exclusive to the public . The park adjacent to the community building is a focal point and gathering space for the residents . Within this area passive recreation and play elements such as boulders, logs, and earthen mounds for kids to play on will be incorporated . A simple vehicular and pedestrian traffic pattern encircles the wooded island with an entry/exit onto Millstone Road . SECTION 1: THE DEVELOPMENT TEAM POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 31 – Architectural Character The backbone of this proposal is the versatile “Manor House” which echoes classic Cape house character while accommodating four dwelling units per structure, of which there are seven . Two duplexes provide an even smaller scale and visual variety to the landscape against the neighboring residents to the northwest . These duplexes provide 3-bedroom apartments that are targeted for family housing with direct access to a back yard . All buildings have been designed with proportions, details, materials, and colors in keeping with the historic character of Brewster while emphasizing energy efficiency and durability. The understated facades and simple structure of these homes reflect the rural architectural character of New England, an essential goal of the design guidelines offered by the Town and by participants in the community engagement sessions . The classic Cape style is modest – small and unadorned . It is an excellent template for missing middle housing where right-sizing by design creates affordability while meeting the needs of a broader array of residents . Sustainability Walkable, small footprint buildings with simple massings are sustainable by design . The compact site plan that we have proposed conserves land, preserves natural resources, and maintains existing landscape buffers . The central island of existing trees provides a multi-function greenspace that increases the perceived residential open space while maintaining existing mature trees . It is our intention to significantly minimize, with a goal of eliminating, 0 Millstone Road’s on-site use of fossil fuels. POAH and HAC have made energy efficiency and sustainability a major component of our development work, and we intend to maximize the sustainability of 0 Millstone Road to the greatest extent possible . Our aspiration would be to achieve a Passive House designation, consistent with our current project Brewster Woods, and while we believe that this is feasible, our extensive experience with the intersection of Passive House design and energy efficient building standards with public financing resources and lenders makes this a development objective that will require further exploration during the design process. However, we can confidently state that, if selected, we will do the utmost possible to make this project a beacon of sustainable residential architecture . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 32 – SECTION 2: DEVELOPMENT CONCEPT Our design and building orientations contemplate solar panels that will be located on the south facing gables of both the townhouse and elevator buildings . Both roof forms were developed to facilitate solar orientation . Solar panels will support master-metered central utility systems most adaptable to renewable supplements. All proposed systems will be high-efficiency electric, including air-source heat pumps, domestic water heaters, and clothes dryers, as well as mini-split or VRF-type heating and air conditioning systems. Fresh air change will also be integrated, as will low-consumption plumbing fixtures. Our high- ly-insulated building envelopes will exceed stretch and energy code standards with extensive attention to air sealing and full wall milestones for outside wall construction . Windows will be double or triple glazed with insulated glass . All condensing units will be acoustically considered and screened . Electric charging stations will be located in the parking zone for electric vehicles, and bike racks will be situated next to the community center as well as behind the elevator building . Our team has extensive experience building sustainably by design . It comes from our roots in Smart Growth and New Urbanism . Our design, engineering, and sustainability teams have worked together on other transformative projects with the shared vision for sustainability by design . More than features of building science, we believe environmental sustainability and resilience should be reflected in every aspect of the planning and development process . We take a holistic approach to sustainability by committing to meaningful affordability, right sizing design, and integrating sustainability feedback early . With that objective in mind, we plan to bring Building Evolution Corporation (“BEC”), our longstanding sustainability consultant, into the design process at the beginning to ensure that our ambitious sustainability goals are embedded from the start . POAH, HAC and Union Studio are committed to designing and building this neighborhood with an emphasis on sustainability and minimizing the development’s impact on the environment . Much has already been incorporated into the proposed design . Below are some of the primary elements that will be implemented . Site Design: the compact design of the site is a key element in limiting the area of disturbance of the development . The engineering for this project will be conscientiously completed to ensure all the improvements will meet or exceed the requirements for wastewater management, groundwater runoff, and minimize the impact of infrastructure on the site through consolidation . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 33 – SECTION 2: DEVELOPMENT CONCEPT Solar Ready: each building has been carefully located on the site to maximize solar exposure for roof mounted solar panels . All but two of the buildings are oriented lengthwise east to west to achieve this . Landscaping: native to Cape Cod and non-invasive, drought-resistant plants, deciduous trees and a carefully calibrated grass seed mix will be used in the landscape plan . Site Lighting: residential scale solar powered lamp posts will be used for general illumination in key areas for safety and security around the perimeter of the road and parking areas . All building and site lighting will meet International Dark-Sky Association guidelines to protect the night skies from light pollution . Water Conservation: water-conserving plumbing fixtures, low flow toilets, faucets and shower heads will be used . Electric HVAC: High-efficiency heat-pump systems will be used to provide heating and cooling. Energy Star: The building will meet National Program Requirements Energy Star Multifamily New Construction, Version 1 / 1.1. The following are specified to achieve this certification: • Energy Star certified bathroom fans with continuous operation in all bathrooms • Energy Star certified windows and doors with insulated double or triple pane windows, Low E coated, argon gas filled glass • Energy Star certified residential kitchen appliances and mechanical equipment • All fixtures will low-flow plumbing fixtures (single handle faucets and mixing valves. Shower heads: 1 .5 gpm; kitchen faucets: 1 .5 gpm aerators; lavatory faucets: 1 .0 gpm aerators; toilets: 1 .28 gpf • Air sealing details and a tight thermal envelope that exceeds stretch building code requirements • Energy Star rated light fixtures and LED lighting will be used throughout Paint: Low to zero VOC paints, primers, adhesives sealants and interior finishes are specified to ensure clean and healthy indoor air quality . Framing: • Insulation: Framing details will be specified to allow for maximum insulation throughout the entire structure . This will include the reduction of framing members to reduce thermal transfer; items like California framed corners, wall studs spaced at 24” o.c. and insulated window & door headers will be detailed . • Engineered Lumber: pre-engineered lumber including LVLs, roof trusses, etc. will be used to reduce lumber and construction waste Insulation: • Exterior Walls: insulation strategy anticipated to incorporate damp sprayed cellulose, using min . R-20 to achieve higher insulation values, a tightly sealed building envelope, and great sound attenuation • Attics/Roofs: min . R-49 blown-in cellulose or spray-foam insulation to provide a more complete coverage than fiberglass batt insulation otherwise would and further eliminate air leakage POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 34 – SECTION 2: DEVELOPMENT CONCEPT Recycled-content Building Materials: Fiber-cement lap siding and backerboard (Hardie or approved equal) are anticipated for exterior siding, which uses recycled fly ash, a waste product from coal combustion, as a filler in the product. Furthermore fiber-cement products are low maintenance, rot-, fire and termite-resistant. The project design will incorporate three types of green infrastructure: 1. The preliminary engineering for this project ensures that all the improvements will meet or exceed the requirements for the disposal of septic, wastewater, and groundwater runoff, and minimize the impact of infrastructure on the site through consolidation . 2. The proposed stormwater systems incorporate Low Impact Development (LID) techniques to avoid disturbance of natural areas, reduce impervious surfaces, and manage stormwater runoff to encourage recharge of groundwater, reduction of pollution loads, and minimization of soil erosion and downstream flooding. 3. Specific types of green infrastructure incorporated into the development include roof top infiltration, driveway infiltration swales and an infiltration basin. Preserving the Brewster Landscape The landscape design will minimize the impacts of the built environment through the creation of a sustainable landscape that incorporates green stormwater infrastructure (bioretention areas, tree trenches and infiltration basins) and relies on native plantings to blend into the surrounding landscape . The design uses a nature-based approach to create a landscape that complements the proposed building architecture, matches the context of the Brewster landscape, protects our natural resources and promotes interaction among the community’s residents . A centrally located wooded community green along with pocket greens and a larger play field provide open space for residents both young and old . The design will strive to preserve groups of existing trees and understory to maintain large and small buffers within and along the perimeter of the landscape . Mowed turf areas requiring high nutrient inputs and frequent watering and mowing will be kept to a minimum by using a native fescue seed mix blend for the mowed areas . When possible, less frequently mowed areas will be incorporated along the woodland edge . This approach will not only reduce the nutrient pollutant loading associated with traditional lawn care, but also reduces the carbon emissions associated with landscape maintenance . The plant selection will take its cue from the native plants of the surrounding plant communities . Bioretention Area with Native Plantings Sachem’s Path Tree Buffer – Nantucket, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 35 – Surface-tree trench SECTION 2: DEVELOPMENT CONCEPT Naturalized Infiltration Basin Stormwater Related to the site and landscape design approach, the stormwater management is based on four fundamental green stormwater infrastructure (GSI) principles: 1. Embrace stormwater as a resource rather than treat as a waste . 2. Preserve and/or re-create the natural environment . 3. Reduce impervious cover . 4. Implement a nature-based stormwater management system to minimize the effects of impervious cover . Stormwater will be considered early in the design process to provide multiple design benefits as well as meet the following objectives: To capture and treat, at a minimum, the “first flush” (first one-inch of stormwater runoff) from the impervious surfaces to maintain or improve water quality conditions when compared to existing conditions To provide groundwater recharge to the greatest extent practicable in conformance with the Massachusetts Department of Environmental Protection groundwater recharge criteria To minimize runoff from the post-developed conditions located along the periphery of the site . Wastewater The proposed wastewater treatment and disposal system is located in the western portion of the site, behind the multifamily unit building . The wastewater system will be designed in accordance with Title 5, the State Environmental Code, 3105 CMR 15 .000 and the Brewster Health Department Regulations . The design flow for the system is estimated at 8,800 gallons per day (gpd) . The treatment system will require includes an advanced wastewater treatment system capable of nitrogen reduction discharging to 20 pressure dosed leaching trenches . The primary and reserve leaching trenches require a 15,500 square foot (sf) area (158’ x 98’). The collection system consists of 8-inch diameter PVC sewer main, 6-inch diameter PVC sewer laterals and 4-foot diameter precast concrete manholes that transport wastewater by gravity to the wastewater treatment system . Melpet Farm Tree Preservation – Dennis, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 36 – SECTION 2: DEVELOPMENT CONCEPT Universal Design Careful consideration will be given to the overall and detailed design of all the dwelling units with regards to the following Seven Principles of Universal Design: 1. Equitable Use: The design is useful and marketable to people with diverse abilities . 2. Flexibility in Use: The design accommodates a wide range of individual preferences and abilities . 3. Simple and Intuitive Use: Use of the design is easy to understand, regardless of the user’s experience, knowledge, language skills, or current concentration level . 4. Perceptible Information: The design communicates necessary information effectively to the user, regardless of ambient conditions or the user’s sensory abilities . 5. Tolerance for Error: The design minimizes hazards and the adverse consequences of accidental or unintended actions . 6. Low Physical Effort: The design can be used efficiently and comfortably and with a minimum of fatigue . 7. Size and Space for Approach and Use: Appropriate size and space is provided for approach, reach, manipulation, and use regardless of user’s body size, posture, or mobility . The individual units have an efficient and simple plan, resulting in 1-bedroom, 2-bedroom and 3-bedroom units of 550 to 1,150 square feet (net) . Five (5%) of the units are designed to be fully handicap accessible (Type A), with a majority of the rest Type B for future adaptability . All units will be visitable . In addition, one unit will be built for audio and visually impaired residents per UFAS requirements . The handicapped and adaptable units are designed and will be built to meet all applicable provisions of the Code of Massachusetts Regulations Title 521 for Accessible and Usable Buildings and Facilities, Uniform Federal Accessibility Standards (UFAS) and the Fair Housing Act . These include, but are not limited to the following design elements: 1. Provision of accessible signage for all common rooms and dwelling unit entries with visual characteristics . Braille characteristics will be used throughout on building signage . Unit entry signage should be mounted no more than 60” above the floor to the top of the sign and located on the wall adjacent to the latch side of the door or the door itself . 2. Kitchen and accessible level floor bathrooms have been designed to meet circular, T-shape turning space or parallel approach requirements . 3. Accessible sinks/vanities meeting accessibility requirements are specified. 4. Accessible toilets meeting accessibility requirements are specified. 5. Standard roll-in type shower compartment in accessible level floor bathrooms meeting accessibility requirements is specified. 6. Adequate clearance on closets doors is designed for . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 37 – SECTION 2: DEVELOPMENT CONCEPT 7. Adequate passage through all interior doors is ensured with specified 36” wide doors which allow for the 34” min. clear opening. 8. All electrical receptacles, switches, range hood controls and electrical receptacles are specified to be installed per code and ANSI 117 .1 standards . 9. Accessible route from parking area to handicap accessible dwelling units are provided. Visibility to other units is designed with minimal number of steps to the front door . 10. Low profile thresholds are specified throughout at interior doors and front entry doors. 11. In the wall blocking reinforcement for the future installation of grab bars at toilets, bathtubs and shower compartments are specified. 12. All units should be adaptable with minimum 36” wide doors and blocking for future grab bars. POAH Leadership in Sustainability POAH has been a longstanding leader in sustainable design and consistently among the vanguard of affordable housing developers using sustainable technology . In 2020, POAH was named a Department of Energy (DOE) Better Buildings Challenge Goal Achiever with a 20% reduction in energy use portfolio-wide by implementing enclosure improvements, boiler control upgrades, LED lighting retrofits and onsite renewable energy generation across our 12,000-unit portfolio . Much of POAH’s new construction projects have been LEED certified, although we are increasingly targeting more rigorous goals, such as Passive House. POAH has five properties under construction or in pre-development that are working towards Passive House designation: Mattapan Station (MA), Bartlett Yard (MA), Oxford Place (RI), Barry Farm (DC) and C40 Garfield Green (IL). Bartlett Yard – Boston, MA POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 38 – SECTION 2: DEVELOPMENT CONCEPT POAH has developed internal standards for construction called the “POAH Basis of Design” (poahbod. org) that include sustainable and performance product objectives . These construction standards are followed throughout POAH’s ownership and operations, ensuring a continued and impactful approach to our sustainability goals . At a minimum, our buildings meet Enterprise Green Communities compliance, and we continually explore the impact of higher performance goals and grant opportunities to cover the incremental costs of these important sustainability features . More recently, POAH was awarded three clean energy grants from Massachusetts Clean Energy Technology Center (MassCEC), awarded through their Passive House Design Challenge Program . Some aspects of POAH’s Basis of Design that will be relevant to the Millstone Road project are provided below . For a more comprehensive experience, please visit www .poahbod .org . Plumbing High efficiency fixtures and fittings will be used that that meet or exceed EPA Water Sense standards . Faucet deck sets will have 0 .5 GPM restrictors in baths, and 1 .5 GPM restrictors in kitchens and showers 1 .5 GPM, and toilets will be 0 .86 GPF (pressure assisted) . Domestic hot water will be shared heat pump high efficiency storage tanks. Lighting Exterior lighting will be predominantly building-mounted decorative LED fixtures at key locations. Minimal pole mounted lighting will be supplemented to insure reasonable coverage in parking lots. Exterior lighting will be time clock controlled, and all fixtures will respect dark sky initiatives by focusing lighting towards the ground plane with shielded fixtures. This will also make for better neighboring with abutters . Interior common area lighting will be high efficiency and carefully designed to promote a warm, residential environment . Each apartment entry will have its own wall mounted sconce as part of the entry consideration. Interior lighting will use high efficiency LED fixtures meeting Energy Star standards . Environmentally Preferable Products As previously mentioned, exterior materials will be predominantly cementitious sidewall products with potential recycled content, and cellulose is assumed for building insulation . We have used these products consistently in both new construction and energy efficiency retrofits in our portfolio. Other opportunities to use recycled materials or construction procedures will be fully explored during plan development . The project specifications will reflect optimal recycling, both in construction operations and building materials, and will promote products manufactured in America . POAH + HAC MILLSTONE ROAD HOUSING PROPOSAL – 39 – SECTION 2: DEVELOPMENT CONCEPT Well Being as a Sustainability Principle Well-being and sustainability are synonymous in housing . Discussions around sustainability are often confined to discussions about first choice systems and products. However, sustainability is also related to long term performance standards . Resident satisfaction, low turnover, minimal reinvestment requirements, and overall positive living experience are also critical issues . Achieving the optimal combination of design features to maximize long-term performance is a complex process, with issues like optimal natural light exposure competing with energy efficiency for prime billing . We generally provide dedicated fresh air to each dwelling unit through a variety of available systems, and successfully reconcile the use of resilient flooring with high standards for sound and noise control, critical in family housing . Melpet Farm – Dennis, MA 2 Oliver Street, Suite 500 | Boston, MA 02109 | tel 617.261.9898 | fax 617.261.6661 | www.poah.org | info@poah.org June 15, 2022 Ms. Rebecca Frawley Wachtel Low Income Housing Tax Credit Program Massachusetts Department of Housing & Community Development 100 Cambridge Street, Suite 300 Boston, MA 02114 RE: 0 Millstone Road, Brewster, MA – 40B Project Eligibility Application – Zoning Analysis Dear Ms. Frawley Wachtel: This letter summarizes the zoning requirements for the 0 Millstone Road project, located in Brewster, MA. We remain confident that we will obtain all required zoning waivers, as the Town thinks favorably of our proposal and awarded the developer designation to our team via a competitive RFP process. For that reason, we anticipate a planning process akin to a “friendly 40B” project. The property is in the RL (Residential Low Density) District, where multifamily dwellings and affordable multifamily dwelling units are uses that are not allowed. As part of the Comprehensive Permit application, we anticipate requesting waivers from the following local laws and regulations, and others, as may be identified during the review process. Town of Brewster, MA / Division 1 Town Meeting Enactments / Part II: General Legislation / Zoning Article IV – Use Regulations - Section 179-10 – Applicability of use regulations - Section 179-11 – Table of Use regulations Article V – Area and Bulk Regulations - Maximum Permitted Height - Maximum Building Coverage of Lot - Maximum Building Coverage of Buildable Uplands Within Lot Area - Minimum Required Lot Size: o Lot Area o Lot Frontage o Front Yard Setback o Side Yard Setback o Rear Yard Setback Article VI – Signs Article IX – Special Regulations - Section 179-34 – Multifamily dwellings Article XI. Water Quality Protection District - Section 179-61 Water Quality Review Article XII. Site Plan Review - Section 179-64 Applicability We will review all these regulations as we proceed with the zoning and permitting process with the Town of Brewster. We are working with land use attorney Peter Freeman, who has extensive experience with 40B developments on Cape Cod. In addition, our architects at Union Studio and engineers at Horsley Witten will guide us regarding the dimensional waivers required for the project. If you have questions or need any additional information, please contact me at cfellows@poah.org or (207) 671-0587. Sincerely, Cory Fellows Vice President, Real Estate Development Preservation of Affordable Housing, Inc. f re ster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 April 5, 2022 RE: NOTICE OF AWARD — 0 Millstone Road Request for Proposal Dear Mr. Gornstein & Ms. Magnotta: Office of: Select Board Town Administrato The Town of Brewster, through its Select Board, is pleased to approve you as the developer and manager of the planned Millstone Road Community Housing initiative. The project, as proposed, consists of developing 45 affordable rental units located on Town -owned land, Assessor's parcel ID #98-12. The Awarding Authority considers the proposal submitted by Preservation of Affordable Housing and Housing Assistance Corporation for the above -described work as the most responsive to its comparative criteria in the Request For Proposals dated October 13, 2021. Please return an acknowledged copy of this notice to my attention. Further, attached is a DRAFT land development agreement and ground lease. Please review this document and provide us with suggested edits or deletions at your earliest convenience. The Town hopes to complete negotiations as soon as possible. Please contact me should you have any questions or concerns. On behalf of the Town of Brewster, we appreciate the time and attention you have already devoted to this important community project, and we look forward to working with you. Sincerely, Peter Lombardi Town Administrator & Chief Procurement Officer cc: Brewster Select Board Brewster Affordable Housing Trust Shirin Everett, KP Law (Brewster Town Counsel) Julie Creamer, Preservation of Affordable Housing David Quinn, Housing Assistance Corporation ACCEPTANCE OF NOTICE OF AWARD Receipt and acceptance of the Above Notice of Award Is Hereby Acknowledged By: Preservation of Affordable Housing This day of , 2022 By: Title: By: Housing Assistance Co oration This day of 2022 By: Title: One Stop2000 Affordable Housing Finance Application [Version 1.21] © Page 1 Section 1 PROJECT DESCRIPTION Name and Address of Project 1 .Project Name: 1a .Application Completed By: 1b .Original Application Date:6/13/22 Application Revision Date:N/A 2 .Project Address: 3 .Neighborhood 4 .City/ Town MA 02631 (state)(zip code) 5 .County BARNSTABLE 6 .Scattered Sites?No 7 .Is this a qualified census tract?Yes Select A QCT 0109.00 8 .Difficult to develop area no QCT information last updated on: 1/1/2022 Development Plan 9 .Development Type (Please check all that apply.) Yes New construction No Acquisition, substantial rehab of existing housing No Acquisition, moderate rehab of existing housing No Acquisition, minimal or no rehab of existing housing No Adaptive re-use of non-residential structure 10 .Proposed Housing Type Rental (except SRO or Assisted Living, see below) 11 .Project Description:Number of buildings: 11 12 .Development Schedule:Original Revised Application Date 6/13/22 Construction Loan Closing 11/2024 Initial Loan Closing (MHFA only)11/2024 Construction Start 11/2024 50% Construction Completion 5/2025 Construction Completion 11/2024 First Certificate of Occupancy 12/2025 Final Certificate of Occupancy 1/2026 Sustained Occupancy 3/2026 Permanent Loan Closing 7/2026 0 Millstone Road Application Date: 6/13/22 © Massachusetts Housing Investment Corporation, 1993, 1994, 1995, 1999 in its own name and on behalf of MHFA, DHCD, and the MHP Fund. All rights reserved. 0 Millstone Road 0 Millstone Road Brewster POAH and HAC have partnered to construct 45 rental units on a 16.6-acre site owned by the Town of Brewster. The Town has awarded development rights to POAH and HAC via a competitive RFP process. All 45 apartments are designed as Cape-style Manor House duplexes focused on a central park and community building, leaving much of the wooded site untouched. Over 75% of units will be income-restricted and targeted for households earning up to 30% and 60% AMI. The remaining 10 units will be restricted for households earning between 60% and 80% AMI, intended as "workforce" homes. Optional user comments Revised Date: N/A Preservation of Affordable Housing Section 1. Project Description Page 2 13 .Unit Mix: Low-Income Low-Income Low-Income Other Income Market Total Rental Assisted below 50%below 60%below 80%Rate Units SRO 0 0 bedroom 0 1 bedroom 10 5 15 2 bedrooms 4 16 5 25 3 bedrooms 4 1 5 4 bedrooms 0 Total Units 8 0 27 10 0 45 Home Units* 0 *HOME units included in the above totals.Other Income=Below 80% of median income 14 .Unit Size in square feet: Low-Income Low-Income Low-Income Other Income Market Average Rental Assisted below 50%below 60%below 80%Rate All Incomes SRO N/A 0 bedroom N/A 1 bedroom 591.0 591.0 591 2 bedrooms 821.0 821.0 821.0 821 3 bedrooms 1252.0 1252.0 1,252 4 bedrooms N/A 15 .Number of bathrooms in each unit: Low-Income Low-Income Low-Income Other Income Market Average Rental Assisted below 50%below 60%below 80%Rate All Incomes SRO N/A 0 bedroom N/A 1 bedroom 1.0 1.0 1.0 2 bedrooms 2.0 2.0 2.0 2.0 3 bedrooms 2.0 2.0 2.0 4 bedrooms N/A 16 .Funding Applied For: Please check all the funding that is being applied for at this time, with this application: DHCD Tax Credit Allocation .......................................................….. Category ..............……………........................................... Category ...........................................………….............. HOME Funding through DHCD ............................................................................................No Massachusetts Housing Finance Agency (select all that apply): Official Action Status ...................................................................................................................No Construction Financing/Bridge Financing........................................................................................................No Permanent Financing ...................................................................................................No Massachusetts Housing Partnership (MHP) Fund: Permanent Rental Financing Program ..............................................................................No Massachusetts Housing Investment Corporation (select all that apply): Debt Financing ..............................................................................................................No Tax Credit Equity Investment ..................................................................................................No Boston Department of Neighborhood Development (DND):No Other Yes Other…………………………………………………………………… Other…………………………………………………………………… Other…………………………………………………………………… Other…………………………………………………………………… Financing from MassDevelopment 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Federal 9% LIHTC State LIHTC Barnstable County HOME Town of Brewster CPA MassHousing Workforce Housing No Cape Light Energy Grant Section 1. Project Description Page 3 New 17 .Number of buildings planned:Total Construction Rehabilitation a. Single-Family 0 b. 2-4 Family 0 c. Townhouse 10 10 d. Low/Mid rise 1 1 e. High-rise 0 f. Other 0 TOTAL 11 11 0 18 .Number of units:45 45 19 .Gross Square Footage a. Residential 41,941 41,941 b. Commercial - 20 .Net Rentable Square Footage:Total Percent of Gross a. Residential `35,650 s.f.85% b. Commercial s.f. N/A 21 .Number of handicapped accessible units 2 Percent of total 4% 22 .Fire Code Type 23 .Will building(s) include elevators?Yes How many? 24 .Are the following provided with the housing units: a. Range? ........................................................Yes Gas or electric?electric b. Refrigerator? ..........................................Yes c. Microwave? ................................................No d. Dishwasher? .................................................No e. Disposal? .........................................................No f. Washer/Dryer Hookup? ..............................No g. Washer & Dryer? ..........................................No h. Wall-to-wall Carpet? .......................................No i. Window Air Conditioner? ..................................No j. Central Air Conditioning? ...............................Yes 25 .Are the following included in the rent: a. Heat? .............................................................No b. Domestic Electricity? ...................................No c. Cooking Fuel? ................................................No d. Hot Water? ...................................................No e. Central A/C, if any? .....................................No 26 .Type of heating fuel: 27 .Total no. of parking spaces:72 Outdoor: 72 Enclosed: 28 .Number of parking spaces exclusively for the use of tenants: a. Residential Total: 68 Outdoor: 68 Enclosed: b. Commercial Total: 0 Outdoor: Enclosed: 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Electric Optional user comments Wood frame design has been developed to the schematic level and utility structure has not yet been decided. Section 1. Project Description Page 4 29 .Will rehabilitation require the relocation of existing tenants? 30 .Scope of rehabilitation: Please describe the following (or type N/A). a. Major systems to be replaced: b. Substandard conditions and structural deficiencies to be repaired: c. Special features/adaptations for special needs clients to be housed: 31 .Are energy conservation materials in excess of the Building Code? a. Insulation ..............................................................No b. Windows .................................................................No c. Heating system .................................................Yes R-Value or type? Information On Site And Existing Buildings Square Feet Acres 32 .Size of Site:723,096 16.60 33 .Wetlands area: 34 .Buildable area:174,240 4.00 Existing Conditions: 35 .What is the present use of the property? 36 .Number of existing structures:- 37 .Gross s.f. of existing structures: 38 .If rehabilitation:number of units num. of bedrooms a. Number of existing residential units/bedrooms: b. Number of units/bedrooms currently occupied: 39 .If site includes commercial space: a. Square footage of existing commercial space: square feet b. Square footage currently occupied: square feet 40 .What are the surrounding land uses? Utilities: 41 .Are the following utilities available on the site: a. Sanitary sewer?Yes b. Storm sewer?Yes c. Public water?Yes d. Electricity?Yes e. Gas?Yes If any of the above are not available, is plan attached explaining how such service will be extended to the site?N/A Wastewater treatment plan to be developed on site, in collaboration with Town of Wellfleet 0 Millstone Road Application Date: 6/13/22 Not applicable Not applicable Not applicable elementary school and residential uses Not applicable vacant wooded land Revised Date: N/A Section 1. Project Description Page 5 Zoning: 42 .Does the present zoning allow the proposed development?No 43 .Have you applied for a zoning variance, change,special permit or subdivision?No 44 .Do you anticipate applying for a comprehensive permit under Chapter 774?Yes Site Control: 45 .What form of site control do you have? Include copies of the appropriate site control documents as part of Exhibit 4. 46 .Please provide details about your site control agreement. a. Name of Seller: b. Principals of seller corporation: c. Type of Agreement: d. Agreement Date:4/6/2022 e. Expiration Date:N/A f. Purchase price if under agreement:N/A g. Is there any identity of interest between buyer and seller?N/A 47 .In the past three years, have there been any defaults on any mortgage on the property or any other forms of financial distress?No 48 .Are there any outstanding liens on the property?No Amenities and Services: 49 .Please indicate distance from site and locate on city/town map (Exhibit 1). Distance a. Shopping facilities .................................................1.50 miles b. Schools .................................................................2.70 miles c. Hospitals ................................................................3.20 miles d. Parks and recreational facilities ...........................0.10 miles e. Police station ........................................................3.80 miles f. Fire station .............................................................3.70 miles g. Public transportation .............................................1.00 miles h. Houses of worship ................................................1.70 miles i. City/Town Hall ........................................................2.80 miles 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Designated Developer (by public agency) Award Letter N/A Town of Brewster Please include information on the property zoning in Exhibit 3. This should include a zoning map, highlighting any special use or dimensional restrictions on the property. If the present zoning does not allow for the proposed use, please explain current status and how approvals will be obtained. Section 1. Project Description Page 6 Environmental Information 50 .Is there any evidence of underground storage tanks or releases of oil No or hazardous materials, including hazardous wastes, on the site or within close proximity to the site? 51 .Has a Chapter 21E assessment been performed?Yes Please include a copy as Exhibit 2 52 .Does the project consist of either: (a) new construction of more than No 100 units; or (b) substantial rehabilitation of more than 200 units, or where more than 10% new floor space is added? 53 .Does the building require lead paint abatement?No 54 .Does the building require asbestos abatement?No 55 .Do radon tests show radon levels exceeding four picocuries/liter?No 56 .Is there any evidence that the premises are insulated with urea No formaldehyde foam (UFFI)? 57 .Is the site located in an historic district, or contain buildings listed or No eligible for listing in the State Register of Historic Places? 58 .Are there any above ground storage containers with flammable or No explosive petroleum products or chemicals within 1/2 mile of the site? 59 .Is the site located in a floodplain or wetlands area?No 60 .Does the site contain endangered animal or plant species?No 61 .Is the site subject to noise impact from jet airports within five miles, major highways within 1,000 feet, or rail traffic within 3,000 feet?No 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A One Stop2000 Affordable Housing Finance Application [Version 1.21] ©Page 7 Section 2 DEVELOPMENT TEAM SUMMARY 62 .Developer/Sponsor Type 63 .Developer/Sponsor: Form of Legal Entity Legal Name Address Contact Person E-mail 64 .Owner/Mortgagor: Legal Name Address Has this entity already been formed?No Principals Principals Contact Person Telephone No. / Fax. No. E-mail 65 .General Partner: Legal Name Address Has this entity already been formed?No Principal (if corporate) Contact Person % of Ownership Telephone No. / Fax. No. E-mail 66 .General Partner: Legal Name Address Has this entity already been formed?No Principal (if corporate) Contact Person % of Ownership Telephone No. / Fax. No. E-mail 0 Millstone Road Application Date: 6/13/22 Millstone Preservation Associates Limited Partnership Cory Fellows (617) 449-0878 cfellows@poah.org 2 Oliver Street, Suite 500 Boston, MA 02109 2 Oliver Street, Suite 500 n/a Corporation Preservation of Affordable Housing Inc. 2 Oliver Street, Suite 500 Boston, MA 02109 Revised Date: N/A POAH HAC Millstone LLC POAH Inc. Boston, MA 02109 Section 2. Development Team Summary Page 8 67 .Development Partner: Legal Name Address Contact Person Telephone No. / Fax. No. E-mail 68 .Contractor: Name Address Fed Tax ID # Contact Person Telephone No. / Fax. No. E-mail 69 .Architect: Name Address Contact Person Telephone No. / Fax. No. E-mail paul@unionstudioarch.com 70 .Management Agent: Name Address Contact Person Telephone No. / Fax. No. E-mail 71 .Attorney (Real Estate): Name Address Contact Person Telephone No. / Fax. No. E-mail 72 .Attorney (Permitting): Name Address Contact Person Telephone No. / Fax. No. E-mail 73 .Syndicator: Name Address Contact Person Telephone No. / Fax. No. E-mail 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A 508-771-5400 x288 Housing Assistance Corporation David Quinn dquinn@haconcapecod.org not applicable Hyannis, MA 02601 460 West Main Street Union Studio 160 Mathewson Street, #201 Providence, RI 02903 Paul Attemann not yet determined pfreeman@freemanlawgroup.com 508-362-4700 Yarmouthport, MA 02675 POAH Communities 401-272-4724 Freeman Law Group 86 Willow Street Peter Freeman Daniel Rosen drosen@kleinhornig.com (617) 224-0607 Boston, MA 02110 Klein Hornig 101 Arch Street, Fl. 11 2 Oliver Street, Suite 500 Boston, MA 02109 Rochelle Beeks rbeeks@poahcommunities.com (617) 449-1007 Section 2. Development Team Summary Page 9 74 .Guarantor: Name Address Contact Person Telephone No. / Fax. No. E-mail 75 .Service Provider or Coordinator: Name Address Contact Person Telephone No. / Fax. No. E-mail 76 .Marketing Agent: Name Address Contact Person Telephone No. / Fax. No. E-mail 77 . Other role Name Address Contact Person Telephone No. / Fax. No. E-mail 78 . Other role Name Address Contact Person Telephone No. / Fax. No. E-mail 79 .Is there any identity of interest between any members of the development team? Yes 80 .Please describe the relationship of the development entity to sponsoring organizations. Is the entity newly-formed or to-be-formed? Is it a single-purpose corporation? How will the parent corporation provide support to this entity? Include an organizational chart showing other affiliates of the parent corporation, as appropriate, and principals of each. 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Millstone Preservation Associates Limited Partnership is the proposed developer / owner entity. This entity is wholly owned by POAH Inc and Housing Assistance Corporation. Millstone Preservation Associates Limited Partnership is the proposed developer / owner entity. This entity is wholly owned by POAH Inc and Housing Assistance Corporation. It is a single purpose entity that has not been formed yet. Preservation of Affordable Housing, LLC 508-833-6600 90 Route 6A, Unit 1 Brian Kuchar, RLA, P.E., LEED AP 2 Oliver Street, Suite 500 Boston, MA 02109 Sandwich, MA 02563 Cory Fellows cfellows@poah.org not yet determined jstuart@poahcommunities.com Julianna Stuart POAH Communities Boston, MA 02109 Landscape Architect 2 Oliver Street, Suite 500 bkuchar@horsleywitten.com Horsley Witten 617-449-1097 Environmental / Civil Engineer 617-449-0878 One Stop2000 Affordable Housing Finance Application [Version 1.21] ©Page 10 Section 3 SOURCES AND USES OF FUNDS Sources of Funds Amortization Table #1 Private Equity:Optional user calculations 81 .Developer's Cash Equity $0 Federal 9% LIHTC equity 9,499,050 82 .Tax Credit Equity (net amount) (See line 360, Section 5, page 18.)$9,499,050 83 .Developer's Fee/Overhead, Contributed or Loaned $250,000 State LIHTC equity 2,800,000 84 .Other Source:$2,800,000 Public Equity: 85 .HOME Funds, as Grant $ 86 .Grant: 87 .Grant:$ 88 .Total Public Equity $0 Subordinate Debt (see definition):Amount Rate Amortiz.Term 89 .Subordinate Debt $3,860,000 2.00%yrs.yrs. Source: 90 .Home Funds-Local, as Subordinate Debt $250,000 2.00%yrs.yrs. Source: 91 .Subordinate Debt $300,000 2.00%yrs.yrs. Source: 92 .Subordinate Debt $500,000 2.00%yrs.yrs. Source: 93 .Subordinate Debt $1,000,000 2.00%yrs.yrs. Source: 94 .Total Subordinate Debt $5,910,000 Permanent Debt (Senior):Amount Rate Override Amortiz.Term MIP 95 .MHFA $%%yrs.yrs.% 96 .MHFA $%%yrs.yrs.% 97 .MHP Fund Permanent Loan $%yrs.yrs.% 98 .Other Permanent Senior Mortgage $4,001,574 6.31%yrs.yrs.% Source: 99 .Other Permanent Senior Mortgage $% yrs.yrs.% Source: 100 .Total Permanent Senior Debt $4,001,574 101 .Total Permanent Sources $22,460,624 Construction Period Financing:Amount Rate Term 102 .Construction Loan $0 %mos. Source: Repaid at: (event) 103 .Other Interim Loan $0 %mos. Source: Repaid at: (event) 104 .Syndication Bridge Loan $0 %mos. Source: Repaid at: (event) 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A State LIHTC DHCD Funds, various TBD Barnstable County HOME Brewster CPA Cape Light Energy Grant MassHousing Workforce Housing MHFA Program 1 MHFA Program 2 Section 3. Sources and Uses of Funds Page 11 Uses of Funds The Contractor certifies that, to the best of their knowledge, the construction Direct Construction:estimates, and trade-item breakdown on this page are complete and accurate. 105 .Who prepared the estimates? Name Signature 106 .Basis for estimates? DV Trade Item Amount Description 107 .3 Concrete 108 .4 Masonry 109 .5 Metals 110 .6 Rough Carpentry 111 .6 Finish Carpentry 112 .7 Waterproofing 113 .7 Insulation 114 .7 Roofing 115 .7 Sheet Metal and Flashing 116 .7 Exterior Siding 117 .8 Doors 118 .8 Windows 119 .8 Glass 120 .9 Lath & Plaster 121 .9 Drywall 122 .9 Tile Work 123 .9 Acoustical 124 .9 Wood Flooring 125 .9 Resilient Flooring 126 9 Carpet 127 .9 Paint & Decorating 128 .10 Specialties 129 .11 Special Equipment 130 .11 Cabinets 131 .11 Appliances 132 .12 Blinds & Shades 133 .13 Modular/Manufactured 134 .13 Special Construction 135 .14 Elevators or Conveying Syst. 136 .15 Plumbing & Hot Water 137 .15 Heat & Ventilation 138 .15 Air Conditioning 139 15 Fire Protection 140 .16 Electrical 141 .Accessory Buildings 142 .Other/misc $16,200,000 143 .Subtotal Structural $16,200,000 144 .2 Earth Work 145 .2 Site Utilities 146 .2 Roads & Walks 147 .2 Site Improvement 148 .2 Lawns & Planting 149 2 Geotechnical Conditions 150 2 Environmental Remediation 151 2 Demolition 152 .2 Unusual Site Cond 153 .Subtotal Site Work $0 154 .Total Improvements $16,200,000 155 .1 General Conditions $0 156 .Subtotal $16,200,000 157 .1 Builders Overhead $0 158 .1 Builders Profit 159 .TOTAL $16,200,000 160 Total Cost/square foot: $386.26 Residential Cost/s.f.: $386.26 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Section 3. Sources and Uses of Funds Page 12 Development Budget: Total Residential Commercial Comments 161 .Acquisition: Land $0 162 .Acquisition: Building $0 163 .Acquisition Subtotal $0 $0 $0 164 .Direct Construction Budget $16,200,000 $16,200,000 165 .Construction Contingency $810,000 $810,000 5.0%of construction 166 .Subtotal: Construction $17,010,000 $17,010,000 $0 General Development Costs: 167 .Architecture & Engineering $1,215,000 $1,215,000 168 .Survey and Permits $177,000 $177,000 169 .Clerk of the Works $50,000 $50,000 170 .Environmental Engineer $15,000 $15,000 171 .Bond Premium $0 172 .Legal $176,719 $176,719 173 .Title and Recording $30,000 $30,000 174 .Accounting & Cost Cert.$30,000 $30,000 175 .Marketing and Rent Up $50,000 $50,000 176 .Real Estate Taxes $30,015 $30,015 177 .Insurance $227,063 $227,063 178 .Relocation $0 $0 179 .Appraisal $10,000 $10,000 180 .Security $0 $0 181 .Construction Loan Interest $375,000 $375,000 182 .Inspecting Engineer $50,000 $50,000 183 .Fees to:tax credit reservation $45,000 $45,000 184 .Fees to: $0 185 .MIP $0 186 .Credit Enhancement Fees $0 187 .Letter of Credit Fees $0 188 .Other Financing Fees $325,000 $325,000 189 .Development Consultant $0 190 .Other:FF&E $50,000 $50,000 191 .Other:misc $25,654 $25,654 192 .Soft Cost Contingency $144,073 $144,073 5.0%of soft costs 193 .Subtotal: Gen. Dev.$3,025,523 $3,025,523 $0 194 195 .Subtotal: Acquis., Const.,$20,035,523 $20,035,523 $0 196 and Gen. Dev. 197 198 .Capitalized Reserves $351,937 $351,937 199 .Developer Overhead $0 200 .Developer Fee $2,073,164 $2,073,164 201 202 .Total Development Cost $22,460,624 $22,460,624 $0 TDC per unit $499,125 203 204 .TDC, Net $21,858,687 $21,858,687 $0 TDC, Net per unit $485,749 205 206 207 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A furniture, fixtures, & equipment Soft costs-environmental legal fees-owner, legal fees-external (lender and investor) (from line 159) survey, permits perm loan origination fee, construction loan origination fee utility deposits, POAH Communities Setup/IT costs market/rent study, mktg/leaseup taxes during construction builders' risk and Property and Liability during construction lender and investor construction inspection fee tax credit reservation fee 208 Page 13 209 210 Additional Detail on Development Pro-Forma: 211 212 .Gross Syndication Investment 213 214 Off-Budget Costs: 215 Syndication Costs: 216 . Syndication Legal 217 . Syndication Fees 218 . Syndication Consultants 219 . Bridge Financing Costs 220 . Investor Servicing (capitalized) 221 . Other Syndication Expenses 222 . Total Syndication Expense $0 223 . Current Reserve Balance 224 Reserves (capitalized): 225 . Development Reserves 226 . Initial Rent-Up Reserves 227 . Operating Reserves $232,432 228 . Net Worth Account 229 . Other Capitalized Reserves $111,245 230 . Subtotal: Capitalized Reserves $343,677 231 232 . Letter of Credit Requirements 233 234 .Total of the Above $343,677 235 236 Error: The total on line 214 is different from the capitalized reserves shown on line 195. 237 238 Please Answer The Following Dev. Reserves Initial Rent-Up Op. Reserves Net Worth Other Letter of Credit 239 Who requires the reserves? 240 Who administers the reserves? 241 When and how are they used? 242 243 244 245 246 247 248 Unit Sales (For Sale Projects Only): 249 .Gross Sales From Units $ 250 .Cost of Sales (Commissions, etc.) $ 251 .Net Receipt from Sales $0 252 253 Debt Service Requirements: 254 .Minimum Debt Service Coverage 255 256 .Is this Project subject to HUD Subsidy Layering Review?No Optional user comments 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Under what circumstances can they be released? One Stop2000 Affordable Housing Finance Application [Version 1.21] ©Page 14 Section 4 OPERATING PRO-FORMA Operating Income Rent Schedule:Contract Utility Total No. of 257 .Low-Income (Rental Assisted):Rent Allowance Gross Rent Units SRO $0 0 0 bedroom $0 0 1 bedroom $0 0 2 bedrooms $2,036 $2,036 4 3 bedrooms $2,523 $2,523 4 4 bedrooms $0 0 258 .Low-Income (below 50%): SRO $0 0 0 bedroom $0 0 1 bedroom $0 0 2 bedrooms $0 0 3 bedrooms $0 0 4 bedrooms $0 0 259 .Low-Income (below 60%): SRO $0 0 0 bedroom $0 0 1 bedroom $1,109 $45 $1,154 10 2 bedrooms $1,330 $63 $1,393 16 3 bedrooms $1,535 $81 $1,616 1 4 bedrooms $0 0 260 .Low-Income (below 80%): SRO $0 0 0 bedroom $0 0 1 bedroom $1,308 $45 $1,353 5 2 bedrooms $1,560 $63 $1,623 5 3 bedrooms $0 0 4 bedrooms $0 0 261 .Market Rate (unrestricted occupancy): SRO 0 0 bedroom 0 1 bedroom 0 2 bedrooms 0 3 bedrooms 0 4 bedrooms 0 Commercial Income:(average) 262 .Square Feet:0 @ /square foot =$0 Parking Income:(average) 263 .Spaces:72 @ /month x 12 =$0 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Section 4. Operating Pro-Forma Page 15 Other Operating Income Assumptions: 264 .Laundry Income (annual):5,059$ Optional user calculations 265 .Other Income:a.tenant charges 270$ b. c. d. e. f. Vacancy Allowance: 266 .Low-Income (Rental Assistance)5.0% 267 .Low-Income (below 50%) 268 .Low-Income (below 60%)5.0% 269 .Other Income below 80%5.0% 270 .Market Rate 271 .Commercial Trending Assumptions for Rents:Year 2 Year 3 Years 4-5 Years 6-20 272 .Low-Income (Rental Assistance) 273 .Low-Income (below 50%) 274 .Low-Income (below 60%) 275 .Other Income below 80%%%%% 276 .Market Rate %%%% 277 .Commercial Space Rental %%%% 278 .Laundry Income 279 a.Other Income tenant charges %%%% b.Other Income - %%%% c.Other Income - %%%% d.Other Income - %%%% e.Other Income - %%%% f.Other Income - %%%% Operating Subsidy and Capitalized Operating Reserves: 280 .Subsidy Source I ............................... 281 .Subsidy Source II ............................. 282 .Capitalized Operating Reserve Amount:$Source: 283 .Yearly Draws on Subsidies and Reserves: Subsidy Subsidy Draw on Source I Source II Oper. Reserve Year 1 $$$ Year 2 $$$ Year 3 $$$ Year 4 $$$ Year 5 $$$ Year 6 $$$ Year 7 $$$ Year 8 $$$ Year 9 $$$ Year 10 $$$ Year 11 $$$ Year 12 $$$ Year 13 $$$ Year 14 $$$ Year 15 $$$ Year 16 $$$ Year 17 $$$ Year 18 $$$ Year 19 $$$ Year 20 $$$ Year 21 $$$ 284 .Annual Operating Income (year 1)$763,283 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Section 4. Operating Pro-Forma Page 16 Operating Expenses Annual Operating Exp.:Total Residential Commercial Comments 285 .Management Fee $30,780 $30,780 286 .Payroll, Administrative $39,000 $39,000 287 .Payroll Taxes & Benefits, Admin.$25,109 $25,109 288 .Legal $3,200 $3,200 289 .Audit $12,500 $12,500 290 .Marketing $329 $329 291 .Telephone $2,412 $2,412 292 .Office Supplies $11,511 $11,511 293 .Accounting & Data Processing $4,860 $4,860 294 .Investor Servicing $0 295 .DHCD Monitoring Fee $1,750 $1,750 296 .$3,826 $3,826 297 .$609 $609 298 .Subtotal: Administrative $105,106 $105,106 $0 299 .Payroll, Maintenance $37,800 $37,800 300 .Payroll Taxes & Benefits, Admin.$0 301 .Janitorial Materials $1,400 $1,400 302 .Landscaping $22,500 $22,500 303 .Decorating (inter. only)$6,550 $6,550 304 .Repairs (inter. & ext.)$21,155 $21,155 305 .Elevator Maintenance $5,068 $5,068 306 .Trash Removal $8,160 $8,160 307 .Snow Removal $11,300 $11,300 308 .Extermination $2,016 $2,016 309 .Recreation $0 310 .$7,292 $7,292 311 .Subtotal: Maintenance $123,241 $123,241 $0 312 .Resident Services $41,500 $41,500 313 .Security $6,948 $6,948 314 .Electricity $37,485 $37,485 315 .Natural Gas $0 316 .Internet $1,176 $1,176 317 .Water & Sewer $24,030 $24,030 318 .Subtotal: Utilities $62,691 $62,691 $0 319 .Replacement Reserve $15,750 $15,750 320 .Operating Reserve $0 321 .Real Estate Taxes $30,015 $30,015 322 .Other Taxes $0 323 .Insurance $31,230 $31,230 324 .MIP $0 $0 325 .$100 $100 326 .Subtotal:Taxes, Insurance $61,345 $61,345 $0 327 .TOTAL EXPENSES $447,361 $447,361 $0 447360 ($1) 0 Millstone Road Application Date: 6/13/22 Fire/life safety, parking, uniforms property and liability insurance payroll taxes Other: Ground Lease Cable TV/Internet Access 15750 Other: Education & Training Other: Credit References Other: Fire/Life Safety, Parking, Uniforms payroll taxes, workers comp, health insurance, retirement benefits see section above janitorial supplies, hardware supplies, maintenance tools Revised Date: N/A resident service programs and payroll including travel supplies, postage, computer expense and support, miscellaneous heating/cooling repairs, plumbing repairs, appliance repairs, vehicle and mtce equipt repairs, hurricane prep/repairs for compliance and professional fees management salary painting & decorating, painting & decorating contract grounds supplies, grounds contract maintenance super salary $37,800 security agency, alarm, and camera extermination contract + supplies Section 4. Operating Pro-Forma Page 17 Other Operating Expense Assumptions Trending Assumptions for Expenses Year 2 Year 3 Years 4-5 Years 6-20 328 .Sewer & Water .........................................................% % % % 329 .Real Estate Taxes ..................................................% % % % 330 .All Other Operating Expenses ..........................................................% % % % Reserve Requirements: 331 .Replacement Reserve Requirement per unit per year 332 .Operating Reserve Requirement per unit per year Debt Service:Annual Payment 333 .MHFA N/A 334 .MHFA N/A 335 .MHP Fund Permanent Loan N/A 336 .Other Permanent Senior Mortgage N/A Source: N/A 337 .Other Permanent Senior Mortgage N/A Source: N/A 338 .Total Debt Service (Annual)$0 339 .Net Operating Income $315,922 (in year one) 340 .Debt Service Coverage N/A (in year one) Affordability: Income Limits and Maximum Allowable Rents 341 .County BARNSTABLE MSA Barnstable Town, MA This MSA does not match the county you have chosen 342 .Maximum Allowed Rents, by Income, by Unit Size:Income Limits last updated on 6/10/2021 Maximum Income Maximum Rent (calculated from HUD income data) 50%60%80%50%60%80% SRO #VALUE!#########VALUE!#VALUE!#VALUE!#VALUE! 0 bedroom #VALUE!#########VALUE!#VALUE!#VALUE!#VALUE! 1 bedroom #VALUE!#########VALUE!#VALUE!#VALUE!#VALUE! 2 bedrooms #VALUE!#########VALUE!#VALUE!#VALUE!#VALUE! 3 bedrooms #VALUE!#########VALUE!#VALUE!#VALUE!#VALUE! 4 bedrooms #VALUE!#########VALUE!#VALUE!#VALUE!#VALUE! ######## 343 .H.U.D. "Fair Market Rents" (Maximum): 0 bedroom $825 1 bedroom $920 2 bedrooms $1,234 3 bedrooms $1,614 4 bedrooms $1,695 5 bedrooms $1,949 FMR Information last updated on 6/10/2021 0 Millstone Road Application Date: 6/13/22 MHFA Program 2 Area median income for a family of MHFA Program 1 Revised Date: N/A Section 4. Operating Pro-Forma Page 17a Operations before this transaction:Operations after: Current Annualized Future Market Type Number Rent Income Number Rents Rent GPR 344 .SRO 0 0 0 0 0 0 345 .0 bedroom 0 0 0 0 0 0 346 .1 bedroom 15 0 0 15 0 0 347 .2 bedrooms 25 0 0 25 0 0 348 .3 bedrooms 5 0 0 5 0 0 349 .4 bedrooms 0 0 0 0 0 0 350 .Gross Potential Rental Income 0 0 351 .Vacancy 0%0 Vacancy 5%-39,892 352 .Other Income 0 Other Income 5,329 353 .Effective Gross Income 0 Effective Gross Income -34,563 Operating Expenses Year Reason % Change Year 354 .Management fee 0 30,780 355 .Administration 0 105,106 356 .Maintance/Operations 0 123,241 357 .Resident Services 0 41,500 358 .Security 0 6,948 359 .Utilities 0 62,691 360 .Replacement Reserve 0 15,750 361 .Operating Reserve 0 0 362 .Real Esate Taxes 0 30,015 363 .Insurance 0 31,330 364 .Total Expenses 0 447,361 365 .Net Operating Income 0 Net Operating Income -481,924 366 .Transaction Description: Optional user calculations 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A One Stop2000 Affordable Housing Finance Application [Version 1.21] ©Page 18 Section 5 LOW INCOME HOUSING TAX CREDITS Percent of Project Which Qualifies for Tax Credit 367 .Low-Income Units ................................35 Total Units: 45 368 .Percent of Units .............................77.8% 369 .Low-Income Square Feet .............28,590 s.f.Total Area: 35,650 s.f. 370 .Percent of Area .................................80.2% 371 .Applicable Percentage ..........................77.8% (This is the lower of lines 333 and 335 above.) 372 .Is the project utilizing tax-exempt financing?No 373 .Does the project qualify for an acquisition credit? No 374 .Does the rehabilitation qualify for a 9% rather than 4% credit?No 375 .How much financing is nonqualified (federally subsidized?) $ 376 .What grant funds must be subtracted from acquisition basis? $ 377 .What grant funds must be subtracted from rehabilitation basis? $ 378 .Will the project have a minimum of 20% of units for households earning less than 50% of median, or 40% for less than 60% of median? 40% Of Units Historic Tax Credit: 379 .Does the project qualify for historic tax credits?No 380 .What are the rehabilitation costs which are not qualified for historic credits?Not Applicable Project Qualification for 130%: 381 .Is the project located in a "qualified census tract" or in a "difficult to Yes develop" area? Acquisition Rehabilitation Calculation of Maximum Tax Credit Amount Credit Credit 382 .Total Eligible Development Costs $0 $19,509,122 383 .Less: Portion of Grants Allocated to Basis $0 $0 384 .Less: 20% Historic Rehab Credit Basis Reduction $0 $0 385 .Less: Nonqualified source of financing $0 $0 386 .Subtotal: Eligible Basis $0 $19,509,122 387 ."Hard to develop" area 100%130% 388 .Percent Low-Income 77.8%77.8% 389 .Applicable Rate 4.00%9.00% 390 .Maximum Annual Tax Credit Amount $0 $1,775,837 391 .Total Annual Tax Credit Amount $1,000,000 392 .Estimated Net LIHTC Syndication Yield 0.95$ rate per $$9,499,050 393 .Est. Net Historic Tax Credit Syndication Yield -$ rate per $$0 394 .Total Estimated Net Tax Credit Syndication Yield (based on above)$9,499,050 395 .Applicant's Estimate of Net Tax Credit Equity.$9,499,050 (from line 82) 0 Millstone Road Application Date: 6/13/22 [Note: This page represents a rough estimate of low income credits for which this project may be eligible. It does not represent a final determination.] Revised Date: N/A Section 5. Low Income Housing Tax Credits Page 19 Percentage of Costs Not in Total in DepreciableAcquisition Rehabilitation Not In Residential Basis Credit Basis Credit Basis Basis 396 .Acquisition: Land $0 $0 397 .Acquisition: Building $0 $0 $0 $0 398 .Acquisition Subtotal $0 $0 $0 $0 399 .Direct Construction Budget $16,200,000 10%$0 $14,580,000 $1,620,000 400 .Construction Contingency $810,000 0%$0 $810,000 $0 401 .Subtotal: Construction $17,010,000 $0 $15,390,000 $1,620,000 General Development Costs: 402 .Architecture & Engineering $1,215,000 0%$1,215,000 $0 403 .Survey and Permits $177,000 0%$177,000 $0 404 .Clerk of the Works $50,000 0%$50,000 $0 405 .Environmental Engineer $15,000 0%$15,000 $0 406 .Bond Premium $0 0%$0 $0 407 .Legal*$176,719 75%$0 $44,180 $132,540 408 .Title and Recording $30,000 0%$0 $30,000 $0 409 .Accounting & Cost Certificat.$30,000 100%$0 $0 $30,000 410 .Marketing and Rent Up*$50,000 100%$50,000 411 .Real Estate Taxes*$30,015 0%$0 $30,015 $0 412 .Insurance $227,063 68%$0 $73,163 $153,900 413 .Relocation $0 100%$0 $0 $0 414 .Appraisal $10,000 100%$0 $0 $10,000 415 .Security $0 0%$0 $0 $0 416 .Construction Loan Interest*$375,000 20%$0 $300,000 $75,000 417 .Inspecting Engineer $50,000 0%$0 $50,000 $0 418 .Financing Fees*tax credit reservation $45,000 100%$0 $0 $45,000 419 .Financing Fees* $0 0%$0 $0 $0 420 .MIP $0 0%$0 $0 $0 421 .Credit Enhancement Fees $0 100%$0 $0 $0 422 .Letter of Credit Fees*$0 0%$0 $0 $0 423 .Other Financing Fees*$325,000 100%$0 $0 $325,000 424 .Development Consultant $0 0%$0 $0 $0 425 .Other* .............................FF&E $50,000 0%$0 $50,000 $0 426 .Other* .............................misc $25,654 100%$0 $0 $25,654 427 .Soft Cost Contingency*$144,073 20%$0 $115,258 $28,815 428 .Subtotal: Gen. Dev.$3,025,523 $0 $2,149,616 $875,907 429 .Subtotal: Acquis., Const.,$20,035,523 $0 $17,539,616 $2,495,907 and Gen. Dev. 430 .Developer Overhead $0 $0 $0 $0 431 .Developer Fee/Profit $2,073,164 5%$0 $1,969,506 $103,658 432 .Capitalized Reserves $351,937 100%$0 $0 $351,937 433 .Total Development Cost $22,460,624 434 .Total Net Development Cost $21,858,687 435 .Total Eligible Tax Credit Basis $19,509,122 $0 $19,509,122 * Some or all of these costs will typically be allocated to intangible assets or expensed. 0 Millstone Road Application Date: 6/13/22 Revised Date: N/A Preservation of Affordable Housing, LLC Calvert Syndication 2 Oliver Street, Suite 500 Boston, MA 02109 TO THE ORDER OF Boston Private Bank 10 Post Office Square. Boston, MA 02109 **** TWO THOUSAND THREE HUNDRED FIFTY AND 00/100 DOLLARS Mass Housing Partnership o° nen itMQe 1372 2022 $2,350.0©**,' 11'001372ii' 1:0L1002343': 09E3304LL6il' DATE:06/01/2022 CK#:1372 TOTAL:$2,350.00*** BANK:Calvert Syndication(901calsy) PAYEE:Mass.Housing Partnership(massh7) Property Address - Code POAH, LLC - 199902 Invoice - Date Description Amount Brewster Millstone PEL App FeeBrewster Millstone: Mass Housing Par 2,350.00 2,350.00 DATE:06/01/2022 CK#:1372 TOTAL:$2,350.00*** BANK:Calvert Syndication(901calsy) PAYEE:Mass Housing Partnership(massh7) Property Address - Code Invoice - Date Description Amount PQAH, LLC - 199902 Brewster Millstone PEL App FeeBrewster Millstone: Mass Housing Par 2,350.00 2,350.00 Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 MEMORANDUM TO: Brewster Select Board FROM: Peter Lombardi, Town Administrator Donna Kalinick, Assistant Town Administrator RE: Recommended Dates for Fall 2022 Town Meeting & Citizen’s Petition Deadline DATE: August 4, 2022 After conferring with relevant Town officials, we are recommending that the Board set the date for Fall Special Town Meeting as Monday November 14, 2022 at 6:00pm, to be held at Stony Brook Elementary School. We are also recommending that the Board establish Wednesday, September 28, 2022 as the deadline for submitting a citizen’s petition for a warrant article to be included in the Special Town Meeting. Town bylaws specify that they must be submitted forty-five (45) days in advance of Annual Town Meeting, but are silent on Special Town Meeting deadlines – a loophole that we are seeking to address this fall. A reminder that the number of signatures required for a citizen’s petition for Special Town Meeting is one hundred (100). Assuming a November 14 Town Meeting date, the warrant is anticipated to open on September 12 and close on October 17. Office of: Select Board Town Administrator Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 MEMORANDUM TO: Select Board FROM: Peter Lombardi, Town Administrator RE: Bay Property Planning Committee Charge DATE: July 8, 2022 When the Select Board approved the original charge for the Bay Property Planning Committee (BPPC) in December 2021, we included the following language in the committee’s purpose: “If recommended (future) uses include construction of a community center and/or Town offices, evaluate alternative uses of Council on Aging site, Town Hall, and/or Eddy (Elementary) School”. In working with Reed Hilderbrand to develop the project brief and scope of work for comprehensive planning consulting services, it became clear that exploring alternatives for these other Town properties and facilities would be best taken up in future planning phases once the comprehensive plan for the Bay property is completed. While the committee certainly needs to account for potential impacts on other Town properties in assessing future use scenarios of the Bay property, especially if there is consensus support to site a community center at this location, those processes and related decisions will likely be sufficiently complex without further expanding the committee’s scope to also include evaluation of multiple additional properties, each with their own range of reuse options. The BPPC unanimously voted in favor of this proposed change to the committee’s charge at their July 19 meeting. Office of: Select Board Town Administrator Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 MEMORANDUM TO: Select Board FROM: Donna Kalinick, Assistant Town Administrator RE: Pond Parcel Property Planning Committee Charge DATE: August 4, 2022 When the Select Board approved the original charge for the Pond Property Planning Committee in December 2021, the Board decided to make the Recreation Commission member a liaison. The original suggestion from Administration was that they be a voting member. It has become clear after a few months of meetings that the composition of the committee would be better served with the Recreation Commission member as a voting member and this would also make it a committee of 11, instead of 10 members. Typically, there is a preference for an odd number of committee members. When the Select Board, Town Administration and Brewster voters approved the Town meeting warrant article for the acquisition of the Pond Parcel, it was with the understanding that the following uses could occur on the Pond Parcel: habitat protection, watershed protection, open space, conservation and passive recreation, active recreation, community housing and general municipal purposes. It is important that the Committee explore all options thoroughly so that the Board and the public can make decisions about the future of the parcel. Office of: Select Board Town Administrator Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 Fax: (508) 896-8089 MEMORANDUM RE: Sea Camps Planning Committees DATE: December 20, 2021; Revised January 10, 2022 At their December 20, 2021 meeting, the Select Board unanimously approved the following charges for the two new planning committees tasked with developing Comprehensive Plans for the former Cape Cod Sea Camps properties. At the January 10th, 2022 Select Board meeting, the charge was updated to include a member of the Water Commission as a voting member instead of a liaison. Bay Property Planning Committee (BPPC) 1. Purpose: a. Identify existing conditions of the former Cape Cod Sea Camps Bay property b. Evaluate potential low-cost, short-term public access opportunities c. Develop and propose interim public access plan d. Develop and implement a public engagement strategy to ensure broad community input e. Determine priority long-term uses appropriate for the Bay property, taking the adjacent Spruce Hill property into consideration f. Identify and evaluate potential partner organizations with shared interests and values, particularly MA Audubon and YMCA Cape Cod g. Propose recommended long-term uses and partnerships h. If recommended long-term uses include construction of a community center and/or Town offices, evaluate alternative uses of Council on Aging site, Town Hall, and Eddy School as appropriate i. Develop an implementation plan for the proposed uses 2. Strategies: a. Actively engage the public and stakeholders b. Provide residents with regular updates regarding progress and milestones c. Consider a range of interests, needs, ages, and abilities d. Collaborate with design professionals to develop and present a comprehensive plan to the Select Board and Town Meeting Office of: Select Board Town Administrator i. Consider Brewster’s key strategic planning documents (Vision Plan, Open Space and Recreation Plan, Coastal Resource Management Plan, Housing Production Plan, and others) ii. Incorporate maintenance, safety, and legal requirements iii. Identify estimated one-time project costs, ongoing operating expenses, funding sources, and timelines, incorporating prudent financial practices and exploring opportunities for revenue generation 3. Composition: Eleven (11) total members, including: a. Two (2) representatives from Select Board (Select Board Chair shall not be eligible) b. One (1) representative from each of the following committees: Vision Planning Committee; Natural Resources Commission; Recreation Commission c. Six (6) at-large members (may be part-time residents) d. Term: One (1) year, subject to annual reappointment; first term through June 30, 2023 e. Officers: Committee shall initially and annually thereafter elect a Chair, Vice Chair, and Clerk; Chair position shall not be held by a Select Board member; Chair and Vice Chair will meet on quarterly basis with their counterparts on PPPC to ensure coordination f. Liaisons (non-voting): Finance Committee; Open Space Committee; Council on Aging; Affordable Housing Trust; Cultural Council g. Representatives (non-voting): MA Audubon, YMCA Cape Cod, and Brewster Conservation Trust; other organizations such as Trustees of Reservations, etc may be included as needed h. Lead Town Staff Support: Town Administrator; other Department Heads as needed 4. Appointment Process: a. Notice soliciting letters of interest and completed applications from residents will be posted on Town website – due January 21, 2022 b. Residents seeking to serve as at-large members will be asked to complete new Board/Committee application form c. Members of representative committees will be asked to submit letters of interest d. Select Board members appointed to serve on BPPC will individually vet all applicants (at-large and representative members) and then make their recommendations to the full Board in February e. Select Board are anticipated to make all appointments by the end of February f. Committees and outside organizations may identify their own liaisons/representatives 5. Selection Criteria: In addition to the criteria outlined in the Select Board’s recently revised Board & Committee Appointment Policy, Select Board members will also take into account the following criteria in selecting members to serve on this committee: a. Record of effective teamwork ability; able to collaborate well with others to achieve common goals b. Experience in community planning, municipal activities, project management, equity and inclusion, conservation/environment, park management, sustainability, historic preservation, recreation, public finance, (landscape) architecture, youth services, human services, engineering, community housing, and/or law c. Excellent written and verbal communication skills d. Previous volunteer service e. Sufficient time to actively participate in meetings and take on tasks outside of meetings Pond Property Planning Committee (PPPC) 1. Purpose: a. Identify existing conditions of the former Cape Cod Sea Camps Pond property b. Evaluate potential low-cost, short-term public access opportunities c. Develop and propose interim public access pan d. Develop and implement a public engagement strategy to ensure broad community input e. Determine priority long-term uses appropriate for the Pond property, taking the adjacent Long Pond Woodlands (Robinson) property into consideration f. Identify and evaluate potential partner organizations with shared interests and values, particularly MA Audubon and Brewster Conservation Trust g. Propose recommended long-term uses and partnerships h. Develop an implementation plan for the proposed uses 2. Strategies: a. Actively engage the public and stakeholders b. Provide residents with regular updates regarding progress and milestones c. Consider a range of interests, needs, ages, and abilities d. Collaborate with design professionals to develop and present a comprehensive plan to the Select Board and Town Meeting i. Consider Brewster’s key strategic planning documents (Vision Plan, Open Space and Recreation Plan, Coastal Resource Management Plan, Housing Production Plan, and others) ii. Incorporate maintenance, safety, and legal requirements iii. Identify estimated one-time project costs, ongoing operating expenses, funding sources, and timelines, incorporating prudent financial practices and exploring opportunities for revenue generation 3. Composition: Ten (10) total members, including: a. Two (2) representatives from Select Board (Select Board Chair shall not be eligible) b. One (1) representative from each of the following committees: Natural Resources Commission; Open Space Committee; Affordable Housing Trust, Water Commission c. Four (4) at-large members (may be part-time residents) d. Term: One (1) year, subject to annual reappointment; first term through June 30, 2023 e. Officers: Committee shall initially and annually thereafter elect a Chair, Vice Chair, and Clerk; Chair position shall not be held by a Select Board member; Chair and Vice Chair will meet on quarterly basis with their counterparts on BPPC to ensure coordination f. Liaisons (non-voting): Finance Committee; Vision Planning Committee; Recreation Commission g. Representatives (non-voting): MA Audubon & Brewster Conservation Trust; other organizations may be included as needed h. Lead Town Staff Support: Assistant Town Administrator; other Department Heads as needed 4. Appointment Process: a. Notice soliciting letters of interest and completed applications from residents will be posted on Town website – due January 21, 2022 b. Residents seeking to serve as at-large members will be asked to complete new Board/Committee application form c. Members of representative committees will be asked to submit letters of interest d. Select Board members appointed to serve on PPPC will individually vet all applicants (at-large and representative members) and then make their recommendations to the full Board in February e. Select Board are anticipated to make all appointments by the end of February 5. Selection Criteria: In addition to the criteria outlined in the Select Board’s recently revised Board & Committee Appointment Policy, Select Board members will also take into account the following criteria in selecting members to serve on this committee: a. Record of effective teamwork ability; able to collaborate well with others to achieve common goals b. Experience in community planning, municipal activities, project management, equity and inclusion, conservation/environment, park management, sustainability, historic preservation, recreation, public finance, (landscape) architecture, youth services, human services, engineering, community housing, and/or law c. Excellent written and verbal communication skills d. Previous volunteer service e. Sufficient time to actively participate in meetings and take on tasks outside of meetings KP Law, P.C. | Boston • Hyannis • Lenox • Northampton • Worcester July 22, 2022 Gregg J. Corbo gcorbo@k-plaw.com Hon. David Whitney and Members of the Select Board Brewster Town Hall 2198 Main Street Brewster, MA 02631-3701 Re: Determination and Consent Pursuant to Massachusetts Rules of Professional Conduct, Rule 1.7 - Representation of the Towns of Brewster and Truro Negotiation and Review of Intermunicipal Agreement for Net Metering Credits Dear Members of the Select Board: You have requested that our office provide advice and assistance regarding the drafting of a new Intermunicipal Agreement between the Towns of Brewster (“Brewster”) and Truro for the purchase of net metering credits (the “Agreement”). As you know, KP Law, P.C. serves as Town Counsel to the Town of Truro and we have been asked to work on the Agreement for Truro as well. Our relationship with the Towns of Brewster and Truro creates interests that require disclosure pursuant to the Rules of Professional Conduct of the Massachusetts Bar, which mandate that we obtain the express permission of the Appointing Authority of each client before we can represent the other. The purpose of this letter is to make such disclosure and to request that you determine whether you will permit such representation. In addition, while the State Ethics Commission has determined that KP Law, P.C. and its individual attorneys are not “municipal employees” pursuant to the Conflict of Interest Law, we provide this letter to dispel any appearance of a conflict on the firm’s behalf in this matter. MULTIPLE REPRESENTATION DISCLOSURE The representation of multiple clients is regulated under the Massachusetts Rules of Professional Conduct. The relevant provision, Rule 1.7, states that an attorney may not represent multiple clients if the interests of one client are directly adverse to those of another client, or if his representation of one client may be materially limited by his responsibilities to another client or his own interests. If, however, the attorney reasonably believes that the representation of either client will not be adversely affected and each of the clients consents after consultation, the attorney may represent the client in such a situation. Hon. David Whitney and Members of the Select Board July 22, 2022 Page 2 Very truly yours, Gregg J. Corbo DETERMINATION It is our belief that our position as Town Counsel to the Town of Truro and our work on the Agreement for both Brewster and Truro, for the purposes and under the conditions described in this letter, do not create a concurrent conflict of interest and will not affect the exercise of our independent professional judgment on behalf of Brewster with regard to the drafting of the Agreement or otherwise. The parties appear to have an agreement as to the business terms of the Agreement and require assistance with the preparation of a legal document. The parties further agreed that the costs for such representation will be split equally between both municipalities. Where the parties are in agreement as to the business terms of the Agreement, the only risk I would note would be in the event that negotiations over the Agreement or any matter related to the Agreement breaks down between the parties, to the point where one party seeks legal redress from the other(s). Under these circumstances, KP Law would cease representing both parties with respect to the Agreement. It is, however, for you to determine whether the representation described herein will not impair the integrity of this firm’s services to Brewster. Accordingly, I request that you consent to our representation of both Brewster and Truro with respect to the drafting of the Agreement. Should you so consent, I ask that you sign the enclosed determination as required by the Rules of Professional Conduct. Please sign the two originals provided, return one copy to this office, and retain one copy for your records. Thank you for your consideration. Please do not hesitate to contact me if you have any questions. DETERMINATION It is determined, pursuant to Rule 1.7 of the Massachusetts Rules of Professional Conduct, that the Select Board of the Town of Brewster consents to KP Law, P.C. representing both Brewster and Truro with regard to the drafting of a new Intermunicipal Agreement for the purchase of net metering credits, as disclosed in a letter to the Town dated July 22, 2022, notwithstanding that KP Law, P.C. also serves as Town Counsel for the Town of Truro. TOWN OF BREWSTER By its Select Board Dated: _____________________ David Whitney, Chair Ned Chatelain Kari Hoffman Mary Chaffee Cindy Bingham 818682/90001/0025 Net Metering Credit Purchase Agreement Town of Truro, Massachusetts June 21, 2021 Proposal The following is intended for discussion purposes only. Nothing contained in this document is binding in any way on the parties. Seller Town of Truro Buyer [to be determined] Purchase and Sale Seller will sell to Buyer a Buyer’s Share of Seller’s excess solar Net Metering Credits (NMCs). NMCs will be denominated in dollars not kilowatt-hours. Designated Utility Accounts Buyer shall provide to Seller the Designated Utility Accounts it wishes to be credited. Buyer may specify any number of accounts in Eversource’s SEMA region. Buyer’s Share (percentage) Seller will specify the Maximum Buyer’s Share, which can be adjusted from time to time by Seller. It is expected that Seller will set Maximum Buyer’s Share at 70% or approximately $120,000 per year for approximately four years, after which the Maximum Buyer’s Share will be set to provide approximately $50,000 per year. Buyer will specify its desired Buyer’s Share at any percentage between zero percent and the Maximum Buyer’s Share. Buyer can alter the Buyer’s Share up to once per year. No Minimum Transaction Seller guarantees no minimum transaction, because Seller’s excess NMCs will be determined in part by Seller’s own electricity use and by the solar output and performance of Seller’s contracted solar system. Term The Term will expire May 2037 unless terminated earlier. Termination Either party can terminate the agreement without penalty with 90 days written notice, except that, if Eversource is delinquent in processing a Schedule Z filing, the termination will not be effective until the filed Schedule Z becomes effective. 2 Price For the dollar value of NMCs received by Buyer from Seller, Buyer shall pay to Seller 80% of such value. For the avoidance of doubt, Buyer will pay Seller only for NMCs received. Other Terms Contract may include terms and conditions including, but not confined to payment terms; representations and warranties; confidentiality; events of default and remedies; governing law; and notice. Vision Building Block Goal #Goal Description Timeline Degree of Complexity Vision Plan / Local Comprehensive Plan FY22-23 SB Plan Primary Responsible Party Other Key Stakeholders Former Sea Camps Properties SC-1 Complete discovery phase, including building inventories/ assessments, and continue to implement interim property management plan FY23 Medium X Town Administration and Bay & Pond Property Planning Committees Town Staff SC-2 Continue to develop/refine and implement interim public access/use plans FY23-24 High X X Town Administration and Bay & Pond Property Planning Committees Select Board; BPPC & PPPC Liaisons, Representatives, and Town Staff SC-3 Launch community planning process, engage residents and stakeholders, determine support for constructing new community center on bay property, and develop long-term comprehensive plans for both properties FY23-24 High X X Town Administration and Bay & Pond Property Planning Committees Select Board; BPPC & PPPC Liaisons, Representatives, and Town Staff SC-4 Continue to explore potential short- and long-term partnerships that may mitigate acquisition costs or operating expenses and may provide enhanced services, programs, or amenities to residents FY23-24 Medium X X Town Administration and Bay & Pond Property Planning Committees Select Board; BPPC & PPPC Liaisons and Representatives, and Town Staff Community Character CC-1 Adopt and implement 5-year Community Preservation Plan and seek adoption of proposed bylaw amendments to support maximum flexibility to fund projects to meet community needs FY23 Low X Community Preservation Committee Town Administration; Select Board; Finance Committee; Open Space Committee; Affordable Housing Trust; Historical Commission; Recreation Commission CC-2 Identify and evaluate benefits of introducing/ expanding targeted local tax relief options FY23 Medium X X Finance Team Select Board; Finance Committee; Board of Assessors; Brewster Association of Part-Time Residents CC-3 Complete sociodemographic study to inform next steps in crafting and advancing diversity, equity, and inclusion initiatives FY23 Low X X Town Administration Select Board; Human Resources Dept; Town Staff Open Space OS-1 Complete design and implement updated Drummer Boy Park Master Plan Phase I improvements in coordination with Wing Island Boardwalk project FY23-24 Medium X X Town Administration Select Board; Natural Resources Dept; Department of Public Works; Brewster Conservation Trust; Brewster Historical Society OS-2 Identify and resolve private party encroachments on Town conservation land FY23 Low Town Administration & Natural Resources Dept Select Board; Conservation Commission; Water Commission & Dept; Brewster Conservation Trust OS-3 Develop standard criteria and process to evaluate potential land acquisition and consider establishing municipal land acquisition committee FY23 Medium X Select Board Town Administration; Open Space Committee; Affordable Housing Trust; Water Commission Housing H-1 Develop five-year financial plan for Affordable Housing Trust and determine whether additional funding streams should be explored to support housing initiatives at a range of income levels FY23 Medium X X Affordable Housing Trust & Finance Team Select Board; Finance Committee; Housing Coordinator H-2 Begin implementing priority strategies of updated Housing Production Plan FY23 Medium X X Affordable Housing Trust & Housing Coordinator Select Board; Planning Board; Housing Partnership; Town Administration; Planner H-3 Continue to provide support services to residents, especially CDBG housing rehabilitation and childcare vouchers FY23-24 Medium X Housing Coordinator Select Board; Town Administration; Affordable Housing Trust; Human Services Committee; Council on Aging H-4 Advance Millstone Road Community Housing project FY23-24 High X X Town Administration & Housing Coordinator Select Board; Affordable Housing Trust; Community Preservation Committee; Planning Dept & Zoning Board of Appeals 1 Vision Building Block Goal #Goal Description Timeline Degree of Complexity Vision Plan / Local Comprehensive Plan FY22-23 SB Plan Primary Responsible Party Other Key Stakeholders Local Economy LE-1 Define and provide necessary supports to effectively implement electronic permitting and invest in phased digitization of Town records FY23 Medium X X Town Administration Select Board; IT Director; Building Dept; Health Dept; Planning Dept LE-2 Continue to host semi-annual roundtable with Town officials, Chamber of Commerce, and local business community to build on increased outreach and communication developed during pandemic FY23-24 Low X X Town Administration Select Board; Town Staff; Chamber of Commerce LE-3 Develop Guide to Doing Business in Brewster FY24 Medium X Town Administration Building Dept; Health Dept; Planning Dept; Natural Resources Dept; Town Clerk; Chamber of Commerce Coastal Management CM-1 Complete design and permitting of Wing Island boardwalk FY23 Medium X X Town Administration Select Board; Conservation Commission; Natural Resources Dept; Department of Public Works; Brewster Conservation Trust; Cape Cod Museum of Natural History CM-2 Consider merits of Cape Cod Commission's model coastal resiliency bylaws/regulations and potential implementation FY23-24 Medium X Planning Dept Planning Board; Town Administration; Board of Health & Health Dept; Conservation Commission & Natural Resources Dept; Building Dept Water Resources WR-1 Convene Water Quality Planning & Implementation Task Force to develop updated plan and timeline for advancing integrated water quality initiatives, including adapting to DEP’s proposed changes to Title V regulations and continuing collaboration with external stakeholders FY23-24 High X X Water Quality Task Force Town Administration; Select Board; Natural Resources Commission & Dept; Water Commission & Dept; Board of Health & Health Dept; Planning Board & Dept; Finance Committee; Brewster Ponds Coalition WR-2 Continue to educate public about new stormwater bylaw/regulations and consider refinements as needed FY23 Low X X Planning Dept Planning Board; Town Administration; Conservation Commission & Natural Resources Dept; Building Dept Community Infrastructure CI-1 Determine support for advancing proposed Library Renovation project FY23 Low Select Board Town Administration; Brewster Ladies Library Association & Library Dept CI-2 Conduct a needs assessment and develop FY24-28 COA (Age Friendly) Community Action Plan FY23 Medium X Council on Aging Board & Dept Select Board; Town Administration; Bay Property Planning Committee CI-3 Work with Nauset School officials to clarify process and timeline of next steps regarding results of Elementary School Consolidation Feasibility Study, especially in relation to other potential Town & School capital investments FY23 Medium X X Select Board & Town Administration Brewster School Committee & Nauset Administration; Finance Committee CI-4 Complete Millstone Road project final design/ permitting and create Road Capital Prioritization Plan FY22-23 High X X DPW Director & Town Administration Select Board; Finance Committee CI-5 Develop policy to clarify provision of Town services on private roads and consider potential amendments to private road betterment bylaw FY23-24 Medium DPW Director & Town Administration Select Board; Public Safety Team; Planning Dept & Planning Board; Finance Team 2 Vision Building Block Goal #Goal Description Timeline Degree of Complexity Vision Plan / Local Comprehensive Plan FY22-23 SB Plan Primary Responsible Party Other Key Stakeholders Governance G-1 Establish and communicate budget capacity to Nauset School officials based on the Town’s current and long- term fiscal sustainability FY23 Medium X Select Board & Town Administration Finance Committee & Finance Team; Nauset Regional School Committee; Brewster School Committee; Nauset School Administration; Nauset region Town officials G-2 Successfully launch new Town website and identify preferred enhancements to current communications model FY23 Medium X X Town Administration Select Board; IT Dept; BGTV G-3 Establish process to revise Brewster Town seal & draft related use policy FY23-24 Medium Select Board Town Administration & Town Staff G-4 Evaluate potential amendments to noise bylaw and/or develop entertainment license regulations FY23 Low Select Board & Town Administration Town Staff G-5 Finalize, adopt, and implement Local Comprehensive Plan and monitor progress FY23-24 Medium X X Vision Planning Committee, Select Board, and Planning Board Planning Dept; Town Administration; Town Staff G-6 Develop and launch capital budget and other transparency features of new online platform to continue to improve accessibility of Town finances FY23 Medium X X Finance Team Select Board; Finance Committee G-7 Support Human Resource Department in: 1. Continuing to implement findings from HR audit, including development of employee handbook 2. Continuing to monitor and support employee wellness 3. Creating programs to recognize Town staff/volunteers for their service to the community FY23-24 Medium X X Town Administration Select Board; Human Resources G-8 Identify priority areas to increase organizational capacity to meet enhanced service needs and expanded project demands and develop long-term financing plan to fund necessary personnel FY23-24 Medium X X Town Administration & Finance Team Select Board; Finance Committee; Town Staff G-9 Consider need for and structure of new Parks & Recreation Department responsible for management of Drummer Boy Park, former Sea Camps, Dog Park, and other existing recreational amenities/programs FY23-24 High X X Town Administration Select Board; Finance Team; Human Resources; Recreation Dept & Commission; Natural Resources Dept; Department of Public Works Climate Mitigation & Adaptation CA-1 Develop and implement updated staffing and committee model that reflects the Town’s commitment to comprehensively advancing energy, climate change, and resiliency initiatives FY23 Medium X Town Administration Select Board; Energy Committee & Manager CA-2 Develop net zero energy roadmap FY24 High X X Town Administration Energy Committee & Manager; Select Board; Facilities Manager Solid Waste Management SW-1 Complete site assessment of Department of Public Works and Recycling Center property and facilities and determine next steps FY23 Low X DPW Director Town Administration; Select Board; Recycling Commission SW-2 Continue hydration station installation project FY23-24 Low X Water Superintendent Town Administration; Select Board; Recycling Committee; Water Commission; Facilities Manager 3 Wednesday July 27, 2022 8:30 – 8:45 Opening Remarks & Overview 8:45 – 9:15 Sea Camps 9:15 – 10:15 Community Infrastructure 10:15 – 11:15 Governance 11:15 – 12:00 Community Character 12:00 – 12:30 Lunch 12:30 – 1:15 Water Resources 1:15 – 1:45 Housing 1:45 – 2:15 Local Economy 2:15 – 2:45 Coastal Management 2:45 – 3:15 Open Space 3:15 – 3:30 Recap & Next Steps 2022 Brewster Select Board Annual Retreat Development of FY23-24 Select Board Strategic Plan Goals of Annual Retreat Using last year’s (FY22-23) Strategic Plan as a starting point… •Continue to coordinate all of our initiatives; •Clearly identify consensus priority goals that are generally consistent with both the Vision Plan and draft Local Comprehensive Plan (LCP) and reasonably attainable within the next two years; •Communicate priorities to all stakeholders and use plan to focus our collective efforts across the organization. 2022 Brewster Select Board Annual Retreat Development of FY23-24 Select Board Strategic Plan Our Process •Solicit feedback from all boards and committees (through their respective Chairs) and all Department Heads regarding progress on FY22-23 priority goals and suggested changes/additions •Reference Vision Planning Committee status report on implementation of Vision Plan (~100 action items completed from 2019-2021) & draft LCP Action Items •Goals remain organized under the 8 Vision Plan Building Blocks •Should last year’s Sea Camps block remain? •Should we add the two new building blocks from the LCP (Solid Waste Management and/or Climate Mitigation & Adaptation)? •Should we try to more evenly distribute goals across both FYs? 2022 Brewster Select Board Annual Retreat Recap of FY22-23 Select Board Strategic Plan •33 consensus goals identified (8 less than FY21-22), including: •18 for FY22 •13 in FY22-23 •Remaining 2 for FY23 •21 similar goals carried over from previous plan •12 new goals, including 6 related to the Sea Camps •More than 1/2 are referenced in the Vision Plan (noted with asterisk*) •Did not identify shortlist of high-priority goals (change from previous year) •Primary responsible parties and key stakeholders assigned to each goal •Progress on each goal from last year’s plan is represented as: •significant/complete in green •sufficient/partially complete in orange •insufficient/planned for FY23 in red 2022 Brewster Select Board Annual Retreat Managing Expectations & Organizational Capacity 2022 Brewster Select Board Annual Retreat •Recently updated Housing Production Plan includes 22 implementation strategies over the next 5 years •Recently released draft Local Comprehensive Plan includes 110 Action Items to be accomplished in next 5-10 years •Many recommendations from Hazard Mitigation Plan, Municipal Vulnerability Preparedness Plan, Coastal Resource Management Plan, and Open Space & Recreation Plan remain outstanding •Recently completed Department Head performance evaluations resulted in ~100 goals for FY23 (many of which are more operational - not explicitly identified in recent strategic plans) Managing Expectations & Organizational Capacity 2022 Brewster Select Board Annual Retreat •Faced with convergence of several major infrastructure projects coming online in the next 2+ years: •Drummer Boy Park improvements (Phases I & II) •New Wing Island boardwalk •Millstone Road improvements •Long Pond Boat Ramp upgrade •Stony Brook Millsite fishways improvements •Freeman’s Pond Culvert upgrades •Stony Brook HVAC upgrades 8:45 - 9:15 Sea Camps Status of FY22-23 Goals (1 of 2) •Seek to acquire Sea Camps properties for public access and use, including property inspections and all necessary coordination with legal counsel and relevant consultants* •Complete building inventories and develop/implement short-term property management plan •Develop charge and appoint Sea Camps Comprehensive Plan Advisory Committees 2022 Brewster Select Board Annual Retreat 8:45 – 9:15 Sea Camps Status of FY22-23 Goals (2 of 2) •Determine interim public access/use plans and implement as soon as possible* •Develop Scope of Work for Comprehensive Plans (to include analyses of both Sea Camps parcels as well as Town Hall, Council on Aging, Eddy School, Spruce Hill, and Robinson properties), engage the services of an interdisciplinary team of professionals to assist the committees, and launch community planning processes* •Continue to explore potential short- and long-term partnerships that may mitigate acquisition costs or operating expenses and may provide enhanced services, programs, or amenities to residents* 2022 Brewster Select Board Annual Retreat 8:45 – 9:15 Sea Camps Suggested Changes/Additions for FY23-24 •Complete discovery phase, including building inventories/ assessments and implement interim property management plan •Continue to develop/refine and implement interim public access/use plan •Launch community planning process, engage residents and stakeholders, determine support for constructing new community center on bay property, and develop long-term comprehensive plans 2022 Brewster Select Board Annual Retreat 9:15 – 10:15 Community Infrastructure Status of FY22-23 Goals (1 of 2) •Complete Hazard Mitigation Plan* •Complete comprehensive assessment of Captains Golf operations, finances, and capital needs, and determine feasibility of transitioning to enterprise fund •Complete School Consolidation Feasibility Study and work with key stakeholders to determine appropriate next steps in coordination with Sea Camps Master Planning process 2022 Brewster Select Board Annual Retreat 9:15 – 10:15 Community Infrastructure Status of FY22-23 Goals (2 of 2) •Solicit resident feedback on Millstone Road project and develop Road Capital Prioritization Plan* •Continue hydration station installation project •Develop net zero energy roadmap 2022 Brewster Select Board Annual Retreat 9:15 – 10:15 Community Infrastructure Suggested Changes/Additions for FY23-24 (1 of 3) •Determine support for advancing proposed Library Renovation project and develop planned approach to financing and managing project as needed •Complete Millstone Road Improvement Project final design and permitting and create Roadway Capital Prioritization Plan •Develop policy to clarify Town services on private roads and consider potential amendments to private road betterment bylaw 2022 Brewster Select Board Annual Retreat 9:15 – 10:15 Community Infrastructure Suggested Changes/Additions for FY23-24 (2 of 3) •Identify needs and develop long-term plan for replacement/ upgrades of Town infrastructure, including buildings/facilities as well as beaches, landings, and other (non-building or road) structural elements •Complete site assessment of Public Works and Recycling Center and DPW property and facilities •Conduct a Needs Assessment Survey of our age 45+ population and develop FY24-28 COA (Age Friendly) Community Action Plan 2022 Brewster Select Board Annual Retreat 9:15 – 10:15 Community Infrastructure Suggested Changes/Additions for FY23-24 (3 of 3) •Work with school officials to clarify process and timeline of next steps regarding results of Elementary School Consolidation Feasibility Study, especially in relation to other potential capital investments •Develop updated staffing and committee model that reflects the Town’s commitment to advancing energy, climate change, and resiliency initiatives in a coordinated and comprehensive manner 2022 Brewster Select Board Annual Retreat 10:15 – 11:15 Governance Status of FY22-23 Goals (1 of 3) •Enhance school budget information and clarity by working diligently with the Nauset Regional School Committee, new Nauset Regional School Administration, Brewster School Committee, and Brewster Finance Committee •Launch new, more user-friendly Town website* •Develop and adopt new Select Board Policy on Board/Committee Appointments 2022 Brewster Select Board Annual Retreat 10:15 – 11:15 Governance Status of FY22-23 Goals (2 of 3) •Determine merits of making longer-term changes to traditional municipal service models, including extent of continued expanded remote participation in committee meetings – applying lessons learned from pandemic •Continue to implement Vision Plan and develop Local Comprehensive Plan* •Develop and launch new operating and capital budget platform to improve accessibility and transparency of Town finances* 2022 Brewster Select Board Annual Retreat 10:15 – 11:15 Governance Status of FY21-22 Goals (3 of 3) •Support new Human Resource Department in: 1. Implementing findings from HR audit 2. Continuing to monitor and support employee wellness 3. Creating programs to recognize Town volunteers for their service to the community 4. Examining need to increase organizational capacity in certain key areas to meet expanding service and project demands* •Develop and implement comprehensive strategy regarding use of American Rescue Plan Act funds 2021 Brewster Select Board Annual Retreat 10:15 – 11:15 Governance Suggested Changes/Additions for FY23-24 (1 of 2) •Finalize, adopt, and implement Local Comprehensive Plan and monitor progress •Establish and communicate budget expectations to School officials based on the Town’s current financial capacity and long- term fiscal sustainability •Develop and launch capital budget and other transparency features of new online platform to improve accessibility of Town finances •Successfully launch new Town website, develop preferred enhancements to current communications model, and identify appropriate staffing approach to implement 2022 Brewster Select Board Annual Retreat 10:15 – 11:15 Governance Suggested Changes/Additions for FY23-24 (2 of 2) •Establish a process to revise the Brewster Town seal •Continue support of the Fire/Rescue Department’s Five-Year Strategic Plan, staffing study, and related federal/state grant applications •Develop BFD strategic personnel funding plan to meet growing community infrastructure and service needs (potential for 4 new positions) •Develop and implement a standard employee onboarding and orientation program and draft an employee handbook •Refine and implement a standard employee separation process 2022 Brewster Select Board Annual Retreat 11:15 – 12:00 Community Character Status of FY22-23 Goals •Develop 5-year Community Preservation Plan soliciting input from key stakeholders, consider potential changes to fund allocation formula, and establish a framework for vetting regional project funding requests •Identify and examine potential local tax relief policy options* •Provide education and training to Town officials and residents about issues of diversity, equity, and inclusion 2022 Brewster Select Board Annual Retreat 11:15 – 12:00 Community Character Suggested Changes/Additions for FY23-24 •Adopt and implement 5-year Community Preservation Plan and seek adoption of proposed bylaw amendments to support maximum flexibility to fund projects to meet community needs •Identify and evaluate benefits of introducing/expanding targeted local tax relief options •Complete sociodemographic study to inform next steps in crafting and advancing diversity, equity, and inclusion initiatives •Explore establishing a Village Center and/or activity centers and potential uses and related zoning considerations 2022 Brewster Select Board Annual Retreat 12:30 – 1:15 Water Resources Status of FY22-23 Goals •Develop clear timeline/plan for moving water quality initiatives forward and evaluate Town benefits of participating in Cape Cod and Islands Water Protection Fund* •Develop and propose stormwater management bylaw (MS4 permit)* 2022 Brewster Select Board Annual Retreat 12:30 – 1:15 Water Resources Suggested Changes/Additions for FY23-24 •Reassess approach to IWRMP based on DEP’s proposed changes to Title V regulations •Expand support for water quality and wastewater initiatives including continuing collaboration with non-Town stakeholders and adding new Town staffing as needed •Convene Comprehensive Water Quality Planning & Implementation Task Force to develop updated plan and timeline for advancing integrated water quality initiatives •Continue to educate public about new stormwater bylaw and consider refinements as needed 2022 Brewster Select Board Annual Retreat 1:15 – 1:45 Housing Status of FY22-23 Goals •Identify Affordable Housing Trust operating/capital needs and develop funding plan* •Complete Housing Production Plan* •Develop affordable housing off Millstone Road* 2022 Brewster Select Board Annual Retreat 1:15 – 1:45 Housing Suggested Changes/Additions for FY23-24 (1 of 2) •Develop a five-year financial plan for the BAHT and determine whether additional funding streams should be explored •Based upon the BAHT five-year financial plan, explore other funding opportunities to support housing initiatives at a range of income levels •Continue to provide support services to residents, especially CDBG housing rehabilitation and childcare vouchers with Brewster as the lead community 2022 Brewster Select Board Annual Retreat 1:15 – 1:45 Housing Suggested Changes/Additions for FY23-24 (2 of 2) •Work to identify priority strategies and begin implementing Housing Production Plan •Review zoning and make changes that allow for the creation of more types of housing •Re-evaluate ADU and ADCU bylaws & explore amendments to streamline these provisions or improve their efficacy •Explore potential municipal and private properties that would be suitable for housing and building re-use •Encourage ‘universal design’ in all new housing development initiatives 2022 Brewster Select Board Annual Retreat 1:45 – 2:15 Local Economy Status of FY22-23 Goals •Launch electronic permitting platform* •Host semi-annual roundtable with Town officials, Chamber of Commerce, and local business community to build on increased outreach and communication developed during pandemic* 2022 Brewster Select Board Annual Retreat 1:45 – 2:15 Local Economy Suggested Changes/Additions for FY23-24 •Identify and provide necessary staffing and financial supports to effectively implement electronic permitting and invest in phased digitization of Town records •Leverage Town’s status as Green Community to partner with the Chamber to market Brewster as an eco-friendly destination •Develop Guide to Doing Business in Brewster 2022 Brewster Select Board Annual Retreat 2:15 – 2:45 Coastal Management Status of FY22-23 Goals •Complete design and permitting of Wing Island boardwalk* 2022 Brewster Select Board Annual Retreat 2:15 – 2:45 Coastal Management Suggested Changes/Additions for FY23-24 •Consider merits of Cape Cod Commission model bylaw(s) and potential implementation 2022 Brewster Select Board Annual Retreat 2:45 – 3:15 Open Space Status of FY22-23 Goals •Seek adoption of Drummer Boy Park Master Plan, develop Management Plan, and implement both (in phases) in coordination with Wing Island boardwalk project* •Consider need for and structure of new Parks & Recreation Department responsible for management of Drummer Boy Park, Sea Camps, and other existing recreational amenities/programs 2022 Brewster Select Board Annual Retreat 2:45 – 3:15 Open Space Suggested Changes/Additions for FY23-24 •Complete design and implement updated Drummer Boy Park Master Plan Phase I improvements in coordination with Wing Island Boardwalk project •Evaluate need for and structure of alternative service models to best manage new/enhanced public amenities at Drummer Boy Park, Sea Camps, Dog Park, and other recreational facilities •Develop standard criteria and process to evaluate potential land acquisitions 2022 Brewster Select Board Annual Retreat Next Steps •Town Administration will assemble a summary document for the Board’s consideration for adoption, providing more detail regarding responsible parties and anticipated timelines •Board will review, discuss, and adopt final updated Plan at upcoming meeting •Once formally adopted, the Plan will be distributed to all boards/committees and staff, and will also be posted on the homepage of the Town’s website •Select Board agendas will frequently include goals for discussion, action, and/or status updates to ensure we maintain focus •Iterative annual process that will be aligned with LCP as adopted 2022 Brewster Select Board Annual Retreat BREWSTER’S LOCAL COMPREHENSIVE PLAN 2022 Draft Action Plan Prepared by: The Brewster Vision Planning Committee July 2022 1 COMMUNITY CHARACTER GOAL: Sustain and foster Brewster's historic and archeological values, rural nature, small town feel, and socially inclusive spirit and vitality PURPOSE 1: Provide social opportunities and services for all Actions: ● Expand and enhance service programming for all, including recreational opportunities in a multi- generational community center, and at the former Sea Camps Bay and Long Pond properties. ● Identify, develop, and support new services as needed, building on diversity, equity, and inclusion. ● Ensure that school facilities and activities meet the needs of young families. ● Increase accessibility to all Town activities and facilities. ● Evaluate providing financial support for Pre-K to attract and retain young families. PURPOSE 2: Maintain the Town’s historic heritage and style Actions: ● Support existing regulations and educate public on building design along Rt. 6A to preserve historic character. ● Consider sensitivity to historic nature in development of Town projects. ● Investigate the need for a Demolition Delay Bylaw and implement if supported. PURPOSE 3: Maintain the Town’s small-town feel and scale through appropriate development Actions: ● Explore the establishment of a Town Center and/or activity centers (Village Business Zones) and potential uses. ● Consider land use tools to manage the development of a Town Center and/or activity centers. ● Review mixed use potential in a Town Center and/or activity centers with parking considerations and a plan for walkable and bike able use. 2 WATER RESOURCES GOAL: Protect Brewster's freshwater system to preserve high quality drinking water and maintain or improve the health of our ponds, wetlands and their buffers, and marine watersheds OVERARCHING PURPOSE: Continue to up-date and implement the Integrated Water Resources Management Plan. PURPOSE 1: Protect town drinking water supply areas by continuing open space acquisition and other measures Actions: ● Continue land purchases to protect the drinking water and limit further development around land that protects the aquifer, coordinate with neighboring towns. ● Consider further strengthening drinking water supply protection in industrial zones. ● Evaluate other actions to protect drinking water from the impacts of other land uses. PURPOSE 2: Improve pond water quality through public education, regulation, and mitigation activities Actions: ● Promote and research, including through pilot programs, the use of innovative septic systems and other non- traditional wastewater management models, develop financial management assistance programs and/or non- financial incentives and evaluate management and financing options. ● Explore the feasibility of cluster sewage treatment systems for multifamily housing areas and neighborhoods that will impact pond water quality where supported by sufficient density. ● Fully implement the stormwater bylaw and share further information with the public. ● Continue to update pond water quality data and report to the public. ● Educate the public on water quality issues and what people can do to make a difference in their own homes. ● Pursue land acquisition to protect pond water quality. PURPOSE 3: Protect water quality in marine watersheds through public education, regulation, and mitigation activities Actions: Evaluate the maximum build-out in the Pleasant Bay and Herring River watersheds and its impact on water quality; consider regulations to mitigate impacts. Promote and research, including through pilot programs, the use of innovative septic systems and other non- traditional wastewater management models, develop financial management assistance programs and/or non- financial incentives, and evaluate management and financing options. Explore the feasibility of cluster sewage treatment systems for multifamily and neighborhoods that will impact marine watershed water quality where supported by sufficient density. Continue exploring nitrogen reduction practices on golf courses. Pursue land acquisition to protect marine watersheds water quality. 3 OPEN SPACE GOAL: Maintain and expand open space assets to provide passive recreation, protect fragile plant and wildlife habitat, protect water resources, and contribute to carbon sequestration PURPOSE 1: Improve public access to and expand recreational area use of open space Actions: ● Continue to acquire open space, emphasizing the importance of recreation, the potential for building trail networks, and the positive effect of woodlands in climate mitigation as criteria for land acquisition. ● Develop an integrated trail system for the Long Pond Woodlands and former Sea Camps Long Pond property. Continue to improve public education and information, including guides and signage, about access to and locations of municipal open space assets. PURPOSE 2: Prioritize environmentally sensitive areas for preservation Actions: ● Continue to prioritize land acquisition in public drinking water supply areas. ● Formalize the criteria to evaluate open space acquisitions. ● Emphasize the importance of pond and fragile habitat protection as related to this Purpose. PURPOSE 3: Maintain open space through density and development standards Actions: ● Revise regulations and bylaws to direct growth toward areas with public services, economic activities, and transport, and away from environmentally sensitive areas. ● Develop design standards to prevent fragmentation of environmentally sensitive areas. PURPOSE 4: Maintain open space assets for public resource values Actions: ● Develop and maintain an inventory of all Town-owned open space. ● Develop an active management program for Town-owned open space 4 HOUSING GOAL: Provide more affordable, attainable, accessible, safe, and fair housing, and support residents to maintain and preserve their current housing to remain in the community PURPOSE 1: Achieve the Commonwealth’s goal of 10% affordable housing by 2027 Actions: ● Implement the 2022 Housing Production Plan (HPP) Update. ● Collaborate with existing local and regional groups to conduct public forums educating the general public on what affordable housing is and why it is important in the Town of Brewster. ● Work collaboratively with other towns to increase opportunities for affordable housing. PURPOSE 2: Establish attainable housing by promoting housing choices to allow families, single individuals, older adults, and seasonal workers to live, work, and prosper in the community Actions: ● Review and consider revising, as appropriate, the zoning bylaw to clarify/allow mixed use developments. ● Evaluate ADU bylaw to improve efficacy, explore incentives for a greater number of ADUs, and connect owners to community resources. ● Support creative funding and collaborative partnerships (public/private) in the development of community housing, including incentives for year-round rentals. ● Work collaboratively with other towns to increase opportunities for attainable housing. ● Review and evaluate the zoning bylaw with the aim of promoting more opportunities as appropriate for various types and forms of housing, including two-family residential/ duplex; multi-unit/ multi-family residential; and mixed-use residential development. ● Prioritize the adaptive reuse of existing buildings for housing. ● Evaluate the use of Town-owned properties and propose creative solutions, including reuse of Town owned buildings for housing, such as the former Sea Camps dormitories on the Bay property. ● Evaluate the acquisition of land by the Town for housing. ● Encourage housing in areas near transportation, public services, and economic activities. ● Explore potential housing programs, opportunities, and funding for those earning 80% to 120% of Area Median Income (AMI). PURPOSE 3: Preserve existing year-round housing Actions: ● Promote ability for residents to transition to different forms of housing and remain in Brewster over a lifetime by providing a wide range of housing choices. ● Explore solutions to allow residents to age in place including funding or subsidizing building adaptations, co-housing, and a review of co-pairing situations. ● Evaluate ADU bylaw to improve efficacy, explore incentives for a greater number of ADUs, and connect owners to community resources. ● Support creative funding and collaborative partnerships (public/private) in the preservation of community housing, including incentives for year-round rentals. 5 COASTAL MANAGEMENT GOAL: In the context of coastal change, preserve and protect Brewster’s coastal resources, expand public access, and minimize the vulnerabilities from coastal hazards due to climate change PURPOSE 1: Protect coastal resources in ways that preserve coastal ecosystems and the character of the Town and coastal neighborhoods Actions: ● Evaluate and implement local coastal resiliency by-laws and regulations to preserve the scale, character, and resources in the Town’s coastal planning area. ● Establish a uniform definition of the 100-year coastal floodplain for local regulations. ● Increase public awareness of the importance of healthy coastal wetlands and natural processes, and of the need to protect these resource areas. PURPOSE 2: Maintain and expand public access for all through public consensus and explore alternate modes of transport and access points Actions: ● Explore and evaluate the need for, and feasibility of, alternative transport and options for off-site parking in general and for potential retreat parking for Paine’s Creek and Mant’s Landings. ● Complete the permitting and construction of the Wing Island Boardwalk and the design and construction of the Drummer Boy Park Master Plan, Phase 1. ● Provide interim access and complete long-term planning for beach access at the First Light Beach property. ● Continue to explore opportunities to improve visibility and mobility access at beach landings. PURPOSE 3: Adapt to climate change projections and advance adaptation and resiliency techniques that are financially and environmentally sustainable Actions: ● Periodically assess coastal resource conditions for comparison to baseline conditions and on a regional scale, including sediment budget update, storm tide pathways, and a regional framework for resilience. ● Explore regulatory options for managed retreat from high- risk coastal areas. PURPOSE 4: Provide access for coastal water dependent activities Actions: ● Provide access for commercial aquaculture by updating regulations, evaluating the designation of an Aquaculture Development Area, and analyzing the costs and benefits of expanding shell fishing and aquaculture. ● Provide opportunities for commercial shellfish harvesting by up-dating regulations. ● Expand propagation and other activities to support recreational shellfishing. ● Manage competing uses at town landings and mooring areas. 6 LOCAL ECONOMY GOAL: Promote a sustainable economy that builds on Brewster’s natural and human assets, addresses the needs of small businesses, and provides year-round employment for Brewster’s young families PURPOSE 1: Preserve and enhance Brewster’s economy based on the Town’s natural and cultural resources Actions: ● Develop an economic development strategy that builds on Brewster’s natural, cultural, and human resources and aims to maintain existing small businesses and attract new small businesses. ● Work proactively with the Brewster Chamber of Commerce and other stakeholders to refine a common marketing strategy. ● Provide more information, including signage and online material, to help visitors find their way to public resources, businesses, and other amenities in town. ● Consider the impact of Town facilities in anchoring community activity centers in making capital investment decisions. PURPOSE 2: Maintain and attract small businesses compatible with the Town’s character and promote year-round employment Actions: ● Review and revise bylaws and regulations to allow a greater variety of small business, including in-home businesses, compatible with the Town’s character. ● Build public awareness/understanding of the concept of form-based zoning. Consider form-based zoning to focus on the physical form of development rather than on the type of business. ● Develop a guide to doing business for local businesses in Brewster. ● Continue to implement online permitting to clarify and simplify the permitting process. 7 GOVERNANCE GOAL: Provide an inclusive Town government that encourages participation by all residents by engaging in two-way communication, expanding volunteer opportunities, and providing customer friendly service PURPOSE 1: Continue to communicate Town plans and activities to residents Actions: ● Develop a written Communications Plan to better inform residents about Town affairs. ● Continue to provide news and announcements on the Town website and on social media. ● Provide updated and relevant information on the Town website, including Town finances, projects, permitting processes, and other initiatives. PURPOSE 2: Expand the volunteer base to increase the use of citizen expertise and build diversity in decision-making Actions: ● Develop and launch a Citizens Leadership Academy to help introduce residents to government services and volunteer opportunities. ● Continue the use of Town-wide activities and ad hoc committees to engage residents in Town affairs. ● Develop a central database of volunteers to assist with recruitment of qualified volunteers across all Town Departments and appointed Committees. ● Acknowledge contributions of active volunteers and recognize volunteers when they complete their commitment in order to improve volunteer retention. PURPOSE 3: Continue to strengthen the customer service approach to Town services Actions: ● Develop a resource section on the Town website that includes educational materials including videos (e.g., by link to Vimeo, BGTV or LCTV files) and fact sheets on topics such as responsibilities of Town Departments, zoning, permitting, ADUs, and other matters of high interest. ● Develop a ‘How to Do Business Guide’ for homeowners to explain permitting processes. 8 COMMUNITY INFRASTRUCTURE GOAL: Maintain and enhance town infrastructure in an environmentally and economically sustainable way that supports government services, opportunities for community interaction, the local economy and culture, public health, multi-modal transportation options, and expanded recreational opportunities. OVERARCHING PURPOSE: This goal, the Town’s Capital Plan, and the Select Board’s Strategic Plan shall inform one another and shall be applied in harmony and aligned with one another. PURPOSE 1: Plan and design Town building and construction projects to benefit the broad cross-section of all users and interests in the community Actions: ● Include enhanced universal accessibility where feasible on Town properties and projects. ● Move forward on a needs assessment for a multi- generational community center, including potential sites, users and, as applicable, next steps related to results of the School Consolidation Feasibility Study and the Bay Property comprehensive planning process. ● Implement the updated Master Plan for Drummer Boy Park. ● Complete the comprehensive planning processes for, and begin implementation of, the plans for the Bayside and Long Pond properties. PURPOSE 2: Provide enhanced recreational opportunities, access and facilities for all Actions: ● Develop a town-wide plan for expanding bike and pedestrian paths and sidewalks, possibly including road improvement priorities, reducing speed limits, a Complete Streets design which is compatible with Brewster’s character, and/or non-road-based path opportunities. ● Pursue the development of the CCRT extension from Nickerson State Park to Cape Cod Bay including the consideration of alternatives for crossing Rte. 6A. PURPOSE 3: Plan and design traditional infrastructure projects like road improvements and maintenance to best serve the needs of the overall community, limit environmental impacts, and balance fiscal impacts Actions: ● Factor, budget, and set aside long-term improvement and maintenance costs in the funding for capital projects. 9 SOLID WASTE MANAGEMENT GOAL: To manage a municipal solid waste system that protects public health, safety, and the environment, optimizes financial methods, communicates effectively with users, and employs innovative strategies to reduce solid waste and related costs PURPOSE 1: Reduce the waste stream Actions: ● Implement an ongoing multi-media public education campaign to reduce the waste stream including re- purposing and re-using items and optimizing recycling. ● Enhance and publicize regional waste collection initiatives such as hazardous waste collection. ● Further investigate opportunities between Brewster and regional initiatives for solid waste management. PURPOSE 2: Improve the efficiency of the solid waste facility Actions: ● Improve communications with the public concerning Recycling Center operations, practices, and policies using a variety of print and electronic media channels. ● Conduct a Recycling Center study and site analysis including traffic circulation, optimal use of space, safety, and potential re-use options. 10 CLIMATE MITIGATION AND ADAPTATION GOAL: Support and advance the Commonwealth’s greenhouse gas reduction goals, including promoting sustainable energy use and renewable energy that protects the Town’s natural resources PURPOSE 1: Reduce the town’s contribution to and vulnerability to climate change Actions: ● Develop and implement a Net Zero Energy Plan for the Town’s assets and operations. ● Implement the MEMA/FEMA approved 2021 Local Multi- Hazard Mitigation Plan. ● Consider specific actions for reducing energy use, including completing energy audits in all Town buildings; specifying actions regarding increased energy efficiency in existing and newly constructed Town buildings; locating solar panels/arrays on Town buildings and facilities; and purchasing alternative energy Town vehicles when due for replacement. ● Encourage solar panels on commercial and residential buildings or parking lot canopies/carports that maintain the Town character. ● Work with private entities to install public charging stations at appropriate municipal or publicly accessible locations. ● Consider provision of financial incentives and/or assistance for installation of solar panels on private homes. ● Modify or re-locate town infrastructure and buildings to reduce the potential damage due to climate change such as flooding. PURPOSE 2: Review and update Town bylaws and regulations to mitigate projected climate change impacts Actions: ● Review zoning bylaws to consider and develop amendments for consistency with this goal, including the existing solar bylaw and small-scale solar installations. ● Clarify design guidelines for the Historic District regarding renewable energy. ● Review and consider revising existing Town bylaws and regulations dealing with fertilizer management. ● Foster natural carbon sequestration by: amending Town bylaw to limit the clearing of forested land, including for solar farms; and exploring opportunities to restore degraded native plant communities. ● Review zoning bylaws to determine if they promote efficient development patterns that will encourage a walkable and bikeable community. PURPOSE 3: Build awareness about the nature of climate change and Town efforts to mitigate climate change Actions: ● Develop an Education and Preparedness Campaign for the general public and the business sector that includes guidance and checklists for reducing fossil fuel use, as well as recommendations to increase community resilience to the impacts. Archive d: Thursday, August 4, 2022 9:11:07 AM From: Golf Commission Se nt: Tue, 2 Aug 2022 20:00:54 +0000Authentication To: Peter Lombardi Cc: Jay Packett Subje ct: RE: Select Board Annual Retreat & Committee Input on FY23-24 Strategic Plan Se ns itivity: Normal Pete r, Hi. I be l i e ve Goal CI-2 has be e n successful ly complete d. I thi nk additi onal di scussi on needs to take pl ace between Golf (Departme nt and Commi ssi on) and Fi nance Team re garding how best to move forward from a f i nancial strategi c planni ng pe rspecti ve but I am not sure whethe r that be l ongs on the SB Strate gic Plan? Like wise, Golf (more Department than Commission) has an i mportant rol e in Goal WR-1. Fi nally, I suspe ct this may come up at our meeting tomorrow but clearly many of the Golf Capi tal projects on our 10 ye ar plan are (or probably wi l l prove to be) far more complicated and time-consuming than anyone eve r anti ci pate d. Goal G-7, #4 se e ms to go to the very heart of this i ssue . Anne Se nt from Mai l for Windows From: Pe ter Lombardi Sent: Monday, August 1, 2022 4:31 PM To: Andrea Nevi ns- COA; Golf Commission; Brewste r School Commi tte e ; Bri an Harri son-ZBA; Chris Easl ey- NRSC; Chuck Hanson; Clare O-Connor Rice; Cynthi a Baran WQRC; Dave Te l man- School Comm; Denise Rego; Di ana Lamb; E Tayl or; Ed Swi narski-Energy; El i zabeth Taylor; Faythe Ellis; Frank Bri dges; G Howard Haye s - BOA; Gary Christe n; George Boyd; hminis1@gmai l .com; Hone y Pi virotto; Je ff Carte r; Jill Dougl ass -Housing Partne rship; Jim Trabulsie-HDC; Joan Perni ce -BLL; Joseph Sullivan; Ki m Conn -BHA; Kim Crocke r Pe arson; Kyl e Hi nkle; Larry Greeley-CAT; Madal yn Hillis Dine e n- Pl anning Board; Me g Morri s (brewster.recycl i ng@gmai l .com); Mi chael Tobin- Conse rvati on; Penny Hol e man- BOH; Pete Dahl; Peter Herrmann; Roland Basse tt; Se an Parker - Human Se rvi ce s; Sharon Te nnstedt _COA; Susan Brown-Wate r Comm; Suzanne Bryan; Tim Hackert; Tom Rogers; townadmin Subject: Select Board Annual Retreat & Committee Input on FY23-24 Strategi c Plan Good afte rnoon, Earl y l ast month, I se nt out the email below to all of the committee chairs – I se nt out a follow-up i n advance of the Select Board retreat. Si nce the n, the draft Local Compre he nsi ve Pl an has been completed - https://www.bre wste r-ma.gov/committees-mainmenu-29/brewster-vision-pl anning-committee/3513- noti ce -of-public-comme nt-period-draft-2022-brewste r-l ocal-comprehensive -plan-july-21-2022 I he ard back from a number of you but, last week, i t was brought to my atte ntion that a few of you may not have receive d the se emai l s for some re ason. I’d ask you pl e ase provi de fe e dback at your earliest convenience, so that the Se l e ct Board can take that into account as the y l ook to final i ze and adopt their updated pl an. I hope this email finds you well. The Select Board is meeting for their annual retreat on Wednesday July 27. The key takeaway from this session will be an update to our Strategic Plan. This plan is intended to ref lect and convey our current organizational goals for the upcoming 2 f iscal years – it will serve as our guide to prioritizing work in the months ahead. Thanks to the great work of your committees & Town staff, we have continued to make substantial progress on many fronts this past year. With several major projects set to come online in the nex t few years, we continue to set a high bar. At this time, we are looking for feedback from your board/committee regarding the goals identified in the attached FY22-23 plan. Should any be modified? Should new goals be considered? For your reference, I have attached last summer’s Vision Plan status update document (although much has happened over the past year). As we have done each of the past three years, your collective input will serve to inform the Board’s discussion at their retreat. Note that we have asked for similar feedback from Department Heads as well. I look forward to hearing from you at your earliest convenience – ideally by Friday July 22 - so that your comments can be incorporated into our supporting materials for the retreat. Thank you for your continued service to the community. Peter Thanks much, Pete r Peter Lombardi Town Administrator Town of Brewster 508-896-3701 x. 1128 Beginning March 21, Brewster Town Offices will be open to the public Monday through Thursday from 8:30 to 4:00pm, and by appointment on Fridays. For the Archive d: Thursday, August 4, 2022 9:10:59 AM From: Clare O'Connor-RICE Se nt: Wed, 3 Aug 2022 13:05:39 To: Peter Lombardi Subje ct: Re: Select Board Annual Retreat & Committee Input on FY23-24 Strategic Plan Se ns itivity: Normal Thanks, Peter. I'm sending the comments to you, but if you want me to forward them to the general comment site, I'm happy to. Water resources: I recently found out that I am not the only one who was putting things like bacon fat into my septi c, down the sink, and learned it from the guy pumping it out. There are a number of us who at one time lived in a place with sewers where that would have been okay, and I didn't know that things were different wi th a septic. So, educating the public on water quality and septic issues is critical, and needs to be proactive--at one point I received a noti fi cation about cleaning my septic system, but don't any more, and maybe a mailing or campaign about dos and don'ts would be good. Or posti ngs at the dump, or at other places. (a "did you know" campaign). open space: actions on an active management program are critical, and ways to use the space for activities that have no long term impact need to be encouraged, perhaps with a listing of the spaces and how they can be used. housing: evaluating the zoning bylaw should be connected to open space activities local economy: I know "buy local" has taken off to a certain extent, but I'm always impressed by the dollar figure. "did you know that this business contributes x dollars to the local tax base," that type of thing. Regarding in home businesses, when we did the Arts Trail, any in home studio needed to have a separate entrance, and I think had to be handicapped accessible. The town should play a role in making sure that can happen for the business without too much red tape. I'm not sure what "form based zoning" is, that should be defi ned somewhere. governance: hopefully the new website will address some of the i ssues in getting information out easily to the public, especially about "other initiatives." To expand the volunteer base, it would be great if each commi ttee had a Town hall liaison, in addition to a Select Board liai son, to help with the many issues that arise when trying to put programs, etc in place. (By the way, the Cultural Council would like to have John Ident as our liaison, let me know if that's okay. He's aware.) Is the "how to do business guide for homeowners" to explain permi tti ng somethi ng for them in hiring contractors, or working from home? Unclear. Community infrastructure: Here's where I'd like to see cultural activities included in providing enhanced recreational and cultural activities, access and facilities for all. I guess I'm looking to have recreational activities include things beyond physical acti vities only (I'm meeting with Mike Gradone at the end of August). From the cultural council perspective, we're looking at culture in the broadest sense, and if that can be reflected in the definition of recreation that's great: art, dance, music, theater, literature, design, digital medi a, crafts. So we need to define recreation as exercising the mind as well as the body, knowing that creative activities expand one's horizons and keep you healthy, just as physical exercise does. Call me obsessive. Hope this helps, and as always, your work and that of your staff, is much appreciated and valued. Clare On 08/01/2022 4:31 PM Peter Lombardi <plombardi@brewster-ma.gov> wrote: Good afternoon, Early last month, I sent out the email below to all of the committee chairs – I sent out a follow-up in advance of the Select Board retreat. Since then, the draft Local Comprehensive Plan has been completed - https://www.brewster-ma.gov/committees-mainmenu-29/brewster-vision-planning- committee/3513-notice-of-public-comment-period-draft-2022-brewster-local-comprehensive-plan-july-21-2022 I heard back from a number of you but, last week, it was brought to my attention that a few of you may not have received these emails for some reason. I’d ask you please provide feedback at your earliest convenience, so that the Select Board can take that into account as they look to finalize and adopt their updated plan. I hope t his email f inds you well. The Select Board is meet ing for t heir annual retreat on Wednesday July 27. The k ey tak eaway from t his session will be an update to our Strategic Plan. This plan is int ended to reflect and conv ey our current organizat ional goals for t he upcoming 2 fiscal years – it will serv e as our guide to priorit izing work in t he mont hs ahead. Thank s to the great work of your committ ees & Town st aff , we hav e continued to mak e subst antial progress on many f ronts t his past year. With sev eral m ajor proj ects set t o come online in the nex t few years, we continue t o set a high bar. At this t ime, we are look ing for feedback from your board/commit tee regarding the goals identified in the at tached FY22-23 plan. Should any be modif ied? Should new goals be considered? For your reference, I hav e at tached last summer’s Vision Plan st atus updat e document (alt hough much has happened ov er t he past year). As we hav e done each of the past three years, your collect iv e input will serv e t o inform t he Board’s discussion at their ret reat . Not e t hat we hav e ask ed f or similar feedback from Department Heads as well. I look forward to hearing from you at your earliest conv enience – ideally by Fri day July 22 - so that your com m ent s can be incorporat ed int o our supporting materials for the retreat. Thank you f or your continued serv ice to the com m unity. Peter Thanks much, Peter Pe te r Lombardi Town Administrator Town of Brewster 508-896-3701 x. 1128 Beginning March 21, Brewster Town Offices will be open t o the public Monday t hrough Thursday from 8:30 t o 4:00pm, and by appoint ment on Fridays. For the latest updat es on Town serv ices, please v isit www.brewster-ma.gov . Select Board Meeting 8.08.22 1 Agenda Item #21- For Your Information (FYIs) 1.Brewster Housing Production Plan Certification Approval 2.June 2022 Housing Coordinator Update 3.CDBG Monthly Update 4.Brewster Elementary Schools Water Usage Report 2021-2022 School Year 5.South Coastal Legal Services FY22 Report 6.Friends of Brewster Elders August Newsletter 7.Vesper Pond Betterment Notice 8.Blood Drive – August 9th 9.Appointment Application: Suzanne Kenney- Human Services Committee 10.Council on Aging Resignation – Janet Stolzer July 26, 2022 Mr. David Whitney Chair, Brewster Select Board 2198 Main St. Brewster, MA 02631 Housing Production Plan – Certification Approved Dear Mr. Whitney: The Department of Housing and Community Development (DHCD) has reviewed the Town of Brewster’s June 30, 2022 request for certification of compliance with its Housing Production Plan (HPP). In order for a municipality to be certified the following needs to occur: • Housing units affordable to low- and moderate-income households and eligible for inclusion on the Subsidized Housing Inventory (SHI) have been produced during one calendar year, the same year for which certification is requested during the initial year of SHI eligibility. • Units must total at least 0.5% (24) units for Brewster of year-round housing units for a one-year of certification. A total of 1% of year-round housing units (48) units for Brewster are needed for a two-year certification. • The municipality must have a valid Housing Production Plan (HPP) at the time the units became initially eligible for the SHI. • The units were produced and are eligible in accordance with the approved HPP and DHCD’s c. 40B Guidelines.1 DHCD makes the following findings: 1. The project for which certification is requested is Serenity Apartments at 873 Harwich Road, Brewster (SHI ID #10691). The project’s Local Action Units application was approved by DHCD on May 16, 2022. 2. The project consists of 27 SHI-eligible units, which constitute enough units for a one-year certification period (24 units). 3. The municipality had a valid Housing Production Plan (HPP) at the time the units became initially eligible for the SHI. 4. The housing development is consistent with the production goals outlined in Brewster’s HPP. This certification is effective for a one-year period from May 16, 2022 to May 15, 2023. Please note that all units must retain eligibility for the SHI for the entire certification period. If units are no longer eligible for inclusion on the SHI, they will be removed and will no longer be eligible for certification. This action may affect the term of your certification. 1 https://www.mass.gov/files/documents/2017/10/10/guidecomprehensivepermit.pdf Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Charles D. Baker, Governor Karyn E. Polito, Lt. Governor Jennifer D. Maddox, Undersecretary 100 Cambridge Street, Suite 300 www.mass.gov/dhcd Boston, Massachusetts 02114 617.573.1100 2 I have included an updated list of SHI eligible units. Brewster’s current SHI stands at 6.18%. If you have any questions or need assistance, please contact Phillip DeMartino, Technical Assistance Coordinator, at (617) 573-1357 or Phillip.DeMartino@mass.gov. Sincerely, Louis Martin Director, Division of Community Services, DHCD cc: Senator Julian Cyr Representative Timothy R. Whelan Peter Lombardi, Town Administrator, Town of Brewster Donna Kalinick, Assistant Town Administrator, Town of Brewster Jill Scalise, Housing Coordinator, Town of Brewster DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT CH40B SUBSIDIZED HOUSING INVENTORY Total SHI Units Affordability ExpiresProject Name Address Type Built w/ Comp. Permit? Subsidizing Agency Brewster DHCD ID # DHCDn/a Frederick Court 32 NoPerpRental409 DHCDHuckleberry Lane Huckleberry Lane 12 NoPerpRental410 DHCDHuckleberry Lane Huckleberry Lane 12 NoPerpRental411 DHCDBelmont Park Belmont Park Drive 20 YesPerpOwnership412 FHLBBGreat Fields Affordable Housing Great Fields Road 2 NoPerpOwnership413 MassHousingKing's Landing Underpass Road 108 No2033*Rental416 DHCDYankee Village Signal Hill Circle 12 Yes2045Ownership417 HUDFrederick Court expansion Wells Court 24 YesperpRental3746 FHLBBYankee Drive II Yankee Drive 3 Yes2102Ownership3747 HUDEagle Point 151 Turning Mill Rd 3 No2040*Rental3748 DDSDDS Group Homes Confidential 12 NoN/ARental4223 Habitat for Humanity James Burr Road 4 YESperpOwnership8806 HUD DHCDTubman Road/Hush Way Tubman Road, Hush Way 14 NOPerpOwnership10007 DHCDBrewster Landing Sachemus Path 7 YESPerpOwnership10217 DHCDBrewster Woods 141 Brewster Road 0 YESPerpRental10247 MassHousingWhite Rock 157 & 0 South Orleans Rd (Route 39)3 YESPerpOwnership10447 DHCDSerenity Apartments at Brewster 873 Harwich Road 27 NOPerpRental10691 DHCDRed Top Road Red Top Road 2 YESPerpOwnership10692 Brewster Page 1 of 2 This data is derived from information provided to the Department of Housing and Community Development (DHCD) by individual communities and is subject to change as new information is obtained and use restrictions expire. 7/20/2022 DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT CH40B SUBSIDIZED HOUSING INVENTORY Total SHI Units Affordability ExpiresProject Name Address Type Built w/ Comp. Permit? Subsidizing Agency Brewster DHCD ID # Brewster 4,803Totals 6.18%Percent Subsidized 297 Census 2010 Year Round Housing Units Brewster Page 2 of 2 This data is derived from information provided to the Department of Housing and Community Development (DHCD) by individual communities and is subject to change as new information is obtained and use restrictions expire. 7/20/2022 Brewster Housing Coordinator Update June 2022 Jill Scalise Ongoing Activities/ Projects 1.Community Outreach and Education (Housing Production Plan (HPP) Strategy #13) Responded to email and phone requests for information and assistance, 67 total requests for housing information (32) or assistance (35). Website announcement and Housing Office webpage update with Housing Plan information. 2.Brewster Affordable Housing Trust (BAHT) (HPP Strategy #7) Trust met & addressed items throughout update. Worked on the Housing Trust Guidelines with Trust subgroup. 3.Community Housing Parcel off Millstone (Select Board Strategic Plan Goal H-3, HPP Strategy #15) The Select Board is in the process of negotiating a Land Development & Ground Lease Agreement with Preservation of Affordable Housing (POAH) & Housing Assistance Corporation (HAC). 4.Redevelop Existing Properties for Affordable Housing (HPP Strategy #6) Serenity at Brewster (55+ rental housing, 27 affordable units): Applications available for affordable units. Outreach continued. Met with Elevation Financial staff about pricing of units and leasing. Site visit & tour. 5. Comprehensive Permit Projects (HPP Strategy #14) Brewster Woods (30 affordable rental units): Applications available for units. Outreach continued. Habitat for Humanity Red Top Road (2 affordable home ownership): Regulatory Agreement with DHCD. 6.Preservation of Housing and Related Support of Brewster Residents Regional Community Development Block Grant (CDBG) FY21 update: After proposal review and interview process, The Resource Inc. (TRI) was selected to administer the FY21 Housing Rehab program, 7.Subsidized Housing Inventory (SHI) (HPP Strategy #10) Sent request and documentation to DHCD for the certification of the 2017 HPP. This is based on the creation of 27 affordable units at Serenity and permit for 2 Habitat affordable homes off Red Top. Continued evaluation of 212 Yankee Drive. Site visit with Building Commissioner scheduled. Followed-up on DHCD meeting about affordable resale of 11 Sean Circle. DHCD sent letter to mortgage company. Town investigated the potential of local agency involved in potential rehab of property. 8.Housing Production Plan (HPP) (Select Board Strategic Plan Goal H-2) Continued work with Barrett Planning on Plan update. Draft Plan presented to joint Select Board & Planning Board. Broad outreach about draft plan and forum. Draft plan presented at Zoom Housing Partnership Community Forum, approx. 30 attendees. Two-week comment period held. Implementation Table created. Discussion of comments, resolution, and the final Plan at second Housing Partnership meeting. 9.Collaboration (HPP Strategy #9) Attended CHAPA’s Making the Case for Housing Zoom, part of the MA Housing Institute, HAC- APCC’s Grow Smart Plan map workshop, and a Cape Cod for All presentation. Participated in Cape Housing Institute Brewster update call with Community Development Partnership. Upcoming Activities Lotteries for the affordable units at Serenity Apartments at Brewster and Brewster Woods will be held in late July and early August. Personnel Participated in Housing Trust, Housing Partnership, Planning Board, and Select Board meetings. Attended Laserfiche training. Also worked with: Accounting, Building, Council on Aging, Health, Planning, Town Administration, Treasurer’s Office, and Vision Planning Committee. TO: Donna Kalinick, Jill Scalise, Peter Lombardi, Town of Brewster FROM: Cassie Boyd Marsh, Bailey Boyd Associates, Inc. DATE: August 2, 2022 RE: FY21 Brewster CDBG Program Monthly Update All phases of the CDBG program are continuing to pick up steam, progressing well with a strong response from the community. We’re looking forward to continuing our progress in the months ahead. Administration: The administration and management of the grant is going well. Our first drawdown cycle has been completed, and everything went smoothly. We’re grateful to the town staff for their assistance in processing funds. In the coming week we’ll be submitting the next drawdown for processing and payment, covering work done over the last month. Housing Rehabilitation: The HR program startup is in full gear. There are 9 full applications, with three more expected this week and a lengthy waitlist of interested residents. Based on the information we’ve received on the homes to date, this year will see quite a bit of barrier removal. Primarily providing necessary handicap accessibility to residents- exterior ramps, handicap accessible bathrooms, etc. The increased income limits are allowing the program to cast a wider net, assisting residents in need that may have been slightly over income previously. Additionally, TRI has hired a program assistant. This person is familiar with the program who will be able to jump in and help keep up the steady progress. Childcare Subsidy Program: The Childcare program is also moving along steadily. We’re working with 5 families currently, 3 of whom has been approved to date. The FY20 Dennis participants are starting to wrap up their funding so we’re anticipating an influx of applications from those families over the coming months. Additionally, we’re highlighting the increased income limits as much as possible, including a section on our website’s childcare page. We have alerted all participating childcare providers, asking them to spread the word to families who may not have been eligible in the past. We also expect to see some new applications as the summer winds down and families begin their ‘school year’ plan- needing new daycare, preschool and after school assistance. July 28, 2022 Mr. Brian Dudley DEP Southeast Regional Office 20 Riverside Drive Lakeville, MA 02347 COASTAL engineering co. Re: NON -SE -06-1V035 2021-2022 Annual Report Eddy 6 Stony Brook Elementary Schools Brewster, MA Dear Mr. Dudley: In accordance with the Eddy Elementary School Return to Compliance approval, dated 06/05/2007, the enclosed data summarizes the water usage at the Stony Brook and Eddy Elementary Schools for the 2021-2022 school year. As shown on the accompanying spreadsheets, water usage at both schools was recorded during the school year. Please note that averages now include weekend, vacations, and holidays. Based on an examination of these figures for the two schools, the following table summarizes the data listed on the accompanying spreadsheets. The school enrollment figures were provided by the Nauset Regional School District. 2021-2022 Stony Brook Elementary School Maximum Daily Flow (02/16/2022) 6,322 gallons Minimum Daily Flow (10/29/2021) 23 gallons Average Daily Flow 1,637 GPD Number of Students Enrolled 213 Number of Faculty 64 2021-2022 Eddy Elementary School Maximum Daily Flow (4/22/2022) 10,788 gallons Minimum Daily Flow (01/03/2022) 37 gallons Average Daily Flow 470 GPD Number of Students Enrolled 212 Number of Faculty 48 The school staff will continue to record the daily water usage at each school. If you have any questions or need additional information, please do not hesitate to contact me directly. Very truly yours, COASTAL EN. ING CQANC. Austin' hit4_ Enclosure cc: David Ferris, DEP Boston Brewster Town Administrator NRSD Superintendent Brewster Board of Health Page 1 of 1 ES, INC. Adtnmis rati 'e Office TEL (508) 676-5022 FAX 508) 676-8657 Connor Kenny. Town Adminis Town of Brewster 2198 Main Street Brewster, MA 02651-1898 To whom a once ato 99 South Main Street, Suite 200, P.O., Box 2507 Fall River, MA 02722-2507 July 27, 2022 Please see the attached report fora statistical sumnnary of services provided to the residents of the town of Brewster for the period from April 1, 2022 to June 30, 2022. If you have any questions or suggestions, please feel free to call me. Invoices were mailed in advance of the end of the fiscal year to assist the Town in closing out the year end payments. Thank you for your continued interest and support of South, Coastal Counties Lega Services, Inc. Enclose South Coastal Counties I eg.al Services. Inc. Administration Office P.O. Box 2507 Fall River, MA 02722-2507 Best Regards, Torn Kelley, D eetor of Financ Direct Dial 774-488-5941 tkelley(csccls.org South Coastal Counties Legal Services is funded by individuals, corporations, rnunicipa Tcc kmericis Partner r later Equal Justice LEGAL .:ERME9 CORPORATION elder ices i �` oastlrne oundations, and the 'following partners: SCCLS isa 50l(,e(3), not for profit agency. All funds received by SCCLS are spent in accordance with the Legal Services Corporation. Act o amended 1977, 42 t S.C. §§ 2996 et seq., its impleinenting regulations, 45 C.F.R. § 1600 et. seq., and other applicable law: achusetts 1 eteal Assistance ('ortiorati&rn 974, as South Coastal Counties egal Ser & f Cases Closed, One and: 6t C 4/1/2022 to 6/30/2022 Brewster /R R Total F,I e 2« %w! 7 y 70 - Total x Total i6 hl Report ped. 7 22 ! 2 A 9 14 Su Ike T S Servi > G& AppCilIS«: ua ZI Jy d: :Sara, e Total (7o \ 0 wr c ()paned :2 t, 0/ a z z ±h Profile o 4 It hue: �z y w Ethni 4 J R m 4 ).'s t' i<+;". ti, C ie, tl Sho • Suzanne Dean • Marilyn Dearborn, President nie Dickens ❖ Helga Dyer • Elizabeth "Sam" Gardiner, Secretary lane Hester, Treasurer ❖ Jim King, Website ❖ Kathy Macdonald, Membership Jeanne Morcone ❖ Meg Morris, Newsletter ❖ Joyce O'Neil •: Linda Wood Open monthly meetings are held on the second Wednesday at 9:30 AM, Brewster Bible Alliance Church, Rte. 6A. www.friendsofbrewsterelders.org ❖ email brewsterfriends@gmail.com •:• visit our Facebook pages Well! We were nearly all set to have a nice party at Crosby Mansion in September, but were unable to secure a caterer for the event, despite many leads and several months of planning. The post -pandemic pent- up desire to do something nice was hijacked by staffing issues, loss of businesses & too many other events! We're trying other local venues (trying to keep our business in Brewster!) and hope to offer an alternate date crud location soon. When we do, we sure hope you'll attend! Good Habits that People Swear By... While it isn't January (when we usually make all kinds of good resolutions), it is time to try again if you're on a self-improvement journey. Here are a few of the best habits to make your own: ✓ Create a daily routine ✓ Meditate tr Take good care of your body ✓ Set short term goals ✓ Delegate tasks 1► Focus on what you can control • Embrace others' success ✓ Ask for and accept help ✓ Empathize Seek adventure 1► Set realistic expectations • See change as just a change, not a threat • Practice self -compassion 1► Don't take things persopally oyw to H l!yStronq• SQ Habits of Resrir ntPepsle - Pornde (ntertainn en t' Recipes !legit t),,,1±, Hnli�i_ays; Source: !�_ „__ _ _.Mento .,,_.___._. _,..— If in doubt about purchasing or donating, please call first. OPEN MON - SAT, 10 AM - 4 PM Donation Day is Tuesday We Don't Accept Credit Cards...Sorry As the lazy, hazy days of summer fade into fall, Sea Captains' Thrift is preparing for the change of season. Our semi annual "Flip Sunday" takes place on August 21. Fall/early winter clothing will be available on Monday, August 22. For vacationers and summer residents, who will soon depart, now is the time to scoop up some wonderful bargains before you leave "...Old Cape Cod" Know anyone heading off to college for the first time? Our ANNEX has sets of bed risers, perfect for providing extra, under -the -bed storage. Also available, table top ironing board, 2 bed rests, dozens of hangers, bath towels, athletic bags and more. Dates to keep in mind August 9. . . . . . . LAST DAY FOR SUMMER DONATIONS. August 8-17 . . . Summer Clearance: 50% OFF (over $1.00) August 16 NO DONATION DAY August 18-20 Dollar Days - ALL SUMMER ITEMS: $1.00 August 23 FALL/WINTER DONATIONS ONLY- NO EXCEPTIONS. Looking ahead Why not try something new to beat the off-season blahs? Join the Sea Captains' volunteer staff and give just 3 hours a week to support our mission to help Brewster elders. Meet visitors from near and far, support your community and have fun all the while. August Wish List • Shopping bags, all sizes • Current books by in -demand authors • Fall clothing...CLEAN, CURRENT & COMPLETE • Warm days, cool nights & good health for all who volunteer & visit Sea Captains'. Donna Bowie, Manager In d .w y our sltlo cafe r feuding c even beard oils (if you use it) to determine how long the contaCner has been open. (maybe mark the date on the bottle when first opening). While most body lotiops probably won't harm you, they may not be as effective. For sure, though, anything that is used near your lips or eyes should be tossed no later than a year after you open it. Cleaning your brushes, combs, sponges and razors with hot soapy water will help keep your skin safer, too, as well as the product if you reuse the applicator. While it's tempting these days to stock up on your favorite face cream or shade of lipstick, if you end up throwing it away because it doesn't smell right, or the color looks off or it's all dried out, you haven't really saved after all. Do store all skin care products in a cool, dry area, away from windows and other heat and light sources. Source: Does Lotion Expire? What to Know. Storage Tps,and More Olga Sherry, Volunteer and savvy shopper, ready to scoop up summer clearance items at 50% OFF starting August 8th! nbership Notes After several years of declining membership, mainly due to COVID, we're heading back up to the 400 mark...but we're not there yet! Have you reached out to your neighbors to ask if they'd be "< interested in joining? As a member, there are no ti meetings you have to attend! You'll get one news- letter a month either as USPS mail or by email your choice! We're planning more social events, most of which have discounted pricing for those with a $10 annual membership. If every current member just signed up one more member....WOW! Membership Questions? Contact Kathy Macdon- aldkhelenmack(acomcast.net Still Too Hot to Cook? Try Crockpot Beef 'Mr 3 lb eye or bottom round or brisket Y 1 cup ketchup Y 1/4 cup grape jelly or red wine 1► 1 packet beefy onion soup mix V 8 oz portabella mushrooms Brown the meat (if possible) and place in crockpot. Stir together the ketchup, jelly or wine and beefy onion soup mix. Pour over beef. Cook for 6 hours on low. At about 5.5 hours, add portabella mushrooms. If you want a thicker sauce, remove the meat and add 1 TBLSP cornstarch to 1/4 cup of existing, cooled, sauce. Mix in and turn crockpot to high 'til desired consistency met. Enjoy over rice or mashed potatoes with a healthy side salad! SAVE THESE DATES September 2nd, join your FOBE & COA pals at the FOBE/COA's BBQ from 11:30 (doors open, meal at noon) to 2:00. Tickets will be $5.00 and limited to 50 people. See more details in the COA's Bayside Chatter newsletter for September/October Fall Surprise - details coming as soon as we can lock down this interesting...what? Is it an event? Is it a trip? It's still a mystery! Stay tuned in September! December Luncheon, date TBD December, we'll be heading down to Hyannis t attend the Cape Cod < Symphony's Annual "Holiday an the Cape" event. Details to follow. Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 brewster-ma.gov Office of the: Select Board and the Town Administrator TO: Residents of Bay View Drive, Cranberry Lane, Deer Path Circle, Jam Lane, Mayflower Circle, and Vesper Pond Drive FROM: Brewster Select Board As you are probably aware, the residents of the Vesper Pond neighborhood are in the process of working with the Town on a road betterment project. The below information will appear in the July 29th edition of the Cape Codder. TOWN OF BREWSTER PLANNING BOARD NOTICE OF PUBLIC HEARING The Brewster Planning Board will hold a public hearing by remote participation using the “Zoom” meeting platform on Wednesday, August 10, 2022, beginning no earlier than 6:30 pm. The following matter will be heard: Road Betterment Petition, Case No. 2022-04: Property Owners on Bay View Drive, Cranberry Lane, Deer Path Circle, Jam Lane, Mayflower Circle, and Vesper Pond Drive through their representative John M. O’Reilly, P.E., P.L.S. of J.M. O’Reilly & Associates, Inc., have submitted a petition requesting financing for various road repairs to Bay View Drive, Cranberry Lane, Deer Path Circle, Jam Lane, Mayflower Circle, and Vesper Pond Drive, private ways (shown on Tax Maps 137 and 138), under the Town’s Betterment and Assessment program in accordance with and pursuant to Chapter 157, Article VIII, of the Brewster Code. The application and plans are available for review in the Planning Department and electronically by request to brewplan@brewster-ma.gov or 508-896-3701 x1133. ZOOM Meeting Information To participate by phone: (929) 436-2866 or (301) 715-8592. Webinar ID: 841 0778 1002. Passcode: 612505. To participate by webinar: https://us02web.zoom.us/j/84107781002?pwd=VTVSV1ExaUNCL253NmNZV21Gdmo4dz09 Passcode: 612505. Brewster Planning Board Madalyn Hillis-Dineen, Chair CAPE COD HEALTHCARE Nichols . iarhos Blood Donor, Center WHAT'S DONATED HERE,; BLOOD DRIVE Tuesday, August 9th 10 am-4pm Northside United Methodist Church 701 Airline Rd Brewster Complimentary movie pass for all donors. *******Appointments are required. To make an appointment, please visit our website listed below www.capecodhealth.org/give-blood 508-86BLOOD (508-862-5663) Like us on Faceb©ok: www.faceb©ok.c©rrm/capecadbl©odcenter y pint of blood domed to us stays on Cape Cod o serve ornmunity and save the lives of your family, friends and neighbors. FINAL Select Bd Appt Policy; version Oct. 28 Appendix B Town of Brewster SELECT BOARD COMMITTEE APPOINTMENT APPLICATION APPLICANT DIRECTIONS: x Thank you for your interest in serving Brewster. The Town aims to match applicants with committee service best aligned to your skills and interests as well as the committee’s needs. x The Town may consider the information in this application, any supplemental information, and any other publicly available information. An appointment to any committee, board or commission is at the discretion of the Select Board. x Please complete this form online, or on paper, and submit a résumé if desired to Erika Mawn, Town Administrator’s Executive Assistant: o Email: EMawn@Brewster-MA.gov o Mail: Erika Mawn, 2198 Main St., Brewster, MA 02631, or o In person: Town Administrator’s Office or drop-box outside Town Hall. x After your application materials are received, you’ll be contacted regarding next steps. Vacancies will be filled by applicants deemed best qualified to serve in a particular capacity, which discretion lies solely with the appointing authority. Submitting this form does not guarantee appointment. 1. Applicant name: 2. Address: 3. Phone Numbers: Home Cell: 4. Email: 5. This is an application for: Full member status Alternate status 6. Are you a full-time Brewster resident? Yes No 7. Years you’ve lived in Brewster: 8. Are you registered to vote in Brewster? Yes No 9. Committees you are interested in serving on in order of preference: a. b. c. NOTE: You may attach a résumé or CV instead of completing items 10-14. FINAL Select Bd Appt Policy; version Oct. 28 10. EDUCATION. List schools attended, degrees/diplomas/certificates received, and date of completion. Name of School Degree/Diplomas Certificates Date of Completion 11. OCCUPATION: ______________________________________________________ Active Retired Not currently working 12. EMPLOYMENT EXPERIENCE. List employers, job titles and dates of employment for at least previous 3 years. Name of Employer Job Title Dates of Employment 13. GOVERNMENT POSITIONS. List any Town of Brewster or other government volunteer, elected, or appointed positions you now hold or have held. x x x x 14. COMMUNITY ACTIVITIES. List all civic, non-profit, or other organizations that you belong to or have belonged to in the previous 5 years: a. Organizations and dates: 15. GOALS: Please explain why you’d like to serve on a particular committee. 16. EXPERIENCE & SKILLS: Please list any experience, achievements, skills, or interests you have that would assist you to serve effectively on the committee you wish to serve on. 17. TOWN EMPLOYMENT: Are you or any member of your immediate family employed by or receiving financial consideration from the Town of Brewster? Yes No 18. CONFLICTS OF INTEREST. Do any of your activities or relationships present the possibility or probability of a conflict of interest if you are appointed?(Does not automatically disqualify but may need to be disclosed) Yes No 19. LOCAL REFERENCES: Please provide the names and contact information for references (Brewster residents preferred): 20. ADDITIONAL INFORMATION. Please add any additional information you’d like. a. Name: Addre Phone Email: Relationship to you: b. Name: Addr Phon Email Relationship to you: FINAL Select Bd Appt Policy; version Oct. 28 20. SIGNATURE. By signing below, you state that you understand and agree. x My completion of this form does not guarantee my appointment and my application will be kept on file for two (2) years. x If appointed to a position, I will be considered a Municipal Employee under MGL Ch. 268A and will be subject to: x Massachusetts Conflict of Interest Law, MGL Ch. 268A; x Massachusetts Financial Disclosure Law, MGL Ch. 268B; x Massachusetts Open Meeting Law, MGL Ch. 30A, Sections 18-25, and the implementing regulations, 940 CMR 29.00; x Massachusetts Public Records Law, MGL Ch. 66, and the implementing regulations, 950 CMR 32.00; x Massachusetts Campaign Finance Law, MGL Ch. 55; and x Brewster Charter, when in force, and Town bylaws, and all other applicable federal, state, and local laws or regulations. x If appointed, I must be sworn in by the Town Clerk before serving, and I will complete State Conflict of Interest training after appointment, as well as any other certifications required by law. x When submitted, I understand that this form becomes a public document. Signature: Date: FINAL Select Bd Appt Policy; version Oct. 28 Appendix C SELECT BOARD COMMITTEE APPLICATION SCREENING FORM Applicant Name Requested Committee 1. TOWN CLERK REVIEW a. Applicant is a registered Brewster voter: Yes No b. Date confirmed 2. SELECT BOARD LIAISON RECOMMENDATION TO SELECT BOARD a. Select Board Liaison Applicant Interview: i. Interviewer name (Select Board Liaison): ii. Interview date: b. Select Board Liaison Consultation with Committee Chair: iii. Committee Chair name: iv. Consultation date: v. Did Committee Chair also interview applicant? Yes No c. Was at least 1 Brewster reference contacted: Yes No N/A d. Select Board Liaison Recommendation: i. Recommend appointment. ii. Recommend appointment to other committee that is a better fit for applicant qualifications. iii. Recommend holding application for future opening. iv. Not recommended. 3. SELECT BOARD ACTION a. At a Select Board meeting held , the Applicant was appointed to for a term ending year term. 4. NOTIFICATION OF APPOINTEE AND TOWN CLERK a. Date notification of appointment sent to appointee and Town Clerk: Archive d: Monday, August 1, 2022 4:32:35 PM From: Denise Rego Se nt: Thu, 28 Jul 2022 13:44:29 +0000Authentication To: Erika Mawn Cc: Sharon Tennstedt (sltennstedt@gmail.com) Subje ct: Bay property board member/ Liaison Se ns itivity: Normal Hi Erika, Our COA liai son to the Bay property was Janet Stolzer. She changed job and can no l onger be a COA Board Me mbe r & liai son to the Bay Property Board. We are l ooking for anothe r COA Board Member. In the me anti me , Sharon Tennstedt (sltennstedt@gmai l .com) will be our liai son. Let me know if you have any questi ons about this. Thanks, De ni se From: Sharon Tennste dt <sltennstedt@gmail.com> Sent: Tuesday, July 26, 2022 8:49 PM To: De ni se Rego <drego@brewster-ma.gov> Subject: Li aison Hi , woul d you noti fy whoe ver it is that I'll be the COA l i aison to the Bay Planni ng Commi tte e . Thanks, Sharon