HomeMy Public PortalAboutCPC Packet 081022Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
August 10, 2022 at 4:00 PM (Remote Participation Only)
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting attendance
will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website
as soon as possible.
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Community
Preservation
Committee
Faythe Ellis
Chair
Sarah Robinson
Vice Chair
Sharon Marotti
Treasurer
Elizabeth Taylor
Clerk
Roland Bassett Jr.
Christine Boucher
Bruce Evans
Peggy Jablonski
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to order
2.Meeting participation statement
3.Declaration of a quorum
4.Public Announcements and Comment – Members of the public can address the
Community Preservation Committee on matters not on the meeting’s agenda for a
maximum of 3-5 minutes at the Chair’s discretion. Under the Open Meeting law, the
CPC is unable to reply, but may add items presented to a future agenda.
5.Financial Update
a.FY22 reconciliation
b.FY23 estimated budget
6.Discussion and possible vote on a funding recommendation for the Open Space
Committee’s request for $270,000 for the town to purchase a Conservation Restriction
on the property at 0 Holly Way.
7.Discussion and possible vote on request for $3500 from FY2023 Administrative Funds
for general CPC historic preservation consulting.
8.Discussion and possible vote on Brewster Historical Commission request for $10,000
from FY2023 Administrative Funds for continuation of Form B project.
9.Recap of Select Board meeting regarding approval of 5 Year CPA Plan
10.Discussion and possible vote to recommend the Select Board place an article on the fall
town meeting warrant to amend the CPC bylaw to strike sections 17-4 and 17-5 in their
entirety.
11.Discussion and possible vote to approve transfer of $150,000 to Brewster Affordable
Housing Trust for rental assistance programs, as authorized by May 2021 town meeting.
12.Review of FY22 CP3 form
13.Review and provide feedback on the FY23-24 Select Board goals/strategic plan.
14.Approval of Minutes from 7/13/22 and 7/27/22
15.Project Updates
16.Items the Chair could not reasonably anticipate
17.Upcoming meetings:
a.Next meeting and discussion of format: August 24, 2022
b.Annual CPC Public Hearing – Wednesday, September 14 at 4PM
18.Motion to adjourn
Date Posted: Date Revised:
8/8/22
FY22 End of Fiscal Year Reconciliation
Reserve for Continuing Appropriation (now one account):
Current Balance 1,798,074.82
Reverse FY21 Entry (1,798,074.82)
Reset for FY22 1,404,943.57
New Balance at 6.30.22 1,404,943.57
Open Space Reserve
Current Balance 1,098,823.78
+ Revenue true-up #REF!
+ State Land Grant Close Out 192,400.00
+ McGuerty Close Outs 38,805.75
New Balance at 6.30.22 #REF!
Historic Reserve
Current Balance 454,982.09
+ Revenue true-up #REF!
New Balance 6.30.22 #REF!
Housing Reserve
Current Balance -
+ Revenue true-up #REF!
New Balance 6.30.22 #REF!
Budgeted Reserve
Current Balance 126,779.00
Close balance to Undesig (126,779.00)
Balance at 6.30.21 -
Reserve for Expenditure
Current Balance 1,032,035.00
Close out to Undesg. - to be reset in FY23 (1,032,035.00)
Balance at 6.30.22 -
CPA Undesignated Fund Balance 7-1-21 611,454.96
FY22 Budgeted Revenue for Historic (124,712.00)
FY22 Budgeted Revenue for Housing (124,712.00)
FY22 Budgeted Revenue for Open Space (623,559.00)
FY22 Budged Revenue for Budgeted Reserve (311,779.00)
FY22 Fund Balance on Hgousing Approp (113,079.47)
FY22 Admin Expenses (62,356.00)
FY22 Housing Production Plan (25,000.00)
Balance (773,742.51)
Undesignated Fund Balance (pre-close)
Current balance (773,742.51)
+ Total FY22 Revenue 1,893,218.72
- Total FY22 Expenses (1,364,869.39)
+ Prior Year Res for Cont Approp 1,798,074.82
- Reset for FY22 Res for Cont Approp (1,404,943.57)
- Adj State Land Grant balance to OS (192,400.00)
- Revenue true up to historic reserve #REF!
- Revenue true up to housing reserve #REF!
- Revenue true up to Open Space Reserve #REF!
+Close out budgeted reserve 126,779.00
McGuerty Close Outs (38,805.75)
- Close out Prior Year Res for Expenditures 1,032,035.00
CPA Undesignated Fund Balance at 6.30.22 #REF!
Community Preservation Committee: FY23 Forecast as of 7/1/2022
2,860,357.94$
1,144,558.05$
286,139.51$ 1,430,697.56$
4,291,055.50
50%10%10%
Open Space Housing Historical
$ 1,556,879.89 $ 45,369.87 $ 500,351.96 $ - $ 757,756.22
$ 715,348.78 $ 143,069.76 $ 143,069.76 $ 429,209.27
$ 2,272,228.67 $ 188,439.63 $ 643,421.72 $ 429,209.27 $ 757,756.22
Open Space Housing Historical "30%"
$ (51,075.00)
$ (98,000.00)
$ (47,583.00)
(71,534.88)
Requests for Spring 2022 TM (Approved)
Housing Coordinator (66,900.00)
Pennrose CC Five Development (100,000.00)
CPC Admin setaside/Pennrose CC5 Development (5,000.00)
Lower Cape Housing Institute (15,000.00)
Digitization of Ellen St. Sure Collection (22,616.50)
CPC REQUESTS FOR 2022 FALL TOWN MEETING
Holly Avenue Land Purchase (270,000.00)
Schoolhouse #3 Relocation and Restoration (292,200.00)
Total YTD Obligations - FY23 $ (466,658.00) $ (81,900.00) $ (314,816.50) $ (176,534.88) $ -
$ 1,805,570.67 $ 106,539.63 $ 328,605.22 $ 252,674.39 $ 757,756.22
Total net available from all accounts 3,251,146.12$
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional expenses.
(2) State Match revenue is projected at 25%
[3] Administrative expenses are limited by law to 5% of the total CPC budget and include primarily payroll costs, legal and other professional expenses, the annual $4,350 state CPA
Coalition dues.
(4) Iincludes State Grant of 192,400 for McGuerty Road purchase Received in FY22
Undesignated Fund
Balance
FY-22 Actual Unreserved Fund Balance with Original Match(4)
FY-23 Estimated revenue
FY23 Estimated Unreserved Fund Balance as of 07/01/2022
with Adjustments
FY-23 obligations as of 07/01/2022
BBJ Property Bond #1
BBJ Property Bond #2
Bates Property Bond
Administration Expense [3]
FY-23 Estimated Funds available
Budgeted Reserved for
CPA
FY-22 Estimated total balance forwarded [1]:
FY-22 Estimated local tax revenue:
FY-22 Estimated State contribution [2]:
Total FY-22 Estimated funds available:
BONDS
BONDS
APPLICATION FOR COMMUNITY PRESERVATION ACT
ADMINISTRATIVE EXPENSE FUNDING
Historical Consulting FY23
Project Name (or “None”)
Date: August 10, 2022
Name of Person Submitting Request: Faythe Ellis, Chair CPC
Daytime Phone Number: 508-680-6487
Email Address: Faythe.Ellis@outlook.com
Requested Amount: $3,500
Expense Description: Historical Consulting Services FY2023
Category: ! Open Space ! Historic Preservation ! Recreation ! Affordable Housing
Form PE 2/5/2014
CPC Action:
Approved Amount:$CPC Liaison:
Disapproved Other Action:
Date CPC Chair Signature
BREWSTER COMMUNITY PRESERVATION COMMITTEE
(CPC)
HISTORIC PRESERVATION
CONSULTING SCOPE OF SERVICES
FY 2023
1.Advise and provide technical assistance to the CPC on any other CPC historic preservation matters
of funding requests as needed and as requested.
Expected duration of contract: July 1, 2022 to June 30, 2023
Maximum amount of funding available for the consulting scope of services: $3,500
Source of Funds: FY 2023 CPC Administrative Funds
APPLICATION FOR COMMUNITY PRESERVATION ACT
ADMINISTRATIVE EXPENSE FUNDING
Historical Commission Historic Inventory Form Expense
Project Name (or “None”)
Date: 08/08/22
Name of Person Submitting Request: George Boyd/ Faythe Ellis
Daytime Phone Number: 508-896-9937
Email Address: Faythe.Ellis@Outlook.com/gboyd@nyc.rr.com
Requested Amount: ___$10,000________________________
Expense Description: Funding for up to 31 Form B Historical/Architectural narratives for homes listed on
Brewster’s Inventory of Historic homes. This funding will allow the Historical Commission to continue
documentation of the town’s historic homes, a project that the CPC has generously supported in prior years.
The Historical Commission goal is to complete documenting homes that were not covered in the 1970’s
inventory project. This project supports the Vision Plan Community Character building block, Purpose 2
“Maintain the town’s historic heritage and style.” The forms completed to date have been helpful to the
Historic District Committee in their work to preserve our historic streetscapes, and the historical narratives
provide opportunities for interested residents and visitors to learn more about town history.
Administration Expenses Category: __Open Space x_Historic Preservation __Recreation __
Community Housing
CPC Action:
☐ Approved Amount: $______________ CPC Liaison:
☐ Disapproved ☐ Other Action:
Date CPC Chair Signature
Administrative Expenses Committed to Date in FY 20___: $_______________________
Form PE 6/14/2018
ARTICLE NO. 14: To see if the Town will vote to amend the General Bylaws, Section 17, to delete
Sections 17-4 and 17-5 in their entirety, with such revision to take effect on July 1, 2023, as follows:
Section 17-1. Membership of the Committee – There is hereby established a Community Preservation
Committee, consisting of nine (9) voting members. pursuant to the provisions of Section 298 of Chapter
149 of the Acts of 2004, as amended by Sections 129-133 of Chapter 352 of the Acts of 2004. The
composition of the Committee, the appointing authority and the term of office for the committee
members shall be as follows; one member of the Conservation Commission, as designated by said
Commission; one member of the Historical Commission, as designated by said Commission; one
member of the Planning Board, designated by the said Board; one member of the Recreation
Commission, as designated by the Commission; one member of the Brewster Housing Authority, as
designated by said Authority; and four individuals to be appointed by the Board of Selectmen. Each
member of the Committee shall serve a term of three years or until the person no longer serves in the
position or on the board or on the committee as set forth above, whichever is earlier. Should any of the
officers and commissions, boards or committees who have appointing authority under this bylaw be no
longer in existence for whatever reason, the Board of Selectmen shall appoint a suitable person to serve
in their place. Any member of the committee may be removed by the Selectmen, with prior notice to
the member and a hearing, for good cause.
Section 17-2. Duties – The Community Preservation Committee shall study the needs, possibilities and
resources of the town regarding community preservation. The Committee shall consult with existing
municipal boards, including the Conservation Commission, the Recreation Commission, the Historical
Commission, the Planning Board, the Department of Public Works, and the Housing Authority, or
persons acting in those capacities or performing like duties, in conducting such studies. As part of its
study, the committee shall hold one or more public informational hearings, at its discretion, on the
needs, possibilities, and resources of the town regarding community preservation possibilities and
resources, notice of which shall be posted publicly and published for each of two weeks preceding a
hearing in a newspaper of general circulation in the town.
Section 17-3. The Community Preservation Committee shall make recommendations to the Town
Meeting for the acquisition, creation and preservation of open space, for the acquisition and
preservation of historic resources, for the acquisition, creation and preservation of land for recreational
use, for the creation, preservation and support of community housing and for rehabilitation or
restoration of such open space, historic resources, land for recreational use and community housing
that is acquired or created as provided in this section.
Section 17-4. In every fiscal year, the Community Preservation Committee shall recommend
that Town Meeting spend, or set aside for future spending, the fixed figure of fifty (50%)
percent of the net annual revenues in the Community Preservation Fund for open space
purposes, not less than ten (10%) percent of the net annual revenues for community housing
purposes, and not less than ten (10%) percent of the net annual revenues for historic resources
purposes. In every fiscal year, the Community Preservation Committee shall recommend that
Town Meeting spend or set aside for future spending the remaining thirty (30%) percent of the
net annual revenues for community housing, recreation and historic resources purposes, but
not for open space purposes.
Notwithstanding the foregoing, the net annual revenues paid into the Community Preservation
Fund shall be dedicated to open space purposes until such time as prior appropriations made
pursuant to the so-called Land Bank Act have been fully expended, even if the aggregate
amount of such expenditures exceeds 80% of the annual revenues.
Section 17-5. Provided that the Community Preservation Act is accepted at the 2005 Annual
Town Election, this section shall take effect upon approval by the Attorney General of the
Commonwealth of Massachusetts and after all the requirements of Mass. Gen. Laws, ch. 40, §
32 have been met. Each appointing authority shall have thirty (30) days after the effective date
to make its appointments.
or to take any other action relative thereto.
COMMENT
In May of 2005, Brewster voters adopted the Community Preservation Act (CPA). The Act appropriates a
3% surcharge on the Town’s real estate tax revenues, which are reserved in a special fund to finance
projects and programs for the purposes of preservation of open space, recreation, community housing,
and historic preservation. The state distributes matching funds, which vary from year-to-year. Since
2005, CPA funds have supported about 70 community preservation projects in Brewster. These
initiatives have included capital improvements, land acquisitions, assistance programs, as well as various
plans and studies. At the time of adoption, Brewster established a unique allocation formula for these
funds, as outlined in Section 17 of the Town bylaw: 50% for open space, 10% for community housing,
and 10% for historic preservation. The 30% balance has been available for housing, historic preservation,
and/or active or passive recreation projects. The primary reason for this customized approach was that
Brewster, like many other Cape towns at the time, was converting funding balances and financial
obligations from the Cape Cod Land Bank and wanted to maintain its capacity to finance open space
purchases. As required by statute, the Community Preservation Committee (CPC) annually holds a public
hearing to identify and discuss upcoming community needs and planned projects. In recent years, it
became increasingly apparent that anticipated CPA requests would outpace available funds. In May
2021, Town Meeting approved funding to develop a 5 Year Community Preservation Plan (CPP). Since
then, the CPC has worked with a consultant to study existing Town plans, quantify anticipated funding
requests, and solicit stakeholder and resident input. As a result of this analysis, the CPC recommends
modification of the Town’s bylaw to follow the statutory distribution formula that all but one other
municipality currently have in place: 10% for open space and recreation, 10% for community housing,
and 10% for historic preservation. The CPC determined that the statutory formula allowed the most
flexibility to respond to expected funding requests and any new requests that may emerge from the
former Sea Camps properties planning processes in the next few years. If approved, this change would
take effect in July 2023, allowing a full fiscal year to make this transition. At the same time, the CPC has
developed and adopted a CPP that establishes target allocations for each of the eligible uses of CPA
funds beyond the baseline statutory disbursements that will inform their policy decisions in vetting
projects in the next five years. Town Meeting will continue to have final approval authority over
expenditure of all CPA funds.
BREWSTER CONSERVATION TRUST
36 Red Top Road Brewster, Massachusetts 02631
www.brewsterconservationtrust.org
13 April 2022
Faythe Ellis, Chair
Community Preservation Committee
2198 Main St
Brewster, MA 02631
Dear Chair Ellis:
First, I want formally to express the appreciation of the Trustees of the Brewster Conservation Trust to you and
Vice Chair Robinson for your time and patience in presenting the background, context and reasoning for Article
14 for the Warrant for Spring Town Meeting. The presentation was thoughtful and comprehensive, and this is to
inform you of the views of the Board that developed in the spirited discussion that followed.
In the first instance, as a matter of process, we were concerned to have been party only to a presentation after -
the -fact — when the Article had already been drafted and approved by the Select Board, instead of having an
opportunity for consultation in the drafting process. BCT has been a good partner of the Town over many years
and, as such, we would like to think we deserve a higher level of trust and respect.
Regarding our substantive concerns, you know from the CPC's public forum on the topic that the initial
recommendation of the Trust was for an allocation of 40% for open space in order to fund both bonded debt
service and ongoing acquisition opportunities. However, the CPC chose to stick with the 30-30-10-10 allocation
policy and, with your demonstration how "carry-over" open space monies could be applied to scheduled bond
payments, the Trust would be prepared to accept that the 30-30-10-10 formula as appropriately reflecting the
Town's priorities over the medium term. But, for that very reason, we are deeply concerned that the formula is
being adopted as a matter of CPC policy — and not Town policy, as would be the case if it were approved by
Town Meeting or the Select Board.
Rather, as it will be presented to Town Meeting, Article 14 merely repeals the current by-law's formula and thus
defaults to the statutory minimums — and is silent on the proposed allocation policy. To protect the clear
interests and priorities of the Town in favor of open space and housing, we are asked to trust entirely in a policy
declaration adopted by the CPC but not presented to, or validated by, Town voters. Moreover, as you explained
to us, the "target" allocations proposed in that policy reflect no more than desired outcomes over time —while,
of course, the CPC's actual funding approvals will be driven by the happenstance timing of different applications
in different amounts as they are made. We see a non -trivial risk that, as we look back from 2027, one or more
of the "target" allocations will not have been honored — and not just "to the penny" as Vice Chair Robinson
acknowledged, but by substantial amounts. In addition, with those targets expressed merely as "policy" of the
CPC, rather than in a by-law approved by the Town's voters, the membership of the CPC — which will certainly
change over time — could likewise choose how firmly to be guided by that policy or even to amend or abandon it
at their whim.
In short, the Trustees of BCT believe that Article 14 does not provide adequately for the processes and outcomes
that would ensure funding of projects that truly reflect the needs and priorities of the Town, and I regret to
inform you that the Board adopted a unanimous resolution (with Charlie Sumner abstaining) to that effect.
Respectfully,
ino 1'
Martin Kamarck
President
G�w1 c. ' CJ✓
Cc: Select Board
Peter Lombardi, Town Administrator
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MEMORANDUM
TO: Community Preservation Committee, Mimi Bernardo- Finance Director
FROM: Donna J. Kalinick, Assistant Town Administrator, Brewster Affordable
Housing Trust
RE: Brewster Affordable Housing Trust (BAHT) Rental Assistance Funding
August 4, 2022
At the May 2021 Town Meeting, the Town voted to fund through Community
Preservation Funding a local rental assistance program to be run by the BAHT. The
funding amount was $150,000. In preparing the end of the year financial report for the
Trust, it came to my attention that the $150,000 was not transferred from the CPC to
the BAHT. Per the Finance Director, Mimi Bernardo, a written request is required to
make this transfer. The BAHT asked that the CPC authorize this request and the
transfer be made.
Office of:
Select Board
Town Administrator
Page 1 of 2
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
August 4, 2022
To: Community Preservation Committee
From: Brewster Affordable Housing Trust
Members: Chair-Tim Hackert, Vice Chair-Maggie Spade-Aguilar, Clerk-Madalyn
Hillis-Dineen, Ned Chatelain, Donna Kalinick, Paul Ruchinskas, Vanessa Greene
RE: Fiscal Year 2022, CPC Fund expenditures for the CP3 State Report
Dear Chair Ellis,
The following is a list of expenditures made by the Brewster Affordable Housing
Trust (BAHT) in Fiscal Year 2022 with funds that were allocated from the Community
Preservation Act. The original funding in the amount of $100,000 to the Housing
Trust was approved by voters at the November 2018 Town Meeting. The Trust was
established by Town Meeting Vote at the May 2018 Town Meeting. A subsequent
allocation of $500,000 was made at the November 2019 Town Meeting for the
Preservation of Subsidized Housing Inventory (SHI) units of which $300,000 was
transferred to the Affordable Housing Trust Fund. Another allocation was made at
the May 2021 Town Meeting of $150,000 to fund the Trust’s Rental Assistance
program for 2 additional years.
1- $3,227.00: CPC guideline-Creation of affordable housing. This allocation was
used to pay a consulting firm to review the Financial Proforma that was
submitted with the proposal from Preservation of Affordable Housing and
Housing Assistance Corporation. It was also used for legal consultation on
the Request for Proposal for development and management of the Millstone
Road parcel. The Town owns 16.38 acres of municipal land which was
designated for Community Housing at the May 2018 Town meeting. The Trust
issued an RFP in October 2021 and reviewed proposals from January to
March 2022 then made a recommendation to the Select Board for award. It is
expected that the Town will enter into a long-term lease and land
development agreement with POAH and HAC for 45 units of rental housing,
serving those up to 80% of the area median income. The Town expects that
there will be an application to CPC and the BAHT in conjunction with the
Brewster Municipal
Affordable Housing Trust
Page 2 of 2
funding for this project in the coming year. LDS Consulting $1,410.00; KP
Law $1,817.00.
2- $1,650.00: CPC guideline-Preservation of Affordable Housing. Legal fees and
a home inspection associated with 212 Yankee Drive, single family home on
the Town of Brewster’s Subsidized Housing Inventory (SHI) and legal fees for
11 Sean Circle, single family home on the Town’s SHI. For 212 Yankee
Drive, Brewster is listed as the municipality on the deed rider, dated January
1995. The owner of home is living in a facility and has a court appointed
conservator. The home has been uninhabited for over 3 years. There was
water damage to the property from an apparent burst pipe. Taxes have not
been paid since 2018. The Town initiated the Tax Taking process through
the court system. The Town was awarded the property as long as the
property remains affordable in perpetuity. The property was transferred to the
BAHT via a May 2022 Town meeting vote. The Trust will be overseeing the
necessary repairs with CPC funds and will re-sell to a qualified affordable
buyer. The Trust was allocated $500,000 of Community Preservation funding
at the November 2019 Town meeting for potential purchase & repair of this
home or other homes on the Town subsidized housing inventory in similar
situations that may require Trust action or assistance. We are also actively
working with DHCD on the home on Sean Circle which was foreclosed on and
is currently bank owned and needs significant repairs before being resold to
an eligible affordable buyer. All procurement and other required MA laws will
be followed in any process where the Trust intervenes. KP Law $1,150.00
Atlantic Home Partners $500.00
3- No funds were expended in this fiscal for the Rental Assistance program.
Housing Assistance Corporation was able to assist 40 Brewster households
through State and Federal programs. We expect to see an increase in local
rental assistance applications in Fiscal 2023.
Total Amount of CPC funds spent by the Housing Trust in Fiscal 2022:
$4,877.00. The Trust currently has a balance of $518,805.99
in CPC funds. A full accounting of CPC funding, interest accrued and
expenses is attached for your review.
Respectfully Submitted,
Donna J. Kalinick
Town Administrator’s Designee,
Brewster Affordable Housing Trust
Attachments: Financial Reports
BAHT Account Balances & Interest Allocation:
Spececial Revenue Fund:BAHT:
FY16 FY19 Non- CPA CPA
Beginning Balance: 212.44 Beginning Balance: - -
interest revenue 180.91 Trans fr Spec Revenue 87,693.99 100,000.00
Donation revenue 86,540.89 interest revenue 377.46 430.42
End Balance: 86,934.24 End Balance:88,071.45 100,430.42
FY17 FY20
Beginning Balance:86,934.24 Beginning Balance:88,071.45 100,430.42
interest revenue 260.86 Expenses:(5,196.00) (13,100.00)
End Balance:87,195.10 Transfer in fr GF 100,000.00
Transfer in fr CPA 300,000.00
interest revenue:471.92 999.54
FY18 End Balance:183,347.37 388,329.96
Beginning Balance: 87,195.10
interest revenue 498.89 FY21
End Balance: 87,693.99
Beginning Balance 183,347.37 388,329.96
FY19 Expenses: (15,222.00)
Trans in fr Stabilization 250,000.00
Beginning Balance: 87,693.99 interest revenue 439.74 378.61
Transfer to BAHT (87,693.99) End Balance:433,787.11 373,486.57
End Balance in Spec Rev: -
FY 22
Beginning Balance: 433,787.11 373,486.57
Expenses: (7,163.92) (4,877.00)
Trans in from Gen Fund 250,000.00
Trans in from Spec Articles 150,000.00
interest revenue:449.35 196.42
End Balance: 827,072.54 368,805.99
FY23 Start of Year
Beginning Balance: 827,072.54 368,805.99
Expenses:
Transfer in from Gen Fund:375,000.00
Transfer in from Spec. Art's
Transfer in from CPC 150,000.00
Interest Revenue
End Balance: 1,202,072.54 518,805.99
Subject: Select Board Annual Retreat & Committee Input on FY23-24 Strategic Plan
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 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
reflect and convey our current organizational goals for the upcoming 2 fiscal 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 next 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,
Peter
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.
FY22-23 Select Board Strategic Plan
FINAL 10.18.21
Vision Building Block Goal #Goal Description Timeline Vision Plan FY21-22 SB Plan Primary Responsible Party Other Key Stakeholders
Cape Cod Sea Camps SC-1 Seek to acquire Sea Camps properties for public access and use, including property inspections and
all necessary coordination with legal counsel and relevant consultants
FY22 X Town Administration Select Board; Finance Team
SC-2 Complete building inventories and develop/implement short-term property management plan FY22 Town Administration Public Safety Team; Human Resources
SC-3 Develop charge and appoint Sea Camps Comprehensive Plan Advisory Committees FY22 Town Administration & Select
Board N/A
SC-4 Determine interim public access/use plans and implement as soon as possible FY22 X Town Administration & Select
Board
Sea Camps Comprehensive Plan Advisory
Committees & Staff Liaisons
SC-5 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
FY22-23
X Town Administration & Select
Board
Sea Camps Comprehensive Plan Advisory
Committees & Staff Liaisons
SC-6 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
FY22-23
X Town Administration & Select
Board
Sea Camps Comprehensive Plan Advisory
Committees & Staff Liaisons
Community Character CC-1 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 FY22 X Community Preservation
Committee
Select Board; Finance Committee; Open
Space Committee; Affordable Housing Trust;
Historical Commission; Recreation
Commission
CC-2 Identify and examine potential local tax relief policy options
FY22-23 X X Tax Relief Working Group
Select Board; Finance Committee; Board of
Assessors; Brewster Association of Part-Time
Residents
CC-3 Provide education and training to Town officials and residents about issues of diversity, equity, and
inclusion FY22-23 X Town Administration & Select
Board
Affordable Housing Trust; All Citizens Access
Committee; Police Chief; Human Resources
Open Space OS-1 Seek adoption of Drummer Boy Park Master Plan, develop Management Plan, and implement both
(in phases) in coordination with Wing Island boardwalk project FY22-23 X X Town Administration
Select Board; Drummer Boy Park Advisory
Committee; Department of Natural
Resources; Recreation Department;
Department of Public Works
OS-2 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
FY23 Town Administration
Select Board; Recreation Commission & Dept;
Natural Resources Commission & Dept;
Department of Public Works
Housing H-1 Identify Affordable Housing Trust operating/capital needs and develop funding plan FY22 X X Affordable Housing Trust &
Finance Team Select Board; Finance Committee
H-2 Complete Housing Production Plan
FY22 X X Housing Coordinator
Town Administration; Housing Partnership;
Affordable Housing Trust; Select Board;
Planning Board
H-3 Develop affordable housing off Millstone Road
FY22-23 X X Affordable Housing Trust
Select Board; Community Preservation
Committee; Town Administration; Housing
Coordinator
Local Economy LE-1 Launch electronic permitting platform FY22 X X Town Administration IT Director; Building Dept; Health Dept;
Planning Dept
LE-2 Host semi-annual roundtable with Town officials, Chamber of Commerce, and local business
community to build on increased outreach and communication developed during pandemic FY22 X Town Administration Select Board
Coastal Management CM-1 Complete design and permitting of Wing Island boardwalk FY22-23 X X Town Administration Natural Resources Commission & Dept
1
FY22-23 Select Board Strategic Plan
FINAL 10.18.21
Vision Building Block Goal #Goal Description Timeline Vision Plan FY21-22 SB Plan Primary Responsible Party Other Key Stakeholders
Water Resources WR-1 Develop clear timeline/plan for moving water quality initiatives forward and evaluate Town
benefits of participating in Cape Cod and Islands Water Protection Fund FY22 X X Water Quality Working Group Select Board
WR-2 Develop and propose stormwater management bylaw (MS4 permit)FY22 X X Stormwater Working Group Planning Board; Select Board
Community Infrastructure CI-1 Complete Hazard Mitigation Plan
FY22 X X Town Administration
Planning Board & Dept; Dept of Public Works;
Natural Resources Dept; Water Dept; Fire
Dept; Health Dept; Water Dept; Building Dept
CI-2 Complete comprehensive assessment of Captains Golf operations, finances, and capital needs, and
determine feasibility of transitioning to enterprise fund FY22 X Finance Team Select Board; Golf Commission & Dept;
Finance Committee
CI-3 Complete School Consolidation Feasibility Study and work with key stakeholders to determine
appropriate next steps in coordination with Sea Camps Master Planning process FY22-23 X Nauset School Officials
Town Administration; Select Board; Sea
Camps Comprehensive Plan Advisory
Committees & Staff Liaisons
CI-4 Solicit resident feedback on Millstone Road project and develop Road Capital Prioritization Plan FY22-23 X X Town Administration & Dept of
Public Works Select Board; Capital Planning Committee
CI-5 Continue hydration station installation project FY22-23 Town Administration Select Board; Recycling Committee; Water
Commission & Dept; Facilities Manager
CI-6 Develop net zero energy roadmap FY23 Town Administration Energy Committee & Manager; Facilities
Manager
Governance G-1 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 FY22 X Select Board & Finance
Committee
Nauset Regional School Committee; Brewster
School Committee; Nauset School
Administration; Town Administration;
Finance Team
G-2 Launch new, more user friendly Town website FY22 X X Website Working Group Town Administration
G-3 Develop and adopt new Select Board Policy on Board/Committee Appointments FY22 Select Board Town Administration
G-4 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
FY22 X Town Administration Select Board; Dept Heads
G-5 Continue to implement Vision Plan and develop Local Comprehensive Plan
FY22-23 X X Vision Planning Committee
Planning Board; Town Planner; Select Board;
Town Administration; Affordable Housing
Trust; Open Space Committee
G-6 Develop and launch new operating and capital budget platform to improve accessibility and
transparency of Town finances FY22-23 X X Finance Team Select Board; Finance Committee
G-7 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
FY22-23 X X Town Administration Select Board; Human Resources
G-8 Develop and implement comprehensive strategy regarding use of American Rescue Plan Act funds FY22-23 Town Administration Finance Team; Select Board
2
Town of Brewster Vision Plan • 2018
BREWSTER’S
2018 VISION PLAN
How the Community’s
Vision for the Future
is Taking Shape
Prepared by the
Brewster Vision Planning Committee
June, 2021
INTRODUCTION
Brewster’s Vision Plan is the expression of community
preferences for the Town’s social, physical, and economic
evolution. Approved by the Select Board in July 2018, the
Plan provides a vision for the future and includes goals and
actions to guide decision making of Town government,
community organizations, and citizens. The Vision Planning
Committee was established by the Select Board in late
2019 to “foster public outreach and communication around
the implementation of the 2018 Vision Plan and work with
Town staff and the community to develop a Local
Comprehensive Plan (LCP) based on the Vision Plan goals.”
This is the first Annual Report to the community on Vision
Plan implementation.
THE VISION PLAN
Over 18 months in 2017 and 2018, Brewster residents
engaged in a series of workshops and a public survey to
identify key issues facing the community, goals for the future,
and actions to achieve the goals. These activities were
designed to identify community values and build consensus
around priorities.
Through this process, the community identified eight key
issues facing Brewster which became the ‘building blocks’
for the Vision Plan: community character, open space, hous-
ing, local economy, coastal management, water resources,
governance, and community infrastructure. For each of these
building blocks, the Plan identifies a goal with related purpos-
es and actions to achieve the purpose. In many cases,
actions on one building block will help advance the goals
of other building blocks.
This first Annual Report is structured around the building
blocks, reporting on actions that have been taken or are
underway to achieve Vision Plan goals. It draws on over 50
interviews with Town boards, committees, and depart-
ments and with not-for-profit
organizations and businesses in
town, all selected because of their
role in implementing elements of
the Vision Plan.
IMPLEMENTING THE VISION PLAN
Vision Plan implementation has faced challenges and change, including
a financial management crisis that forced the Town to freeze spending
and programming; a change in leadership with a new Town
Administrator and a new approach to strategy and operations; and
finally the effects of the COVID pandemic on every facet of community
life and Town operations.
Despite these conditions, there has been surprising progress in implementing
the Vision Plan. Those interviewed credit dedicated staff and volunteers, the
commitment and character of citizens, and the leadership of the Town
administration. The Select Board now uses the Vision Plan framework to
guide its two-year strategic planning. Many felt that the Vision Plan rein-
forces their charge and direction, a fortunate alignment of citizens’ priorities
with the direction of Town government and community organizations.
At the same time, the interviews revealed many barriers to implemen-
tation. Not surprisingly, a major barrier has been the COVID pandemic
which closed facilities, prevented face to face contacts, and slowed the
pace of operations. In addition, the current zoning and permitting
process are constraints to many of the innovative development ideas
expressed in the Vision Plan and to growing small, local businesses.
Others identified small staff and reliance on volunteers as a constraint on
their capacity to undertake new programs. Similarly, the lack of facilities
has constrained programming, particularly for youth and older residents.
Finally, the rising cost of land represents a serious brake on the acquisition
of land for housing and open space in Town.
NEXT STEPS
While this Report documents the many actions that have been taken or are
underway, much more remains to be done to achieve the goals in the
Vision Plan. Some actions have been started but need more time for
completion, others remain to be started, and still others require further
design to adapt to evolving conditions in Town, including climate change.
The community, and particularly Town government, will have to remain
focused on the Vision Plan goals if its real impact is to be achieved.
The Town is starting the development of a Local Comprehensive Plan (LCP)
following the guidelines of the Cape Cod Commission. The LCP will be built
on the framework of the Vision Plan, and it will further detail actions to
achieve those goals. Particularly related to Brewster’s physical development,
the LCP will provide guidance for regulatory change and further housing
and open space development. Once certified by the Cape Cod Commission,
the LCP also will provide access to resources and technical assistance
from the Commission. Work on the LCP will begin in the fall of 2021.
THE VISION PLANNING COMMITTEE
The Vision Planning Committee was appointed by the Select Board in
December 2019, but its start was delayed because of COVID. Current
members of the committee include Hal Minis (chair), Sharon Tennstedt
(vice chair), Amanda Bebrin, Andi Genser, Patricia Hess, Garran Peterson,
Fran Schofield, and Paul Wallace. Ryan Bennett, Town Planner, assists the
Committee. Previous members include Kari Hoffmann and Sue Searles.
Support is provided by the Planning Department.
COMMUNITY CHARACTER
Purpose 1: Provide social opportunities and services for all
• Town Meeting approved a feasibility study for a community center (need, site options,
programming), but start-up delayed by COVID.
• “Age friendliness” is part of decision making (Council of Aging-COA).
• Intergenerational lunches and ice cream socials have been held (COA).
• Farmers market was started as a community-wide event (Brewster Historical Society-BHS).
Purpose 2: Maintain the Town’s historic heritage and style
• Town Planning Board (PB) considers how proposals fit Brewster’s community character.
• Conservation properties with scenic value are managed for scenic vistas and rural character
(Brewster Conservation Trust-BCT).
• Trails have been expanded for varying population needs (BCT).
• Inn keepers maintain historic properties to contribute to Town character (Chamber of
Commerce-CoC).
• 300 houses were documented as “Historic Houses” to help homeowners preserve historic
structures (Brewster Historic Commission-BHC).
•BHC worked with Ocean Edge to save Nickerson House on the original Rte. 6A property.
• A display of historic East Brewster was mounted at the Brewster Ladies Library; articles
on historic Brewster have been published in the Cape Codder (BHC).
•Tours of Main Street historic houses, area farms and cemeteries were created (BHS).
• Virtual tours of historic properties were created for schools and the website (BHS).
Purpose 3: Maintain the Town’s small-town feel and scale through appropriate
development
• Town Meeting approved an accessory dwelling unit by-law, expanding housing opportunities
without impacting community character (PB).
WATER RESOURCES
Purpose 1: Protect Town wellfields by expanding open space acquisition
and other measures
• Between 2018-2020, 13 parcels totaling 113 acres within Zone II drinking water supply areas
have been protected (Open Space Committee-OSC & BCT).
• “Drink Brewster Tap” campaign was developed and hydrations stations installed at Town
offices and recreation facilities to decrease use of plastic bottles.
Purpose 2: Improve pond water quality through public education, regulation
and mitigation activities
• Weed harvesting was conducted at Walkers Pond (Brewster Ponds Coalition-BPC &
Department of Natural Resources-DNR).
• Sediment analysis was studied at Walkers Pond to better understand poor water quality (DNR).
• Permitting criteria was developed for rain gardens (Conservation Commission-CC).
• Upper Mill Pond was treated with allum (DNR).
• Brewster Ponds Overview was published (BPC).
Purpose 3: Protect water quality of marine watersheds
•Fertilizer use at Captains Golf Course was monitored and reduced to mitigate nitrogen
loading to Pleasant Bay.
• State DEP Watershed Permit was obtained for Pleasant Bay (Pleasant Bay Alliance-PBA,
Town Planner, & DNR).
• State Grant was obtained for alternatives analyses in the Pleasant Bay watershed management
plans for Orleans, Brewster, Harwich and Chatham (Pleasant Bay Alliance-PBA).
OPEN SPACE
Purpose 1: Improve public access to and expand the use of recreational areas
• Parking capacity at Crosby landing was expanded (Department of Public Works-DPW).
• CCRT extension to Linnell Landing is at final design; funding not yet identified (DNR).
• New public trails were opened at Bakers Pond and No Bottom Pond (DNR & BCT).
• A new version of the Guide to Brewster Walking Trails was distributed (DNR & BCT).
• Land purchases at Long Pond Woodlands and McGuerty Road offer future trail networks (Town).
• State Oliver/GIS system has been used to identify areas of high environmental sensitivity-
habitat and drinking water supply (Town & BCT).
• Update of the Drummer Boy Park Master Plan is underway (DNR).
•Update of the Open Space and Recreation Plan is underway (OSC & DNR).
• ‘Walking Wednesday’ series were started to familiarize people with Brewster trails (BCT).
• Eddy School classes use Vernal Pool trail for science study (Eddy School & BCT).
Purpose 2: Prioritize environmentally sensitive areas for preservation
• Between 2018-2020, 13 parcels totaling 113 acres within the drinking water supply areas
(Zone II) have been protected (Town & BCT).
•Areas of highest priority for natural resource protection (habitat and drinking water
supply) and housing have been mapped, with Brewster as a pilot community
(Association to Preserve Cape Cod-APCC & Housing Assistance Corporation-HAC).
• Funding partnerships for acquisitions have included Community Preservation Committee (CPC),
State grants, individual donations, foundations, and conservation tax credits (Town & BCT).
• Brewster Water Department (BWD) created funding within its tariff structure for land
protection in the drinking water supply areas.
•Identification of encroachments and redress actions on conservation lands has been increased
(Town & BCT).
• Trail marking, signage, and stewardship of conservation lands has been increased (DNR & BCT).
Purpose 3: Maintain open space through density and development standards
• Coastal Management Plan identifies need to reduce coastal threats through zoning and
other regulations.
• Application of Natural Resource Protection Bylaw made acquisition of Long Pond Woodlands
affordable for conservation.
HOUSING
Purpose 1: Promote Housing Choices to allow families to live, work, prosper.
• CPC funded Housing Coordinator position.
• Town Meeting adopted (2018) an Accessory Dwelling Unit (ADU) bylaw; 20 units (both ADU
and “in-law”) approved as of 2021.
• Municipal Affordable Housing Trust was established in 2018.
•Millstone Road housing development feasibility study is in progress.
• Home ownership buy-down assistance program was established in 2018; Rental & Home Repair
assistance program funding through CPC and HAC; $250,000 in short-term rental tax funds to
Housing Trust.
• Education forums for the public are on-going through BHP, CPC, HAC, CDP, AHT, and
include annual Housing Institute.
• CPC supported housing projects, including Paul Hush Way, Brewster Woods, Red Top Road,
Veteran’s Housing.
Purpose 2: Provide opportunities for an aging population
•Former Wingate property is being redeveloped as Serenity Brewster, with 131 units of
55+ Senior Housing and 20% deed restricted affordable, as a public/private partnership
(no public funds, but local guidance and permitting support).
Purpose 3: Address housing needs of year-round and seasonal workforce
• Ocean Edge workforce housing was developed as a public/private partnership.
COASTAL MANAGEMENT
Purpose 1: Protect Coastal Resources
• The Natural Resources Advisory Commission was formed in 2020 to implement Coastal
Resources Management Plan (SB).
• The Town partnered on a Cape Cod Commission and State EEA grant to develop a model
coastal resiliency bylaw (Town Planner).
• Partnerships with non-profits on coastal resiliency demonstration projects include Crosby
Landing culvert replacement (DNR & DPW); Pleasant Bay Watershed Permit for nitrogen
mitigation and watershed restoration (PBA, Town Planner, DNR, & Health Agent)
• Stormwater Management zoning bylaw, consistent with State MS4 permit requirements,
will be presented at Fall 2021Town Meeting (PB & Town Planner).
Purpose 2: Maintain and expand public access for all through public consen-
sus and explore alternative modes of transportation and access points
•CCRT extension to Linnell Landing is at final design; funding not yet identified (DNR & PB).
Purpose 3: Adapt to Climate Change
• Model Coastal Resiliency bylaw, including zoning amendments to minimize development
scale, is under development with assistance from the Cape Cod Commission (Town
Planner, PB, & CC).
• Town has obtained grant funds (MVP, Hazard Mitigation, Model Resiliency Bylaw, etc.)
to further climate adaptation efforts (TA, Town Planner, & DNR).
• NRAC has been tasked with viewing all actions through a Climate Change lens.
LOCAL ECONOMY
Purpose 1: Build a “green” economy based on the town’s natural beauty
and resources
• Brewster was designated a “Green Community” (Town).
• New Cultural Trail was introduced in April 2021 to highlight cultural amenities of
Brewster (CoC).
• Recycling has been actively promoted to all summer rentals (CoC).
• Brewster businesses, departments, non-profits and committees collaborated to promote
Brewster in Bloom, Conservation Day, Beach Clean-up and Brewster for the Holidays (CoC).
• Two solar panel arrays have been installed at the Captain’s Golf Course (Town & PB).
• Importance of the local marine economy, particularly the shellfish grants at Ellis and
Mant’s Landings, was communicated as part of the “Blue Economy” (Town & DNR).
Purpose 2: Foster small businesses compatible with the town’s character
and promote year-round employment
• “Small Business Saturday” was promoted with small businesses (CoC).
• Small businesses were supported to lengthen their season from early spring through
autumn (CoC).
•Town worked to help Ocean Edge stay open year-round (Town & Ocean Edge).
• Work was started on an on-line permitting platform to improve timeliness of issuance
and for a guide to “Doing Business in Brewster” (Town).
GOVERNANCE
Purpose 1: Expand and improve communication to citizens about Town
plans and activities.
• Town Meeting approved the Town Charter (SB, Town Administration-TA).
• A new user-friendly Town website was developed; rollout is expected soon. (TA, IT
Director, & COA Director).
• Announcements about Town affairs are now cross-posted on the Town website
through social media (TA, IT Director, & Channel 18).
•PBGTV and LCTV programming for older residents was increased (COA).
•A new “Citizens Forum” was added to many Town Committee’s standing meeting
agendas.
•Select Board’s improved communications policies include “Public Engagement Policy”
(2019), “Responding to Public Comment Policy” (2019), and “Rules of Order Policy” (2020).
• Town and CoC have enhanced communication with business owners and customer
service (TA & CoC).
Purpose 2: Expand the volunteer base to increase the use of citizen
expertise and build diversity in decision-making.
•COA Volunteer Coordinator program has been expanded (COA).
•“Serve Your Community” form is used for open volunteer positions (TA & Town Clerk).
•“Citizens Leadership Academy” is in planning stages (TA).
Purpose 3: Strengthen the customer service approach to Town services.
• Customer service training is provided to staff. The Town Administrator holds quarterly
meetings with staff; monthly meetings with Department Heads.
• Town Hall “Greeter” position was created during summer of 2019 (TA).
•E-permitting for building, health and planning departments is soon to launch.
(TA, IT Director, & Dept. Heads).
COMMUNITY INFRASTRUCTURE
Purpose 1: Create a community center to house activities and interaction
for people of all ages
• Town Meeting approved feasibility study for a community center (need, site options,
programming) but start up delayed by COVID.
• Town Meeting approved a feasibility study of school consolidation; Request for Proposals
has been issued for a consultant (TA).
Purpose 2: Expand bike and pedestrian trails and paths for recreation and
transport throughout town
•Complete Streets approach was adopted; public outreach to determine priorities will
start in Fall 2021 (SB).
•Re-paving of Rte. 137 between Rte. 6A and Rte. 124 was designed according to
Complete Streets guidelines [sidewalk, bike access] (DPW).
• Extension of the CC Rail Trail from Nickerson State Park to Linnell Landing is at 75%
design, but funding is not yet identified (DNR).
• Flashing lights were installed on CC Rail Trial crossings (DPW & Bikeways Committee-BC).
• Bike safety cards are being distributed at Town Information Center (CoC & BC).
• Bike safety information is provided on website and in Best of Brewster magazine (CoC).
•Mapping bike routes across town has started (BC & CoC).
• Brewster Bike Day was held with bike rodeo and bike education activities (BC &
Recreation Dept-RD).
• Resurfacing the gravel path between Stony Brook and Eddy Schools is under study
(DPW & BC).
• Outdoor Club at Eddy School held bike ride of the CC Rail Trail (RD).
Purpose 3: Provide active recreation opportunities and facilities, including
those for youth
• Eddy School gym has been used for senior activities (COA & RD).
• Town 5-Year Capital Plan includes expanded recreation facilities such as playground
and ADA access at Freeman’s Way ballfields (RD).
• Update of the Drummer Boy Master Plan is underway (DNR).
• RD uses were examined to determine summer camp and other programming needs.
ACTIONS BY BUILDING BLOCK
Community Preservation Committee
Minutes of July 13, 2022 Page 1 of 3
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, July 13, 2022, at 4:00 p.m.
MEETING MINUTES OF JULY 13, 2022
Present: Community Preservation Committee (CPC) - Vice-Chair Sarah Robinson, Treasurer Sharon
Marotti, Clerk Elizabeth Taylor, Roland Bassett, Bruce Evans, Paul Ruchinskas, Peggy Jablonski,
Christine Boucher
Absent: Chair Faythe Ellis
Also Present: Cynthia Bingham, Select Board
Vice-Chair Sarah Robinson called the meeting to order at 4:00 pm and announced a quorum.
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting attendance will be permitted.
If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website as soon as possible.
1.Acceptance of funding requests for Fall Town Meeting and referral to Town Counsel for CPA
Eligibility
a.Open Space Application
b.Brewster Historical Society Application
a.Elizabeth introduced the Open Space application to the Committee. This parcel has been pre-
purchased by the Compact of the Cape Cod Conservation Trust. What is planned is the Brewster
Conservation Trust (BCT) will purchase the property and the Town will the purchase the
Conservation Restriction, which is akin to the development rights, for $270,000 (having added
$20,000 for possible expenses). This would provide a direct link to Nickerson State Park.
Sharon asked how much BCT is paying for the property. Elizabeth answered the Compact bought it for
$360,000; we are putting in $250,000 and they are putting in the rest. That’s what a Conservation
Restriction is – restricts the ability to develop a property.
Paul wanted to know what the rationale is between BCT buying vs. the Town buying? Elizabeth said she
was unsure how that was decided. Many times, BCT has bought a parcel and we have bought the
Conservation Restriction.
b.Sarah said for the Brewster Historical Society Application – They are looking to preserve
Schoolhouse #3, and eventually take that building over to Drummer Boy Park.
Peggy said it seemed unclear as to who is going to contribute what. The various places money is coming
from need to be clarified as that would be very important in the decision-making process. Sarah said she
would pass that along.
Approved:
VOTE:
Community Preservation Committee
Minutes of July 13, 2022 Page 2 of 3
Motion to send the Open Space Application to Town Counsel for CPA eligibility.
MOVED by Elizabeth Taylor. Seconded by Bruce Evans.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Paul Ruchinskas
– yes, Peggy Jablonski – yes, Sharon Marotti – yes, Christine Boucher – yes, Vice-Chair Robinson
– yes
VOTE 8-yes 0-no
Motion to send the Brewster Historical Society Application to Town Counsel for CPA eligibility.
MOVED by Sharon Marotti. Seconded by Bruce Evans.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Paul Ruchinskas
– yes, Peggy Jablonski – yes, Sharon Marotti – yes, Christine Boucher – yes, Vice-Chair Robinson
– yes
VOTE 8-yes 0-no
2.Discussion and possible vote on CPC buydown funding request
Sarah read Jill Scalise’s letter regarding the buydown request. Jill Scalise then addressed the committee
directly. She said this was a former Habitat for Humanity Home built back in 2007. Housing Assistance
Corporation has been working on the resale of the property. The home is extremely worn and has a lot of
repairs that need to be done – flooring, cabinets, bathroom ceiling leak, etc. The buydown funds would
be reduced from the purchase price of the home. Then they would not need to get Private Mortgage
Insurance and would enable the purchaser more funds to complete this work. They would be working
with DHCD - there is not a universal deed rider right now, but it would get one if approved.
Elizabeth asked about the balance of the funds. She was asking if Jill Scalise will be looking at that for
the buydown. Jill Scalise replied that the letter was not in the packet because the home inspection was
done yesterday, and it didn’t get to her in time. She said the question about the funds and being able to
request for more funding for the buydown program – this is one of the strategies in the new Housing
Production Plan – to look at the buydown program. She said there would be a joint meeting between the
Housing Trust and CPC as to the best way to move forward with this program.
Motion to approve the request for $30,000 from the buydown program for the purchase of 50
James Burr Road contingent upon the completion of the terms and conditions of the CPC
buydown award.
MOVED by Paul Ruchinskas. Seconded by Roland Bassett.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Paul Ruchinskas
– yes, Peggy Jablonski – yes, Sharon Marotti – yes, Christine Boucher – yes, Vice-Chair Robinson
– yes
VOTE 8-yes 0-no
3.Project Updates:
a.Red Top Road Housing
b.Other
a.Paul addressed the Committee regarding the Red Top Road Housing project – he said Habitat
has submitted their report in terms of where they are in the process and included the proforma
budget for the project. As you’ll see, the total development costs is slightly over $2M for two
Community Preservation Committee
Minutes of July 13, 2022 Page 3 of 3
homes. There’s both a developer fee and a builder’s profit and Habitat doesn’t really take that so
that’s like $160k right out of the budget. However, they plan to do solar panels which will add
another $30-$40,000. So, you are really looking at a cost of $900,000 for two affordable homes.
It is a stunning number, but it is what it costs today.
b.Bruce said he is the liaison for the Housing Production Plan, and it was approved Monday
evening.
c.Sharon said she received something on Brewster Woods. The lottery closed on July 1st and they
are doing a virtual lottery closing by August 1st. Phase One of the construction is 95% complete,
Phase Two is also moving further along. They are hoping for some of the units to be occupied by
September 30th. Jill Scalise said she was able to do a site visit on Thursday. They are moving
along quite well. We are hoping to have an open house to see the property before people move
in. Habitat is going through those 250 applications right now. Christine asked if Sharon would
forward Donna Kalinick’s email to her.
4.Approval of Minutes from 6/22/22
Motion to approve the Minutes of 6/22/22 as written.
MOVED by Sharon Marotti. Seconded by Elizabeth Taylor.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Paul Ruchinskas
– yes, Peggy Jablonski – yes, Sharon Marotti – yes, Christine Boucher – abstain, Vice-Chair
Robinson - yes
VOTE 7-yes 0-no 1-abstain
Christine abstained as she was not at the 6/22/22 meeting.
5.Matters not reasonably anticipated by the Chair
Sarah said as of today, the Town has decided we can meet in person again. We have to have a quorum at
the meeting as well as the Chair present. The next meeting is 7/27 at 4PM. It will be a hybrid meeting.
She asked for anyone who cannot attend to please let Faythe know so we will be assured of a quorum.
6.Announcements- none
7.Next meeting: 7/27/22 at 4PM, Hybrid Format
MOTION made by Peggy Jablonski to adjourn the meeting at 4:31 pm. Bruce Evans second.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Paul Ruchinskas
– yes, Peggy Jablonski – yes, Sharon Marotti – yes, Christine Boucher – yes, Vice-Chair Robinson
- yes
VOTE 8-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.
Community Preservation Committee
Minutes of July 27, 2022 Page 1 of 5
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, July 27, 2022, at 4:00 p.m.
MEETING MINUTES OF JULY 27, 2022
Present: Community Preservation Committee (CPC) – Chair Faythe Ellis, Vice-Chair Sarah Robinson,
Treasurer Sharon Marotti, Clerk Elizabeth Taylor, Roland Bassett, Bruce Evans, Paul Ruchinskas
(4:17), Peggy Jablonski, Christine Boucher
Absent: Peggy Jablonski
Also Present:
Chair Faythe Ellis called the meeting to order at 4:06 pm and announced a quorum.
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting attendance will be permitted.
If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website as soon as possible.
1.Election of CPC Officers for FY 23
The nominations are the current roster of Officers – Faythe Ellis as Chair, Sarah Robinson as Vice
Chair, Sharon Marotti as Treasurer, and Elizabeth Taylor as Clerk. They are all on board to continue for
another year.
Motion to nominate Elizabeth Taylor as Clerk of the CPC for FY23.
MOVED by Sharon Marotti. Seconded by Bruce Evans.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Sarah Robinson –
yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 7-yes 0-no
Motion to nominate Sharon Marotti as Treasurer of the CPC for FY23.
MOVED by Elizabeth Taylor. Seconded by Bruce Evans.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Sarah Robinson –
yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 7-yes 0-no
Motion to nominate Sarah Robinson as Vice Chair of the CPC for FY23.
MOVED by Bruce Evans. Seconded by Elizabeth Taylor.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Sarah Robinson –
yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 7-yes 0-no
Approved:
VOTE:
Community Preservation Committee
Minutes of July 27, 2022 Page 2 of 5
Motion to nominate Faythe Ellis as Chair of the CPC for FY23.
MOVED by Bruce Evans. Seconded by Sharon Marotti.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Sarah Robinson –
yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 7-yes 0-no
2.Financial Update
a.FY22 reconciliation
b.FY23 estimated budget
c.FY23 Admin Expenses projected
Faythe said we do not have the final numbers from Mimi Bernardo yet as some numbers are still coming
in. We did meet with Mimi Bernardo to come up with some preliminary numbers but will hold off with
the presentation until we have the final numbers. She anticipates they will be available for the next
meeting. Faythe wanted to go through the Admin budget – it is something approved at Town Meeting.
We are working with a number that is $71,535 is the amount the statute would allow us to spend on
admin expenses. It has been customary for us to have a historical consultant on call when necessary and
we should plan on $2500 set aside for that purpose. It is also customary for us to have legal counsel
review our applications for CPA eligibility. The estimate is $3200 based on prior year experience. CPA
coalition dues is $3500 annually. The admin support Beth provides to us, that is variable and a
placeholder for that expense. In the past, we have estimated $20,000 for the Compact for the
Conservation Trust. She asked Elizabeth if this was still reasonable for FY23. Elizabeth answered that it
was a good number. Faythe said as a member of the Historical Commission, we will likely be coming in
with another request for funding to continue the historical inventory work. We are putting together
another estimate and will be coming in front of the CPC for Admin funds to fund that. She anticipates
the ask will be in past range amounts.
3.Discussion and votes on completeness, timeliness and CPA eligibility of the following Fall 2022
CPC Applications
a.Discussion and possible vote on the completeness, timeliness and CPA eligibility of
Open Space Committee’s request to acquire the property at 0 Holly Way
b.Discussion and possible vote on the completeness, timeliness and CPA eligibility of
Brewster Historical Society’s funding application for the Schoolhouse #3 with a possible
vote to refer the application to the Brewster Historical Commission for review and
recommendation to CPC
a.Faythe said she didn’t say that correctly above in the Agenda. Elizabeth said it should be to
acquire a Conservation Restriction. Faythe said they received information that the Brewster
Conservation Trust will hold the Title and the Town will hold the Conservation Restriction.
Sharon asked if the $270,000 is the cost of the property? Or the Conservation Restriction? Elizabeth
answered the appraisal is $440,000; Compact Cape Cod Conservation Trust pre-acquired it at $360,000
and if approved, the Conservation Trust will pay part and the Town has agreed to pay $250,000 for the
Conservation Restriction, and Brewster Conservation Trust will own the land. Paul said that they might
want to put the total project cost to $360,000 with $20,000 additional for expenses.
Community Preservation Committee
Minutes of July 27, 2022 Page 3 of 5
Motion that the CPC deems the application submitted by the Open Space Committee regarding
0 Holly Avenue is complete, timely, and CPA eligible.
MOVED by Paul Ruchinskas. Seconded by Sharon Marotti.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Paul Ruchinskas – yes, Roland Bassett
– yes, Sarah Robinson – yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 8-yes 0-no
Elizabeth asked if the first page should have the total project cost $380,000? Faythe said we should
agree to make that change at our next meeting when it is reviewed. This application will be on our
agenda for the next meeting.
b.Faythe said with regard to the Brewster Historical Society application for funding for
Schoolhouse #3. She did get the legal opinion that this is CPA eligible. Faythe also got a letter of
support from the Select Board which will become part of a future packet. There was a question
from the last meeting regarding other sources of funding. She got an answer that there will be
some curating and the money for that will come from an outside source listed in their
application.
Motion that the CPC deems the application submitted by the Brewster Historical Society to be
complete, timely, and CPA eligible and ready to refer to the Brewster Historical Commission for
review and recommendation.
MOVED by Sharon Marotti. Seconded by Sarah Robinson.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Paul Ruchinskas – yes, Roland Bassett
– yes, Sarah Robinson – yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 8-yes 0-no
Faythe will take the next steps to refer this to the Historical Commission.
4.Discussion and possible vote to recommend Select Board adoption of the 5 Year CPA Plan
This recommendation would be that Faythe would go to the Select Board to do a presentation and ask
them to adopt the plan. The plan is a policy document for the CPC. What is at Town Meeting would be
the Article regarding the statutory formula change – so two separate things. No further questions.
Motion to recommend Select Board adoption of the 5 Year CPA Plan.
MOVED by Sarah Robinson. Seconded by Paul Ruchinskas.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – no, Paul Ruchinskas – yes, Roland Bassett –
no, Sarah Robinson – yes, Sharon Marotti – yes, Christine Boucher – yes, Chair Ellis – yes
VOTE 6-yes 2-no
5.Preview of upcoming committee topics/timing
Faythe said that it being summer and everyone being busy, she wanted to talk through what she sees
coming up in the next couple of months coming up for us.
It is typical that we do an annual review of our application that we ask applicants to submit. She
will be scheduling that for a meeting in August.
The decision on Holly Way will be at the next meeting.
Community Preservation Committee
Minutes of July 27, 2022 Page 4 of 5
The Historical Society application will be at the end of August or a September decision.
Fall Town Meeting is going to be either of the first two Mondays in November. That means the
Warrant closes the 2nd week in October. The Select Board and Finance Committee votes happen
before the Warrant closes – late September, early October.
The Public Hearing – Faythe would like to have this earlier than usual because she thinks it
would be helpful knowing what is coming at us soon. She proposes the Hearing be on September
14th.
Faythe would like to have Chris Miller come and speak regarding the Stony Brook Mill retaining
wall project.
Rollie reached out to the White Caps and they are ready to come to one of our next meetings.
Rollie said Chuck was going to give Faythe a call. They think they are in the Playoffs, first and
foremost, and will come after that.
Paul asked if we would have any further discussion of the formula. Faythe said she was looking at our
motion regarding it being on the Warrant at the Spring Town Meeting. She said we will vote on that
again to be on the Fall Town Meeting Warrant so there will be further discussion on that. Sarah asked if
we were presenting that to our other committees. Faythe answered that one of the things she thinks
would be helpful would be for herself and others on the committee to reach out to other committees and
explain better what the Article does compared to what the CPA Plan does. This will provide more clarity
for voters. As example, Faythe would plan to go in front of the Housing Trust to present to them again
and see if their letter of support needs to be updated in any way.
6.Discussion regarding Annual 2022 CPC Public Hearing
No further discussion from above.
7.Project Updates:
Sharon said we received the final invoice from the dog park. All funds are now expended.
8.Approval of Minutes from 7/13/22 - defer
9.Matters not reasonably anticipated by the Chair- none
10.Announcements
Faythe said that on the homepage, there is an opportunity for citizens to comment on the draft of
the Brewster local comprehensive plan. She would encourage everyone to spend some time
reading through it and send your comments along to that group.
Saturday is the Annual Indian pudding party at the stony brook grist mill, so please come by!
11.Next meeting: 8/10/22 at 4PM - virtual
Faythe said she was confused, but it is her understanding that the next meeting format can be virtual.
She is going to plan on the meeting being virtual. If that is incorrect, she will communicate through
Community Preservation Committee
Minutes of July 27, 2022 Page 5 of 5
email to the committee. The Select Board crafted a Remote Participation Policy, and we were asked for
feedback. The proposal is that individual members shall be permitted to participate physically at least
50% of the time that the committee meets. For CPC that means members need to attend in-person 12
meetings/year. Paul said that if we have to participate at least 50% of the time, participating virtually is
still participating. Faythe agreed.
Faythe said if the committee thinks the 50% is too high a number, we can recommend a different
number to attend meetings. Sharon brought up the required in-person quorum as being part of the
discussion. Faythe said that many members plan to be out of town for a certain amount of time, and with
the virtual format that has not been a problem and we’ve had better attendance virtually than when
meetings were in-person only. Sharon said she could see how that percentage could be a problem. Beth
Devine, CPC Assistant, checked Erika’s email and let the committee know the State has decided up until
the end of March, any of the 3 meeting format choices are acceptable – in person, virtual, or
combination.
MOTION made by Sarah Robinson to adjourn the meeting at 4:55 pm. Sharon Marotti second.
Roll Call Vote: Bruce Evans – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Paul Ruchinskas
– yes, Christine Boucher – yes, Sharon Marotti – yes, Sarah Robinson – yes, Chair Ellis – yes.
VOTE 8-yes 0-no
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.