HomeMy Public PortalAbout08.18.22 BHP PACKET- revised 08.18.221
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
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
3
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
4
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
5
Housing Production Plan 2022-2027
ADOPTED BY THE BREWSTER SELECT BOARD AND PLANNING BOARD ON JULY 11, 2022
In Compliance with 760 CMR 56.03(4)
Prepared for:
The Town of Brewster
by:
Barrett Planning Group LLC
6
Town of Brewster
Housing Production Plan
2022-2027
Brewster Housing Production Plan, 2022-2027
BREWSTER HOUSING PARTNERSHIP
Jillian Douglass, Chair
Lisa Forhan
Vanessa Greene
Ralph Marotti
Diane Pansire
Sarah Robinson
Steve Seaver
TOWN STAFF
Jill Scalise, Housing Coordinator
Donna Kalinick, Assistant Town Administrator
Jon Idman, Town Planner
Peter Lombardi, Town Administrator
CONSULTANT TEAM
Barrett Planning Group LLC
Judi Barrett, Principal-in-Charge
Alexis Lanzillotta, Project Manager
BREWSTER SELECT BOARD
David Whitney, Chair
Cynthia Bingham
Mary Chaffee
Ned Chatelain
Kari Hoffmann
BREWSTER PLANNING BOARD
Madalyn Hillis-Dineen, Chair
Amanda Bebrin
Charlotte Degen
Tony Freitas
Rob Michaels
Elizabeth Taylor
Alex Wentworth
Past Members
Paul Wallace, Chair
Mark Koch
7
Town of Brewster
Housing Production Plan
2022-2027
Table of Contents
INTRODUCTION ................................................................................................................................................................ 1
Why Prepare This Plan? ................................................................................................................................................................... 2
Defining “Affordable Housing” ...................................................................................................................................................... 3
Components of a Housing Production Plan ............................................................................................................................. 4
Community Engagement Process ................................................................................................................................................ 4
A Note on Data Sources ................................................................................................................................................................... 5
HOUSING NEEDS ASSESSMENT .................................................................................................................................. 7
Key Findings .......................................................................................................................................................................................... 7
Demographic Profile ......................................................................................................................................................................... 8
Housing Characteristics ................................................................................................................................................................ 22
Housing Market ................................................................................................................................................................................ 30
Housing Affordability ..................................................................................................................................................................... 34
Barriers to Development .............................................................................................................................................................. 41
HOUSING PRODUCTION PLAN GOALS ................................................................................................................. 56
Brewster’s Housing Goals ............................................................................................................................................................ 56
Alignment with Regional Goals .................................................................................................................................................. 58
HOUSING PRODUCTION PLAN STRATEGIES ..................................................................................................... 59
Progress Since 2017 ....................................................................................................................................................................... 59
Looking Forward: 2022-2027 Strategies ............................................................................................................................... 60
Approach to Implementation ...................................................................................................................................................... 62
Strategies Explained ....................................................................................................................................................................... 66
APPENDICES .................................................................................................................................................................... 77
8
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Town of Brewster
Housing Production Plan
2022-2027
1
Introduction
The Town of Brewster consists of about 22.5
square miles of land, over 2,000 acres of
freshwater ponds, and miles of both coastal and
freshwater shorelines. Along with the Towns of
Orleans, Chatham, and Harwich, Brewster is
part of the Lower Cape region (see Map 1) and is
also bordered by the Town of Dennis to the west.
Brewster is defined by its identity as a small
coastal community, primarily from its northern
border along Cape Cod Bay, although the Town
also has forty feet of frontage along Pleasant Bay
to the south. Both the Town’s 2021 Open Space
and Recreation Plan and 2018 Vision Plan
highlight the Town’s rural character and notable
assets including its rich scenic and historic
heritage, beaches, Cape Cod Bay, ponds, and
open space resources.
Many of the conditions that existed when
Brewster prepared its last Housing Production
Plan (HPP) in 2017 remain true today,
particularly in terms of infrastructure capacity,
environmental considerations influenced by
Brewster’s significant marine and freshwater
water resources, and the Zoning Bylaw’s
limitations on the types and density of housing
that can be built. Nonetheless, the Town has made significant strides implementing its last HPP, most
notably:
ü Hiring a Housing Coordinator in 2017;
ü Establishing the Brewster Affordable Housing Trust in 2018;
ü Adopting the Town’s current Accessory Dwelling Unit (ADU) and Accessory Commercial
Dwelling Unit (ACDU) bylaws in 2018; and
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ü Issuing a Request for Proposals (RFP) for the development of over sixteen acres of Town-
owned land off Millstone Road.1
Other major factors influencing — or influenced by — Brewster’s housing needs include:
The Seasonal Housing Market. As of 2020, an estimated 42 percent of Brewster’s housing stock was
used for seasonal’, recreational, or occasional use compared to 38 percent for Barnstable County as a
whole.2 This marks an increase of over 6 percent since 2010 for the Town, which continues to
exacerbate the challenge of finding year-round rental housing. Together, year-round residents,
seasonal workers, and vacationers compete for the inadequate supply of affordable housing that exists
in Brewster.
Older Population. Brewster’s population is older, with a median age of 56.5 years as opposed to 53.7
years for Barnstable County and 39.6 years for the state.3 Accordingly, a larger share of Brewster
householders are retired than at county and state levels, and have higher retirement incomes on
average, as well.4
Growing Income Inequality. Both American Community Survey (ACS) data and Comprehensive
Housing Affordability Strategy (CHAS) data indicate an overall decrease in households with low and
moderate incomes, and a corresponding increase in households with higher incomes. Specifically,
between 2010 and 2018, the percentage of households earning at or below the Household Area Median
Family Income (HAMFI) decreased by 4.5 percent, and households earning above the HAMFI
increased by 4.8 percent.5 However, this wealth increase is not equally felt across Brewster households,
with two census block groups meeting the criteria for 2020 Environmental Justice (EJ) Population
designation based upon lower household income levels.6
Preserved Open Space. About one third of Brewster’s land is considered protected open space. The
achievements of the Town and open space organizations have contributed to Brewster’s beauty and
environmental quality, while also influencing where future housing development is likely to occur.
WHY PREPARE THIS PLAN?
This Housing Production Plan has been prepared to meet all the requirements of a Housing
Production Plan under state regulations and the guidelines of the Massachusetts Department of
Housing and Community Development (DHCD).7 The main purpose of a Housing Production Plan is
1 The “Housing Strategies” section of this plan provides a more complete list of accomplishments since the 2017 HPP.
2 American Community Survey (ACS) 5-Year Estimates, 2016-2020, Table 25004.
3 ACS 5-Year Estimates, 2016-2020, Table B01002.
4 ACS 5-Year Estimates, 2016-2020, Tables B19059 and B19069.
5 Comprehensive Affordability Strategy (CHAS) data, 2010 and 2018. (2018 is the most recent year for which this dataset is
available).
6 Environmental Justice Population designation criteria are described further in the Needs Assessment of this plan.
7 G.L. c. 40B, §§ 20-23 and 760 CMR 56.00.
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3
to help a community make steady progress toward the 10 percent statutory minimum under Chapter
40B, i.e., that 10 percent of total year-round housing units will be deed-restricted to be affordable for
low- or moderate-income households. Whether a community has reached the 10 percent minimum is
determined by the Chapter 40B Subsidized Housing Inventory (SHI), a periodically updated list of all
affordable units recognized by DHCD. To be included on the SHI, a unit must be:
• Affordable to households with incomes at or below 80 percent of the HAMFI, also commonly
referred to as the Area Median Income, or AMI. For Brewster, this designated area defining
the AMI is the Barnstable County Fair Market Rent (FMR) Area, determined by the U.S.
Department of Housing and Urban Development (HUD);
• Approved by a housing subsidy agency as eligible for a comprehensive permit or as “Local
Action Units” (i.e., developed without a comprehensive permit);
• Protected by a long-term affordable housing restriction; and
• Marketed and sold or rented under a DHCD-compliant Affirmative Fair Housing Marketing
Plan (AFHMP).
A completed Housing Production Plan requires approval by DHCD for a town to rely on it as a later
basis seeking plan certification. While many types of housing needs may be considered, the primary
purpose of the Housing Production Plan is to help communities reach the 10 percent statutory
minimum under Chapter 40B.
DEFINING “AFFORDABLE HOUSING”
In this Housing Production Plan, the term “affordable housing” means housing that low- or moderate-
income individuals and families can afford while also meeting their other basic needs: food, health
care, transportation, utilities, and essential goods and services. Of course, households with higher
incomes have trouble finding housing in Brewster and elsewhere in the Lower Cape and Barnstable
County, too — a strong indicator that the region’s housing supply is out of balance with demand.
Housing affordability in a general sense refers to macrolevel relationships between the cost of housing
and household incomes. Affordable housing, by contrast, has a specific regulatory meaning and is
customarily used in reference to households with low or moderate incomes. For Brewster and all its
neighbors, “low- or moderate-income” refers to income limits set annually by HUD. The
Commonwealth of Massachusetts uses HUD’s income limits to determine eligibility for income-
restricted housing developed under Chapter 40B. As a result, most housing called “affordable
housing” in federal, state, or local laws, ordinances, and bylaws is based on this consistent framework.
Since Brewster’s Housing Production Plan is required to conform with the Department of Housing
and Community Development’s (DHCD) Chapter 40B regulations, the primary (but not exclusive)
focus is low- and moderate-income housing.
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Housing Production Plan
2022-2027
4
COMPONENTS OF A HOUSING PRODUCTION PLAN
A Housing Production Plan begins with a housing needs assessment, which describes a community’s
housing needs using data from sources such as the Town, the U.S. Census Bureau, housing market
reports, municipal records, and community interviews. In addition, the needs assessment will explore
constraints to development and plans to mitigate these constraints where possible. Building upon this
analysis of housing needs and potential barriers to further housing development, the Housing
Production Plan sets a series of qualitative and quantitative affordable housing goals. Based on these
goals, the plan lays out implementation strategies. State regulations (760 CMR 56.03[4]) and DHCD
Comprehensive Permit guidelines describe the specific requirements for each component of an HPP,
outlined in Figure 1 below.
COMMUNITY ENGAGEMENT PROCESS
The Town provided multiple opportunities for participation by local officials and the community at
large. The planning process was guided by a Community Engagement Plan that consisted of the
following components:
Regular Housing Partnership Meetings. The Housing Partnership met monthly from February 2022
through June 2022 to discuss the development of this plan with Town staff and the consultant team.
Small Group Interviews. During the month of March 2022, the consultant team conducted small group
interviews with a total of thirty-five individuals familiar with Brewster’s housing needs to get a sense
of what has changed since the last HPP and what needs still remain. Participants included Town staff,
members of Town bodies, representation from housing advocacy groups and social service providers,
members of the business community, realtors, and residents.
Figure 1. Components of a Housing Production Plan
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Community Survey. A community survey was available online and in paper form from March 10
through April 8, 2022. This survey asked questions about the respondent’s own housing needs as well
as their perspectives on the needs of the community. A total of 881 individuals participated in this
survey, the results of which are included in Appendix E.
Community Meeting. The Housing Partnership hosted a virtual community meeting on April 28, 2022
to share key findings from the Needs Assessment and invite participants to join breakout groups
focused on the following topics: housing needs; development constraints; mapping housing solutions;
housing goals and strategies; and regional context. A summary of findings from this event is also
included in Appendix E.
Focus Groups. Between May 10 and May 19, 2022, the consultant team conducted eight focus groups
with Town staff, nonprofit and for-profit developers, representation from regional housing partners,
and members from Town bodies. Participants were asked to review and provide comments on draft
strategies for the HPP.
Initial Presentation of Needs, Goals, and Strategies to the Select Board and Planning Board. On June 6,
2022, the consultant team presented the Needs Assessment, Goals, and Implementation Strategies to
the Select Board and Planning Board for their review. Both boards were invited to provide comments
through the Housing Office on the presentation.
Second Community Meeting on Draft Plan. On June 16, 2022, the Housing Partnership hosted a second
virtual community meeting, during which the consultant team presented the draft plan.
Approximately 30 attendees participated and were given opportunities to ask questions during the
presentation.
Public Comment Period. Members of the public were encouraged to provide written comments on the
draft plan for two weeks from June 16-June 30, 2022. Three written comments were submitted during
this time, in addition to five written comments received previously following the June 6 presentation
to the Select Board and Planning Board. Town staff and the consultant team discussed the comments
and necessary changes to the plan. These comments are on file with the Brewster Housing Office.
Final Public Hearing and Plan Adoption. On July 11, 2022, the consultant team presented the revised
final plan to the Select Board and Planning Board for review. Both boards adopted the plan at this
joint meeting.
A NOTE ON DATA SOURCES
Information for the Brewster Housing Production Plan comes from a variety of sources, including the
Town, the community engagement process described above, previous plans and studies, the Cape
Cod Commission, state agencies, proprietary data, the U.S. Department of Housing and Urban
14
Town of Brewster
Housing Production Plan
2022-2027
6
Development (HUD), and the U.S. Bureau of the Census. The most frequently used sources of data
are as follows:
• The Census of Population and Housing (Decennial Densus). This plan draws from Census 2020
where appropriate, but historical census tables were also used as needed. When this planning
process ended, information available from Census 2020 was still limited and only included
total housing unit counts, general vacancy information (but not vacancies by type, an
important factor for seasonal communities), total population counts, and information about
population race and ethnicity for redistricting purposes. The full release of Census 2020 will
also include an official year-round housing count, as well as data regarding tenure, household
types, population by age, and more.
• The American Community Survey (ACS). The ACS provides demographic and housing estimates
for large and small geographic areas every year. Although the estimates are based on a small
population sample, a new survey is collected each month, and the results are aggregated to
provide a similar, “rolling” dataset on a wide variety of topics. In most cases, data labeled
“ACS” in this plan are taken from the most recent five-year tabulation: 2016-2020 inclusive.
• HUD Consolidated Planning/Comprehensive Housing Affordability Strategy (CHAS) Data.
Created through a combined effort of the U.S. Department of Housing and Urban
Development (HUD) and the Census Bureau, this dataset is a “special tabulation” of ACS
According to the HUD guidance, “these special tabulation data provide counts of the numbers
of households that fit certain combinations of HUD-specified criteria such as housing needs,
HUD-defined income limits (primarily 30, 50, and 80 percent of median income) and
household types of particular interest to planners and policy-makers.” The most recent CHAS
Data are based on the ACS 2014-2018 estimates.
• Housing Market Sources. The consultants tapped the Warren Group’s extensive real estate
transaction databases to sample sales volume and sale prices, as well as Rentometer for rental
market data.
• Town Data. Information provided by the Building Department, Planning Department, and
Deputy Assessor supported a review of local development patterns and market trends, and
Assessor’s records were used to analyze Brewster’s housing stock.
• Massachusetts Department of Transportation (MassDOT) Socio-Economic Projections for 2020
Regional Transportation Plans. This source was relied upon for population projections and
trends.
In addition, many local and regional publications were reviewed during the development of this
Housing Production Plan and are referenced throughout this document.
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Town of Brewster
Housing Production Plan
2022-2027
7
Housing Needs Assessment
KEY FINDINGS
• Brewster’s population increased by 5 percent between 2010 and 2020 Census, despite recent
projections forecasting a potential decline. The number of households also increased by 9
percent.
• The share of older residents and older householders living alone have both increased since the
2010 Census. Conversely, the percentages of residents under 18 and households with children
under 18 have declined.
• Brewster’s population lacks racial and ethnic diversity, although the percentage of minority
residents has slightly increased since the 2010 Census.
• The Town- and county-wide the percentage of older adults with a disability is markedly lower
than the state. Nonetheless, older Brewster residents are much more likely to have a disability
than residents under age 65.
• Household wealth is increasing, with a significant jump in higher-income households from
2010 and a decrease in lower-income households. Regionally, the HUD area median family
income (HAMFI) has also increased sharply since 2021.
• In addition to the percentage of low-to-moderate income (LMI) households decreasing, the
percentage of households earning between 80 and 100 percent HAMFI has decreased, likely
because they cannot find housing; these households are ineligible for the limited subsidized
units currently available in Brewster and are also likely to be priced out of an increasingly
competitive housing market.
• This wealth increase is not equally felt across Brewster households, with two census block
groups meeting the criteria for 2020 Environmental Justice (EJ) Population designation based
upon lower household income levels relative to the statewide household income level.
• Older adults living alone are the most likely household type to be low-to-moderate income
(LMI), and female householders living alone are more likely to be living in poverty than any
other household type.
• Brewster’s housing stock is predominantly detached single family homes, although Brewster
has a higher share of attached single-family homes (i.e., condominiums) than the Lower Cape,
county, and state. There is very limited multi-unit residential development, and most rental
units in multi-unit structures are deed-restricted affordable units.
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Housing Production Plan
2022-2027
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• Older single-family homes build before 1960 hold more land value than building value and
accordingly may be at greater risk of teardown.
• Rental opportunities are limited, particularly for market-rate rental units. Other than the
recent ADU/ACDU bylaw amendment, the Town’s zoning does not facilitate the production
of multi-unit or mixed-use residential development that would provide more rental units.
• The share of housing units for seasonal, recreational, or occasional use has increased while the
share of year-round renter households has decreased. Market projections indicate that the gap
between year-round and second homes will continue to narrow if housing trends are not
altered.
• Housing sale prices have jumped significantly since 2020 and continue to rise, a trend more
pronounced in Brewster and the Lower Cape than county- or statewide.
• Households earning the area median income are unlikely to be able to afford a home at
Brewster’s median sales price, and renters earning the median renter income for Brewster are
unlikely to be able to afford market rental units.
• The majority of LMI households (an estimated 58 percent) are unaffordably housed (“housing
cost-burdened”), paying more than 30 percent of their income toward housing costs.
Seventeen percent of non-LMI households are cost-burdened.
• Among both owners and renters, households earning below 50 percent of the area median
income are most likely to be cost-burdened, although there is also significant need at the 80-
100 percent level.
DEMOGRAPHIC PROFILE
Population Trends
Brewster experienced tremendous growth between 1970 and 2000, increasing more than five-fold from
1,790 to 10,094 residents. This trend occurred across the Cape and Islands compared to the rest of
Massachusetts, which made the population dip most Cape communities experienced by 2010
somewhat striking. While projections by the Massachusetts Department of Transportation (MassDOT)
in 2018 anticipated a continued population decline through 2040, the Town’s population in fact
increased by nearly 500 between 2010 and 2020.8 The Cape Cod Commission also published
8 In 2018, MassDOT — in conjunction with an advisory team of experts from regional and state agencies, the Massachusetts
Donohoe Institute (UMDI) and the Metropolitan Area Planning Council (MAPC) — projected population changes and housing
demand through the year 2040. This project was intended to inform 2020 Regional Transportation Plans and analyzed
demographic trends, labor force participation, commuting pattens, and other data to estimate population and household growth.
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Town of Brewster
Housing Production Plan
2022-2027
9
population projections through 2025 as part of their 2017 Regional Housing Market Analysis, which
anticipated a 2020 population of 9,833.9
POPULATION AGE
An estimated 14 percent of Brewster
residents are under 18, which is in line with
the county (15 percent), but significantly
lower than the state (20 percent). Conversely,
Brewster has a markedly larger percentage of
older adults over age 55 than the state (53
percent and 30 percent, respectively). This
trend applies to the Lower Cape and county
to different degrees, as shown in Table 1.
Figure 3 breaks down Brewster’s population by age, and Figure 4 highlights changes in different age
groups between 2010 and 2020. All benchmark geographies saw a decrease in the share of their
populations under 55 and an increase for the 55+ populations. Both population shifts were more
pronounced in Brewster than in the Lower Cape, County, or state to varying degrees.
9 Cape Cod Commission, Regional Housing Market Analysis and 10-Year Forecast of Housing Supply and Demand for Barnstable County,
Massachusetts, 2017. Prepared by Crane Associates, Inc. and Economic Policy Resources.
Table 1. Percent of Population Under 18 and Over 55
% Population
Under 18
% Population
Over 55
Brewster 13.8% 52.9%
Lower Cape 12.5% 56.9%
Barnstable County 15.2% 48.2%
MA 19.9% 30.1%
Source: ACS 5-Year Estimates, 2016-2020, Table B01001
1,790
5,226
8,440
10,094 9,820 10,318
9,786 9,266
7,863
0
2,000
4,000
6,000
8,000
10,000
12,000
1970 1980 1990 2000 2010 2020 2030 2040
Year
Figure 2. Total Population: Past Trends and Future Projections
Sources: US Decennial Census, 1970-2020, MassDOT Population Projections, 2018
Population (Actual)Population (Projected)
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Town of Brewster
Housing Production Plan
2022-2027
10
-3%
-4%
-7%
8%
2%
-3%
-1%
-7%
8%
2%
-3%
-1%
-7%
7%
1%
-2%
-1%
-4%
5%
0%
-8%
-6%
-4%
-2%
0%
2%
4%
6%
8%
10%
Figure 4. Percent Change in Population by Age, 2010-2020
Source: ACS 5-Year Estimates, 2006-2010 and 2016-2020, Table B01001
Brewster Lower Cape Barnstable County MA
Under 18 Years 18 to 34 Years. 35 to 54 Years
55 to 74 Years Over 75 Years
13.8%
14.7%
18.8%
39.1%
13.8%
Figure 3. Population by Age
Source: ACS 5-Year Estimates, 2016-2020,
Table B01001
Under 18 Years (13.8%)
18 to 34 Years (14.7%)
35 to 54 Years (18.8%)
55 to 74 Years (39.1%)
75 Years and Over (13.8%)
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Town of Brewster
Housing Production Plan
2022-2027
11
RACE, ETHNICITY, AND CULTURE
While the Cape continues to have
less racial and ethnic diversity than
the state, Brewster’s population did
see a slight increase in its minority
populations between 2010 and 2020,
as did the Lower Cape and
Barnstable County. In Brewster, the
largest increase during this time was
among of residents identifying as
two or more races (see Table 2). Map
2 displays the minority population
across the Lower Cape region by
census block group.
EDUCATION
Nearly half (48 percent) of Brewster’s population over age 25 holds a bachelor’s degree or higher,
exceeding Barnstable County and Massachusetts (both an estimated 45 percent), although behind the
Lower Cape’s estimated 52 percent. Nearly a quarter of the adults over 25 living in Brewster and the
Lower Cape have advanced degrees — master’s, professional, or doctoral — which sets the region
apart from the County as a whole and state.
Table 2. Brewster Population by Race and Ethnicity, 2010-2020
2010 2020
White 96.7% 91.4%
Black 0.7% 1.6%
American Indian and Alaska Native 0.2% 0.2%
Asian 0.9% 1.1%
Native Hawaiian and Other Pacific Islander 0.0% 0.1%
Other 0.5% 1.0%
Two or More Races 1.0% 4.7%
Hispanic or Latino (All Races) 1.7% 3.0%
Source: US Decennial Census, 2010 and 2020
2.9%2.2%4.2%
8.9%
19.6%18.9%
22.7%23.5%
30.3%
27.0%28.1%
23.0%23.7%
27.5%
24.9%24.5%23.6%24.4%
20.1%20.0%
0%
5%
10%
15%
20%
25%
30%
35%
Brewster Lower Cape Barnstable County MA
Figure 5. Educational Attainment for the Population 25 and Over
Source: ACS 5-Year Estimates, 2016-2020, Table B15003
Less than High School
High School Graduate (Includes Equivalency)
Some College
Bachelor's Degree
Advanced Degree (Master's, Professional, or Doctorate Degree)
20
A N Town of Brewster
Map 2. Minority Population, Lower Cape
May 2022; Source: Town of
Brewster, U.S. Census 2020,
MassGIS, and MassDOT
134
DENNIS
YARMOUTH '-..._L
) '1 / � // (,. r-1 / ' )
( �
C -
/r-
//
Percent Minority
D 4%-6%
D 6.1%-8%
D 8.1%-11%
-I I.I%-13%
-13.1%-17%
r -'-
0 1 2
Miles
MassDOT Major Roads
U.S. Highway
State Route
-Non-numbered Road
D Town of Brewster
r _ 1 Other Lower Cape Towns
L _:1 Surrounding Towns
(" EASTHAM
21
Town of Brewster
Housing Production Plan
2022-2027
13
LABOR FORCE
A community’s labor force includes all civilian residents over the age of 16 who are either currently
employed or are actively seeking employment. Brewster has an estimated civilian labor force of 4,976,
with 4,641 employed in a variety of industries.10 ACS estimates indicate that over one fifth of
Brewster’s labor force is employed in educational services, health care, or social assistance, as shown
in Table 3. Additionally, an estimated 23 percent of working Brewster residents work in Brewster,
which is a significantly lower share of individuals working in their municipality of residence than in
the Lower Cape (35 percent), County (41 percent), and state (33 percent). The difference is not
surprising considering Brewster’s small local economic base, although it also reinforces feedback from
the community engagement process that people who work in Brewster may struggle to afford to live
in the community.
DISABILITY
Twelve percent of Brewster residents live
with a disability, a figure in line with the
Lower Cape and County (both 13 percent),
and state (12 percent).11 Over half of Brewster
residents over 65 have some sort of disability,
which is relatively low compared to the state.
This trend applies county-wide, as the Cape’s
share of this age cohort with a disability is 52
percent, significantly lower than the state’s 67
percent. Table 4 breaks down disabilities by
type, both among Brewster residents with a
disability and among all non-institutionalized residents. Overall, cognitive difficulties are the most
common challenge, closely followed by independent living difficulties.
10 ACS 5-Year Estimates, 2016-2020, Table C24030.
11 ACS 5-Year Estimates, 2016-2020, Table B18101. Note that ACS disability status is calculated using the non-institutionalized
population, which means those living in institutionalized “group quarters” settings such as nursing homes are not included. ACS
estimates indicate that Brewster’s non-institutionalized population is 9,530 compared to the total population estimate of 9,811.
Table 3. Top Five Industries for Brewster’s Labor Force
Industry % Resident
Labor Force
Educational Services; Health Care and Social Assistance 22.3%
Professional, Scientific, Management; Administrative and Waste Management Services 16.8%
Arts, Entertainment, and Recreation; Accommodation and Food Services 13.8%
Construction 12.8%
Other Services (Except Public Administration) 8.3%
All Other Industries Combined 26.0%
Source: ACS 5-Year Estimates, 2016-2020, Table C24030
Table 4. Type of Disability
Type of Disability % Disabled
Pop
% Total
Pop
Hearing Difficulty 34.0% 3.9%
Vision Difficulty 5.6% 0.7%
Cognitive Difficulty 49.7% 5.8%
Ambulatory Difficulty 31.3% 3.6%
Self Care Difficulty 13.7% 1.6%
Independent Living Difficulty 47.6% 5.5%
Source: ACS 5-Year Estimates, 2016-2020, Table S1810.
Because some residents may have multiple disabilities,
percentages do not equal 100 percent.
22
Town of Brewster
Housing Production Plan
2022-2027
14
Household Type
In federal census terms, a family household includes two or more related people living together in the
same housing unit, and a non-family household can be a single person living alone or two or more
unrelated people living together. Brewster’s percentage of family and non-family households is
similar to the county and state levels, but the breakdown is significantly different; only 19 percent of
Brewster households have children under 18 (a decrease since 2010, as Table 5 shows), compared to
the state at 29 percent. This trend is consistent across the Cape, with some Outer Cape communities
even falling below 10 percent. For nonfamily households, the percentage of householders living alone
increased in Brewster by about 5 percent. Among this household type, the biggest increase was among
those 65 or older, representing 41 percent of householders living alone in 2010 versus 63 percent in
2020.12 Map 3 displays families with children under 18 by census block group and Map 4 shows
households with someone over 65.
12 American Community Survey 5-Year Estimates, 2016-2020, Table B25011.
Table 5. Changes in Household Type, 2010-2020
2010 2020 Difference
Number Percent Number Percent Percent
Family Households 2,851 64.0% 2,812 62.3% -1.7%
With Children Under 18 938 21.1% 849 18.8% -2.3%
With No Children Under 18 1,913 43.0% 1,963 43.5% 0.5%
Nonfamily Households 1,602 36.0% 1,703 37.7% 1.7%
Householder Living Alone 1,201 27.0% 1,428 31.6% 4.6%
Householder Not Living Alone 401 9.0% 275 6.1% -2.9%
Total Households 4,453 100.0% 4,515 100.0%
Source: ACS 5-Year Estimates, 2006-2010 and 2016-2020, Table B11001 3. 23
Town of Brewster
Housing Production Plan
2022-2027
15
24
Town of Brewster
Housing Production Plan
2022-2027
16
Household Size
The estimated average household size in Brewster is 2.11, below the county at 2.20 and more
significantly below the state at 2.50.13 This trend toward smaller household sizes in Brewster is also
demonstrated by 2010 and 2020 population and household counts; while the 2020 Census average
household size is not available at the time of this plan, Table 6 displays the ratio between total
population and total households to estimate changes in household size. For additional context, Maps
5 and 6 show the concentration of one-person households and households of four or more persons by
census block group.
13 ACS 5-Year Estimates, 2016-2020, Table B25010
Table 6. Ratio Population and Household Counts, 2010 and 2020
Brewster Lower Cape Barnstable County MA
2010 2020 2010 2020 2010 2020 2010 2020
Ratio of Pop to
Household 2.24 2.16 2.12 2.11 2.25 2.22 2.57 2.56
Source: US Decennial Census, 2010 and 2020
25
Town of Brewster
Housing Production Plan
2022-2027
17
Household Income
In 2020 the estimated median household income for Brewster households was $81,625, slightly over
the Lower Cape median of $78,985 and the County at $76,863.14 However, median income is not the
only indicator of household wealth in a community, particularly when a significant number of
householders are retired; thirty-eight percent of Brewster households had retirement income
compared to 36 percent for the Lower Cape and 32 percent for the county, setting the Cape
significantly apart from the state’s 19 percent of households with retirement income.15 For this reason,
viewing income levels across households provides additional insight regarding distribution of wealth.
Between 2010 and 2020, the share of Brewster households earning over $125,000 increased
considerably, while households earning below this level decreased across most income subcategories,
as Figure 6 demonstrates. The greatest shift was in households earning over $200,000, which jumped
over 9 percent in a ten-year period. This may indicate that wealthier households have moved into the
community over the last decade, a finding also demonstrated by the housing market analysis later in
this plan.
14 ACS 5-Year Estimates, 2016-2020, Table B19013. For regional context, Map 7 displays median household incomes by block
group across the Lower Cape.
15 ACS 5-Year Estimates, 2016-2020, Table B19059
15.8%
23.1%
21.1%
10.8%
15.1%
5.1%4.7%4.3%
13.3%
16.8%
15.5%16.3%
7.9%7.3%
9.3%
13.7%
0%
5%
10%
15%
20%
25%Less than $25,000$25,000-$49,000$50,000-$74,999$75,000-$99,999$100,000-$124,999$125,000-$149,999$150,000-$199,999$200,000 or MoreFigure 6. Household Income for Brewster Households, 2010-2020
Source: ACS 5-Year Estimates, 2006-2010 and 2016-2020
2010 2020
26
Town of Brewster
Housing Production Plan
2022-2027
18
This trend is also confirmed by Comprehensive Housing Affordability Strategy (CHAS) data, which
provides estimates of households at 30, 50, 80, and 100 percent or greater of HUD’s Area Median Family
Income (HAMFI).16 These income levels are determined by HUD for Metropolitan Statistical Areas
(MSAs), which are large geographies designated by the U.S. Office of Management and Budget to
represent a larger regional market.17 Between 2010 and 2018 (the most recent year for which CHAS
data is available), the percentage of low-income households earning 80 percent HAMFI or lower
slightly decreased while the percentage of households earning over 100 percent HAMFI increased by
nearly 5 percent (see Table 7). Also notable is the decrease in households earning over 80 percent and
up to 100 percent HAMFI, likely due to these households being priced out of an increasingly
competitive housing market yet also being ineligible for an affordable unit.
Table 7. Estimated Households by Income Level, 2010-2018
2010 2014 2018 Difference,
2010-2018
Percent of Households Earning 80% HAMFI or Lower 36.7% 37.8% 34.3% -2.4%
Percent of Households Earning 81-100% HAMFI 14.9% 11.6% 12.7% -2.2%
Percent of Households Earning More Than 100 % HAMFI 48.1% 50.6% 52.9% 4.8%
Source: Comprehensive Housing Affordability Strategy (CHAS) data, 2014-2018
AREA MEDIAN INCOME
Regionally, the median family median income as determined by HUD has increased sharply, jumping
$26,3000 from FY2021 to FY2022, as shown in Figure 7.
16 The area median income is used by HUD to determine income limits for eligibility for assisted housing programs.
17 Brewster is part of the “Barnstable Town, MA MSA,” which includes all fifteen Cape Cod communities.
$75,300 $79,000
$80,000
$74,900
$74,900
$80,300
$77,100
$90,200
$86,200
$91,300 $96,600
$89,300
$115,600
$50,000
$70,000
$90,000
$110,000
$130,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Figure 7. HUD Area Median Family Income (HAMFI) for
Barnstable County Metropolitan Statistical Area
27
Town of Brewster
Housing Production Plan
2022-2027
19
AGE AND INCOME
In terms of income and age, Brewster householders 45 to 64 have the highest median household
incomes of local and county households, as shown in Table 8. This trend is common for this age group,
as they tend to be more advanced in their careers than their peers in younger age brackets. However,
Brewster’s median income for householders 25 to 44 is nearly $22,000 lower than the state level, which
means that younger Brewster households may have more difficulty with housing and other expenses.
Conversely, the median income for householders 65 and over is considerably higher than the state, a
trend that makes sense considering the percentage of wealthier households has increased along with
the percentage of older adults.
Table 8. Median Household Income by Age of Householder
Brewster Barnstable County Massachusetts
Householder Under 25 Years No Data $54,975 $44,222
Householder 25 To 44 Years $74,597 $82,045 $96,311
Householder 45 To 64 Years $101,852 $95,374 $103,973
Householder 65 Years And Over $67,288 $65,297 $52,973
Source: ACS 5-Year Estimates, 2016-2020, Table 19049
HOUSEHOLD TYPE AND INCOME
Despite the relatively higher median income for older adults, “elderly non-family” households (adults
over age 62 living alone) are nonetheless the most likely to be considered “low to moderate income,”
or LMI. This refers to households earning at or below 80 percent HAMFI. The “Poverty Level” section
below explores this topic further and looks at household types most likely to experience poverty.
Table 9. Low-to-Moderate Income (LMI) Households by Household Type
HUD-Defined Household Types Total
Households LMI Households % LMI
Households
Elderly family (2 persons, with either or both age
62 and over) 1205 385 32.0%
Elderly non-family 870 530 60.9%
Large family (5 or more persons) 215 30 14.0%
Small family (2 persons, neither person 62 years
or over, or 3 or 4 persons) 1425 250 17.5%
Other (non-elderly non-family) 575 280 48.7%
Source: Detailed CHAS Tables, 2014-2018, Table 7
28
Town of Brewster
Housing Production Plan
2022-2027
20
ENVIRONMENTAL JUSTICE POPULATIONS
In 2021, the Massachusetts Executive Office of Energy and Environmental Affairs (EEA) updated its
2002 Environmental Justice (EJ) Policy in accordance with Chapter 8 of the Acts of 2021.18 This policy
defines an EJ population as a neighborhood (i.e., census block group) meeting specific thresholds
relating to: median household income; percentage of population belonging to a racial or ethnic
minority; or percentage of households with limited English proficiency. As part of this effort, the EEA
mapped 2020 EJ designations by census block group based upon American Community Survey data.19
In Brewster’s case, two of the Town’s nine census block groups met the policy’s income criterion,
which states that the median household income of a neighborhood is at or below 65 percent of the
statewide median household income.20 An estimated 9.4 percent of Brewster’s population lives in
these two block groups, both of which are in the northern part of Town along Cape Cod Bay.
Poverty Level
An estimated 6.9 percent of Brewster households live below the poverty level, which is slightly lower
than the county (7.1 percent) and significantly lower than the state (10.6 percent). Of those households
living in poverty, the highest percentage is among female householders living alone between the ages
of 25 and 44 (30.5 percent) and over 65 (30.2 percent). This trend of female householders living alone
being more likely to experience poverty is also seen at the county and state levels.21
18 Environmental Justice Policy of the Executive Office of Energy and Environmental Affairs. Updated June 24, 2021. Available at:
https://www.mass.gov/doc/environmental-justice-policy6242021-update/download
19 Online EJ mapper available at:
https://mass-eoeea.maps.arcgis.com/apps/webappviewer/index.html?id=1d6f63e7762a48e5930de84ed4849212
20 The newer EEA policy also defines the American Community Survey (ACS) as the source for income data, whereas the previous
policy cited federal census data. data is based upon 2019 ACS data.
21 ACS 5-Year Estimates, 2016-2020, Table B17017
29
N Town of Brewster
Map 7. Median Household Income, Lower Cape
May 2022; Source: Town of
Brewster, U.S. Census 2020,
MassGIS, and MassDOT
YARMOUTH
(
134
r -'-
Median Household Income
D $40 .833 -$47 .083
D $47 .083 -$68. 182
D $68. 1 82 -$81 .02 9
-$81,02 9 -$ I 00 ,250
-$100 ,2 5 0 -$147 ,177
D No Data
0 1 2
Miles
MassDOT Major Roads
U.S. Highway
State Route
-Non-numbered Road
D Town of Brewster
r _ 1 Other Lower Cape Towns
L _:1 Surrounding Towns
(" EASTHAM
30
Town of Brewster
Housing Production Plan
2022-2027
22
HOUSING CHARACTERISTICS
As of the 2020 U.S. Decennial Census, there were 8,234 housing units located in Brewster, up from
7,953 in 2010. Of the housing units in Brewster, an estimated 75 percent are detached single-family
homes compared to 52 percent of the housing across Massachusetts. Because Brewster experienced
significant growth between 1970 and 1990, the number of housing units likewise increased, growing
more than four-fold.22 Figure 8 highlights this growth pattern, which largely coincides with the age of
the Town’s housing stock described below.
Housing Age
Brewster has a significantly larger share of homes built between 1980 and 1999 than the Lower Cape,
county, and state, with an estimated 51 percent of Brewster’s housing units built during this time.
While Figure 9 displays the age of housing stock by intervals of twenty years, housing units built
during the 1980s make up the largest share by decade at an estimated 36 percent (2,878 housing units),
the largest jump in five decades. Also of note is the much smaller share of housing units built before
1940 in Brewster compared to the Lower Cape, Barnstable County, and the state.
22 Minnesota Population Center. National Historical Geographic Information System: Version 2.0. Minneapolis, MN: University of
Minnesota 2011.
1,494
3,489
6,367
7,339
7,953 8,234
0
2,000
4,000
6,000
8,000
10,000
1970 1980 1990 2000 2010 2020Total Housing UnitsYear
Figure 8. Brewster Total Housing Units, 1970-2020
Source: U.S. Decennial Census and Minnesota Population Center
31
Town of Brewster
Housing Production Plan
2022-2027
23
Housing Types
While Brewster’s estimated share of total share of single-family homes is on par with the County’s
share (each 87 percent), Brewster has a significantly higher percentage of “single family attached”
homes (such as condominiums), estimated at 11 percent compared to the Lower Cape and county’s 5
percent. The Villages at Ocean Edge is the largest contributor to this category of housing, although
there are other smaller attached condominium developments off Snow Road and along Cape Cod Bay.
Table 10. Units in Structure
Brewster Lower Cape Barnstable County Massachusetts
Single Family, Detached 75.4% 84.9% 81.6% 52.1%
Single Family, Attached 11.1% 5.2% 5.1% 5.5%
2 Units 1.8% 1.7% 2.3% 9.7%
3 or 4 Units 3.4% 2.5% 3.6% 10.7%
5 to 9 Units 4.1% 2.8% 2.8% 5.8%
10 to 19 Units 2.0% 1.0% 1.4% 4.3%
20 to 49 Units 1.4% 1.4% 1.5% 4.4%
50 or More Units 0.8% 0.4% 1.2% 6.9%
Other 0.0% 0.1% 0.5% 0.8%
Source: ACS 5-Year Estimates, 2016-2020, Table B25024
4.2%
10.3%10.5%
31.6%
4.4%
9.4%10.9%
17.0%
29.5%
31.4%31.8%
21.7%
51.6%37.3%35.4%18.8%
10.3%11.6%11.5%10.9%
0%
20%
40%
60%
80%
100%
Brewster Lower Cape Barnstable County Massachusetts
Figure 9. Year Structure Built
Source: ACS 5-Year Estimates, 2016-2020, Table 25034
Built 2000 or later
Built 1980 to 1999
Built 1960 to 1979
Built 1940 to 1959
Built 1939 or Earlier
32
Town of Brewster
Housing Production Plan
2022-2027
24
SINGLE-FAMILY (DETACHED) HOMES
Cape-style homes are most common among Brewster’s detached single family homes (45 percent),
followed by ranches (28 percent) and colonials (14 percent).23 The remaining 13 percent of detached
single-family homes consist of a mix including contemporary, conventional, cottage/bungalow,
raised ranch, and other home styles. Table 11 below indicates the most common style for homes built
during different periods, as well as other notable features including the average residential floor area,
lot sizes, and number of rooms. Homes built since 2000 tend to be larger and hold more building value
compared to the land, as shown by the ratio of average land values to average building values. A ratio
under 1.0 indicates that the buildings on average are more valuable than the land, in large part due to
the trend toward larger homes. Conversely, ratios over 1.0 indicate that the land on average is more
valuable than the buildings. This is more common for older homes, potentially putting them at greater
risk of teardown, as a new or existing owner of an older home may choose to demolish and rebuild
rather than repair, renovate, or maintain a home in poor condition. The Town may wish to monitor
teardown activity to see whether this trend increases in Brewster, potentially leading to changes in
overall housing affordability.
Table 11. Change in Size and Value in Brewster's Single-Family Home Inventory
Year Built
No. of
Records
Most
Common
Housing Style
Average
Residential Floor
Area (Sq. Ft.)
Average
Lot (Sq. Ft.)
Average
No.
Rooms
Ratio of Average Land
Value to Average
Building Value
2000 to Present 760 Cape 2,561 50,809 7 0.583
1980 to 1999 2,343 Cape 1,913 37,529 6 0.688
1960 to 1979 1,930 Cape 1,608 27,844 6 0.950
1940 to 1959 298 Ranch 1,445 36,406 6 2.435
1939 or Earlier 295 Conven/Old 1,773 50,103 7 1.499
Source: Brewster's Assessor's Parcel Database (2022) and Barrett Planning Group LLC
CONDOMINIUMS
Assessor’s records indicate that Brewster has 1,518 condominium units, which accounts for the
relatively large share of attached single-family homes noted above. However, there are also a number
of detached condos (124), such as those in the recently developed Brewster Landing on Sachemus
Trail.24 Brewster’s condominium stock predominantly consists of townhouses and garden style
buildings, although there are also some duplexes and triplexes.
TWO-UNIT HOMES
Assessed differently from a duplex condominium where each unit has its own owner, a two-unit home
has one owner but two residential units. Assessor’s records indicate that Brewster has 47 two-unit
homes, nearly half of which are owner-occupied and most of which were built prior to 1980.
23 Town of Brewster Assessor’s Records, FY 2022.
24 Brewster Landing has 28 condominiums total, with 24 detached and 4 in duplex structures.
33
Town of Brewster
Housing Production Plan
2022-2027
25
LARGER MULTI-UNIT PROPERTIES
Brewster’s multi-unit housing portfolio includes a very limited number of smaller, 4–8-unit structures
(four, according to Assessor’s records). Additionally, there are several larger multi-unit rental
properties, all of which contribute or are expected to contribute to the Town’s Subsidized Housing
Inventory (SHI) and are described below.
• King’s Landing. Constructed in 1975, King’s Landing is Brewster’s oldest multi-unit
development and provides 108 rental units in a mix of one-, two-, three-, and four-bedroom
apartments. King’s Landing was acquired and renovated by Preservation of Affordable
Housing (POAH) in 2013.
• Huckleberry Lane. One of two Brewster Housing Authority (BHA) properties, Huckleberry
Lane was built in 1989 to provide family housing and includes 24 two- and three-bedroom
rental units.
• Frederick Court. BHA’s second property was built in 1990 and consists of 32 one-bedroom
rental units for older adults and disabled persons.
• Wells Court. Built in 2004 on land provided by the BHA, Wells Court consists of one building
housing 24 one-bedroom rental units for older adults.
• Serenity at Brewster. The former Wingate property has been redeveloped into 132 studio and
one-bedroom rental units for older adults over age 55. Phase 1 opened in July 2021 and
included 41 studios; Phase 2 is expected to be ready for occupancy in 2022 and will include 91
studios and one-bedroom units. Of the project’s 132 total units, 27 are expected to be added to
the Town’s SHI in 2022.
• Brewster Woods. Currently in development and built on land leased from the BHA, Brewster
Woods will provide 30 one-, two-, and three-bedroom rental units in two buildings.
MIXED USE
Assessor’s records indicate 79 mixed use properties with some degree of residential use alongside
commercial activity. This includes properties that are primarily residential with a secondary
commercial use (e.g., an antique shop or art gallery), as well as properties that are primarily
commercial with a secondary residential use such as a second-floor apartment.
NURSING HOMES & ASSISTED LIVING
Brewster has two assisted living facilities that provide a combined 191 units. Both Maplewood and
Pleasant Bay Woodlands Assisted Living include ten percent affordable units, although these are not
included on the Town’s SHI.
34
Town of Brewster
Housing Production Plan
2022-2027
26
Vacancy & Tenure
CHANGE IN VACANCY
From 2010 to 2020, the percentage of vacant units decreased in Brewster, as was the trend at the Lower
Cape, county, and state levels, although to a greater degree than Brewster experienced (see Figure 10,
which displays the percent change in housing occupancy from 2010 to 2020). While the percent of
occupied units increased, this figure should not be considered a metric for the availability of year-
round housing because it does not account for the vacancy type. For census purposes, “vacant” units
include those used for seasonal, recreational, or occasional use, so much of Brewster’s vacant housing
units are used as second homes or short-term rentals. Because Census 2020 data has only been partially
released, the official year-round housing count (which subtracts these seasonal homes) is not yet
available. However, ACS estimates indicate an increase in housing units used for this purpose, as
shown in in Figure 11. Thus, while the percentage of vacant units has decreased, these units
considered “vacant” are increasingly used for seasonal, recreational, or occasional use – a trend
described during the community engagement process. Map 8 shows the percentage of vacant housing
units by block group.
8.8%8.4%8.0%7.9%
-2.6%
-4.7%-4.7%-4.5%
-6%
-4%
-2%
0%
2%
4%
6%
8%
10%
Figure 10. Percent Change in Housing Occupancy, 2010-2020
Source: US Decennial Census, 2010 and 2020
Occupied Units: % Change from 2010-2020 Vacant Units: % Change from 2010-2020
Brewster Lower Cape Barnstable
County MA
6.1%
5.0%
3.0%
0.3%
0%
1%
2%
3%
4%
5%
6%
7%
Brewster Lower Cape Barnstable County MA
Figure 11. Percent Change in Total Housing Units Used For Seasonal, Recreational,
or Occasional Use, 2010-2020
Source: ACS 5-Year Estimates, Table B25004
35
Town of Brewster
Housing Production Plan
2022-2027
27
IMPACT ON YEAR-ROUND TENURE
Housing tenure refers to whether a householder owns or rents their home. Feedback from the
community engagement process indicates an observation that year-round rentals are being replaced
by short-term rentals, leading to displacement of renter households. Brewster does not currently track
whether a housing unit is an owner’s primary or secondary residence (or whether it used for short-
term rentals), nor is detailed Census 2020 vacancy status available as of the date of this plan. While it
is difficult to determine the precise impact of short-term rentals on year-round tenure, the limited data
available corroborates this feedback from residents: ACS estimates indicate a decline in the share of
year-round renter households between 2010 and 2020, both in Brewster and the Lower Cape (and to
a lesser degree, the county) with a corresponding increase in the share of vacant units, as Figure 12
demonstrates. In addition, a market analysis of advertised rental units in Brewster over the last 48
months indicates a very limited inventory, with an average of twelve units advertised per year.25 Map
9 shows the percentage of renter households by census block group based on the most recent ACS 5-
year estimates.
25 See attached report in Appendix A. This does not include units in Brewster’s larger multi-unit residential developments; these
properties (described on page 17) have very long waitlists of several years because they are all affordable units.
42.3%45.5%45.9%50.9%
38.2%41.6%
9.8%9.1%
9.9%8.2%10.3%7.5%
12.1%11.9%
32.4%34.1%
47.8%46.3%43.8%41.6%49.7%46.5%
57.8%56.8%
0%
20%
40%
60%
80%
100%
Figure 12. Housing Occupancy and Tenure
Source: ACS 5-Year Estimates, 2006-2010 and 2016-2020, Tables B25002 and B25003
Vacant Renter-Occupied Owner-Occupied
2010 2020
Brewster Lower Cape
2010 2020
Barnstable
County
2010 2020
MA
2010 2020
36
Town of Brewster
Housing Production Plan
2022-2027
28
37
Town of Brewster
Housing Production Plan
2022-2027
29
TENURE BY AGE & INCOME
Homeowners in Brewster tend to be older and wealthier, with the strong majority of householders
over the age of 45 owning their homes. The breakdown by tenure shifts somewhat for older adults
over age 75 who are more likely to rent than householders between the ages of 45 to 74.26 Younger
householders between 25 and 34 are much more likely to rent than own a home in Brewster.
26 For census purposes, “householder” refers to the person or one of the people in whose name a housing unit is owned or
rented; thus, because the number of householders for a geography equals the number of households, the data discussed in this
section does not refer to all members of a household.
22%
65%
90%
100%
91%
94%
82%
88%
78%
35%
10%
9%
6%
18%
12%
0%20%40%60%80%100%
25 To 34 Years
35 To 44 Years
45 To 54 Years
55 To 59 Years
60 To 64 Years
65 To 74 Years
75 To 84 Years
85 Years And Over
Figure 13. Tenure by Age of Householder
Source: ACS 5-Year Estimates, 2016-2020, Table B25007
Note that a true 100% value is unlikey; ACS estimates are based on a rolling
5-year dataset and include a margin of error.
Owner Renter
34%
76%
85%
82%
98%
100%
66%
24%
15%
18%
2%
0%20%40%60%80%100%
Less than $25,000
$25,000-$49,000
$50,000-$74,999
$75,000-$99,999
$100,000 to $149,999
$150,000 or more
Figure 14. Tenure by Household Income
Source: ACS 5-Year Estimates, 2016-2020, Table B25118
Owner Renter
38
Town of Brewster
Housing Production Plan
2022-2027
30
HOUSING MARKET
Development Trends
Building permits are a good indicator of housing
activity within a town because they show the
predominant types of development activity in a
given year. Table 12 provides a snapshot of
residential building permit activity from 2017-
2021 and indicates that residential development
continues to favor single-family homes, with
teardown activity more prevalent in 2017 and
2018 than in recent years. Additionally, since the
Town adopted its 2018 ADU/ACDU bylaw, over 20 building permits for ADUs have been issued.28
The most recently permitted affordable housing developments have been multi-unit projects,
including Serenity at Brewster and Brewster Woods. Looking forward, the Town recently accepted a
proposal to develop 45 one-, two-, and three-bedroom rental units on 16.1 acres of Town-owned Land
on Millstone Road. All other affordable developments over the last ten years have provided affordable
ownership opportunities, including fourteen Habitat for Humanity homes on Paul Hush Way
(permitted in 2017), seven homes at Brewster Landing (out of twenty-eight total homes; permitted in
2014), and three homes at White Rock Commons (out of twelve total homes; permitted in 2014). Apart
from Brewster’s two existing assisted living facilities, all larger multi-unit residential development in
Brewster has been tied to the development of affordable housing — and all except Serenity at Brewster
have been 100 percent affordable. While this is commendable and serves to meet the needs of the most
vulnerable households, it also points to a lack of market rate rental available to households ineligible
for an affordable unit but who want or need to rent for a variety of reasons, as well as the lack of
regulatory mechanisms for creating this housing.
Housing Sale Prices
Housing prices have soared in Brewster, with a current 2022 median sale price (through April 2022)
of $753,500 for a single-family compared to $602,000 for Barnstable County.29 As shown in Figure 15,
from 2020 to 2021, median sales prices in Brewster jumped $135,500 for single-family homes and
$92,250 for condominiums, representing the largest one-year increase in over ten years. While this
increase in median sales price is not unique to Brewster, Figure 16 shows that Brewster and the Lower
Cape are experiencing this decrease in affordability to a greater extent than the county and state.30
27 2018: seven multi-unit permits issued for modular dormitory-style buildings at Ocean Edge used to house J-1 visa workers.
2021: two multi-unit permits issued for each phase of Serenity at Brewster; two multi-unit permits issued for Brewster Woods.
28 Brewster Housing Office, “2022 Housing Summary Update Paper,” February 2022.
29 Median Sales Price for Brewster and Barnstable County, Calendar Year, Banker & Tradesman via The Warren Group. Median
sales price is based upon twenty-four sales in Brewster between January and April 2022 and 1,052 sales for Barnstable County.
30 Lower Cape median sale prices based on average of median sale prices for Brewster, Chatham, Harwich, and Orleans.
Table 12. Residential Building Permit Data, 2017-2021
Single Family
Permits
Multi-Unit
Permits27
Demolition
Permits
2017 36 14
2018 41 7 22
2019 14 7
2020 22 4
2021 17 4 1
Source: Brewster Building Department, March 2022
39
Town of Brewster
Housing Production Plan
2022-2027
31
$763,953
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Figure 16. Median Single Family Sales Prices for Brewster and Comparison
Geographies, 2010—2021
Source: Banker & Tradesman via The Warren Group
Adjusted for Inflation to 2020
BREWSTER Lower Cape
Barnstable County MA
Linear Trend (Brewster)Linear Trend (Lower Cape)
Linear Trend (Barnstable County)Linear Trend (MA)
$365,000 $369,000 $397,500 $380,000 $374,900 $389,750 $415,000 $425,000 $450,000 $465,000
$519,500
$655,000
$251,487
$222,638
$241,029
$226,444
$241,744 $223,165
$255,925
$238,248
$275,744 $282,529 $285,000
$377,250
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Figure 15. Brewster Median Sales Prices, 2010-2021
Source: Banker & Tradesman via The Warren Group
Adjusted for Inflation to 2020 by Barrett Planning Group
Single Family Condo
40
Town of Brewster
Housing Production Plan
2022-2027
32
Property Taxes
Property taxes are often an important consideration for perspective residents when deciding where to
purchase a home and are often cited as a concern for many retired adults who must account for
increasing property tax bills against a fixed income. Residential property invariably accounts for the
largest percentage total assessed value in cities and towns, particularly for communities with a limited
commercial base. In Brewster’s case, residential assessed values make up 94.5 percent of the total
assessed value for FY2022, a higher share than all Cape communities except Truro, Wellfleet, and
Eastham.31 While this speaks to the more rural character of Brewster that many residents cherish, it
also means that property taxes may be more of a concern for residents.
That said, despite Brewster’s limited commercial tax base, the average single family tax bill is
consistently less than that of other Lower Cape communities, as shown in Figure 17.32 However, just
because the average tax bill is lower in Brewster does not mean that the tax rate is lower. In fact, the
residential tax rate for Brewster in 2022 is $7.85 per $1,000 in assessed value, higher than Chatham
($4.62) and Orleans ($7.20), although lower than Harwich ($8.11).33
Communities can adopt a “residential exemption” which results in an increased tax rate but allows
eligible owners of primary residences to deduct a predetermined amount from their property
assessments before figuring taxes. Residential exemptions can ultimately shift the residential tax
burden from year-round owners of moderately priced homes to owners of rental properties and
31 “Assessed Values by Class,” FY 2022. Division of Local Services, Massachusetts Department of Revenue.
32 “Average Single Family Tax Bill,” FY2017-2022. Division of Local Services, Massachusetts Department of Revenue.
33 “Tax Rates by Class,” FY 2022. Division of Local Services, Massachusetts Department of Revenue.
2017 2018 2019 2020 2021 2022
BREWSTER $4,073 $4,219 $4,499 $4,736 $4,838 $5,091
Chatham $4,389 $4,462 $4,651 $4,842 $5,030 $5,164
Harwich $4,261 $4,456 $4,698 $4,960 $5,029 $5,162
Orleans $4,799 $5,200 $5,992 $6,265 $6,593 $6,703
$4,000
$4,500
$5,000
$5,500
$6,000
$6,500
$7,000
Figure 17. Average Single Family Tax Bill for Lower Cape Communities, FY2017-2022
Source: Average Single Family Tax Bill, Division of Local Services, MA Department of Revenue
41
Town of Brewster
Housing Production Plan
2022-2027
33
vacation homes — as well as year-round owners of higher valued properties.34 This tipping point for
year-round homeowners occurs if the amount subtracted from assessed value is not enough to
counteract the increased tax rate, an important consideration as home values continue to rise.
Although this practice is more common among seasonal communities, only a few Cape communities
have adopted the residential exemption (most recently, Wellfleet, Truro, and Provincetown, with
Barnstable having adopted the residential exemption in 2005). The percentage of year-round owner-
occupied housing units can help a community determine whether a residential exemption makes
sense — the smaller the share of eligible homeowners, the more balanced the shift in tax burden will
be. The Outer Cape communities that have recently adopted the residential exemption have
significantly lower shares of homeowners eligible for the residential exemption than Brewster and
much higher percentages of homes used for seasonal, recreational, or occasional use. Based upon
Brewster’s estimated share of owner-occupied homes, the Brewster Board of Assessors historically
has not recommended adopting a residential exemption, although they continue to monitor these
considerations and provide an analysis annually to the Brewster Selectboard.35
Market Rents
Determining a true “market rent” range for Brewster is
difficult because of the limited inventory of market rate rentals
from which to draw data. Additionally, ACS data for gross
rent includes subsidized units, which lowers the median. For
understanding market rent, this section uses HUD’s 2022 Fair
Market Rents (FMRs) for the Barnstable County Metropolitan
Statistical Area (MSA). FMRs are “housing market-wide
estimates of rents that provide opportunities to rent standard
quality housing throughout the geographic area in which
rental housing units are in competition.”36 Table 13 displays
the FMRs by bedroom for Brewster’s MSA.
Housing Market Projections
According to the Cape Cod Commission’s 2017 Regional Housing Market Analysis, housing demand is
expected to increase most dramatically in the over-65 age group through the year 2025, which
corresponds with the continued population increase for this cohort.37 Additionally, while the total
number of year-round housing units in Brewster is expected to continue to exceed the number second
34 Residential exemptions are authorized under MGL c. 59, §5C.
35 Memo from James Gallagher, Deputy Assessor, to Jill Scalise, Housing Coordinator. June 30, 2022.
36 Code of Federal Regulations, § 888.113: “Fair market rents for existing housing: Methodology.”
37 Cape Cod Commission, Cape Cod Commission, Regional Housing Market Analysis and 10-Year Forecast of Housing Supply and
Demand for Barnstable County, Massachusetts, 2017, Table 3.8, Page 60. Prepared by Crane Associates, Inc. and Economic Policy
Resources.
Table 13. 2022 Fair Market Rent
(FMR), Barnstable County MSA
Bedrooms Monthly FMR
1 br $1,428
2 br $1,879
3 br $2,323
4 br $2,548
Source: 2022 FMR for Barnstable
Metropolitan MSA, HUD
42
Town of Brewster
Housing Production Plan
2022-2027
34
homes through 2025, the gap is anticipated to narrow; of the net 413 total housing units anticipated
between 2015 and 2025, it is forecasted that 292 will be second homes compared to 131 year-round
homes.
HOUSING AFFORDABILITY
Housing Cost Burden
One metric for understanding housing affordability is housing cost burden. The U.S. Department of
Housing and Urban Development (HUD) defines cost-burdened households as those paying more
than 30 percent of their income toward housing costs, and severely cost-burdened households as those
paying more than 50 percent. Cost-burdened households have fewer funds left over for other expenses
such as food, transportation, clothing, childcare, and medical care. This strain makes it difficult for
these households to “get ahead” financially as they struggle to meet these necessities, let alone
establish savings. In Brewster, an estimated 31 percent of all households are cost-burdened compared
to 35 percent for Barnstable County.38 Figure 18 displays the level of cost burden for households at
different income levels using the Household Area Median Family Income (HAMFI, also abbreviated
AMI for Area Median Income). While there is need at all levels, the lower income households are
much more likely to be cost-burdened than households earning the median or higher. That said, there
is still substantial need at levels over 80 percent AMI, and these households are not eligible for
subsidized housing designated for households earning 80 percent AMI or less. In addition, the dataset
used to analyze cost burden (Comprehensive Housing Affordability Strategy [CHAS] data) lags by
several years and likely underrepresents cost burden in today’s housing market. Housing affordability
gaps (discussed further below) use more current data and provide another metric of housing
attainability.
38 Comprehensive Housing Affordability Strategy (CHAS) data, 2014-2018. Note that these figures include severely cost-burdened
households. Breaking it down further, an estimated 20 percent of Brewster households are cost-burdened at 31-50 percent and
11 percent are severely cost-burdened at over 50 percent. At the County level, 19 percent of households are cost-burdened at
31-50 percent and 16 percent are severely cost-burdened at over 50 percent.
21%20%
75%70%
87%
26%
49%
17%21%
13%53%31%8%9%
1%
0%
20%
40%
60%
80%
100%
Extremely Low Income
(Up to 30% HAMFI)
Very Low Income
(31-50% HAMFI)
Low Income
(51-80% HAMFI)
Moderate Income
(81-100% HAMFI)
Median Income or Higher
(≥100% HAMFI)
Figure 18. Housing Cost Burden by Income Level -All Households
Source: CHAS, 2014-2018
No Cost Burden Cost Burden 31%-50%Cost Burden > 50%
43
Town of Brewster
Housing Production Plan
2022-2027
35
HOUSEHOLD TYPES MOST AFFECTED BY COST BURDEN
Among low-to-moderate (LMI) households, 58 percent of households experience some degree of cost
burden compared to 17 percent of non-LMI households. Tables 14A and 14B highlight the household
types most affected by housing cost burden, with “somewhat cost-burdened” defined as paying more
than 30 percent but less than or equal to 50 percent of household income on housing costs, and
“severely cost-burdened” as paying more than 50 percent. Large families are most likely to be
somewhat cost-burdened, whereas “other” LMI household types such as single householders under
62 or living in nonfamily housing situations are most likely to be severely cost-burdened.
Table 14A. Estimated Percentage of Cost-Burdened Households by Household Type, LMI Households
LMI
Households
Somewhat Cost-
Burdened LMI
Households
% Of
Household
Type
Severely Cost-
Burdened LMI
Households
% Of
Household
Type
Elderly family (2 persons, with either or
both age 62 or over) 385 115 29.9% 90 23.4%
Elderly non-family 530 125 23.6% 135 25.5%
Large family (5 or more persons) 30 15 50.0% 0 0.0%
Small family (2 persons, neither person
62 years or over, or 3 or 4 persons) 250 120 48.0% 40 16.0%
Other 280 60 21.4% 155 55.4%
Total LMI Households 1,475 435 29.5% 28.5% 28.5%
Table 14B. Estimated Percentage of Cost-Burdened Households by Household Type, Non-LMI Households
Non-LMI
Households
Somewhat Cost-
Burdened Non-
LMI Households
% Of
Household
Type
Severely Cost-
Burdened LMI
Households
% Of
Household
Type
Elderly family (2 persons, with either or
both age 62 or over) 820 165 20.1% 10 1.2%
Elderly non-family 340 50 14.7% 30 3.7%
Large family (5 or more persons) 185 60 32.4% 0 0.0%
Small family (2 persons, neither person
62 years or over, or 3 or 4 persons) 1175 120 10.2% 15 1.8%
Other (non-elderly non-family) 295 10 3.4% 10 1.2%
Total Non-LMI Households 2,815 405 14.4% 65 2.3%
Source: Detailed CHAS Tables, 2014-2018, Table 7
Table 15 below shows maximum monthly housing costs that would prevent cost burden at different
income levels. This table uses HUD’s FY 2022 income limits, which are used to determine eligibility
for certain assisted housing programs and are calculated up to 80 percent AMI, and income limits up
to 100 percent AMI as determined by the Massachusetts Housing Partnership (MHP). For additional
reference, Appendix B correlates income levels to different jobs to provide context.
44
Town of Brewster
Housing Production Plan
2022-2027
36
Housing Affordability Mismatch: Owners
An estimated 29 percent of homeowner households in Brewster experience some degree of cost
burden, with 17 percent considered cost-burdened and 12 percent severely cost-burdened. Table 16
breaks cost burden for owner households by income level, with the highest value in each cost-
burdened category emphasized. Very low- and extremely low-income owner households are the most
likely to experience cost burden, although a significant amount of households earning over 80 percent
of the HAMFI are also cost-burdened. These households would not be eligible for any current
subsidized units in Brewster at this income level.
Table 15. FY 2022 Income Limits and Maximum Affordable Housing Payments Extremely Low Income
(Up to 30% AMI)
Very Low Income
(Up to 50% AMI)
Low Income
(Up to 80% AMI)
Moderate Income
(Up to 100% AMI)
HUD
Income
Limit
Max.
Affordable
Housing
Payment
HUD
Income
Limit
Max.
Affordable
Housing
Payment
HUD
Income
Limit
Max.
Affordable
Housing
Payment
MHP
Income
Limit
Max.
Affordable
Housing
Payment Household Size 1 $22,850 $571 $38,050 $951 $60,900 $1,523 $76,100 $1,903
2 $26,100 $653 $43,500 $1,088 $69,600 $1,740 $87,000 $2,175
3 $29,350 $734 $48,950 $1,224 $78,300 $1,958 $97,850 $2,446
4 $32,600 $815 $54,350 $1,359 $86,950 $2,174 $108,700 $2,718
5 $35,250 $881 $58,700 $1,468 $93,950 $2,349 $117,400 $2,935
6 $37,850 $946 $63,050 $1,576 $100,900 $2,523 $126,100 $3,153
7 $41,910 $1,048 $67,400 $1,685 $107,850 $2,696 $134,800 $3,370
8 $46,630 $1,166 $71,750 $1,794 $114,800 $2,870 $143,500 $3,588
Source: HUD Income Limits, 2022; Massachusetts Housing Partnership (MHP) ONE Mortgage Program 2022 Income Limits,
and Barrett Planning Group. MHP Income Limits are extrapolated from HUD Income Limits. Maximum affordable housing
payment calculation based on 30% of the annual income level divided by twelve.
Table 16. Income by Cost Burden (Owners Only)
Income Level No Cost Burden Cost burden 30%-49% Cost burden > 50%
Extremely Low Income (Up to 30% HAMFI) 6% 10% 84%
Very Low Income (31-50% HAMFI) 19% 47% 34%
Low Income (51-80% HAMFI) 75% 16% 9%
Moderate Income (81-100% HAMFI) 70% 20% 10%
Median Income or Higher (≥ 100% HAMFI) 86% 13% 1%
All Incomes 71% 17% 12%
Source: Comprehensive Housing Affordability Strategy (CHAS) data, 2014-2018
45
Town of Brewster
Housing Production Plan
2022-2027
37
Another method for understanding housing affordability
is the affordability gap, which is the difference between a
purchase price (or rent) and what a household can afford.
Based on Brewster’s current property tax rate and industry
standards for housing affordability, mortgage terms,
insurance rates, and other factors, households earning the
HUD-defined Area Median Family Income (HAMFI,
$115,600) likely could not currently afford to purchase a
single-family home in Brewster at the current median sale
price, as shown in Table 17.
Housing Affordability Mismatch: Renters
Brewster renters are more likely to experience cost burden than homeowners, with an estimated 41%
of renter households experiencing some degree of cost burden. Table 1 below breaks cost burden for
renter households by income level, with the highest value in each cost-burdened category
emphasized. The limitations of CHAS data become apparent in the table below, as the sample size
shrinks when looking at Brewster’s limited number of renter households (an estimated 535 total for
the most recent year CHAS data is available). Just as for homeowners, there is a substantial number
of cost-burdened households earning over 80 percent area median income who would be ineligible
for a traditional subsidized income but are nonetheless financially strained due to housing costs.
In Brewster’s case, very low levels of cost burden in higher income levels (equal to or greater than 100
percent of the HAMFI) can also indicate another issue facing households: an insufficient supply of
market rate rental units. There may be households who could afford market rate rentals, but the
supply is not there. Thus, the sample size remains very small (an estimated 110 renter households at
this income level), making the margin of error more substantial. While any true 0- or 100-percent
figure is unlikely, this data still highlights the general trend that renter households earning at least
100 percent of the area median income are much less likely to experience cost burden — and that the
very limited supply of market rate rentals accordingly limits the number of renter households at this
income level.
Table 18. Income by Cost Burden (Renters Only)*
Income Level No Cost Burden Cost burden 30%-49% Cost burden > 50%
Extremely Low Income (Up to 30% HAMFI) 46% 49% 6%
Very Low Income (31-50% HAMFI) 22% 57% 22%
Low Income (51-80% HAMFI) 78% 22% 0%
Moderate Income (81-100% HAMFI) 63% 38% 0%
Median Income or Higher (≥ 100% HAMFI) 100% 0% 0%
All Incomes 59% 35% 7%
Source: Comprehensive Housing Affordability Strategy (CHAS) data, 2014-2018.
*Any 0- or 100-percent figure is unlikely due to margin of error and small sample size.
46
Town of Brewster
Housing Production Plan
2022-2027
38
In terms of the rental affordability gap, a household renting a 2-bedroom unit at the FMR ($1,879)
should have a household income of approximately $75,000 to avoid housing cost burden, yet the
estimated median household income of renter households in Brewster is $35,000.39
Chapter 40B Subsidized Housing Inventory
Also known as the Comprehensive Permit Law, Chapter 40B of Massachusetts General Law was
enacted to provide for a regionally fair distribution of affordable housing for people with low or
moderate incomes. Units created under Chapter 40B remain affordable over time because a deed
restriction limits resale prices and rents for many years, if not in perpetuity. The law establishes a
statewide goal that at least 10 percent of the housing units in every municipality will be deed restricted
affordable housing to ensure that all communities meet the “regional fair share” of low- or moderate-
income housing. Other options for measuring “fair share” include a general land area minimum and
an annual land disturbance standard.40
Chapter 40B authorizes the Zoning Board of Appeals (ZBA) to grant a comprehensive permit to pre-
qualified developers to build affordable housing.41 A comprehensive permit covers all the approvals
required under local bylaws and regulations, streamlining the application process. Under Chapter
40B, the ZBA can waive local requirements and (a) approve, (b) conditionally approve, or (c) deny a
comprehensive permit; however, developers may appeal to the state Housing Appeals Committee
(HAC) if their application has been denied in a community that does not meet one of the three
statutory determinants of “consistent with local needs.” During its deliberations, the ZBA must
balance the regional need for affordable housing against valid local concerns such as public health
and safety, environmental resources, traffic, or design. Nonetheless, Chapter 40B tips the balance in
favor of housing needs in towns that do not meet one the three statutory tests. In addition, ZBAs
cannot subject a comprehensive permit project to requirements that “by right” developments do not
have to meet.
The 10 percent statutory minimum is based on the total number of year-round housing units in the
most recent decennial census. In seasonal communities the number of year-round housing units is
significantly lower than the total housing unit count. In Brewster the 10 percent minimum is currently
480 units and is based upon the 2010 Census year-round housing count for Brewster (4,803). At 5.58
percent, Brewster currently falls short of the 10 percent minimum; to meet that standard, the Town
would need an additional 212 units based on its current SHI, although this will change when the 2020
Census year-round housing count is released. Three projects have recently been permitted and are
expected to add a total of fifty-nine units to the SHI in 2022. These projects include Serenity at Brewster
39 ACS 5-Year Estimates, 2016-2020, Table B25119.
40 The general land area minimum applies if SHI-eligible units have been developed on sites comprising 1.5 percent or more of
the total land area zoned for residential, commercial, or industrial use; the annual land disturbance threshold applies if a
comprehensive permit application would lead to the construction of SHI-eligible units on sites comprising more than 0.3 percent
of the total land area zoned for residential, commercial, or industrial use or ten acres – whichever is greater – in one calendar
year.
41 A “pre-qualified developer” has obtained a “Project Eligibility” letter from a state housing agency.
47
Town of Brewster
Housing Production Plan
2022-2027
39
(twenty-seven rental units for adults 55+ or older), Brewster Woods (thirty rental units), and Red Top
(two ownership units developed by Habitat for Humanity). Map 10 and Table 19 provide an overview
of the Town’s current SHI profile. Of the eighteen total projects either currently on the SHI or
anticipated to be added to the SHI, nine were developed under Chapter 40B. Appendix C provides
additional information about the Town’s SHI units including funding sources, number of bedrooms,
and other details.
Table 19. Current Subsidized Housing Inventory and Anticipated Future Units
Current SHI Units
Name Location Type Units Affordability
Expires
40B Comprehensive
Permit?
N/A Frederick Court Rental 32 Perp No
Huckleberry Lane Huckleberry Lane Rental 12 Perp No
Huckleberry Lane Huckleberry Lane Rental 12 Perp No
Belmont Park Belmont Park Drive Ownership 20 Perp Yes
Great Fields Affordable
Housing Great Fields Road Ownership 2 Perp No
King's Landing Underpass Road Rental 108 2033 No
Yankee Village Signal Hill Circle Ownership 12 2045 Yes
Frederick Court Expansion Wells Court Rental 24 Perp Yes
Yankee Drive II Yankee Drive Ownership 3 2102 Yes
Eagle Point Turning Mill Rd Rental 3 2040 No
DDS Group Homes Confidential Rental 12 N/A No
Habitat for Humanity James Burr Road Ownership 4 Perp Yes
Tubman Road/Hush Way -
Habitat for Humanity
Tubman Road, Hush
Way Ownership 14 Perp No
Brewster Landing Sachemus Path Ownership 7 Perp Yes
White Rock South Orleans Rd Ownership 3 Perp Yes
Total SHI Current Units 268
Anticipated Future Units
Name Location Type Units Affordability
Expires
40B Comprehensive
Permit?
Brewster Woods Brewster Road Rental 30 Perp Yes
Serenity at Brewster Harwich Road Rental 27 Perp No
Red Top - Habitat for
Humanity Red Top Road Ownership 2 Perp Yes
Total Anticipated Units 59
Anticipated Total, 2022 327
48
Town of Brewster
Map 10. Subsidized Housing Inventory
May 2022; Source: Town of
Brewster, MassGIS, and MassDOT
I
I
I
I
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'.'.; (1) (1) -0 (1) 0 -...
0 0.5
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long
2 - 7 0 8 -14 0 15 -24 0 25 - 32
033-108
0 Ownership
• Rental
(
ORLEANS " "' 0
o'
::, 0 Vl
f
I
MassDOT Major Roads
U.S. Highway
State Route
-Millstone Road Community Housing Parcel* Non-numbered Road
OpenSpace: Level of Protection D Town of Brewster
In Perpetuity Water
Limited
-7
L -
Wetlands
Surrounding Towns
*Designated for community housing: application for 45
rental units current� under consideration 49
Town of Brewster
Housing Production Plan
2022-2027
41
BARRIERS TO DEVELOPMENT
The following section discusses the most significant constraints that may affect Brewster’s ability to
address affordable housing and year-round housing needs. In Housing Production Plans, terms such
as “barriers” or “constraints” are typically used as a value-neutral way to describe factors that
objectively limit housing development. While some “barriers” such as sensitive environmental areas
or historic resources can be considered constraints on development, they are also valuable community
assets — moreover, these barriers are unlikely to change if under special protections. Other “barriers”
can be remedied or improved upon, particularly those stemming from local regulations and policies
under the community’s direct control.
Environmental Constraints
Information for this section is summarized from 2021 Open Space and Recreation Plan (OSRP), unless
otherwise noted.42
TOPOGRAPHY
Brewster and the Cape were first formed when ice withdrew from the area of Martha's Vineyard and
Nantucket at the end of the last ice age. This glacier movement deposited hundreds of feet of
unconsolidated material in the area where the Cape is now located. Most of Brewster is comprised of
the Harwich Outwash Plain, a relatively flat are area caused by meltwater streams flowing off the
front of a receding glacier. Large blocks of ice left by the retreating glacier settled and were surrounded
by sediments deposited in outwash streams. These buried ice blocks finished melting long after the
outwash plains were formed, resulting in kettle-hole ponds where the ice blocks left holes large
enough to intersect the water table. In contrast to the relatively flat outwash plain areas making up
much of Brewster, areas of higher elevation in the northwestern part of town are characterized by less
well sorted sediments of varying particle sizes, including many boulders. Ultimately, this glacial
history explains why most of Brewster is composed of sandy glacial deposits, with limited areas of
more varied topography and pockets of wetlands, bogs, and clay.
SOILS
Soil types are broken into four categories (Groups A, B, C, D) depending on their level of permeability,
with Group A soils having the highest rate of water transmission and Group D soils having a very
slow infiltration rate. “Carver Association,” a Group A soil, comprises more than 75 percent of the
town's soils and has coarse lower layers that act as a reservoir for underground water replenished by
precipitation. However, the downside of a highly permeable soil is that it also allows septage,
contaminated road runoff, and other pollutants to quickly flow through the soil into the drinking
water supply. The remaining 25 percent of soils in the Town are wet soils, low-permeability soils,
wetlands, and surface waters.43
42 Town of Brewster, Open Space & Recreation Plan. Prepared by the Town of Brewster, Horsley Witten Group, and The Cape
Cod Commission. Conditionally approved January 2021; updated January 2022.
43 Ibid., Page 35.
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WATER RESOURCES
Watersheds. Located within the Cape Cod Watershed, the Town of Brewster encompasses six
embayment watersheds that it shares with neighboring jurisdictions. These include the Cape Cod Bay,
Herring River, Namskaket Creek, Pleasant Bay, Quivett Creek, and Stony Brook watersheds. Brewster
also contains a very small portion of the Bass River watershed. In Brewster, much of the focus has
been on the Pleasant Bay watershed, as Brewster’s nitrogen contribution is far greater to Pleasant Bay
than it is to Herring River or Bass River. As such, the Pleasant Bay Watershed has been included in
Brewster’s Water Resources bylaw, while the Herring River and Bass River Watersheds have not.
Surface Waters: Freshwater Lakes and Ponds. Freshwater ponds are a major defining feature of
Brewster. Over ten percent (or over 2,000 acres) of the Town's surface area is covered by approximately
eighty freshwater ponds, providing Brewster with the largest pond area on the Cape. The 743-acre
Long Pond shared with Harwich is the Cape's largest, while Cliff Pond with a depth of 84 feet is the
deepest. At least eleven of Brewster’s ponds are suitable for public swimming.
Marine Surface Waters. Brewster’s marine resources exist primarily on the north shore along Cape Cod
Bay. A small section of Brewster borders Pleasant Bay to the south, although there is no landing. While
there are no large estuaries in Brewster, there are some substantial creeks including Paine's, Quivett
and Namskaket. Nine of the ten saltwater beaches along Cape Cod Bay are accessible from a street
connecting to Main Street (Route 6A), and one is accessible by trail. At low tide, Brewster’s beaches
become a part of expansive tidal flats that extend ¾ of a mile out into Cape Cod Bay.
Aquifer Recharge Areas. The town’s groundwater system, like the whole of Cape Cod, is replenished
entirely by precipitation. Brewster’s drinking water supply source is its underground sole source
aquifer, the Cape Cod Aquifer. This resource is comprised of six lenses, including the Monomoy Lens,
which provides water to the Towns of Brewster, Dennis, Harwich, Chatham, and Orleans. The Town
of Brewster owns the land of the “Zone I” areas for all of the town’s drinking water wells. Zone I is the
protective radius required around a public water supply well or wellfield, which is 400 feet for
drinking water wells with approved yields of over 100,000 gallons per day. A Zone II is the area of an
aquifer which contributes water to a well under the most severe pumping and recharge conditions
that can be realistically anticipated (i.e., 180 days of pumping at approved yield with no recharge from
precipitation). Any contamination of groundwater in a Zone II could impact drinking water quality
at the public well drawing water from that area. Land acquisition in the Zone II areas to public
drinking water wells is a proactive approach to protecting drinking water quality. Of the 4,360 acres
(excluding surface water ponds) of Zone II areas in Brewster, 40 percent is protected as conservation
land in the form of Town- and state-owned properties, conservation restrictions, and other
conservation mechanisms. Brewster’s Zone I and II areas are displayed in Map 12.
FLOOD HAZARD AREAS
As a participant in the Federal Flood Insurance Program, Brewster is required to ensure that new
shorefront development meets engineering standards for flood proofing; however, development in
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these areas is not outright prohibited. Map 11 displays Brewster’s flood zones, and Brewster’s
Floodplain District (Section 179-7 of the Zoning Bylaw) is further described in the Regulatory
Considerations section of this document.
WETLANDS AND WILDLIFE HABITAT
Wetlands cover more than 20 percent of Brewster’s land area, with a total of 12,840 saltwater wetlands
and 553 acres of freshwater wetlands. Brewster’s saltwater wetlands consist of salt marshes, tidal flats
and barrier beaches, while its freshwater wetlands include sensitive Atlantic White Cedar, Red Maple
and shrub swamps, bogs, vernal pools and other wetlands. The Town’s Wetlands Protection Bylaw is
included in Section 172 of the Town’s General Bylaws, and Section 179-6 of the Zoning Bylaw
established the Town’s Wetlands Conservancy District. Map 11 shows Brewster’s wetlands by type,
in addition to the two Areas of Critical Environmental Concern (ACEC) within Brewster — the Inner
Cape Cod Bay ACEC and the Pleasant Bay ACEC. Designated by the Secretary of Energy and
Environmental Affairs, ACECs first receive initial nomination at the community level for the quality,
uniqueness, and significance of their natural and cultural resources. Upon designation, ACECs require
stricter environmental review of certain kinds of proposed development under state jurisdiction
within the ACEC boundaries.
Brewster’s abundant natural resources make it home to a variety of wildlife, with the Massachusetts
Natural Heritage & Endangered Species Program (NHESP) identifying much of the Town’s land cover
as “Critical Natural Landscape,” defined as intact landscapes better able to support ecological
processes and a wide array of species and habitats over long timeframes. While this designation does
not carry any regulatory restrictions along with it, for planning purposes, it helps frame which areas
to target for development versus preservation of contiguous natural habitat. In Brewster’s case, much
of the Critical Natural Landscape areas are already protected to varying degrees under conservation
restrictions or as part of the DCPC.
PROTECTED OPEN SPACE
Protected open space or permanently restricted lands include those acquired by conservation
restrictions, trust and gifts, town purchases, and tax takings. According to the 2021 Open Space and
Recreation Plan, Brewster has over 2,200 acres of large State and non-profit open space and
recreational holdings, such as Nickerson State Park, Camp Monomoy land acquired by the state,
Brewster Conservation Trust lands, Orenda Wildlife Trust, and the Cape Cod Rail Trail. Additionally,
lands associated with public buildings (e.g., Elementary Schools, Old Town Hall, Fire/Police Station,
Town Hall) and privately-held lands currently under Chapter 61, 61A, and 61B enhance the Town’s
open space and rural character.
52
Town of Brewster
Map 11. Environmental Concerns
May 2022; Source: Town of
Brewster, MassGIS, and MassDOT
I
I <J> 0 '.'.; (1) (1) -0 (1) 0 -...
0 0.5
N
1
Area of Critical Concern
� Inner Cape Cod Bay
� Pleasant Bay
District of Critical Planning Concern
D Brewster Water District
Flood Zone Designations
A: I% Annual Chance of Flooding, no BFE
AE: I% Annual Chance of Flooding, with BFE
-VE: High Risk Coastal Area
X: 0.2% Annual Chance of Flooding
/
Wetland Types
Marsh/Bog
Wooded marsh
l"'y .,.s.., Cranberry Bog
Salt Marsh
Open Water
Tidal Flats
� .... ,:ir.,. '
�-,!� Beach/Dune
ORLEANS
::, 0 Vl
In Perpetuity
Limited
MassDOT Major Roads
U.S. Highway
State Route
Non-numbered Road
D Town of Brewster
- 7 Surrounding Towns L -
Water 53
Town of Brewster
Map 12. Water Resources & Protection
May 2022; Source: Town of
Brewster, MassGIS, and MassDOT
0 0.5 1
Miles
I Long Po�, sDr111e 0. � A_ 1 J;' Wellhead Protection Areas
�\ � D DEP Approved Zone I
HARWl6hl 1 D DEP Approved Zone II
\ DIWPA
---
-Title S Setbacks
OpenSpace: Level of Protection
In Perpetuiry
Limited
MassDOT Major Roads
U.S. Highway
State Route
Non-numbered Road
D Town of Brewster
Water
- 7
L -
Wetlands
Surrounding Towns 54
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46
Infrastructure Considerations
Information for this section is summarized from 2021 Open Space and Recreation Plan (OSRP), unless
otherwise noted.
WATER AND WASTEWATER
Drinking Water. As described in the previous “Water Resources” section, drinking water in Brewster
originates from the Cape Cod Aquifer, a sole source aquifer. Drinking water comes through public
wells owned and operated by the Brewster Water Department, as well as a number of private wells
owned and operated by individual homeowners and businesses. The Town has five groundwater
wells pumping water from the Monomoy Lens, with each well site having large Town-owned tracts
of land surrounding them for water quality protection. Activity is restricted to passive recreation on
Town wellfield acreage.44
In addition to acquisition of lands for the protection of drinking water supplies, the town has also
developed regulations that further the protection of these lands. Most notable is Brewster’s Water
Quality Protection zoning bylaw (Article XI), which restricts development within Zone I and Zone II
areas and imposes performance standards on development within the District of Critical Planning
Concern (DCPC). The DCPC is a powerful planning tool that allows a town to adopt special rules and
regulations to protect natural resources in defined areas, with the Cape Cod Commission responsible
for recommending nominated DCPCs for official designation by the Barnstable County Assembly of
Delegates. Brewster’s DCPC, designated by the Cape Cod Commission in 2008, includes the Town’s
Zone I and Zone II areas as well as the Pleasant Bay Watershed. The Town’s wells and the protective
areas surrounding them are displayed on Map 11.
Wastewater. Because Brewster is not served with public sewers or private sewage treatment facilities,
wastewater discharges in Brewster are mostly from individual onsite septic systems. To address these
impacts of wastewater-associated pollutants and lawn fertilizers on groundwater and surface water
resources, the town has been involved in a multi-phase Integrated Water Resource Management Plan
(IWRMP). This project is currently in Phase III, which will include an examination and prioritization
of wastewater management alternatives identified in Phase II of the project.
TRANSPORTATION
Public Transit. The Cape Cod Regional Transit Authority (CCRTA) provides public transportation
services for all fifteen Cape Cod communities. The CCRTA Harwich-Provincetown Flex Bus provides
daily bus service along Routes 137 and 6A in Brewster, with fixed stops at Snow Road/Underpass
Road and the Senior Center. Riders can flag the bus down along its route and can also schedule the
bus “flex” stops up to three-quarters of a mile (by reservation) to serve people who have difficulty
getting to a regular bus stop. The Flex Bus route runs from Harwich up to Provincetown and connects
with other CCRTA routes, as well as the Plymouth & Brockton bus service to Boston.
44 Town of Brewster Water Department, “2020 Annual Water Quality Report.”
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DART Service (Dial-A-Ride, a demand response service) is a fare-based door-to-door, ride by
appointment transportation service offered by the CCRTA in all fifteen Cape communities Monday
through Saturday, with limited service on Sunday.
Roadways. Brewster is located midway on Cape Cod and is accessible by major highways (Route 6,
6A, 124 and 137). Route 6A extends the length of Brewster and is Brewster's Main Street. It is a
designated scenic road and also registered as the Old King's Highway National Register District,
which protects it from pressure to accommodate increased traffic that would diminish the roadway's
historically valuable character. According to the 2021 Open Space and Recreation Plan, “Pressure
increases each year to expand the roadway to accommodate bike traffic and reconfigure some
intersections where left hand turns cause back-ups in traffic. Attempts to expand the paved width of
roads to accommodate pedestrian, bike, and skate traffic have been met with strong opposition from
abutters to the road.”45
Sidewalks & Pedestrian Paths. As noted in the 2017 HPP, Brewster does not many public sidewalks,
and the sidewalks that exist are incomplete. While many pedestrian paths run along portions of these
roads, shoulders tend to be narrow and somewhat steep, with utility poles, trees, and smaller
vegetation interrupting the pathways and sidewalks. The 2021 OSRP notes that while Brewster many
walking trails and informal walkways throughout its conservation land, these pathways currently do
not provide alternative means of transportation without connecting to destination points, other links,
or modes of transportation. Linking these recreational resources and facilities with safe pedestrian or
bike paths could eliminate a significant amount of vehicular traffic in the future.
In 2015, Town Meeting approved a $10M road bond to undertake several road reconstruction projects.
After completing upgrades to Underpass and Snow Roads, the Town began to plan for similar
upgrades to Millstone Road. As of February 2022, this project as planned will include ADA-compliant
sidewalk along Millstone Road.
Bikeways. The 22-mile Cape Cod Rail Trail (CCRT) provides passage through the Town from Dennis
to South Wellfleet. The CCRT is about six miles long in Brewster and is the only designated bike path
in town. It is heavily used and serves as a primary corridor, with thousands of bicyclists, hikers, and
riders using the trail each year. Nickerson State Park also has an eight-mile bike path, which connects
to the CCRT. While cyclists also ride along local roads, this is dangerous and illustrates the need for
local and roadside bike lanes.
SCHOOLS
The Town of Brewster’s public schools consist of two elementary schools: Eddy Elementary School
(grades 3-5) and Stony Brook Elementary School (grades PK-2). Located off Underpass Road,
Stonybrook Elementary was built in 1973. In 1999, the town constructed Eddy Elementary on Main
45 Town of Brewster, Open Space & Recreation Plan. Prepared by the Town of Brewster, Horsley Witten Group, and The Cape
Cod Commission. Conditionally approved January 2021; updated January 2022. Page 25.
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Street to meet increased student enrollment and projections. The Town is now considering a
consolidation of its elementary schools due to declining enrollment (see Figure 19), and future
projections anticipating similar trends.46, 47
Special Needs. The Brewster Elementary Schools do not appear to have disproportionate over-
representation of special needs populations. Approximately 18.9 percent of the elementary student
population in Brewster has disabilities, compared with 19.1 percent statewide. The percentage of
English Language Learners is significantly lower for Brewster’s schools (4.1 percent) than the state
(11.0 percent).48
Nauset Regional Public School System. Brewster is part of the Nauset Regional Public School System for
middle school and high school, with both schools located in other towns; Nauset Regional Middle
School (grades 6-8) is located in Orleans, and Nauset Regional High School (grades 9-12) is located in
Eastham. The district consists of students from the four towns that comprise the region (Brewster,
Eastham, Orleans, and Wellfleet), together with tuition agreement students from Provincetown and
Truro and school choice students from other towns on the Cape. According to data provided by the
district, the total enrollment for the 2021-2022 school year was 1,390 for both schools, with 36 percent
of students coming from Brewster.
46 While enrollment increased from 2021 to 2022, it is possible that the significant drop in 2021 was due to the COVID-19
pandemic and resulting increase in the number of homeschooling families that year. As such, it is also important to look at the
overall trendline (dotted in Figure 19).
47 Town of Brewster, Elementary Schools Master Plan. Prepared by Habeeb & Associates Architects for the Town of Brewster,
December 31, 2021.
48 Department of Elementary and Secondary Education, Brewster Schools Profile.
350
400
450
500
550
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Figure 19. School Enrollment for Brewster's Elementary Schools, 2010-2022
Source: MA Department of Elementary and Secondary Education, District Profile
Total Enrollment Linear (Total Enrollment)
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Regulatory Considerations
ZONING
As noted in the 2017 HPP, The Brewster
Zoning Bylaw includes minimal provisions to
encourage the creation of affordable housing
or multifamily housing. Most land is zoned
for lower density residential development
(see Table 20 and Map 13), requiring
minimum lot sizes of at least 60,000 square
feet (RL and RM) or 100,000 square feet (see
Table 22).
The CH and VB districts allow residential and
commercial uses, and the I districts allow residential, wholesale, manufacturing, and industrial uses.
Table 21 below shows the residential uses allowed in each district, with “P” indicating that a use is
allowed by right and “P” indicating uses that require a special permit.
Table 21. Uses Regulations for Residential Uses
P = Permitted Use, S = Special Permit Use
Type of Residential Use RR RL RM CH VB I
Accessory residential building P P P P P -
Accessory commercial dwelling unit (ACDU) - - - S S -
Accessory single-family dwelling unit (ADU) on 30,000+ sq ft lot P P P S S -
Accessory single-family dwelling unit (ADU) on < 30,000 sq ft lot S S S S S -
Affordable multifamily dwelling units (AMFDU) - - - P - -
Cluster residential development S S S - - -
Construction trailer P P P P P P
Major residential development S S S S - -
Multifamily dwelling - - - S - -
One-family detached dwelling unit P P P - P -
One-family security dwelling - - - P P P
Planned residential development - S S - - -
Row or town houses - - - S - -
Subsidized elderly housing S S S S - -
Source: Town of Brewster Zoning Bylaw, Section 179: Attachment 1 Use Regulations.
Table 20. Brewster Zoning Districts
% Land
by Parcel
% Area
Zoned
Residential Rural (RR) 53.3% 48.4%
Residential Low Density (RL) 7.0% 12.8%
Residential Medium Density (RM) 33.1% 34.6%
Commercial High Density (CH) 2.5% 1.8%
Village Business (VB) 4.0% 0.6%
Industrial (I) 0.1% 1.5%
Municipal Refuse District (MRD) 0.0% 0.3%
TOTAL 100.0% 100.0%
Sources: Town of Brewster GIS and Assessor’s Records
58
Town of Brewster
Map 13. Zoning Map (Unofficial)
May 2022; Source: Town of
Brewster, MassGIS, and MassDOT
I
I
I
I
<J> 0
'.'.; (1) (1) -0 (1) 0 -...
N
0 0.5 1
Miles
0
HARWICH
�
ZONE
D Residential Rural -RR
D Residential Low Density -RL
D Residential Medium Density -RM
D Commercial High Density -CH
D Village Business -VB
Industrial - I
D Municipal Refuse District -MRD
ORLEANS " "' 0
o'
::, 0 Vl
f
I
/
MassDOT Major Roads
U.S. Highway
State Route
Non-numbered Road
D Town of Brewster
- 7 Surrounding Towns L -
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Accessory Residential Uses. Town’s current ADU bylaw (Section 179-42.2) was passed in 2018 an allows
homeowners in the Town’s residential districts to add an accessory dwelling unit (ADU) by right on
lots over 30,000 square feet, and by special permit on smaller lots, lots within the CH or VB districts,
or within certain water protection areas.49 Additionally, the ACDU bylaw (Section 179-42.3) allows
property owners to add an accessory dwelling unit to a commercial property by special permit in the
CH and VB zoning districts. The current bylaws requires that ADUs and ACDUs not be more than 40
percent of the habitable area of the primary building, or 900 square feet, whichever is smaller.
Despite passing these bylaws in 2018, the Town retained an older special permit provision for
“accessory residential buildings” as a residential use in the Use Regulations and “accessory
apartments” as a footnote in the zoning bylaw’s Area Regulations. Dwelling units created under this
provision are allowed by special permit in all residential districts, as well as the CH and VB districts,
with a lower maximum unit size of 600 square feet.
Other Residential Uses Permitted. Assisted Living Facilities and Nursing Homes are allowed in all
three residential districts through a special permit, and they are permitted by right in the CH district.
Assisted Living Facilities are defined in the Brewster Zoning Bylaw as a “combination of housing,
supportive services, personalized assistance, and health care designed to respond to the individual
needs of those who need help with activities of daily living….” Nursing Homes are defined as a “home
for the aged, chronically ill, persons requiring care or incurable persons in which three or more
persons, not of the immediate family, are received, kept or provided with food and shelter or care for
compensation….”
Lodging Houses are allowed in all three of the residential zoning districts through a special permit,
and they are permitted by right in the CH and VB districts. Lodging Houses are defined in the
Brewster Zoning Bylaw as a “structure originally designed for single-family use which may be
converted to provide rooms (not more than twelve) for the use of one or more individuals not living
as a single housekeeping unit and may provide a common dining facility. It shall include boarding
house, tourist homes, and rooming houses but does not include motels or hotels.”
Area, Height, and Bulk Regulations. As noted above, Brewster has large lot size requirements, with the
three residential districts from about one and a third acre to two and a third acres. Different lot
coverage requirements distinguish the RL and RM districts, with the former having a maximum of 20
percent building coverage and the latter 25 percent.
Multifamily Dwellings. The Town’s Zoning Bylaw defines multifamily dwellings as “a building
containing three or more dwelling units,” without distinguishing further between smaller multi-unit
residential buildings (e.g., 4-8 units) and larger developments. Multifamily dwellings are only allowed
49 Sections 179-42.2, Paragraph B: “An ADU may be located within a Zone II (Zone of Contribution to a Public Drinking Water
Well), in the watershed of the Herring River, or the watershed to Pleasant Bay, subject to approval of a Special Permit by the
Zoning Board of Appeals. All ADUs within these areas shall be required to install advanced nitrogen treatment septic systems, if
deemed necessary.”
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by special permit in the CH districts and have a stricter lot coverage limits than other uses allowed in
the district (25 percent of buildable uplands within a lot for multifamily compared to 40 percent for
other uses in the CH).50 Multifamily dwellings are also allowed by special permit in a Planned
Residential Development (PRD) under Section 179-36 of the Zoning Bylaw. PRDs, which require
twenty-five acres of contiguous buildable area, and are described further in the “Alternative
Development Patterns” section below.
Table 22. Area, Height, and Bulk Regulations
District Use
Min. Lot Size
(Square Feet)
*Max.
Building
Coverage of
Lot Area
Lot
Frontage
(Feet)
Front
(Feet)
Side
(Feet)
Rear
(Feet)
RR
Any permitted
structure or
principal use
100,000 plus 100,000
for second unit of duplex 15% 200 40 25 25
RL
Any permitted
structure or
principal use
60,000 plus 60,000
for second unit of duplex 20% 150 40 25 25
RM
Any permitted
structure or
principal use
60,000 plus 60,000
for second unit of duplex 25% 150 40 25 25
CH Row Commercial 40,000 40% 150 30 20 20
CH Multifamily
dwellings
130,000 plus
10,000 per bedroom 25% 200 100 30 30
CH Hotel and motel 130,000 plus
2,000 per bedroom 40% 200 100 30 30
CH Row house or
townhouse
130,000 plus
10,000 per bedroom 40% 200 100 30 30
CH
Any other
permitted
structure or
principal use
15,000 40% 80 30 15 15
VB
Any permitted
structure or
principal use
15,000 30% 80 30 15 15
I
Any permitted
structure or use,
other than those
listed for CH Zone
20,000 50% 100 30 15 40
Source: Town of Brewster Zoning Bylaw, Section 179: Attachment 2, Area Regulations and Attachment 3, Height and
Bulk Regulations
*For CH and I districts, the lot coverage is based upon buildable uplands within a lot; for all other districts, lot coverage is
based upon total lot area. For all districts, maximum building height is 30 feet.
50
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ALTERNATIVE DEVELOPMENT PATTERNS
Cluster Development. Section 179-35 under Article IX provides for cluster residential development,
which is intended to allow flexibility in lot sizes and building arrangements while maintaining the
existing character of the town. Cluster residential development, however, is only permitted by special
use permit granted by the Planning Board. Any parcel of at least ten acres in size in the RR, RL, and
RM districts may be used for a cluster development and divided into lots for a single-family residential
use, and the basic number of dwelling units may not exceed the number of units which could be
developed with a conventional plan for land in the RR, RL, or RM districts.
Major Residential Development. Also under Article IX, Section 179-35.2 allows for major residential
development, permitted by special use permit from the Planning Board. The Planning Board may
authorize flexible development within a major residential development, including the provision that
each lot shall have an area of at least half that required under Table 2.2 of Section 179-16 – Area
Regulations. The Planning Board may also approve a density bonus for major residential
developments for up to 15 percent more units than the basic number of maximum dwelling units to
encourage development of affordable units. Such an approval must be satisfactory to the Brewster
Housing Authority and include long-term income eligibility restrictions that meet the guidelines of
state or federal housing programs. Subsidized elderly housing is also allowed in a major residential
development. As a condition of the special permit, the Planning Board may require a development
schedule limiting the rate of development. In no event can a development be limited to fewer than six
lots or dwelling units per year or be obliged to spread development out over more than eight years.
Planned Residential Development. Section 179-36 under Article IX allows for Planned Residential
Development (PRD), which is intended to provide an alternate pattern of land development to that
permitted in the RM and RL residential zones while encouraging a greater mixture of housing types.
Planned residential development is only permitted by special permit in the RM and RL residential
districts and requires a minimum of twenty-five contiguous acres of buildable upland. Single-family
attached or detached dwellings, two-family, and multifamily dwellings are permitted within a
planned residential development; there is no minimum lot size for individual lots, no minimum
percentage of lot coverage, and no minimum lot width in a planned residential development, thus
allowing for greater density.
Natural Resource Protection Design. Lastly, under Article XIII, Section 179-69, Natural Resource
Protection Design (NRPD) is intended to protect water resources and preserve the open space in the
District of Critical Planning Concern (DCPC, described below in the “Special Districts” section).
Similar to the alternative development patterns described above, the NRPD bylaw uses flexible
regulations for density and lot dimensions to promote and encourage creativity in neighborhood
design, protect water resources, and preserve contiguous open space and environmental resources.
The primary difference is that NRPD not involving other uses requiring a special permit is allowed
by right in the DCPC in areas with an underlying residential designation, subject to the requirements
regulating the subdivision of land (if applicable) and subject to endorsement by the Planning Board.
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To enable the Planning Board to determine whether a proposed NRPD satisfies the purposes and
standards of the bylaw, an applicant must present sufficient information on the environmental and
open space resources for the Board to make such determination. Each underlying residential district
has a minimum requirement for preserved open space, and there is no minimum lot size or maximum
number or units; rather, a net acreage calculation described in Section 179-72.1 is applied to the plan,
and the allowable number of residential units is determined by this net acreage calculation and an
allowed density that varies by district (Section 179-72.2)
SPECIAL DISTRICTS
Floodplain District. The purpose of this overlay district is to regulate development in areas subject to
coastal storm flowage, particularly high hazard velocity zones, in order to minimize threats to public
safety, potential loss of life, personal injury, destruction of property, and environmental damage
inevitably resulting from storms, flooding, erosion and relative sea level rise. All uses otherwise
permitted in the underlying district are allowed; however, where the Floodplain District Bylaw
imposes additional or conflicting regulations, the more stringent local regulations prevail. All
development in the Floodplain District must comply with the Massachusetts State Building Code
dealing with construction in floodplains and coastal high hazards.
Wetlands Conservancy District. The purpose of these districts is to preserve and maintain the
groundwater table; to protect coastal and inland waters; to protect public health and safety; to protect
persons and property from the hazards of flood and tidal waters; and to conserve the natural character
of the environment, wildlife, and open space for the general welfare of the public. No residential or
commercial structures, sewage disposal systems, storage tanks or other potential sources of
substantial pollution are permitted in this district.
Water Quality Protection District. Article XI establishes the Water Quality Protection District, which
ensures an adequate quality and quantity of drinking water for the residents, institutions, and
businesses of Brewster. The provisions of this Article are superimposed over all zoning districts and
all land within Brewster and function as an overlay district. In addition, this article establishes specific
requirements for land uses and activities within the District of Critical Planning Concern (DCPC),
which includes Zone I and Zone II areas, as well as the Pleasant Bay Watershed. The construction of
ten or more dwelling units in the Water Quality Protection District requires a special permit from the
Planning Board. No building permit or certificate of occupancy will be issued by the Building
Commissioner unless a certificate of water quality compliance has been applied for or obtained by the
owner of a property from the Water Quality Review Committee.
HISTORIC DISTRICTS
In 1973 the Old King’s Highway Regional Historic District was created, following Route 6A and covering
portions of Brewster and five other Cape towns. Individual properties were not inventoried as part of
the district’s creation. Property owners must submit any exterior changes that are visible from a public
way, park, or body of water to the Old King’s Highway Regional Historic District Commission for
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approval. A variety of exterior features are often exempt such as air conditioning units, storm doors,
storm windows, paint color, and temporary structures. The decision on which features are exempt
from review depends on the specifics of the local bylaw. Map 14 displays the portion of the Old King’s
Highway Regional Historic District that runs through Brewster.
Socio-Political Considerations
Input gathered during this Housing Plan community engagement process indicated public
acknowledgement that the cost of housing is a barrier for the average household and that supply is a
growing issue for a range of income levels. However, survey open response comments on indicate
there may be the continued need for community conversations about housing, with “NIMBY”-ism
(“not in my back yard”) and resistance to change identified as significant barriers toward housing
development by survey respondents. Additionally, results from the recent Vision Planning
community survey showed overall less support for the housing goals than other topics. Making
progress on these efforts will require continued strong political leadership regarding housing issues
and raising community awareness about the relationship between housing and other issues facing the
community.
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Housing Production Plan Goals
State regulations and DHCD Housing Production Plan Guidelines describe the required framework
the goals of a Housing Production Plan, directing communities to include both qualitative and
quantitative goals based upon community and regional needs.51 Qualitative goals should support a
mix of housing types that: are affordable at a range of income levels; provide for a range of housing
types for families, individuals, persons with special needs, and older adults; and are feasible within
the housing market.
In addition, plans must include a quantitative goal for an annual increase in SHI-eligible housing units
by at least 0.50 percent of its year-round housing count. Communities that meet their annual goal can
request a one-year certification of compliance (often referred to as safe harbor) with DHCD, and
communities that reach a 1.0 percent target are eligible for a two-year certification of compliance.
Achieving this “safe harbor” threshold and receiving a one- or two-year certification allows
communities to have a more flexible approach to managing the comprehensive permit process,
despite being below the overall 10 percent target for SHI units.52 To meet this threshold for one-year
certification of this plan, Brewster currently would need to produce twenty-four new SHI-eligible
affordable housing units in a given calendar year based upon the 2010 Census year-round housing
count, and forty-eight units for a two-year certification.53
BREWSTER’S HOUSING GOALS
The following four major qualitative goals are based on the preceding Housing Needs Assessment
and community participation. They are broken up into more specific “subgoals,” but this HPP’s four
major goals serve to address the breadth of Brewster’s housing needs. The next section of this plan
outlines specific strategies for achieving these goals over the next five years.
GOAL 1. Increase and diversify year-round housing options in Brewster for a range of income
levels and household types.
• Increase the supply of market-rate and affordable rental housing for all types of households,
such as young singles and couples, families, and older adults.
51 760 CMR 56.03(4)(c) and corresponding DHCD Housing Production Plan Guidelines, October 2020.
52 If a community is certified compliant, decisions made by the Zoning Board of Appeals to deny a comprehensive permit will be
deemed “consistent with local needs” by the Housing Appeals Committee and will be upheld as a matter of law.
53 While the 2020 Census count for total housing units has been released as of publication of this plan, the year-round housing
count has not. Appendix D offers three methodologies for calculating an estimated annual goal, all of which arrive at a similar
threshold (24-26 units per year). However, these estimates are meant to be a guide, as DHCD ultimately will determine the
threshold based upon the 2020 Census year-round housing count when it becomes available.
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• Diversify housing types and forms to meet local needs.
• Ensure an adequate supply of housing that is affordable and accessible to older adults and
people with disabilities.
• Integrate affordable housing into existing neighborhoods and developments through infill,
reuse or repurposing of existing buildings, and the redevelopment of underutilized buildings
or properties.
• Review and update Brewster’s zoning and other housing regulations and policies to support
development that increases fair, affordable housing and housing choice.
GOAL 2. Prevent displacement of current residents and facilitate housing mobility for
households looking to move within or into Brewster.
• Preserve Brewster’s existing supply of year-round rental housing.
• Ensure that older adults can age in place or within the community.
• Provide direct assistance to income-eligible households experiencing housing insecurity or
looking for a new home.
• Preserve Brewster’s existing affordable housing stock.
GOAL 3. Align development with the principles of the Town’s Local Comprehensive Plan/Vision
Plan.
• Build support for addressing housing needs through partnerships with groups and
organizations connected to each of the Vision Plan’s ten core elements.
• Ensure adequate staff capacity and other resources for addressing the housing-related goals
and actions of the Vision Plan.
• Continue to thoughtfully address concerns about issues sometimes seen as conflicting with
the development of fair, affordable housing.
• Balance housing goals with protection of the natural environment by targeting housing
production in and near areas where development already exists; in denser development
nodes; or in areas with higher “walkability scores” and multimodal transportation
opportunities.
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GOAL 4. Continue to build capacity to produce housing through staffing, funding, regional
partnerships, advocacy and education, and relationships with nonprofit and for-profit
developers.
• Ensure regular collaboration between housing staff and other departments, Town bodies,
regional entities, housing developers, and other relevant groups.
• Explore additional funding sources to support housing-related initiatives.
• Build awareness of affordable and fair housing needs within Brewster and the larger region,
as well as Brewster’s role in addressing these issues.
• Investigate and leverage available federal, state, and regional housing funds and resources.
ALIGNMENT WITH REGIONAL GOALS
In 2018, the Cape Cod Commission, Barnstable County’s regional planning and regulatory agency,
published its fifth Regional Policy Plan to outline a regional vision for Cape Cod. 54 This vision is based
upon three systems – natural systems, built systems, and community systems. Housing is primarily
addressed as part of the “community system” umbrella, although topics relevant to housing are
discussed in all three systems. The goals of this Housing Production Plan align with the CCC’s
Regional Policy Plan’s Housing Goal and supporting objectives, which are as follows:
Regional Policy Plan Housing Goal: 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.
Supporting Objectives:
1. Promote an increase in housing diversity and choice.
2. Promote an increase in year-round housing supply.
3. Protect and improve existing housing stock.
4. Increase housing affordability.
Additionally, the CCC is embarking on a Regional Housing Strategy (an action described in the 2018
Regional Policy Plan) and Regional Housing Suitability Analysis, with both initiatives including
specific strategies also incorporated in this HPP. The next section of this plan outlines these strategies
and others — twenty-nine in total — that will enable the Town to achieve its housing goals and meet
local needs.
54 Cape Cod Commission, Cape Cod Regional Policy Plan: Framing the Future, 2018.
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Housing Production Plan Strategies
As described in the previous section, DHCD encourages cities and towns to prepare, adopt, and
implement a Housing Production Plan that demonstrates an annual increase in Chapter 40B (SHI-
eligible) units equal to or greater than 0.50 percent of the community’s year-round housing units.
However, as noted elsewhere in this plan, Brewster’s housing challenges go well beyond the
affordability needs that Chapter 40B intends to address. Just as Brewster has many housing choice
problems, it also has options available to address them. Namely, removing regulatory barriers to
housing production, providing adequate resources to support housing initiatives, coordinating
housing efforts with local comprehensive and other planning efforts, continuing to educate leaders
and community members about housing needs, and collaborating with regional partners will all be
important components of a successful housing program. Through this Housing Production Plan,
Brewster can plan strategically and creatively about how to address its affordable housing needs.
PROGRESS SINCE 2017
Brewster has made significant progress implementing its 2017 Housing Production Plan and
establishing a robust housing program. Steps taken in fulfillment of the 2017 HPP strategies include:
ü Hiring a housing coordinator with CPA and Town funds (2017)
ü Creating a municipal affordable housing trust and supporting with CPA and Town funds
(2018)
ü Adopting the current Accessory Dwelling Unit and Accessory Commercial Dwelling Unit
bylaws (2018)
ü Planning for the protection of existing SHI units through a $500,000 CPA allocation to the
Trust (2019)
ü Supporting chapter 40B-permitted projects to create sixteen Habitat for Humanity ownership
homes (Paul Hush Way, fourteen units completed in 2020; Red Top Road, two units permitted
in 2021) and thirty affordable rental units (Brewster Woods; expected to be ready for
occupancy in 2022)
ü Establishing a policy (via the Select Board) to allocate 50 percent of the new short-term rental
revenue to the Trust (2021)
ü Teaming with Dennis and Wellfleet to apply for a $1,300,000 regional Housing Rehabilitation
and Childcare Community Development Block Grant (CDBG) and continuing this program
into its second year (2021-2022)
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ü Redeveloping the former Wingate Rehabilitation Center into 132 rental units — 27 of which
are affordable — for adults 55+ through a public-private partnership with Elevation Financial
(2021-2022)
ü Using CPA funds to support regional housing development, including: FORWARD in Dennis,
a housing development for adults with autism (2019, $80,000); a veterans’ home in Dennis for
the Cape and Islands Veterans Outreach Center (2021, $50,000); and most recently, Pennrose
in Orleans (2022, $105,000).
ü Contributing CPA funding to support Community Development Partnership’s Housing
Institute, a training program to equip local officials and residents with knowledge to support
the creation of more year-round housing in Brewster and the region (2018-2022)
ü Issuing an RFP for the development of a 16+ acre parcel of Town-owned land off Millstone
Road (2021) and accepted a proposal to develop a compact, energy-efficient neighborhood of
forty-five rental units in twelve buildings (2022)
LOOKING FORWARD: 2022-2027 STRATEGIES
Organization
The actions outlined in this plan fall into overarching groups modeled after the categories of the 2017
HPP (Regulatory Strategies, Funding & Assets, Education & Advocacy, and Local Policy & Planning) with
the addition of a fifth category, Community Resources & Local Support. In addition, 760 CMR 56.03(4)(d)
outlines requirements for strategies that will facilitate the production of SHI-eligible housing units,
although plans can include additional strategies based on local need. The strategies of this HPP
dovetail well with DHCD’s requirements, as shown in Table 23, which outlines the relationship
between these two organizational frameworks.
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Table 23. Relationship Between Regulatory Framework & Brewster HPP Strategies
760 CMR 56.03 4(d)(1) 4(d)(2) 4(d)(3) 4(d)(4) 4(d)(5) Other
DHCD Housing
Production Plan
Regulatory
Requirement
The identification of
zoning districts or
geographic areas in
which the municipality
proposes to modify
current regulations for
the purposes of
creating SHI Eligible
Housing developments
to meet its housing
production goal.
The identification of
specific sites for
which the
municipality will
encourage the filing
of Comprehensive
Permit applications.
Characteristics of
proposed residential or
mixed-use developments
that would be preferred
by the municipality
(examples might include
cluster developments,
adaptive re-use, transit-
oriented housing, mixed-
use development,
inclusionary housing, etc.).
Identification of
municipally owned
parcels for which the
municipality commits
to issue requests for
proposals to develop
SHI Eligible Housing.
Participation in
regional
collaborations
addressing housing
development.
While these strategies fall
outside of the regulatory
framework because they do
not address production of
SHI-eligible units, they
nonetheless address
existing housing needs
including capacity as well as
support for households
struggling to remain in or
move to Brewster.
Regulatory
Reform
Strategies 1-6 ✓ Strategies 1-3 ✓ Strategies 4-5 ✓ Strategy 6
Funding & Assets
Strategies 7-13 ✓ Strategy 11 ✓ Strategies 12-13 ✓ Strategy 7 ✓ Strategies 8-10
Education
& Advocacy
Strategies 14-15
✓ Strategies 14-15
Local Policy
& Planning
Strategies 16-19
✓ Strategy 16 ✓ Strategy 17 ✓ Strategies 18-19
Community
Resources &
Local Support
Strategies 20-22
✓ Strategies 20-22
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APPROACH TO IMPLEMENTATION
The table below summarizes the plan strategies, each of which are summarized further in the next section. This table includes potential responsible
parties for each strategy, as well as possible time frames for select strategies. The final two columns on the right indicate whether the strategy follows a
recommendation from the 2017 Housing Production Plan, and whether the strategy is connected to DHCD guidelines for Housing Production Plans (as
outlined in Table 23 of this HPP).
Table 24. Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Regulatory Reform
#1
Reevaluate the existing ADU and ACDU bylaws and other
references to accessory apartments; explore amendments to
streamline these provisions and improve their efficacy.
Planning
Building
BHP
HC
SB
Early
(discussed) #1 ✓
#2 Amend zoning to clearly allow mixed uses that include housing
in business-zoned areas. Planning BHP, SB
HC, TA TBD #2
✓
#3
Reevaluate the existing multifamily dwelling bylaw (Section
179-34) and consider changes and other regulatory measures
to facilitate multi-unit residential development.
Planning HC, TA
SB TBD #5
✓
#4
Explore measures to require or encourage the inclusion of
affordable units in residential development over a certain
number of units.
Planning HC, TA
SB
TBD
#4
✓
#5 Allow and incentivize the adaptive reuse of existing buildings
for the creation of affordable and mixed income housing.
Planning
Building
TA, SB
HC
ZBA TBD #6
✓
#6
Utilizing the findings of the ongoing Integrated Water Resource
Management Plan, continue to identify appropriate wastewater
treatment systems to enable the creation of denser housing
development that can support the inclusion of affordable units.
Interdepartmental:
Health
TA, SB,
Planning Natural
Resources
HC TBD --
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Table 24. Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Funding & Assets
#7
Continue to work with nearby communities on the Cape by
pooling CPA funds and other resources to construct affordable
housing in suitable locations throughout the region and meet
regional housing needs.
CPC
TA
HC
SB
BHP
BAHT Ongoing #9 ✓
#8 Develop a five-year financial plan for the BAHT and determine
whether additional funding streams should be explored.
BAHT & Finance
(FT) Team & SB
HC
CPC
First
(In process) #7 & #8
#9
Based upon the BAHT five-year financial plan, explore other
funding opportunities to support housing initiatives at a range
of income levels.
BAHT, CPC, FT, SB,
TA & HC After #8 #7
#10
Explore local property tax incentives for the creation of
affordable housing, such as offering a reduction of property
taxes to an owner renting an affordable unit.
SB
TA
Finance
Assessor
HC
BAHT
TBD #8
#11 Develop criteria for assessing a property’s suitability for the
creation of affordable and attainable housing.
Planning
HC
BAHT
Building
Health
Cons
Comm,
Open Space
TA, SB
First #15 ✓
#12
Inventory existing Town-owned land using the criteria
developed to determine suitability for housing; develop and
issue an RFP for the development of affordable and attainable
housing on properties identified as suitable for housing
development.
Planning
HC
TA
BAHT
Cons Comm
Assessor
SB
Open Space
After #11 #15 ✓
#13
If deemed necessary based upon the findings of the Town-
owned land inventory, develop and issue an RFP for the
acquisition of privately held land for the creation of affordable
and attainable housing.
BAHT
TA
HC
Planning
SB After #12 -- ✓
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Table 24. Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Education & Advocacy
#14 Develop a collaborative housing education plan that connects
to the Town’s Local Comprehensive Plan (LCP).
BAHT
BHP
HC
Vision
BHA
COA
Early
(In process) #13 & #16
#15
Continue to ensure regular participation by staff and members
of Town bodies in available trainings on housing-related issues
including fair housing, local and regional housing needs,
comprehensive permit administration, and other relevant
topics.
HC
BAHT
BHP
Planning
CPC
ZBA
SB
Finance
Ongoing #13
Local Policy & Planning Strategies
#16 Continue to make good use of 40B, including the Local Initiative
Program (LIP), as a vehicle for creating affordable housing.
BHP
BAHT
HC, TA
SB
ZBA
CPC
Ongoing
(Brewster
Woods,
Habitat)
#14 ✓
#17
Encourage public/private partnerships to facilitate the
collaborative production of affordable housing to meet a range
of community needs.
BAHT
BHP
HC
TA
SB
Planning
CPC
TBD -- ✓
#18
Continue to monitor the impacts of short-term rentals on the
availability of year-round rental units; review and consider
changes to local policies accordingly.
SB
Finance
TA
BAHT
HC Ongoing --
#19
Increase housing staff capacity to ensure continued and
consistent collaboration with the Building, Conservation,
Health, and Planning Departments.
TA
Finance
HC
Interdepartmental:
Building
Planning
TBD #12
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Table 24. Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Community Resources & Local Support
#20
Continue the CDBG-funded housing rehabilitation program to
enable income-eligible homeowners to make critical home
repairs.
HC
TA
Finance
Building
SB Ongoing --
#21 Evaluate current CPC-funded housing initiatives and consider
adjusting to meet current needs.
BAHT
CPC, SB
HC
BHP
Early/
Ongoing
(Discussed)
--
#22
Explore other opportunities for direct support for eligible
households, including partnerships with local non-profits and
housing assistance providers.
HC
BHP
BAHT
COA
CPC
BHA
TBD --
Notations:
BAHT- Brewster Affordable Housing Trust FT- Finance Team
BHA- Brewster Housing Authority HC- Housing Coordinator
BHP- Brewster Housing Partnership SB- Select Board
COA- Council on Aging TA- Town Administration
CPC- Community Preservation Committee ZBA- Zoning Board of Appeals
Cons Comm- Conservation Committee
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STRATEGIES EXPLAINED
Regulatory Reform
STRATEGY 1. Reevaluate the existing ADU and ACDU bylaws and other references to accessory
apartments; explore amendments to streamline these provisions and improve their efficacy. The Town’s
current ADU bylaw (Section 179-42.2) allows homeowners in the Town’s residential districts to add
an accessory dwelling unit (ADU) by right on lots over 30,000 square feet, and by special permit on
smaller lots, lots within the C-H or V-B districts, or within certain water protection areas.55
Additionally, the ACDU bylaw (Section 179-42.3) allows property owners to add an accessory
dwelling unit to a commercial property by special permit in the C-H and V-B zoning districts. Prior
to the addition of this bylaw in 2018, Brewster’s zoning allowed affordable accessory dwelling and
commercial dwelling units (AADUs and AACDUs) that had to meet the bylaw’s definition of
“affordable housing,” making it very difficult for homeowners to create such a unit. This 2018 bylaw
amendment also removed a provision in Section 179, Table 2 (Area Regulations), Footnote 13 that
required “accessory apartments” allowed by special permit to be rented to immediate family members
or healthcare professionals providing service to the family members.
While these amendments have made it easier for homeowners to create ADUs, the Town should
reexamine the current bylaw and consider whether some current provisions limiting its use could be
removed. As an example, the current bylaw requires that an ADU not be more than 40 percent of the
primary residence or 900 square feet, whichever is smaller. This 40 percent limit may preclude owners
of smaller homes from creating an ADU. Other Lower Cape communities either do not have a
percentage limitation (only a square footage cap) or have a 50 percent limit, which is in line with the
Cape Cod Commission’s model ADU bylaw.56 Lastly, keeping the special permit provision for
“accessory apartments” as a footnote in the zoning bylaw’s Area Regulations may make the process
confusing to homeowners, particularly because this provision does not include the 40 percent limit
and allows a different maximum unit size of 600 square feet. The Town may wish to consolidate any
references in the bylaw to accessory residential units to avoid duplication or confusion.
STRATEGY 2. Amend zoning to clearly allow mixed uses that include housing in business-zoned areas.
While Brewster has a limited supply of mixed-use properties that include some balance of residential
and commercial uses, the Town does not have a mixed use bylaw that explicitly defines and allows
commercial/residential mixed use in specific zoning districts.57 More clearly allowing mixed use in
the C-H or V-B districts and building it into the Use Regulations and Area Regulations as a distinct
55 Sections 179-42.2, Paragraph B: “An ADU may be located within a Zone II (Zone of Contribution to a Public Drinking Water
Well), in the watershed of the Herring River, or the watershed to Pleasant Bay, subject to approval of a Special Permit by the
Zoning Board of Appeals. All ADUs within these areas shall be required to install advanced nitrogen treatment septic systems, if
deemed necessary.”
56 Cape Cod Commission, “Inventory of Accessory Dwelling Unit Provisions by Town.” Updated November 2021. Available at:
https://www.capecodcommission.org/resource-
library/file/?url=/dept/commission/team/Website_Resources/housing/ADU_Table_Nov2021.pdf
57 Outside of an existing reference in the underutilized Planned Residential Development provision
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use could provide an avenue for creating much-needed additional rental units. While the ACDU
bylaw allows the creation of an accessory dwelling unit within or adjacent to a commercial building,
it only does so as an accessory use and within the area requirements for commercial buildings
currently defined under Table 2, Area Regulations. Creating a “mixed use” designation as a use
category would allow the Town to consider specific area regulations suitable for mixed use, and could
potentially also allow “top of the shop” housing units that are not accessory to the commercial use
below it, but could be divided from the commercial space below and owned separately.
STRATEGY 3. Reevaluate the existing multifamily dwelling bylaw (Section 179-34) and consider changes
and other regulatory measures to facilitate multi-unit residential development. As described in the
Barriers Analysis of this plan, the Town’s current multifamily dwelling bylaw has density and lot size
requirements that are unlikely to result in multi-unit residential development, demonstrated by the
fact that this portion of the bylaw has not been exercised.58 In addition, “multifamily dwellings”
(defined in the bylaw as a building containing three or more dwelling units) are only allowed by in
the C-H district by special permit. The Town could consider revisiting the current density and lot size
requirements for Section 179-34, as well as expanding the locations where such development is
allowed.
The Town could also consider developing residential design standards for multi-unit housing. Design
standards have the benefit of addressing concerns that come from poor design rather than density
itself, as visual compatibility with a neighborhood is often cited as an important consideration for
residential development. This action aligns with the Cape Cod Commission’s current work
developing a Regional Housing Strategy, which is anticipated to include the development of
residential design guidelines to “create more diversity in housing options and types . . . in forms that
still complement and fit in with the character of the region.”59
STRATEGY 4. Explore measures to require or encourage the inclusion of affordable units in residential
developments over a certain number of units. Such measures can include the adoption of an
Inclusionary Zoning (IZ) bylaw, which requires the provision a minimum percentage of affordable
units in residential developments over a specified size. Adopting an IZ bylaw may be particularly
important if the Town moves to implement the previous recommendation to amend the multifamily
dwelling bylaw, which could spur the production of such units; by establishing an IZ bylaw, the Town
can ensure that multi-unit residential development occurring under a revised Section 179-34 — or any
other residential development over a certain size — would include affordable units. As part of this
review, the Town could also explore whether a new IZ bylaw should include a provision for
“payments in lieu of units” (PILUs), whereby developers can pay an established fee to the Affordable
Housing Trust in lieu of providing the required number of affordable units.
58 There is one large multi-unit development within the C-H district (King’s Landing) and one property assessed as a smaller
apartment building; both of these multi-unit properties were built prior to the adoption of the Town’s Zoning Bylaw in 1979.
59 Cape Cod Commission, “Regional Housing Strategy Housing Work One Pager,” May 2022 Draft. (Project elements subject to
change.)
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Alternatively (or in addition to IZ), the Town could enrich the underutilized Major Residential
Development (Section 139-35.2) or Planned Residential Development (Section 179-36) bylaws to
encourage the inclusion of affordable units, as suggested in the 2017 HPP. The Town could also
activate the “reserved” Affordable Multifamily Dwelling Units bylaw (Section 179-42.1[C][3]), which
the Use Regulations table indicates would be allowed by right (as opposed to special permit) in the C-
H district. However, as pointed out in the 2017 HPP, this should also involve revisiting the limitation
on number of bedrooms in the definition of “Affordable Multifamily Dwelling Units (AMDU)” in
Section 179-2 to eliminate potential fair housing conflicts. Additionally, reference to immediate family
should be removed from the definition of “Affordable Housing" in Section 179-2 to avoid confusion
about the intent of the bylaw.
STRATEGY 5. Allow and incentivize the adaptive reuse of existing buildings for the creation of affordable
and mixed income housing. In 2020, the Zoning Board of Appeals granted Elevation Financial a use
variance to develop the former Wingate Rehabilitation Center into housing. While this successful
public-private partnership will lead to the creation of 132 units of 55+ housing (27 units of which are
affordable), the legal mechanism by which this was accomplished is difficult to replicate.
Massachusetts law outlines the specific findings a ZBA must make to grant a variance, and generally
it is challenging to meet these requirements. Instead, the Town could explore allowing conversion of
existing structures to residential uses by special permit or incentivizing adaptive reuse of existing
structures to facilitate housing production.
STRATEGY 6. Utilizing the findings of the ongoing Integrated Water Resource Management Plan, continue
to identify appropriate wastewater treatment systems to enable the creation of denser housing
development that can support the inclusion of affordable units. The Town is currently in Phase III of its
Integrated Water Resource Management Plan, or IWRMP, a long-term project to develop an integrated
approach for the protection and restoration of the Town’s waters. This phase of the project will address
water resources planning, including an evaluation of wastewater management alternatives and bylaw
updates to implement the stormwater management recommendations of Phase II. The findings of this
project will help inform solutions that may enable the provision of denser development alongside
protection of the environment.
Funding & Assets
STRATEGY 7. Continue to work with nearby communities on the Cape by pooling CPA funds and other
resources to construct affordable housing in suitable locations throughout the region and meet regional
housing needs. Section 5(b)(1) of the Community Preservation Act legislation reads: “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.” (Emphasis added.) Recognizing that addressing regional housing creation benefits all
area communities, Brewster has contributed CPA funds toward several regional housing initiatives in
recent years, including funding for homes for adults with autism in Orleans (Cape Cod Village, 2016)
and Dennis (FORWARD, 2019), a veterans’ home in Dennis (for CIVOC, 2021), and most recently
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toward Pennrose in Orleans, a redevelopment project that will provide sixty-two rental units. The
developer is proposing 65 percent local preference and 10 percent regional preference, the breakdown
approved by DHCD for the Village at Nauset Green in Eastham. Based on DHCD local preference
definitions, applicants who work in Orleans, for the Town of Orleans, or whose children attend the
Nauset Regional Middle or High School, are considered part of the local preference pool even if they
do not live in Orleans.
STRATEGY 8. Develop a five-year financial plan for the Brewster Affordable Housing Trust and determine
whether additional funding streams should be explored. Both the Select Board and Affordable Housing
Trust identify this as a key priority; the Select Board’s FY2022-2023 Strategic Plan includes Goal H-1
to “Identify Affordable Housing Trust operating/capital needs and develop funding plan,” and the
Affordable Housing Trust’s Key Priorities for 2022 include developing a “5-Year Financial Plan for the
Trust.”
STRATEGY 9. Based upon the BAHT five-year financial plan, explore other funding opportunities to
support housing initiatives at a range of income levels. Depending on the needs identified through the
BAHT’s financial plan, the Town can also look at creative ways to increase funding for housing
initiatives. As an example, the BAHT could establish a “Housing Opportunity Fund” and regularly
apply for CPA funds to build and replenish this resource annually. While Brewster has made excellent
use of CPA funds for housing initiatives, having more substantial funds available would enable the
BAHT to act quickly on property acquisition opportunities that may arise. The BAHT would still have
to apply to annually for such funds, but once these CPA funds were awarded to the Trust, they would
not need to be reappropriated at Town Meeting for a specific purpose. The Town of Hingham follows
this practice and has for several years, with their AHT stating in their 2021 CPA application, “Often
unknown opportunities to create new affordable housing units arise and require immediate
responses…. Replenishing the ‘opportunity fund’ will allow the Trust to respond quickly to those
opportunities…” The Town could also work to raise resident awareness that the BAHT can receive
tax-deductible gifts in the form of “real property, personal property or money, by gift, grant,
contribution, devise or transfer from any person, firm, corporation or other public or private
entity…“60 Strategy 14 discusses developing a collaborative housing education plan, which could
include a “fundraising” component that explains how residents can make such tax-deductible gifts to
the BAHT, sets fundraising goals, describes how funds and other gifts will be used, and so forth.
The Town can look to support the mission of the BAHT and the income levels it is intended to serve
(up to 110 percent AMI), as well as potentially funding housing initiatives beyond this level. While the
primary purpose of a Housing Production Plan is to increase the share of SHI-eligible units within a
community and work toward the state’s 10 percent minimum goal, there are also substantial housing
needs outside of these income levels because the supply of housing — particularly rental housing —
does not meet the demand. Provincetown addressed this need by passing of a home rule petition to
establish its Year-Round Market Rate Rental Housing Trust to “create and preserve year-round rental
60 MGL c. 44A, § 55C: Municipal Affordable Housing Trust
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units in the town of Provincetown including, but not limited to, market rate units for the benefit of
residents of the Town.” The Legislature approved the Town’s home rule petition, and the Trust was
officially established in 2016. Chatham has recently taken a similar step, approving three home rule
petitions in 2021 relating to funding the creation of housing for households earning up to 200 percent
of the area median income. One such measure was the local approval of a real estate transfer tax of 0.5
percent on the sale of homes over $2,000,000, paid by the purchaser, with proceeds going into a
“Housing Fund” that would have more leeway than the CPC or AHT in terms of income levels served.
In 2021, several other Massachusetts communities approved the submission of home rule petitions
relating to real estate transfer fees to the Legislature, although all of these petitions are pending at the
state level.
Because Brewster’s housing needs at lower income levels are the greatest as demonstrated by the
Needs Assessment, the Town should take care not to propose diverting existing funding sources away
from these needs and instead may wish to consider new funding solutions for income levels over 80
percent.
STRATEGY 10. Explore local property tax incentives for the creation of affordable housing, such as offering
a reduction of property taxes to an owner renting an affordable unit. By offering to reduce property taxes
for property owners that voluntarily participate in meeting the Town’s affordable housing needs,
Brewster can convert existing units to affordability fairly quickly and easily. Provincetown has had
affordable housing property tax exemptions of this type on the books for years. The law, passed in
2002, makes residential properties occupied by low-income households exempt from taxes. If only
some of a parcel is occupied by an eligible household, taxes are reduced proportionally to the
percentage of the square footage of the structure occupied by that household. Unlike many other
strategies in this section, a Provincetown-style tax incentive would not necessarily involve any formal
deed restrictions, meaning that affordable units created under such a law would not count towards
Brewster’s Subsidized Housing Inventory, but still can address important local needs. In addition,
such a measure would require Town Meeting approval to submit a home rule petition to the
Legislature.
Another way for a town to utilize property taxes to incentivize affordable housing development is
through tax increment financing (TIF). This approach targets new development by allowing a
property owner to waive or reduce property taxes for a set period, which can then be phased back in
gradually, in exchange for including some number of affordable units. TIFs require the establishment
of TIF-designated area approved by the Economic Assistance Coordinating Council, which essentially
requires that the area present “exceptional opportunities for economic development.” Such a measure
may be dependent on the direction of the Vision Planning process with regards to establishing a true
the Town Center or Town Centers.
STRATEGY 11. Develop criteria for assessing a property’s suitability for the creation of affordable and
attainable housing. Once developed, such criteria can be used in a variety of ways – as part of an RFP
for acquiring land for housing; to assess Chapter 61 properties being considered for acquisition; or for
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evaluating current Town-owned properties or privately held properties of particular interest for their
potential to create housing. Massachusetts Housing Partnership has developed a list of considerations
for determining the feasibility of land for housing development, and the Cape Cod Commission is
also planning to develop criteria to screen parcels for housing development suitability as part of their
current Regional Housing Suitability Analysis project. The Town may wish to build upon these
resources or create its own unique criteria to support the next two strategies of this plan.
STRATEGY 12. Inventory existing Town-owned land using the criteria developed to determine suitability
for housing; develop and issue an RFP for the development of affordable and attainable housing on
properties identified as suitable for housing development. This process was recently undertaken on a
16+ acre of Town-owned land off Millstone Road that was previously landlocked until the Town used
CPA funds in 2018 to acquire an access parcel. The Town then undertook a community engagement
process to determine criteria that would ultimately inform the development of an RFP to develop
housing on the site. This RFP was issued in 2021 and the Town has since accepted a proposal to
develop forty-five units of rental housing in twelve buildings through the comprehensive permit
process. The Town could undertake a similar process for other Town-owned properties deemed
suitable for housing, or use the findings of the Millstone Road community engagement process as a
starting point for RFP criteria for other parcels.
With the recent acquisition of the two Sea Camps properties (the 66-acre Pond Parcel extending to
Long Pond and the 55-acre Bay Parcel extending from Route 6A to Cape Cod Bay), Brewster has a
unique opportunity to consider the use of Town-owned properties for the creation of a substantial
amount of housing. In particular, the Bay Parcel has existing structures that could be explored for
housing, as does the adjacent Town-owned Spruce Hill property, which was acquired by the Town in
1985 and is managed by the Brewster Conservation Commission. The Spruce Hill property has one
unoccupied home on it, built in 1890 and previously leased by the Brewster Historical Society. In
addition, the Brewster School Committee is currently considering whether to consolidate the Town’s
two elementary schools. Two of the three options outlined in the Town’s recently completed
Elementary Schools Master Plan propose closing one of the two schools and having all elementary
students (grades PK-5) in one building.61 Should the Brewster School Committee decide to move
forward with one of these consolidation options, the vacant school building could be considered for
housing.
Of these Town-owned properties, the two Sea Camps parcels present the most currently viable option
for the creation of affordable housing, as the Town Meeting warrant articles for their acquisition
specified community housing as a potential use. The Town is beginning parallel planning processes
for both Sea Camps parcels and will continue to consider the creation of community housing through
the comprehensive permit process for both municipally-owned sites.
61 Town of Brewster, Elementary Schools Master Plan. Prepared by Habeeb & Associates Architects for the Town of Brewster,
December 31, 2021.
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STRATEGY 13. If deemed necessary based upon the findings of the Town-owned land inventory, develop
and issue an RFP for the acquisition of privately held land for the creation of affordable and attainable
housing. The Town of Nantucket developed a standard RFP for the acquisition of land for housing and
reissues the RFP at regular intervals. Brewster could follow a similar strategy if the inventory of
currently held Town-owned land reveals a lack of properties currently available to the Town for the
creation of affordable housing. The Town could also expand its analysis of site suitability to include
privately held property and maintain dialogue with property owners so that both parties are prepared
to act in the event that a desirable property that meets the criteria described in Strategy 15 becomes
available.
Education & Advocacy
STRATEGY 14. Develop a collaborative housing education plan that connects to the Town’s Local
Comprehensive Plan. Building upon Brewster’s 2018 Vision Plan, the Town is currently developing a
Local Comprehensive Plan following the guidelines of the Cape Cod Commission. The Vision
Planning Committee has centered their work around ten building blocks – Local Economy, Housing,
Water Resources, Open Space, Governance, Community Infrastructure, Coastal Management, Climate
Mitigation, Community Character, and Solid Waste Management. While housing has its own building
block, housing needs and solutions relate to all of the LCP’s core elements. Tying the Town’s housing
program and related educational initiatives to the Town’s LCP ensures continuity of planning efforts
and can build community awareness of the connection between housing and many other local and
regional concerns.
As part of this education plan, the Town can consider hosting an annual Housing Forum and inviting
regional partners to cohost or collaborating and co-sponsoring existing regional opportunities. The
BAHT has included hosting an annual forum (at minimum) as a priority initiative for FY2022-2023, in
addition to holding or participating in other community housing educational initiatives. At the local
level, the BAHT could partner with the Brewster Housing Partnership and Brewster Housing
Authority to co-sponsor such an effort, which could be further enriched by inviting regional partners
or representation from other Lower Cape towns.
STRATEGY 15. Continue to ensure regular participation by staff and members of Town bodies in available
trainings on housing-related issues including fair housing, local and regional housing needs, comprehensive
permit administration, and other relevant topics. Since 2018, CPC funds have helped fund the Cape
Housing Institute, a training program for local officials and interested residents in support of the
creation of more year-round housing in Brewster and the Lower Cape. Over seventy-five Town staff
and residents have participated in this and other educational trainings and workshops since the 2017
HPP. The Town should continue to encourage this commendable level of involvement, both among
staff and Brewster residents.
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Local Policy & Planning
STRATEGY 16. Continue to make good use of Chapter 40B, including the Local Initiative Program (LIP), as
a vehicle for creating affordable housing. As shown in Appendix C, “Brewster 40B and Affordable
Housing Table,” Brewster has a strong track record of using 40B as a tool to create both affordable
ownership and rental opportunities in partnership with developers. Habitat for Humanity’s Red Top
Road project, permitted in 2021 as a LIP project, will create two affordable ownership units and
provides the most recent example of Brewster’s success using 40B in a cooperative manner. The Local
Initiative Program, or LIP, is often referred to as the “Friendly 40B” process because the municipality
and developer submit a joint application to DHCD. If the LIP application is approved, DHCD issues
a project eligibility letter so that the developer can apply for a Comprehensive Permit application with
the Zoning Board of Appeals. Thus, going through the LIP process ensures that the Town is involved
in shaping project plans before a developer applies for a Comprehensive Permit. As described in
Strategy 12, the Town recently accepted a proposal to develop forty-five units of affordable rental
housing on a Town-owned parcel on Millstone Road through the “Friendly 40B” process and will also
consider this option as part of the planning processes for two recently-acquired Sea Camps properties.
Nonconforming lots also present an opportunity to make good use of the LIP process. The Town could
educate owners of lots otherwise unbuildable under zoning about the possibility of partnering with
mission-based organizations like Habitat for Humanity or Housing Assistance Corporation of Cape
Cod to develop affordable housing through the LIP comprehensive permit process. Assessor’s records
indicate that there are over 300 parcels considered “undevelopable residential land.” Typically, this
designation is used for parcels that do not meet lot size or frontage requirements as opposed to
indicating an environmental constraint. These parcels appear to be scattered throughout Town with
varying degrees of access from roadways. If staff capacity allows, the Town could inventory these lots
and assess their suitability for housing depending on their degree of nonconformity, neighborhood
context, environmental concerns, and other considerations.
STRATEGY 17. Encourage public/private partnerships to facilitate the collaborative production of
affordable housing to meet a range of community needs. The business community in the Lower Cape
clearly recognizes the need for affordable housing to sustain the local economy and has a vested
interest in partnering with Towns to find solutions. As a somewhat recent example, in 2017 the
Planning Board granted a special permit to Ocean Edge, allowing the company to develop fourteen
modular homes to house 84 seasonal workers.62 While housing for seasonal workers may not directly
relate to the housing needs of year-round households at face value, providing for seasonal housing
can ease the already-challenging competition for limited rental units and addresses an important
community need nonetheless. More recently, the Zoning Board of Appeals granted Elevation
Financial a use variance in 2020 to develop the former Wingate Rehabilitation Center into Serenity
Apartments at Brewster, a successful public-private partnership that will lead to the creation of 132
units (27 affordable) of 55+ housing.
62 Donna Tunney, “Brewster OKs workforce housing at Ocean Edge,” Wicked Local, October 5, 2017. Available at:
https://www.wickedlocal.com/story/cape-codder/2017/10/06/brewster-oks-workforce-housing-at/64884570007/
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Nonprofit Community Land Trusts (CLTs) are another example of public/private partnerships that
have created affordable homeownership opportunities in other communities. A community land trust
is a strategy pioneered in urban areas experiencing gentrification that attempts to address the problem
of rapidly growing real estate values pricing existing residents out of their own community. Brewster
is experiencing a similar problem related to the seasonal housing market, where housing units
previously available to residents are purchased by relatively wealthy out-of-towners to serve as
vacation homes. A CLT purchases parcels of land and holds them in perpetuity rather than allowing
them to enter the commercial real estate market. CLT housing differs from most town-facilitated
development in that the Trust retains ownership of the land while selling the houses. Because
homeowners are not buying land, merely leasing it (usually for a long period such as ninety-nine
years), the cost of land is removed from the price of the home, resulting in much more affordable
housing than could otherwise be expected. CLT homeowners may even sell their homes for a profit,
allowing their property to function as an investment like any other, albeit at a lower rate of return as
most Trusts limit the amount that their homes may be sold for to keep them affordable. As a nearby
example, the Island Housing Trust in Martha’s Vineyard has created over 60 homeownership
opportunities for income-eligible households.63
STRATEGY 18. Continue to monitor the impacts of short-term rentals on the availability of year-round
rental units; review and consider changes to local policies accordingly. As described in the Needs
Assessment, the increase in short-term rentals and seasonal homes appears to have had a negative
impact on the Town’s already-limited supply of year-round rental units. The degree of this impact is
currently based on estimates rather than actual counts and will become clearer with the full release of
the 2020 Census — although much has changed even in the last two years. Because of the lack of
current data and the uniqueness of the Cape’s housing situation, the Town should consider strategies
to monitor whether a home is used a primary or secondary residence or as a short-term rental unit.
Having a closer handle on these trends will allow the Town to carefully observe changing trends and
their impacts and adjust Town policies if needed.
STRATEGY 19. Increase housing staff capacity to ensure continued and consistent collaboration with the
Building, Conservation, Health, and Planning Departments. The 2017 HPP recommended hiring a
Housing Coordinator to facilitate the implementation of the plan, an action quickly undertaken by the
Town in 2017 with Town Meeting approval of the use of CPA funds to support this position. Initially,
this position was approved for nineteen hours a week but increased to twenty-five hours in 2020 and
most recently was approved in 2022 for thirty hours per week due to the increased number of housing
initiatives and support services. This HPP includes more strategies than the 2017 plan, and
implementing such a robust housing program requires time and a central “point person” to oversee
the Town’s housing program in coordination with other Town departments.
63 Island Housing Trust, “Affordable Homes and Rentals.” Available at: https://www.ihtmv.org/affordable-homes-rentals/
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Additionally, the Town should explore expanding the Town Administration’s budget to fund this
position rather than doing so through annual application to the CPC. Not only would this free CPA
funds for additional housing projects, but funding the position through the Annual Budget reinforces
the Town’s commitment to maintaining this important position, implementing this Housing
Production Plan, and serving residents with housing needs.
Community Resources & Local Support
STRATEGY 20. Continue the CDBG-funded housing rehabilitation program to enable income-eligible
homeowners to make critical home repairs. Brewster is entering its second year of a $1.3 million-dollar
regional Community Development Block Grant (CDBG) for housing rehabilitation and childcare. The
funds aid eligible low to moderate income residents, earning up to 80 percent of the area median
income. The housing rehabilitation funds can provide a forgivable deferred 0.0 percent interest loan
up to $40,000 to make critical home repairs. The BAHT has identified examining the reach of this
program and considering whether the Trust needs to supplement the program as a current priority
initiative.
STRATEGY 21. Evaluate current CPC-funded housing initiatives and consider adjusting to meet current
needs. With the support of CPA funds, the Town currently provides up to $30,000 of grant assistance
for eligible buyers purchasing a home in Brewster. This homebuyer grant program is contingent on
existing funds and is available to households qualifying at 80 percent of area median income who
agree to place a permanent affordable housing deed restriction on the home. The Town could
reevaluate this program and consider adjustments to meet current needs, an effort in line with the
BAHT’s current priority initiative to determine the future of this program.64 Additionally, the Town
offers a Rental Assistance Program, managed by the Housing Assistance Corporation and supported
with CPA funds. Like the homebuyer grant program, this rental assistance program could also be
reevaluated to consider adjustments that could better meet current needs.
STRATEGY 22. Explore other opportunities for direct support for eligible households, including
partnerships with local non-profits and housing assistance providers. Housing Assistance Corporation
and Community Development Partnership both offer a variety of programs for households, including
homebuyer education programs, Rental Assistance for Families in Transition (RAFT), and foreclosure
prevention. In addition, the BAHT’s current priority initiatives suggest revisiting the feasibility of a
“rent-to-own” program; housing authorities that participate in the Homeownership Voucher Program
can use an eligible participant’s Housing Choice Voucher (HCV) — typically used for rental assistance
— to pay for monthly homeownership expenses. The Brewster Housing Authority could also consider
developing what HUD refers to as a “Family Self-Sufficiency (FSS) Program”. As the income of an
individual holding a Section 8 rental voucher increases, their portion of rent is increased due to
program rules. A FSS program takes this difference between the new increased rent and the old rent
and places it into an escrow account that the individual can access upon graduating from the program.
64 Brewster Affordable Housing Trust, “Housing Trust Priority Initiatives for FY 2022-23.” Available at:
https://www.brewster-ma.gov/files/affordableht22.pdf
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These accumulated funds can help mitigate the costs associated with moving into a new home. Lastly,
the Town can collaborate with energy service providers and nonprofits such as Housing Assistance
Corporation to ensure that Brewster households are taking full advantage of available efficiency
incentives, fuel assistance programs, weatherization services, and other opportunities for reducing
utility costs.
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Appendices
Summary of Appendices
• Appendix A. Summary of Published Rental Listings from May 2018-2022
• Appendix B. Income Levels and Household Examples, FY2020
• Appendix C. Brewster Comprehensive Permit Projects (40B) Approved Since 2003 &
Additional Reference Information
• Appendix D. Numerical Goal Methodology
• Appendix E. Community Engagement Summary
• Appendix F. Glossary of Housing Terms
86
Rent Size Beds Baths Bldg Type Listing Month Listing Year
$1,975 1,400 ft²4 bed 2ba House April 2018
$270 2 bed 1ba Apartment May 2018
$1,750 1,200 ft²3 bed 2ba House June 2018
$7,500 1,100 ft²2 bed 2ba House June 2018
$1,900 3 bed 2ba House August 2018
$1,050 1,100 ft²2 bed 1ba House August 2018
$2,000 1,688 ft²3 bed 2ba House September 2018
$900 900 ft²3 bed 1ba House September 2018
$1,025 studio 1ba Condo October 2018
$1,500 768 ft²2 bed 1ba House January 2019
$1,200 1 bed 1ba Apartment February 2019
$1,500 2,000 ft²4 bed 3ba House May 2019
$2,200 1,300 ft²2 bed 1ba Apartment May 2019
$1,950 1,040 ft²2 bed 1.5ba House May 2019
$2,200 1,500 ft²3 bed 2.5ba House July 2019
$2,600 2,200 ft²4 bed 2.5ba House September 2019
$1,250 1,000 ft²2 bed 2ba Condo September 2019
$1,500 1 bed 1ba Apartment September 2019
$1,175 3 bed 2ba House October 2019
$1,750 800 ft²2 bed 1ba Apartment November 2019
$2,200 1,560 ft²3 bed 2ba House December 2019
$2,400 1,446 ft²3 bed 2ba House December 2019
$1,500 800 ft²2 bed 1ba Cottage/Cabin December 2019
$1,400 579 ft²1 bed 1ba Apartment January 2020
$1,950 3 bed 2ba House March 2020
$1,100 300 ft²studio 1ba Apartment March 2020
$1,800 3 bed 1ba Apartment May 2020
$2,400 2 bed 1ba Apartment May 2020
$1,100 600 ft²1 bed 1ba Condo May 2020
$1,100 1,196 ft²3 bed 2ba Apartment July 2020
$1,500 2,373 ft²3 bed 2ba House July 2020
$1,000 1 bed 1ba Apartment July 2020
$900 1 bed 1ba Apartment August 2020
$3,000 2,100 ft² 4 bed 2.5ba House November 2020
$1,800 424 ft²1 bed 1ba Apartment April 2021
$1,800 424 ft²1 bed 1ba Apartment May 2021
$1,700 579 ft²1 bed 1ba Apartment May 2021
$1,450 4 bed 3ba House June 2021
$1,200 600 ft²1 bed 1ba Condo June 2021
$665 1 bed 1ba Apartment July 2021
$2,000 2,000 ft 4 bed 2ba House August 2021
$3,000 2,400 ft²3 bed 3ba House September 2021
$2,300 1,592 ft²2 bed 2ba House October 2021
$1,500 424 ft²1 bed 1ba House October 2021
$1,416 400 ft²studio 1ba Apartment October 2021
$2,000 1,021 ft²2 bed 2ba Apartment November 2021
$1,100 1 bed 1ba Apartment November 2021
$2,000 2,712 ft²4 bed 3.5ba House December 2021
$900 2 bed 1ba Apartment May 2022
APPENDIX A
Summary of Published Rental Listings from May 2018-May 2022 Source:
Rentometer, May 26, 2022
87
Income Levels and Household Examples, 2020
FY 2020
Income Limits
Household Size Household Examples
1 2 3 4 5 6 (2 examples per category)
Extremely Low
Income (Up to
30% HAMFI)
$ 20,300 $ 23,200 $ 26,100 $ 29,000 $ 31,350 $ 35,160
•A florist ($23,608) with 2 children
•An office supply store worker ($21,320)
with 1 child
Very Low
Income
(Up to 50%
HAMFI)
$ 33,850 $ 38,650 $ 43,500 $ 48,300 $ 52,200 $ 56,050
•A single home health aide ($28,340 )
•A social worker ($43,368 ) and stay-at-home
parent with 1 child
Low
Income
(Up to 80%
HAMFI)
$ 54,150 $ 61,850 $ 69,600 $ 77,300 $ 83,500 $ 89,700
•An auto repair technician ($33,488) and
restaurant server ($28,236)
•An architectural assistant ($56,472) and
retail worker ($26,936) with 3 children
Moderate
Income
(Up to 100%
HAMFI)
$ 67,688 $ 77,313 $ 87,000 $ 96,625 $ 104,375 $ 112,125
•A construction worker ($62,140) and
masonry contractor ($31,460) with 2
children
•A plumber ($66,092) and personal care
assistant ($16,484) with 1 child
Upper
Moderate
Income
(Up to 120%
HAMFI)
$ 81,225 $ 92,775 $ 104,400 $ 115,950 $ 125,250 $ 134,550
•Computer systems designer ($124,488 ) and
a stay-at-home parent with 3 children
•A single dental hygienist ($71,968)
Sources: HUD FY 2020 Income Limits; 2020 Labor Market Information, Employment and Wages (ES-202)
APPENDIX B
Note that this table uses FY2020 income limits instead of FY2022 because 2020 is the most current year available for the corresponding Employment and Wages information.
Income Levels and Household Examples
88
Brewster Comprehensive Permit Projects (40B)
Approved Since 2003 & Additional Reference Information
Tables provided by the Brewster Housing Office.
TOWN SUPPORTED DEVELOPMENTS (LAND OR CPA FUNDING)
Date Name Land Size Units Bedrooms % Affordable Funding Additional
2021 Habitat for Humanity
26 Red Top Road
1.34 acres
total
2 new homes (&
original home)
New: 6
bedrooms
New: 100% Land donation,
$100,000 CPA
Comp Permit approved
2021.
2017 Brewster Woods
Brewster Housing
Authority (BHA)
5.82 acres 30 rental
2 buildings
5 units/acre
55
1, 2 & 3
Bedrooms
9.5 beds /acre
100%
Up to 60% AMI
$550,000 CPA
BHA Land Lease
70% open space,
12% buildings,
18% pavement/ parking.
1 unit for manager
or maintenance.
2016 Habitat for Humanity
Paul Hush Way
13.92 acres 14 homes
6- Phase 1
8- Phase 2
1 unit/acre
39
2.8 beds /acre
100%
Up to 65% AMI
$600,000 & $247,000
CPA land 2013 &
2014. & 2016 CPA
$350,000. &
$200,000 in 2018
2007 Habitat for Humanity
James Burr Road
1.06 acre
&
3.4 acres
0pen space
4 homes
4 units/acre
or
1 unit/acre
12
11.3 beds/ acre
or
2.7 beds/ acre
100%
Up to 65% AMI
Town gave land
$95,000 CPA funds
$80,000 HOME funds
Homes clustered on
1 acre; 3.4 acres open
space in perpetuity.
Additional town
owned conservation
land across Slough Rd.
2003 Wells Court
(BHA)
3 acres 24 rental
Seniors,
1 building
8 units/acre
24
(1 bedroom)
8 beds/acre
100%
Up to 50%AMI
Land provided by BHA CPA not in existence in
2003, thus no funding.
APPENDIX C
89
NON-TOWN SUPPORTED 40B DEVELOPMENTS (NO TOWN FUNDING)
Date Name Land Size Units Bedrooms % Affordable Funding Additional
2014 Cape View/
Brewster Landing/
Sachemus Trail
9.43 acres 28 homes,
7 affordable
3 units/acre
76
8.1 beds/acre
25%
Up to 80% AMI
----
2014 White Rock Commons 3.64 acres 12 homes,
3 affordable
3 units/acre
36 bedrooms
9.9 beds/acre
25%
Up to 80% AMI
----
ADDITIONAL INFORMATION FOR SHI RENTAL PROPERTIES
Date Name Land Size Units Bedrooms % Affordable Funding Additional
1973 Kings Landing 14.4 acres 108 rental
10 buildings &
community center
7.5 units/acre
210 bedrooms
26- 1 bed, 66- 2,
12-3 & 4-4
14.5 beds/acre
100%
Up to 80% AMI
Mixed funding
sources. LIHTC,
Project based
vouchers
POAH
1990 BHA
Frederick Court
10.26 acres 32 rental
Townhomes
3.1 units/acre
32 bedrooms
3.1 beds/acre
100%
Up to 80% AMI
State 667 Elderly & Disabled
1989 BHA
Huckleberry Lane
6.55 acres 24 rental
12 duplexes
3.7 units/acre
57 bedrooms
(9-3 & 15- 2bed)
8.7 beds/acre
100%
Up to 80% AMI
State 705 Family
2000 Eagle Point, Inc. .53 acre 3 rental
Single home
5.6 units/acre
4 beds
7.5 beds/acre
On SHI ----Latham Center, SHI extended
to 2040.
ADDITIONAL SHI HOME OWNERSHIP
Date Name Land Size Units Bedrooms % Affordable Funding Additional
1990 Belmont Park 26.93 acres
or
(10.35 acres w/ 15+
acres open space)
20 homes
1 unit/ acre or
2 units/ acre
55 beds
2 beds/ acre or
5.13 beds/acre
100% affordable
Up to 80% AMI
Land provided by
Town
Development located on
10.65 acres. 15.81 acres
owned by Brewster &
designated for open space.
1995
Yankee
Drive
12 homes 25% affordable
Up to 80% AMI
----LIP program. 48 Total homes
(McShane)
2003 Yankee Drive
Condos
3 condos Up to 80% AMI ----Original comp permit for 7
total units.
90
AGE 55+ HOUSING
Date Name Land Size Units Bedrooms % Affordable Funding Additional
2021
Serenity at Brewster
(Former Wingate)
10 acres 132 units
88 Studios &
44 One-bedrooms
132 20% affordable
(Lottery 2022)
27 units,
requested 50%
local preference
----LAU application to DHCD
12/2021.
Phase 1- 41 studios opened
7/ 2021
Phase 2- 91 studios/
1-bedrooms, opening 2022
NURSING HOMES & ASSISTED LIVING
Date Name Land Size Units Bedrooms % Affordable Funding Additional
2015 Maplewood 22.59 acres 132 units
66 independent assist.
66- leveled care
5.8 units/ acre
10% (14 units)
application
----1 building
33 Memory/nursing
33 assisted with help
1994 Pleasant Bay
Nursing & Rehab
12.6 acres 135 beds
10.7 beds/acre
---- ----1 building
2006 Pleasant Bay
Woodlands
Assisted Living
13.0 acres 59 units
4.5 units/acre
10% (internal
process)
----1 building
RFP ISSUED FOR POTENTIAL TOWN SUPPORTED RENTAL HOUSING
Date Name Land Size Units Bedrooms % Affordable Funding Additional
2022
Town-owned parcel at
0 Millstone Road
16+ acres Rental Units Up to 90
bedrooms
100% affordable Land RFP issued by Housing Trust
10/2021. Proposal received
12/2021 and selected by Trust.
91
Numerical Goal Methodology
State regulations and DHCD guidelines require that the Housing Production Plan include a numeric
goal for annual housing production that would increase the number SHI-eligible units by at least a 0.5
percent of the municipality’s total year-round housing units as determined by the current decennial
census. Achieving this goal in a given year allows municipalities with an approved HPP to request a
one-year certification granting “safe harbor” that allows more flexibility in managing the
comprehensive permit process. The year-round housing count based upon the 2020 Census is not
available as of publication of this HPP, but based upon the 2010 Census Year-Round Housing Count,
Brewster’s annual numeric goal should be at least 24 units. Estimates based on extrapolated 2020 year-
round housing counts yield a slightly higher goal of 25-26 units annually. Ultimately, DHCD will
determine the updated 0.5 percent target based upon the 2020 Census year-round housing count when
it becomes available, but the tables below are meant to provide the Town with an estimate of the
anticipated future “safe harbor” threshold.
METHOD #1: Based on 2010 Year-Round Housing Count (Current Official Target)
2022 2023 2024 2025 2026
Five Year
Overall Goal
Current Total Year-Round Census Units 4,803 4,803 4,803 4,803 4,803
Target SHI Units 24 24 24 24 24 120
Revised SHI Count 292 316 340 364 388 388
Revised SHI 6.1% 6.6% 7.1% 7.6% 8.1% 8.1%
10% Requirement 480 480 480 480 480
Gap 188 164 140 116 92 92
METHOD #2: Based on Estimated 2020 Year-Round Housing Count,
Extrapolated from 2010 Percentage of Vacant Units for Recreational, Seasonal, or Occasional Use
2022 2023 2024 2025 2026
Five Year
Overall Goal
Estimated Total Year-Round Census Units 5,180 5,180 5,180 5,180 5,180
Target SHI Units 26 26 26 26 26 130
Revised SHI Count 294 320 346 372 398 398
Revised SHI 5.7% 6.2% 6.7% 7.2% 7.7% 7.7%
10% Requirement 518 518 518 518 518
Gap 224 198 172 146 121 121
METHOD #3: Based on Estimated 2020 Year-Round Housing Count,
Extrapolated from 2010 Percentage of Total Housing Units for Year-Round Housing
2022 2023 2024 2025 2026
Five Year
Overall Goal
Estimated Total Year-Round Census Units 4,981 4,981 4,981 4,981 4,981
Target SHI Units 25 25 25 25 25 125
Revised SHI Count 293 318 343 368 393 393
Revised SHI 5.9% 6.4% 6.9% 7.4% 7.9% 7.9%
10% Requirement 498 498 498 498 498
Gap 205 180 155 131 106 106
APPENDIX D
92
APPENDIX E
E1
Community Engagement Summary
In this section, the “project team” refers to the project consultant (Barrett Planning Group LLC), Brewster
Housing Partnership, and Town staff overseeing the development of this Housing Production Plan – Housing
Coordinator Jill Scalise and Assistant Town Administrator Donna Kalinick.
OPPORTUNITIES FOR ENGAGEMENT
The Town of Brewster and Housing Production Plan project team provided multiple opportunities
for participation by local officials and the community at large to guide the development of this plan,
as outlined in the sections below.
Regular Housing Partnership Meetings
The Brewster Housing Partnership met monthly from March 2022 through June 2022 to discuss the
development of this plan with Town staff and the consultant team. Meeting dates and topics were as
follows:
February 10, 2022. During this kickoff meeting, Barrett Planning Group reviewed the project timeline,
community engagement plan, and community survey with the Housing Partnership.
March 10, 2022. Barrett Planning Group discussed the community survey launch, plan for promotion,
and findings of small group interviews. In addition, Barrett Planning Group proposed a strategy
called a “Meeting in a Box” (later updated to a “Community Conversation”) to the Housing
Partnership as a means for creating additional community engagement opportunities.
March 31, 2022. Barrett Planning Group presented preliminary takeaways from community survey
and highlights of the Needs Assessment. The project team also discussed the final protocol for the
Community Conversations, and reviewed plans for the April 28, 2022 community meeting.
April 21, 2022. Barrett Planning Group shared draft slides and plans for the April 28, 2022 community
meeting with the project team.
May 19, 2022. The project team discussed draft goals and strategies for the plan.
June 30, 2022. The project team discussed written comments received on the draft plan and reviewed
proposed edits to the document.
93
Small Group Interviews
During the month of March 2022, the consultant team conducted small group interviews with a total
of thirty-five individuals familiar with Brewster’s housing needs to get a sense of what has changed
since the last HPP and what needs still remain. Participants included Town staff, members of Town
bodies, representation from housing advocacy groups and social service providers, members of the
business community, realtors, and residents. Common themes from these conversations include:
• There is an insufficient supply of year-round rental units – and some participants made
observations that this is worsening as more renter households are displaced due to the
property owner wanting to sell or convert to short-term rentals.
• The cost of homes has become astronomical (this not unique to Brewster, but a challenge
nonetheless).
• Businesses and some Town departments have difficulty staffing, recruiting, and retaining
employees.
• While there isn’t agreement about precise solutions to these issues, there is consensus that
there is a housing crisis – and the community at large seems to be more aware and willing
to engage in dialogue about this issue.
• The best ways to educate people should focus on: personal stories that highlight the need
of neighbors, those in the community, etc.; the reality of the income levels/limits and
different jobs; and the link between services and housing.
• Environmental concerns raised during this process will primarily focus on water
protection, but tree removal and land disruption are also common concerns.
• Well-received projects tend to have one or more of the following qualities: the project went
through a respectful process where people felt their concerns were heard; the project
involved redevelopment or reuse of existing buildings; the project featured Cape-friendly
design; and the project was for ownership.
• Sites identified for future housing development included the Sea Camps properties
(although there was a lack of clarity/consensus from participants about which of the two
parcels made better sense for housing), Eddy School if the elementary schools consolidate,
shifting of municipal spaces that could allow for reuse of buildings, and focusing on mixed
use development in commercial corridors.
Community Survey
A community survey was available online and in paper form from March 10 through April 8, 2022.
This survey asked questions about the respondent’s own housing needs as well as their perspectives
on the needs of the community. A total of 881 individuals participated in this survey, the results of
which are included in the next section of this Appendix E.
94
Community Conversations
The project team developed “Community Conversations” kits and made this opportunity publicly
available. The tool included all materials needed for volunteer hosts to hold conversations in smaller
settings with fellow community members. There were at least three such conversations held,
including one at the Council on Aging, one with the Brewster Affordable Housing Trust during their
May 5, 2022 meeting, and one held at a housing location. The feedback during these meetings was
reflective of themes, concerns, and ideas heard throughout this process.
First Community Meeting
The Housing Partnership hosted a virtual community meeting on April 28, 2022 to share key findings
from the Needs Assessment and invite participants to join breakout groups focused on the following
topics: housing needs; development constraints; mapping housing solutions; housing goals and
strategies; and regional context. Common themes that came out of the group discussions included:
• There is a desperate need for increasing the number of affordable rental units in Brewster.
• Renter households are suffering from increasing rents or displacement because property
owners are either raising rents, want to sell, or are shifting to short-term or seasonal rental
model.
• Some participants had strong concerns about the impact of short-term rentals on housing and
wanted the Town to take more action.
• There is a labor shortage due to low wages not meeting increasing rents.
• Some participants noted that Brewster and Harwich used to be communities where people
could have families, working class communities, but this is changing.
• Some strategies raised by participants included offering tax abatements or incentives, placing
a cap on seasonal rentals, focusing on redevelopment of underutilized properties, and
encouraging more ADUs.
• Regional projects have had a lot of value and the Town should continue to look at regional
partnerships.
• Multifamily housing is more likely to be accepted if it looks more like Cape homes. In addition,
top-of-the-shop housing could provide a lot of opportunity for year-round housing for people
who work in Brewster.
The results of the group mapping exercise are provided on the next page.
95
MassGIS, Esri Canada, Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS | Massachusetts Highway Survey Section, MassGIS. Identified sites and
notes generated from community meeting responses, April 28, 2022. Participants also identified some private properties in addition to these general
areas and Town-owned parcels.
MEETING NOTES
1.Foster Square — Add rental housing, mixed-usezoning.
2.Lemon Tree Shops — Add rental housing, mixed-usezoning.
3.Village Business district by Orleans — Mixed-useoptions, easy transportation (so close to bus stop, able towalk to Brewster Farms market). Important for peopleto walk to places they need to go to.
4.Underpass Road — More mixed-use opportunities inthe commercial district by Underpass Rd.
5.Route 6A from Eddy Elementary to the Orleans TownLine — This is part of the area of Town to get someapartments over businesses, both rental and homeownership options. Not in the watershed, propertiesavailable to develop. The Town would need to discusspotential zoning changes.
6.Sea Camps Bay — Buildings that are on the couldprovide housing options.
7.Long Pond Parcel — access to major roads, especiallyif sited fairly close to 137 so utilities would not have tobe brought too far.
8.Proactively watch for vacant buildings that could bereused as housing especially if parking is there already.
9.Spruce Hill Property — There is an existing emptyhouse. Conservation land, so can’t build new buildingbut the existing structure may be able to be repurposed.
10.One of the schools (Eddy or Stony Brook) ifconsolidation takes place –— Already has utilities,parking, space. This site has also been discussed as apotential community center. Could combine acommunity center with housing within walking distance.
11.Land by the police station — Is there additionalspace there? Target areas not in zone 2 and far enoughaway from wetlands.
12.Area by the town owned sand pit — Target areasnot in zone 2 and far enough away from wetlands.
13.Village business districts and commercial areas —Will need to address zoning and should be evaluated ona case by case basis. For example, if you are talking aboutan industrial area depending on nature of business maynot be appropriate to have residential but some would befine.
14.Multi-generational housing on Town-owned land.
15.Area by Snowy Owl and Foster Square — mixeduse zoning – Great because people work there, walk tobusinesses walk to work. There are sidewalks there.Walkable areas and easy transportation.
Figure E1. Mapping Activity - Sites for Development of Affordable Housing
96
Focus Groups
Between May 10 and May 20, 2022, the consultant team conducted eight focus groups with Town staff,
nonprofit and for-profit developers, representation from regional housing partners, and members
from Town bodies, a total of approximately twenty-five participants. Attendees were asked to review
and provide comments on draft strategies for the HPP before they were integrated into the draft plan.
Presentation to Select Board and Planning Board
On June 6, 2022, the consultant team presented the Needs Assessment, Goals, and Implementation
Strategies to the Select Board and Planning Board for their review. Both boards were invited to provide
comments through the Housing Office on the presentation.
Second Community Meeting on Draft Plan
Held as a virtual meeting of the Housing Partnership, this June 16, 2022 community meeting consisted
of a consultant-led presentation of the draft plan. Attendees (approximately 30 in total) were invited
to ask questions and provide comments during the meeting.
Public Comment Period
Members of the public were encouraged to provide written comments on the draft plan for two weeks
from June 16-June 30, 2022. Three written comments were submitted during this time, in addition to
five written comments received previously following the June 6 presentation to the Select Board and
Planning Board. Town staff and the consultant team discussed the comments and necessary changes
to the plan. These comments are on file with the Brewster Housing Office.
Final Presentation and Plan Adoption
On July 11, 2022, the consultant team presented the revised final plan to the Select Board and Planning
Board for review. Both boards adopted the plan at this joint meeting.
.
97
COMMUNITY SURVEY SUMMARY – GENERAL RESPONSES
The next section of this Appendix provides a detailed analysis of responses. Open responses to applicable questions are available at the
Brewster Housing Office upon request.
603
156 107
0
100
200
300
400
500
600
700
Yes, I live in
Brewster year-round
Yes, I live in
Brewster seasonally
No
Do you currently live in Brewster, either seasonally
or year-round?
(866 responses)
1 16
68
99 80
196
269
118
16
0
50
100
150
200
250
300
Under
18
18-24 25-34 35-44 45-54 55-64 65-74 75-84 85 or
older
What is your age?
(863 responses)
2 13 8 6 1
786
23 23
0
100
200
300
400
500
600
700
800
900
American Indian
or Alaska Native
Asian or Asian
American
Black or African
American
Hispanic or Latino
(any race)
Native Hawaiian
or other Pacific
Islander
White or
Caucasian
Mixed race/more
than one race
Other (please
specify)
Which of the following racial or ethnic categories best describe you? Select all that apply.
(843 responses -multiple answers allowed)
98
266
55
9
138
359
16 21
0
50
100
150
200
250
300
350
400
I work full-time for
an employer.
I work part-time for
an employer.
I work seasonally for
an employer.
I am self-
employed/own my
own business.
I am retired.I am unemployed.Other (please
specify).
What describes your current employment status?
(864 responses)
35
0 3
10
52
0
10
20
30
40
50
60
I work in
Brewster.
I own a
business based
in Brewster.
I own rental
property in
Brewster.
I work for a
social service
provider or
other agency
assisting
Brewster
residents.
Other (please
specify)
You indicated that you do not reside in Brewster. What is
your connection to Brewster?
(100 responses; non-residents only)
33
45
29
0
10
20
30
40
50
Yes No Unsure
Are you considering moving to Brewster or do you
want to move to Brewster within the next five years?
(107 responses; non-residents only)
99
24
114
134
181
153 147
0
50
100
150
200
Less than one year 1-4 years 5-9 years 10-19 years 20-29 years 30+ years
How long have you lived in Brewster?
(753 responses; residents only)
204
273
231
39
0
50
100
150
200
250
300
Precinct 1 Precinct 2 Precinct 3 Unsure
In which voting precinct do you live?
(747 responses; residents only)
81
297
341
35
0
100
200
300
400
Rent Own, and my
mortgage is paid
off
Own, and I am
still paying my
mortgage
Other - please
specify
Do you rent or own your home in Brewster?
(754 responses; residents only)
100
626
69
5 6 27 4 1 15
0
100
200
300
400
500
600
700
Single family
(detached)
Townhouse or
condo
Duplex/2-unit
building
3-4 unit building 5+ unit building Accesory Dwelling
Unit (ADU)
Group home Other - please
specify
What type of home do you live in?
(753 responses; residents only)
48 64
150
492
0
100
200
300
400
500
600
Very likely Moderately
likely
Slightly likely Not at all likely
How likely are you to move out of Brewster in the next
five years?
(754 responses; residents only)
463
187
65
30
0
100
200
300
400
500
Very important Moderately
important
Slightly
important
Not at all
important
How important is it for you to stay in Brewster as
you age?
(745 resonses; residents only)
101
58
19
7 12
2
10
1 7
16
4 6
31
0
10
20
30
40
50
60
70
Housing/living
costs have
become too
high
Home no
longer meets
my or my
household's
needs
Prefer or need
accessible
housing
Concerns
about
development
changing the
town's
character
Concerns
about sea level
rise
Employment
opportunities
School choice Seeking
additional
community
services/local
amenities
Would like to
live in a
different
climate
(weather)
Children
finished school
None of the
above
Other - please
specify
You’ve indicated that it is very likely or moderately likely that you will move out of Brewster in the next five years. Which
of the following factors do you believe most influence your likelihood of moving out of Brewster? Select all that apply.
(110 res
227
129 145
227
95
132 134 145
84
0
50
100
150
200
250
Affordability of
housing costs
Accessibility
improvements to
home (e.g.,
installation of
ramps, grab bars,
first floor living)
More transit
options (e.g., buses,
ride shares/taxis)
Expanded
community
services (e.g.,
health and
wellness
services/programs)
Availability of
"lifestyle housing"
(i.e., designed for
active older adults,
including single-
family and/or
multi-family with
social or
recreational
amenities such as
clubhouses)
Availability of
"service-enriched
housing" (i.e.,
offers a set of
services intended
to meet residents'
evolving needs) or
expanded
homebased
services
Availability of
housing in
walkable
neighborhood
None of the above Other - please
specify
You've indicated that it is very important or moderately important to stay in Brewster as you age. What factors
need to change/improve to enable you to stay in the community as you age? Select all that apply.
(644 responses -multiple answers allowed; res
102
4
23
36
24
4
00
10
20
30
40
Studio 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms More than 4
bedrooms
How many bedrooms would your household need to live
comfortably in a rental home in Brewster?
(91 responses; non-residents or current non-homeowner residents only
based on previous response)
59
48
33
0
10
20
30
40
50
60
70
Yes No Unsure
Are you currently looking or do you
anticipate looking for rental housing in
Brewster within the next five years?
(140 responses; non-residents or current non-
homeowner residents only)
8
31
65
33
0
10
20
30
40
50
60
70
Very likely Slighly likely Not at all likely Unsure
How likely is it that you will buy a home in Brewster in the next five years?
(137 responses; non-residents or current non-homeowner residents only)
103
15
96
22
13 5 8 13 12 4
0
25
50
75
100
125
I do not intend to
buy a home in the
next 10 years.
Lack of available
housing in my
price range
(location, size,
quality, etc.)
I do not qualify to
buy a home.
Extend and/or
proximity of
employment
opportunities
School options Type/exten of
local amenities
(parks,
recreation,
libraries, houses
of worship)
Proximity to
family and/or
friends
None of the
above
Other - please
specify
You've indicated that buying a home in Brewster within the next five years is slightly likely, not likely, or that you are
unsure. Which of the following factors most influence this decision? Select all that apply.
(127 responses -multiple answes allowed;
38
765
4 8
0
100
200
300
400
500
600
700
800
900
Yes No Unsure Other - please
specify
Do you receive any income-based housing assistance
or live in a housing unit with income restrictions?
(815 responses; current residents or non-residents interested
in moving to Brewster only)
93 83
614
23
0
100
200
300
400
500
600
700
Yes, and I/we have
not yet financially
recovered.
Yes, but I/we have
since financially
recovered.
No Unsure
Did you or anyone in your household experience a significant
loss of wage or salary income due to the COVID-19 pandemic?
(813 responses; current residents or non-residents interested in
moving to Brewster only)
104
44 37 81
14
633
0
100
200
300
400
500
600
700
Every month Most months Some months One month Never; we
have not had
problems
paying for
housing costs
How often in the last 12 months did you find it hard to
pay your rent, mortgage, or other housing costs?
(809 responses; current residents or non-residents interested in
moving to Brewster only)
406
280
120
0
50
100
150
200
250
300
350
400
450
Yes No Unsure
According to the U.S. Department of Housing and Urban
Development (HUD), the 2022 “fair market rents” for
Brewster’s metropolitan statistical area (MSA) are as follows:
1br: $1,428; 2br: $1,879; 3br: $2,323; 4br: $2,548. If you
needed to seek rental housi
282
431
97
0
100
200
300
400
500
Yes No Unsure
The median sales price for a single-family home in
Brewster was $655,000 in 2021. If you were to buy
today, would you be able to afford to purchase a home in
Brewster at this price?
(810 responses; current residents or non-residents interested in
moving t
163
649
0
100
200
300
400
500
600
700
Yes No
Do you have children under 18 who reside in your
household for more than 3 months/year?
(812 responses; current residents or non-residents interested in
moving to Brewster only)
105
356
165
280
7 1 2
0
50
100
150
200
250
300
350
400
0 1 2 3 4 5 or more
How many members of your household are 65 or older,
including yourself?
(811 responses; current residents or non-residents interested
in moving to Brewster only)
108
681
11 15
0
100
200
300
400
500
600
700
800
Yes No Unsure Other - please
specify
Does anyone in your household have a disability (any
physical or mental impairment that substantially limits
one or more major life activity)?
(815 responses; current residents or non-residents interested
in moving to Brewster only)
36
86
8 4
0
20
40
60
80
100
Yes (please feel
free to identify
your support
organizations or
agencies)
No Unsure Other - please
specify
Do you or any member(s) of your household receive
support services through an outside organization or
agency to assist with home or life activities?
(134 responses; households with someone with disability only)
19
93
14
7
0
20
40
60
80
100
Yes No Unsure Other - please
specify
Do you or any member(s) of your household require
assistive services that you/they are unable to afford or
access for some other reason?
(133 responses; households with someone with disability only)
106
644
39 23 41 2
59
0
100
200
300
400
500
600
700
No, I have not
considered having a
roommate or live-in aide
or do not need one.
Yes, I have considered
having a roommate but
do not currently have
one.
Yes, I have considered
having a live-in aide but
do not currently have
one.
Yes, I currently have a
roommate.
Yes, I currently have a
live-in aide.
Unsure/Other (please
specify)
Do you currently have or have you considered having a roommate or live-in aide?
(808 responses; current residents or non-residents interested in moving to Brewster only)
443
294
519
638
314 338
234
169
97
215
97
38
0
100
200
300
400
500
600
700
Brewster is welcoming to people all of
races, ethnicities, and cultural
backgrounds.
Brewster is welcoming to people of all
socioeconomic backgrounds.
Brewster is welcoming to families
with children.
Brewster is welcoming to older
adults.
Please indicate your thoughts on the following statements.
(Between 845 and 854 responses -varies per statement)
Agree Unsure/Neutral Disagree
107
515
62
201
240
170
202
104 88
239
296
69
25
0
100
200
300
400
500
600
Helping people
stay in year-
round housing
that is affordable
to them
Creating housing
with convenient
access to
amenities
Creating housing
with a mix of
price ranges
Creating more
housing
options/choices
Preservation of
existing housing
Ensuring that new
housing is
sustainably built
(environmentally
responsible,
energy efficient,
and resource-
efficient design
and materials)
Creating mixed-
use development
with retail on the
ground level and
residential space
on upper floors
Making additional
funds available to
improve public
housing
Attracting
families with
children
Helping people
stay in the
community as
they age
Other - please
specify
None of the
above
Which of the following housing initiatives are most important to you?
(856 responses -allowed to check up to three answers)
108
28 25 15 64 17 12
103 83 107
239
123 86
581 524
604
278 266
603
142
212
120
262
437
144
0
100
200
300
400
500
600
700
Affordable rental units
for individuals or smaller
households
Affordable rental units
for larger households
Affordable home
ownership opportunities
Senior housing Housing for people with
disabilities
“Starter” homes
Do you think Brewster has too much, not enough, or just the right amount of the following specialized
categories of housing?
(Between 843 and 854 responses -varies per category of housing)
Too much Right amount Not enough Unsure/No opinion
86 52
163
51 78 23
458
179
299
142
311
98
171
312
186
447
176
400
122
286
183 197
261 310
0
100
200
300
400
500
600
700
Single family homes
(detached)
Duplexes Condominiums Apartments Assisted living facilities Accessory dwelling units
(smaller dwelling unit
within or adjacent to a
single-family house)
Do you think Brewster has too much, not enough, or just the right amount of the following types of housing?
(Between 826 and 837 responses -varies per housing type)
Too much Right amount Not enough Unsure/No opinion
109
COMMUNITY SURVEY ANALYSIS
The Community Survey for the Brewster Housing Production Plan launched on March 10 and closed
on April 8, 2022. The survey was available online as well as in paper-copy at Town Hall, and it was
advertised on the Town’s website with the assistance of the Housing Office. The survey received 881
responses in total.
The purpose of the survey was to engage members of the Brewster community through an accessible
outreach tool and to learn about the housing needs and challenges that exist in Town. The survey
included questions about demographics, income, and affiliation with the Town of Brewster to help
identify the priorities and interests of different groups. This survey does not constitute a decision-
making or voting tool, but its results informed the needs, goals, and recommendations discussed and
considered throughout the Housing Production Plan process.
Who took the survey?
Of 866 respondents who indicated whether they live in Brewster, the majority (69.6 percent) were
year-round residents, 18.0 percent were seasonal residents, and 12.4 percent were non-residents.
The best-represented age group was 65 to 74 years old, and 53.9 percent of respondents were between
the ages of 55 and 74. About equal numbers of respondents were under 25 or over 85, and these groups
made up less than 4.0 percent of survey-takers. Figure E2 shows the age distribution of respondents
compared with the US Census Bureau’s American Community Survey (ACS) Five-Year Estimates for
2016 to 2020.
0.1%1.9%7.9%11.5%9.3%22.7%31.2%13.7%1.9%13.8%6.4%8.5%5.5%14.5%19.4%18.0%8.9%5.0%0%
5%
10%
15%
20%
25%
30%
35%
Under 18 18 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85 or older
Figure E2. Age Composition of Survey Respondents and Town Population
Source: ACS 5-Year Estimates. Table B01001
Survey Respondents ACS Estimates
110
Figure E3 shows the duration that resident respondents have lived in Brewster as a percent of each
group of residents. Combined, the largest proportion of respondents (24.0%) have lived in Brewster
for 10-19 years, followed by 20.3% for 20-29 years, 19.4% for more than 30 years, 17.8% for 5-9 years,
15.1% for 1-4 years, and 3.2% for less than a year.
Only one in five respondents indicated that they had one or more children in their home. More than
half of respondents (56.1 percent) have at least one older adult (over 65) in their household. Forty-one
respondents had roommates, and two had live-in aides. Between 108 and 134 respondents have
members of their household with a disability (this range is because some respondents were unsure or
selected “other” and specified health conditions). Of 134 respondents asked whether a member of
their household receives supportive services due to disability, 36 (26.9 percent) said yes, and 12 were
unsure or selected other. Nineteen respondents indicated their household had a need for supportive
services that they were unable to afford or access (for other reasons).
Asked about their current employment status, most respondents indicated that they work, 41.6
percent are retired, and 1.9 percent are unemployed. Figure E4 illustrates respondents’ employment
by residence status, which shows that year-round and seasonal resident respondents had similar
employment statistics, but many fewer non-resident respondents were retired (45.0 percent work in
Brewster or serve Brewster residents in a professional capacity).
3.2%16.4%17.9%22.7%20.4%19.4%3.2%10.3%17.4%29.0%20.0%20.0%0%
5%
10%
15%
20%
25%
30%
35%
<1 year 1-4 years 5-9 years 10-19 years 20-29 years >30 years
Figure E3. Duration of Residence in Brewster by Year-Round or Seasonal Status
Year-Round Seasonal
111
The survey captured responses from a population with a racial or ethnic composition that aligned
closely with the 2020 Census. Survey takers were able to select as many or as few racial or ethnic
categories as they wished, and the list of options matched Census categories. 1 The racial/ethnic
breakdown of survey respondents was was within 1 percent of the Town’s population statistics for all
categories except Hispanic or Latino, White or Caucasian, and Other. Table E1 compares the racial or
1 Because survey takers were able to select multiple options, there were a total of 862 selections by 843 respondents. This is the
reason that the “Survey Percent” column adds up to more than 100 percent. Because Hispanic or Latino origin is considered an
ethnicity rather than race, the U.S. Census Bureau breaks down race into Hispanic or Latino status (note “any race” designation
of Hispanic or Latino population), so the census totals equal 100 percent.
30.7%
6.0%
0.8%
15.8%
43.2%
1.3%
2.2%
20.5%
6.4%
0.6%
19.2%
48.1%
3.2%
1.9%
46.7%
7.6%
2.9%
12.4%
22.9%
2.9%
4.8%
0%10%20%30%40%50%60%
I work full-time for an employer.
I work part-time for an employer.
I work seasonally for an employer.
I am self-employed/own my own business.
I am retired.
I am unemployed.
Other (please specify)
Figure E4. Respondents' Employment Status by Residence Status
Year-round Seasonal Non-resident
112
ethnic composition of the survey respondents with census data. Sixteen of the respondents who
selected “other” expressed their unwillingness to answer or asked about the relevance of racial or
ethnic demographics to the Housing Production Plan’s Community Survey. The purpose of the
question was to help the team assess the effectiveness of outreach in engaging a cross-section of the
members of the Brewster community and to evaluate if there is or could be a relationship between
race or ethnicity and housing needs or perceptions of housing needs in Brewster.
Table E1. Demographic Comparison: Survey Respondents and 2020 US Decennial Census
Race or Ethnicity* Survey 2020 Census Comparison
Number Percent Number Percent Survey % - Census %
American Indian or Alaska Native 2 0.2% 17 0.2% 0.1%
Asian or Asian American 13 1.5% 104 1.0% 0.5%
Black or African American 8 0.9% 161 1.6% -0.6%
Hispanic or Latino (any race) 6 0.7% 306 3.0% -2.3%
Native Hawaiian or Pacific Islander 1 0.1% 7 0.1% 0.1%
White or Caucasian 786 93.2% 9,363 90.7% 2.5%
Mixed race/more than one race 23 2.7% 314 3.0% -0.3%
Other (please specify) 23 2.7% 46 0.5% 2.3%
Total 843 102.3% 10,318 100.0%
Source: 2020 US Decennial Census. Survey total does not equal 100 percent because participants were able to select
more than one option.
What did we hear about housing in Brewster today?
Survey takers were asked whether they rent or own their homes and about their mortgage status.
More than four out of five respondents indicated that they own their homes, and Figure E4 illustrates
the relatively even split between homeowners who did and did not have remaining mortgage
obligations. This question provided a useful point of comparison versus ACS data and sought to
clarify whether mentions of high housing costs are the result of mortgage payments, property taxes
and utility costs, or a combination of these. According to ACS data, 38.1 percent of housing units in
Brewster do not have a mortgage, and 39.4 percent of respondents paid off their mortgages, so
responses were well-aligned with official estimates. The proportion of year-round renters among
respondents (10.2 percent) was also close to estimates of the Town’s housing stock occupied by year-
round renter households (8.2 percent).
Figure E5 shows the tenure of year-round and seasonal Brewster residents, and it provides both the
number of responses (left) and proportions of each group of residents represented in each tenure
category (right). This figure shows that the proportion of seasonal residents without a mortgage on
their homes in Brewster is more than 20 percent higher than that of year-round residents. Residents
who rent year-round in Brewster responded at a considerably higher rate than seasonal resident
renters.
113
Table E2 shows the housing types of year-round and seasonal residents, and it shows that while most
respondents (regardless of residence status) live in single-family homes, townhouses and condos are
also particularly popular among seasonal residents.
Table E2. Respondents’ Housing Type by Residence Status
Housing Type Year-round Seasonal
Number Percent Number Percent
Single family (detached) 507 84.9% 119 76.3%
Townhouse or condo 35 5.9% 34 21.8%
Duplex/2-unit building 5 0.8% 0 0.0%
3–4-unit building 6 1.0% 0 0.0%
5+ unit building 26 4.4% 1 0.6%
Accessory dwelling unit (ADU) 4 0.7% 0 0.0%
Group home 1 0.2% 0 0.0%
Other - please specify 13 2.2% 2 1.3%
Total 597 156
12.8%
34.8%
47.2%
5.2%2.6%
57.1%
37.7%
2.6%
0%
10%
20%
30%
40%
50%
60%
Rent Own, and my mortgage is
paid off
Own, and I am still paying
my mortgage
Other
Figure E5. Resident Tenure by Residence Status
Year-round Seasonal
114
Thirty-eight respondents were residents of income-restricted housing units: 32 were year-round
Brewster residents, and 6 were non-residents. Three respondents wrote-in answers to this question
indicating their unmet needs for affordable units. More than 1 in 5 respondents (22.6 percent)
indicated that their households suffered losses in income related to the COVID-19 pandemic, and
about half of these respondents (10.2 percent) report that they have not yet financially recovered.
Figure E6 shows how often respondents reported they had difficulties paying their housing costs in
the past year. Among respondents, seasonal residents had the least difficulty paying housing costs
(91.7 percent report “never”), while about a quarter of year-round residents and nearly half of non-
residents had trouble one or more months.
Figure E7 also shows how often respondents had difficulties paying their housing expenses, and it
groups respondents by tenure type. Less than 40 percent of renter respondents indicated never having
trouble paying their housing expenses, whereas 85.3 percent of homeowners reported no difficulty.
5.9%4.4%10.5%
1.7%
77.5%
1.9%1.3%5.1%0.0%
91.7%
9.7%14.5%17.7%
6.5%
51.6%
0%
20%
40%
60%
80%
100%
Every month Most months Some months One month Never
Figure E6. Respondents’ Frequency of Difficulty Paying Housing Costs in the Past
Year by Residence Status
Year-round Seasonal Non-resident
18.4%13.2%28.9%1.3%38.2%1.4%1.0%3.1%0.7%93.9%4.1%2.6%10.0%1.8%81.5%15.2%18.2%15.2%3.0%48.5%0%
20%
40%
60%
80%
100%
Every month Most months Some months One month Never
Figure E7. Respondents’ Frequency of Difficulty Paying Housing Costs in the Past
Year by Tenure
Rent Own, and my mortgage is paid off Own, and I am still paying my mortgage Other
115
The survey presented respondents with the median sales price for single-family homes in Brewster in
2021 as well as 2022 “fair market rents” (from the U.S. Department of Housing and Urban
Development) for apartments with 1-4 bedrooms in Brewster’s area. We asked survey takers whether
they would be able to afford to buy or rent at these prices today. Figure E8 shows the combined results
of these questions for year-round, seasonal, and non- residents. Less than one third of year-round
resident respondents said they could afford to buy today, and less than half said they could rent. More
seasonal resident respondents reported being able to afford current prices, and considerably fewer
non-resident respondents reported that they would be able to afford to move to Brewster today.
What did we hear about the future?
More than 85 percent of resident survey takers reported that they are unlikely (either “not at all likely”
or “slightly likely”) to move out of Brewster in the next five years, and more than 87 percent reported
that it was very or moderately important to stay in Brewster as they age. If respondents indicated that
they were somewhat likely to move, the survey asked about factors that will influence the decision.
Of 110 respondents who received the question, 58 respondents (52.7 percent) cited high
housing/living expenses. About a quarter of respondents wrote in their own answers, which was the
32.2%
47.6%
54.8%
37.8%
13.0%
14.6%
53.8%
66.9%
36.5%
17.5%
9.6%
15.6%
11.5%
35.5%
80.3%
48.4%
8.2%
16.1%
0%20%40%60%80%100%
Yes, I could buy
Yes, I could rent
No, I could not buy
No, I could not rent
Unsure whether I could buy
Unsure whether I could rent
Figure E8. Respondents' Ability to Buy or Rent Homes in Brewster at Current
Prices by Residence Status
Year-round Seasonal Non-resident
116
second most common selection. These responses varied considerably, but several suggested that
changes in their housing or financial circumstances will render them unable to stay in Brewster.
Similarly, for those who indicated it was important to them to age in Brewster (of whom there were
644), affordability of housing costs and expanded access to community services were each selected by
35.2 percent of respondents as factors that would need to change or improve to enable respondents to
stay in the community. Nearly one quarter of respondents indicated that no changes or improvements
would be necessary, but there was a statistically significant difference between responses from year-
round and seasonal residents, with seasonal resident respondents citing no barriers to aging in
Brewster at a rate more than 10 percent higher than that of year-round residents.
Ninety-two respondents indicated that they will or may be looking for rental housing in Brewster in
the next five years: 36 indicated they would look for a 2-bedroom rental home, 24 for 3 bedrooms, 23
for 1 bedroom, and 4 each said they would need 4 bedrooms or studio units. Renter and non-resident
respondents were also asked whether they would buy a home in Brewster in the next five years, and
about half said that was not at all likely. Among non-resident respondents, 42.1 percent indicated that
they are not considering moving to Brewster within the next five years (“yes” and “unsure” were
separated by 3.7 percent). Of 127 respondents who indicated they were unlikely to buy a home in
Brewster soon, 96 (75.6 percent) cited lack of available housing in their price range.
FUTURE PRIORITIES
We asked respondents about housing initiatives that are important to them, and we asked them to
select their top three priorities. The most popular selection (by a margin of 25 percent) was helping
people stay in year-round housing that is affordable to them with support from 60.2 percent of
respondents overall. This option was the top choice among year-round and non-residents, but the top
choice among seasonal residents was helping people stay in the community as they age, which was
second most popular overall. Figure E9 illustrates the percentages of respondents who selected each
answer among year-round, seasonal, and non- residents as well as the combined total popularity of
each response.
117
62.4%
31.8%
26.2%
30.3%
23.9%
22.4%
20.6%
13.4%
10.6%
9.5%
6.5%
2.0%
41.0%
45.5%
21.2%
23.7%
26.3%
25.6%
25.0%
6.4%
6.4%
5.1%
12.2%
4.5%
69.2%
30.8%
45.8%
17.8%
15.9%
24.3%
6.5%
12.1%
13.1%
3.7%
3.7%
4.7%
60.2%
34.6%
28.0%
27.9%
23.6%
23.5%
19.9%
12.1%
10.3%
8.1%
7.2%
2.9%
0%20%40%60%80%100%
Helping people stay in year-round housing that is
affordable to them
Helping people stay in the community as they age
Creating more housing options/choices
Attracting families with children
Ensuring that new housing is sustainably built (e.g.,
environmentally responsible, energy efficient, and
resource-efficient design and materials)
Creating housing with a mix of price ranges
Preservation of existing housing
Creating mixed-use development with retail on the
ground level and residential space on upper floors
Making additional funds available to improve public
housing
Other - please specify
Creating housing with convenient access to amenities
None of the above
Figure E9. Top Housing Initiatives by Residence Status and Overall Popularity
Year-round Seasonal Non-resident Overall
118
The survey asked respondents to respond to a series of statements about whether Brewster is
welcoming to different populations: people of all races, ethnicities, and cultural backgrounds; people
of all socioeconomic backgrounds; families with children; and older adults. Figure E10 shows the
percentage of respondents who gave each answer. More than three-quarters of respondents agreed
that Brewster is welcoming to older adults, but only about a third (34.7 percent) agreed that Brewster
is welcome to people of all socioeconomic backgrounds. The largest difference in agreement between
year-round, seasonal, and non- residents showed that while 72.4 percent of seasonal residents agree
that Brewster is welcoming to families with children, 59.9 percent of year-round residents agreed, and
only 50.5 percent of non-residents agreed.
Respondents indicated how they felt about the quantity of homes in Brewster for households looking
for homes that accommodate specialized housing needs. Figure E11 shows that at least 60 percent of
respondents indicated that there were not enough affordable homes, regardless of whether they serve
large or small households. There was even stronger response (71.4 percent) indicating that the number
of affordable homeownership opportunities and “starter” homes in Brewster was not enough. There
was some variation by residence status, but in general, year-round and non-resident populations
indicated that there were not enough of each of the specialized housing type at rates between 9
percentage points (senior housing) and 33 percentage points (large affordable units) higher than those
of seasonal residents.
51.9%
34.7%
61.1%
75.5%
36.8%39.9%
27.5%
20.0%
11.4%
25.4%
11.4%
4.5%
0%
20%
40%
60%
80%
100%
Brewster is welcoming to
people all of races,
ethnicities, and cultural
backgrounds.
Brewster is welcoming to
people of all
socioeconomic
backgrounds.
Brewster is welcoming to
families with children.
Brewster is welcoming to
older adults.
Figure E10. Is Brewster Welcoming to Different Groups of People?
Agree Unsure/Neutral Disagree
119
Survey respondents indicated how they felt about the number of housing units in Brewster of several
housing types. Figure E11 shows that more than half of survey respondents think Brewster has the
right amount of single family detached homes and not enough apartments. If respondents had
opinions on the number of accessory dwelling units (ADUs), they tended to respond that there were
not enough (only 14.6 percent said there were too many or the right amount). There was greater
variability in answers about duplexes, condos, and assisted living facilities.
There was also considerable variation in the opinions of survey respondents about the composition of
Brewster’s housing mix between year-round, seasonal, and non- resident respondents. Using the same
data as is presented in Figure E12, Figures E13-E18 shows the responses of year-round, seasonal, and
non-residents for each housing type.
3.3%3.0%1.8%7.6%2.0%1.4%12.1%9.8%12.6%28.4%14.6%10.2%68.0%62.1%71.4%33.0%31.6%71.4%16.6%25.1%14.2%31.1%51.8%17.0%0%
20%
40%
60%
80%
100%
Affordable rental
units for
individuals or
smaller
households
Affordable rental
units for larger
households
Affordable home
ownership
opportunities
Senior housing Housing for
people with
disabilities
“Starter” homes
Figure E11. Sufficiency of Specialized Housing Options
Too much Right amount Not enough Unsure/No opinion
120
10.3%6.3%19.6%6.1%9.4%2.8%54.7%21.6%36.0%17.0%37.7%11.8%20.4%37.6%22.4%53.4%21.3%48.1%14.6%34.5%22.0%23.5%31.6%37.3%0%
20%
40%
60%
80%
100%
Single family
homes (detached)
Duplexes Condominiums Apartments Assisted living
facilities
Accessory
dwelling units
Figure E12. Opinion on Sufficiency of Housing Mix
Too much Right amount Not enough Unsure/No opinion
11.8%53.9%21.3%13.0%5.4%67.6%10.8%16.2%8.9%40.6%28.7%21.8%0%
20%
40%
60%
80%
100%
Too much Right
amount
Not
enough
Unsure/No
opinion
Figure E13. Opinion on Sufficiency of
Single Family Homes According to
Residency Status
Year-round Seasonal Non-resident
5.7%21.5%42.2%30.6%10.3%25.3%17.8%46.6%4.0%16.0%41.0%39.0%0%
20%
40%
60%
80%
100%
Too much Right
amount
Not
enough
Unsure/No
opinion
Figure E14. Opinion on Sufficiency of
Duplexes According to Residency
Status
Year-round Seasonal Non-resident
121
19.0%38.6%22.6%19.7%26.0%33.6%13.7%26.7%14.0%24.0%34.0%28.0%0%
20%
40%
60%
80%
100%
Too much Right
amount
Not
enough
Unsure/No
opinion
Figure E15. Opinion on Sufficiency of
Condominiums According to Residency
Status
Year-round Seasonal Non-resident
5.3%16.0%58.7%20.0%8.8%25.9%29.3%36.1%6.9%8.8%58.8%25.5%0%
20%
40%
60%
80%
100%
Too much Right
amount
Not
enough
Unsure/No
opinion
Figure E16. Opinion on Sufficiency of
Apartments According to Residency
Status
Year-round Seasonal Non-resident
2.7%12.0%55.0%30.3%2.8%13.9%24.3%59.0%3.0%7.0%43.0%47.0%0%
20%
40%
60%
80%
100%
Too much Right
amount
Not
enough
Unsure/No
opinion
Figure E18. Opinion on Sufficiency of
Accessory Dwelling Units (ADUs)
According to Residency Status
Year-round Seasonal Non-resident
10.2%40.7%22.1%27.0%6.9%32.4%19.3%41.4%8.9%27.7%19.8%43.6%0%
20%
40%
60%
80%
100%
Too much Right
amount
Not
enough
Unsure/No
opinion
Figure E17. Opinion on Sufficiency of
Assisted Living Facilities According to
Residency Status
Year-round Seasonal Non-resident
122
Figure E19 shows the most common words respondents used to describe the most significant barriers
to affordable housing in Brewster. Prices and costs were the most popular responses, but other
common themes included land availability, housing availability, the Town zoning bylaw and building
restrictions, seasonal rentals, and low wages. A full record of open responses can be viewed upon
request at the Brewster Housing Office.
Figure E19. Word Cloud of Barriers to Affordable Housing in Brewster
123
Glossary of H ousing T erms
Affirmative Fair Housing Marketing Plan (AFHMP). A plan that meets the fair housing and non-
discrimination requirements of the Department of Housing and Community Development
(DHCD) for marketing affordable housing units. The plan typically provides for a lottery and
outreach to populations protected under the federal Fair Housing Act of 1968, as amended.
The plan must be designed to prevent housing discrimination on the basis of race, creed, color,
national origin, sex, age, disability, familial status, sexual orientation, gender identity, or any
other legally protected class under state or federal law.
Affordable Housing. As used in this report, "affordable housing" is synonymous with low- or
moderate-income housing, i.e., housing available to households with income that does not
exceed 80 percent of area median income and at a cost that does not exceed 30 percent of their
monthly gross income.
Affordable Housing Restriction. A contract, mortgage agreement, deed restriction or other legal
instrument, acceptable in form and substance to the Town, that effectively restricts occupancy
of an affordable housing unit to a qualified purchaser or renter, and which provides for
administration, monitoring, and enforcement of the restriction during the term of
affordability. An affordable housing restriction runs with the land in perpetuity or for the
maximum period allowed by law. It should be entered into and made enforceable under the
provisions of G.L. c. 184, §§ 31-33 or other equivalent state law.
Affordable Housing Trust. The mechanism used to account for and report revenues and expenditures
for affordable housing, including but not limited to Community Preservation Act (CPA)
receipts and other affordable housing funding sources.
Area Median Income (AMI). The median family income, adjusted for household size, within a given
metropolitan or non-metropolitan area, updated annually by HUD and used to determine
eligibility for most housing assistance programs.
Average-Income Household. Loosely defined term for households with incomes over the maximum
for affordable housing but typically outpriced by housing costs in affluent suburbs. An income
between 81 and 120 percent of AMI generally encompasses average-income households.
Chapter 40A. G.L. c. 40A, the state Zoning Act. The current version of the Zoning Act was adopted in
1975 (1975 Mass. Acts 808).
APPENDIX F
124
Chapter 40B. G.L. c. 40B, § 20-23 (1969 Mass. Acts 774), the state law administered locally by the Board
of Appeals to create affordable housing. It provides eligible developers with a unified
permitting process that subsumes all permits normally issued by multiple town boards.
Chapter 40B establishes a basic presumption at least 10 percent of the housing in each city and
town should be affordable to low- or moderate-income households. In communities below the
10 percent statutory minimum, affordable housing developers aggrieved by a decision of the
Board of Appeals can appeal to the state Housing Appeals Committee, which in turn has
authority to uphold or reverse the Board's decision.
Chapter 44B. G.L. c. 44B (2000 Mass. Acts 267), the Community Preservation Act, allows communities
to establish a Community Preservation Fund for open space, historic preservation, and
community housing by imposing a surcharge of up to 3 percent on local property tax bills.
The state provides matching funds (or a partial match) from the Community Preservation
Trust Fund, generated from Registry of Deeds fees.
Community Housing. As defined under Chapter 44B, “community housing” includes housing
affordable and available to (a) households with incomes at or below 80 percent AMI and (b)
between 81 percent and 100 percent AMI.
Community Land Trust. Community land trusts are nonprofit, community-based organizations
designed to ensure community stewardship of land. They are used primarily to ensure long-
term housing affordability. To do so, the trust acquires land and maintains ownership of it
permanently. With prospective homeowners, it enters into a long-term, renewable lease
instead of a traditional sale. When the homeowner sells, the family earns only a portion of the
increased property value. The remainder is kept by the trust, preserving the affordability for
future low- to moderate-income families.
Community Preservation Act. Chapter 44B. G.L. c. 44B (2000 Mass. Acts 267) allows communities to
establish a Community Preservation Fund for open space, historic preservation, and
community housing by imposing a surcharge of up to 3 percent on local property tax bills.
The state provides matching funds (or a partial match) from the Community Preservation
Trust Fund, generated from Registry of Deeds fees.
Comprehensive Permit. The unified permit authorized by Chapter 40B for affordable housing
development.
Department of Housing and Community Development (DHCD). The state's lead housing agency,
originally known as the Department of Community Affairs (DCA). DHCD oversees state-
funded public housing and administers rental assistance programs, the state allocation of
CDBG and HOME funds, various state-funded affordable housing development programs,
and the Community Services Block Grant (CSBG) Program. DHCD also oversees the
administration of Chapter 40B.
125
Extremely Low-Income Household. A household income at or below 30 percent of AMI. (In some
housing programs, a household with income at or below 30 percent of AMI is called very low
income.)
Fair Housing Act (Federal). Established under Title VII of the 1968 Civil Rights Act, the federal Fair
Housing Act prohibits discrimination in the sale, rental, and financing of dwellings, and in
other housing-related transactions, based on race, color, national origin, religion, sex, familial
status (including children under the age of 18 living with parents or legal custodians, pregnant
women, and people securing custody of children under the age of 18), sexual orientation,
gender identity, and disability.
Fair Housing Law, Massachusetts. G.L. c. 151B (1946), the state Fair Housing Act prohibits housing
discrimination on the basis of race, color religious creed, national origin, sex, sexual
orientation, age, children, ancestry, marital status, veteran history, public assistance
recipiency, or physical or mental disability.
Fair Market Rent (FMR). A mechanism used by HUD to control costs in the Section 8 rental assistance
program. HUD sets FMRs annually for metropolitan and non-metropolitan housing market
areas. The FMR is the 40th percentile of gross rents for typical, non-substandard rental units
occupied by recent movers in a local housing market. (See 24 CFR 888.)
Family. Under the Federal Fair Housing Act (FFHA), family includes any of the following:
(1)A single person, who may be an elderly person, displaced person, disabled person, near-
elderly person, or any other single person; or
(2)A group of persons residing together, and such group includes, but is not limited to:
(a)A family with or without children (a child who is temporarily away from the home
because of placement in foster care is considered a member of the family);
(b)An elderly family;
(c)A near-elderly family;
(d)A disabled family;
(e)A displaced family; and
(f)The remaining members of a tenant family.
Gross Rent. Gross rent is the sum of the rent paid to the owner (“contract rent”) plus any utility costs
incurred by the tenant. Utilities include electricity, gas, water and sewer, and trash removal
services but not telephone service. If the owner pays for all utilities, then gross rent equals the
rent paid to the owner.
126
Group Home. A type of congregate housing for people with disabilities; usually a single-family home.
Household. One or more people forming a single housekeeping unit and occupying the same housing
unit. (See definition of Family)
Housing Appeals Committee (HAC). A five-member body that adjudicates disputes under Chapter
40B. Three members are appointed by the Director of DHCD, one of whom must be a DHCD
employee. The governor appoints the other two members, one of whom must be a city
councilor and the other, a selectman.
Housing Authority. Authorized under G.L. 121B, a public agency that develops and operates rental
housing for extremely low-income and very-low-income households.
Housing Cost, Monthly. For homeowners, monthly housing cost is the sum of principal and interest
payments, property taxes, and insurance, and where applicable, homeowners association or
condominium fees. For renters, monthly housing cost includes rent and basic utilities (oil/gas,
electricity).
HUD. See U.S. Department of Housing and Urban Development.
Inclusionary Zoning. A zoning ordinance or bylaw that encourages or requires developers to build
affordable housing in their developments or provide a comparable public benefit, such as
providing affordable units in other locations ("off-site units") or paying fees in lieu of units to
an affordable housing trust fund.
Infill Development. Construction on vacant lots or underutilized land in established neighborhoods
and commercial centers.
Labor Force. The civilian non-institutionalized population 16 years and over, either employed or
looking for work.
Labor Force Participation Rate. The percentage of the civilian non-institutionalized population 16
years and over that is in the labor force.
Local Initiative Program (LIP). A program administered by DHCD that encourages communities to
create Chapter 40B-eligible housing without a comprehensive permit, e.g., through
inclusionary zoning, purchase price buydowns, a Chapter 40R overlay district, and so forth.
LIP grew out of recommendations from the Special Commission Relative to the
Implementation of Low- or Moderate-Income Housing Provisions in 1989. The Commission
prepared a comprehensive assessment of Chapter 40B and recommended new, more flexible
ways to create affordable housing without dependence on financial subsidies.
Low-Income Household. As used in the terminology of Chapter 40B and DHCD’s Chapter 40B
Regulations, low income means a household income at or below 50 percent of AMI. It includes
the HUD household income group known as very low income.
127
Low or Moderate Income. As used in Chapter 40B, low or moderate income is a household that meets
the income test of a state or federal housing subsidy program. Massachusetts follows the same
standard as the rest of the nation, which is that “subsidized” or low- or moderate-income
housing means housing for people with incomes at or below 80 percent of the applicable AMI.
Massachusetts Housing Partnership (MHP). A public non-profit affordable housing organization
established by the legislature in 1985. MHP provides technical assistance to cities and towns,
permanent financing for rental housing, and mortgage assistance for first-time homebuyers.
MassHousing. A quasi-public state agency that provides financing for affordable housing.
Mixed-Income Development. A residential development that includes market-rate and affordable
housing.
Mixed-Use Development. A development with more than one use on a single lot. The uses may be
contained within a single building ("vertical mixed use") or divided among two or more
buildings ("horizontal mixed use").
Moderate-Income Household. As used in the terminology of Chapter 40B and DHCD’s Chapter 40B
Regulations, moderate income means a household income between 51 and 80 percent of AMI.
However, in some federal housing programs, a household with income between 51 and 80
percent of AMI is called low income.
Non-Family Household. A term the Census Bureau uses to describe households composed of single
people living alone or multiple unrelated people sharing a housing unit.
Overlay District. A zoning district that covers all or portions of basic use districts and imposes
additional (more restrictive) requirements or offers additional (less restrictive) opportunities
for the use of land.
Regulatory Agreement. An affordable housing restriction, recorded with the Registry of Deeds or the
Land Court, outlining the developer's responsibilities and rights
Section 8. A HUD-administered rental assistance program that subsidizes "mobile" certificates and
vouchers to help very-low and low-income households pay for private housing. Tenants pay
30 percent (sometimes as high as 40 percent) of their income for rent and basic utilities, and
the Section 8 subsidy pays the balance of the rent. Section 8 also can be used as a subsidy for
eligible rental developments, known as Section 8 Project-Based Vouchers (PBV), which are not
"mobile" because they are attached to specific units.
Single Room Occupancy (SRO). A building that includes single rooms for occupancy by individuals
and usually includes common cooking and bathroom facilities shared by the occupants.
Subsidized Housing Inventory (SHI). A list of housing units that "count" toward a community's 10
percent statutory minimum under Chapter 40B.
128
SHI-Eligible Unit. A housing unit that DHCD finds eligible for the Subsidized Housing Inventory
because its affordability is secured by a long-term use restriction and the unit is made available
to low- or moderate-income households through an approved affirmative marketing plan.
Subsidy. Financial or other assistance to make housing affordable to low- or moderate-income people.
Sustainability. To create and maintain conditions under which people and nature can exist in
productive harmony while fulfilling the social, economic and other requirements of present
and future generations. For housing, sustainability requires an equity framework that includes
affirmative measures to provide greater energy-efficiency and healthy housing, to connect
housing to jobs, to improve access to affordable transportation, and to enhance educational
opportunity.
Typical, Non-substandard Rental Units. A term that defines the types of rental units that HUD
includes and excludes in establishing the FMR for each housing market area. The term
excludes: public housing units, rental units built in the last two years, rental units with
housing quality problems, seasonal rentals, and rental units on ten or more acres.
U.S. Department of Housing and Urban Development (HUD). The lead federal agency for financing
affordable housing development and administering the Fair Housing Act.
Very Low Income. See Extremely Low Income.
Workforce. People who work or who are available for work, either in a defined geographic area or a
specific industry.
Workforce Housing. There is no single industry standard that defines “workforce housing.” HUD
defines it as housing affordable to households earning between 80 and 120 percent of AMI.
The Urban Land Institute has traditionally used the term “workforce housing” to describe
units affordable to households with incomes between 60 and 100 percent AMI. By contrast,
MassHousing defines “workforce housing” as housing affordable to individuals and families
with incomes of 61 percent to 120 percent of AMI. In general, workforce housing is housing
for people who work in a community and the pricing methodology should account for wages
paid by local employers.
129
August 15, 2022
Mr. David Whitney
Chair, Brewster Select Board
2198 Main St.
Brewster, MA 02631
RE: Housing Production Plan - Approved
Dear Mr. Whitney:
The Department of Housing and Community Development (DHCD) approves the Brewster Housing Production Plan
(HPP) pursuant to 760 CMR 56.03(4). The effective date for the HPP is August 12, 2022, the date that DHCD received
a complete plan submission. The HPP has a five-year term and will expire on August 11, 2027.
Approval of your HPP allows the Town to request DHCD’s Certification of Municipal Compliance when:
•Housing units affordable to low- and moderate-income households have been produced during one calendar year,
during the unit’s initial year of eligibility totaling at least 0.5% (24 units) of year-round housing units.
•All units produced are eligible to be counted on the Subsidized Housing Inventory (SHI). If you have questions
about eligibility for the SHI, please visit our website at: www.mass.gov/dhcd.
•All units have been produced in accordance with the approved HPP and DHCD’s Guidelines.
I applaud your efforts to plan for the housing needs of Brewster. Please contact Phillip DeMartino, Technical Assistance
Coordinator, at (617) 573-1357 or Phillip.DeMartino@mass.gov if you need assistance as you implement your HPP.
Sincerely,
Louis Martin
Director, Division of Community Services
cc: Senator Julian Cyr
Representative Timothy R. Whelan
Donna Kalinick, Assistant Town Administrator, Town of Brewster
Jill Scalise, Housing Coordinator, Town of Brewster
Judi Barrett, Planning Director, Barrett Planning Group LLC
Alexis Lanzillotta, Project Manager, Barrett Planning Group LLC
Commonwealth of Massachusetts
DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT
Charles D. Baker, Governor Karyn Polito, Lieutenant Governor Jennifer D. Maddox, Undersecretary
130
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.
131
Brewster Housing Coordinator Update July 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, 61 total requests for housing
information (36) or assistance (25 ).
Housing Office webpage updated with Housing Plan information.
Article in the Cape Cod Chronicle about Brewster’s Housing Program.
2.Brewster Affordable Housing Trust (BAHT) (HPP Strategy #7)
Trust met & addressed items throughout update.
Worked on the Housing Trust Guidelines and Housing Forum for the fall.
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).
POAH & HAC submitted a Project Eligibility Application for Low Income Housing Tax Credit program.
Attended a project eligibility site visit with DHCD and HAC.
4.Redevelop Existing Properties for Affordable Housing (HPP Strategy #6)
Serenity at Brewster (55+ rental housing, 27 affordable units): Applications for affordable units were due
July 1st & lottery held July 26th. Site visit & tour of property. Outreach for grand opening ceremony.
5. Comprehensive Permit Projects (HPP Strategy #14)
Brewster Woods (30 affordable rental units): Applications for affordable units were due July 1st & lottery to
be held August 2nd. Site visit & tour of property. Delay in construction, expected opening late fall.
Habitat for Humanity Red Top Road (2 affordable home ownership): Regulatory Agreement approved by
DHCD.
6.Preservation of Housing and Related Support of Brewster Residents
Regional Community Development Block Grant (CDBG) Program continues. Followed-up with The
Resource Inc about applications and increase to $50,000 per home for critical repairs housing rehab.
7.Subsidized Housing Inventory (SHI) (HPP Strategy #10)
Received Certification of the 2017 HPP for the creation of 27 affordable units at Serenity Apartments.
Brewster’s SHI is now at 6.2%.
Processed a Buy-down application, and related documents, for the affordable resale of 50 James Burr Road.
Continued evaluation of 212 Yankee Drive. Site visit with Building Commissioner and Donna Kalinick.
Continued follow-up on several SHI homes of concern & looked over FY23 SHI tax assessments.
8.Housing Production Plan (HPP) (Select Board Strategic Plan Goal H-2)
Comment matrix created, comments incorporated, and Plan completed. The Plan was presented to a joint
meeting of the Select Board and Planning Board, approved by both boards, and sent to DHCD.
9.Collaboration (HPP Strategy #9)
Attended CHAPA’s Making the Case for Housing Zoom and participated in Lower Cape Peer Group.
Upcoming Activities/ Highlights
Brewster received certification of the 2017 Housing Production Plan and is in ‘safe harbor’ to May 2023.
Grand Opening Ceremony for Serenity Apartments at Brewster on August 4th at 11AM.
Personnel
Participated in Housing Trust, Planning Board, and Select Board meetings. Attended community outreach
coordination meeting. Also worked with: Accounting, Assessor’s, Building, Council on Aging, Health,
Natural Resources, Planning, Town Administration, Treasurer’s Office, and Vision Planning Committee.
132
Town of Brewster
Housing Partnership
2198 Main St., Brewster, MA 02631
(508) 896-3701
MEETING AGENDA MINUTES
Remote Participation Only
Thursday April 21, 2022 at 6:00 PM
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021,. No in-person meeting
attendance will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on
the Town website as soon as possible.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-
ma.gov), or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1.Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 853 9402 2099 Passcode: 301097
To request to speak: Press *9 and wait to be recognized.
2.Zoom Webinar: https://us02web.zoom.us/j/85394022099?pwd=M2JSaDJWYTZPK1l3eVZPVnVmaTdiUT09
Passcode: 301097
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
Housing
Partnership
Jillian Douglass
Chair
Lisa Forhan
Clerk
Vanessa Greene
Ralph Marotti
Diane Pansire
Sarah Robinson
Steve Seaver
Asst. Town
Administrator
Donna Kalinick
Housing
Coordinator
Jill Scalise
Members present: Jillian Douglass, Vanessa Greene, Ralph Marotti, Sarah Robinson, and
Stephen Seaver
Guests: Jill Scalise, Donna Kalinick, Alexis Lanzillotta
1.Call to Order – 6:00 pm
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Recording Statement
5.Housing Production Plan Update and Discussion – Judi Barrett & Alexis
Lanzillotta, Barrett Planning Group
a.Update on Needs Assessment including Survey- was included in the draft
presentation. Over 800 surveys received. Thanks to BHP members
inputting the information from over 60 paper surveys.
b.Community Conversations Kits & Meetings – several meetings have been
held or are scheduled.
c.April 28th Virtual Community Meeting Planning, Participation, and
Outreach Strategy- Alexis went over the plans for the community
meeting. Partnership members and staff volunteered to assist in
facilitation and as note takers. Alexis shared a draft presentation and
discussion ensued to provide guidance for the meeting.
d.Timeline Discussion – May 19th Partnership will discuss plan draft goals
& strategies. Goal of a June 6th presentation of draft plan for the Select &
Planning Boards and a Community Meeting on June 16th .
6.Housing Coordinator Update- Lotteries for Serenity & Brewster Woods expected this
summer. Report attached.
7.Updates from Liaisons
a. Affordable Housing Trust- Request for Proposal to Develop Housing- Select
Board accepted proposal for Millstone housing property.
b. Community Preservation Committee- CPC formula on Town Warrant.
c. Brewster Housing Coalition- Community Conversation on Sunday.
8.For Your Information/Correspondence- none
9.Matters Not Reasonably Anticipated by the Chair
133
Select Board
Mary Chaffee
Chair
Benjamin deRuyter
Vice Chair
Cynthia Bingham
Clerk
David Whitney
Edward Chatelain
Town
Administrator
Peter Lombardi
Assistant Town
Administrators
Susan Broderick
Donna Kalinick
Executive Assistant
to the Town
Administrator
Robin Young
10.Minutes of the March 10 & 31, 2022 Housing Partnership Meetings –
Approval of March 10 & March 31st minutes.
11.Schedule Next Meeting – Thursday April 28th & May 19th at 6PM.
12.Adjournment – 7:33PM
Respectfully submitted,
Jill Scalise
134
Town of Brewster
Housing Partnership
2198 Main St., Brewster, MA 02631
Housingmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
Remote Participation Only
Thursday, June 16, 2022 at 6:00 PM
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021,. No in-person meeting
attendance will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on
the Town website as soon as possible.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-
ma.gov), or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1.Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 853 9402 2099 Passcode: 301097
To request to speak: Press *9 and wait to be recognized.
2.Zoom Webinar: https://us02web.zoom.us/j/85394022099?pwd=M2JSaDJWYTZPK1l3eVZPVnVmaTdiUT09
Passcode: 301097
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
Housing
Partnership
Jillian Douglass
Chair
Lisa Forhan
Clerk
Vanessa Greene
Ralph Marotti
Diane Pansire
Sara Robinson
Steve Seaver
Asst. Town
Administrator
Donna Kalinick
Housing
Coordinator
Jill Scalise
Members Present: Vanessa, Sarah, Ralph, Lisa, Jillian, Diane
Guests: Donna Kalinick, Jill Scalise, Alexis Lanzillotta and Judi Barrett plus 19
Community members via Zoom.
1.Call to Order – 6:01
2.Declaration of a Quorum – a Quorum was present.
3.Meeting Participation Statement
4.Recording Statement
5.Housing Production Plan Update and Discussion – Judi Barrett & Alexis
Lanzillotta, Barrett Planning Group – Jill Scalise introduced the presentation
of the current draft of the Plan.
Q. 5%-30% demand was surprising; how many units would that be?
A. That was not calculated as part of this plan.
Q. How many survey responses have there been so far and what is the profile
of the respondents?
A. 881 responses total. 68% are year round residents, 18% seasonal and 12%
non-residents.
Q. Clarify that the plan requires adding sewers where they don’t belong;
encourage review of the report.
A. The Plan does not recommend adding sewers; Donna K. also clarified that
the report is not a town product.
Q. Can you clarify the recommendation to “conduct an inventory of non-
conforming lots?
A. In assessor records, codes like “undevelopable” are often based on zoning
requirements. There may be lots that could support a small home if not for
135
Select Board
Mary Chaffee
Chair
Benjamin deRuyter
Vice Chair
Cynthia Bingham
Clerk
David Whitney
Edward Chatelain
Town
Administrator
Peter Lombardi
Assistant Town
Administrators
Susan Broderick
Donna Kalinick
Executive Assistant
to the Town
Administrator
Robin Young
road frontage, etc. There may be opportunity to identify potential housing
sites.
6.Housing Coordinator Update – See attached summary – Highlight - Brewster
Woods and Serenity are both open for applicants.
7.Updates from Liaisons
a. Affordable Housing Trust
i. Preservation of Affordable Housing & Housing Assistance
Corporation Proposal for Community Housing – still awaiting action
from the Select Board.
b. Community Preservation Committee – no report
c. Brewster Housing Coalition – no report
8.For Your Information/Correspondence – none noted
9.Matters Not Reasonably Anticipated by the Chair – none noted
10.Minutes of the April 21, 2022 Housing Partnership Meeting & April 28, 2022
Community Forum —Minutes from 4.28.22 & 5.19.22 were approved.
11.Schedule Next Meeting – 6/30/22 – 6 p.m.
12.Adjournment at 7:55 p.m.
136
Town of Brewster
Housing Partnership
2198 Main St., Brewster, MA 02631
Housingmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
Remote Participation Only
Thursday, June 30, 2022 at 6:00 PM
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021,. No in-person meeting
attendance will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on
the Town website as soon as possible.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-
ma.gov), or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1. Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 853 9402 2099 Passcode: 301097
To request to speak: Press *9 and wait to be recognized.
2. Zoom Webinar: https://us02web.zoom.us/j/85394022099?pwd=M2JSaDJWYTZPK1l3eVZPVnVmaTdiUT09
Passcode: 301097
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
Housing
Partnership
Jillian Douglass
Chair
Lisa Forhan
Clerk
Vanessa Greene
Ralph Marotti
Diane Pansire
Sara Robinson
Steve Seaver
Asst. Town
Administrator
Donna Kalinick
Housing
Coordinator
Jill Scalise
In attendance: Jillian, Ralph, Lisa, Vanessa, Steve, Diane
Guests: Jill Scalise, Alexis Lanzillotta (Barrett Planning)
1. Virtual Meeting Remote Participation Statement
2. Declaration of a Quorum – quorum was present
3. Call to Order (Roll Call) – Called to order at 6:04 p.m.
4. Housing Production Plan Update and Discussion – Alexis Lanzillotta, Barrett
Planning Group
a. Review June 16th Community Meeting – 30 people attended.
b. Comments on Draft Plan – 10 written comments received, in addition to
comments from some of the 30 who attended.
c. Public Hearing of the Select Board & Planning Board July 11th at 6PM –
Question – when it is presented to the Select and Planning Boards, will
there be opportunity for additional comments? Answer: At the joint
meeting the two Boards will reviewing the final draft, however, may take
comments into consideration. The final draft will include all public
comments and how they were addressed/responded to in the plan.
d. Reviewed proposed implementation strategies and possible amendments
for the final draft; edits were based on public comments or to
combine/consolidate similar strategies. Alexis departed the meeting at
6:55.
5. Preparation for Re-Organization – Discussion of the annual terms ending for
the Chair and Clerk positions. Discussion included possibility of having a
Vice-Chair who can step in if the Chair is not available. Diane Pansire was
elected as Chair for the coming year with Jillian Douglass as Vice Chair. No
decision was made regarding a new Clerk.
6. Housing Updates, including Housing Coordinator
Highlights: Tomorrow is the deadline for applications for Brewster Woods
137
Select Board
Mary Chaffee
Chair
Benjamin deRuyter
Vice Chair
Cynthia Bingham
Clerk
David Whitney
Edward Chatelain
Town
Administrator
Peter Lombardi
Assistant Town
Administrators
Susan Broderick
Donna Kalinick
Executive Assistant
to the Town
Administrator
Robin Young
and Serenity. Jill noted that she received 150 requests for assistance with
applications.
Community Development Block Grant
a. May 8 Brewster Projects – Critical home repairs
b. Childcare - $46k for childcare for Brewster families.
DHCD – submitted inventory; 29 units added.
7. For Your Information/Correspondence – No reports.
8. Matters Not Reasonably Anticipated by the Chair – there were none.
9. Minutes of the April 21, 2022 Housing Partnership Meeting & June 16, 2022 Housing
Partnership Community Meeting – minutes not available.
7. Future Meeting Schedule
July 21 at 6 p.m.
August 18 at 6 p.m.
September 15 at 6 p.m.
8. Adjournment – 7:11.
138