HomeMy Public PortalAbout09.28.22 FinCom PacketTown of Brewster Finance Committee
2198 Main St., Brewster, MA 02631
fincommeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
Brewster Town Hall
2198 Main Street
September 28, 2022 at 6:00 PM
Pursuant to Chapter 107 of the Acts of 2022, this meeting will be conducted in person and via remote means, in accordance
with applicable law. This means that members of the public body may access this meeting in person, or via virtual means.
In person attendance will be at the meeting location listed above, and it is possible that any or all members of the public
body may attend remotely. No in-person attendance of members of the public will be permitted, and public participation
in any public hearing conducted during this meeting shall be by remote means only.
Members of the public who wish to access the meeting may do so in the following manner:
Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 862 2956 9696 Passcode: 565167
To request to speak: Press *9 and wait to be recognized.
Zoom Webinar: https://us02web.zoom.us/j/86229569696?pwd=MUhJNGpoU3VocTZ0cTU0VGpYcWdVQT09
Passcode: 565167
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in the
meeting, may do so by accessing the meeting remotely, as noted above.
Additionally, the meeting will be broadcast live, in real time, via Live broadcast (Brewster Government TV Channel 18),
Livestream (livestream.brewster-ma.gov), or Video recording (tv.brewster-ma.gov).
Finance
Committee
Harvey (Pete) Dahl
Chair
Frank Bridges
Vice Chair
William Meehan
Clerk
Andrew Evans
William Henchy
Alex Hopper
Honey Pivirotto
Robert Tobias
Robert Young
Town
Administrator
Peter Lombardi
Finance Director
Mimi Bernardo
1.Call to Order
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Recording Statement
5.Public Announcements and Comment: Members of the public may address the Finance Committee on
matters not on the meeting’s agenda for a maximum 3-5 minutes at the Chair’s discretion. Under the Open Meeting
Law, the Finance Committee is unable to reply but may add items presented to a future agenda.
6.Town Administrator/Finance Director Report
7.Presentation and Discussion – Brewster Local Comprehensive Plan
8.Discussion and Vote on Town Meeting Warrant Articles
Art. 6 – Town Bylaw Amendment: Limit of Debate
Art. 7 – Bylaw Amendment – TM Warrant Deadlines
Art. 8 – New Town Bylaw – Reconsideration
Art. 16 – Rescind Debt Authorization
9.Update – Nauset Regional HS Building Project and SBC
10.Liaison Reports and Assignments
11.Request for agenda items for future meetings
12.Matters Not Reasonably Anticipated by the Chair
13.Next Finance Committee Meeting
14.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
9/26/22
Brewster
Local Comprehensive Plan (LCP)
Final Draft
September 2022
Table of Contents
Executive Summary
Section 1 Brewster’s Vision
Section 2 Community Engagement
Section 3 Building Blocks - Existing Conditions and Issues
• Brewster Today
• Building Block Summaries
Community Character
Open Space
Housing
Local Economy
Coastal Management
Water Resources
Governance
Community Infrastructure
Solid Waste Management
Climate Mitigation and Adaptation
Section 4 The Action Plan- Building Block Goals, Purposes, and Actions
• Community Character
• Open Space
• Housing
• Local Economy
• Coastal Management
• Water Resources
• Governance
• Community Infrastructure
• Solid Waste Management
• Climate Mitigation and Adaptation
Section 5 Capital Facilities Plan
Section 6 Housing Production Plan Summary
Section 7 Implementation and Performance Monitoring
Section 8 Supporting Regulation, Plans and Policies
ACKNOWLEDGMENTS
The development of Brewster’s Local Comprehensive Plan was the result of the active participation, thinking and hard work of many people who
value our community’s future. We would like to thank them for their time and efforts.
Thanks to:
The thousands of people who took part in the community survey (Brewster’s Next Steps), contributed comments on the drafts of this Plan,
and who participated in the earlier Vision Planning process.
The Town Department heads and staff who contributed their deep knowledge of Town services and the community’s service needs
Members of community organizations who contributed their ideas on the community’s needs and who are partners in implementing
Brewster’s plans.
The Brewster Planning Department who provided guidance and support throughout the process.
Tighe and Bond, our consultants, who provided technical guidance in putting the Plan together.
The Brewster Vision Planning Committee
Hal Minis, Chair
Sharon Tennstedt, Vice-chair
Amanda Bebrin
Andi Genser
Patricia Hess
Suzanne Kenney
Fran Schofield
Alex Wentworth
Kari Hoffman, Select Board Liaison
Honey Pivirotto, Finance Committee Liaison
Prior Brewster Vision Planning Committee members
Sue Searles
Garran Peterson
Kari Hoffman
Paul Wallace
Ned Chatelain, Select Board Liaison
EXECUTIVE SUMMARY
Introduction: What is an LCP? Why have one?
Brewster’s Local Comprehensive Plan (LCP) describes how Brewster looks today and where it wants to go in the future. The LCP is not law or
regulation and does not itself create regulatory mandates or restrictions. It creates policy direction to help guide land use decisions and policies in
the Town for the next 10+ year planning period. It has been developed with general guidance from the Cape Cod Commission according to its
regulations, adapted to Brewster’s specific needs and circumstances.
After its local adoption, the Cape Cod Commission certified the LCP as consistent with and not contrary to regional planning policies and
regulations and other towns’ interests. Brewster’s LCP has also been prepared and is intended to serve as a comprehensive land use plan under
state planning law (MGL Chapter 41, Section 81D).
Brewster first adopted a comprehensive land use plan in 1970. A prior draft LCP was completed in 1997 but was never brought to Town Meeting.
The development of this LCP started in earnest with the 2018 Brewster Vision Plan. The Vision Plan process commenced in 2017, serves as a
foundation for the LCP, and includes goals and actions for eight key issue areas (called ‘Building Blocks’).
The LCP is structured along the same lines as the Vision Plan. It includes a Vision Statement and the eight Building Blocks: Community
Character, Water Resources, Open Space, Housing, Coastal Management, Local Economy, Governance, and Community Infrastructure. The goals
for each of these Building Blocks remain similar to those stated in the Vision Plan, with some modifications made to recognize changing
circumstances and conditions in Brewster and beyond, and the goal statements and policies in the Cape Cod Regional Policy Plan.
In addition, two new Building Blocks have been included in the LCP since the adoption of the Vision Plan: Solid Waste Management and Climate
Mitigation and Adaptation. The Solid Waste Building Block recognizes both the Town’s efforts to decrease and manage the community’s waste
stream and regional guidance from the Cape Cod Commission. The Climate Mitigation and Adaptation Building Block recognizes the major threat
to the community posed by climate change and the efforts by the Town to mitigate or adapt to its effects.
The heart of the LCP is the Action Plan, which includes an ambitious list of actions associated with the Building Blocks. The Action Plan sets out
these proposed actions to advance the vision, goals and purposes of the LCP. The Action Plan calls for Town government to accomplish a variety
of tasks over the next 10+ years; more broadly, the Action Plan is also intended to guide future decision-making and action involving community
organizations and residents.
Brewster’s Vision
The LCP is informed, but not limited by, the 2018 Vision Plan. In many ways, both Plans exist along the same planning continuum, although the
LCP has been updated to reflect changed conditions (including an unprecedented world-wide pandemic and its associated social and economic
effects on society) and input received through the entire planning process.
The LCP includes a vision statement, similar to that of the 2018 Vision Plan, articulating at a high level a vision for Brewster’s future and the
values held by the community. The Action Plan is intended to achieve the vision. It is important to note that these values are not intended to
conflict, especially in terms of implementing the related Action Plan, but should be viewed as complementary, mutually supportive and on equal
footing with one another. The vision statement has also been prepared for consistency with the Cape Cod Regional Policy Plan.
Community Engagement
Processes for developing both the Vision Plan and the Local Comprehensive Plan were highly participatory. The Vision Planning process
included three series of public workshops and a public survey. These events were accompanied by broad public outreach, including newspaper
coverage and opinion pieces, postings on the Town website and through the Town email-list, distribution of announcements through the e-mail
lists of approximately 10 local not-for-profit organizations and religious groups, local public television interviews and announcements, and
document distribution at Town Hall, the Brewster Ladies Library, and the Council on Aging. A postcard to all property owners was also sent out
for the public survey.
The LCP process and its preparation has been shepherded by the Vision Planning Committee. The LCP planning effort began during the COVID
pandemic, thus was constrained by restrictions on public meetings. Nevertheless, the Planning Committee took a very similar approach to
outreach for the LCP as they did for the Vision Plan, actively informing the Brewster public about the planning effort and to soliciting their ideas
and feedback. Most notable was the Brewster’s Next Steps survey to gauge support for over 65 proposed actions, to which over 2,300 people,
broadly representing the community’s age and residential status profile, responded. The Committee used broad print and electronic media
announcements, email lists, postcards to property owners, and pop-up events at Town locations to publicize the survey. A summary of results is
available on the Town website.
In addition, the Committee partnered with Town Administration to organize workshops of Town staff and key local organizations to review and
comment on a draft Action Plan. The Committee announced a public comment period on the LCP that included the draft Action Plan in July
2022. The Committee reviewed the comments received during the comment period and revised the Action Plan to reflect many of the public
comments. The final draft LCP was recommended by the Vision Planning Committee and approved by the Select Board and Planning Board
following a public hearing in October 2022. In November 2022, Town Meeting accepted and adopted the LCP. After Town Meeting , the Cape
Cod Commission held a public hearing to certify the LCP as consistent with the Cape Cod Regional Policy Plan.
Building Blocks - Existing Conditions and Issues
This section contains an overview of existing conditions in Brewster organized by Building Block and based on summary papers that have been
prepared for all Building Blocks. Each overview includes background information, recent actions by the Town, and key issues moving forward.
These existing conditions summaries detail circumstances in the town and identify town assets, strengths, concerns and related challenges and
opportunities. The summary papers prepared in 2017 for original eight Building Blocks of the Vision Plan have been updated to reflect changing
conditions, evolving issues, and implementation of actions to date. In addition, summary papers have been added for the new Building Blocks,
Solid Waste and Climate Change. The section begins with a description of ‘Brewster Today’ focusing on demographic and land use issues and
drawing on the Land Use summary paper. Interpretive maps are also contained throughout the LCP to depict certain concepts or conditions.
The Action Plan – Building Block Goals, Purposes, and Actions
The goals and purposes for the LCP are organized by Building Blocks, a concept originated in the 2018 Vision Plan. They have been slightly
modified in the LCP since the development of the Vision Plan to reflect changing conditions in Brewster and to align them with the goals of the
Cape Cod Regional Policy Plan.
The Action Plan is proposed to advance the LCP vision, goals, and purposes over the next 10+ years. The list of actions is not intended to be a
complete list of all that the Town could do but does include the most important actions essential to advancing the identified goals. While a large
and ambitious number of actions are presented, priorities for implementation will be identified during the Select Board’s annual strategic
planning exercise.
The list of actions has been drawn from numerous sources including the following:
● Actions from the Vision Plan that have not yet been implemented
● Recommendations from stakeholders about current needs
● Recommendations from the Vision Plan summary papers about trends and needs; and
● Results of the Brewster’s Next Steps survey gauging public support for individual actions.
As the final phase of Action Plan development, the draft list of actions was reviewed and refined by workshops of key Town Departments and
local organizations to assess the accuracy, relevancy, and feasibility in implementing each action. This vital part of the process helped ensure the
ability, capacity, and commitment to implement the Action Plan and is subject to future adjustments that will make the LCP a “living” plan.
Capital Facilities Planning
In this section, the LCP aligns and cross-references capital investments contemplated in the Action Plan with the Town’s on-going capital facilities
planning. This analysis ensures that the capital requirements necessary to implement the LCP are planned for and met.
Housing Production Plan Summary
The Town has recently completed, and the State has approved, an update of its 2017 Housing Production Plan (HPP), which principally deals with
provisions for affordable housing in Brewster. This section includes a summary of the Town’s 2022 plan. The full HPP can be accessed on the
Town website.
Implementation and Performance Monitoring
The prioritization of undertaking LCP actions will be set primarily through the Select Board’s annual strategic planning. Monitoring and reporting
to the community are crucial to the successful implementation of the LCP and are described in this section. A copy of the Select Board’s current
Strategic Plan for FY23-24 is included in the LCP Appendices.
Supporting Regulation, Plans and Policies
The LCP references other existing Town land use plans, policies, bylaws and regulations that both inform, and will be informed by, the LCP.
Many of the LCP’s actions deal with potentially updating and amending these documents to advance the goals and vision of the LCP. It is
important to note that, under the current zoning bylaw, consistency with the comprehensive plan is a criterion of approval for certain permits and
proposed developments.
SECTION 1: BREWSTER’S VISION
The LCP’s vision for Brewster’s future, as articulated below, is grounded in the Town’s Vision Planning process, which began in 2017. The
Vision Plan, completed and approved in 2018, serves as a foundation for the LCP. The LCP’s vision statement is also informed by the shared
experiences of the community since that time including, among other things, an unprecedented world-wide pandemic, and its associated social,
political and economic effects.
This vision statement is a product of significant community input. It reflects the shared values of the Brewster community related to, among other
things, future growth and development and resource protection in the town. The vision also harmonizes with the regional vision articulated in the
Cape Cod Regional Policy Plan. In particular, the Town’s visioning process involved “Town Center” discussions: identifying existing centers of
concentrated activity, development and infrastructure in the town that might accommodate expanded future housing and economic opportunities.
This vision serves as the backdrop and reference point for the ‘Building Blocks’ and their associated goals, purposes and actions set out in the
LCP. The multiple values and interests articulated in the vision statement are mutually dependent, complementary and on equal footing with one
another. In practical application, the vision requires that these values and interests be reconciled or compromised with one another. In order to
fulfill and realize the vision, it is necessary to advance all of these constituent values and interests.
Brewster is a welcoming community that celebrates our special character and strives for greater social diversity and inclusiveness.
We preserve our historical setting and seek to protect its contribution to our town’s character. We work to preserve the rural, small town feel
of Brewster while recognizing opportunities for growth, which adds to our shared quality of life.
Brewster has been, and will continue to be, a leader in open space planning and protection, which contributes to protecting water resources
and sensitive natural habitats and provides scenic areas for recreation and contemplation.
In the context of coastal change, we protect our natural bayside coastline, which defines our sense of place and provides special recreational
and economic opportunities.
We are committed to address climate change, one of the great global challenges of our day, locally by reducing our contributions to carbon
emissions and continuing to support practices that take up and store carbon through natural processes.
We honor our history as a working community and partner with Brewster businesses and other organizations that support residents and
visitors by providing high-quality products, services, and experiences built on our character and environment, and that offer local social,
economic, and employment opportunities that help sustain the community.
We support growth that is appropriately scaled and sited within the context that it is proposed.
As a commitment to the social diversity we value, we seek to support housing production tailored to the changing needs of the community,
including housing that is affordable to current and future residents of all ages and economic standing.
Within our fiscal capabilities, we strive to provide the infrastructure necessary to ensure public health and safety and to support the ability of
our entire community, from older people to families with children, to live, work, learn, recreate, and gather in the town.
The communication methods and practices that we set in place encourage and promote public discourse and collaboration. We look to
successful models in other communities and organizations as examples to manage and guide our approach to change in our town.
We are committed as we move forward, through careful planning and coordination, to improve our community and honor what we value
about Brewster, and ensure the town’s continued social, economic, financial, and environmental sustainability for present and future
generations.
SECTION 2: COMMUNITY ENGAGEMENT
Processes for developing both the Vision Plan and the LCP were highly participatory. The Vision Planning process included three series of public
workshops and survey. These events were accompanied by broad public outreach, including newspaper coverage and opinion pieces, postings on
the Town website and through the Town email-list, distribution of announcements through the e-mail lists of approximately 10 local not-for-profit
organizations and religious groups, local public television interviews and announcements, and document distribution at Town Hall, the Brewster
Ladies Library, and the Council on Aging. A post card to all property owners was also sent out for the public survey.
The LCP planning effort began during the COVID pandemic, thus was constrained by restrictions on public meetings. Nevertheless, the Planning
Committee took a very similar approach to outreach for the LCP as they did for the Vision Plan, used many of the same outreach efforts to actively
informing the Brewster public about the planning effort and to soliciting their ideas and feedback. Most notable was the 2022 Brewster’s Next
Steps survey to gauge support for over 65 proposed actions, to which over 2,300 people, broadly representing the community’s age and residential
status profile, responded. The Committee used broad print and electronic media announcements, email lists, post cards to property owners, and
pop-up events at town locations to publicize the survey. A summary of results is available on the Town website.
The survey results were fundamental to drafting the Action Plan. A draft of the Action Plan and an Overview of the LCP were made available to
the public during a 21-day public comment period from July 25 to August 12, 2022. Comments and feedback were reviewed carefully by the
Vision Planning Committee and revisions were made as appropriate. Brewster’s Select Board, Planning Board and Vision Planning Committee
held a joint public hearing on the draft LCP in October 2022 prior to advancing it to Town Meeting in November 2022.
The LCP vision statement is a product of significant community input: it reflects the shared values of the Brewster community related to, among
other things, future growth and development and resource protection in the town. The Town’s vision statement also harmonizes with the regional
vision articulated in the Cape Cod Regional Policy Plan. In particular, the Town’s visioning process involved “Town Center” discussions:
identifying existing centers of concentrated activity, development, and infrastructure in the town, outside of large, unfragmented, natural resource
corridors, that might accommodate expanded future housing and economic opportunities.
The Brewster’s Next Steps survey queried residents about the possibility of designating or recognizing a Town Center(s). While 20% of survey
respondents preferred no designated Town Center, the area around Foster Square was identified most frequently (44%) as a Town Center (see
Figure 1 below). Other frequently mentioned designations included the broader areas along Rte. 6A/Main Street from Rte. 124 near the Brewster
General Store to Ellis Landing Road (25%) and Rte. 6A/Main Street from Underpass Road to Ocean Edge Resort (23%). In a Town Center,
respondents prefer sidewalks, bike lanes/paths, small parks, and small-scale commercial development. There was strong support for development
controls such as compatible historic or architectural design, height limitations and landscaping, consistent with maintaining Brewster’s small town
and historic character. Support for housing, including mixed-use residential use, was moderate. Overall, there was widespread concern about
increasing traffic on Rte. 6A/Main Street, including impeding access from residential side streets. Preference for locating commercial and
industrial development on Underpass Road or Freemans Way was frequently mentioned in respondent comments.
Sharon R to add a pie chart here based on the above percentages.
[Brewster LCP Potential Town Centers – Panel 1]
[Brewster LCP Potential Town Centers – Panel 2]
[insert photo of flyer prepared for 2021 survey]
In addition, the Committee partnered with Town Administration to organize workshops of Town staff and key local organizations to review and
comment on the draft Action Plan.
In anticipation of the Cape Cod Commission’s (CCC) LCP review and certification, the Town communicated and worked with CCC staff
iteratively and collaboratively throughout the development of the LCP, providing draft sections of the LCP for review and comment at various
stages:
CCC staff completed a review of the LCP’s goals for consistency with RPP goals and provided feedback to the Vision Planning
Committee on ways to align the LCP’s goals with RPP goals. A comparison table of RPP goals and LCP goals was prepared to assist in
this review.
CCC staff provided general input and guidance during preparation of the draft LCP on compliance with the CCC’s LCP Regulations.
CCC staff gave a presentation on the Cape Cod Climate Action Plan at a meeting of the Vision Planning Committee in August 2021.
CCC staff completed reviews of the Building Block summaries and draft Action Plan and provided recommendations on additional or
revised content. These recommendations were reviewed by the Vision Planning Committee and incorporated into the LCP as appropriate.
SECTION 3: BUILDING BLOCKS - EXISTING CONDITIONS AND ISSUES
This section contains an overview of existing conditions in Brewster organized by Building Block and based on summary papers that have been
prepared for all Building Blocks. Each overview includes background information, recent actions by the Town, and key issues moving forward.
The summary papers prepared in 2017 for the original eight Building Blocks of the Vision Plan have been updated to reflect changing conditions
and actions that have been recently implemented. In addition, summary papers have been for the new Building Blocks, Solid Waste and Climate
Mitigation and Adaptation. The section begins with a description of Brewster today focusing on demographic and land use issues and drawing on
the Land Use summary paper.
“Existing conditions” include physical and socioeconomic conditions; existing assets and resources; and the identification of associated concerns,
challenges, strengths, and opportunities. Taking stock of these existing conditions assisted the Town in establishing its planning vision, goals, and
actions.
Brewster Today
The Town of Brewster is characterized by its small town, rural and historic qualities, with an abundance of natural resources, protected open space
and miles of both coastal and freshwater shoreline. About 80 freshwater ponds cover some 1,700 acres.
The majority of developed land within the Town consists of single-family, residential development and small-scale commercial development
concentrated along Rte. 6A/Main Street, a nationally designated scenic byway and the largest historic district in the U.S. Additional small-scale
commercial areas are located on Underpass Road, and at the Route 137/Millstone Road intersection. The Town also includes an approximately
245-acre industrial district in the southeastern section of Town.
The Town has been committed to the protection of its valuable natural resources for decades. The Town has largely retained its small-town
character through its efforts to protect open space and historic resources. According to the Brewster Open Space and Recreation Plan, updated in
2021, the town includes within its boundaries over 2,200 acres of State and non-profit open space and recreational holdings, such as Nickerson
State Park, State-acquired Camp Monomoy land, Brewster Conservation Trust lands, Orenda Wildlife Trust lands, and the Cape Cod Rail Trail
(CCRT).
Brewster itself has made major open space investments. The Town, through the Conservation Commission, owns approximately 882 acres of
permanently conserved land, and about another 1,000 acres of open space held by other entities like the Select Board. The Town has an ongoing
program where it formally transfers tax title and other Town-owned land appropriate for open space use to the care and custody of the Brewster
Conservation Commission for permanent conservation. Since 2012 alone Brewster has acquired or transferred approximately 200 acres of open
space for permanent conservation purposes and has acquired conservation restrictions or easements on another approximately 121 acres.
Historic Development Patterns
Since 1633, Brewster has been home for small business entrepreneurs since the opening of the first grist mill on what is now Stony Brook. Relying
on the land and sea, business has always supported the natural setting and rural nature of the town. Perhaps the most notable of Brewster’s
entrepreneurs were the sea captains. From the 18th to 19th centuries, as many as fifty sea captains lived in Brewster, building stately homes along
Rte. 6A/Main Street, adding a sense of elegance to the community. Today, many of these sea captains’ homes are still occupied by entrepreneurs.
Business continues to support the small-town setting of Brewster by creating services for residents and visitors and at the same time maintaining
many important historic buildings and the natural surroundings.
Current Land Use Patterns
The most recent version of the Mass Audubon study, “Losing Ground”, Sixth Edition 2020, calculates that 34% of Brewster is permanently
conserved, 26% is developed, and 40% remains undeveloped as natural or open land but is not permanently conserved.
As stated in the 2022 Brewster Housing Production Plan, nearly 75% of the housing stock in Brewster is in
the form of detached single-family homes. Mixed-use development is not currently allowed under the
Brewster zoning bylaw, although development in commercial districts is allowed to have an accessory
residential unit by special permit.
Cluster residential development and planned residential development (PRD) are only allowed by special
permit, and both have significant minimum land area requirements.
There are also 145 properties along Rte. 6A/Main Street where business activity is taking place. Most of these
businesses are in the Residential (R-M) zoning district.
Zoning
district
Total
acres
Percent of
total
CH 288 2%
I 247 2%
MRD 50 <1%
RL 2,091 13%
RM 5,652 35%
RR 7,909 48%
VB 93 1%
Total 16,328 100%
[Figure # - Land Use]
Recent Trends
A December 2021 Elementary Schools Master Plan completed for the Town of Brewster indicates that the seasonal population in Brewster, when
averaged over a full year, is nearly double the number of full-time residents. The increase in seasonal population places stress, not only on the
town’s natural resources and recreation facilities, but also on its infrastructure.
Based on 2019 American Community Survey (ACS) data of housing market trends compiled by the Cape Cod Commission, the median value for a
single-family home in Brewster in 2019 was $442,000 while the median sales price in July 2022 was $711,000 for single-family homes and
$455,500 for condominiums (Cape Cod and Islands Association of Realtors- CCIOAR). Under the 2022 HUD-defined Barnstable County Area
Median Family Income ($115,600), a family could affordably purchase a home at a maximum of $420,579, significantly less than the median
single-family home sales price. As of July 2022, there is an inventory of only 15 single-family homes and 2 condominiums for sale in town
(CCIOAR). The Census Bureau classifies nearly 46% of all housing units in Brewster as vacant most of the year and held for seasonal or
recreational use (ACS data).
Today, there are 15 lodging businesses and one resort on Rt. 6A/Main Street, with all but one in residential zones. In addition, there are 18 eating
establishments on Rte. 6A/Main Street, with 75% in residential zones. Numerous other existing businesses are located on Rte. 6A/Main Street.
Expansion or change to these businesses require a special permit from the Zoning Board of Appeals.
Recent Actions by the Town
The Town has adopted strict regulations to protect public drinking water supplies, manage land use and preserve open space within the town by
managing land use within Brewster’s Zone IIs (drinking water supply areas in East and West Brewster) and Pleasant Bay and Herring River
watersheds.
In 2021, the Town purchased a total of 121 acres of Cape Cod Sea Camps property, including the 66-acre Long Pond Parcel and 55-acre Bay
Parcel that stretches from Rte. 6A/Main Street north to Cape Cod Bay. Acquisition for public use is aligned with community priorities identified in
this LCP and resident feedback from other recent strategic planning initiatives. Detailed comprehensive plans for each property will be developed
and brought to a future Town Meeting for subsequent voter adoption.
[insert photo of Sea Camps property]
Key Issues Moving Forward
The Town has implemented specific land use controls and protected open space to minimize the impacts of future development on natural
resources and protect the character of the community. The LCP also recognizes the need to evaluate policies and zoning bylaws that would support
more housing choice. The 2022 Brewster’s Next Steps survey included questions on potential locations for creation of Town Center(s) in Brewster.
Consideration of appropriate locations for mixed-use and/or additional residential density will be needed in order to meet the town’s future
housing needs while continuing to meet other community goals of protecting water quality, natural resources, and community character.
The Brewster Chamber of Commerce has cited the need for the Town to support and design vibrant and diverse business and cultural centers that
offer more walkable, mixed-use options with affordable living units. However, a change in zoning or an overlay district would be required for
mixed-use or to streamline local permitting for expansion or substantial change to businesses along Rte. 6A/Main Street.
Building Block Summaries
Community Character
Background and Current Status
The Community Character Building Block encompasses both Brewster’s physical and social character. Community Character is closely inter-
related to several other Vision Building Blocks including Open Space, Local Economy, Housing, and Community Infrastructure. Positive actions
on those Building Blocks will also have a positive impact on Community Character.
Physical Character - Brewster has a large collection of significant historic properties, with the great majority located along Rte. 6A/Main Street
and Stony Brook Road. The town has two large National Register Historic Districts: one includes historic buildings along Route 6A/Main Street
and Lower Road, roughly from Paine’s Creek to Sea Pines Drive; the other includes structures along Stony Brook Road in the vicinity of the Grist
Mill. Most of Brewster’s historic resources are within the Old Kings Highway Historic District, which also includes properties along the town’s
old roadways including Rte. 6A/Main Street, Lower Road, Stony Brook Road, as well as Satucket Road, Route 137/Long Pond Road, Tubman
Road, and several smaller connecting roads. The Old Kings Highway Historic District Committee has authority to review and approve all exterior
alterations and demolition proposals. In the early 1900s, as automobile ownership grew, summer tourism became a major economic force and
residential construction consisted mostly of summer cottages and summer cottage communities such as Brewster Park, Pineland Park, and Ellis
Landing Colony. These cottages are now 75-100 years old, and some are considered of historic value.
The Brewster Historical Commission continues to work with a preservation consultant to document the architecture and history of significant
houses older than 75 years. The four small Village Business zones are located along Rte. 6A/Main Street near Betty’s Curve, Underpass Road,
Villages Drive, and at the Orleans town line. The larger Commercial zone is centered along Underpass Road. Many of the town’s distinctive
antique shops, inns, galleries, and other small businesses along Rte. 6A/Main Street are outside of the commercial zones and operate as home
occupations within residentially zoned areas.
[Figure 4 – Historic Resources]
All construction along Rte. 6A/Main Street requires review by the Old Kings Highway Historic District Committee. Much of the Commercial
(CH) district on Underpass Road is outside the historic district and is primarily governed by Planning Board Site Plan Review and, as applicable,
Special Permit review. Certain uses such as multi-family residential, outdoor commercial, and accommodations uses are allowed only in the
Commercial district by special permit, which requires specific development criteria to be met. Restaurants and drive-through banks are allowed
by Special Permit in both the Village Business and the Commercial districts.
The Town has well-developed Site Plan Review standards dealing with, among other things, site design, transportation and access issues for
commercial, multi-family and industrial uses. While the Town’s current dimensional regulations practically limit building size and scale on most
small to medium size lots, they still allow larger buildings on larger lots.
The Town has walkable clusters of commercial development in each of the Village Business zones, but no focused Town Center or downtown.
The Town’s institutions are located along Rte. 6A/Main Street—the Brewster Ladies Library, Senior Center, Town Hall, and the Eddy Elementary
School.
Formula retail businesses are expanding in many communities on the Cape, submitting proposals to expand existing structures or rebuild. In
Brewster, Cumberland Farms applied to significantly increase building size and expand the range of products they offer. After considerable public
debate, the expansion was approved in 2017, but with fewer gas pumps than originally proposed.
The 2017 Brewster Vision Planning workshops identified the preservation of community character as an important issue, with responses like
‘small town feel,’ ‘historic charm,’ ‘scenic Rte. 6A,’ and the landmark ‘Grist Mill Herring Run’ appearing in 36% of comments about town
“Treasures.” Community Character also played a major role in comments relating to the vision for Brewster’s future. While community character
was primarily interpreted to mean the physical fabric of the community—its buildings, landscapes, and neighborhoods—workshop participants
also acknowledged the town’s diverse residents, social challenges, and a desire to be more connected with each other as part of the social
character.
Social Character - Brewster’s population is changing in ways that are similar to the Cape in general. The 2020 US Census showed that
Brewster’s population has increased by 5% over the past 10 years. The population of residents over 65 was projected to grow from 42% of the
population in 2020 to 53% in 2030. By 2022, the 65+ Brewster population has increased to 43% of the population (2022 Town Census).
Brewster’s high-quality schools are an important factor in attracting young families with diverse backgrounds. This younger population (i.e., age
25-49), many with school age children, currently accounts for 22% of the Town’s population (2022 Town Census), already lower than the US
Census (2020) projected decrease to 38% in 2030. The US Census also projected that the number of school age children 5-19 would fall from 11%
in 2020 to 9% of the population in 2030 but has already decreased to 8% in 2022 (2022 Town Census). Recent Census data also shows while
Brewster is predominantly white (91.4%), the Town has seen a significant increase in racial diversity over the past decade with the minority
population increasing from 3.3% in 2010 to 8.6% in 2020. (US Census 2010 & 2020)
Housing is critical to support a diverse population, and the Town has been proactive in pursuing affordable housing to address both the needs of
older residents as well as focusing on attracting young families, including amendments to the accessory dwelling by-laws to allow greater
opportunities for year-round rental options and home ownership. Brewster is also pursuing several projects to expand affordable single-family
homes, rental units, and housing for older adults.
Seasonal workers come from a variety of countries and add to the vibrancy of the town. The Town continues to work to find housing for the
seasonal workforce, with consideration being given to structures on the Bay Parcel for this purpose. Brewster also provides a variety of social
services to families and individuals in distress. Most of these services are provided through not-for-profit service organizations.
Recent Actions by the Town
As noted in the Open Space and Water Resources summaries, the Town has had a long-standing commitment to purchase open space for its
inherent value as well as to protect the town’s drinking water and surface water quality. In 2021 the citizens of Brewster overwhelmingly voted to
purchase the Cape Cod Sea Camps properties of over 100 acres. The Town is now working with citizens to determine how best to use both parcels.
A 2016 Brewster Council on Aging needs assessment found that the typical older adult wants to stay in Brewster and is aging with sufficient
resources and social support. However, there are segments of this population that struggle to age in place. Transportation, caregiving services, and
health and wellness programs were seen as priorities. Most older adults think that the current COA building/senior center is inadequate for
community needs and supported the creation of a multi-generational community center. This finding mirrors many statements in the 2017
Brewster Vision Planning workshops about the value of a multi-generational community center to meet the needs of Brewster’s diverse population
and a place that would bring all age groups together.
Key Issues Moving Forward
As noted in the summaries for Community Infrastructure and Local Economy, there are several areas of potential development in town where
maintaining community character is a key issue, including a potential Town Center or activity centers along Rte. 6A/Main Street, the Bay Parcel
and Long Pond Parcel, Drummer Boy Park, and a potential community center. Important to these and all planning considerations, including to
changes in zoning bylaws and regulations, is maintaining Brewster’s historic and small-town, rural character. To help accomplish this, zoning Site
Plan Review and Special Permit criteria could be evaluated and amended to provide enhanced landscape, architecture and building design
standards.
[Figure # - Priority Natural Resource Areas]
Open Space
Background and Current Status
Open space figured prominently in the 2017 Vision Planning workshops. As a treasure, participants valued protected open space because of its
contribution to Brewster’s rural character, low density, tranquility, protection for the town’s drinking water supply, recreation, and preservation of
natural habitat. The single highest scoring action in the 2018 Vision Plan survey was “Identify and protect priority parcels in sensitive natural
resources areas, particularly in designated drinking water supply areas”. Similarly in the 2022 Brewster’s Next Steps survey, acquiring land to
protect drinking water supply and critical habitat rated among the top scoring actions. Land protection in drinking water supply areas (Zone IIs)
has become a major criterion for land acquisition for both the Town of Brewster and Brewster Conservation Trust land acquisition projects.
In addition to the contributions to Brewster’s character and recreational opportunities, open space contributes in many ways economically and
financially to the town. Forested open space also acts as a carbon sink by capturing and sequestering carbon emissions. In contrast to other Cape
towns, Brewster’s past open space investments have, in part, allowed the Town to avoid the high cost of sewering large areas of town in sensitive
watersheds.
While Brewster residents and visitors appreciate the rural feel and low-density development, it is important to recognize what is “open space”.
Many people may perceive much of the undeveloped land in Brewster as permanent open space, but in fact much of it is not formally restricted for
such purpose. A study by Mass Audubon in 2014 characterized Brewster as 29% protected open space, 29% developed, and 42% vacant. In
comparison to Brewster, 34% of Barnstable County is protected open space. A recent analysis of the conversion of “vacant land” in Brewster from
2013 to 2020 indicated that an equal amount of land has gone from vacant to developed as from vacant to conservation – 158 acres.
The Town’s Open Space and Recreation Plan 2021 Update provides a detailed summary of currently protected lands, but a partial list includes:
2,200 acres of state and non-profit protected lands, 1,000 acres of Town owned lands, and another 822 Town-owned acres controlled by the
Conservation Commission. The not-for-profit Brewster Conservation Trust owns 618 acres of permanently protected land and an additional 253
acres through conservation restrictions on private land. Orenda Wildlife Land Trust owns another 27 acres, and the Brewster Conservation
Commission also has conservation restrictions on a number of privately held properties.
The Town’s commitment to open space started many years ago with the purchase of over 800 acres in the Punkhorn Parkland in the late 1980s and
early 1990s to protect the wellfields in West Brewster. During the same period, the Town also purchased several hundred acres in south-east
Brewster to protect wellfields in that part of town. Even though water supply protection has been an important criterion for land acquisition in
recent years, only approximately 40% of the “Zone II” (area of draw-down around Town wells) is currently protected.
As a heavily used public park and scenic vista, Drummer Boy Park represents a unique asset in Brewster. The Town updated, and now has begun
implementing, the Master Plan for Drummer Boy Park in 2021. The Town has also begun public outreach and design on a potential raised
boardwalk to Wing Island, which as currently proposed would link to Drummer Boy Park.
Recent Actions by the Town
Brewster’s Open Space Committee completed an update of the Town’s Open Space and Recreation Plan (OSRP) in 2021. The Plan identifies the
following overarching goals:
1. Protect the town’s drinking water supply to meet the needs of residents today and in the future.
2. Provide open space and recreation opportunities that maintain Brewster’s rural character and small coastal community identity and
support a sustainable local economy as a center for eco-tourism
3. Preserve and enhance habitat diversity and protect marine and fresh surface water resources to maintain their ecological functions and
values to the community.
4. Provide a variety of recreation and open space opportunities to promote active and healthy lifestyles for Brewster residents, ensuring
equitable access for all users and abilities.
5. Support coordination and communication of regional open space and recreation needs.
Between 2018 and 2020, 13 parcels totaling 133 acres in the drinking water supply areas have been protected, often through a partnership of Town
and Brewster Conservation Trust. The Brewster Water Commissioners have also recognized this priority and have created funding within their
tariff structure for land protection.
Much has also been accomplished to improve access to open space and recreation resources. The Town expanded the satellite parking lot at
Crosby Landing, and a new access linking the Cape Cod Rail Trail at Nickerson State Park to the bayside at Linnell Landing has been designed
and permitted. This multi-use trail will provide walking and bike access to a large stretch of state-owned beach. In addition, the Town and the
Brewster Conservation Trust have opened up new public trails and published an updated guide to Brewster’s walking trails.
Key Issues Moving Forward
Acquiring and managing open space to protect water resources and provide outdoor recreation will continue to be an important goal for the Town
and other organizations, such as the Brewster Conservation Trust.
The acquisition of the former Cape Cod Sea Camps properties presents enormous possibilities for the expansion of open space and passive and
active recreation. The Town has established planning committees for both the Bay and Long Pond Parcels, each charged with the development of
a comprehensive plan for the respective properties. The planning committees for the properties will consider all potential uses for the properties to
develop a comprehensive plan consistent with community needs.
Housing
Background and Current Status
The cost and availability of housing in Brewster was identified as the largest single challenge at the June 2017 Vision Planning Workshops, with
an emphasis on how the lack of affordable housing impacts young families. Workshop participants saw housing as key to allowing young families
to stay in Brewster, maintaining the diverse community that residents value, and providing the workforce that the local economy needs.
“Affordable Housing” is a term defined under state and federal law and policy meaning housing affordable to low- and moderate-income
households, i.e., households earning no more than 80% of the area median income (AMI) for the county. In contrast, “attainable” or “workforce”
housing is not a formally defined term. It refers to housing affordable for households whose incomes are too high for “affordable housing” but are
priced out of the market i.e., households earning between 80-120% AMI. In either case, households should not be required to spend more than
30% of their income on housing costs.
Affordable housing identified by workshop participants as the biggest challenge facing the Town. While those with the lowest incomes face the
greatest housing need and challenges, the cost and availability of housing, both for year-round rentals and ownership opportunities, is an issue as
well for many households who do not qualify for affordable housing, making it challenging for both younger families and older residents to remain
in town.
Brewster, like the rest of the Cape, is facing housing issues that are common to a number of resort, tourist-based areas throughout the country that
have a significant percentage of seasonally used housing stock (46% in Brewster). These areas all have high housing costs, in part because the
average income of second homeowners is greater than that of year-round residents, which can drive up the cost of housing. Brewster’s housing
stock primarily consists of detached single-family homes (75%). Brewster has twice the percentage of residential condominium units (11%) than
in Barnstable County towns on average (ACS 5-Year Estimates, 2016-2020). Environmental and infrastructure factors also contribute to the higher
cost of housing in Brewster. According to the Cape Cod Commission, one of the affordable housing challenges is the gap between the Cape’s
comparatively low wages and high housing costs. While wages have remained relatively stagnant, housing costs have risen dramatically.
Brewster’s housing problem is also exacerbated by its aging population, with few young people and limited local workers.
As for affordable housing, the town has 297 units or 6.2% counted as affordable and needs to add 183 affordable units to meet the 10% goal. The
10% metric, however, understates the range of housing needs that exists in town. Currently, 230 of the affordable units are rental units. In 2021,
31% of all rental units in Brewster were deed restricted affordable housing units. This is reflected in the median Brewster rent of $1,097, which is
artificially depressed by the percentage of subsidized housing.
A challenging housing situation has worsened dramatically since 2017. Intensified with changes associated by the COVID pandemic, the cost of
housing has increased along with a sharp decrease in the number of properties for sale. Additionally, there has been a reduction in the number of
homes used for year-round rentals. In 2021, the median sales price of a single-family home in Brewster was $700,000, an increase of 30% over
$540,000 in 2020, and an 80 % increase from the original Housing Summary statistic of $389,750 in 2015. The affordability gap has also grown
tremendously. The 2022 HUD-defined Barnstable County Area Median Family Income ($115,600) could affordably purchase a home, with
current tax and mortgage rates, at a maximum of $420,579. 85% of Brewster year-round households own their own homes, 29% of which are
housing-cost burdened (paying over 30% of their income on housing), while 41% of Brewster year-round rental households are housing cost
burdened.
Recent Actions by the Town
Over the past five years, a clear pattern has emerged in Brewster’s housing response. Town support has resulted in a number of housing initiatives
and their corresponding Community Preservation Act (CPA), budget, and free cash funding. Creative collaboration, supportive teamwork, and
resident involvement have exponentially increased the Town’s efforts. Many of the strategies identified in the Town’s 2017 Housing Production
Plan (HPP) have been implemented. In 2017, the Town hired a part-time housing coordinator with CPA funds to coordinate the remaining
strategies identified in that Plan. The Town then created a Municipal Affordable Housing Trust, supported with CPA funds and free cash
allocations. In 2021, the Select Board voted to create a financial policy and allot 50% of the forecasted new short-term rental revenue to the
Housing Trust. In 2017, Ocean Edge Resort received a special permit to create seasonal workforce housing on their property.
In 2018, Town Meeting amended the zoning bylaw with new Accessory Dwelling Unit (ADU) provisions. ADUs are a way to utilize current
infrastructure, assist homeowners, and create environmentally friendly housing. Approximately 16 accessory residential units, which includes
ADUs, have been permitted since 2018.
The Town has initiatives to both preserve housing and support housing without new construction. In 2021, along with Dennis and Wellfleet, the
Town was part of a $1.3-million-dollar regional Housing Rehabilitation and Childcare Community Development Block Grant (CDBG). As the
lead community, Brewster was awarded another $1.3-million-dollar regional CDBG grant to continue the program in 2022. In response to the high
price of rental housing and impact of COVID pandemic on workers, the Housing Trust created a rental assistance program funded with a CPA
grant and managed by Housing Assistance Corporation. The Town also continues to operate an affordable home ownership buydown program
funded through the CPA.
In 2018, the Town used CPA funds to purchase an access parcel and officially designated the 16 acres of Town-owned land off Millstone Road for
community housing. Upon the recommendation of the Brewster Housing Trust, the Select Board accepted a proposal to build a compact grouping
of 45 energy efficient affordable rental apartments which leaves most of the property untouched. Partnerships with non-profits and effectively
using Chapter 40B Comprehensive Permits were additional strategies in the HPP that have been pursued. Expected to open in 2022, Brewster
Woods will also provide thirty affordable rental apartments for those in the low to moderate income bracket on Housing Authority land off
Brewster Road. Elevation Financial, working in partnership with the Town, redeveloped the former vacant Wingate Rehabilitation Center into
Serenity at Brewster with 132 apartments for people aged 55 and over. 20% of the units are deed restricted affordable for households up to 80% of
the Area Median Income (AMI).
In 2022 Brewster completed an update to its 2017 Housing Production Plan (HPP). This plan accesses the community’s housing needs, sets goals,
and guides the implementation of Brewster’s Housing Program over the next five years. The HPP aims to produce 24 units of affordable housing a
year as Brewster works towards the state mandated 10% affordable year-round housing stock. Brewster’s 2017 HPP met this production goal twice
and is currently certified by the state until May 15, 2023. Funded with a Community Preservation Act grant, the 2022 HPP was prepared by Barrett
Planning Group with a robust outreach process led by the Housing Partnership. The Select and Planning Boards approved the HPP update in July
2022; state approval followed in August 2022
Key Issues Moving Forward
There is no single solution that will provide all the needed housing options for our residents and workforce. While the unanticipated pandemic has
shown how housing intertwines with physical, economic, and community health, the 2021 Cape Cod Sea Camps purchase demonstrates the
Town’s ability to mobilize around a common goal. Looking forward, the Town updated the Housing Production Plan in 2022. The updated HPP
will help the Town better understand the impacts of the pandemic, reassess the housing needs, and retool strategies for the next five years. A
summary of the 2022 HPP is provided in Section 7. The lack of a centralized or smaller scale wastewater treatment infrastructure limits the
development potential of available land. Rehabilitation and support programs will also be needed to both create and preserve housing.
Opportunities ahead for increasing housing options include expanded collaboration with Town and community entities, as well as an ongoing
commitment to funding. Additional possibilities exist for joint work with conservation and environmental groups as well as businesses and the
Chamber of Commerce. Zoning remains an area of potential housing opportunity, including reassessing the current ADU bylaw provisions.
Local Economy
Background and Current Status
The 2017 Vision Planning workshops defined a sustainable local economy as one that builds on Brewster’s natural and human assets, addresses
the needs of small businesses, and provides year-round employment for Brewster’s young families. Specifically, the workshop participants
wanted to see:
• A greater focus on building a “green economy” based on the town’s natural beauty and resources
• An economy that fosters the growth of small business that are compatible with the town’s character; and
• Growth of a more sustainable year-round economy that encourages small businesses and better supports Brewster’s workforce.
Regional Economy - According to the 2019 Cape Cod Comprehensive Economic Development Strategy (CEDS), the dominant industries in the
region are related to Cape Cod’s seasonal economy and retiree population: 17% in healthcare, 16% in accommodations and food services, and
16% in retail trade (US Bureau of Labor Statistics, 2017 ES-202 data via the Massachusetts Executive Office of Labor and Workforce
Development. http://lmi2.detma.org/lmi/lmi_es_a.asp). Just under a quarter of jobs on Cape Cod are in emerging industry sectors including
creative economy sectors, financial and information sectors, and professional services and technical services sectors, with wages around or above
the average for the region (Cape Cod Housing Market Analysis. 2017. www.capecodcommission.org/housing).
Based on the 2017 Cape Cod Housing Market Analysis, average wages in all of the top seven Cape Cod sectors—accommodation and food
services, retail trade, healthcare, professional and technical services, construction, local government, and administrative/waste services are below
the amount of household income per year required to afford a median priced house in the region. Only the highest paid employees within the
county’s major employment categories were able to afford owning a house in 2015 (Cape Cod Housing Market Analysis. 2017.
www.capecodcommission.org/housing). Household income has not kept up with rising costs of housing on Cape Cod, an issue that will be
greatly exacerbated given the forecasted trends in population and employment.
Local Economy - According to the 2019 CEDS, Brewster’s top three employment sectors are in education and health services (39%), leisure and
hospitality (22%), and construction (9%). Based on the Cape Cod Commission’s Data Cape Cod portal, Brewster’s 2019 median household
income was $75,321. The unemployment rate in 2019 was 2.9% with average wages at $44,979. Forty-six percent of Brewster’s workforce was
employed in management, professional, and related industries, in comparison with the County at 36.7%. Brewster had a total of 314 business
establishments with average wages of $44,998. The majority (68.5%) of these establishments employed 1–4 employees.
Local Demographics - Brewster, like much of Cape Cod, is populated by a mixture of working families, retirees, summer residents, and visitors.
Brewster’s median age is 54.3 years, compared to 53.3 for Barnstable County as a whole. In 2022, Brewster’s population is 9,716 (2022 Town
Census, Town Clerk, 8/15/2022) with a total of 8,243 housing units. As noted in the Land Use section, Brewster has one of the highest percentages
of total units that remain vacant for seasonal or recreational use at 46% in 2022, compared to 42% for Barnstable County as a whole. Forty-three
percent of the year-round residents in Brewster are over 65 years old. With many adults now working up to age 70, the working age population
(between 25-70 years old) accounts for 55% of the total population.
Brewster has many defining elements that make it an attractive place for retirees, seasonal residents, and visitors as well as the working residents
that support them. Like the rest of Cape Cod, the business and job mix in town is heavily influenced by the non-working populations. Economic
growth and new opportunities depend in-part on bringing resources/money from outside the area into the area, which is what retirees, second-
home owners, and tourists do for the region. Defining Brewster as a place, and investing in the elements that define that place, is essential to
building a strong local economy.
Recognizing that much of Brewster’s economy is based on its natural assets, the Chamber of Commerce’s Sustainability Strategy promotes
Brewster as an eco-tourism center and builds on “green” opportunities such as recycling and biking. As noted in the Climate Mitigation and
Adaptation section, the Town has taken important steps in creating many elements of a green economy through its policies and initiatives.
Recent Actions by the Town
The FY21-22 Brewster Select Board Strategic Plan included actions under the Local Economy Building Block to complete and launch an
electronic permitting platform and guide to doing business in Brewster to assist residents, contractors, and businesses in navigating local
permitting processes. In addition, the FY21-22 Strategic Plan included an action to consider designating Underpass Road as a District of Critical
Planning Concern with the Cape Cod Commission. This action would allow the Town time to plan for the future development and redevelopment
of this area as an economic development district. In addition, the Town acquisition of the Cape Cod Sea Camps properties gives the Town control
over future land uses and economic development opportunities for these key assets.
Key Issues Moving Forward
Brewster has an opportunity to review and revise local bylaws and investment strategies to meet its economic and community development goals.
With a clear vision for a sustainable economy, the Town can align its public policies, public investments, and private efforts to build on and
protect its assets.
Development of Town Center(s) with the necessary infrastructure, services, and mix of uses can help to maintain Brewster’s community character,
protect natural resources, and open space, and provide opportunities for local businesses that provide basic necessities for residents as well as
visitors. Planned or proposed public facilities including a community center will also play a key role in Town Center development.
Brewster’s economic challenges include the high cost of housing, low wages, and funding for appropriate infrastructure, including green
infrastructure investments to protect natural resources. Addressing Brewster’s housing needs will require multiple strategies including
implementation of the updated 2022 HPP. The lack of existing centralized or smaller scale wastewater treatment limits the development potential
of available land and will require creative solutions by the Town to focus infrastructure development in locations where it can be supported
without compromising natural resources or community character.
[Economy Graphic?]
[Figure # - Coastal Resources]
Coastal Management
Background and Current Status
Brewster’s residents recognize the importance of the town’s coastal resources to both residents and visitors. They provide access to a range of
summer and year-round activities, including swimming, boating, commercial and recreational shell fishing, walking on the flats, watching sunsets,
and other recreational activities. In the 2017 Vision Planning workshops, the town’s beaches were identified as the second most important
treasure, and directly linked to the highest ranked treasure, the overall character of the town. Town residents want to preserve and expand access
to the shoreline while also preserving and protecting the natural resources that make the coast so special.
The town’s public access points are threatened by storms, which can damage both the beaches and their access points, and by the increasing
impacts of climate change. Nor’easters have damaged parking areas and eroded the coastal dunes and beaches in some of these locations,
prompting improvements to Paine’s Creek, Ellis Landing, and Breakwater Landing facilities over the last decade. Concerns over repetitive storm
damage and planning for these improvements led to the creation of the Brewster Coastal Advisory Group and the development of the September
2016 Coastal Adaptation Strategy to address future management of Brewster’s shoreline. The Strategy presumes a sea level rise of one foot in 20
years.
Building on the Coastal Adaptation Strategy, the Brewster Coastal Committee completed the Brewster Coastal Resource Management Plan
(CRMP). Phase I has specific recommendations on improving and protecting coastal access, incorporating the guiding principles, and employing
a robust public involvement process to help refine specific plans. The Brewster Natural Resources Advisory Commission, established in 2021, is
charged with overseeing the implementation of the CRMP.
The Town owns 12 access points to coastal beaches (landings): 10 beaches with public parking areas, one new purchase (the Bay Parcel), and one
additional public beach with no public parking (Wing Island). Figure 1 shows the locations of the 12 Town landings along the 7 miles of Brewster
shoreline.
[insert graphic of beaches]
From an access standpoint, the Town maintains approximately 440 parking spots across all landings, including dedicated handicap parking spaces
and bike racks and other facilities during the summer months. Unfortunately, during summer peak season, demand can be greater than the
available access, and additional parking opportunities are limited. The beaches and their access points are vulnerable to erosion from coastal
storms and require frequent maintenance and investment by the Town. Impacts to the landings are expected to increase over time due to rising sea
levels and the potential for stronger, more frequent storms. In response, the Town is adapting to recurring and increasing erosion and storm
damage through retreat, such as at the Paine’s Creek, Ellis, and Breakwater Landings where pavement was moved further from the ocean edge.
In February 2022, the National Oceanic and Atmospheric Administration (NOAA) released its Sea Level Rise Technical Report. Based on
NOAA’s analysis, the Town’s planning scenario of 1 foot rise in sea level in 20 years for Brewster’s coastline is quite possible. Extensive sections
of Brewster’s seven miles of coast have historically and recently been exposed to storm surge impacts, including dune wash over, flooding, and
significant erosion. Based on the Center for Coastal Studies’ 2015 Century Scale Sediment Budget, it is not clear if the tidal flats will remain
exposed at low tide under future sea level rise scenarios. Lacking the buffering capacity of the tidal flats, Brewster’s beaches and dunes would
likely experience significant erosion and storm surge during serious weather events.
Recent Actions by the Town
As noted in the Background section, the Town developed a consensus-based coastal adaptation strategy to identify priorities and principles for
future action. Survey results from the 2016 Coastal Adaptation Strategy confirmed broad support for the Brewster’s coastal resources among all
age groups and resident status.
The Town has added 110 upland parking spaces for access to Crosby Landing. The Town has begun public outreach and discussion about a
potential elevated walkway linking Wing Island and its coastal beach to Town-owned conservation land and Drummer Boy Park. The Town also
replaced an unsafe footbridge over the Freeman’s Pond creek to facilitate access to the large beach located between Mant’s Landing and Paines
Creek. Finally, in 2021 the Town purchased the former Cape Cod Sea Camps bayside property, with 800 feet of shoreline that extends to the
Spruce Hills beach. Public access to this beach for residents was provided in 2022 through the development of an interim parking area.
The Town also completed a Hazard Mitigation Plan Update in 2021 that was approved by the Federal Emergency Management Agency (FEMA).
As a result, the Town is eligible for funding under FEMA guidelines for mitigation measures that reduce disaster losses.
In November 2021, Brewster Town Meeting approved a new stormwater bylaw to better manage parcel-specific stormwater changes associated
with development and to meet the Town’s “MS4” permit requirements under state and federal law. At this same Town Meeting, voters approved
changes to the town’s floodplain district incorporating state planning guidance.
Key Issues Moving Forward
Existing and future coastal and climate processes indicate that Brewster’s coastal resources are under threat. The Town is faced with the challenge
of accommodating access to its coastal resources that has been impacted and could potentially be reduced by coastal and climate processes.
Ongoing development and redevelopment of existing properties along the shoreline is also a concern.
With the projected significant acceleration of sea level rise in the next 30 years, it is not clear if Brewster’s tidal flats will remain exposed at low
tide under future sea level rise scenarios. Lacking the buffering capacity of the tidal flats, Brewster’s beaches and dunes would likely experience
significant erosion and storm surge during serious weather events. The Town could consider updating the 2015 Century Scale Sediment Budget
(prepared by the Provincetown center for Coastal Studies) in collaboration with Dennis, Orleans, and Eastham. Brewster also participated in a
2021 effort by the Cape Cod Commission to review current land use regulations and to develop a model coastal resiliency by-law.
The Town is heavily involved in maintaining and increasing access to existing beach facilities. Impacts to the landings are expected to increase
over time due to rising sea levels and the potential for stronger, more frequent storms. A number of these landings are important for access to
private beaches and the Town’s aquaculture sites as well as for emergency vehicles.
[Figure # - Water Resources]
Water Resources
Background and Current Status
Brewster residents value the town’s water resources and recognize that they are an integral part of the community’s character. In the 2017
Brewster Vision Planning workshops, residents especially identified Brewster’s freshwater ponds as important assets to the town for their aesthetic
and recreational values. Residents also recognized the importance of clean drinking water and the relationships between protecting open space and
preserving water quality throughout the town.
Over the last 40 years, the Town has made a concerted effort to protect groundwater quality. The Town has purchased significant areas of open
space to protect the Town’s ponds and drinking water, particularly in the zones of contribution to its six municipal wells. The Town has also
developed land use management policies and regulations to prevent development activities from harming water resources, including new water
quality performance standards in the Town’s Water Quality Review Bylaw.
In 2015, the Town completed an Integrated Water Resource Management Plan (IWRMP). A 2022 IWRMP update indicates that Brewster’s
drinking water is consistently excellent and has won two awards from the New England Water Works Association as the best tasting water in New
England. More than forty percent of the land area that contributes water to the Town’s drinking water wells is protected open space. Nitrogen
concentrations in the Town’s water supplies are consistently below 1.0 mg/L, well below the federal standard of 10 mg/L. This is a direct result of
the limited development in the vicinity of the wells. However, developed land uses (housing, industrial uses) without proper management may
threaten the quality of drinking water.
There are about 80 freshwater ponds in Brewster. Based on the last summary of pond water data from 2009 developed by the University of Mass
School for Marine Science and Technology along with the Cape Cod Commission (SMAST and CCC, September 2009), five of these ponds have
excellent water quality while approximately 15 are classified as impaired due to nutrient inputs, predominantly phosphorus, which contribute to
excess algae growth in the ponds. Phosphorus enters the ponds from septic systems, stormwater runoff, and fertilizers applied to lawns and
gardens.
Portions of Brewster lie within the watersheds to Pleasant Bay and Herring River. Nitrogen inputs from septic systems, stormwater, and fertilizers
within Brewster have contributed to water quality impairments in these estuaries. While Brewster only has limited access to these coastal
resources, the Town has an obligation to reduce nitrogen inputs to support the restoration of the estuaries.
Recent Actions by the Town
The Town continues to actively manage its water resources. Collaboration with the Brewster Conservation Trust and the Brewster Ponds
Coalition expands the Town’s ability to manage and protect its water resources. Specific actions over the last five years related to the
implementation of the IWRMP and other Town initiatives are summarized below:
The Town, in collaboration with the Brewster Conservation Trust, continues to actively pursue open space preservation in the wellhead protection
areas that contribute water to the Town’s wells. Between 2018 and 2020, an additional 113 acres of land was preserved to further protect drinking
water quality. In addition, the Town is monitoring drinking water quality for per and polyfluoroalkyl substances (PFAS) that that have been found
in other drinking water systems on Cape Cod and are associated with a variety of sources, including firefighting foams, food packaging, skin care
and clothing products. To date, none of the PFAS compounds have been detected in water pumped from the Town’s water supply wells.
In 2016, the Town developed a Water Resource Atlas for 43 of the freshwater ponds in Brewster. The atlas highlights the sensitive areas around
each pond, including the surface watershed, the groundwater recharge area to each pond, and the septic buffer around each pond. The atlas allows
residents to understand the land use around each pond that affects water quality.
The Mill Ponds Management Plan developed by SMAST (November 2014) provided an overall strategy for the restoration of Walker’s Pond,
Upper Mill Pond, and Lower Mill Pond, including recommendations for weed harvesting in Walker’s Pond and an alum treatment in Upper Mill
Pond to trap phosphorus in the sediments on the pond bottom, that were implemented by the Town. These measures are helping to restore water
quality in both Upper and Lower Mill Ponds.
Brewster continues to work with Orleans, Chatham, and Harwich to implement the Pleasant Bay watershed permit and reduce its nitrogen load to
Pleasant Bay. A study begun in August 2021 is evaluating fertilizer application leaching rates at the Captains Golf Course to inform nitrogen
management decisions.
In November 2021, the Town adopted a stormwater bylaw that will improve how stormwater is managed across Brewster. These regulations will
help ensure that stormwater is treated prior to discharge, using best management practices are used to treat for nitrogen and phosphorus as well as
minimized sediments that could drain into nearby surface waters. Regulations and guidance documents that explain how the bylaw will be
implemented have been adopted and promulgated by the Town.
Key Issues Moving Forward
In addition to the low-cost nitrogen management practices being adopted at the Captain’s Golf Course to lower the nitrogen threshold, the Pleasant
Bay Watershed Permit requires that remaining load reductions required can be met through the construction of a neighborhood wastewater
treatment plant for a portion of the watershed, the use of nitrogen reducing onsite system treatment systems, or a nitrogen trade with another
watershed town. This cost could be reduced based on the results of the golf course fertilizer leaching rate study which will be completed in 2023.
The Pleasant Bay Watershed Permit also requires that the Town address nitrogen inputs from future development in the watershed. Options to
manage future nitrogen inputs include amendments to Town bylaws or regulations. For the Herring River watershed, there is no need to reduce
the current nitrogen inputs to meet the total maximum daily loads (TMDLs) established in the watershed under state and federal law, but future
inputs from increased development will need to be managed.
The Town continues to monitor drinking water quality for per and polyfluoroalkyl substances (PFAS) that that have been found in other drinking
water systems on Cape Cod and could begin development of a response and remediation plan for any future detections.
The Town is currently working to develop an updated summary of water quality in the major ponds in Brewster, utilizing the annual monitoring
data that has been collected since the last summary report in 2009. In 2016, the Town, through Board of Health Regulations, established a
minimum 300’ septic leaching system setback from ponds. The Town could consider further policies and regulations related to pond setbacks in
the future. The Town could also consider pilot programs for innovative alternative septic system technologies that treat for phosphorus in
contributing areas around ponds.
Governance
Background and Current Status
In 2016, the Government Study Committee completed its 2-year review of the Town’s organizational structure, duties and responsibilities of
various Boards and Departments, and overall methods of communication. The Committee’s final report identified recommendations for the Town
to consider, ranging from the form of governance to the number of boards and committees with overlapping charges.
Primary themes that emerged from the 2017 Vision Planning workshops relative to Governance included:
• A desire for government to be more transparent and customer-service oriented, and to further embrace technology to better
communicate and engage citizens in town-wide decision-making processes.
• A highly valued school system that is treasured by existing residents and one that attracts people to Brewster; and
• An opportunity to more proactively engage both Brewster’s skilled retiree population and general citizens of every age in Town
affairs.
Recent Actions by the Town
The Town established a Charter Committee in 2019 to address the structure and powers of Brewster town government. The Charter was approved
by the Select Board and then by Town Meeting vote in Spring 2021.
The Select Board develops an annual Strategic Plan with goals linked to the Vison Plan Building Blocks/Goals to keep work aligned with the
Vision Plan. The Plan’s goals inform the Town’s ongoing and upcoming policy and operational initiatives. A monitoring matrix with general
timeline, priorities, responsible parties, and key stakeholders for each goal facilitates accountability and tracking of progress. Significant progress
has been made on many priorities identified in the Vision Plan as a result of this coordinated effort. The Strategic Plan will similarly continue to
incorporate and implement the LCP Action Plan.
Several initiatives have been undertaken to expand and improve communication to residents about Town initiatives, plans and progress.
Town Website - The Town has long maintained a website where current information is posted by Department, as well as developed bulletin
boards, informational brochures, and an email list with more than 845 current subscribers. The Town has also created dedicated webpages such as
Water Planning and Bay and Long Pond Parcels where interested persons can learn about specific projects. In response to public input, a more
user-friendly website has been designed and developed, with launch anticipated in FY23.
Expanded Use of Media and Social Media - The Town requires all Board and Committee meetings to be presented live and/or recorded for
viewing on Government Channel 18 and online in an effort to increase transparency and better inform the public of governance processes and
decisions. Recently, the Town made the BGTV media resources available by downloading the “Cablecast” app. Town livestream and media are
now available on various platforms. Announcements are frequently posted on the Town’s home page with links to recorded board and committee
meetings and posted on social media platforms including Facebook and Twitter. Beginning with the start of the COVID pandemic in 2020, the
online meeting platform ZOOM has been used for purposes of remote board and committee meeting participation that is open to the public for
viewing and participation as appropriate. Viewing is either live or by recording. In order to reach a wider group of older residents, the Council on
Aging and Brewster Ladies Library expanded its online offerings through taped presentations on BGTV and LCTV.
Other Online Communication Tools - Starting with FY23, the Town publishes the annual budget in a user-friendly online format. The OpenGov
platform provides a dynamic, visual representation of Town finances for citizens to better understand where Town funds are being spent.
Residents can view budget details by department as well as current year accomplishments and goals for the coming year. The capital planning
process will transition to this platform in FY2023. Use of this platform is intended to enhance transparency and public engagement.
Citizens Forums - The opportunity for residents to raise issues and make announcements at many Town Committee meetings was introduced
through inclusion of a “Citizens Forum” item on many standing meeting agendas. Most Town Committees now have an associated email address
so that residents can provide comments and questions directly to a committee.
Use of Public Forums - To improve communication and community engagement around important issues and projects, Town Administration
offers public forums to present information and/or progress reports on such matters as an overview of warrant articles prior to Town Meeting.
Similar informational sessions are provided through groups like the Brewster Community Network and Brewster Chamber of Commerce.
Other Efforts - The vast majority of Town Committees and Boards are staffed by volunteers. Volunteers also help make Town Department
programs very successful. The Select Board has implemented procedures for Standing Committee appointments to increase volunteerism. A
“Citizens Leadership Academy” is planned to support volunteer recruitment and enhance volunteer contributions. Managing volunteer programs
requires staff resources. A “Serve Your Community” form to recruit new volunteers is available on the Town website and maintained by
individual Town Departments and Committees, but there is no central database of volunteers. A central database of volunteers would offer many
advantages.
The Town has also launched several initiatives to strengthen the customer service approach to Town services, including staff training in customer
service, the 2021 adoption of a pledge and training for Town officials to enhance diversity, equity, and inclusion for all. This is reinforced through
Town Administrator quarterly meetings with staff and monthly meetings with Department heads. Town Administration and the Brewster Chamber
of Commerce cohost biannual meetings with local business owners. The Town is also launching an electronic permitting platform to replace its
paper-based applications for Building, Health, and Planning Departments to supplement online applications for beach, recycling, and shellfish
permits have been implemented along with the FY23 use of license plate reader technology at the transfer station. To facilitate resident or
business owner communication with the appropriate Department, a Town Hall “Greeter” position was instituted in 2019, was discontinued per
assessment of low use and in response to the pandemic, and then reinstated in 2022.
Key Issues Moving Forward
While the Town has made substantial progress since the 2018 Vision Plan, enhanced communication, transparency, customer service, and
identifying methods for engaging residents of all ages requires continued attention and efforts. The Government Study Committee recommended
creating a consolidated “Inspectional Services Department” or a “Community Development Department”, which may help to serve small business
interests and deliver more efficient customer service through consolidated permitting and inspections. The Town may want to consider such a
consolidated department model for Brewster.
Community Infrastructure
Background and Current Status
The term community infrastructure is meant to encompass the variety of physical infrastructure and facilities that the Town and other community
organizations provide for public purposes. Comments received in the June 2017 Vision Planning workshops demonstrated the considerable value
of community infrastructure for recreation, public gatherings, and alternative transportation. The most frequently mentioned infrastructure need
was for a community center combined with a new location for the Council on Aging. Bike trails and sidewalks for recreation and as a means of
alternative transportation around town were the second most frequently mentioned infrastructure need. A survey of Eddy School students also
identified the need for active recreation sites such as skateboard parks and swimming pools.
Community infrastructure supports many of the other Building Blocks, particularly community character, economy, and coastal management
(beach access). This section will focus on the issues of the community center, bike and pedestrian ways, and active recreation as high priorities.
A variety of facilities are currently used for public meetings and gatherings, including the Ladies Library, Brewster Baptist Church, Council on
Aging, and Eddy and Stony Brook Elementary Schools. Town Hall is used primarily for official board and committee meetings. There is no multi-
purpose facility which allows a variety of uses and interactions for all generations.
The Cape Cod Rail Trail (CCRT) stretches 7 miles from south central Brewster to the northeast line with Orleans, connecting to the entire 25 miles
of paved bike/pedestrian trail. Maintained by the Commonwealth’s Department of Conservation and Recreation (DCR), the CCRT is one of the
most actively used recreational facilities in Brewster and serves as a centerpiece of Brewster’s “green economy.” In the summer, it also serves as a
way for visitors and summer workers to get around the town. A new access linking the Cape Cod Rail Trail at Nickerson State Park to the bayside
at Linnell Landing has been designed and permitted, but funding sources are yet to be determined. DCR also maintains the numerous bike and
hiking trails in Nickerson State Park. There are 7 miles of sidewalks along Rt. 6A/Main Street from Nickerson State Park to Stony Brook Road.
Re-paving of Underpass and Snow Roads also extended sidewalks and created narrow bike lanes. Millstone Road design work also includes
pedestrian and bike improvements. Chapter 90 funds will target Rte.137 from Rte. 6A/Main Street to the intersection of Rte. 124, including re-
surfacing, drainage improvements and accommodating bike and pedestrian traffic. The main challenge to expanding bike and pedestrian ways is
the narrow width of Brewster’s roads and the extent of wetlands. Speed limits also dictate design standards on major roads and require separation
of vehicles and pedestrians or bicyclists. Creating public access on Brewster’s private roads can also be a challenge.
[Figure # - Transportation Resources]
Town facilities for active recreation are spread out throughout the town, including baseball and athletic fields, community tennis and pickleball
courts, and playgrounds are located at Drummer Boy Park, the Eddy Elementary School, and Stony Brook Elementary School. Captain’s Golf
Course is a significant Town-owned community recreational facility and a visitor attraction with public meeting space.
Recent Actions by the Town
A 2021 School Consolidation Study has proposed three options for consolidation of the Eddy and Stony Brook Elementary Schools and housed at
an expanded Stony Brook School. This would make the Eddy School available for re-purposing. Further action will be determined by the School
Committee. The recent purchase of the former Cape Cod Sea Camps properties, particularly the Bay Parcel on Rte. 6A/ Main Street, offers
significant potential as a location for a community center, as well as beach access and a variety of recreation activities. The Town has established
Planning Committees for both the Bay and Long Pond Parcels to develop comprehensive plans.
The Town updates and implements a Pavement Management Plan (PMP) on a regular basis to prioritize funding for improvements to Town
roadways including bicycle and pedestrian facilities. A 2016 report prepared by the Brewster Bikeways Committee identifies alternative biking
routes for transportation and recreation, proposes safety improvements, and recommends public education measures. In 2017, Town Meeting
approved $100,000 for the installation of warning lights at the four CCRT crossings in town to enhance safety at the crossings. The Town also
completed a Beach Access strategy, which includes expanding bike and pedestrian access to Town landings as a way to reduce the need for more
beachfront parking. A CCRT spur from Nickerson State Park to Cape Cod Bay is also planned to expand bike and pedestrian access to the beach.
In January 2020, the Select Board approved a Complete Streets Policy to accommodate all users by creating a context-sensitive roadway network
that meets the needs of individuals utilizing a variety of transportation modes. The Policy directs decision-makers to consistently plan, design,
construct, and maintain roadways to accommodate all anticipated users. Private ways may be exempted from this requirement upon approval by
the Select Board with consultation from appropriate Town Departments.
The updated Master Plan for Drummer Boy Park was approved by Town Meeting in 2021. Town Meeting also approved funds to improve
accessibility at the Freemans Way fields. As noted elsewhere in the LCP, the Bay and Long Pond Parcels represent a significant opportunity for
active recreation facilities.
Key Issues Moving Forward
Priority community facilities and infrastructure needs for the coming years include implementation of the Master Plan for Drummer Boy Park;
future consideration of consolidation of the Eddy and Stony Brook Elementary Schools; and identification of a location for a multi-generational
community center. Future development of the Bay and Long Pond Parcels offers a unique opportunity for the Town to consider a variety of
potential uses for the property to meet multiple Town needs.
Continued expansion of bike and pedestrian trails and paths to provide alternatives to automobile travel as well as recreational opportunities for
residents and visitors is a key component of Brewster’s vision and goals. The Town will continue to consider the Complete Streets design as
appropriate in future repaving projects.
Solid Waste Management
Background and Current Status
Solid waste management is a critical activity designed to protect human health and the environment while providing a service at a reasonable cost
and supporting the economy. Many municipalities, including Brewster, have assumed this important management role by providing either a
transfer station or curbside collection. New regulations adopted at the state level resulted in the Town initiating the lengthy process of closing its
landfill. The current transfer station building was built in 1988 and designed for trash hauling.
The SEMASS Partnership Agreement signed in 1985 by the Town of Brewster with other Cape Towns reduced the amount of greenhouse gas
emissions attributable to trash disposal while generating electricity. The initial 30-year contracts required that all waste be delivered to SEMASS
either via the “trash train” or by direct haul. The SEMASS Partnership Agreement was originally due to expire in 2015. The SEMASS facility
was constructed, owned, and operated by Energy Answers Corporation until it was acquired by Covanta in 2008.
In 1990, the MassDEP introduced waste bans on many recyclable items as well as those containing toxic materials. Once introduced, the Town
began its recycling program in earnest, while continuing to send its residual, non-recyclable waste, to SEMASS for energy production. In parallel
with negotiations with SEMASS for a new agreement in 2010, the Recycling Commission began discussing ways to reduce how much of
Brewster’s waste was sent to SEMASS. The new contract negotiated by the Town and effective January 01, 2011, allowed for any legitimate
waste reduction, reuse, or recycling program to be implemented with no penalty. The Town chose to renegotiate 5 years early to keep future tip
fees in check by providing stable, below market rates until 2030. In addition, commercial waste haulers were prohibited from using the transfer
station effective January 1, 2011.
Recent Actions by the Town
The Town implemented Pay-As-You-Throw (PAYT) in 2013 as a means of increasing recycling and decreasing the volume of trash for disposal
and re-branded the transfer station to the Brewster Recycling Center. During the first full year, the PAYT program resulted in a 47% reduction in
waste for transport to SEMASS for energy recovery and an increase of 26% recycling. Since the introduction of PAYT, the Town has continued to
derive benefit from the program, despite COVID and the increase in the Town’s population.
The Town has added organics recycling, to help decrease the amount of material that is sent off-site for combustion. and separation of newsprint
and glass to save money and better manage these materials. Collections for e-waste, hazardous waste, mattresses, and yard waste continue to be
successful and desired by permit users. The Swap Shop rules were re-drafted, resulting in more materials being diverted from Brewster’s waste
stream. Waste practices at all Town offices and facilities were evaluated, and a recycling program was established at all beaches and recreational
areas.
Several Town bylaws have been passed including a ban on single-use plastic bags and the sale of single-use plastic bottled water by Brewster
businesses, and a ban on single-use bottled water by Town Departments. Additional textile recycler options are being brought on board in advance
of a new textile waste ban effective November 2022. Prior to the pandemic, the Brewster Recycling Commission was continually active in
community outreach to promote better management of household waste.
Key Issues Moving Forward
There are two major challenges facing good solid waste management in Brewster:
1. Changes in the recycling industry as to what and how to recycle; and
2. Re-education of patrons regarding the importance of these changes.
The recycling industry must continually adapt to new materials and new ways to manage those materials. To process materials effectively at
MRFs (Material Recovery Facilities), a combination of mechanical and human separation is necessary. For the system to work effectively,
residents must follow the Recycling Guide to maximize what can and should be recycled.
As an alternative to providing solid waste management through the Recycling Center, the Town could choose to use total curbside collection for
trash and recyclables, and compliance could be better. However, there is a significant cost to town-wide collection and a feeling of loss of control
by homeowners.
To maximize recycling, reuse activities, and reduction of the amount of waste generated by Brewster’s homeowners, the following can be
considered:
1. Recycling Center user-wide survey (based on permits) to determine the most effective method of communication so that changes in
procedures can take quickly place when most economically advantageous to the Town; and
2. A local on-going multi-media campaign covering what, why and how to recycle typical household materials.
Climate Mitigation and Adaptation
Background and Current Status
According to the July 2021 Cape Cod Climate Action Plan, climate change is an unprecedented challenge that is transforming Cape Cod. Rising
seas and changes to the coastline are the most dramatic evidence of climate change, but a changing climate is also impacting every facet of Cape
Cod’s natural, built, and community systems. Our land use patterns, and way of living dictate our greenhouse gas (GHG) emissions, the leading
cause of the climate crisis. Dedicated and immediate actions at the state, regional and local level are necessary to slow the effects of climate
change and improve the region’s resiliency to its impacts. By the end of the century, damage to Cape Cod’s buildings and land lost to inundation
from sea level rise alone could total over $30 billion.
In response, the Massachusetts Clean Energy and Climate Plan and climate policy call for dramatic reductions in GHG emissions including a 50%
reduction in carbon emissions by 2030 and a net zero carbon emission target for 2050. The Cape Cod Climate Action Plan and 2018 Cape Cod
Regional Policy Plan identify goals and policies as well as strategies and actions to reduce GHG emissions for Cape communities and enhance
local and regional resiliency to present and future climate threats.
The Town of Brewster has taken important steps in adopting local policies designed to support attainment of statewide GHG targets and regional
goals for climate mitigation, specifically addressing the municipal stationary and transportation energy sources. The Town adopted a Climate
Change and Net Zero Emissions Resolution in October 2020, to reduce net greenhouse gas and the Town’s vulnerability to climate change.
Brewster’s 2019 Municipal Vulnerability Preparedness Summary of Findings report documents climate and weather-related challenges in recent
years. Intense rainstorms in 2017 and 2018 caused street flooding, coastal flooding, coastal erosion, storm surge, power outages and major travel
disruptions. Low lying roadways and access points to Town beaches often flood during king tides (e.g., especially high spring tide). Brewster can
expect to experience more severe events in the years to come in addition to rising sea levels due to climate change.
Recent Actions by the Town
The following are specific actions the Town has taken to support the newly adopted Brewster Climate Change and Net Zero Emissions Resolution
and Town policy objectives on reduction of GHG emissions and to address the town’s vulnerability to climate change.
Energy Reduction Measures
• Board of Building Regulations and Standards Stretch Energy Code (2019) minimizes the life-cycle cost of new construction by
utilizing energy efficiency, water conservation and other renewable/alternative energy technologies. The Stretch Energy Code applies
to all new residential and commercial construction in the town.
• The Town-Wide Energy Reduction Plan includes a summary of municipal energy uses and short- and long-term plans for municipal
energy reduction. The majority of energy consumed is by municipal buildings (60%). The remaining usage includes vehicles (30%)
and utility pumping (10%). The goal is to reduce baseline energy consumption by twenty (20) percent by FY2023.
Green Communities Designation
• Brewster was designated as a Massachusetts Green Community in 2020 under the Massachusetts Department of Energy Resources
(DOER) Green Communities Act of 2008. Grant funds through the Green Communities program were awarded for energy
conservation measures such as programmable thermostats, an energy management system, heat pump water heater, and demand
control ventilation in Municipal Buildings.
• The Town has completed several solar projects with funding from the Cape and Vineyard Electric Cooperative, including 3.18628
total MW of solar generating facilities located on four municipal properties: the transfer station, the Stony Brook and Eddy Schools;
and the Captains Golf Course and driving range. The total revenues and savings to the Town through leases and off-taking
arrangements with other municipal facilities is approximately $273,772.06 (FY22). The total energy savings to the town from the
rooftop solar installations on Stony Brook and Eddy Elementary Schools is 256,345.61 kWh (FY22). Carport solar canopies over the
golf course parking lots produce an estimated 740,291 kWh annually, saving approximately 523 metric tons of carbon dioxide
equivalent and providing the Town with more than $40,000 annually in revenue.
• The Town’s long-standing commitment to open space protection has helped sequester carbon by protecting forested lands as a natural
carbon sink.
Complete Streets
• Brewster adopted a Complete Streets Policy in 2020 to encourage safe and accessible options for all modes of travel including less
personal vehicle travel, a significant source of GHG emissions, and more opportunity for walking, biking, and transit.
Key Issues Moving Forward
The Town is in the process of converting municipal vehicle fleets to electric vehicles, hybrid vehicles or vehicles using cleaner fuels. For
municipal vehicles that will not be converted to electric in the near-term, the Town could also consider the use of hybrid vehicles or cleaner fuels,
as available. The Town is also reviewing methods to convert the conventional heating system in the Stony Brook School to cold weather heat
pumps.
There are three private electric vehicle charging stations in Brewster. The Town could pursue resources and programs to support development of
additional electric vehicle charging stations in appropriate locations to help reduce the local GHG emissions in support of State goals.
The Town is considering opportunities to sequester carbon by focusing future development (including a Town Center) in mixed-use centers of
housing, economic activity, and services and away from areas that are undeveloped.
The Town employs a part-time energy manager through Cape Light Compact to analyze the energy uses of the Town and finding ways to save
money and reduce dependency on fossil fuels as appropriate. The Town could consider performing energy assessments on all municipal buildings
and work with the Cape Light Compact to access available programs.
The Town could also consider pursuing adoption of small-scale community solar at appropriate locations. The CCC created an online screening
tool to identify areas in Barnstable County that may be appropriate for large-scale solar photovoltaic (PV) projects and those areas that may be less
appropriate due to potential impacts to natural resources. This tool could be used as a starting point to help inform the siting of potential solar PV
projects. More information on the solar screening tool can be found here: https://www.capecodcommission.org/our-work/model-solar-bylaw/.
Brewster is also working with the Cape Cod Commission on updating and strengthening local bylaws to better address coastal development and
redevelopment with the goal of building coastal resiliency.
SECTION 4: THE ACTION PLAN - BUILDING BLOCK GOALS, PURPOSES, AND ACTIONS
The following Action Plan is proposed to achieve Building Block goals over the next 10+ years. The actions identified are not intended to be a
complete list of all that the Town could do but does include the most important actions essential to advance the corresponding goals. While a large
and ambitious number of actions are presented, priorities for implementation will be identified during the Select Board’s annual strategic planning
exercise.
The list of actions has been drawn from numerous sources including the following:
Actions from the Vision Plan that have not yet been implemented.
Recommendations from implementing stakeholders and public comments about current needs.
Recommendations from the summary papers about trends and needs; and
Results of the Brewster’s Next Steps survey gauging public support for individual actions.
Actions were also established and included in consideration of:
Presenting a level of specificity appropriate for a high-level land use plan, i.e., enough specificity to provide policy direction for future
implementation, but with sufficient flexibility not to impede or foreclose successful future implementation
The feasibility of implementation.
A fair representation of the full spectrum of comments and opinions received throughout the entire comprehensive planning process; and
The opportunity to provide benefits across multiple Building Blocks.
As the final phase of Action Plan development, the draft list of actions was reviewed and refined by workshops of key Town Departments and
local organizations to assess the accuracy, relevancy, and ability to implement each action. This vital part of the process helped ensure that the
capacity and commitment to implement the Action Plan will make the LCP a living plan.
The Action Plan is presented by Building Block, a concept established by the 2018 Vision Plan, with corresponding Community goals, purposes,
and a broad array of proposed actions to achieve those the Community’s vision, goals and purposes. While the Building Blocks are presented
separately, the Town recognizes that they are, in fact, highly interrelated and should not be treated in a stove-pipe manner. Action in one Building
Block should help advance the goals of the others.
At the same time, given the breadth of Brewster’s goals and the large number of actions to achieve them, there will be inevitable tensions or
conflicts between actions. It will be the responsibility of the Select Board and other commissions and committees to strike the necessary balance to
resolve those tensions and achieve the community’s vision for the future. Further, the actions presented in this plan will require discussion among
Town decision-makers and other stakeholders as to how and when specific actions are implemented. These discussions will take into account
changing circumstances, available Town resources, the regulatory framework, and other conditions and challenges.
COMMUNITY CHARACTER (CC)
GOAL: Sustain and foster Brewster's historic and archeological values, rural nature, small town feel, and socially inclusive
spirit and vitality
PURPOSE 1: Provide social opportunities and services for all
Actions:
CC1.Expand and enhance service programming for all, including at the Bay and Long Pond Parcels and the Brewster Ladies Library and by
continuing to pursue the potential for a multi-generational community center.
CC2. Identify, develop, and support new services as needed, building on diversity, equity, and inclusion.
CC3. Ensure that school facilities and activities meet the needs of young families.
CC4. Increase accessibility to all Town activities and facilities.
CC5. Evaluate provision of financial support for Pre-K programs to attract and retain young families.
PURPOSE 2: Maintain Brewster’s historic heritage and style
Actions:
CC6. Support existing regulations and educate the public on building and site design along Rte. 6A/Main Street and in the historic district to
preserve historic character.
CC7. Incorporate sensitivity for historic resources into the design of Town projects.
CC8. Investigate the need for a Demolition Delay Bylaw and implement if supported and feasible.
PURPOSE 3: Maintain Brewster’s small-town feel and scale through appropriate planning and design
CC9. Explore the establishment of Town Center(s) and/or the identification of activity centers.
CC10. Explore and establish appropriate design and development controls for designated or identified Town Center(s) and/or activity centers, including
to address parking demands and pedestrian and bicycle accommodations.
CC11. Explore and establish potential desirable land uses within designated or identified Town Center(s) and/or activity centers,
including mixed use residential.
WATER RESOURCES (WR)
GOAL: Protect Brewster's freshwater system to preserve high quality drinking water and maintain or improve the health of
our ponds, wetlands and their buffers, and marine watersheds
OVERARCHING PURPOSE: Continue to update and implement the Integrated Water Resources Management Plan
PURPOSE 1: Protect town drinking water supply areas by continuing open space acquisition and other measures
Actions:
WR1. Continue land purchases to protect the drinking water and limit further development around land that protects the aquifer; coordinate with
neighboring towns.
WR2. Consider further strengthening drinking water supply protection in industrial zones.
WR3. Evaluate other actions to protect drinking water from the impacts of other land uses, including testing for PFAS and other contaminants of
emerging concern.
WR4. Continue to educate and communicate with the public about water conservation practices and programs to ensure adequate quantity and
quality of the drinking water supply.
PURPOSE 2: Improve pond water quality through public education, regulation, mitigation activities, and non-financial
incentives; evaluate management and financing options
Actions:
WR5. Promote and research, including through pilot programs, the use of innovative septic systems and other non-traditional wastewater
management models; develop financial management assistance programs and/or non-financial incentives; and evaluate management and financing
options.
WR6. Explore the feasibility of cluster sewage treatment systems for multifamily housing areas and neighborhoods that will impact pond water
quality where supported by sufficient density.
WR7. Fully implement the stormwater bylaw and share further information with the public.
WR8. Continue to update pond water quality data and report to the public.
WR9. Educate the public on water quality issues and what people can do to make a difference in their own homes.
WR10. Pursue land acquisition to protect pond water quality.
PURPOSE 3: Protect water quality in marine watersheds through public education, regulation, and mitigation activities
Actions:
WR11. Evaluate the maximum build-out in the Pleasant Bay and Herring River watersheds and its impact on water quality; consider regulations
to mitigate build-out impacts.
WR12. Promote and research, including through pilot programs, the use of innovative septic systems and other non-traditional wastewater
management models, develop financial management assistance programs and/or non-financial incentives, and evaluate management and
financing options.
WR13. Explore the feasibility of cluster sewage treatment systems for multifamily and other neighborhoods that will impact marine watershed
water quality, where supported by sufficient density.
WR14. Continue exploring nitrogen reduction practices on golf courses.
WR15. Pursue land acquisition to protect marine watersheds water quality.
OPEN SPACE (OS)
GOAL: Maintain and expand open space assets to provide passive recreation, protect fragile plant and wildlife habitat, protect
water resources, and contribute to carbon sequestration
PURPOSE 1: Improve public access to, and expand recreational area use of, open space
Actions:
OS1. Continue to acquire open space, recognizing varied purposes such as the importance of recreation, the potential for establishing or extending trail
networks, habitat benefits and the positive effect of woodlands in climate mitigation as criteria for land acquisition.
OS2. Develop an integrated trail system for the Long Pond Woodlands and the Long Pond Parcel.
OS3. Continue to improve public education and information, including guides and signage, about access to, accessibility improvements, and
locations of town open space assets.
PURPOSE 2: Prioritize environmentally sensitive areas for preservation
Actions:
OS4. Continue to prioritize land acquisition in public drinking water supply areas.
OS5. Formalize the criteria to evaluate open space acquisitions and use.
OS6. Emphasize and educate about the importance of pond and fragile habitat protection.
PURPOSE 3: Maintain open space through density and development standards
Actions:
OS7. Revise regulations and bylaws to direct growth toward areas with infrastructure, public services, economic activities, and transport, and
away from environmentally sensitive areas.
OS8. Develop design standards to prevent fragmentation of environmentally sensitive areas.
PURPOSE 4: Maintain open space assets for public resource values
Actions:
OS9. Develop and maintain an inventory of all protected open space in town.
OS10. Develop and implement stewardship plans for Town-owned open spaces.
HOUSING (HO)
GOAL: Provide more affordable, attainable, accessible, safe, and fair housing, and support residents to maintain and preserve
their current housing in order to remain in the community
PURPOSE 1: Achieve the Commonwealth’s goal of 10% affordable housing by 2027
Actions:
HO1. Implement the 2022 Housing Production Plan (HPP) Update.
HO2. Collaborate with existing local and regional groups to conduct public forums educating the general public on what affordable housing
is and why it is important in Brewster.
HO3. Work collaboratively with other towns to increase opportunities for affordable housing.
PURPOSE 2: Establish attainable housing by promoting housing choices to allow families, single individuals, older adults, and
seasonal and year-round workers to live, work, and prosper in the community
Actions:
HO4. Review and consider revising, as appropriate, the zoning bylaw to clarify/allow mixed use developments.
HO5. Evaluate the Accessory Dwelling Unit (ADU) bylaw provisions to improve efficacy, explore incentives for a greater number of ADUs,
and connect owners to community resources to provide support and assistance in developing ADUs.
HO6. Support creative funding and collaborative partnerships (public/private) in the development of community housing, including incentives
for year-round rentals.
HO7. Work collaboratively with other towns to increase opportunities for attainable housing.
HO8. Review and evaluate the zoning bylaw with the aim of promoting more opportunities as appropriate for various types and forms of housing,
including two-family residential/duplex; multi-unit/multi-family residential; and mixed-use residential development.
HO9. Prioritize and incentivize the adaptive reuse of existing buildings for housing.
HO10. Evaluate the use of Town-owned properties for creative housing solutions, including reuse of Town-owned buildings for housing such as the
former dormitories on the Bay Parcel.
HO11. Evaluate the acquisition of land by the Town for housing, including for joint purposes such as open space uses.
HO12. Encourage housing in areas near transportation, public services, and economic activities.
HO13. Explore potential housing programs, opportunities, and funding for those earning 80% to 120% of Area Median Income (AMI).
HO14. Consider programs and regulatory amendments to allow for and support seasonal workforce housing.
PURPOSE 3: Preserve existing year-round housing
Actions:
HO15. Promote ability for residents to transition to different forms of housing and remain in Brewster over a lifetime by providing a wide range
of housing choices.
HO16. Explore solutions to allow residents to age in place, including funding or subsidizing building adaptations, support programs, co-
housing, and co-pairing situations.
HO17. Evaluate the ADU bylaw provisions to improve efficacy, explore incentives for a greater number of ADUs, and connect owners to
community resources to provide support and assistance in developing ADUs.
HO18. Support creative funding and collaborative partnerships (public/private) in the preservation of community housing, including incentives
for year-round rentals.
HO19. Analyze the impacts of short-term rental operations in town and consider adopting policies, regulations, or programs to govern or
document short-term rental operations.
COASTAL MANAGEMENT (CM)
GOAL: In the context of coastal change, preserve and protect Brewster’s coastal resources, expand public access, and
minimize the vulnerabilities from coastal hazards
PURPOSE 1: Protect coastal resources in ways that preserve coastal ecosystems and the character of the town and coastal
neighborhoods
Actions:
CM1. Evaluate and implement local coastal resiliency by-laws and regulations to protect or preserve the scale of development, visual
character and resources in the town’s coastal areas.
CM2. Establish a uniform definition of the 100-year coastal floodplain for local regulations.
CM3. Increase public awareness of the importance of healthy coastal wetlands and natural processes, and of the need to protect these resource
areas.
PURPOSE 2: Maintain and expand public access to the coast for all through public consensus
Actions:
CM4. Explore and evaluate the need for, and feasibility of, alternative transport and off-site parking options for the town’s coastal beaches and
landings.
CM5. Continue to implement the Drummer Boy Park Master Plan.
CM6. Evaluate, explore, and advance opportunities to preserve or enhance public access to the shoreline and coastal beaches.
CM7. Provide interim access and complete long-term planning for beach access at First Light Beach on the Bay Parcel.
CM8. Support those with mobility challenges by preserving public viewsheds and vistas to coastal resource areas and by evaluating opportunities
for enhancing mobility access at beach landings.
PURPOSE 3: Adapt to climate change projections and advance adaptation and resiliency techniques that are financially and
environmentally sustainable
Actions:
CM9. Periodically assess coastal resource conditions for comparison to baseline conditions and on a regional scale, including sediment budget
update, storm tide pathways, and a regional framework for resilience.
CM10. Explore regulatory options for managed retreat of existing development from high-risk coastal resource areas.
CM11. Explore and evaluate the need for, and feasibility of, potential retreat parking, including for Paine’s Creek and Mant’s Landings.
PURPOSE 4: Provide access for coastal water dependent activities
Actions:
CM12. Provide access for commercial aquaculture by updating regulations, evaluating the designation of an Aquaculture Development Area,
and analyzing the costs and benefits of expanding shell fishing and aquaculture.
CM13. Provide opportunities for commercial shellfish harvesting by updating regulations.
CM14. Expand propagation and other activities to support recreational shell fishing.
CM15. Manage competing uses at town landings and mooring areas.
LOCAL ECONOMY (LE)
GOAL: Promote a sustainable economy that builds on Brewster’s natural and human assets, addresses the needs of small
businesses, and provides year-round employment opportunities
PURPOSE 1: Preserve and enhance Brewster’s economy based on the Town’s natural and cultural resources
Actions:
LE1. Develop an economic development strategy that builds on Brewster’s natural, cultural, and human resources and aims to maintain existing small
businesses and attract new small businesses.
LE2. Work proactively with the Brewster Chamber of Commerce and other stakeholders to refine a common marketing strategy.
LE3. Provide more information, including signage and online material, to help visitors find their way to public resources, businesses, and other
amenities in town.
LE4. Support designated or identified Town Center(s) and/ or activity centers through Town or other public capital investments.
PURPOSE 2: Maintain and attract small businesses compatible with the Town’s character and promote year-round employment
Actions:
LE5. Review and revise bylaws and regulations to allow a greater variety of small business, including in-home businesses, compatible with the Town’s
character.
LE6. Build public awareness/understanding of the concept of form-based zoning. Consider form-based zoning for centers of activity that would focus on
the physical form of development rather than on the type of business.
LE7. Develop a guide to doing business for local businesses in Brewster, including permitting guidance.
LE8. Continue to implement online permitting to clarify and simplify the permitting process.
GOVERNANCE (GO)
GOAL: Provide an inclusive Town government that encourages participation by all residents by engaging in two-way
communication, expanding volunteer opportunities, and providing customer friendly service
PURPOSE 1: Continue to communicate Town plans and activities to residents
Actions:
GO1. Develop a written Communications Plan to better inform residents and local businesses about Town affairs.
GO2. Continue to provide news and announcements on the Town website and through social and other media.
GO3. Provide updated and relevant information on the Town website, including Town finances, projects, permitting processes, and other
initiatives.
PURPOSE 2: Expand the volunteer base to increase the use of citizen expertise and build diversity in decision-making
Actions:
GO4. Develop and launch a Citizens Leadership Academy to help introduce residents to government
services and volunteer opportunities.
GO5. Continue the use of town-wide activities and ad hoc committees to engage residents in Town affairs.
GO6. Develop a central database of volunteers to assist with recruitment of qualified volunteers across all Town Departments and appointed
Committees.
GO7. Acknowledge contributions of Brewster residents to Town or public affairs and recognize volunteers when they complete their
commitment or at other important junctures of volunteer life.
GO8. Continue to partner with community organizations on matters of public importance.
PURPOSE 3: Continue to strengthen the customer service approach to Town services
GO9. Develop a resource section on the Town website that includes educational materials, including videos (e.g., by link to Vimeo, BGTV or
LCTV files) and fact sheets on topics such as responsibilities of Town Departments, zoning, permitting, ADUs, and other matters of high interest.
GO10. Develop a ‘How-to Guide’ for homeowners to explain permitting processes.
COMMUNITY INFRASTRUCTURE (CI)
GOAL: Maintain and enhance town infrastructure in an environmentally and economically sustainable way that supports
government services, opportunities for community interaction, the local economy and culture, public health, multi-
modal transportation options, and expanded recreational opportunities
OVERARCHING PURPOSE: This goal, the Town’s Capital Plan, and the Select Board’s Strategic Plan shall inform one another and
shall be applied in harmony and aligned with one another
PURPOSE 1: Plan and design Town building and construction projects to benefit the broad cross-section of all users and interests
in the community
Actions:
CI1. Include enhanced universal accessibility where feasible on Town properties and projects.
CI2. Move forward on a needs assessment for a multi-generational community center, including potential sites, users and, as applicable, next steps
related to results of the School Consolidation Feasibility Study and the Bay Parcel comprehensive planning process.
CI3. Implement the updated Master Plan for Drummer Boy Park, approved in 2021.
CI4. Complete the comprehensive planning processes for and begin implementation of the plans for the Bay Parcel and Long Pond Parcel.
PURPOSE 2: Provide enhanced recreational opportunities, access, and facilities for all
Actions:
CI5. Develop a town-wide plan for expanding bike and pedestrian paths and sidewalks, possibly including road improvement priorities, reducing speed
limits, a Complete Streets design which is compatible with Brewster’s character, and/or non-road-based path opportunities.
CI6. Pursue the development of the Cape Cod Rail Trail (CCRT) extension from Nickerson State Park to Cape Cod Bay including the
consideration of alternatives for crossing Rte. 6A/Main Street.
PURPOSE 3: Plan and design traditional infrastructure projects like road improvements and maintenance to best serve the needs of
the overall community, limit environmental impacts, and balance fiscal impacts
Actions:
CI7. Factor, budget, and set aside long-term improvement and maintenance costs in the funding for capital projects.
SOLID WASTE MANAGEMENT (SW)
GOAL: To manage a municipal solid waste system that protects public health, safety, and the environment, optimizes financial
methods, communicates effectively with users, and employs innovative strategies to reduce solid waste and related
costs
PURPOSE 1: Reduce the waste stream
Actions:
SW1. Implement an ongoing multi-media public education campaign to reduce the waste stream, including re-purposing and re-using items and
optimizing recycling.
SW2. Enhance and publicize regional waste collection initiatives such as hazardous waste collection.
SW3. Further investigate opportunities between Brewster and regional initiatives for solid waste management.
PURPOSE 2: Improve the efficiency of the solid waste facility
Actions:
SW4. Enhance communications with the public concerning Recycling Center operations, practices, and policies using a variety of print and electronic
media channels.
SW5. Conduct a Recycling Center study and site analysis including traffic circulation, optimal use of space, safety, and potential re-use
options.
CLIMATE MITIGATION AND ADAPTATION (CA)
GOAL: Support and advance the Commonwealth’s greenhouse gas reduction goals, including promoting sustainable energy
use and renewable energy that protects the Town’s natural resources
PURPOSE 1: Reduce the Town’s contribution to and vulnerability to climate change
Actions:
CA1. Develop and implement a Net Zero Energy Plan for the Town’s assets and operations.
CA2. Implement the MEMA/FEMA approved 2021 Local Multi-Hazard Mitigation Plan.
CA3. Consider specific actions for reducing energy use, including completing energy audits in all Town buildings; specifying actions regarding
increased energy efficiency in existing and newly constructed Town buildings; locating solar panels/arrays on Town buildings and facilities; and
purchasing alternative energy Town vehicles when due for replacement.
CA4. Encourage roof mounted solar panels on buildings and on parking lot canopies/carports.
CA5. Work with private entities to install public charging stations at appropriate municipal or publicly accessible locations.
CA6. Consider provision of incentives and/or assistance, including financial, for installation of solar panels on private homes.
CA7. Modify or re-locate Town infrastructure and buildings to reduce the potential damage due to climate change such as flooding.
PURPOSE 2: Review and update Town bylaws and regulations to mitigate projected climate change impacts
Actions:
CA8. Review zoning bylaws and develop amendments for consistency with this goal, including small-scale solar installations, and to
promote efficient development patterns that will encourage a walkable and bikeable community.
CA9. Clarify design guidelines for the Historic District regarding installation of renewable energy options.
CA10. Review and consider revising existing Town bylaws and regulations dealing with the use of chemical fertilizers.
CA11. Foster natural carbon sequestration by amending Town bylaw to limit the clearing of forested land, including for solar farms, and
exploring opportunities to restore degraded native plant communities.
PURPOSE 3: Build awareness about the nature of climate change and Town efforts to mitigate climate change
Actions:
CA12. Develop an Education and Preparedness Campaign for the general public and the business sector that includes guidance and checklists for
reducing fossil fuel use, as well as recommendations to increase community resilience to the impacts.
SECTION 5: CAPITAL FACILITIES PLAN
In this section the LCP will align, and cross-reference capital investments contemplated in the Action Plan with the Town’s on-going capital
planning. This analysis ensures that the capital requirements necessary to implement the LCP are planned for and met.
The LCPs Capital Facilities Plan (CFP) outlines the key capital facilities and infrastructure considerations raised in the Action Plan, intended to
support, and advance Brewster’s LCP vision and goals. The CFP includes a spreadsheet that identifies these capital projects, with associated
funding information. Infrastructure needs, challenges and constraints informed the preparation of the Action Plan and are discussed in the
‘Existing Conditions’ section of the LCP.
The Town of Brewster, through its Town Administrator and Select Board, engage in both an annual Strategic Planning Process and annual Capital
Planning Process. The Strategic Plan is arranged by the Building Blocks in the Town’s Vision Plan, which was a precursor to the LCP. Going
forward, the Strategic Plan will be arranged by the LCP Building Blocks. The Capital Improvement Plan (CIP) provides a blueprint for planning
all the community's capital expenditures by aligning the Town’s priority capital needs with available funding sources. It includes programming
and budgeting functions, allowing for project scheduling and financial adjustments over a 5-year planning horizon. The CIP culminates in the
upcoming year's spending plan for capital items presented to Town Meeting for approval.
The LCP, specifically through its Action Plan and Capital Facilities Plan, is the intersection between the Town’s Strategic Plan and CIP. The
Strategic Plan is the primary way through which the LCP Action Plan will be implemented, and its constituent actions prioritized. Although not
every item on the CIP is represented in the Strategic Plan or in the LCP, many Town initiatives and projects appear in all three planning
documents. All Town capital projects, whether in the LCP or not, must be included on the CIP. The CIP includes many operational or customary
items outside the scope of the LCP that are necessary to run the Town effectively. The CFP represents capital projects from the LCP Action Plan
that are currently on or might advance to the CIP, and from there to the Strategic Plan for implementation.
The Town, through its Finance Team and directed by financial policies established by the Select Board, dedicates a portion of its certified free
cash to fund annual capital requests. In addition to the free cash allocation, capital is funded through a variety of grants funds, community
preservation funds, debt exclusion, overlay, and capital stabilization. The Golf and Water Departments, which have enterprise funds, pay for their
own respective capital items. The Town of Brewster has worked diligently to ensure that the CIP, the Select Board Strategic Plan and the Local
Comprehensive Plan are aligned, inform each other, and address and account for consensus community needs and future growth.
[to be completed- allow 2 more pages for spreadsheets]
SECTION 6: HOUSING PRODUCTION PLAN SUMMARY
This section summarizes the 2022 Town of Brewster Housing Production Plan (HPP) Update, which was approved by the Commonwealth in July
2022. The Housing Production Plan’s (HPP) goal is to help the Town make steady progress towards the 10% statutory minimum of affordable
housing under Chapter 40B. Every community in Massachusetts is mandated to have 10% of total year-round housing units as deed-restricted to
be affordable for low- or moderate-income households.
The HPP includes a housing needs assessment, housing goals, and implementation strategies. Brewster’s 2022 HPP is an update to the 2017 HPP
which has guided the Town’s Housing program over the past 5 years and is currently certified, meaning the Town has met its housing production
goal for the present year.
Housing Needs Assessment
Key findings of the housing needs assessment include the following:
Brewster’s population increased by 5% between 2010 & 2020 Census, despite projections forecasting a potential decline.
Over the past decade, the population under 54 years old has decreased, and the population over 55 years has increased.
Older adults living alone are the most likely household type to be low–to-moderate income, under 80% of the Area Median Income
(AMI).
Housing sales prices have jumped significantly since 2020 and continue to rise. Rental opportunities are limited, particularly for market
rate units. The share of housing units for seasonal recreational, or occasional use has increased, while the share of year-round renters has
decreased.
Housing Production Goals
The Department of Housing and Community Development (DHCD) HPP guidelines require that the goals include both qualitative and quantitative
outcomes based on community and regional needs. Brewster’s mandated quantitative goal is to produce 24 new units of Subsidized Housing
Inventory (SHI) eligible affordable housing units a year. The Town identified four major qualitative goals:
1. Increase and diversify year-round housing options in Brewster for a range of income levels and household types.
2. Prevent displacement of current residents and facilitate housing mobility for households looking to move within or into Brewster.
3. Align development with the principles of the Town’s Local Comprehensive Plan/Vision Plan
4. Continue to build capacity to produce housing through staffing, funding, regional partnerships, advocacy and education, and relationships
with nonprofit and for-profit developers.
Housing Production Plan Implementation Strategies
Brewster has made significant progress implementing its 2017 Housing Plan. This includes hiring a Housing Coordinator, creating a Housing
Trust, adopting Accessory Dwelling Unit Bylaws, obtaining housing funding, receiving a Community Development Block Grant (CDBG) for
housing rehab and childcare, accepting a proposal to build rental housing on Town land, redeveloping a vacant building for housing, permitting 59
units of affordable housing, and twice certifying the Housing Plan.
The 2022 HPP includes the following Implementation Strategies to meet the 10% DHCD affordable unit goal:
Regulatory Reform - Involve tools that make permitting more efficient, allow more housing development, and allow more types of housing in
Brewster.
Strategy 1: Re-evaluate the existing ADU and ACDU bylaws and other references to accessory apartments; explore amendments to
streamline these provisions and improve their efficacy.
Strategy 2: Amend zoning to clearly allow mixed uses that include housing in business-zoned areas.
Strategy 3: Re-evaluate the existing multifamily dwelling bylaw (Section 179-34) and consider changes and other regulatory measures to
facilitate multi-unit residential development.
Strategy 4: Explore measures to require or encourage the inclusion of affordable units in residential developments over a certain number
of units.
Strategy 5: Allow and incentivize the adaptive reuse of existing buildings for the creation of affordable and mixed income housing.
Strategy 6: Utilizing the findings of the ongoing Integrated Water Resources Management Plan, continue to identify appropriate
wastewater treatment systems to enable the creation of denser housing developments that can support the inclusion of affordable units.
Funding and Assets - Protect existing affordable housing and pursue specific ways to expand local funds.
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.
Strategy 8: Develop a five-year financial plan for the Brewster Affordable Housing Trust and determine whether additional funding
streams should be explored.
Strategy 9: Based upon the BAHT five-year financial plan, explore other funding opportunities to support housing initiatives at a range of
income levels.
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.
Strategy 11: Develop criteria for assessing a property’s suitability for the creation of affordable and attainable housing.
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.
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.
Education and Advocacy - Capture key stakeholders most at risk from the effects of limited housing choices.
Strategy 14: Develop a collaborative housing education plan that connects to the Town’s Local Comprehensive Plan.
Strategy 15: Continue to ensure regular participation by staff and members of Town bodies in available training on housing-related issues
including fair housing, local and regional housing needs, comprehensive permit administration, and other relevant topics.
Local Planning and Policy - Pursue partnerships and create a more welcoming environment for housing development.
Strategy 16: Continue to make good use of Chapter 40B, including the Local Initiative Program (LIP), as a vehicle for creating affordable
housing.
Strategy 17: Encourage public/private partnerships to facilitate the collaborative production of affordable housing to meet a range of
community needs.
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.
Strategy 19: Increase housing staff capacity to ensure continued and consistent collaboration with the Building, Conservation, Health, and
Planning Departments.
Community Resources & Local Support – Ensure needs of the program benefactors are met.
Strategy 20: Continue the CDBG-funded housing rehabilitation program to enable income-eligible homeowners to make critical home
repairs.
Strategy 21: Evaluate current CPC-funded housing initiatives and consider adjusting to meet current needs.
Strategy 22: Explore other opportunities for direct support for eligible households, including partnerships with local non-profits and
housing assistance providers.
SECTION 7: IMPLEMENTATION AND PERFORMANCE MONITORING
Implementing the LCP will be the responsibility of numerous Town Boards and Departments and organizations in the community. The Select
Board will hold responsibility for identifying action priorities and overseeing implementation. The primary vehicle for identifying priorities will be
the Select Board’s annual rolling strategic planning exercise which, since its start in 2019, has been structured around the goals of the Vision Plan.
The Select Board’s Strategic Plan is updated on an annual basis with input from Town Boards, Committees and Department Heads. A copy of the
FY23-24 Strategic Plan is included in this section. The Selectboard will balance the various Building Block goals seeking to identify consensus
priorities in carrying out its strategic planning. The Select Board will also coordinate LCP actions with the implementation of other actions
contained within the Strategic Plan or of public importance, e.g., proposed regulatory changes to forward particular LCP goals would not only be
coordinated with one another but with any broader efforts to review and revise Town regulations or bylaws.
Moving forward, the LCP will be the framework to ensure the alignment of the Select Board’s Strategic Plan and the community’s vision. In
addition to the Select Board, the Planning Board will play a key role in implementing the LCP, particularly those elements related to land use
policy and reforming the Town’s bylaws so that they become better adapted tools for achieving the vision and policy directions of the LCP.
Monitoring the implementation of the Vision Plan and reporting to the community have been part of the Vision Planning Committee’s charge.
To assist in understanding the process by which the Town will implement action items, a diagram depicting the relationship between the LCP, the
Strategic Plan and the Capital Improvement Plan follows.
After LCP adoption, the Strategic Plan will, among other things, incorporate LCP Building Block goals and actions as a means of implementing
the LCP. In terms of implementation, the Strategic Plan assigns timeframes and responsible parties to undertaking actions, which is a particularly
effective process in ensuring that the LCP is implemented successfully and with the best available information.
In 2021, the Vision Planning Committee produced a report on the implementation of the Vision Plan that was well received by the public and
Town government. With the LCP becoming the framework for the Select Board’s Strategic Plan, monitoring LCP implementation becomes an
integral part of that annual process. This will include publishing reports on implementation progress for the Select Board’s internal use and
reporting to the public on progress in achieving the community’s goals. The Town will also provide the Cape Cod Commission this annual report
to communicate progress on the LCP.
Vision Building Block Goal # Goal Description Timeline Degree of
Complexity
Vision Plan / Local
Comprehensive Plan FY22-23 SB
Plan
Primary Responsible Party Other Key Stakeholders
Former Sea Camps Properties SC-1 Complete discovery phase, including building
inventories/ assessments, and continue to
implement interim property management plan
FY23 Medium
X
Town Administration and Bay &
Pond Property Planning
Committees
Town Staff
SC-2 Continue to develop/refine and implement
interim public access/use plans FY23-24 Higher X X
Town Administration and Bay &
Pond Property Planning
Committees
Select Board; BPPC & PPPC Liaisons,
Representatives, and Town Staff
SC-3 Launch community planning process, engage residents
and stakeholders, determine support for constructing
new community center on bay property, and develop
long-term comprehensive plans for both properties
FY23-24 Higher X X
Town Administration and Bay &
Pond Property Planning
Committees
Select Board; BPPC & PPPC Liaisons,
Representatives, and Town Staff
SC-4 Continue to explore potential short- and long-term
partnerships that may mitigate acquisition costs or
operating expenses and may provide enhanced
services, programs, or amenities for residents
FY23-24 Medium X X
Town Administration and Bay &
Pond Property Planning
Committees
Select Board; BPPC & PPPC Liaisons and
Representatives, and Town Staff
Community Character CC-1 Adopt and implement 5-year Community Preservation
Plan and seek adoption of proposed bylaw amendments
to support maximum flexibility to fund projects to meet
community needs
FY23 Lower
X Community Preservation
Committee
Town Administration; Select Board; Finance
Committee; Open Space Committee;
Affordable Housing Trust; Historical
Commission; Recreation Commission
CC-2 Identify and evaluate benefits of introducing/ expanding
targeted local tax relief options FY23 Medium X X Finance Team
Select Board; Finance Committee; Board of
Assessors; Brewster Association of Part-Time
Residents
CC-3 Complete sociodemographic study to inform next steps
in crafting and advancing diversity, equity, and inclusion
initiatives
FY23 Lower X X Town Administration Select Board; Human Resources Dept; Town
Staff
Open Space OS-1 Complete design and implement updated Drummer Boy
Park Master Plan Phase I improvements in coordination
with Wing Island Boardwalk project FY23-24 Medium X X Town Administration
Select Board; Natural Resources Commission
& Dept; Department of Public Works;
Brewster Conservation Trust; Brewster
Historical Society
OS-2 Identify and resolve private party encroachments on
Town land FY23-24 Lower
Town Administration & Natural
Resources Dept
Select Board; Conservation Commission;
Water Commission & Dept; Brewster
Conservation Trust
Housing H-1 Develop five-year financial plan for Affordable Housing
Trust and determine whether additional funding streams
should be explored to support housing initiatives at a
range of income levels
FY23 Medium X X Affordable Housing Trust &
Finance Team
Select Board; Finance Committee; Housing
Coordinator
H-2 Begin implementing updated Housing Production
Plan priority strategies FY23 Medium X X Affordable Housing Trust &
Housing Coordinator
Select Board; Planning Board; Housing
Partnership; Town Administration; Planner
H-3 Continue to provide support services to residents,
including CDBG housing rehabilitation and childcare
vouchers
FY23-24 Medium X
Housing Coordinator
Select Board; Town Administration;
Affordable Housing Trust; Human Services
Committee; Council on Aging
H-4 Advance Millstone Road Community Housing project
FY23-24 Higher X X Town Administration & Housing
Coordinator
Select Board; Affordable Housing Trust;
Community Preservation Committee; Planning
Dept & Zoning Board of Appeals
Select Board Strategic Plan FY23-24
Vision Building Block Goal # Goal Description Timeline Degree of
Complexity
Vision Plan / Local
Comprehensive Plan FY22-23 SB
Plan
Primary Responsible Party Other Key Stakeholders
Local Economy LE-1 Define and provide necessary supports to effectively
implement electronic permitting and invest in phased
digitization of Town records
FY23 Medium X X Town Administration Select Board; IT Director; Building Dept;
Health Dept; Planning Dept
LE-2 Continue to host semi-annual roundtable with
Town officials, Chamber of Commerce, and local
business community to build on increased outreach
and communication developed during pandemic
FY23-24 Lower X X Town Administration Select Board; Town Staff; Chamber of
Commerce
LE-3 Develop Guide to Doing Business in Brewster
FY24 Medium X
Town Administration
Building Dept; Health Dept; Planning Dept;
Natural Resources Dept; Town Clerk; Chamber
of Commerce
Coastal Management CM-1 Complete design and permitting of Wing Island
boardwalk
FY23 Higher X X Town Administration
Select Board; Conservation Commission;
Natural Resources Commission & Dept;
Department of Public Works; Brewster
Conservation Trust; Cape Cod Museum of
Natural History
CM-2 Consider merits of Cape Cod Commission's model
coastal resiliency bylaws/regulations and potential
implementation FY23-24 Medium X
Planning Dept
Planning Board; Town Administration; Board
of Health & Health Dept; Conservation
Commission & Natural Resources Dept;
Building Dept
Water Resources WR-1 Convene a new Water Resources Task Force and develop
updated plan and timeline for advancing integrated
water quality initiatives, to include addressing DEP’s
proposed changes to Title V regulations and continuing
collaboration with external stakeholders
FY23-24 Higher X X Water Resources Task Force
Town Administration; Select Board; Natural
Resources Commission & Dept; Water
Commission & Dept; Board of Health & Health
Dept; Planning Board & Dept; Finance
Committee; Brewster Ponds Coalition
WR-2 Continue to educate public about new stormwater
bylaw/regulations and consider refinements as needed FY23 Lower X X Planning Dept
Planning Board; Town Administration;
Conservation Commission & Natural
Resources Dept; Building Dept
Community Infrastructure CI-1 Determine support for advancing proposed Brewster
Ladies Library renovation project FY23 Lower Select Board Town Administration; Brewster Ladies
Library Association & Library Dept
CI-2 Conduct a needs assessment and develop FY24-28
COA (Age Friendly) Community Action Plan FY23 Medium X Council on Aging Board & Dept Select Board; Town Administration; Bay
Property Planning Committee
CI-3 Work with Nauset School officials to clarify process
and timeline of next steps regarding results of
Elementary School Consolidation Feasibility Study,
especially in relation to other potential Town & School
capital investments
FY23 Medium X X Select Board & Town
Administration
Brewster School Committee & Nauset
Administration; Finance Committee
CI-4 Complete Millstone Road project final design/ permitting
and create Road Capital Prioritization Plan FY22-23 Higher X X DPW Director & Town
Administration Select Board; Finance Committee
CI-5 Develop policy to clarify provision of Town services
on private roads and consider potential amendments
to private road betterment bylaw
FY23-24 Medium
DPW Director & Town
Administration
Select Board; Public Safety Team; Planning
Dept & Planning Board; Finance Team
Select Board Strategic Plan FY 23-24
Vision Building Block Goal # Goal Description Timeline Degree of
Complexity
Vision Plan / Local
Comprehensive Plan FY22-23 SB Plan Primary Responsible Party Other Key Stakeholders
Governance G-1 Establish and communicate budget capacity to Nauset
School officials based on the Town’s current and long-
term fiscal sustainability FY23 Medium
X Select Board & Town
Administration
Finance Committee & Finance Team; Nauset
Regional School Committee; Brewster School
Committee; Nauset School Administration;
Nauset region Town officials
G-2 Launch new Town website and identify preferred
enhancements to current communications model FY23 Medium X X Town Administration Select Board; IT Dept; BGTV
G-3 Establish process to revise Brewster Town seal &
draft related use policy FY23-24 Medium Select Board Town Administration & Town Staff
G-4 Evaluate potential amendments to noise bylaw
and/or develop entertainment license regulations FY23 Lower Select Board & Town
Administration Town Staff
G-5 Finalize, adopt, and implement Local Comprehensive
Plan and monitor progress FY23-24 Medium X X
Vision Planning Committee,
Select Board, and Planning
Board
Planning Dept; Town Administration; Town
Staff
G-6 Develop and launch capital budget and other
transparency features of new online platform to
continue to improve accessibility of Town finances
FY23 Medium X X Finance Team Select Board; Finance Committee
G-7 Support Human Resource Department by: 1. Continuing
to implement findings from HR audit, including
development of employee handbook 2. Continuing to
monitor and support employee wellness 3. Creating
programs to recognize Town staff/volunteers for their
community service
FY23-24 Medium X X Town Administration Select Board; Human Resources
G-8 Identify priority areas to increase organizational
capacity to meet enhanced service needs and expanded
project demands and develop long-term financing plan
to fund necessary personnel
FY23-24 Medium X X Town Administration & Finance
Team Select Board; Finance Committee; Town Staff
G-9 Consider need for and structure of new Parks &
Recreation Department responsible for management of
Drummer Boy Park, former Sea Camps, Dog Park, and
other existing recreational amenities/programs
FY23-24 Higher X X Town Administration
Select Board; Finance Team; Human
Resources; Recreation Dept & Commission;
Natural Resources Dept; Department of Public
Works
G-10 Develop standard criteria and process to evaluate
potential land acquisitions and consider establishing
municipal land acquisition committee FY23 Medium X
Select Board
Town Administration; Open Space
Committee; Affordable Housing Trust; Water
Commission
Climate Mitigation &
Adaptation
CA-1 Develop and implement updated staffing and committee
model that reflects the Town’s commitment to
comprehensively advancing energy, climate change, and
resiliency initiatives
FY23 Medium X
Town Administration Select Board; Energy Committee & Manager
CA-2 Develop net zero energy roadmap FY24 Higher X X Town Administration Energy Committee & Manager; Select Board;
Facilities Manager
Solid Waste Management SW-1 Complete site assessment and determine next steps to
improve Department of Public Works and Recycling
Center property and facilities
FY23 Lower X
DPW Director Town Administration; Select Board; Recycling
Commission
SW-2 Continue hydration station installation project
FY23-24 Lower
X Water Superintendent
Town Administration; Select Board; Recycling
Committee; Water Commission; Facilities
Manager
Select Board Strategic Plan FY23-24
Implementation Diagram
SECTION 8: SUPPORTING LOCAL PLANS, REGULATION AND POLICIES
Community Character
Historical Commission Survey of Brewster Houses, 2016
Open Space
Town of Brewster Open Space and Recreation Plan Update, 2021
Coastal Management/ Climate Adaptation
FEMA CRS Program, established 2018
Multi-Hazard Mitigation Plan 2021
Coastal Resource Management Plan (Phase I), 2019
Coastal Adaptation Strategy, 2016
Municipal Vulnerability Preparedness Plan, 2019
Water Resources
Horsley Witten Group, Inc. January 2022. Integrated Water Resource Management Plan 2022 Update
Horsley Witten Group, Inc. January 2013. Integrated Water Resource Management Plan Phase II Report
CDM February 2011. Integrated Water Resource Management Plan Phase I Report – Needs Assessment
Horsley Witten Group, Inc. 20216. Water Resource Atlas Fresh Water Ponds, Brewster, Massachusetts.
University of Massachusetts School for Marine Science and Technology and Cape Cod Commission. Brewster Freshwater Ponds: Water
Quality Status and Recommendations for Future Activities.
University of Massachusetts School for Marine Science and Technology. November 2014. Mill Ponds Management Plan - Walkers Pond,
Upper Mill Pond, and Lower Mill Pond.
Solitude Lake Management. January 30, 2020. Alum Treatment Final Completion Report, Upper Mill Pond January 2020.
Governance
Town of Brewster FY23-24 Annual Strategic Plan, adopted by Select Board 8/23/22
Select Board Policy #58 (Public Engagement)
Community Infrastructure/ Capital Facilities
Town of Brewster Community Preservation Plan, FY23 – FY27. 3/23/22 Adopted by the Select Board 08/08/2022
Pavement Management Plan, 2022
FY22-26 Capital Improvement Plan
Drummer Boy Park Master Plan update, approved Fall 2021 Town Meeting
Select Board Policy #61 (Complete Streets Policy)
Solid Waste
Pay As You Throw (PAYT) Report, August 2014
Climate Mitigation
Town Climate Change and Net Zero Resolution, 2020
Energy Reduction Plan (Green Community Designation), 2020
Housing Production Plan
Town of Brewster Housing Production Plan 2022 – 2027
Other Housing/ Local Economy
American Community Survey 2019 Data, 5-year estimates
Brewster Community Preservation Plan FY23-FY27
Cape Cod & the Islands Association of Realtors 2021 Annual Report & December 2021 Brewster Local Market Update
US Census 2020
Brewster Code (selection, Bylaws)
Chapter 17, Community Preservation Committee
Chapter 18, Affordable Housing Trust Fund
Chapter 83, Staff Review
Chapter 100, Flooding
Chapter 112, Water
Chapter 115, Illicit Connections and Discharges (note: MS4)
Chapter 119 Fertilizer Nutrient Control
Chapter 135, Pollution and Environmental Hazards (note: single use plastic bags, etc.)
Chapter 152, Single Use Plastic Water Bottles
Chapter 157, Streets and Sidewalks
Chapter 159, Stretch Energy Code
Chapter 171, Water Betterments
Chapter 172, Wetlands Protection
Chapter 179, Zoning
Chapter 272, Stormwater Management
Chapter 290, Subdivision Rules and Regulations
Brewster Wetlands Protection Regulations
Brewster Stormwater Management Regulations
Board of Health Regulations & Policies (Selections)
I/A Monitoring Regulation
Nitrogen Loading Regulation
Percolation Rate Regulation
Private Well Regulation
Inspection Maintenance Program Regulation
Small Wastewater Treatment
Substandard Septic System Upgrade Regulation
Leaching Facility Setback Regulation
Water Quality Report Regulations
Disposal Construction Limit Regulation
Recycling Center Regulations
Zone II Deed Restriction Regulation
Sand & Gravel Mining Regulation
Septic System Betterment Regulation
Designation of Wetlands Conservancy District Policy
Board of Health Policy on Single Cesspools
Soil & Percolation Observation Policy
Bedroom Definition
Septic System Inspection Requirement for Variance Applications Policy
In-House Septic Local Upgrade Approval Policy
Existing Infrastructure Systems, Challenges or Constraints
Infrastructure System Name Address Description Challenges or Constraints
Public Buildings
Town Offices, Monument &
Ballfield 2198 Main Street
Formerly an Elementary
School built in 1925, converted
into Town Hall in the late
1970's. Provides office space
for Municipal Services and
Committee meeting rooms.
Retrofitting of energy
measures such as HVAC is
challenging. Building is
near wetlands and the
Consodine Ditch. Parking is
somewhat limited. Fields
have safety/ dimensional
constraints as currently
configured.
Natural
Resources/Conservation
Offices 1657 Old Kings Highway
Formerly the Fire
Headquarters, original building
is 1971 and housed both Police
and Fire. Currently houses
Natural Resources and
Conservation Departments.
Due to the age of the
building and former use,
maintenance and upgrades
are required and could be
costly. Not all of the space
is currently being utilized.
Public Works Annex 1708 Main Street
Formerly the Natural
Resources Garage, building is
currently used for DPW
equipment storage.
Building has been assessed
for environmental issues
and requires some
remediation. Town plans
to dispose of this property.
Parking is very limited and
allowed uses under zoning
are limited.
Council on Aging/Senior
Center 1673 Main Street
Built in 1881, formerly the
Town Hall, houses Council on
Aging. In the same complex as
Fire and Natural Resources.
Building is not adequate
for modern COA services
and lacks sufficient
programming space.
DPW Garage & Office 201 Run Hill Road
Public Works Office Space,
Garage and Fuel Depot
In Historic District. Space is
limited due to the capped
landfill and ground
mounted solar array. Gas
migration from the capped
landfill needs to be
continually monitored.
Doors and windows need
to be replaced, roof and
insulation work required.
Bathroom/Locker
Room/Break Room
facilities are not sufficient.
Heating and lighting issues
in the garage. Office space
is limited. Garage space is
maxed out (difficult to fit
all equipment). Salt shed
needs to be replaced.
Police Station 631 Harwich Road
Built in 2001, Police Station
Facility
Ongoing Maintenance,
Police Vehicles are
exposed
Fire Station 1671 Main Street New Building 2018
In same complex as
Natural Resources & COA.
Systems are modern and
require a higher level of
service/training for use.
Brewster Ladies Library 1822 Old Kings Highway
Historic building 1868, newer
addition and renovation 1995
Main Entry Stairs not
Accessible, IT expansion
needed and elevator needs
to be upgraded
Stony Brook Elementary
School with Solar Panels 2298 Main Street
Built in 1978 Expanded in 1985
Houses Pre-K through 2nd
grade, After School and YMCA
programs
Needs Major repairs to
heating system and roofs
Eddy School with Solar
Panels 2298 Main Street
Built in 1997, houses 3rd grade
through 5th grade and
Recreation Dept
Ongoing maintenance,
limited parking
Water Department &
Garage 165 Commerce Park Drive
Built in 2009, Water
department administrative
building Ongoing maintenance
Crosby Mansion & Cottages 163 Crosby Lane
Historic building 1888, leased
through the State of MA with
three rental cottages
Historic repairs and
upkeep are ongoing, one
cottage needs major
renovation to be usable
Captains Golf Pavillion &
Proshop & Maintenance
Buildings with Solar
Carports 1000 Freemans Way
Original facilities. Golf
proshop, pavillion, restaurant,
maintenance garage, fuel
station, chemical storage.
Solar Carports are new in
2021.
All facilities need either
major updating, repairs or
replacement of structures.
Driving Range is located
across the street in Town's
industrial park.
Cape Cod Sea Camps Bay
Parcel and First Light Beach 3057 Main Street
Town bought the former camp
in 2021 with existing buildings.
90+ buildings that range in
age and use. Remediation
required at former
shooting range. On-site
parking is on fields.
Portions of the parcel are
in a flood zone. Coastal
dune and wetland setbacks
also must be accounted
for.
Cape Cod Sea Camps Pond
Parcel 0 Besse Cartway
Town bought the former camp
in 2021.
Access drive is dirt and not
an adequate road for
enhanced access. Limited
to no parking on site.
Wetlands near pond. Half
of parcel is in Zone II.
Transportation
Millstone Road
2.5 mile main corridor of town
owned road laid out in 1847.
Connects Route 6A to Route
137. Averages 3,800 cars a
day. 25% of population live on
or off Millstone.
Long, winding road that
does not have consistent
shoulder or sidewalks.
Safety issues and speed of
major concern. Town
working on final design for
reconstruction.
Route 137
3.55 miles of roadway,
intersects with Route 124
Parts of the road need
better drainage and
roadway surface; much of
the road might benefit
from sidewalks for
pedestrian access and
safety.
Townwide Roads and
Drainage Systems throughout Town
56 miles of Town road, 48
miles paved, 9 gravel with a
range of ages and drainage
systems; 103 miles of private
roads througout town; 52
miles of state roads
Pavement Management
Plan done in 2021. 2 miles
of road need major
rehabilitation; 14.5 miles
need minor rehabilitaion;
13.3 need preventive
maintenance; 5.23 need
routine maintenance;
many roads lack sidewalks
for safe pedestrian access.
Town needs additional
road bond funding to
supplement Ch. 90 and
annual road drainage
funding. Drainage systems
not built to handle
increased storms.
Cape Cod Rail Trail bikepath
throughout Town and
across Cape
25 miles of off road paved
path from Yarmouth to
Wellfleet. Runs through
Brewster and through
Nickerson State park.
Heavily used in season,
bike trail crossing at
Millstone, Route 124 and
Underpass Road can be
dangerous.
Public Services
Drinking Water Distribution
System throughout Town
130 miles of water main, 1188
fire hydrants servicing 7200
service connections.
Continued maintenance of
the system will be
determined by the
anticipated update to the
existing master plan.
Pumping Station #3 811 Freeman Way
Built in 1986, about 90 feet
deep
Redevelopment every 3 to
7 years depending on
specific capacity and iron
levels.
Pumping Stations #1 & #2 566 Freeman Way
Constructed in 1971, about 76
Feet Deep
Redevelopment every 5 to
10 years depending on
specific capacity and iron
levels.
2 Metal Water Tanks
23 Yankee Drive-Tower
Circle Constructed in 1971 and 1989
Exterior painting overcoat
anticipated in 2023 / 2024
Pumping Station #4 699 Run Hill Road
Built in 1991, about 101 feet
deep
Redevelopment every 3 to
7 years depending on
specific capacity and iron
levels. Roof being assessed
for replacement.
Greensand Treatment
Facility 697 Run Hill Road Constructed in 2001
Roof being assessed for
replacement
Lime Station 548 Freeman Way Constructed in 1990
Ongoing maintenance
funded by operating
budget.
Lime Station 813 Freeman Way Constructed in 1990
Ongoing maintenance
funded by operating
budget.
Pump Station including
Well #6 379 West Gate Road
Built in 2013, about 121 feet
deep
Redevelopment every 5 to
10 years depending on
specific capacity and iron
levels.
Transfer Station Facility 201 Run Hill Road
Capped Landfill that provides
trash, recycling and related
services to residents, including
a Swap Shop
Circulation is challenging
(tandem parking is an
issue), Transfer Station
building is old, has many
issues and is not used as it
was originally intended,
Swap Shop is small and
inadequate. The old
highway garage which
houses the bathroom
facility is a safety concern.
Bathroom facilities are
insufficient.
Other/Recreation
Captains Golf Course and
Driving Range
Freemans Way &
Commerce Park
36 Hole Golf Course and
Driving Range
Course irrigation original,
will need upgrade. Sink
holes are a problem.
Course and Driving Range
in different locations.
Whitecaps Ball Field
Dugouts/Press
Box/Scoreboard/Picnic
Area/Poles/Bleachers 384 Underpass Road
Cape Cod Baseball league
team facility - long term lease
with elementary school
Facility does not contain
lighting. Recent ADA
updates. School
Playground adjacent will
require upgrades or new.
Tennis Courts/Fencing 384 Underpass Road
Municipal Tennis courts built
in 2010 on School Property
Ongoing Maintenance.
Part of the tennis courts
converted to Pickle Ball
Courts.
Brewster Dog Park 631 Harwich Road
Municipal Dog Park
constructed in 2022.
Ongoing management and
oversight in coordination
with Friends of Brewster
Dog Park.
Wing Island Boardwalk Main Street
Land acquired by Town in
1961, dual marsh planks across
marsh, path begins at Cape
Cod Museum of Natural
History
Boardwalk floods twice a
day. Boardwalk is uneven
and accessible for many.
Path to boardwalk is
through privately owned
property and parking is
problematic.
Freemans Fields Freemans Way
Two little league fields, one
babe ruth field and soccer
fields that abuts town of
Brewster water department
lands
Accessibility could be
improved, parking limited,
concessions not hooked
up, no common play
spaces, ongoing field
maintenance
Drummer Boy Park 785 Main Street
17 acres acquired by Town in
1988-used as a park,
playground, rented to groups-
including fairs, town band,
walking trails
Master Plan recently
updated; updates for
parking, playground,
drainage and existing
structures needed
Gages Field Main Street
One Little League baseball
field
Behind Fire Station facility,
limited parking,
accessibility upgrades
needed
Beach & Pond Parking Lots
and Landings throughout Town
10 Public Beach landings off
Route 6A, Bay Beaches and 6
Ponds with Landings.
Limited parking at most
landings, no attendants on
site, limited services on
site, many of the roads to
beaches are narrow and in
poor condition, concerns
with sea level rise in some
locations, concerns of
pond water quality and
health
Conservation Areas throughout Town
Approximately one third of
Brewster is protected open
space land held by the Town,
the State, non-profits or the
Conservation Commission.
Many of the lands have trails.
Difficult to maintain trails
based on the number and
where they are located in
town given limited staffing
resources. Limited parking
at many trails.
Nickerson State Park 3488 Main Street
1,900 acres of State owned
forest with approx. 420 camp
sites and 8 freshwater ponds
Wildfire risk, difficult to
manage evacuation, pond
quality issues, mosquito
control
Other Services
Power Distribution
Ground Mount Solar
Comcast Cable & Internet
Capital Facilities and Infrastructure Projects Needed to Support Growth or Redevelopment
Project Name Action Plan #SB Strategic Plan Description
Funding Sources
and Strategies Priority (High/Med/Low)
Anticipated Capital Cost
($/$$/$$$)
How this Capital Investment
Supports the LCP Vision, Goals,
Purposes and Action Plan
On Town 5 Year Capital
Plan
Community Center
Design/Construction CC1, CI2 SC-3
Multi-generational
community center
to include COA and
Recreation Depts.
Location needs to
be determined first
then programming
need and facility
design.
Funding likely to
be combination
of debt exclusion
and capital
stabilization
funds.High $$$
Supports recreational opportunities
cited in Vision Statement;
Community Character social
opportunities and services Goal and
Purpose YES
Elementary School
Facilities Upgrades and
Accessibility CC3, CC4 CI-3
Determine next
steps with School
Dept. regarding the
results of the School
Consolidation
Feasibilty Study
Investment in
two school
elementary
schools will be
determined
based on next
steps. Stony
Brook requires a
new heating
system and new
roofs. Funding
through MSBA,
Green
Communities
and Local match
funds Med $$
Supports Town Vision Statement to
provide infrastructure to ensure
that all citizens are safe, healthy,
and supported, and Community
Character social opportunities and
services Goal and Purpose YES
Town Center
development CC9, CC11
Explore
establishment of
Town Center or
activity centers,
including mixed use
potential
Zoning and Land
Management
may require a
consultant to
assist to be
funded in Town
Capital plan with
Free Cash
allocation Med $
Supports Town Vision Statement to
provide infrastructure to ensure
that all citizens are safe, healthy and
supported; Community Character
Goal and Purpose 3 and Community
Character Actions NO
Land purchases for
drinking water
protection, pond water
quality, marine water
quality, housing
WR1, WR9, WR14, OS3,
HO11 G-10, H-2, SC-2, WR-1
Develop standard
criteria and process
to evaluate
potential land
acquisitions for
various municipal
purposes -Ex.
Former Cape Cod
Sea Camps parcels
Acquisition of
land is
accomplished
through a
variety of
funding sources
and
partnerships:
CPC, LAND
Grants, BAHT
funds, BCT,
Water
Commission and
debt exclusions Med/High $$
Supports Town Vision Statement to
protect water resources, Water
Resources/Housing Purposes and
Actions YES
Acquire open space for
recreation, trail networks OS1 OS-1, G-10
Continue to acquire
open space,
recognizing varied
purposes such as
emphasizing the
importance of
recreation, the
potential for
establishing or
extending trail
networks, habitat
benefits and the
positive effect of
woodlands in
climate mitigation
as criteria for land
acquisition.
Acquisition of
land is
accomplished
through a
variety of
funding sources
and
partnerships:
CPC, LAND
Grants, BCT,
Water
Commission and
debt exclusions Med $$
Supports Town Vision Statement to
protect town character, open space
NO, but on CPC 5 Year
Plan
Integrated trail system
for Long Pond woodlands
and former Sea Camps
property OS2 SC-1, SC-2, SC-3, SC-4
Town purchased the
Long Pond Parcel
which is adjacent to
the Long Pond
Woodlands. Town
will determine,
through its
comprehensive
planning process,
opportunities for
passive and active
recreation and
needed trail system
Grant Funding,
CPC, Free Cash
allocation
through Capital
Plan,
partnerships
with BCT and
MA Audubon High $
Supports Town Vision Statement to
protect open space, provide scenic
areas for recreation and
contemplation; Open Space Goals
and Purposes
NO, Acquistion costs only
until Comprehensive
Plans created
Evaluate re-use of Town-
owned buildings for
housing, including Sea
Camps property H-10
SC-1, SC-2, SC-3, SC-4,
H-2
As part of the
comprehensive
planning process for
the former Sea
Camps properties,
Town will look at
opportunities for
housing. Town
through its HPP
strategies will look
at other
opportunities for
building re-use for
housing as well.
Housing Funding
depends on the
type of Housing:
Can be State
grants, Private-
Public
Partnerships,
BAHT funds, CPC
Funds or
through the
Capital Plan with
Free Cash or
Short-term
Rental revenues Med $$
Supports Town Vision Statement to
offer housing that is affordable to
residents of all ages and economic
standing; Housing Goals and
Purposes NO
Evaluate need for and
feasibility of alternative
transport for off-site
retreat parking for
various town beaches
and landings CM4, CA7 CA-1, CM-2, SC-2
Town has created a
resident only beach
at First Light,
freeing up more
spots at other
locations. Town is
working on a
bike/pedestrian
path to Linell &
Crosby with State
DCR. Town created
overflow parking at
Crosby. Town
created additional
parking at
Breakwater. Town
will continue to look
at opportunities for
expanded access for
parking and
pedestrian access.
Grant Funds,
Free Cash
allocations
through Capital
Plan Med $$
Supports Town Vision Statement to
protect bayside coastline; Coastal
Management Goals and Purposes Yes
Complete permitting and
construction of Wing
Island boardwalk CM5 OS-1, CM-1
Further design and
permitting for Wing
Island Boardwalk in
conjunction with
Drummer Boy Phase
I site improvements
Design funds
approved at May
TM, grant funds,
donations, local
match funds in
capital plan High $$
Supports Town Vision Statement to
protect open space, provide scenic
areas for recreation and
contemplation; Open Space Goals
and Purposes Yes
Complete design and
construction of Drummer
Boy Park Master Plan
Phase 1 CM5, CI3 OS-1, CM-1
Implement
recommendations
of Drummer Boy
Master Plan site
improvements to
stormwater
management,
parking, and access,
in conjunction with
Wing Island
boardwalk project
Design funds
approved at May
TM, ARPA funds,
Grant Funds,
Donations, Local
Match Funds
through Capital
Plan High $$
Supports Town Vision Statement to
protect open space, provide scenic
areas for recreation and
contemplation; Open Space Goals
and Purposes Yes
Provide interim access
and complete long-term
planning for beach
access at First Light
Beach property CM6 SC-2, G-9
Town established a
resident beach at
First Light in the
summer of 2022.
Town will continue
summer access,
weekends in Fall
and how further
access can occur.
Beach parking
lot and gate
attendants were
funded with
ARPA funds. A
long term plan
to fund positions
will need to be
determined and
incorporated
into the Town
budget. High $
Supports Town Vision Statement to
protect bayside coastline; coastal
management Goals and Purposes Yes
Improve visibility and
mobility access at beach
landings CM7
Provide and expand
public access for all;
Town takes
proactive approach
to managing our
landings and beach
access.
Town has
purchased mobi-
mats through
Capital Plan Free
Cash and made
accomodations
at various
beaches
throughout
town. Town has
4 mobi-chairs
available - 2
were grant
funded. Low $
Supports Town Vision Statement to
provide infrastructure to ensure
that all citizens are safe, healthy and
supported and Community
Character social opportunities and
services Goal and Purpose Yes
Include enhanced
universal accessibility
where feasible on Town
properties and projects CI1 H-2, CI-2
Consider
accessibility when
modifiying town
buildings and in
planning town
projects
Grant Funding,
Town capital
plan, CPC funds Medium $$
Supports Town Vision Statement to
provide infrastructure to ensure
that all citizens are safe, healthy and
supported and Community
Character social opportunities and
services Goal and Purpose No
Complete
comprehensive planning
processes for and begin
implementation of plans
for Bayside and Long
Pond former Sea Camps
properties CI4 SC-1, SC-2, SC-3, SC-4
Working with
planning
committees,
consultant,
stakeholders and
residents to
complete
comprehensive
plans for both
parcels and bring to
Town Meeting.
Continue to provide
and expand interim
short term public
access.
Re-use of
existing article,
grant funds, free
cash, debt
exclusion, ARPA
funds High $$$
Supports Town Vision Statement to
protect open space, provide scenic
areas for recreation and
contemplation; Community
Infrastructure Goals and Purposes Yes
Develop town-wide plan
for expanding bike and
pedestrian paths and
sidewalks CI5 CI-4
Using Bike Strategy
Plan, Pavement
Management Plan,
and Complete
Streets
Prioritization Plan
consider pedestrian
access when
developing and
implementing Road
Capital Plan.
Road Bond, Ch.
90 State
Funding,
Complete
Streets Funding,
Funding through
5 year Capital
Plan Medium $$$
Supports Town Vision Statement to
provide infrastructure to ensure
that all citizens are safe, healthy and
supported and Community
Infrastructure Goal and Purpose Yes
Pursue development of
Cape Cod Rail Trail
extension from
Nickerson State Park to
Cape Cod Bay CI6 CM-3 FY21-22 Plan
Work with State
DCR and MA DOT to
create a bike and
pedestrian trail to
Linnell and Crosby
Landings
Funding through
State DCR capital
plan state grant,
or bond bill with
some local
match Low $$
Supports Town Vision Statement to
provide infrastructure to ensure
that all citizens are safe, healthy and
supported and Community
Infrastructure Goal and Purpose Yes
Conduct Recycling
Center study and site
analysis and potential re-
use options SW5 SW-1
Review existing
facilities and
determine what
changes should be
implemented for
modern recycle
center services
Town re-
allocated
existing funds at
the May Town
Meeting to
conduct study.
Site changes and
enhancement
costs to be
determined. Low $$
Supports Solid Waste Management
Goal, Purposes and Actions Yes
Locate solar
panels/arrays on Town
buildings and facilities CA3 CA-1, CA-2
Town recently sited
two car solar
carports at the
Captains Golf
Course. Town
through its Energy
Manger will review
town buildings and
sites for other
opportunities
and/or enter into
off-taker
arrangements.
Typical solar
initiative
involves a
private-public
partnership and
results in either
reduction in
energy bills for
town or lease
payments Medium $
Supports Climate Mitigation and
Adaptation Goals, Purposes and
Actions No
Purchase alternative
energy Town vehicles
when due for
replacement CA3 CA-1, CA-2
Town is a Green
Community and is
working through its
Energy Manager
and Master
Mechanic to review
town fleet to
develop a 5 year
plan as appropriate
for replacement
with Hybrid or EV
vehicles
Funding through
Green
Communities.
Vehicle
replacement is a
standard item on
the town's 5
year capital plan,
supported
through free
cash. Medium $$
Supports Climate Mitigation and
Adaptation Goals, Purposes and
Actions Yes
Work with private
entities to install public
charging stations at
appropriate municipal or
publicly accessible
locations CA5 CA-1, CA-2
Town is a Green
Community and is
working through its
Energy Manager to
determine
appropriate
locations for
charging stations.
Funding through
Green
Communities
Grants, Other
available grant
funding and local
match of free
cash Medium $
Supports Climate Mitigation and
Adaptation Goals, Purposes and
Actions No
Modify or re-locate town
infrastructure and
buildings to reduce
potential damage due to
climate change CA7 CM-2
Consider climate
change and
mitigation when
designing and siting
town facilities and
infrastructure,
especially water and
stormwater.
Consider climate
change in modifying
or constructing
existing buildings.
Town has an
approved Hazard
Mitigation Plan
and a Municipal
Vulnerability
Plan which both
provide grant
funding for
mitigation. Medium $$
Supports Climate Mitigation and
Adaptation Goals, Purposes and
Actions No
Millstone Road
Community Housing HO1, HO6, HO10 H-2,H-4
Development of 45
units of rental
housing on town
owned land
Developer to
apply for Low
Income Tax
Credits and
other state
funding. Local
funds of
combined CPC
and BAHT
expected to
contribute. High $$
Supports Housing Goal to provide
more affordable, accessible housing
and to implement the goals in the
2022 Housing Production Plan and
the purposes and actions in the
Housing Goals Yes
Wastewater
Infrastructure
WR4, WR5, WR11,
WR12 WR-1
Design & construct
Innovative
Alternative septic
systems and other
non-traditional
wastewater
solutions to
mitigate negative
impacts on pond
and embayment
water quality.
State Revolving
Fund, Cape Cod
& Islands Water
Protection Fund,
Free Cash, Water
Quality
Stabilization
Fund High $$$
Supports Water Quality Goals to
improve water quality in marine
watersheds and ponds Yes
Town of Brewster
SPECIAL TOWN MEETING
WARRANT
for
NOVEMBER 14, 2022
at
6:00 PM
STONY BROOK ELEMENTARY SCHOOL
384 UNDERPASS ROAD
Please bring this copy of the warrant to Town Meeting
Large print copies of the warrant are available at the Brewster Town Offices
TOWN OF BREWSTER
SPECIAL TOWN MEETING WARRANT
NOVEMBER 14, 2022
TABLE OF CONTENTS
A INDEX
B INFORMATION
C 2022 SPECIAL TOWN MEETING WARRANT
ARTICLES
ARTICLE DESCRIPTION SPONSOR PAGE
1 Outstanding Obligations Select Board
2 Capital and Special Projects Expenditures Select Board
3 Community Preservation Act Funding Select Board
4 Conservation Restriction: 0 Holly Ave (Rear) Community
Preservation
Committee
5 Town Code Amendment to Community
Preservation Act Bylaw (§ 17)
Community
Preservation
Committee
6 Town Bylaw Amendment: Limits of Debate Select Board
7 Town Bylaw Amendment: Quorum
Requirement
Select Board
8 New Town Bylaw: Reconsideration Select Board
9 Town Bylaw Amendment: Special Town
Meeting Warrant Deadline
Select Board
10 Local Comprehensive Plan Select Board &
Planning Board
11 Temporary Easements: Millstone Road
Improvement Project
Select Board
12 Private Road Engineering Services:
Vesper Pond Drive
Select Board
13 Private Road Engineering Services:
Ridgewood Drive
Select Board
14 Creation of New Revolving Fund: Bay
Property Pool
Select Board
15 Police Dispatchers Union Collective
Bargaining Agreement
Select Board
16 Rescind Debt Authorization Select Board
D TOWN MODERATOR’S RULES
E GLOSSARY OF FINANCIAL TERMS
INFORMATION FOR NOVEMBER 14, 2022
SPECIAL TOWN MEETING
Services Available to the Public During Town Meeting
TRANSPORTATION:
The Council on Aging offers rides to and/or from Town Meeting. For information or to schedule
a ride to and/or from Town Meeting please call the Council on Aging at 508-896-2737 by noon
on Wednesday, November 9th. Rides are available during the entirety of Town Meeting.
CHILD CARE SERVICES:
Nauset Youth Alliance provides free childcare services for children ages 5 – 14, from
5:30 pm – 9:00 pm, in the Stony Brook School Library during Town Meeting. If you would like to
take advantage of this service, please call or email the NYA before 4:00 pm on Friday,
November 11th; 508-896-7900 or drost@nausetyouthalliance.org
TOWN OF BREWSTER SPECIAL TOWN MEETING NOVEMBER 14, 2022
Barnstable, ss
To: Roland W. Bassett, Jr. Constable of the Town of Brewster
Greetings:
In the name of the Commonwealth of Massachusetts, you are hereby directed to notify and
inform the Town of Brewster inhabitants qualified to vote in Town affairs to meet in the
Cafeterium at the Stony Brook Elementary School, 384 Underpass Road, on Monday,
November 14, 2022, next, at 6:00 p.m. o’clock in the evening, then and there to act upon the
following articles:
OUTSTANDING OBLIGATIONS
ARTICLE NO. 1: To see what sums the Town will vote to appropriate from available funds for
the payment of unpaid obligations from previous fiscal years, including any bills now on
overdraft:
Department Outstanding Obligations Amount
a. Brewster Elementary
Schools
Wages $1,777.00
b. Utilities Eversource $304.50
c. Employee Benefits Department of Unemployment
Assistance
$2,450.93
d. Building Department WB Mason $127.99
Total
Or to take any other action relative thereto.
(Select Board) (Nine-tenths Vote Required)
COMMENT
This article will authorize the payment of outstanding bills from a previous fiscal year.
According to Massachusetts General Laws, a Town cannot pay a bill from a previous fiscal year
with the current year’s appropriation. Therefore, Town Meeting authorization is required.
Select Board: Yes 0, No 0, Abs 0
Sept 26
Finance Committee: Yes 9, No 0, Abs 0
CAPITAL AND SPECIAL PROJECTS EXPENDITURES
ARTICLE NO. 2: To see what sums the Town will vote to raise and appropriate, transfer from
available funds, or authorize the Town Treasurer to borrow under and pursuant to
Massachusetts General Laws Chapter 44, Sections 7, 7(1), or 8, or any other enabling authority,
for the capital outlay expenditures listed below, including, in each case, all incidental and
related costs, to be expended by the Town Administrator with the approval of the Board of
Selectmen, except School expenditures to be made by the School Superintendent with the
approval of the School Committee; authorize leases and lease purchase agreements for more
than three but not more than five years for those items to be leased or lease purchased, and
further that the Town Administrator with the approval of the Board of Selectmen or School
Superintendent with the approval of the School Committee for school items, be authorized to
sell, convey, trade-in or otherwise dispose of equipment being replaced, all as set forth below:
Department Item Funding Source(s) /
Appropriation or
Transfer
Amount
1 Select Board
Sub-Total $
2 Department of Public Works
a.
b.
c.
d.
Sub-Total $
3 Fire Department
a.
Sub-Total $
4 Natural Resources
a.
Sub-Total $
Or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
1a.
Select Board: Yes 0, No 0, Abs 0
Oct 3
Finance Committee: Yes 0, No 0, Abs 0
Oct 5
1b.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
1c.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
1d.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
2a.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
2b.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
2c.
Department Item Funding Source(s) /
Appropriation or
Transfer
Amount
5 Information Technology
a.
b.
c.
Sub-Total $
6 Water Department
a.
Sub-Total $
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
2d.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
3a.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
4a.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
5a.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
5b.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
5c.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
6a.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
COMMUNITY PRESERVATION ACT FUNDING
ARTICLE NO. 3: To see if the Town will vote to act upon the recommendations of the
Community Preservation Committee; to appropriate from Fund Balances Reserved for future
expenditure, the amounts shown below, for the purpose of future expenditures, operating and
administration expenses, and reserve funds related to Community Preservation, Historic
Preservation, Open Space, Community Housing and/or Recreation; and to authorize the Town
Administrator to enter into contracts for operating and administration related to Community
Preservation, Historic Preservation, Community Housing and Open Space and/or Recreation, all
as follows:
Purpose Item Funding Source(s) Amount
1
a. Brewster Historical
Society
Relocation and
restoration of Brewster
Schoolhouse #3
Transfer $332,200
from Historic
Preservation Fund
balance
$332,200
Sub-total $332,200
Grand Total $332,200
For Fiscal Year 2023 Community Preservation purposes, each item is considered a separate
appropriation to be spent by the Community Preservation Committee; provided however, that
the above expenditures may be conditional on the grant or acceptance of appropriate historic
preservation restrictions for historic resources, open space restrictions for open space reserves,
and housing restrictions for community housing, running in favor of an entity authorized by the
Commonwealth to hold such restrictions for such expenditures, meeting the requirements of
G.L. c.184 and G.L. c.44B, Section 12, and to authorize the Board of Selectmen to convey or
accept such restrictions;
And further, any revenues received in excess of the estimated receipts are transferred to their
respective reserve fund balance(s) for future appropriation using the allocation formula of 50%
Open Space, 10% Housing, 10% Historical and 30% for Budgeted Reserve for CPA.
Or to take any other action relative thereto.
(Community Preservation Committee) (Majority Vote Required)
COMMENT
In May of 2005, Brewster voters approved a ballot question which allowed for the adoption of
the modified Community Preservation Act. The act appropriates a 3% surcharge on the town’s
real estate tax revenues, which are reserved in a special fund in order to finance projects and
programs for the purposes of preservation of open space, recreation, community housing, and
historic preservation. Brewster is also eligible to receive up to 100% in matching funds from the
State, although we anticipate a reduced reimbursement rate from the State for Fiscal Year
2022, which is projected at 15%. Brewster established, through a local bylaw, a distribution
schedule for the CPA funds according to the following: 50% of the funds for open space, 10%
for community housing, 10% for historic preservation, and 30% balance is available for housing,
historic preservation and/or active or passive recreation projects.
1. Historic Preservation:
a. Brewster Historical Society – Relocation and Restoration of Schoolhouse #3: The Brewster
Historical Society proposes to flake Schoolhouse #3 at 2342 Main Street and move it to
Windmill Village at Drummer Boy Park. The structure is the last remaining of the town’s 5 19th
Century schoolhouses. It will be re-assembled and restored as a schoolhouse and will also
include a cranberry history display, as this was also part of its history. The funding request
includes an additional $10,000 set aside to pay for CPC expenses for historical consulting
services related to the project.
Total Project Cost: $322,200 CPC Request: $332,200 CPC Vote: 0-0-0
Select Board: Yes 0, No 0, Abs 0
Oct 17
Finance Committee: Yes 0, No 0, Abs 0
Oct 12
CONSERVATION RESTRICTION ACQUISITION: 0 HOLLY AVE (REAR)
ARTICLE NO. 4: To see if the Town will vote to authorize the Board of Selectmen to acquire a
perpetual conservation restriction under General Laws, Chapter 184, Sections 31 through 33,
on a parcel of land designated on Brewster Assessors’ Map 137 as Parcel 1, located at 0 Holly
Ave (Rear), in Brewster, Barnstable County, Massachusetts, consisting of 4.925 acres as shown
on a plan of land entitled “Plan of Land in Brewster (East), Mass. as claimed by Richard O. Staff,
Scale 1 in = 50 ft. October 1967, Schofield Brothers Registered Civil Engineers & Land
Surveyors, Orleans & Framingham, Mass.” and recorded in the Barnstable County Registry of
Deeds as Plan Book 219, Page 79, a copy of which is on file with the Brewster Town Clerk; to
acquire interests in said parcel by gift, purchase and/or eminent domain taking under
Massachusetts General Laws, Chapter 79, or any other enabling authority; to acquire said
conservation restriction for conservation and passive recreation purposes for the general
public, consistent with the provisions of Mass. Gen. Laws, Ch. 40, §8C, 310 C.M.R. 22.00, and
Article 97 of the Amendments to the Constitution of the Commonwealth of Massachusetts, and
in compliance with G.L. Ch. 44B, Section12(a), protecting the property for the purposes for
which it is acquired; to appropriate the sum of Two Hundred Sixty-four Thousand and 00/100
Dollars ($264,000.00) to pay costs of this acquisition, and all other costs incidental and related
thereto; to authorize the Town Treasurer, with the approval of the Board of Selectmen, to
borrow up to the sum of Two Hundred Fifty Thousand and 00/100 Dollars ($250,000.00)
pursuant to the provisions of Massachusetts General Laws, Chapter 44, Section 7(3) and Section
8C, and/or any other enabling authority, and to issue bonds and/or notes of the Town therefor;
to authorize the Town Treasurer to transfer from available sums the sum of Fourteen Thousand
and 00/100 Dollars ($14,000.00) for the purpose of paying incidental and related costs,
including the preparation, issuance and marketing of notes and bonds issued hereunder and for
paying interest on temporary notes issued in anticipation thereof; further, to authorize the
Board of Selectmen and/or the Conservation Commission to apply for, accept and expend any
funds that may be provided by the Commonwealth or other public or private sources to defray
all or a portion of the costs of said acquisition, including, but not limited to, grants and/or
reimbursement from the Commonwealth under the Self-Help Act, G.L. Ch. 132A, Section 11
(now, so-called LAND grants), and the Federal Land and Water Fund grants, which grants
and/or funds so received shall be used to repay all or a portion of the sum transferred from the
Community Preservation Fund hereunder; to authorize the Conservation Commission to
assume the monitoring and enforcement authority of the conservation restriction on the
property; and to authorize the Board of Selectmen and Conservation Commission to enter into
all agreements and execute any and all instruments as may be necessary on behalf of the
municipality to effect this purchase and obtain reimbursement funding; or to take any other
action relative thereto.
(Community Preservation Committee) (2/3 Majority Vote Required)
COMMENT
This article would enable the Town to continue its partnership with Brewster Conservation
Trust (BCT), working together to preserve critical open space; in this case, 4.925 acres abutting
the Town’s Baker’s Pond Conservation Area. This acquisition would preserve a walking trail
that connects existing Town trails with Nickerson State Park.
The Towns of Brewster and Orleans, along with the Brewster Conservation Trust, own 140 acres
of conservation land east and south of this proposed land acquisition. These entities jointly
manage the two-mile public walking loop trail there, with parking on Baker’s Pond Road. BCT
will purchase the land for $360,000. This article seeks to appropriate $250,000 in CPA funds to
place a conservation restriction on the property, which will be held by the Town. To offset
these expenses, the Town has applied for a State LAND grant that would reimburse the Town
for up to $130,000. Sketch map of locus attached hereto - Tax Map 137, Parcel 1, 4.925 acres.
Select Board: Yes 0, No 0, Abs 0
Oct 17
Finance Committee: Yes 0, No 0, Abs 0
Oct 12
TOWN CODE AMENDMENT TO COMMUNITY PRESERVATION ACT BYLAW
ARTICLE NO. 5: To see if the Town will vote to amend the General Bylaws, Section 17, to delete
Sections 17-4 and 17-5 in their entirety, with such revision to take effect on July 1, 2023, as
follows:
Section 17-1. Membership of the Committee – There is hereby established a Community
Preservation Committee, consisting of nine (9) voting members. pursuant to the provisions of
Section 298 of Chapter 149 of the Acts of 2004, as amended by Sections 129-133 of Chapter
352 of the Acts of 2004. The composition of the Committee, the appointing authority and the
term of office for the committee members shall be as follows; one member of the Conservation
Commission, as designated by said Commission; one member of the Historical Commission, as
designated by said Commission; one member of the Planning Board, designated by the said
Board; one member of the Recreation Commission, as designated by the Commission; one
member of the Brewster Housing Authority, as designated by said Authority; and four
individuals to be appointed by the Board of Selectmen. Each member of the Committee shall
serve a term of three years or until the person no longer serves in the position or on the board
or on the committee as set forth above, whichever is earlier. Should any of the officers and
commissions, boards or committees who have appointing authority under this bylaw be no
longer in existence for whatever reason, the Board of Selectmen shall appoint a suitable person
to serve in their place. Any member of the committee may be removed by the Selectmen, with
prior notice to the member and a hearing, for good cause.
Section 17-2. Duties – The Community Preservation Committee shall study the needs,
possibilities and resources of the town regarding community preservation. The Committee shall
consult with existing municipal boards, including the Conservation Commission, the Recreation
Commission, the Historical Commission, the Planning Board, the Department of Public Works,
and the Housing Authority, or persons acting in those capacities or performing like duties, in
conducting such studies. As part of its study, the committee shall hold one or more public
informational hearings, at its discretion, on the needs, possibilities, and resources of the town
regarding community preservation possibilities and resources, notice of which shall be posted
publicly and published for each of two weeks preceding a hearing in a newspaper of general
circulation in the town.
Section 17-3. The Community Preservation Committee shall make recommendations to the
Town Meeting for the acquisition, creation and preservation of open space, for the acquisition
and preservation of historic resources, for the acquisition, creation and preservation of land for
recreational use, for the creation, preservation and support of community housing and for
rehabilitation or restoration of such open space, historic resources, land for recreational use
and community housing that is acquired or created as provided in this section.
Section 17-4. In every fiscal year, the Community Preservation Committee shall recommend
that Town Meeting spend, or set aside for future spending, the fixed figure of fifty (50%)
percent of the net annual revenues in the Community Preservation Fund for open space
purposes, not less than ten (10%) percent of the net annual revenues for community housing
purposes, and not less than ten (10%) percent of the net annual revenues for historic resources
purposes. In every fiscal year, the Community Preservation Committee shall recommend that
Town Meeting spend or set aside for future spending the remaining thirty (30%) percent of the
net annual revenues for community housing, recreation and historic resources purposes, but
not for open space purposes.
Notwithstanding the foregoing, the net annual revenues paid into the Community Preservation
Fund shall be dedicated to open space purposes until such time as prior appropriations made
pursuant to the so-called Land Bank Act have been fully expended, even if the aggregate
amount of such expenditures exceeds 80% of the annual revenues.
Section 17-5. Provided that the Community Preservation Act is accepted at the 2005 Annual
Town Election, this section shall take effect upon approval by the Attorney General of the
Commonwealth of Massachusetts and after all the requirements of Mass. Gen. Laws, ch. 40, §
32 have been met. Each appointing authority shall have thirty (30) days after the effective date
to make its appointments.
or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
COMMENT
In May of 2005, Brewster voters adopted the Community Preservation Act (CPA). The Act
appropriates a 3% surcharge on the Town’s real estate tax revenues, which are reserved in a
special fund to finance projects and programs for the purposes of preservation of open space,
recreation, community housing, and historic preservation. The state distributes matching funds,
which vary from year-to-year. Since 2005, CPA funds have supported about 70 community
preservation projects in Brewster. These initiatives have included capital improvements, land
acquisitions, assistance programs, as well as various plans and studies.
At the time of adoption, Brewster established a unique allocation formula for these funds, as
outlined in Section 17 of the Town bylaw: 50% for open space, 10% for community housing, and
10% for historic preservation. The 30% balance has been available for housing, historic
preservation, and/or active or passive recreation projects. The primary reason for this
customized approach was that Brewster, like many other Cape towns at the time, was
converting funding balances and financial obligations from the Cape Cod Land Bank and wanted
to maintain its capacity to finance open space purchases.
As required by statute, the Community Preservation Committee (CPC) annually holds a public
hearing to identify and discuss upcoming community needs and planned projects. In recent
years, it became increasingly apparent that anticipated CPA requests would outpace available
funds. In May 2021, Town Meeting approved funding to develop a 5 Year Community
Preservation Plan (CPP). Since then, the CPC has worked with a consultant to study existing
Town plans, quantify anticipated funding requests, and solicit stakeholder and resident input.
As a result of this analysis, the CPC recommends modification of the Town’s bylaw to follow the
statutory distribution formula that all but one other municipality currently have in place: 10%
for open space and recreation, 10% for community housing, and 10% for historic preservation.
The CPC determined that the statutory formula allowed the most flexibility to respond to
expected funding requests and any new requests that may emerge from the former Sea Camps
properties planning processes in the next few years. If approved, this change would take effect
in July 2023. At the same time, the CPC has developed and adopted a CPP that establishes
target allocations for each of the eligible uses of CPA funds beyond the baseline statutory
disbursements that will inform their policy decisions in vetting projects in the next five years
(add more detail about targets here – 30/30/10/10). Town Meeting will continue to have final
approval authority over expenditure of all CPA funds.
Select Board: Yes 0, No 0, Abs 0
Oct 17
Finance Committee: Yes 0, No 0, Abs 0
Oct 12
TOWN BYLAW AMENDMENT: LIMITS OF DEBATE
ARTICLE NO. 6: To see if the Town will vote to amend the General Bylaws, Section 48-11B, by
striking the word “three” and replacing it with “one and a half”.
Or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
COMMENT
See related memo to Select Board dated June 3, 2022.
Select Board: Yes 0, No 0, Abs 0
Sept 26
Finance Committee: Yes 0, No 0, Abs 0
Sept 28
TOWN BYLAW AMENDMENT: QUORUM REQUIREMENT
ARTICLE NO. 7: To see if the Town will vote to amend the General Bylaws, Section 48-5, by
inserting the following language: “Once quorum has been attained and Town Meeting has been
called to order, minimum quorum requirements no longer apply.”
Or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
COMMENT
See related memo to Select Board dated June 3, 2022.
Select Board: Yes 0, No 0, Abs 0
Sept 26
Finance Committee: Yes 0, No 0, Abs 0
Sept 28
NEW TOWN BYLAW/RECONSIDERATION
ARTICLE NO. 8: To see if the Town will vote to establish a new General Bylaw, Section 48-XX, as
follows: “A motion to reconsider an article previously voted on by Town Meeting must be made
within one (1) hour of the conclusion of the relevant vote and shall require a 2/3 majority vote
for approval.”
Or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
COMMENT
See related memo to Select Board dated June 3, 2022.
Select Board: Yes 0, No 0, Abs 0
Sept 26
Finance Committee: Yes 0, No 0, Abs 0
Sept 28
TOWN BYLAW AMENDMENT: SPECIAL TOWN MEETING WARRANT DEADLINE
ARTICLE NO. 9: To see if the Town will vote to amend the General Bylaws, Section 48-3, by
inserting the following language: “The warrant for Special Town Meeting will be closed 45 days
before each Special Town Meeting.”
Or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
COMMENT
Per Town bylaws, the deadline to submit citizens petitions for inclusion on the Annual Town
Meeting warrant is 75 days in advance of the meeting. Town bylaws are currently silent on
deadlines for citizens petitions for inclusion on Special Town Meeting warrants but
longstanding past practice has been to close the warrant 45 days in advance of those meetings.
However, this deadline requires a vote of the Select Board in each instance and could change
year to year. Codifying this deadline will enhance consistency and transparency for residents
interested in bringing a petition to Special Town Meeting.
Select Board: Yes 0, No 0, Abs 0
Sept 26
Finance Committee: Yes 6, No 3, Abs 0
LOCAL COMPREHENSIVE PLAN
ARTICLE NO. 10: To see if Town will vote to accept the Local Comprehensive Plan, or to take
any other action relative thereto.
(Select Board & Planning Board) (Majority Vote Required)
COMMENT
Select Board: Yes 0, No 0, Abs 0
Oct 17
Finance Committee: Yes 0, No 0, Abs 0
Sept 28
TEMPORARY EASEMENTS: MILLSTONE ROAD IMPROVEMENT PROJECT
ARTICLE NO. 11: To see if the Town will vote to approve temporary easements and
compensation to residents thereto to allow for construction of proposed improvements on
Millstone Road.
Or to take any other action related thereto.
(Select Board) (Majority Vote Required)
COMMENT
Select Board: Yes 0, No 0, Abs 0
Oct 17
Finance Committee: Yes 0, No 0, Abs 0
Oct 12
PRIVATE ROAD BETTERMENT: VESPER POND DRIVE
ARTICLE NO. 12: To see if the Town will vote to raise and appropriate, transfer from available
funds, and/or borrow a sum of money pursuant to MGL Ch. 40, §§7 and 8, Chapter 297 of the
Acts of 2002, Chapter 373 of the Acts of 2006, and/or any other enabling authority, said sum to
be spent by the Town Administrator with the approval of the Board of Selectmen, to finance
temporary road repairs to the private way known as Vesper Pond Drive, including, without
limitation, costs associated with engineering, construction, and reconstruction of said way, and
costs incidental or related thereto, which costs shall be assessed by the Board of Selectmen as a
betterment under Massachusetts General Laws Chapter 80, Section 1 on each parcel within the
area benefiting from the improvement, all in compliance the Brewster Town Code, Chapter 157,
Article VIII, Section 157-20.
Or to take any other action relative thereto.
(Select Board) (Two-Thirds Vote Required)
COMMENT
The Town adopted a general bylaw at the 1996 Annual Town Meeting, which allows for citizens
to petition town meeting to obtain funding assistance to undertake repairs to private ways.
The Town, along with the private road organization, will contract out for the repair work. The
abutting property owners will then be required to reimburse the Town for the full project costs,
plus interest and administrative expenses, by means of a betterment assessment over a period
of time. There will be no tax rate impact related to this project. The abutters will incur all costs
associated with this project through a betterment assessment.
Select Board: Yes 0, No 0, Abs 0 Finance Committee: Yes 0, No 0, Abs 0
Oct 3 Oct 5
PRIVATE ROAD BETTERMENT: RIDGEWOOD DRIVE
ARTICLE NO. 13: To see if the Town will vote to raise and appropriate, transfer from available
funds, and/or borrow a sum of money pursuant to MGL Ch. 40, §§7 and 8, Chapter 297 of the
Acts of 2002, Chapter 373 of the Acts of 2006, and/or any other enabling authority, said sum to
be spent by the Town Administrator with the approval of the Board of Selectmen, to finance
temporary road repairs to the private way known as Ridgewood Drive, including, without
limitation, costs associated with engineering, construction, and reconstruction of said way, and
costs incidental or related thereto, which costs shall be assessed by the Board of Selectmen as a
betterment under Massachusetts General Laws Chapter 80, Section 1 on each parcel within the
area benefiting from the improvement, all in compliance the Brewster Town Code, Chapter 157,
Article VIII, Section 157-20.
Or to take any other action relative thereto.
(Select Board) (Two-Thirds Vote Required)
COMMENT
The Town adopted a bylaw at the 1996 Annual Town Meeting, which allows for citizens to
petition town meeting to obtain funding assistance to undertake repairs to private ways. The
Town, along with the private road organization, will contract out for the repair work. The
abutting property owners will then be required to reimburse the Town for the full project costs,
plus interest and administrative expenses, by means of a betterment assessment over a period
of time. There will be no tax rate impact related to this project. The abutters will incur all costs
associated with this project through a betterment assessment.
Select Board: Yes 0, No 0, Abs 0
Oct 3
Finance Committee: Yes 0, No 0, Abs 0
Oct 5
CREATION OF NEW REVOLVING FUND: BAY PROPERTY POOL
ARTICLE NO. 14: To see if the Town will vote to approve a new revolving fund, consistent with
MGL Ch. 44 Sec 53E½, for the purposes of managing a recreational pool located at 3057 Main
Street, in a manner as follows:
Revolving
Fund
Department,
Board,
Committee,
Agency, or
Officer
Authorized
to Spend
from Fund
Fees, charges
or Other
Receipts
Credited to
Fund
Program or
Activity
Expenses
Payable
from Fund
Restrictions or
Conditions on
Expenses Payable
from Fund
Fiscal Years
Bay
Property
Pool
Department
Head -
Recreation
Fees received
for pool
memberships,
programs,
and events
Pay for
Salaries,
Benefits,
Operating
Expenses,
and
Contracted
Services
Expenses shall be
related to salaries
and operations of
the Bay Property
Pool and not used
for any other
purposes
Fiscal Year
2023 and
subsequent
years
Or to take any other action relative thereto.
(Select Board) (Majority Vote Required)
COMMENT
This article will create a new revolving fund which will separately account for fees collected to
support operations of the new pool at the former Sea Camps property at 3057 Main Street.
The Town is seeking to open the pool for resident use by Summer 2023 and requires this fund
to be established in advance. The Town is also seeking to appropriate $150,000 from Free Cash
to cover initial start-up expenses and Year 1 operational costs for the pool. Revenues collected
from fees will help support future year operating expenses.
Select Board: Yes 5, No 0, Abs 0
Oct 17
Finance Committee: Yes 7, No 0, Abs 0
Oct 12
POLICE DISPATCHERS COLLECTIVE BARGAINING AGREEMENT
ARTICLE NO. 15: To see if the Town will vote to raise and appropriate and/or transfer from
available funds a sum of money to fund the cost items of the first fiscal year of the proposed
Collective Bargaining Agreement between the Town of Brewster and Brewster Police
Dispatchers Association, Massachusetts Coalition of Police or to take any other action relative
thereto.
(Select Board) (Majority Vote Required)
COMMENT
This article will fund costs associated with any contract settlement expenses between the newly
formed Police Dispatchers Union and the Town not already included in the Town’s Fiscal Year
2023 budget.
Select Board: Yes 5, No 0, Abs 0
Oct 17 or TM
Finance Committee: Yes 7, No 0, Abs 0
Oct 12 or TM
RESCIND DEBT AUTHORIZATION
ARTICLE NO. 16: To see if the Town will vote to repeal or rescind unused borrowing authority
authorized by previous Town Meetings, as follows:
DEPARTMENT ITEM ARTICLE / TOWN
MEETING
AMOUNT TO BE
RESCINDED
DPW Dump Truck Article 10 (2A) of the
May 2018 Annual
Town Meeting
$33,305
Fire Fire Station Article 1 of the
November 2015
Special Town
Meeting
$548,503
Debt North Pond Drive
Private Road
Betterment
Article 16 of the May
2018 Annual Town
Meeting
$21,276
Debt WH Besse Cartway
Land Acquisition
(Robinson Property)
Article 29 of the May
2018 Annual Town
Meeting
$155,100
Debt Tri-Town Septic
Demolition
Article 5 of the
December 2018
Special Town
Meeting
$33,131
DPW Fuel Depot Article 3 of the May
2019 Annual Town
Meeting
$100,000
Or to take any other action relative thereto.
COMMENT
This routine article serves to rescind authorized but unissued debt for certain capital
equipment, facilities, and/or projects that have all been fully completed.
Select Board: Yes 0, No 0, Abs 0
Sept 26
Finance Committee: Yes 0, No 0, Abs 0
Sept 28
And you are hereby directed to serve this Warrant with your doings thereon to the Town Clerk
at the time and place of said meeting as aforesaid.
Given under our hand and Seal of the Town of Brewster affixed this __th day of October 2022.
___________________________________
David Whitney, Chair
___________________________________
Ned Chatelain, Vice-Chair
___________________________________
Kari Hoffmann, Clerk
___________________________________
Mary Chaffee
___________________________________
Cynthia A. Bingham
I, Roland W. Bassett Jr, duly qualified Constable for the Town of Brewster, hereby certify that I
served the Warrant for the Special Town Meeting of November 14, 2022 by posting attested
copies thereof, in the following locations in the Town on the __th day of October, 2022.
Brewster Town Offices
Café Alfresco
Brewster Ladies Library Brewster Pizza House
The Brewster General Store Millstone Liquors
U. S. Post Office
_________________________________
Roland W. Bassett, Jr. Constable
BREWSTER SCHOOLS BUILDING USE SUMMARY AND IMPACT
SBES CURRENT USAGE
14 Grade Level Classrooms (w/PreK)
1 Grade Level Classroom as PK Office
1 Room World Language
3 YMCA (Child care - rented)
2 Full-size Classrooms SE Teachers
1 Full-size Classroom OT
1 Full-size Classroom Speech/Lang.
1 Full-size Classroom Rdg. Teacher
1 Full-size Classroom ESL
2 Full-size Classrooms - Interventions
1 Art Room
1 Room Storage
29 TOTAL - full-size classrooms
Other Learning Spaces:
2 Smaller classrooms - SE and Music
1 Prof Dev /STEAM / Intervention Room
1 Full-size Gymnasium
Summary - Current Use of Space in 2 Buildings
25 Grade level classrooms (Incl. PreK)
5 Rooms - Science, Music, Art (full-size)
1 World Language
3 SE Rooms - Full-size
9 Rooms - SE Support Services/Rdg./ESL/Intervention
3 YMCA Rooms
2 Brewster Rec. Rooms
2 Rooms PreK Office & Storage
50 TOTAL - full-size classrooms
EDDY CURRENT USAGE
11 Grade Level Classrooms
1 Full-size Special Education Room
1 Reading/Intervention Room
1 Tech/Library Room
1 Additional Classroom, Support/Chorus
1 OT/PT Room (full size)
2 Brewster Recreation rooms (full size)
1 Music Room - full-size
1 Art Room
1 Science Lab
21 TOTAL - full-size classrooms
Other Learning Spaces:
2 Smaller ESL/SE Support Rooms
2 Smaller/Special Education Rooms
1 Former Computer Lab ~ Intervention
1 Full-size Gymnasium
Proposed - Consolidation Usage
24 Grade Level Classrooms
2 PreK Rooms (if Option 1)
1 World Language
2 Special Education/Substantially Separate
1 Additional Special Education/Support
1 Science Lab Space
1 Art Room
1 OT/PT (smaller)
1 Music - (smaller)
8 Small SE Locations
32 TOTAL - full-size classrooms / 10 smaller rooms
Likely Impact on Programs/Services
Special Education Programs/Services (Including speech, OT, PT, and new expanded district-wide special
education program [ASD]) - may not have access to larger rooms and/or may need to share smaller spaces
- causes difficulty with services and group sizes
Intervention/Enrichment Programs - same impact as above with services due to smaller spaces
Class sizes - May need to increase if we reduce to 3 rooms/grade level before we drop below minimum
class size recommendations
Physical Education - shared gymnasium - two classes at the same time
Other Specialists – Art/Music – No problem w/25 classes or fewer; May need adjustment if more classes
Technology/Library – May have overlapping times with two classes in the library/media space
Cafeteria - more students per lunch time (Likely two grade levels in order to keep reasonable lunch times)
Some classrooms may not be ideal for Pre-K, K, and/or special education (e.g. bathrooms w/in the rooms)
Playground at Stony Brook designed for younger students
Storage (may need additional storage)