HomeMy Public PortalAboutCPC Packet 101222Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
October 12, 2022 at 4:00 PM (Remote Participation Only)
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting attendance
will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website
as soon as possible.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1.Phone: Call (929) 436-2866 or (301) 715-8592.Webinar ID: 837 7728 4808 Passcode: 326439
To request to speak: Press *9 and wait to be recognized.
2.Zoom Webinar: https://us02web.zoom.us/j/83777284808?pwd=NjB3WldRTGRxb0l0WXhIS1J0Y1NOQT09
Passcode: 326439
To request to speak: Tap Zoom “Raise Hand” button or type “Chat” comment with your name and address, then wait to be
recognized.
Community
Preservation
Committee
Faythe Ellis
Chair
Sarah Robinson
Vice Chair
Sharon Marotti
Treasurer
Elizabeth Taylor
Clerk
Roland Bassett Jr.
Christine Boucher
Bruce Evans
Peggy Jablonski
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to order
2.Meeting participation statement
3.Declaration of a quorum
4.Public Announcements and Comment – Members of the public can address the
Community Preservation Committee on matters not on the meeting’s agenda for a
maximum of 3-5 minutes at the Chair’s discretion. Under the Open Meeting Law, the
CPC is unable to reply, but may add items presented to a future agenda.
5.Financial Update
6.Discussion and possible vote on a funding recommendation, source of funding,
committee liaison, and stipulations for the Brewster Historical Society’s request for
$322,200 to move and restore Schoolhouse #3. (Original application begins on page
60 Fall 2022 CPC Applications Packet (laserfiche.com). Application updates in
packet.)
7.Discussion and possible re-vote on a funding recommendation for the Open Space
Committee’s request for $264,000 for the town to purchase a Conservation
Restriction on the property at 0 Holly Way.
8.Presentation and discussion of Citizens Petition Article - Town Code Amendment –
Community Preservation Committee Bylaw – Proposed changes.
9.Review and possible vote on draft CPC Town Meeting Articles.
10.Discussion and possible vote on possible changes and updates to CPC Application
for Funding form (Instructions for Applicants (brewster-ma.gov)
11.Project Updates
12.Approval of Minutes from 9/14/22 Public Hearing
13.Announcements
14.Items the Chair could not anticipate
15.Next meeting: October 26, 2022 at 4PM
16.Motion to Adjourn
Date Posted: Date Revised:
10/7/22
Community Preservation Committee: FY23 Forecast as of 10/10/2022
2,860,357.94$
1,144,558.05$
286,139.51$ 1,430,697.56$
4,291,055.50
50%10%10%
Open Space Housing Historical
$ 1,556,879.89 $ 45,369.87 $ 500,351.96 $ - $ 757,756.22
$ 715,348.78 $ 143,069.76 $ 143,069.76 $ 429,209.27
$ 2,272,228.67 $ 188,439.63 $ 643,421.72 $ 429,209.27 $ 757,756.22
Open Space Housing Historical "30%"
$ (51,075.00)
$ (98,000.00)
$ (47,583.00)
(71,534.88)
Requests for Spring 2022 TM (Approved)
Housing Coordinator (66,900.00)
Pennrose CC Five Development (100,000.00)
CPC Admin setaside/Pennrose CC5 Development (5,000.00)
Lower Cape Housing Institute (15,000.00)
Digitization of Ellen St. Sure Collection (22,616.50)
CPC REQUESTS FOR 2022 FALL TOWN MEETING
Holly Avenue Land CR Purchase (250,000.00)
Holly Avenue CPC Legal expenses (14,000.00)
Schoolhouse #3 Relocation and Restoration (322,200.00)
Total YTD Obligations - FY23 $ (460,658.00) $ (81,900.00) $ (344,816.50) $ (176,534.88) $ -
$ 1,811,570.67 $ 106,539.63 $ 298,605.22 $ 252,674.39 $ 757,756.22
Total net available from all accounts 3,227,146.12$
Budgeted Reserved for
CPA
FY-22 Estimated total balance forwarded [1]:
FY-22 Estimated local tax revenue:
FY-22 Estimated State contribution [2]:
Total FY-22 Estimated funds available:
Undesignated Fund
Balance
FY-22 Actual Unreserved Fund Balance with Original Match(4)
FY-23 Estimated revenue
FY23 Estimated Unreserved Fund Balance as of 07/01/2022
with Adjustments
FY-23 obligations as of 07/01/2022
BBJ Property Bond #1
BBJ Property Bond #2
Bates Property Bond
Administration Expense [3]
FY-23 Estimated Funds available
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional expenses.
(2) State Match revenue is projected at 25%
[3] Administrative expenses are limited by law to 5% of the total CPC budget and include primarily payroll costs, legal and other professional expenses, the annual $4,350 state CPA
Coalition dues.
(4) Iincludes State Grant of 192,400 for McGuerty Road purchase Received in FY22
BONDS
BONDS
To: CPC Members
From: Faythe Ellis
Re: School house #3 application information as of 10/10/22
10/10/22
The original BHS application, updates and consultant notes received to date are included in last
meeting’s packet – linked here beginning on page 3. CPC Packet 092822
The Historical Commission recommendation to the CPC was as follows:
The BHC voted to recommend approval of the project to the CPC subject to the following conditions:
1.Subject to Eric Dray review of elevation and floor plans 2. Eric to conduct site visits as
necessary3. Eric to sign off on specifications for doors and windows. At the BHC meeting, Eric
reviewed the original budget and noted that the expense for the video production documenting
the project is not CPA eligible.
Any additional information will be provided to you prior to Wednesday in a separate email.
LAND ACQUISITION / Community Preservation Act, November
2022
ARTICLE NO. : 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
($264,000.00) Dollars 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 Two
Hundred Fifty Thousand and 00/100 ($250,000.00) Dollars 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 ($14,000.00)
Dollars 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.
(2/3 Majority Vote Required) (Community Preservation
Committee)
Summary
This Article would enable the Town to continue its partnership with the
non-profit 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 the Town trails with 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 acquisition. These entities jointly manage the two-mile
public walking loop trail there, with parking on Baker’s Pond Road. The
BCT would own the land subject to a permanent conservation restriction
held by the Town Conservation Commission. The Brewster Conservation
Trust will purchase the land for $360,000.
Sketch map of locus attached hereto.
Tax Map 137, Parcel 1, 4.925 acres
MILL
POND
-------- Original message --------
From: pat hughes <peh0511@hotmail.com>
Date: 10/8/22 6:34 PM (GMT-05:00)
To: Peter Lombardi <plombardi@brewster-ma.gov>
Cc: hal minis <hminis1@gmail.com>, Charles Sumner <charleslsumner33@gmail.com>
Subject: Re: CPC Agenda for 10/12
Peter, I think this draft of the article is very thorough and clear. Hal and I encourage you to
send this to Faythe for CPC review.
I hope the CPC agrees and recommends it to Town Meeting! Thank you for engaging
Town Counsel.
Cheers~ Pat
TOWN CODE AMENDMENT - COMMUNITY PRESERVATION COMMITTEE BYLAW
Proposed changes
ARTICLE NO. 14: To see if the Town will vote to amend the General Bylaws, Section 17, to
delete Sections 17-4 and 17-5 in their entirety, with such revision to take effect on July 1, 2023,
as follows:
Section 17-1. Membership of the Committee – There is hereby established a Community
Preservation Committee, consisting of nine (9) voting members. pursuant to the provisions of
Section 298 of Chapter 149 of the Acts of 2004, as amended by Sections 129-133 of Chapter
352 of the Acts of 2004. The composition of the Committee, the appointing authority and the
term of office for the committee members shall be as follows; one member of the Conservation
Commission, as designated by said Commission; one member of the Historical Commission, as
designated by said Commission; one member of the Planning Board, designated by the said
Board; one member of the Recreation Commission, as designated by the Commission; one
member of the Brewster Housing Authority, as designated by said Authority; and four
individuals to be appointed by the Board of Selectmen. Each member of the Committee shall
serve a term of three years or until the person no longer serves in the position or on the board
or on the committee as set forth above, whichever is earlier. Should any of the officers and
commissions, boards or committees who have appointing authority under this bylaw be no
longer in existence for whatever reason, the Board of Selectmen shall appoint a suitable person
to serve in their place. Any member of the committee may be removed by the Selectmen, with
prior notice to the member and a hearing, for good cause.
Section 17-2. Duties –
The Community Preservation Committee shall study the needs, possibilities and resources of
the town regarding community preservation.
A.Annually, 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.
B. Every five years ending in “ “:
(1) the Committee shall conduct a public process to develop a Community
Preservation Plan (“CPP”) establishing goals for expenditures in each of the
eligible CPA categories. The CPP shall include a Target Allocation Policy (“TAP”)
setting forth nonbinding guidelines for the next five years for the allocation of
CPA funds amongst eligible expenditure categories, expressed as percentages of
estimated annual revenues.
(2) Following adoption of the CPP under Section B(1), the non-binding TAP
contained therein shall be presented to Town Meeting as a proposed
amendment to Section 17-4(B) of this bylaw.
Section 17-3. The Community Preservation Committee shall make recommendations no less
than annually 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.
A. Annual Minimum Recommendations. As required by MGL 44B, sec.6, in every fiscal year,
the Community Preservation Committee shall recommend that Town Meeting spend, or set
aside for future spending, the fixed figures of ten percent (10%) of CPA estimated annual
revenues for open space and recreation purposes, ten percent (10 %) of CPA estimated annual
revenues for community housing purposes, and ten percent (10 %) of CPA estimated annual
revenues for historic resources purposes.
B. For each of the fiscal years FY24 through FY28, and until otherwise voted by Town Meeting,
the non-binding TAP shall be as follows: 30% open space; 30% community housing; 10%
recreation, 10% historic preservation, and 20% to be allocated as recommended by the CPC.
Actual CPC recommendations may vary from the non-binding percentages set forth in the TAP.
(Majority Vote Required)
ARTICLE NO. XX: To see if the Town will vote to amend the General Bylaws, Section 17, to delete
Sections 17-4 and 17-5 in their entirety, with such revision to take effect on July 1, 2023, as follows:
Section 17-1. Membership of the Committee – There is hereby established a Community Preservation
Committee, consisting of nine (9) voting members. pursuant to the provisions of Section 298 of Chapter
149 of the Acts of 2004, as amended by Sections 129-133 of Chapter 352 of the Acts of 2004. The
composition of the Committee, the appointing authority and the term of office for the committee
members shall be as follows; one member of the Conservation Commission, as designated by said
Commission; one member of the Historical Commission, as designated by said Commission; one
member of the Planning Board, designated by the said Board; one member of the Recreation
Commission, as designated by the Commission; one member of the Brewster Housing Authority, as
designated by said Authority; and four individuals to be appointed by the Board of Selectmen. Each
member of the Committee shall serve a term of three years or until the person no longer serves in the
position or on the board or on the committee as set forth above, whichever is earlier. Should any of the
officers and commissions, boards or committees who have appointing authority under this bylaw be no
longer in existence for whatever reason, the Board of Selectmen shall appoint a suitable person to serve
in their place. Any member of the committee may be removed by the Selectmen, with prior notice to
the member and a hearing, for good cause.
Section 17-2. Duties – The Community Preservation Committee shall study the needs, possibilities and
resources of the town regarding community preservation. The Committee shall consult with existing
municipal boards, including the Conservation Commission, the Recreation Commission, the Historical
Commission, the Planning Board, the Department of Public Works, and the Housing Authority, or
persons acting in those capacities or performing like duties, in conducting such studies. As part of its
study, the committee shall hold one or more public informational hearings, at its discretion, on the
needs, possibilities, and resources of the town regarding community preservation possibilities and
resources, notice of which shall be posted publicly and published for each of two weeks preceding a
hearing in a newspaper of general circulation in the town.
Section 17-3. The Community Preservation Committee shall make recommendations to the Town
Meeting for the acquisition, creation and preservation of open space, for the acquisition and
preservation of historic resources, for the acquisition, creation and preservation of land for recreational
use, for the creation, preservation and support of community housing and for rehabilitation or
restoration of such open space, historic resources, land for recreational use and community housing
that is acquired or created as provided in this section.
Section 17-4. In every fiscal year, the Community Preservation Committee shall recommend
that Town Meeting spend, or set aside for future spending, the fixed figure of fifty (50%)
percent of the net annual revenues in the Community Preservation Fund for open space
purposes, not less than ten (10%) percent of the net annual revenues for community housing
purposes, and not less than ten (10%) percent of the net annual revenues for historic resources
purposes. In every fiscal year, the Community Preservation Committee shall recommend that
Town Meeting spend or set aside for future spending the remaining thirty (30%) percent of the
net annual revenues for community housing, recreation and historic resources purposes, but
not for open space purposes.
Notwithstanding the foregoing, the net annual revenues paid into the Community Preservation
Fund shall be dedicated to open space purposes until such time as prior appropriations made
pursuant to the so-called Land Bank Act have been fully expended, even if the aggregate
amount of such expenditures exceeds 80% of the annual revenues.
Section 17-5. Provided that the Community Preservation Act is accepted at the 2005 Annual
Town Election, this section shall take effect upon approval by the Attorney General of the
Commonwealth of Massachusetts and after all the requirements of Mass. Gen. Laws, ch. 40, §
32 have been met. Each appointing authority shall have thirty (30) days after the effective date
to make its appointments.
or to take any other action relative thereto.
COMMENT
In May of 2005, Brewster voters adopted the Community Preservation Act (CPA). The Act
appropriates a 3% surcharge on the Town’s real estate tax revenues, which are reserved in a special
fund to finance projects and programs for the purposes of preservation of open space, recreation,
community housing, and historic preservation. The state distributes matching funds, which vary from
year-to-year. Since 2005, CPA funds have supported about 70 community preservation projects in
Brewster. These initiatives have included capital improvements, land acquisitions, assistance programs,
as well as various plans and studies.
At the time of adoption, Brewster established a unique allocation formula for these funds, as
outlined in Section 17 of the Town bylaw: 50% for open space, 10% for community housing, and 10% for
historic preservation. The 30% balance has been available for housing, historic preservation, and/or
active or passive recreation projects. The primary reason for this customized approach was that
Brewster, like many other Cape towns at the time, was converting funding balances and financial
obligations from the Cape Cod Land Bank and wanted to maintain its capacity to finance open space
purchases. Unspent funds in each category are rolled over into the next fiscal year. At the end of FY22,
carryover reserve balances were as follows: Open Space - $1,556,879, Community Housing - $45,369,
Historical - $500,351, and Undesignated Reserve (for Recreation, Historical and Community Housing ) -
$757,756.
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 years, it became
increasingly apparent that anticipated CPA requests would outpace available funds. In May 2021, Town
Meeting approved funding to develop a 5 Year Community Preservation Plan (CPP). Since then, the CPC
has worked with a consultant to study existing Town plans, quantify anticipated funding requests, and
solicit stakeholder and resident input.
As a result of this analysis, the CPC recommends modification of the Town’s bylaw to follow the
statutory distribution formula that all but one other municipality currently have in place: 10% for open
space and recreation, 10% for community housing, and 10% for historic preservation. The CPC
determined that the statutory formula allowed the most flexibility to respond to expected funding
requests and any new requests that may emerge from the former Sea Camps properties planning
processes in the next few years.
If approved, this change would take effect in July 2023, allowing a full fiscal year to make this
transition. At the same time, the CPC has developed and adopted a CPP that establishes a Target
Allocation Policy 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. The Target Allocation
Policy percentages for FY24 – 27 are: 30% for Open Space, 30% for Community Housing, 10% for Historic
Preservation, 10% for Recreation with the remaining 15% unreserved and can be used to fund projects
in any category with up to 5% for CPC Administrative costs. Town Meeting will continue to have final
approval authority over expenditure of all CPA funds.
Board of the Community Preservation Commission of Brewster
C/O Elizabeth Taylor, Clerk
Brewster Town Offices
Brewster, Massachusetts
02631
September 21,2022
Dear CPC Board Members
At the most recent meeting of the Brewster Historical Commission
Faythe Ellis reviewed the Five Year Plan of the CPC and the proposed
changes in Funding percentages. The Brewster Historical Committee
voted to fully support the changes proposed for the CPC funding
percentages as well as your five -year plan
Sincerely
G orge F.Byd
Chair
Brewster Historical Commission
eiosweigo
January 6, 2022
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
Faythe Ellis
Chair, Community Preservation Committee
2198 Main Street
Brewster, MA 02631
RE: CPC Allocation Formula Review
Dear Chair Ellis,
Office of:
Housing Trust
Thank you for the opportunity to provide feedback on the Community Preservation Committee
5 -year plan. The Brewster Affordable Housing Trust recommends that the CPC adopt the state
minimum CPC allocation formula. It is our opinion that this formula will provide the CPC with
the greatest flexibility in meeting the community's needs moving forward.
Brewster is currently one of only a small number of communities in the Commonwealth which
do not use the state formula. Our community has a number of large, complex projects on the
horizon, most notably the planning and management of the Cape Cod Sea Camps properties.
CPC funds could play an integral role in making these projects possible while lessening the
burden of those projects on the taxpayers. Adopting the state minimum formula will assure that
the CPC committee has the flexibility required to make the best use of those funds.
We thank you and the CPC for your ongoing efforts to preserve Brewster's past and protect its
future. We have the utmost confidence in the CPC's ability to make the right decisions for our
community, using the 5 year plan and annual public hearings as guideposts. It is our opinion that
adopting the state minimum CPA allocation funding fottuula will add another tool to your
toolbox to continue to effectively serve Brewster's needs.
Sincerely,
Timothy Fiackert, Chair
Brewster Affordable Housing Trust
Rev. 09/28/22
Page 1 of 3
COMMUNITY PRESERVATION ACT FUNDING (Special Town Meeting)
ARTICLE NO.X : 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 Historic Preservation
a.Brewster Historical
Society
Relocation and
restoration of Brewster
Schoolhouse #3
Transfer $XXXXXX
from Historic
Preservation Fund
balance
$xx
Sub-total $xx,xxx
Grand Total $xxxxxxx
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
Rev. 09/28/22
Page 2 of 3
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 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 $xx,xxx set aside to pay for CPC expenses for historical consulting
services related to the project.
Total Project Cost: $ CPC Request: $ CPC Vote: 0-0-0
Rev. 09/28/22
Page 3 of 3
Brewster Community Preservation Committee Application Form
Instructions for
Applicants
Before you begin completing the form:
1.Download and save this document under a new name (for
example Projectname.applicant.pdf)*
2.Open your saved document and complete the form fields.
3.If you need more room for answers/information, feel free
to include additional pages in your submission.
4.Need help, or have questions? Send an email to
cpcmeeting@brewster-ma.gov and we will respond
quickly.
1
Community Preservation Committee Application rev. 10/12/22
Dear Community Members,
The Brewster Community Preservation Committee (CPC)is accepting Community Preservation Act (CPA)
funding applications for:
1.Acquisition, creation, and preservation of Open Space
2.Acquisition, preservation, rehabilitation, and restoration of Historic Resources
3.Acquisition, creation, preservation, rehabilitation, and restoration of land for Recreational use.
4.Acquisition, creation, preservation, and support of Community Housing.
5.Rehabilitation and restoration of Open Space and Community Housing that have been acquired or
created using monies from the fund.
CPA funds may not be used for maintenance or the use of land for a stadium, gymnasium, or similar structure.
For examples of projects and additional information, go to: www.communitypreservation.org.
Applicants should review the Town of Brewster Community Preservation Plan FY23-27 before submitting
an application. An application form and list of selection criteria are attached.
Applications should be submitted by July 1st for the fall meeting or December 1st for the spring meeting, to
allow sufficient CPC review time for potential presentation to the following Brewster Town Meeting.
Interested parties are urged to submit applications as soon as possible. For further information, please contact
any member of the committee.
Thank you,
Faythe Ellis, Chair
Community Preservation Committee
Faythe Ellis, Chair Historical Commission faythe.ellis@outlook.com
Sarah Robinson, Vice Chair Citizen Representative RobinsonFinancialSolutions@comcast.net
Sharon Marotti, Treasurer Citizen Representative sharonmarotti@gmail.com
Elizabeth G. Taylor, Clerk Planning Board egtfarm@gmail.com
Roland W. Bassett, Jr., Member Recreation Commission
Christine Boucher, Member Brewster Housing Authority cb.bb.boucher@gmail.com
Bruce Evans, Member Conservation Commission nanumetbruce@gmail.com
Peggy Jablonski, Member Citizen Representative pegjab@gmail.com
Paul Ruchinskas, Member Citizen Representative pjruch@comcast.net
2
Community Preservation Committee Application rev. 10/12/22
Town of Brewster Community Preservation Committee
Project Eligibility Criteria
Projects must be eligible for Community Preservation Act (CPA) funding according to the requirements
described in the CPA legislation. These requirements include:
Acquisition, creation, and preservation of Open Space
Acquisition, preservation, rehabilitation, and restoration of Historic Resources. (See Secretary of the
Interior Standards for Treatment of Historic Properties for rehabilitation projects)
Acquisition, creation, preservation, rehabilitation, and restoration of land for Recreational use.
Acquisition, creation, preservation, and support of Community Housing
Rehabilitation and restoration of Open Space and Community Housing that have been acquired or
created using monies from the fund
CPA funds may not be used for maintenance or the use of land for a stadium, gymnasium, or similar structure.
For examples of projects and additional information, go to: www.communitypreservation.org.
Applicants must be able demonstrate a clear need for the use of public funds for their project.
The CPC may recommend grants for the planning phase of projects where sufficient information is included in
the application concerning the sources of funding that will be available after the planning phase is completed.
The Brewster Community Preservation Committee (CPC) encourages applications that address as many of the
following general criteria as possible:
Overall CPA goals listed in Town of Brewster Community Preservation Plan FY23-27
Category specific goals listed in Town of Brewster Community Preservation Plan FY23-27
Contribute to the preservation of Brewster’s unique character
Help implement the Vision Plan and other CPC related town planning documents
Enhance the quality of life for Brewster residents
Serve more than one of the four CPA purposes
Save resources that would otherwise be threatened
Serve a currently under-served Town population
Demonstrate practicality and feasibility, and ability to implement within budget
Demonstrate a positive cost/benefit relationship
Leverage additional public and/or private funds
3
Community Preservation Committee Application rev. 10/12/22
Preserve, enhance or better utilize existing Town resources
Receive endorsement by other Town committees and the Brewster public at large
APPLICATION FOR COMMUNITY PRESERVATION ACT FUNDING
Date Application Submitted:
Name of Project Applicant:
Name of Co-Applicant(s), if applicable:
Name of Contact Person:
Contact Person’s Mailing Address:
Contact Person’s Daytime Phone Number:
Contact Person’s email Address:
Proposed Project Name:
Project Address (or assessor’s parcel ID):
Project Synopsis:
Category: ☐ Open Space ☐ Historic Preservation ☐ Recreation ☐ Community Housing
CPA funding requested $ ______________ Total Cost of Proposed Project $
4
Community Preservation Committee Application rev. 10/12/22
5
Community Preservation Committee Application rev. 10/12/22
PROJECT DESCRIPTION
Please describe your project, answering all of the following questions in the order presented. Applications
will be considered incomplete if all requested information is not provided. Include supporting materials
(maps, diagrams, photos, etc.). Please number pages of application.
Form fields are provided after each question for your convenience. If you need more room, you may
provide additional information via separate documents/attachments at the end of the document. Please
do not provide any documentation via on-line links, as the committee will not be checking for updates. Be
as concise as possible.
1.Project Description: Describe the proposed project. Is this part of a larger project or an ongoing project?
Form field with wrap text feature.
2.For Historic Preservation projects: Attach proof of listing on the State Register of Historic Places or a
letter from the Brewster Historical Commission indicating that the resource has been determined to be
significant in the history, archaeology, architecture, or culture of Brewster. Please note that rehabilitation
projects must comply with the Secretary of the Interior Standards for Treatment of Historic Properties.
Additional information and analysis will be needed for projects submitted by churches/religious
organizations to determine if they comply with the SJC’s Caplan vs. Town of Acton decision.
Form field with wrap text feature.
3.CPA Goals/Criteria: Describe how this project accomplishes the goals and objectives of the CPA (refer to
the attached general and issue-specific criteria and identify which of these apply to the project).
Form field with wrap text feature.
4.Community Benefits: What are the community benefits of the project?
Form field with wrap text feature.
5.Community Support: What is the nature and level of support for this project? Include letters of support
and any petitions.
Form field with wrap text feature.
6.Timeline: What is the schedule for project implementation, including a timeline for all milestones? Please
identify any special timing considerations for the project’s implementation. If this is part of a larger project,
is it phased? What is the timeline for the entire project?
Form field with wrap text feature.
7.Credentials: What are the qualifications and relevant experience of those undertaking the project?
Form field with wrap text feature.
8.Budget/Need for Public Funds: What is the total budget (sources of funds and uses/expenses)for the
project and schedule for expenditure of CPA funds? All sources of funds and expenses must be clearly
identified. Provide the basis for cost estimates whenever possible. (Note: CPA funds may not be used for
maintenance.)
Form field with wrap text feature.
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Community Preservation Committee Application rev. 10/12/22
If this is part of a larger project, what is the budget for the entire project (sources of funds and
expenses/uses)?
Form field with wrap text feature.
Clearly identify what additional funding sources are available, committed, or under consideration and why
public funding would be appropriate. Include copies of commitment letters, if available, and describe any
other attempts to secure funding for this project.
Form field with wrap text feature.
Provide the most recent audited financial report or if none available, an applicant generated financial report
that includes a balance sheet and operating budget. Town-sponsored projects must demonstrate why the
project cannot be funded through the Department’s or Committee’s budget.
Form field with wrap text feature.
9.Maintenance: If ongoing maintenance is required for your project, who will be responsible for maintenance
and how will it be funded?
Form field with wrap text feature.
10.Site Control and Appraisal: If the project involves acquisition of real property, provide evidence of site
control (deed, purchase and sale, option, etc.). In addition, provide an appraisal of the property’s value by a
state licensed appraiser using customary appraising techniques. The CPA does not allow funding for
acquisitions if the acquisition price is greater than appraised value.
Form field with wrap text feature.
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Community Preservation Committee Application rev. 10/12/22
Town of Brewster Community Preservation Committee
CATEGORY SPECIFIC CRITERIA
(Identify which of the following criteria apply to your project.)
Open Space Proposals
Meets one or more of the Open Space goals listed in Town of Brewster Community Preservation Plan
FY23-27
Permanently protect important wildlife habitat, including areas of significance for biodiversity,
diversity of geological features and types of vegetation, contain a habitat type that is in danger of
vanishing from Brewster or preserve habitat for threatened or endangered species of plants or animals.
Provide opportunities for passive recreation and environmental education.
Enhance or protect wildlife corridors, promote connectivity of habitat and prevent fragmentation of
habitats.
Provide connections with existing trails or potential trail linkages.
Preserve scenic views or border a scenic road.
Protect drinking water quantity and quality.
Provide flood control/storage.
Preserve important surface water bodies, including wetlands, vernal pools or riparian zones.
Preserve priority parcels in the Town’s Open Space Plan/maximize the amount of open land owned by
the Town of Brewster.
Historical Preservation Proposals
MANDATORY:Must be on the State Register of Historic Places or have a letter from the Brewster
Historical Commission indicating that the resource has been determined to be significant in the history,
archaeology, architecture, or culture of Brewster.
MANDATORY: Project must meet Secretary of the Interior Standards for rehabilitation and/or
restoration of Historic Preservation Properties.
MANDATORY IF REQUEST IS FROM A CHURCH/RELIGIOUS ORGANIZATION:The
project must satisfy the analysis outlined by the SJC’s Caplan vs. Town of Acton decision.
Meets one or more of the Historical Preservation goals listed in Town of Brewster Community
Preservation Plan FY23-27
Protect, preserve, enhance, restore and/or rehabilitate historic, cultural, architectural or archaeological
resources of significance, especially those that are threatened.
Protect, preserve, enhance, restore and/or rehabilitate town-owned properties, features or resources of
historical significance.
Protect, preserve, enhance, restore and/or rehabilitate the historical function of a property or site;
Demonstrate a public benefit and/or public access, or
Otherwise provide permanent protection for maintaining the historic resource.
Project site should not be privately owned unless there is demonstrable public access and benefit.
Community Housing Proposals
Meets one or more of the Community Housing goals listed in Town of Brewster Community
Preservation Plan FY23-27
Increase the supply of year-round affordable rental housing for all types of households, such as young
singles and couples, families, and seniors.
Build support for addressing housing needs through partnerships with conservation groups and non-
profit and for-profit developers.
Create housing that is affordable and appropriate for very low-income seniors and people with
disabilities.
8
Community Preservation Committee Application rev. 10/12/22
Increase local capacity to plan, advocate for, and create affordable housing, preserve the affordability
and condition of existing affordable units, and monitor affordable housing restrictions.
Increase the variety of mixed-income housing choices in Brewster, particularly in or near commercial
areas in order to support Brewster’s economy and accommodate household growth.
Provide at least 10% of Brewster’s year-round housing units as affordable housing in order to meet
local and regional needs.
Ensure long term affordability.
Commit to a resident selection process that promotes diversity and does not include a local preference.
Recreation Proposals
Meets one or more of the Recreation goals listed in Town of Brewster Community Preservation Plan
FY23-27
Support multiple active and passive recreation uses.
Serve a significant number of residents and visitors.
Expand the range of recreational opportunities available to all ages of Brewster residents and visitors.
Benefit other Brewster committees providing recreational resources to residents.
Promote the use of alternative corridors that provide safe and healthy non-motorized transportation.
Promotes or enhances accessibility. (Please elaborate in application.)
9
Community Preservation Committee Application rev. 10/12/22
Town of Brewster Community Preservation Committee
APPLICATION REVIEW AND APPROVAL PROCESS
Step 1 – Complete the application (with numbered pages) and submit with all attachments either:
Electronically to cpcmeeting@brewster-ma.gov, or
Deliver a thumb drive containing the complete application with all attachments*
to:
Community Preservation Committee
Town Hall
2198 Main Street
Brewster, MA 02631
*Do not submit access to additional documentation via links as the committee will
not be checking for updates.
Step 2 – Community Preservation Committee Review and Public Comment
A. Application Review:
The Brewster Community Preservation Committee (CPC) will review submitted applications to
determine whether:
Proposed project is eligible for Community Preservation Act funding after review by Town
Counsel.
The application, including the project description and any supporting documentation, is
complete.
The application is sufficiently developed in terms of work plan and timely for further
consideration. When necessary, the CPC will ask applicants to provide additional information,
and the CPC may accept modifications to the original proposal based upon that information
and/or discussions with the CPC.
B. Project Review Guidelines are as follows:
When the CPC has determined that the 3 criteria in the application review process listed
above (A) have been satisfied, the CPC will refer an application to the appropriate committee
for review and comment:
Historic Preservation applications will be referred to the Brewster Historical Commission for
review and recommendations.
Community Housing applications will be referred to the Brewster Housing Partnership for
review and recommendations.
Recreation applications will be referred to the Recreation Commission for review and
recommendations (unless the application originated with the Recreation Commission).
Open Space applications will be referred to the Open Space Committee for review and
recommendations (unless the application originated with the Open Space Committee)
C. Public Comment – The CPC will seek public comment on proposed projects at regular scheduled
meetings.
D. CPC Recommendation – After Application Review (A), Project Review (B) and Public
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Community Preservation Committee Application rev. 10/12/22
Comment (C), the CPC will make recommendations, pro or con, on all applications and will
notify applicants of the CPC’s determination.Applications that are approved will be
recommended in the form of warrant articles to be voted on at the next Town Meeting.
The Brewster Community Preservation Committee (CPC) will make a recommendation to Town
Meeting for warrant articles that seek Community Preservation funds only if satisfactory information is
received from a project applicant indicating that:
1.Sufficient funds will be available to complete the project(s).
2.Every application shall include a project budget with a list of project sources and
uses/expenses of funds and a schedule for completion.
3.The source and estimated value of any expected ‘in-kind’ contributions shall be
specified.
4.The Brewster CPC may decline any application that is not responsive to these
requirements.
5.The CPC will establish the preliminary terms and conditions for any recommended
grant as part of its vote to recommend it.
6.Specific terms and conditions/requirements will be contained in the conditional award
letter from the CPC.
Step 3 – Town Meeting Approval. Town Meeting has the final authority to award funds from Brewster’s
Community Preservation Fund. Should Town Meeting vote approval, for non Town-sponsored awards, a Grant
Agreement will be executed between the Town and the applicant that will incorporate the terms and conditions
included in the award letter among other items. No CPC funds shall be expended until the Grant Agreement is
fully executed.
Step 4 – Funding and project oversight by the Community Preservation Committee
Funding will be available following Town Meeting, subject to submission of documents, including
the Grant Agreement if necessary, as required by the Community Preservation Committee.
In general, the Town and CPC will execute a grant agreement with the applicant that will describe,
among other issues, the conditions for CPC disbursement of funds, including any funds held back
until project completion. The CPC must review and approve all agreements.
Historic Preservation projects will require monitoring to ensure that work meets the restrictions as
outlined in the Secretary of the Interior Standards for Historic Properties.
In general, grant agreements will require that the project be completed and CPC funds expended
within two years.
The CPC will appoint one of its members as the liaison for each approved project. The liaison will
frequently be in contact with persons responsible for each project and will require regular reports in
person and/or in writing to the Committee. The liaison will also provide the initial approval for any
project funding request.
Two sets of bills must be submitted directly to the CPA Administrative Clerk (one original for the
Town Accountant and one copy for the CPA Committee files). These must be approved/initialed by
the Committee Clerk/Treasurer prior to being submitted to the Town Accountant.
Step 5 – Final Report after project completion. The Community Preservation Committee requires a final
grant report. The Committee reserves the right to withhold some funds until a final report is received
and approved by the Committee.
MILLSTONE ROAD, BREWSTER
AFFORDABLE HOUSING
Please join Housing Assistance Corporation
(HAC) and Preservation of Affordable
Housing (POAH), to learn more about their
proposal for a new affordable housing
neighborhood on Millstone Road.
COMMUNITY INFO SESSION
WHEN & WHERE:
HOW TO SIGN UP:
October 13th, at 5pm,
Online meeting conducted via ZOOM
Register online at:
bit.ly/MillstoneHousing
Contact:
dquinn@haconcapecod.org
(508) 771-5400, ext. 288
THE PROJECT
45 apartments on Town-
owned land
Income levels ranging
from 30% to 80% of Area
Median Income (AMI)
Sustainable design
practices
Cape Cod architecture
BREWSTER COMMUNITY PRESERVATION GRANT
QUARTERLY PROJECT STATUS REPORT
Name of CPA Recipient: Habitat for Humanity of Cape Cod, Inc. Quarter Ending Date: September 30, 2022
Project Title: Brewster Red Top Road Community Housing
Project Representative/CPC Contact Name: Elizabeth (Beth) Hardy Wade, Director of Land Acquisition
Address: 411 Main St., Suite 6A, Yarmouth Port, MA. 02675
Telephone Number: 508-362-3559 x 24/207-930-5918 cell Email: land@habitatcapecod.org
Amount: $100,000 # of Homes: 2
Project Status:
Permitting: The Town Clerk stamped ZBA decision was recorded at the Barnstable County Registry of
Deeds on January 24, 2022: BK 34849, PG 19; Subdivision Plan at: PB 694 PG 44. Habitat
closed on the donation of the two lots from Beth Finch on February 28,2022. Deed for
transfer of property at: BK 34935 PG 265.
Update: The Regulatory Agreement was approved by DHCD and moved to signature. On
9/25/2022 the Brewster selectboard approved the agreement and provided the signature
on 10/4/2022. The agreement is headed back to DHCD for their final signature. We will
record the RA on its return from DHCD at the Barnstable County Registry of Deeds.
Infrastructure: 0% Complete: Habitat met with Brewster Administration, Building Department and Water
Department representatives on 9/9/2022. It was a very productive meeting, and all
agreed once the permits are approved the infrastructure will be set to begin. Building
permit applications have been submitted, and will soon be subjected to the Building
Department’s review process.
Construction: 0% Complete: Our tentative plan for wall-raisings remains for July 2023, with a 12-month
construction period. This may change dependent on infrastructure progress over the
winter.
Volunteers:
Fundraising: Private fundraising continues in its outreach to foundations, private individuals, and faith-
based & community organizations. To date, we have secured two home-sponsorship
pledges, Peter Soule has pledged $50,000; and Mr. Ed Ebert and friends have raised over
$70,000 in funds to support the Veteran’s home to be built in honor and memory of
longtime Habitat volunteer, Bob Harding. CPC approved a $100k grant.
Update: We completed our FHLBB grant and submitted it at the end of July. The response
from FHLBB is due in December 2022.
Homeowners: A date for family applications has not been determined. Marketing for the applications
generally occurs 5 or 6 months prior to wall raising.
Events/Press:
Issues/Concerns/Additional Comments:
• Public safety officials requested that the new subdivision become a named street. On 5/18/2022, Brewster
Fire Chief Moran approved the name of Phoebe Way for what was formerly 26 Red Top Road. Street numbers
will be assigned soon. For now, in documents, we are using assessor assigned identifiers for the parcels. Lot
A is 15-76 Phoebe Way, Lot B is 15-77 Phoebe Way, and the existing home (Mrs. Finch) is 15-2 Phoebe Way.
• Update: Special thanks to the CPC for the recent approval of an amendment to our award/agreement. We
look forward to offering our homes as follows – Vet preference home at or below 80% AMI and one home at
or below 60% AMI.
• Update: In the spirit of housing partnership, on 9/25/2022 the Brewster Selectboard granted fee waivers for
building and other permits. And on 10/5/2022 Brewster Board of Health granted fee waivers for associated
permits. We are most grateful!
Brewster Red Phoebe Lane Pro Forma Bud v Act 09.30.2022
2 HOMES
FUND USES House Costs Revised: 9.30.2022 QB: 9.15.2022
BUDGET PER UNIT PER SF % of TTL ACTUAL DIFFERENCE
a 0 0 0 0%0 0
Site Work/Hard Costs
Drainage 11,000 5,500 2 1%0 11,000
Driveways and Parking 22,500 11,250 5 2%0 22,500
Earthwork/Topsoil 26,500 13,250 6 3%0 26,500
Excavate, Backfill, Septic, Waterline 61,000 30,500 13 6%0 61,000
Lawns, Plantings and Walkways 10,000 5,000 2 1%0 10,000
Other: 0 0 0 0%0 0
Roadway 103,500 51,750 23 10%0 103,500
Sheds 27,500 13,750 6 3%0 27,500
Site Landscaping & Loam Shoulders 12,500 6,250 3 1%0 12,500
Site Utilities (not extensions/road)35,500 17,750 8 3%0 35,500
Water/Wells 8,600 4,300 2 1%0 8,600
b Subtotal Site Work 318,600 159,300 70 31%0 318,600
Direct Construction
Appliances 8,000 4,000 2 1%0 8,000
Cabinets & Vanities 17,000 8,500 4 2%0 17,000
Carpentry/Doors & Windows 100,000 50,000 22 10%0 100,000
Concrete 42,000 21,000 9 4%0 42,000
Electrical 33,380 16,690 7 3%0 33,380
Insulation 17,580 8,790 4 2%0 17,580
Interior Finish 40,600 20,300 9 4%0 40,600
Plumbing/HVAC 66,566 33,283 15 6%0 66,566
Solar Install 0 0 0 0%0 0
c SubTotal Direct Construction 325,126 162,563 72 32%0 325,126
d SubTotal Site Wk & Direct Const (b + c)643,726 321,863 142 63%0 643,726
6% of (d)General Requirements 38,624 19,312 9 4%1,424 37,199
6% of (d)Builder's Profit 38,624 19,312 9 4%0 38,624
2% of (d)Builder's Overhead 12,875 6,437 3 1%0 12,875
e Total Gen Req, Profit, Overhead 90,122 45,061 20 9%1,424 88,697
f 5% of a,b,c,d Construction Contingency 36,692 18,346 8 4% 0 36,692
g TOTAL HARD/CONST COSTS (a+b+c+e+f)770,540 385,270 170 75%1,424 769,116
PHOEBE LANE, BREWSTER
Site Acquisition
Brewster Red Phoebe Lane Pro Forma Bud v Act 09.30.2022
2 HOMES
FUND USES House Costs Revised: 9.30.2022 QB: 9.15.2022
BUDGET PER UNIT PER SF % of TTL ACTUAL DIFFERENCE
PHOEBE LANE, BREWSTER
Accounting 3,000 1,500 1 0%0 3,000
Architectural 500 250 0 0%0 500
Bond Premium 0 0 0 0%0 0
Construction Interest 12,375 6,188 3 1%0 12,375
Engineering 12,900 6,450 3 1%17,094 (4,194)
Family Programs/Volunteer Services 12,292 6,146 3 1%0 12,292
Financing/Application Fees/Appraisal 500 250 0 0%0 500
Insurance 5,684 2,842 1 1%0 5,684
Legal 4,500 2,250 1 0%7,785 (3,285)
Maintenance (unsold units)0 0 0 0%0 0
3% of home $Marketing (Affirmative Fair Housing)13,729 6,864 3 1%
0 13,729
Permits/Surveys 2,000 1,000 0 0%8,230 (6,230)
Real Estate Taxes 0 0 0 0%0 0
Security 0 0 0 0%0 0
Site & Construction Supervision 70,193 35,096 16 7%0 70,193
Utilities 0 0 0 0%0 0
Less Discounts/Gifts in Kind 0 0 0 0%0 0
h Subtotal Soft Costs 137,672 68,836 30 13%33,109 104,563
i 5.0%Soft Cost Contingency 6,884 3,442 2 1%0 6,884
j 144,556 72,278 32 14%33,109 111,447
k 915,096 457,548 202 89%34,534 880,562
l 12.5%Developer's Fee 114,387 57,193 25 11%4,317 110,070
TOTAL DEVELOPMENT COST 1,029,483 514,741 227 100% 38,850 990,633
ACTUAL DIFFERENCE
$457,625 $0 ($457,625)
$0 $0 $0
$100,000 $0 ($100,000)
$60,000 $0 ($60,000)
$375,000 $50,000 ($325,000)
$36,858 ($11,150) ($48,008)
$0 $0 $0
$0 $0 $0
$1,029,483 $38,850 ($990,633)
Note 1:
Note 2:
Note 3:
Note 2
HARD AND SOFT COSTS
TOTAL SOFT COSTS
Construction Funding
FHLBB Grant-Anticipated
Habitat Developer Equity
Fundraising: Designated Grants & Sponsorships
Solar Grants & Energy Rebates
Other
The "Proceeds from Sale of Homes-USDA" is based on HHCC’s Board approved June
2021 prices.
We will add a solar costs & funding sources for this project once it is identified.
The above Development Cost does not include donations and professional discounts,
estimated at $10K - $20K per home.
Note 1
Soft Costs
FUND SOURCES
Proceeds from Sale of Homes (USDA)
Acquisition Funding
Community Preservation Committee
Minutes of September 14, 2022 Page 1 of 6
vd
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701
FAX (508) 896-8089
COMMUNITY PRESERVATION COMMITTEE
Virtual Meeting
Wednesday, September 14, 2022, at 5:00 p.m.
PUBLIC HEARING MINUTES OF SEPTEMBER 14, 2022
Present: Community Preservation Committee (CPC) – Chair Faythe Ellis, Vice-Chair Sarah Robinson,
Treasurer Sharon Marotti, Clerk Elizabeth Taylor, Bruce Evans, Roland Bassett, Paul Ruchinskas,
Peggy Jablonski, Christine Boucher
Absent:
Also Present: Brad Badgley and Andrea Aldana, Community Development Partnership; Sharon
Tennstedt, Council on Aging; Mike Gradone, Director of Recreation; Donna Kalinick, Assistant Town
Administrator; Jill Scalise, Housing Coordinator; Peter Lombardi, Town Administrator; Tino Kamarck
and Amy Henderson, Brewster Conservation Trust; David Kaplan, Executive Director of Forward; Ben
McKelway, Brewster resident
Chair Faythe Ellis called the meeting to order at 5:00 pm and announced a quorum.
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting attendance will be permitted.
If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website as soon as possible.
1.Public Hearing
Faythe began the meeting by reading the Public Hearing Announcement and then began the actual
hearing by going over what the Community Preservation Act (CPA) is and how Brewster implements it
in their town. CPA is a state law that allows MA communities to conduct a referendum to add a small
surcharge on local property taxes. CPA allows communities to generate revenue for: open space and
natural resources; historic resources, community housing, and outdoor recreation. CPA Funding – with
Local Tax Revenue and State Revenue with total estimated funding in FY23 is $1.4 million. She then
went through the Brewster Funding Allocation Formula as it stands currently. Faythe discussed the
Committee itself and its membership. The Committee meets twice monthly. As part of the committee
process, Faythe went over the application process itself. The application is available by a link on the
Committee’s page on the town website. We ask for applications to be submitted electronically.
Submission for Spring Town Meeting is December 1, 2022 and submission for Fall 2023 Town Meeting
will be July 1, 2023. Faythe went on to discuss the 5 Year CPA Plan and how and why this happened.
Why did they develop the 5 Year CPA Plan – the committee has always been fortunate in that there has
been sufficient funding for applications submitted. However, last year in reviewing the potential pipeline
of projects in comparison to estimated revenues, it was clear the funding future was more problematic.
In response to that, we hired a consultant to help develop a 5-year CPA plan. Consultant Jenn Goldson
went through an extensive Plan Development Process – robust public outreach to stake holders including
focus groups, individual interviews, 2 public forums, and member discussions at multiple public CPC
Meetings. Faythe went over the Overall CPA Goals next. There were two recommendations in the CPA
Approved:
VOTE:
Community Preservation Committee
Minutes of September 14, 2022 Page 2 of 6
Plan – 1. Funding Formula Change, and 2. CPC to Adopt a 5 Year Target Allocation Policy. The current
draft of the article for the fall is included in the packet for tonight’s meeting. One of the considerations is
the carryover reserve balances from EOY22. After tonight’s public hearing, we will have updated
information about future projects and information will be updated accordingly. The committee believes
the added flexibility of the Statutory Formula will mean more money will be available for eligible
projects that address the town’s future and current priorities. The second recommendation is to Adopt a
5 Year Target Allocation Policy. It is not part of a bylaw, it is only a guideline for the CPC for
recommendations for a multi-year period. The final component would be Town Meeting Approval –
CPA funds are spent only with Town Meeting approval and only after they have been reviewed and
recommended by both the CPC and the relevant subcommittee (i.e., Housing Partnership for housing
projects.)
In summary, we hope that town meeting voters will:
Support increased funding flexibility for the Community Preservation Committee to adapt to the
town’s shifting priorities.
Support the article in the Fall TM warrant that asks voters to approve the statutory formula.
Support the target funding allocation policy as outlined in the 5 Year CPA Plan.
Now it is time to learn about upcoming projects and applications. Faythe asked the speakers to keep the
comments between 3-5 minutes to make sure we have enough time for everyone.
Brad Badgley and Andrea Aldana, Community Development Partnership:
Andrea Aldana wanted to let the committee know about a few high-level things going on from an
organizational standpoint, they are implementing their new strategic plan this year, which has a heavy
focus on advocacy across the organization. We have hired a Community Organizer. We signed on to a
racial equity pledge which has us looking at equity at the Board Level, the Staff Level, our programs and
addressing root causes. There is a strong link in addressing root causes and housing production. She
turned it over to Brad Badgley to discuss what they have planned. Brad Badgley said they are looking to
advance the work they’ve been doing around helping towns’ capacity to address the housing crisis;
putting final touches on the Lower Cape Housing Institute for this coming year and kicking off a 3-year
work plan focused on zoning reform to help towns be specific and targeted about where we should have
multi-family zoning by right. They will be putting on a workshop for this year in addition to
sustainability - dealing with energy efficiency, net-zero construction, technical wastewater treatment and
septic requirements, and other innovative systems pertaining to pro-housing initiatives. We will also
continue to do a lot of advocacy and outreach work as a part of these efforts.
Sharon Tennstedt, Council on Aging:
Sharon addressed the committee, she said, to the best of her knowledge, they don’t believe the Council
has come to the committee asking for funding in the past. We will be coming to apply for the purchase
of at least 6 accessible benches and 2-3 accessible picnic tables to be placed at Freeman’s Field and
Drummer Boy Park. The reason for this would be right now there are no benches only a few wooden
picnic tables which make it difficult for older adults or anyone with any mobility limitations to have a
place to sit and watch the games. As you know, the Rec Department has received funds to pave a
walkway around the soccer field, and we would like to place benches along that walkway to provide
older adults the opportunity to use that venue for outdoor exercise. Similarly, there are no such benches
at Drummer Boy Park. This will also be part of the DPW’s work – they would do the installation. We
expect these benches would have an arm in the middle of the bench which would help getting up and
down. The picnic tables are octagonal in design and one of the benches can be removed to allow a
Community Preservation Committee
Minutes of September 14, 2022 Page 3 of 6
wheelchair to pull into that spot. Faythe asked if there was any estimate. Sharon Tennstedt answered,
they think about $10K possibly more due to increased prices. Christine asked about the octagonal picnic
tables – can the piece that can be removed be taken off the grounds? Sharon Tennstedt said she would
expect that they would be on concrete slabs. Christine said they do make octagonal tables that do not
have to have a piece taken off. Sharon Tennstedt said the picnic tables they have looked at do have all of
the benches but when it is installed, one of the benches can be left off the table which sounds similar to
what you are describing.
Mike Gradone, Director of Recreation:
Mike Gradone addressed the committee and said they have an ongoing ADA project at Freeman’s Way.
They have been trying to use the DPW as much as possible to keep costs down. That project is in two
phases – 1. Parking, 2. Paving pathways around the fields. He sat down with the folks from Public
Works, and they are trying to piece together a project in such a way as it would not affect other things.
They are looking at the irrigation system as it is 30 years old, it is in our best interest to replace that
irrigation system. An educated guess for cost would be upwards of $500K to replace. They would like to
finish Phase 1 of the ADA project and then start on Phase 2 and discuss the irrigation project. Their plan
is to apply for the irrigation and then complete Phase 2 walkways after the irrigation is replaced. Paul
asked if the CPC funded Phase 2. Mike Gradone said there is remaining monies left which they will get
as much done with that money and then go back and apply for the remaining funding after that.
Donna Kalinick, Assistant Town Administrator & Jill Scalise, Housing Coordinator:
Donna Kalinick said the funding request will be for the continued funding of the Housing Coordinator
position. The CPC is funding the salary portion and the town is paying for the benefits portion of the
position. She went on to say, not for this next funding round, but she thinks we do have to look at the
Housing Program to see about hiring a new position to handle the programming piece being handled
through the housing office. The other thing to talk about is the Mill Stone Community Housing
Initiative. The Housing Trust was given oversight of the Housing Initiative by the Select Board. The
BHAT issued a request for proposal to find a developer to do rental housing, and we have since
recommended an award of up to 45 units of rental housing to Preservation of Affordable Housing and
HAC working together and submitted a proposal. The Select Board signed a land development
agreement with them. That is the first step in the process. Next step is for POAH and HAC to do
community outreach, go through a staff review process and then file with the ZBA for their
comprehensive permit. They expect there will be a funding request from both the CPC and the Housing
Trust. This is another area where the CPC and the Trust need to discuss how that will look. Lastly, the
Trust met on 9/1 to discuss the request. They are currently working on a five-year financial plan. Once
that happens, we would like to have a joint meeting with the CPC to discuss the future of how the CPC
and the Trust are going to work together and what the funding request might look like - on whether we
want to look at an annual allocation or continue doing project-based applications.
Jill Scalise addressed the committee next and said that another topic for discussion at the joint meeting is
the Affordable Homebuyers Buy Down Fund which provides eligible low to moderate income
homebuyers up to $30,000 to purchase a home and requires an affordable deed restriction on the
property. It was used once in the past year to help purchase a home on the Subsidized Housing Inventory
(SHI) that needed repair, and in 2020 there was another grant to purchase another home on the SHI. At
$30K, the grant is only enough to assist with homes that already have affordable deed restrictions and
there is $62,500 left in the CPC Buy Down Account. It would be helpful to discuss the intent, funding
amount, and oversight of this program. This would connect with one of the implementation strategies in
the new Housing Production Plan. Evaluate current CPC funded housing initiatives and consider
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Minutes of September 14, 2022 Page 4 of 6
adjusting to meet current needs. The Housing Trust and the Housing Partnership will be holding a
Community Housing Forum on Thursday, October 27th from 5-6:30PM at the Brewster Ladies Library
for residents to learn about the Housing Plan, connect with available resources, and receive help
applying for programs such as rental assistance, housing rehabilitation, and the buy down program.
Faythe Ellis spoke on behalf of Colette Williams:
Colette is researching a project regarding the preservation of historic town records and her pre-Covid
estimate was around $54,000. That will be some time in the future. She doesn’t have an estimated date
yet, but it should be on our list.
Peter Lombardi, Town Administrator:
Peter Lombardi addressed the committee next. He said the first and most significant change since last
year’s hearing is the Select Board last month decided not to move forward with the planned library
renovation project. It was a $10 million project back in 2017. They had to work through available state
grant funds. We received notice that we were due for those state funds in another year or two. At the
same time, costs have skyrocketed. Latest estimate of over $16M but the state grant had not increased
accordingly. We had a funding plan for the original amount in our Capital Improvement Plan that called
for $250,000 of final design work and $1.6M of the actual construction to be funded with CPA funds
that was in the capital plan and what we shared last year. With the town not going forward with that
project, there are still facility needs for the library. We have a meeting with the state next week and then
we will come up with a much more conservative scale phased approach over the coming years. The big-
ticket request is off the list for now, but that doesn't mean we will not have another request for some
historic preservation for the library.
ADA Fields project at Freeman’s Way and the irrigation as Mike Gradone mentioned. We had similar
ADA projects at other town fields out 3-4 years. Since progress is slower than we thought, it is fair to
say those projects are several years out. For Drummer Boy Park, Town Meeting last fall approved an
updated master plan for that property that called for improvements in 2 phases – 1- storm water
management, parking, and general accessibility improvements: 2- upgrading or installing new
playground equipment, creating a shade pavilion, and making improvements to the gazebo. That
planning work has begun. We expect Phase 1 will take place in the next year or two. Phase 2
improvements are several years out.
Crosby Mansion – we were provided CPA funding last year. That work has been pretty slow, and the
initial funding will not be sufficient to complete all of that preservation work. We may well be coming
back to request additional funding.
Lastly, we are the proud owners of 120 new acres of the Sea Camps properties. That planning process is
in the early stages but will ramp up significantly in the coming months and those comprehensive plans
for both properties will take a year to a year and a half, and then we will go back to Town Meeting
approval for those plans. This is an unknown that could have significant cost implications in terms of
potential funding requests.
Tino Kamarck, Brewster Conservation Trust:
Tino Kamarck addressed the committee and said he was not going to speak to any specific funding
request for Spring Town Meeting but wants to talk more generally about how you can expect to see us
as we go forward in the future. As Faythe noted earlier, people of our town have reaffirmed that Open
Space is one of the two top priorities for the deployment of public resources. Open Space protects our
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Minutes of September 14, 2022 Page 5 of 6
natural resources, provides resiliency in the face of climate change. Undeveloped land in town is
becoming increasingly expensive. We partner with the sellers; we have worked with the Harwich
Conservation Trust; the Water Department; abutters to a particular property or community at large; and
are currently partnering with the Brewster Historical Society. In the future, we will come directly to the
CPC to talk about the possibility of the appropriateness for restoring or maintaining a property so their
open space value can be optimized - it is an area we want to explore with you. Most often, you have
seen us in partnership with the town working with the Open Space Committee to protect important
conservation properties in the town. His point is that Open Space is important to our town and CPC
support is critically important to Brewster Conservation Trust’s ability to protect that Open Space.
Amy Henderson, Brewster Conservation Trust:
Amy Henderson addressed the committee and said her comments echo what Tino Kamarck was saying.
As he indicated, we don’t have a specific project tonight, but there may be something that comes up
before the application deadline. She said it is known that Open Space helps communities protect their
environment, improve quality of life, and preserve critical elements of the local heritage, culture, and
economy. Through processes like the Brewster Vision Plan, we have heard from residents about the
importance of Open Space to them. We prioritize the protection of our numerous ponds, wetlands,
watersheds, and continuous forested areas. She recently studied 10 vacant lots on the market – price per
acre ranged from $163,000-$2million making the average price per acre $565,000 – a large increase
from the past. Back in 2020, the price per acre in that instance was $50,000 and that was the highest
price per acre we had ever seen. To allow us to successfully protect parcels that have been identified as
priority for protecting our ponds, drinking water, and natural resources that Brewster residents enjoy so
much. She thanked the CPC for their ongoing support of Open Space Projects.
David Kaplan, Executive Director of Forward:
David Kaplan addressed the committee and said Forward builds extremely affordable housing for those
with developmental disabilities. Several years ago, they built two group homes that have been
continuously occupied serving 8 residents. This was very important money to us to finish the project.
After two years success, we are now planning Phase 2 on the same property in Dennis of 4.5 acres for 8
individuals with autism and developmental disabilities. Each home will be apartments for people who
can live more independently. They will be adjacent to the existing group home for health and safety
supports. We are working with the state Department of Developmental Services. We will be leasing
directly with each tenant acting as their landlord. This will be a little more expensive. This time, we are
looking at $4.3 million. There will be more square footage, etc. There is an intense need for this
housing. It is very important that we get these built. We don’t have a set funding number yet. There is
not a current Brewster resident on the property currently, but pretty much across the Cape - no
preference made for any town on the Cape. We are in the process of applying for $1.5M from the State,
$500,000 from ARPA money. The Town of Dennis has voted for $750,000 from their CPC and Housing
Trust. He believes they will come back to the Brewster CPC asking for $100,000.
Ben McKelway, Brewster resident:
Ben McKelway came back in to address the committee and said, with respect, he is very much opposed
to the proposal to reallocate where funding goes. He feels very strongly about keeping the Open Space
allocation at 50%. Land is expensive.
Paul Ruchinskas, Well’s Court Board member:
Paul Ruchinskas addressed the committee regarding the Well’s Court Roof – the management company
and the board applied for a significant rent increase from HUD and was pretty much granted - this was
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Minutes of September 14, 2022 Page 6 of 6
solely to go to the replacement reserve which is our fund for capital needs on the property. They had
conversations with HUD to get CPC funding for the roof. It has a lot of restrictions with HUD funds in
combination. At this point, they are hoping to build up their reserves and tackle the roof project with
those funds. So, they will take themselves off the list for CPC funds at the moment.
Elizabeth Taylor, Open Space Committee:
Elizabeth Taylor said they don’t have any specific parcels in mind, but assuming the Wing Island
Boardwalk ends up continuing, that would be an excellent project for CPC funding. Also relative to
what Amy and Tino were talking about, she thinks it would be good to contact Stewart at the CPC
Coalition for possible funding ideas they have for use of CPC funds. Her other comment is that she was
disappointed to hear that the town wasn’t thinking of going to other towns for funding relative to
housing. She feels it is incumbent upon us to approach other towns regarding funding.
MOTION made by Elizabeth Taylor to adjourn the meeting at 6:33 pm. Sharon Marotti second.
Roll Call Vote: Paul Ruchinskas – yes, Elizabeth Taylor – yes, Roland Bassett – yes, Sharon
Marotti – yes, Christine Boucher – yes, Chair Ellis – yes.
VOTE 6-yes 0-no
Peggy Jablonski, Bruce Evans, and Sarah Robinson left the meeting before the vote was taken.
Respectfully submitted, Beth Devine, Recording Secretary
Packet of additional documents available on website for public review.