HomeMy Public PortalAboutBrewster Community Preservation Plan FY23-27
Brewster Community Preservation Plan FY23-FY27 1
TOWN OF BREWSTER
COMMUNITY
PRESERVATION PLAN
FY23-FY27
PREPARED FOR:
Community Preservation Committee
Town of Brewster
2198 Main Street
Brewster, MA 02631
DATE APPROVED:
03/23/2022
PREPARED BY:
JM Goldson LLC
Brewster Community Preservation Plan FY23-FY27 2
This page intentionally left blank
Brewster Community Preservation Plan FY23-FY27 3
TABLE OF CONTENTS
ACKNOWLEDGMENTS 5
KEY DEFINITIONS 6
Executive Summary 8
BACKGROUND 8
PLANNING PROCESS 8
CPC FUNDING GOALS & TARGET ALLOCATION POLICY 8
Chapter 1: Overview 10
INTRODUCTION 10
CPA ELIGIBILITY 10
BACKGROUND 10
APPLICATION AND FUNDING PROCESS 16
Chapter 2: Overall Policies and Goals 20
FIVE-YEAR TARGET ALLOCATION POLICY 20
OVERALL CPA GOALS 21
Chapter 3: Community Housing 22
NEEDS 22
GOALS 22
ELIGIBLE ACTIVITIES 24
Chapter 4: Open Space 28
NEEDS 28
GOALS 28
ELIGIBLE ACTIVITIES 30
Chapter 5: Historic Preservation 36
NEEDS 36
GOALS 36
ELIGIBLE ACTIVITIES 37
Brewster Community Preservation Plan FY23-FY27 4
Chapter 6: Outdoor Recreation 42
NEEDS 42
GOALS 42
ELIGIBLE ACTIVITIES 44
Appendices 48
Brewster Community Preservation Plan FY23-FY27 5
ACKNOWLEDGMENTS
Thank you to the community members and Town staff who contributed their time and local knowledge to
this report by participating in interviews and focus groups and attending the public forum and
presentation of the draft plan.
COMMUNITY PRESERVATION COMMITTEE MEMBERS
Faythe Ellis, Chair
Sarah Robinson, Vice Chair
Sharon Marotti, Treasurer
Elizabeth Taylor, Clerk
Roland Bassett Jr.
Christine Boucher
Bruce Evans
Peggy Jablonski
Paul Ruchinskas
TOWN STAFF
Peter Lombardi, Town Administrator
Donna Kalinick, Assistance Town Administrator
Jill Scalise, Housing Coordinator
Brewster Community Preservation Plan FY23-FY27 6
KEY DEFINITIONS
This list of key definitions is intended to assist the reader and is not intended to replace applicable legal
definitions of these terms. The following definitions are for key terms used throughout the document,
many of which are based on definitions per MGL c.44B s.2 or other statutes and regulations.
Active Recreation – Requires intensive development to create outdoor recreation and often involves
cooperative or team activity, including playgrounds, ball fields, and paved bike paths.
Areawide Median Income – The median gross income for a person or family as calculated by the United
States Department of Housing and Urban Development, based on the median income for the
Metropolitan Statistical Area.
Chapter 40B – A state statue which enables local Zoning Boards of Appeals (ZBAs) to approve affordable
housing developments under flexible rules if at least 20-25% of units have long-term affordability
restrictions.
Community Housing – As defined by the Community Preservation Act is housing for individuals and
families with incomes less than 100 percent of the Areawide Median Income, including senior housing. In
general, the occupant(s) should pay no greater than 30% of his or her income for gross housing costs,
including utilities.
Community Preservation – The acquisition, creation, and preservation of open space; the acquisition,
creation, preservation, and rehabilitation/restoration of land for recreation; the acquisition, preservation,
and rehabilitation/restoration of historic resources; and the acquisition, creation, preservation, and
support of community housing.
Community Preservation Act – A state law, MGL c. 44B, is enabling legislation that allows communities to
raise and set aside funds for community preservation projects, including open space and natural resource
conservation, outdoor recreation, historic preservation, and community housing. It is funded through a
combination of a local property tax surcharge of up to 3 percent and a variable state contribution from
the Community Preservation Trust Fund.
Community Preservation Committee – The committee established by the legislative body of a city or town
to make recommendations for community preservation, as provided by Section 5 of MGL c. 44B.
Community Preservation Fund – The municipal fund established by Section 7 of MGL c. 44B.
Historic Resource – A building, structure, document, or artifact that is listed on the state register of
historic places or National Register of Historic Places or has been determined by the local historic
preservation commission to be significant in the history, archeology, architecture or culture of a city or
town.
Household – All the people, related or unrelated, who occupy a housing unit. It can also include a person
living alone in a housing unit or a group of unrelated people sharing a housing unit as partners or
roommates.
Brewster Community Preservation Plan FY23-FY27 7
Housing Production Plan – A community’s proactive strategy for planning and developing affordable
housing. In a HPP, a community creates a strategy to produce housing units and meet the 10 percent goal
under Chapter 40B.
Local Historic District – An area or group of historic structures that are deemed significant to the town’s
history, archeology, architecture, or culture and protected by public review.
Low-income Housing – Housing for persons or families whose annual income is less than 80 percent of
the areawide median income (AMI). The AMI is determined by the United States Department of Housing
and Urban Development (HUD).
Moderate-income Housing – Housing for persons or families whose annual income is less than 100
percent of the areawide median income (AMI). The AMI is determined by the United States Department
of Housing and Urban Development (HUD).
Open Space – Land to protect existing and future well fields, aquifers and recharge areas, watershed land,
agricultural land, grasslands, fields, forest land, fresh and saltwater marshes and other wetlands, oceans,
rivers, streams, lake and pond frontage, beaches, dunes and other coastal lands, lands to protect scenic
vistas, land for wildlife or nature preserve, and/or land for recreational use.
Passive Recreation – That which emphasizes the open space aspect of a park, and which involves a low
level of development, including picnic areas and trails.
Preservation – The protection of personal or real property from injury, harm, or destruction.
Recreational use – Recreation uses are often divided into two categories: passive and active recreation.
See definitions for “Passive recreation” and “Active Recreation.” Recreation, under the CPA, does not
include horse or dog racing, or the use of land for a stadium, gymnasium, or similar structure.
Rehabilitation – Capital improvements or extraordinary repairs to historic resources, open spaces, lands
for recreational use, and community housing for the purpose of making the above functional for their
intended uses and compliant with the Americans with Disabilities Act (ADA) and other federal, state, or
local building or access codes. With historic resources, “rehabilitation” must comply with the Standards for
Rehabilitation stated in the United States Secretary of the Interior’s Standards for the Treatment of
Historic Properties (codified in 36 C.F.R. Part 68). With recreational use, “rehabilitation” includes the
replacement of playground equipment and other capital improvements to the land or facilities which make
the related land or facilities more functional for the intended recreational use.
Subsidized Housing Inventory (SHI) - The official list of units, by municipality, maintained by the
Massachusetts Department of Housing and Community Development (DHCD) that is used to measure a
community’s stock of low- and moderate-income housing for the purposes of M.G.L. Chapter 40B’s 10
percent goal.
Brewster Community Preservation Plan FY23-FY27 8
EXECUTIVE SUMMARY
BACKGROUND
The Community Preservation Act (CPA) is a state law, MGL c.44B, that was enacted in 2000. Brewster adopted
the Community Preservation Act in 2005. The CPA creates a way for communities to raise and set aside funds for
community preservation projects. These can include open space conservation, outdoor recreation, historic
preservation, and community housing. Brewster generates CPA funds through a local real property tax surcharge
of 3 percent. There is also a variable distribution from the State Community Preservation Trust Fund (Trust Fund).
Since the beginning of the program, Brewster has collected over $19 million.1 Brewster has funded about 70
community preservation projects since adoption. These initiatives included capital improvements, land acquisition,
assistance programs, as well as plans and studies.
PLANNING PROCESS
The Community Preservation Committee (CPC), through the Town of Brewster, contracted with JM Goldson, a
planning consultancy, to assist with the preparation of an updated Community Preservation Plan. The consultant
team’s role is to study existing plans, identify Brewster’s community preservation needs and resources, and to
solicit community input. Soliciting community input was an important component of this planning process. The
CPC sponsored focus groups and interviews with a variety of community members. They also held an interactive
online forum to help understand community priorities for the use of CPA funds in coming years.
CPC FUNDING GOALS & TARGET ALLOCATION POLICY
Below are the goals for each CPA category and a brief description of the target allocation policy. Each goal is
further described in the following chapters. The goals are not listed in order of priority.
TARGET ALLOCATION POLICY
When Brewster adopted the CPA in 2005, it did so with a customized bylaw increasing the minimum allocation
amounts for each funding area to reflect community priorities. This plan recommends bylaw amendments to
remove the customized allocation requirement and to defer to the statutory minimums of 10 percent for each of
the three categories: community housing, open space and recreation, and historic preservation. In addition,
through this plan, the CPC establishes a five-year target allocation policy which will guide funding allocations to
address the top community priorities of community housing and open space. Further information about this
policy is detailed in Chapter 2.
OVERALL CPA GOALS
1. Prioritize allocation of CPA funding to create and support community housing and preserve open
space/natural resources, including multi-purpose projects that address both housing and open space
needs.
2. Secondarily, support eligible outdoor recreation and historic preservation projects.
3. Support eligible projects that demonstrate compatibility with the Brewster Vision Plan and other CPA
relevant plans, along with community initiatives and goals such as at the Pond Parcel and/or Bay Parcel at
the former Cape Cod Sea Camps property.
1 This number differs from the Coalition Website Total due to the removal of $571,315 from FY2005 and the addition of $59,440, approved in early 2022
from the budget surplus.
Brewster Community Preservation Plan FY23-FY27 9
4. Encourage leveraging of CPA funds with other public and private funding as well as donation, bargain
sales, and the like.
5. Allocate funding for regional projects that demonstrate clear community benefit and contributions from
other communities in the region.
COMMUNITY HOUSING GOALS
1. Create community housing, including affordable housing, that will address documented local and regional
housing needs including, but not limited to, affordable year-round senior housing options, year-round
rental housing and housing assistance for low-income families and seniors, and housing for residents with
special needs, such as Veterans.
2. Support eligible housing initiatives and ongoing work of the Brewster Affordable Housing Trust to address
local housing needs.
3. Continue to support local capacity to implement housing initiatives, including through the Town’s housing
coordinator position.
4. Support the preservation of the existing stock of affordable rental and ownership housing.
5. Continue to support the Brewster Buy Down Program to assist eligible first-time homebuyers.
OPEN SPACE GOALS
1. Continue to protect drinking water quality through strategic land conservation of private properties in
Zone II Drinking Water Protection Areas including through fee simple acquisition and conservation
restrictions in partnership with local/regional land trusts, other private organizations, and other public
entities.
2. Support strategic land conservation to protect the water quality of freshwater ponds including through
fee simple acquisition and conservation restrictions in partnership with local/regional land trusts, other
private organizations, and other public entities.
3. Support open space conservation efforts to facilitate coastal management and community resilience
including to support managed retreat to address coastal erosion.
4. Fund the preservation of natural resources, especially to ensure the health and expansion of salt marshes
such as the removal of invasive species, protecting floodplains and uplands adjacent to salt marshes, and
restoring natural tidal flow.
HISTORIC PRESERVATION GOALS
1. Preserve, rehabilitate, and restore historic resources that provide a high level of community access and
benefit, such as the historic structures owned by the Brewster Historical Society and historic buildings on
town owned parcels like Cape Cod Sea Camps and Spruce Hill.
2. Support the preservation of Native American sites and artifacts through archaeological investigation.
3. Continue preservation efforts to protect historic town records.
OUTDOOR RECREATION GOALS
1. Rehabilitate existing playgrounds, parks, and other outdoor public recreation facilities to improve quality
and accessibility.
2. Create all-ages outdoor recreation facilities including those geared toward older adults, such as pickleball
courts, and accessible facilities for individuals with special needs.
3. Expand and improve bike trails and bike trail connections, including the key recreation destinations.
4. Rehabilitate hiking trails and create improved trail connections, including improved boardwalks, such as
the boardwalk to Wing Island at the Cape Cod Museum Trail.
5. Fund preservation of key private recreation sites to ensure public access and enjoyment.
Brewster Community Preservation Plan FY23-FY27 10
CHAPTER 1: OVERVIEW
INTRODUCTION
The Brewster Community Preservation Committee (CPC) created this Plan. The Plan guides the use of CPA funds
for fiscal years (FY) 2023-2027. The CPC will use this plan to help decide how to recommend spending CPA
funding. The CPC encourages future applicants seeking CPA funds to refer to this plan to guide their CPA
requests and encourages Town Meeting members to use this plan to guide decisions on allocation of funds.
This plan is created in accordance with the Community Preservation Act (CPA), Massachusetts General Laws c.
44B s.5(b)(1). The law states:
The community preservation committee shall study the needs, possibilities, and resources of
the city or town regarding community preservation, including the consideration of regional
projects for community preservation.
CPA ELIGIBILITY
The CPA provides funding for four general project types: community housing, historic preservation, open space,
and outdoor recreation. See eligibility chart included in the appendices.
Community Housing: CPA funds can be used to acquire, create, preserve, and support community housing for
households with incomes at or below 100% of the area median income.
Historic Preservation: CPA funds can be used to acquire, preserve, rehabilitate, and restore historic resources that
are listed on the State Register or determined to be locally significant by the Historical Commission.
Open Space: CPA funds can be used to acquire, create, and preserve open space and natural resources.
Outdoor Recreation: CPA funds can be used to acquire, create, preserve, rehabilitate, or restore land for
recreational use.
BACKGROUND
CPA STATEWIDE
The Community Preservation Act (CPA) is a state law, MGL c.44B, that was enacted in 2000 by Governor Paul
Cellucci. It creates a way for communities to raise and set aside funds for community preservation projects. These
projects can include open space conservation, outdoor recreation, historic preservation, and community housing.
It is funded through a combination of a local property tax surcharge of up to 3 percent and a variable state
contribution from the Community Preservation Trust Fund. As of August 2021, 187 communities have adopted
the CPA, which represents 53 percent of the Commonwealth’s cities and towns.
CPA ON CAPE COD
Many towns on the Cape adopted the CPA in 2005 to convert the Cape Cod Open Space Land Acquisition
Program2 (Cape Cod Land Bank) to CPA as enabled through MGL c.149 of the Acts of 2004. The CPA enables
communities to collect money to fund community preservation projects. Per MGL c.149, Cape Cod towns may
2 MGL c. 293 of the Acts of 1998
Brewster Community Preservation Plan FY23-FY27 11
not amend the amount of or revoke the CPA surcharge on real property until after fiscal year 2020.3 Any debt
authorized through the Cape Cod Land Bank may be repaid with CPA funds.
CPA IN BREWSTER
Brewster adopted in 2005 - Town Meeting voted to adopt in November 2004 and it was approved through a
ballot vote in May 2005. Brewster generates CPA funds through a local property tax surcharge of 3 percent and
a variable distribution from the State Community Preservation Trust Fund. Since the start, Brewster has collected
over $19.5 million (as of January 2022).
Since Brewster adopted CPA, the town has appropriated over $17 million to community preservation projects
across the four CPA funding categories, according to the Brewster Community Preservation Committee (note, the
CPA Projects profile on the following page includes more detail about Brewster’s CPA-funded projects):
1. Community housing ($4.47M) – 26 percent of total allocations
2. Historic preservation ($2.70M) – 16 percent of total allocations
3. Open space ($8.49M) – 49 percent of total allocations
4. Outdoor recreation ($1.60M) – 9 percent of total allocations
Up to 5 percent of total CPA funds may be spent for CPC administration. In addition, the CPA statute requires a
minimum of 10 percent be spent or reserved for each of the following CPA categories:
1. Community housing
2. Historic preservation
3. Open space and Recreation
Brewster’s local bylaw, as of January 2022, requires that 50 percent of total CPA funds must be spent or
reserved for open space, 10 percent for community housing, and 10 percent for historic preservation. The
remaining 30 percent may be spent on community housing, historic preservation, or active recreation. Note that
this plan recommends amending the local bylaw to eliminate these customized minimums and adopt a more
flexible target allocation policy, as described in more detail on the following pages.
WHO DECIDES HOW THE FUNDS ARE SPENT?
Brewster established a Community Preservation Committee (CPC) as required by MGL c.44B, which is
responsible to make funding recommendations to Town Meeting. Town Meeting has the authority to approve or
deny the CPC’s recommendations. Town Meeting can also approve the CPC’s recommendation at a reduced
funding amount. Town Meeting may not approve funding without a recommendation from the CPC.
The CPC has nine members including four members at-large who are appointed by the Select Board. Per MGL
c.44B, the CPC also includes a member from each of the following five entities:
• Conservation Commission
• Historical Commission
• Housing Authority
• Planning Board
• Recreation Commission
The role of the CPC is to:
1) Study the Town’s community preservation needs, possibilities, and resources and hold a public
informational hearing regarding the study4
3 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
4 The public hearing shall be posted publicly and published for each of two weeks preceding a hearing in a newspaper of general circulation in the city or
town.
Brewster Community Preservation Plan FY23-FY27 12
2) To make recommendations to the Town Meeting for funding projects with CPA funds
The CPC meets regularly, typically on the 2nd and 4th Wednesdays of each month at 4:00 pm virtually. These
meetings are open public meetings and members of the public are welcome and encouraged to attend. Notices of
CPC meetings and agenda (with links for virtual meetings, when needed) are posted on the Town calendar, which
can be found on Town’s website: https://www.brewster-ma.gov/.
HOW MUCH FUNDING IS AVAILABLE?
Brewster generates CPA funds through a local real property tax surcharge of 3 percent. There is also a variable
distribution from the State Community Preservation Trust Fund (Trust Fund). Since the beginning of the program,
Brewster has collected over $19 million (as of January 2022)5 – this figure includes about $12.9M raised through
the local surcharge and $6.1M through the Trust Fund distributions. In FY2021, the local property tax surcharge
generated roughly $1.07M, and the Trust Fund distribution was about $368,430 (a 35.18 percent match). In
FY22 the state match is 48.65 percent ($519,353).
5 This number differs from the Coalition Website Total due to the removal of $571,315 from FY2005 and the addition of $59,440, approved in early 2022
from the budget surplus.
$0
$1,067,428
$1,047,220
$997,502
$929,796
$894,558
$861,948
$823,010
$799,453
$759,918
$734,513
$701,099
$685,306
$664,044
$633,392
$623,561
$597,364
$571,315
$519,353
$368,430
$292,896
$220,244
$184,636
$212,708
$291,928
$301,307
$476,816
$235,599
$224,425
$223,720
$278,863
$487,457
$623,561
$597,364
$571,315
$0
$- $200,000.00 $400,000.00 $600,000.00 $800,000.00 $1,000,000.00 $1,200,000.00 $1,400,000.00 $1,600,000.00
2022
2021
2020
2019
2018
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
DollarsFiscal YearBrewster CPA Revenue History
Source: Community Preservation Coalition Information on Individual CPA Communities
database, accessed 1/4/22.
Local Surcharge Trust Fund Distribution
Brewster Community Preservation Plan FY23-FY27 13
CPA PROJECTS
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
HISTORIC PRESERVATION
• Blacksmith Shop, Brewster Historical Society
• Brewster Baptist Church renovation of the Church steeple
• Brewster Historical Society purchase of the Elijah Cobb House
• Brewster Meetinghouse Preservation project
• Cape Repertory Theatre Company
• Cape Repertory Theatre Company: Historic Crosby Barn Rehabilitation
• Catalogue/preserve Town Hall records
• Council on Aging window replacement
• Crosby Mansion porch repair project
• Elijah Cobb House preservation and rehabilitation
• Glass plate negatives preservation
• Gravestone preservation at Breakwater Cemetery
• Gravestone preservation project
• Higgins Farm Windmill preservation
• Lower Road Cemetery Tombstone & Monument repair and restoration
• Spruce Hill Barn Restoration
• Stony Brook Grist Mill Works Replacement
• Stony Brook/Lower Mill Pond Dam & Fish Passage Restoration project
OVERVIEW OF CPA-FUNDED
PROJECTS
The Community Preservation Act has
funded about 70 community preservation
initiatives in Brewster in its since adoption,
with over $17M in allocations for open
space conservation, active recreation,
historic preservation, and community
housing initiatives.
These initiatives included capital
improvements, assistance programs, land
acquisition, as well as plans and studies.
About 49 percent of allocations as of
November 2021 have been for open
space projects, 26 percent for housing, 16
percent for historic, and 9 percent for
outdoor recreation.
This profile provides a list of projects
funded in each CPA category.
Community
Housing
26%
Historic
16%
Open Space
49%
Outdoor
Recreation
9%
Brewster CPA Project Allocations
FY07-FY22 (as of Nov. 2021)
Note: includes total appropriated for open projects and actual
spent for closed projects.
Brewster Community Preservation Plan FY23-FY27 14
ACTIVE RECREATION
• ADA improvements to athletic fields
• Brewster Dog Park
• Brewster Recreation Commission –
Tennis Court Project
• Department of Natural Resources –
Breakwater Beach Restoration Project
• Eddy Elementary School Accessible
Playground
• Pleasant Bay Community Boating
(Harwich)
• Recreation Department Field
Repairs/Renovations
• Stony Brook Early Childhood Playground
• Stony Brook Herring Run Bypass and
Dam
• Tennis Court repairs and resurfacing
• Warning lights at Cape Cod Rail Trail
• Open Space and Recreation Plan
COMMUNITY HOUSING
OPEN SPACE
• 106 McGuerty Road/Field-Kelley Acquisition
• Bates Land acquisition
• BBJ Cranberry Trust Land acquisition
• Boehm Conservation Area – Purchase of
Conservation Restriction
• Crystaloski Property Land acquisition
• Eldredge Property Land acquisition
• Freeman’s Way/Naumekeg Acquisition
• Jackson Land acquisition
• Jorgenson Property acquisition
• Lalor Property acquisition
• Long Pond Woodlands Land Acquisition
Project
• Matthews Property Land acquisition
• Meetinghouse Road Conservation Area
• Mill Pond Conservation Area – Purchase of
Conservation Restriction
• Open Space and Recreation Plan update
• Quivett Marsh Vista Conservation Area
• Santorello Property acquisition
• Seidel Land acquisition
• Stranahan Property Land acquisition
• Viprino Property Land acquisition
• Windrift Acres and Acquisition
• Affordable Housing Buydown program
• Brewster Affordable Housing Trust – CPA-eligible community housing activities
• Brewster Affordable Housing Trust: SHI inventory preservation
• Brewster Housing Authority Huckleberry Lane Project
• Brewster Housing Partnership Affordable Housing Buydown program
• Brewster Woods Development
• Cape Cod Village, Inc. Orleans Project
• Community Development Partnership – Cape Housing Institute
• Community Engagement Consultant
• FORWARD: Friends or Relatives with Autism and Related Disabilities (Located in Dennis)
• Habitat for Humanity Land Acquisition
• Habitat for Humanity of Cape Cod – Paul Hush Way affordable homeownership development
• Harwich Ecumenical Council for the Homeless: Homeowners’ Emergency Loan Program
• Millstone Land Acquisition
• Nickerson Park Condo Purchase
• Nickerson Park Condominium – Lower Cape Community Development Corporation
• Part-Time Housing Coordinator
• Preservation of Affordable Housing
• SHI Home Appraisal
• Slough Road Homes – Habitat for Humanity
Brewster Community Preservation Plan FY23-FY27 15
Brewster Community Preservation Plan FY23-FY27 16
REVIEW OF LOCAL AND REGIONAL PLANS
The Town of Brewster contracted with JM Goldson LLC to assist with the preparation of an updated Community
Preservation Plan in August 2021. JM Goldson worked with the CPC members and studied existing plans,
including the 2017 Housing Production Plan; the 2020 Brewster Vision Plan; 2014 Open Space and Recreation
Plan; 2020 Draft Open Space and Recreation Plan; 2007 Brewster Reconnaissance Report; and the 2009 Water
Quality Status Report, to identify Brewster’s community preservation needs and resources.
COMMUNITY ENGAGEMENT
Soliciting community input was an important component of this planning process. The CPC sponsored focus
groups and interviews with a variety of community members, as well as an interactive online forum as part of its
effort to understand community priorities and help shape this plan.
Stakeholder Focus Groups and Interviews
The consultants interviewed a variety of community and regional stakeholders through focus groups between
September and October 2021. They also conducted individual interviews through Zoom and telephone. These
interviews helped the CPC further refine its understanding of community preservation needs and resources. They
also helped to identify priorities and possibilities for use of CPA funds.
Community Forum
On November 20, 2021, the CPC sponsored a virtual forum held through Zoom webinar. The forum was
interactive and integrated live polling and open-ended questions using PollEverywhere software, allowing
participants to share their thoughts and opinions alongside the presentation. Approximately 40 people
participated in this online forum.
Detailed summaries of the focus groups and interviews as well as the community forum are included in the
appendices.
APPLICATION AND FUNDING PROCESS
The Brewster CPC accepts applications for CPA funding on a biannual basis; proposals are due July 1st to be
considered at fall town meeting, or December 1st to be considered at spring town meeting. The CPC requires
proposals be submitted using the CPC’s application form, available online on the CPC’s webpage at
www.brewster-ma.gov or by request through the Town Clerk’s office.
The CPC considers each funding application based on the merits of the project as well as the available CPA
balance in an open public meeting. Through majority vote, the CPC determines which projects to recommend to
Town Meeting for funding. Projects not recommended by the CPC are not eligible for consideration by the Town
Meeting per statute (MGL c.44B).
Brewster Community Preservation Plan FY23-FY27 17
REVIEW OF COMMUNITY GOALS
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
2021 CAPE COD REGIONAL
POLICY PLAN
Natural systems goals:
Water resources:
To maintain a sustainable supply of high-quality untreated
drinking water and protect, preserve, or restore the ecological
integrity of Cape Cod’s fresh and marine surface water
resources.
Ocean Resources:
To protect, preserve, or restore the quality and natural values
and functions of ocean resources.
Wetland Resources:
To protect, preserve, or restore the quality and natural values
and functions of inland and coastal wetlands and their buffers.
Wildlife and Plant Habitat:
To protect, preserve, or restore wildlife and plant habitat to
maintain the region’s natural diversity.
Open Space:
To conserve, preserve, or enhance a network of open space
that contributes to the region’s natural and community
resources and systems.
Community Systems goals:
Cultural Heritage:
To protect and preserve the significant cultural, historic, and
archaeological values and resources of Cape Cod.
Housing:
To promote the production of an adequate supply of
ownership and rental housing that is safe, healthy, and
attainable for people with different income levels and diverse
needs.
PROFILE DESCRIPTION
It is important for the Community
Preservation Plan to consider the
established goals of the Town
and region. This review of the
goals in existing planning
documents is intended to provide
a foundation to the identification
of Brewster’s community
preservation goals and priorities.
The Town of Brewster and the
larger region have several
planning documents that
establish community goals related
to the Community Preservation
Act funding categories. These
include the 2021 Cape Cod
Regional Policy Plan, the 2014
Open Space and Recreation Plan,
the 2017-2021 Brewster
Housing Production Plan, the
2018 Brewster Vision Plan, and
the 2007 Brewster
Reconnaissance Report.
This profile provides a summary
of the goals in these other plans
that are related to one or more of
the community preservation act
funding categories: community
housing historic preservation,
open space, and outdoor
recreation.
Brewster Community Preservation Plan FY23-FY27 18
1. Protect the Town’s drinking water supply to meet the needs of Brewster’s residents and visitors today
and in the future.
2. Provide open space and recreation opportunities that maintain Brewster’s rural character and small
coastal community identity and support a sustainable local economy as a center for ecotourism.
3. Preserve and enhance habitat diversity and protect marine and fresh surface water resources to
maintain their important ecological functions and values to the community.
4. Provide a variety of recreation and open space opportunities to promote healthy and active lifestyles
for Brewster residents, ensuring equitable access for all users and abilities.
5. Support coordination and communication of regional open space and recreation needs.
2017-2021 HOUSING PRODUCTION
PLAN
Priority Affordable Housing
Needs:
• Low Income Rental Housing
for Families
• Rental housing for single
people
• Subsidized rental housing for
the elderly
• Acquisition and rehabilitation
of substandard housing
Housing Goals
1. Increase the supply of year-round market-rate and
affordable rental housing for all types of households,
such as young singles and couples, families, and seniors.
2. Build support for addressing housing needs through
partnerships with conservation groups and non-profit
and for-profit developers, and increased commitment of
local funds such as Community Preservation Act
revenue.
3. Create housing that is affordable and appropriate for
very low-income seniors and people with disabilities.
4. Increase local capacity to plan, advocate for, and create
affordable housing, preserve the affordability and
condition of existing affordable units, and monitor
affordable housing restrictions.
5. Increase the variety of mixed-income housing choices in
Brewster, particularly in or near commercial areas in
order to support Brewster’s economy and to
accommodate household growth.
6. Create and provide programs to support struggling
homeowners, such as a housing rehabilitation program to
help lower-income homeowners and seniors with
extraordinary maintenance and repairs.
7. Provide at least 10 percent of Brewster’s year-round
housing units as affordable housing in order to meet local
and regional needs.
2020 DRAFT OPEN SPACE AND RECREATION PLAN
Brewster Community Preservation Plan FY23-FY27 19
2018 BREWSTER VISION PLAN
Community Character Goal
Sustain and foster Brewster’s historic setting,
rural nature, small-town feel, and socially
inclusive spirit.
• Provide social opportunities and services for all.
• Maintain the Town’s historic heritage and style.
• Maintain the Town’s small-town feel and scale
through appropriate development.
2007 BREWSTER
RECONNAISSANCE
REPORT
Preservation Planning Recommendations
1. Inventory heritage landscapes through the Massachusetts Historical
Commission inventory, as well as National Register Listings when
appropriate.
2. Create a Preservation Plan to ensure the continued protection of historical
resources.
3. Preserve burial grounds and cemeteries by undertaking restoration and
wayfinding projects, as well as establishing community support for such
projects.
4. Preserve village and rural neighborhood character through demolition
delay bylaws, recognizing local historic districts, and downzoning, among
other techniques.
5. Preserve agricultural landscapes by adopting a right-to-farm bylaw and
continue preserving farmland through conservation and agricultural
reservation restrictions, where applicable.
6. Preserve scenic roads through establishing a Scenic Roads bylaw, as well as
a scenic overlay district.
7. Raise awareness about Town’s history and ensure funding for preservation
projects.
Water Resources Goal
Protect Brewster’s freshwater system to preserve high
quality drinking water and maintain or improve the
health of our ponds and marine watersheds.
• Protect town wellfields by expanding open space
acquisition and other measures.
• Improve pond water quality through public education,
regulation, and mitigation activities.
• Protect the water quality of the town’s marine
watersheds.
Open Space Goal
Maintain and expand open space assets to
provide public recreation, protect fragile natural
habitat, and protect water resources.
• Improve public access to and expand the use of
recreational areas.
• Prioritize environmentally sensitive areas for
preservation.
• Maintain open space through density and
development standards.
Housing Goal
Provide more affordable, safe, and accessible rental
and ownership housing options at different price
points, particularly for single people, young families,
and our older population. Achieve the state’s 10%
affordable goal by 2025.
• Promote housing choices to allow families to live, work,
and prosper.
• Provide opportunities to address the varied housing
needs of Brewster’s aging population.
• Address the housing needs to the Town’s year-round
and seasonal workforce.
Coastal Management Goal
In the context of coastal change, preserve and protect Brewster’s coastal resources and expand public access.
• Protect coastal resources in ways that preserve coastal ecosystems and habitats and the character of the town and
coastal neighborhoods.
• Maintain and expand public access for all through public consensus and explore alternate modes of transport and
access points.
• Adapt to climate change projections and advance adaptation and resiliency techniques that are financially and
environmentally sustainable.
Brewster Community Preservation Plan FY23-FY27 20
CHAPTER 2: OVERALL POLICIES AND GOALS
The CPC developed the following target allocation policy and overall CPA goals through careful consideration of
community feedback and broad community goals as established from guiding local policy documents including the
Vision Plan. The policy and goals are designed to guide the CPC’s deliberation of project requests for CPA funds
in all four CPA funding categories and will be used to establish funding preferences. The policy and goals are not
binding; The CPC will ultimately base its recommendations on individual project merits, using the target allocation
policy and overall goals as a guide.
FIVE-YEAR TARGET ALLOCATION POLICY
When Brewster adopted the CPA in 2005, it did so with a customized bylaw increasing the minimum allocation
amounts for each funding area to reflect community intentions and priorities when Brewster converted from the
Cape Cod Open Space Land Acquisition Program6 (Cape Cod Land Bank) to CPA as enabled through MGL c.149
of the Acts of 2004. Per MGL c.149, Cape Cod towns may not amend the amount of or revoke the CPA
surcharge on real property until after fiscal year 2020.7
PREVIOUS MINIMUM ALLOCATIONS
Previously, CPA funds were allocated on the basis of the following amounts: a 50 percent allocation for open
space and passive recreation projects; a 10 percent allocation for community housing; a 10 percent allocation for
historic preservation; and a 30 percent allocation towards community housing, historic preservation, or recreation
projects, but not open space. Of the 30 percent allocation, the CPC has been using up to 5 percent annually for
administative costs, as allowed through the statute.
RECOMMENDED MODIFIED ALLOCATIONS
As part of this planning effort the CPC has reconsidered the minimum local bylaw allocation requirements and
plans to recommend to the Select Board that Town Meeting amends the bylaw to be effective as of July 2023
(FY2024) There is an increasing community awareness of a variety of significant priorities for the Brewster
community, especially for affordable and community housing as well as other CPA-eligible initiatives as at the
Cape Cod Sea Camps properties (i.e., the Pond Parcel and the Bay Parcel) and capital needs for historic public
buildings such as the Brewster Ladies’ Library. In addition, the CPC recognizes that there is a significant continued
need for open space and natural resource conservation, especially considering the growing impacts from climate
change on this coastal community and the continued efforts to protect the drinking water supply and water
quality of Brewster’s ponds.
For these reasons, the CPC recommends bylaw amendments to remove the customized allocation requirement
and to defer to the statutory minimums of 10 percent for each of three categories: community housing, open
space and recreation, and historic preservation. In addition, through this plan, the CPC establishes a five-year
Target Allocation Policy which will guide funding allocations to address the top community priorities of
community housing and open space. This approach will increase the Town’s flexibility and enhance its ability to
utilize CPA funds to address a wider spectrum of community priorities, while continuing to allocate significant
levels of funding for open space and natural resource conservation.
6 MGL c. 293 of the Acts of 1998
7 Massachusetts Department of Revenue, Cape Cod Land Bank and Community Preservation Act, Bulletin 2004-16B, October 2004.
Brewster Community Preservation Plan FY23-FY27 21
CPC Target Allocation Policy for FY24-FY27
Through this plan, the CPC establishes target allocation policies to guide its recommendations for appropriations
of CPA funds over the four-year period, FY24 through FY27. The policies are intended to support community
priorities for use of CPA funds.
Minimum Spending/Reserves
The CPC intends to continue to recommend three reserves of 10 percent total annual revenue, which comply
with the statutory minimums for community housing, historic preservation, and open space and recreation. To the
extent possible, the CPC also intends to recommend allocations of the CPA funds for eligible projects and
initiatives and administrative funds in roughly the proportions shown below as an average target over five-years:
• 30 percent for Community Housing
• 30 percent for Open Space
• 10 percent for Historic Preservation
• 10 percent for Outdoor Recreation
The remaining 20 percent of funds will remain as undesignated and can be used to fund projects in any of the
CPA categories. Any undesignated funds (meaning funds that are not included in the minimum 10 percent
reserves) that are not appropriated each year will roll over and remain undesignated.
Note: The annual Open Space bond payments for FY24-27 as committed at the time of this writing will be
deducted from the Open Space Fund balance carried over at the end of FY23. The FY24-27 targets will be
calculated based on estimated revenues. This means that the FY24-27 targets for all categories including Open
Space will be for new project allocations.
Administrative Funds
The CPC requires professional staff support to ensure proper record keeping, grant management, and clerical
support in addition to other administrative needs such as funding the Community Preservation Coalition
membership dues and legal and advertising costs. Therefore, the CPC intends to budget 5 percent of total annual
CPA revenue for administrative funds, as the CPA statute allows. The annual 5 percent administration expense
will be deducted from the annual revenue total prior to the calculation of the targets. If the full 5 percent is not
needed in any given year, the balance may be allocated to fund projects in any of the CPA categories.
OVERALL CPA GOALS
These overall goals are intended to help the CPC make hard decisions with the expectation that the CPA will not
provide enough funding to fully fund all CPA funding requests. The CPC will refer to these overall goals during
deliberations when considering the merits of funding requests and comparing eligible projects given limited
funding.
1. Prioritize allocation of CPA funding to create and support community housing and preserve open
space/natural resources, including multi-purpose projects that address both housing and open space
needs.
2. Secondarily, support eligible outdoor recreation and historic preservation projects.
3. Support eligible projects that demonstrate compatibility with the Community Vision and other relevant
community initiatives and goals such as at the Pond Parcel and/or Bay Parcel at the former Cape Cod Sea
Camps property.
4. Encourage leveraging of CPA funds with other public and private funding as well as donation, bargain
sales, and the like.
5. Allocate funding for regional projects that demonstrate clear community benefit and contributions from
other communities in the region.
Brewster Community Preservation Plan FY23-FY27 22
CHAPTER 3: COMMUNITY HOUSING
Habitat for Humanity House on Paul Hush Way
NEEDS
Housing supply in Brewster is significantly impacted bythe large number of part-time residents and vacation
rentals. Although Brewster is bolstered by the seasonal economy, this factor and the investment in second home
ownership have also made affordable housing and market-rate year-round rental housing difficult to find.
The 2017 Housing Production Plan identified rental housing for low-income families, single
people, and subsidized rental housing for the elderly as the priority housing needs of the
community.
The COVID-19 pandemic has also affected the town, with some residents converting seasonal homes to year-
round residences, a rapid rise in housing prices, and overall uncertainty about future population trends and
variations in the tourism industry.
GOALS
1. Create community housing, including affordable housing, that will address documented local and
regional housing needs including, but not limited to, affordable year-round senior housing options, year-
round rental housing and housing assistance for low-income families and seniors, and housing for
residents with special needs, such as Veterans.
As is well documented through the 2017 Brewster Housing Production Plan and the 2017 Cape Cod
Housing Market Analysis, Brewster’s greatest needs are for rental housing that is affordable for low-
income families, senior housing options, and increased supply of housing in general. The CPA funds can
fund the creation of affordable and community housing for households earning up to 100 percent AMI.
Funds should be targeted to create affordable year-round rental housing options and senior housing
options. In addition, creation of housing for individuals with special needs continues to be important
within the region.
Brewster Community Preservation Plan FY23-FY27 23
In addition, the CPA funds are an important local resource to bring Brewster closer to reaching the state’s
affordable housing goals of 10 percent year-round housing stock as tracked through the Subsided
Housing Inventory (SHI). To be eligible for inclusion on the SHI, the units must be affordable to
households at or below 80 percent AMI. As of August 2021, Brewster’s SHI lists 5.6 percent of year-
round housing stock as affordable. This is still based on the 2010 U.S. Decennial Census count of year-
round housing units and is likely to change when the 2020 Census figures are released. Per 2016
amendments to the CPA statute, CPA funds that are transferred to a housing trust must be used for
statutory requirements for housing trusts.
2. Support eligible housing initiatives and ongoing work of the Brewster Affordable Housing Trust to
address local housing needs.
The purpose of Brewster Affordable Housing Trust (Trust), which was created through a Town Meeting
vote in May 2018, is to provide for the preservation and creation of affordable housing in Brewster for
the benefit of low/moderate-income households and for the funding of community housing. The Trust is
overseen by a seven-member Board of Trustees, appointed by the Select Board. The Trust regularly
requests CPA funds to support its initiatives. The CPC anticipates that the Trust will continue to request
funding as needed, based on specific CPA-eligible projects and initiatives
CPA funds, when transferred to a housing trust, must be used for CPA-eligible purposes only and must be
tracked separately from other trust funds so that the use of funds can be reported annually to the MA
Department of Revenue (per the CP-3 report).
3. Continue to support local capacity to implement housing initiatives, including through the Town’s
housing coordinator position.
The CPA funds are a critical funding source to continue supporting Brewster’s capacity to implement local
housing initiative. The CPA should continue to support the Town’s local capacity in this way, including
support for the Brewster Housing Office and the Town’s housing coordinator. The Housing Office
addresses community housing needs in Brewster and is critical to coordinating the various local initiatives
to support low/moderate income households, create affordable and community housing in the town, and
as a central point of contact for information and education about housing needs, initiatives, resources, and
assistance.
4. Support the preservation of the existing stock of affordable rental and ownership housing.
Most of Brewster’s affordable housing units are restricted as affordable in perpetuity, however some units
are not restricted in perpetuity. CPA funds can be especially critical to protecting affordable ownership
units when needed upon sale through purchase and resale (it is not uncommon for the affordability of
ownership units to be compromised upon resale or foreclosure, depending on the terms of the
affordability restrictions). In addition, preservation of the Town’s existing affordable housing stock,
especially the Housing Authority units, is also an important priority for CPA funds.
5. Continue to support the Brewster Buy Down Program to assist eligible first-time homebuyers.
The Town of Brewster, through Community Preservation Funds, provides up to $30,000 of grant
assistance for eligible buyers purchasing a home in Brewster. The program, contingent on existing funds,
is available to households qualifying at 80% AMI (Area Median Income) who agree to place a permanent
affordable housing deed restriction on the home. The grant assistance is provided as an interest free loan
which is forgivable after 30 years.
Brewster Community Preservation Plan FY23-FY27 24
ELIGIBLE ACTIVITIES
Chapter 44B of the Massachusetts General Laws (CPA Statute) defines “community housing” as “low- and
moderate-income housing for individuals and families, including low- or moderate-income senior housing.” Low-
income housing is affordable to households with annual incomes of less than 80% of the areawide median income
(AMI) and moderate-income housing is affordable to households earning less than 100% AMI. Furthermore, the
CPA Statute defines “senior housing” as housing for persons 60 years old or over, who also meet the
qualifications for low or moderate income.
The CPA Statute allows expenditures for the acquisition, creation, preservation, and support of community
housing and for the rehabilitation of community housing that is acquired or created through CPA. Preservation,
which is a permitted activity for community housing, is defined as the “protection of personal or real property
from injury, harm or destruction, but not including maintenance.”
Rehabilitation, which is only permitted for housing created using CPA funds, is defined as “the remodeling,
reconstruction and making of extraordinary repairs, to...community housing for the purpose of making
such...community housing functional for their intended use, including, but not limited to, improvements to comply
with the Americans with Disabilities Act and other federal, state or local building or access codes.”
The CPA Statute defines the term “support” as programs that provide grants, loans, rental assistance, security
deposits, interest-rate write downs or other forms of assistance directly to individuals and families who are
eligible for community housing . . .” The CPA Statute also allows CPA funds to be appropriated to a Municipal
Affordable Housing Trust (MGL c.44 s.55C). Any CPA funds allocated to a Housing Trust must be used for CPA-
eligible purposes, as clarified through the 2016 amendments.
Brewster Community Preservation Plan FY23-FY27 25
COMMUNITY HOUSING NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
POPULATION & HOUSEHOLDS
• Brewster’s 2020 year-round population was 10,318, reversing a
recent downward trend and returning to the level seen around
the year 2000.
• The town’s year-round population is forecast to decline at a
gradual rate, with an estimated 7,888 people by 2035.
• The town’s seasonal population increases dramatically, with
approximately 30,000 visitors per year, increasing competition
for housing between year-round residents, part-time residents,
seasonal workers, and vacationers.
• The population of Brewster is aging. In 2000, 26 percent of
residents were over 65, increasing 32 percent by 2019. The
median age increased from 47 years old in 2000 to an
estimated 54 years old in 2019.
• Of the 4,198 households, about 21 percent have children under
18 years old and 49 percent have one or more household
members over 65 years old.
• Racial make-up is predominantly White, with 94.7 percent of
the population. 2.2 percent of residents are Hispanic, with the
remaining 3.1 percent made up of Black or African-American,
Asian, and mixed race residents.
• Brewster’s median household income per 2019 estimates was
$75,321 - an increase from the 2010 median household income
of $68,439 (in 2019 dollars).
• An estimated 38 percent of Brewster households have low
incomes – incomes at or below 80 percent AMI.
• The median sale price of a single-family house in 2020 was
$519,500, increasing to an average of $612,850 in Jan-Jul 2021.
• 85 percent of Brewster year-round households own their homes,
28 percent of which are housing–burdened (spending over 30
percent of their income on housing), while 50 percent of
Brewster’s 635 year-round rental households are housing-
burdened.
• The median rent in Brewster is $1,097 per month, but this
relatively low number is artificially depressed due to the high
percentage of year-round rentals which are subsidized as well as
disparities in rent throughout the year due to tourism.
A SUMMARY OF KEY NEEDS
Although Brewster is bolstered by
the seasonal economy, this factor,
along with the investment in
second-home ownership, has also
made affordable and market-rate
year-round housing difficult to find.
The 2017 Housing Production Plan
identified rental housing for low-
income families, single people, and
subsidized rental housing for the
elderly as the priority housing needs
of the community.
The COVID-19 pandemic has also
affected the town, with some
residents converting seasonal
homes to year-round residences, a
rapid rise in housing prices, and
overall uncertainty on future
population trends and variations in
the tourism industry. HOUSHOLD INCOME & HOUSING COST
Brewster Community Preservation Plan FY23-FY27 26
• Brewster has an estimated 4,198 year-round occupied housing units – 85 percent are owner occupied
and 15 percent renter occupied. Census estimates suggest that Brewster lost 122 rental units since
2010, a decline of 16 percent.
• There are an estimated 3,763 seasonal housing units in Brewster, comprising 47 percent of the town’s
total housing units.
• The Town’s housing stock remains primarily single-family at about 90 percent of total housing units, the
balance being condominiums, duplexes, and multi-family units.
• Brewster’s housing stock is significantly newer than in other communities, with 58 percent built after
1980, reflecting the rapid population and housing growth between 1970 and 2000.
HOUSING AFFORDABILITY
• 5.6 percent (268 units) of Brewster’s total housing stock is counted as affordable on the State’s
Subsidized Housing Inventory (SHI), which is below the State’s minimum affordability goal of 10 percent.
• of the affordable ownership units were built through Comprehensive Permits under MGL C. 40B.
• The largest rental development is King’s Landing on Underpass Road with 108 subsidized units at 80
percent AMI. It was purchased and renovated in 2013 by POAH, a national affordable housing
development nonprofit, to ensure the affordable housing set to expire in 2017 would continue, with a
current expiry date of 2033.
• The Fredrick Court and Wells Court developments are state and federally funded, respectively, and
together provide 46 subsidized units for seniors.
• Habitat for Humanity developed 14 permanently affordable ownership units at Tubman Road, Hush
Way, and Red Top Road.
• The Brewster Housing Authority owns twelve duplexes with a total of 24 units of subsidized family
rental housing on Huckleberry Lane.
• 2006-2017 Comprehensive Housing Affordability
Strategy (U.S. Department of Housing and Urban
Development)
• 2019 American Community Survey 5-Year Estimates,
2010 Census, 2000 Census (U.S. Census Bureau)
• 2017 Housing Production Plan (Town of Brewster)
• Aug. 2021 Subsidized Housing Inventory
(Massachusetts Department of Housing and
Community Development)
• Brewster, MA Town Stats (The Warren Group)
• King’s Landing Apartments - Preservation of Affordable
Housing
(www.poah.org/property/massachusetts/kings-landing-
apartments)
• Senior Housing - Town of Brewster (brewster-
ma.gov/senior-housing)
• Huckleberry Land Project – Community Preservation
Coalition
(www.communitypreservation.org/community-housing-
16-brewster-housing-authority-huckleberry-land-
project)
HOUSING SUPPLY
SOURCES
ABBREVIATIONS
• ACS – American Community Survey
• AMI – Area Median Income
• CHAS – Comprehensive Housing Affordability Strategy
• HPP – Housing Production Plan
• TWG – The Warren Group
Brewster Community Preservation Plan FY23-FY27 27
Brewster Community Preservation Plan FY23-FY27 28
CHAPTER 4: OPEN SPACE
Windrift Acres
NEEDS
Brewster has protected nearly 30% of its total land area, much of which contains environmentally important
landscapes and wildlife.
Brewster’s water resources must continue to be protected, especially as climate change
continues to have an impact on coastal communities like Brewster.
It is key for the Town to maintain protections for coastal regions and those areas prone to flooding, as well as
invest further into open space and passive recreation spaces with a limited environmental impact.
GOALS
1 Continue to protect drinking water quality through strategic land conservation of private properties in Zone
II Drinking Water Protection Areas including through fee simple acquisition and conservation restrictions in
partnership with local/regional land trusts, other private organizations, and other public entities.
Maintaining Brewster’s high quality of drinking water continues to be critically important locally as well as
regionally. The 2021 Cape Cod Regional Policy Plan’s goal for water resources is, in part, to maintain a
sustainable supply of high-quality untreated drinking water. Per the Brewster 2020 Draft Open Space and
Recreation Plan, the top goal is still to protect the Town’s drinking water supply with three objectives: 1)
Acquire open space for the purpose of protecting existing and future wellhead sites; 2) Protect existing
public supply wells from land-based sources of contamination; and 3) Coordinate wastewater management
planning efforts with protecting drinking water resources.
The CPA funds will continue to be instrumental for water resource protection, particularly to acquire open
space land and conservation restrictions in Zone II Drinking Water Protection Areas.
Brewster Community Preservation Plan FY23-FY27 29
2 Support the strategic land conservation to protect the water quality of freshwater ponds including through
fee simple acquisition and conservation restrictions in partnership with local/regional land trusts, other
private organizations, and other public entities.
Brewster contains 80 freshwater ponds, encompassing over 10% of the town’s total surface area. A vast
majority of Brewster's ponds suffer some level of impairment including lack of clarity (high chlorophyll,)
nutrient loading (high phosphorus) and low dissolved oxygen, which limits survival in the aquatic habitat.
These ponds are important natural features and habitats and provide recreational opportunities for residents
and visitors.
To support a goal of the 2020 Draft Open Space and Recreation Plan, land conservation to protect
Brewster’s ponds is important to maintain their important ecological functions and values to the community.
CPA funds will be a critical source of funding for these initiatives.
3 Support open space conservation efforts to facilitate coastal management and community resilience
including to support managed retreat to address coastal erosion.
As a coastal community, Brewster is facing substantial impacts from climate change including sea level rise,
flooding, and erosion. The Town is experiencing erosion rates of up to 2 feet/year (and 15 feet with storm
surge) and there is little or no buffer between infrastructure, including parking areas and stormwater
infrastructure, and the beach. As the region expects more severe storms with increasing frequency, these
impacts will become more extreme. The environmental damage and property damage will continue to
present high and increasing costs. The Town has diligently assessed vulnerability and risk and created a
Coastal Adaptation Plan. CPA funds can support open space conservation efforts that enhance Brewster’s
resilience including managed retreat as well as other eligible initiatives, as identified by the Brewster
Department of Natural Resources.8
4 Fund the preservation of natural resources, especially to ensure the health and expansion of salt marshes
such as the removal of invasive species, protecting floodplains and uplands adjacent to salt marshes, and
restoring natural tidal flow.
Brewster contains diverse natural habitats which support plants and wildlife including invertebrates, reptiles,
amphibians, birds, and mammals, several species being listed as rare and/or endangered. Brewster has two
areas designated as Areas of Critical Environmental Concern (ACEC): Pleasant Bay and Inner Cape Cod Bay.
Additionally, BioMap2 identifies over 5,500 acres of Core Habitat and close to 9,000 acres of Critical Natural
Landscape. These important habitats include salt marshes, which are coastal wetlands that form transition
zones between land and sea. Salt marshes act as natural purifiers by filtering pollutants and sediment and by
absorbing excess nutrients from streams, rivers, and surface runoff. Salt marshes are valuable for climate
change mitigation because they sequester atmospheric carbon and convert it to salt marsh vegetation
(referred to as “blue carbon”).9
Invasive species are introduced organisms (plant, animal, invertebrate) that are not native to a specific area
and cause harm to that environment. Typically, a species that arrived after European settlement is thought to
be non-native. Invasive species have substantial negative impacts to their introduced environment. This is
8 Source: Using Managed Retreat to Address Coastal Erosion in Brewster, a presentation by Chris Miller, Director of the Brewster Department of Natural
Resources: http://www.waquoitbayreserve.org/wp-content/uploads/D2_07_Miller-Coastal-Retreat-in-Brewster.pdf
9 Source: Association to Preserve Cape Cod/Salt Marsh Restoration: https://apcc.org/our-work/science/salt-marsh-restoration/
Brewster Community Preservation Plan FY23-FY27 30
because the species did not evolve with the local ecosystem and may not have any natural predators or
contribute to native wildlife in any way.10
When tidal flow to salt marshes is restricted, these once-saline environments change to a brackish or
freshwater condition in which native salt marsh vegetation suffers. Typically, these brackish marshes become
colonized by the invasive common reed (Phragmites australis) which forms dense stands 12 feet or higher.
As invasive species take over, a major shift in wildlife occurs, and formerly diverse communities of salt marsh
inhabitants are replaced by fewer species.11
CPA funds will be an important source for protecting salt marshes including the removal of invasive species
and protecting floodplains and uplands adjacent to salt marshes and restoring natural tidal flow.
ELIGIBLE ACTIVITIES
The CPA defines the term “open space” as including, but not limited to, land deemed necessary to protect existing
and future well fields, aquifers and recharge areas, watershed land, agricultural land, lake and pond frontage,
beaches, and scenic vistas. The CPA statute allows the use of CPA funds for the acquisition, creation, and
preservation of open space. Additionally, the CPA statute allows for the rehabilitation/restoration of open space
that was acquired or created with CPA funds. Per MGL c.44B s.5(f), CPA funds may not be used to acquire real
property, or property interest, for a price exceeding the value of the property (as determined by methods
customarily accepted by the appraisal profession).
In accordance with the CPA statute (MGL c.44B s.12(a) and (b)), an acquisition of real property is required to be
owned by the municipality and to be bound by a permanent restriction. Any open space acquisitions by the Town
using CPA funds will require execution of a permanent restriction that runs to the benefit of a nonprofit
organization, charitable corporation, or foundation and that is in accordance with the requirements of MGL c.184.
In addition, CPA funds may be appropriated to pay a nonprofit organization to hold, monitor, and enforce the
deed restriction on the property (sometimes called a “stewardship fee”).
10 Source: Brewster Conservation Trust/Invasive Species, Native Pollinators, and the BCT: https://brewsterconservationtrust.org/invasive-species-native-
pollinators-and-the-bct/
11 Source: Association to Preserve Cape Cod/Salt Marsh Restoration
Brewster Community Preservation Plan FY23-FY27 31
PERMANENTLY PROTECTED
OPEN SPACE
• MGL c. 61, 61A, and 61B allow an agricultural, forest, or recreational property to be temporarily protected
in exchange for a tax reduction. The town additionally is granted the right to purchase the property if the
classification is removed.
• There are thirteen private parcels listed in the Chapter 61, 61A, or 61B programs, totaling about 165 acres.
• Scenic Resources in Brewster tend to take the form of heritage landscapes, which include cemeteries, parks,
estates, and scenic roads.
• Examples include Dillingham cemetery, Stony Brook Grist Mill, and Crosby Mansion (today a part of
Nickerson State Park). the Punkhorn Parklands, Sheep Pond Woodlands, Mother’s Bog, and Baker’s Pond, to
name a few.
OPEN SPACE NEEDS & RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
• Brewster contains over 2,200 acres of protected land, or
28.9% of its total land area.
• The Brewster Conversation Commission manages 822
acres of conservation land, while the Town of Brewster
additionally manages about 1,000 acres of other
municipally owned conservation lands.
• Nonprofit land trusts and organizations such as the Orenda
Wildlife Land Trust, the Brewster Conservation Trust, and
the Cape Cod Museum of Natural History manage smaller
acreages.
• The Commonwealth’s first state park, Roland C. Nickerson
State Park, spans 1,960 acres and is managed by the
Department of Conservation and Recreation. The state also
owns three parcels: Thad Ellis Road, off Gull’s Way on
Sheep’s Pond, and off Satucket Road.
• The Brewster Water Department owns an additional
approximate eight acres of land.
SUMMARY OF KEY NEEDS
Brewster has protected nearly 30%
of its total land area, much of which
contains environmentally important
landscapes and wildlife. Brewster’s
water resources – including vernal
pools, freshwater ponds, and coastal
areas – must continue to be
protected, especially as climate
change continues to have an impact
on coastal communities like
Brewster.
It is key for the Town to maintain
protections for coastal regions and
those areas prone to flooding, as
well as invest further into open
space and passive recreation spaces
with a limited environmental impact.
SCENIC RESOURCES
CHAPTER 61 - TEMPORARY PROTECTION
Brewster Community Preservation Plan FY23-FY27 32
WATER RESOURCES
• Brewster Open Space and
Recreation Plan, 2014 (OSRP
2014)
• Brewster Open Space and
Recreation Plan Draft, 2020
(OSRP 2020)
• Brewster’s 2018 Vision Plan
• Brewster BioMap2, 2012
(BioMap2)
• Brewster Ponds Coalition:
https://www.brewsterponds.org/b
eneath-the-surface.html
SOURCES
• Brewster is located within the Cape Cod Watershed, the
Pleasant Bay Watershed, and contains six additional
embayment watersheds located within the town,
including Cape Cod Bay, Herring River, Namskaket Creek,
Pleasant Bay, Quivett Creek, Stony Brook, and a portion
of the Bass River Watershed.
• Importantly, Brewster contains 80 freshwater ponds,
encompassing over 10% of the town’s total surface area.
• A vast majority of Brewster's ponds suffer some level of
impairment including lack of clarity (high chlorophyll,)
nutrient loading (high phosphorus) and low dissolved
oxygen, which limits survival in the aquatic habitat.
(Brewster Ponds Coalition)
• Furthermore, 20% of Brewster’s total land area is
comprised of wetlands, which include saltwater wetlands
(salt marshes and tidal flats) as well as freshwater
wetlands (swamps, bogs, and vernal pools).
• Brewster’s drinking water comes from the Cape Cod
Aquifer through public wells and originates in the
Monomoy Lens. The aquifer itself is at risk of
contamination due to the absence of hydrogeologic
barriers which can prevent contaminants from entering
the water.
• Brewster has enacted wellhead protections, as well as a
Groundwater Protection District designation. However,
note that Zone I and II only protect the aquifer within the
areas that recharge wells.
AREAS OF CRITICAL
ENVIRONMENTAL
CONCERN (ACECS)
• Areas of Critical Environmental
Concern (ACEC) are spaces that
receive recognition for the quality
and significance of their natural
and cultural resources. ACEC
designation can allow for the
creation of a framework of
management and preservation of
critical resources and ecosystems
by local and regional entities.
• ACECs in Brewster include
Pleasant Bay ACEC and the Inner
Cape Cod Bay ACEC.
• The Pleasant Bay ACEC, about 1%
of which is located within
Brewster, contains salt marshes,
tidal flats, ponds, bays, and barrier
beaches, all of which provide
flood control and storm damage
prevention and mitigation.
• The Inner Cape Cod Bay ACEC
stretches across Eastham, Orleans,
and Brewster, with only 15% of
the area being within Brewster
(East Brewster). It contains wildlife
habitats, shellfish beds, and tidal
rivers.
FISHERIES & WILDLIFE
• Brewster contains diverse natural habitats which support
plants and wildlife including invertebrates, reptiles,
amphibians, birds, and mammals, several species being
listed as rare and/or endangered.
• The Brewster BioMap2 outlines two primary habitat
types in Brewster: the wetlands core and the aquatic
core. Both areas contain numerous Species of
Conservation Concern, meaning that both the natural life
and area itself are monitored. Other habitat types include
vernal pool core.
• Additionally, parts of Brewster’s coastal areas are
designated as Priority and Exemplary Natural
Communities, indicating areas which have limited
distribution of natural plant and animal communities.
(BioMap2)
• The town also contains approximately 38 vernal pools,
which are seasonal bodies of water integral to the life
cycle of a variety of species, including amphibians,
crustaceans, and turtles.
Brewster Community Preservation Plan FY23-FY27 33
Brewster Community Preservation Plan FY23-FY27 34
Brewster Community Preservation Plan FY23-FY27 35
Brewster Community Preservation Plan FY23-FY27 36
CHAPTER 5: HISTORIC PRESERVATION
NEEDS
Brewster has a diverse set of historical resources, from mansions and town buildings to cemeteries and churches.
These resources are well inventoried, and some are protected in as part of the Old King’s Highway Local Historic
District. Others have limited protection and incentives for rehabilitation through listing on the National Register of
Historic Places.
Key public resources need preservation as well as opportunities to protect historic resources
at the Cape Cod Sea Camp’s Bay Parcel and other publicly accessible properties.
Furthermore, the town contains some Native American archaeological sites which require further investigation
and research.
GOALS
1. Preserve, rehabilitate, and restore historic resources that provide a high level of community access and
benefit, such as the historic structures owned by the Brewster Historical Society and historic buildings
on town owned parcels like Cape Cod Sea Camps and Spruce Hill.
CPA funds are an important source of funding for historic preservation initiatives, for both public and
private resources, however given limited funding, the CPC prioritizes the allocation of CPA funds to
projects that will provide a high level of public access and benefit. Examples include historic public
Crosby Barn
Brewster Community Preservation Plan FY23-FY27 37
building as well as other historic properties that are open to the public or provide other tangible and direct
public benefits.
CPA funds can provide support for the preservation (protecting resources from harm), rehabilitation
(making resources functional for their intended use, including improvements to comply with the
Americans with Disabilities Act (ADA) and other building or access codes), and restoration (depicting the
form, features, and character of a property as it appeared at a particular period).
2. Support the preservation of Native American sites and artifacts through archaeological investigation.
The area was initially settled by the Sauguatuckett, Nauset, and Nobscussett tribes, who lived around the
north shore of the town and developed fields at Stony Brook. Native American archaeological sites have
been identified along water bodies in Brewster, as well as evidence of a pre-colonial well. However,
further investigation and archaeological work is necessary to determine if more resources exist.
3. Continue preservation efforts to protect historic town records.
Brewster’s historic town records and other historic documents are under the care of multiple entities. The
Town Clerk is responsible for historic town records that are stored at Town Hall; the Brewster Historical
Society stores records at the Cobb House Museum, and the Brewster Ladies Library has a collection of
oral histories. The Cape Cod Museum of Natural History also has a collection of local archaeological
artifacts.
Preservation of historic town records is a common preservation project in many CPA communities. Town
records are not included on the State Register of Historic Places and, therefore, need to be determined by
the Brewster historic preservation commission to be significant in the history, archeology, architecture, or
culture of a city or town.
ELIGIBLE ACTIVITIES
The CPA Act, as amended July 2012, defines a historic resource as “a building, structure, vessel, real property,
document, or artifact that is listed on the State Register of Historic Places or has been determined by the local
historic preservation commission to be significant in the history, archeology, architecture, or culture of a city or
town.” CPA funds can be used for the “acquisition, preservation, rehabilitation, and restoration of historic
resources.”
In addition, CPA funds may be appropriated to pay a nonprofit organization to hold, monitor, and/or enforce a
deed restriction as described in Section 12 of the CPA Act (amended Summer 2012). Furthermore, within the
definition of “rehabilitation,” CPA is allowed to fund improvements to make historic resources functional for their
intended use, including improvements to comply with the Americans with Disabilities Act (ADA) and other
building or access codes.
All rehabilitation work, with respect to historic resources, is required to comply with the Standards for
Rehabilitation stated in the US Secretary of the Interior’s Standards for the Treatment of Historic Properties
(codified in 36 C.F.R. Part 68).
Brewster Community Preservation Plan FY23-FY27 38
NATIVE AMERICAN RESOURCES
PRIORITY LANDSCAPES
LOCAL HISTORIC
DISTRICTS
NATIONAL REGISTER RESOURCES
• National Register districts are established by the Secretary
of the Interior, and provide recognition of the importance
of a place, while allowing limited protection from federal or
state funded projects.
• There are two National Register districts in Brewster: The
Old King’s Highway and the Stony Brook/Factory Village
districts (MACRIS)
• Within these two districts, there are 266 properties listed
as National Resources (MACRIS)
• Additionally, five resources are individually listed on the
National Register: three are related to the Nickerson
Mansion; others include Dillingham House and the Old
Higgins Farm Windmill (MACRIS)
• Local historic districts (LHD) are
created through local bylaws
and are regulatory. An LHD
regulates changes made to
exterior architectural features of
structures located along the
district (Landscape Inv)
• Brewster contains one Local
Historic District, the Old King’s
Highway Historic District, which
was adopted in 1973 (Landscape
Inv)
• The Old King’s Highway Historic
District contains eighteen
resources, ranging from
agricultural sites and burial
grounds to civic centers and
open space areas (Landscape
Inv)
A SUMMARY OF KEY NEEDS
Brewster has a diverse set of
historical resources, from mansions
and town buildings to cemeteries
and churches. These resources are
well inventoried, and some are
protected in as part of the Old
King’s Highway Local Historic
District. Others have limited
protection and incentives for
rehabilitation through listing on the
National Register of Historic Places.
Key public resources are in need of
preservation as well as opportunities
to protect historic resources at the
Cape Cod Sea Camp’s Bay Parcel
and other publicly-accessible
properties.
Furthermore, the town contains
some Native American
archaeological sites which require
further investigation and research.
• The Massachusetts Heritage Landscape Inventory
identified nine priority heritage landscapes, including, but
not limited to: Cape Cod Sea Camps, Old King’s Highway,
and Stonybrook Valley.
• A priority heritage landscape is a place that is defined by
human interaction and is integral to the community both
past and present. Each of these landscapes tell a story of
Brewster’s past: the Cape Cod Sea Camps, established in
the early 20th century, is both a natural and historical
resource for the generations of children who attended
summer camp here.
HISTORIC PRESERVATION NEEDS &
RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
• The area was initially settled by the Sauguatuckett, Nauset,
and Nobscussett tribes, who lived around the north shore
of the town and developed fields at Stony Brook.
• During the Contact Period (1500-1620), Native Americans
sold agricultural products to settlers.
• Native American archaeological sites have been identified
along water bodies in Brewster, as well as evidence of a
pre-colonial well. However, further investigation and
archaeological work is necessary to determine if more
resources exist.
Brewster Community Preservation Plan FY23-FY27 39
17TH CENTURY
19TH CENTURY
18TH CENTURY
• By the 18th century, Brewster’s economy began to expand
from primarily agriculture to include mills and whaling.
Later in the century, the salt manufacturing trade began to
develop.
• Many town institutions such as the first churches and
meetinghouse were developed during this period.
• 18th century resources on MACRIS include the Old Higgins
Farm Windmill (1750) and Captain Elijah Cobb House
(1799). The latter property remains standing and is
currently home to the Brewster Historical Society Museum.
ARTIFACTS AND DOCUMENTS
• Some of Brewster’s historical documents and records are preserved by the Brewster Historical Society,
which stores these resources at the Cobb House Museum. These include the Donald Doane collection of
over400 turn-of-the-century photographic glass plate negatives.
• The Town Clerk is responsible for historic town records stored at Town Hall, including handwritten
material from the town clerk and tax assessors dating back to 1803.
• Additionally, the Historical Commission maintains an inventory of important historical resources, which
are listed on the town website.
• The Brewster Ladies Library houses a collection of oral histories from long time Brewster residents as
part of its historic resources.
• The Cape Cod Museum of Natural History has a collection of local artifacts, including Native American.
• Native American Sauguatucketts
occupied the land around the north
shore with planting fields
concentrated at Stony Brook.
• The first European settlement was
established in1650 in
Sauguatuckett territory. Early
settlers called themselves the
“Setucket Proprietors” and met to
lay out roads and settle property
disputes.
• By the end of the 17th century, the
area’s major roadways had been
established, connecting the
settlement to nearby towns.
• The first Gristmill was built at Stony
Brook in 1662.
• MACRIS lists three resources from
this time, which include the
Dillingham House (c. 1659) and
Eldridge House (c. 1690).
• In 1694, a township named
Harwich was established. The
North Parish of Harwich included
the Stony Brook Valley and
shoreline along Cape Cod Bay.
• One such resource, the Linger
Longer By The Sea Cottage, is still
standing and operates as a vacation
rental.
• The North Parish of Harwich was officially incorporated as
the Town of Brewster in 1803. Many of the town’s
residents made their living from the sea as shipmasters or
crew members. The town’s saltworks provided significant
economic value until the decline of the local salt industry in
the mid- 1800s.
• MACRIS lists 203 resources from this time, including two
grist mills, four churches, and over 150 houses.
• Structures from the first half of the century had diverse
uses, such as Harwich First Parish Church Archway and
Water Pump, while the latter half of the century saw the
construction of homes as well as the Old Town Hall and
the Ladies’ Library.
Brewster Community Preservation Plan FY23-FY27 40
SOURCES
20TH CENTURY
• Massachusetts Cultural Resource Information System, mhc-macris.net (MACRIS)
• MHC Reconnaissance Survey Town Report: Brewster, 1984 (Reconnaissance Survey)
• Heritage Landscape Inventory Report : Brewster, MA, 2007 (Landscape Inv)
• Brewster Historical Society (BHS)
• Brewster Historical Commission (BHC)
• Massachusetts Historical Commission There’s A Difference Report,
https://www.sec.state.ma.us/mhc/mhcpdf/difference.pdf (TAD Report)
• Cape Cod Museum of Natural History - contact Kate Roderick kroderick@ccmnh.org
• Brewster Archaeological Resources Map
• The early 20th century saw a sharp decline in Brewster’s population. By World War I, the town saw an
increase in the construction of summer homes and private estates. This trend continued through the
rest of the century, with an increase in seasonal homes coinciding with a decrease in year-round
population.
• MACRIS lists 231 resources from this century, notably Nickerson Mansion and Park (1908). The earliest
structures include churches and cottages dating to 1900, which are still standing.
• Much of Brewster’s historical resources from this century were constructed between 1930 and 1970,
some of which – like the Crosby House and Nickerson Mansion – have already been preserved and
turned into a museum and state park, respectively.
Brewster Community Preservation Plan FY23-FY27 41
Brewster Community Preservation Plan FY23-FY27 42
CHAPTER 6: OUTDOOR RECREATION
Stony Brook Field
NEEDS
Many of Brewster’s 30,000 seasonal visitors are drawn to the recreation activities in the area, including fishing,
boating, swimming, biking and golfing. The town serves residents with a wide variety of sports fields and venues
as well as classes, activities, and local recreational clubs and camps. Since most of the land in Brewster is privately
owned, preservation of private recreational parcels is important, such as privately owned campgrounds, riding
paths, golf courses, and youth camps.
The Brewster Vision Plan highlights the need for more walking trails and bike paths and
residents consider the development of new seasonal and year-round active recreation
activities for all ages to be very important, with an emphasis on accessible recreation options.
GOALS
1. Rehabilitate existing playgrounds, parks, and other outdoor public recreation facilities to improve quality
and accessibility.
As amended in 2012, the CPA statute allows CPA funds to be used for rehabilitation of existing outdoor
recreational resources including playgrounds, parks, golf courses, and other facilities. For recreation
projects, rehabilitation also includes replacement of playground equipment and other capital
improvements to make the land more functional for the intended recreation use. This includes
improvements to comply with the Americans with Disabilities Act and other codes.
One of the key goals stated in the Town’s 2020 Draft Open Space and Recreation Plan (OSRP) is to
provide a variety of recreation and open space opportunities to promote healthy and active lifestyle for
Brewster residents, ensuring equitable access for all users and abilities. CPA funding can help promote this
important goal for existing outdoor recreation facilities.
Brewster Community Preservation Plan FY23-FY27 43
2. Create all-ages outdoor recreation facilities including those geared toward older adults, such as
pickleball courts, and accessible facilities for individuals with special needs.
As stated above, a key goal of the Town’s 2020 Draft OSRP is to promote healthy and active lifestyles
and equitable access for all users and abilities. As the local and regional population ages, it is important to
provide outdoor recreation facilities for all ages. CPA funds can create new outdoor recreation facilities as
well as rehabilitate existing facilities to promote accessibility and options geared toward older adults.
3. Expand and improve bike trails and bike trail connections, including the key recreation destinations.
The 22-mile Cape Cod Rail Trail (CCRT) passes through Brewster for approximately six miles on its way
from Dennis to Wellfleet. It is the only designated bike path in the town and is heavily used. Biking is
popular and could provide additional recreational benefits with connections to key destinations. The CPC
would consider recommending CPA funds to creating additional bike paths to promote outdoor
recreation.
4. Rehabilitate hiking trails and create improved trail connections, such as the boardwalk to Wing Island.12
Many of the Town’s Conservation Areas as well as other open space properties have hiking/nature trails,
which provide passive recreation opportunities for residents and visitors. CPA funds can be an important
source of funding, paired with other state funds such as the MassTrails Grant Program, to create and
improve trail connections. Some specific project possibilities could include the boardwalk to Wing Island
from Drummer Boy Park, which has been raised at the last two public hearings.
5. Fund preservation of key private recreation sites to ensure public access and enjoyment.
There are several private non-profit camps and sporting clubs in Brewster that provide important
recreational facilities for kids and adults. Funding for outdoor recreation facilities that are privately-owned
could be eligible for funding with the provision of a clear a direct public benefit, such as public access.
12 Note that the MassTrails Grant Program awarded the Town of Brewster $50,000 in 2021 to fund design, public outreach, and permitting for the Wing
Island boardwalk project. The boardwalk would provide accessibility to the 27-acre Wing’s Island, interconnect existing public trail segments, and provide a
fully ADA compliant pathway to complement recent work at neighboring Drummer Boy Park. The project will receive $46,013.64 in matching funds from
the Town of Brewster.
Brewster Community Preservation Plan FY23-FY27 44
ELIGIBLE ACTIVITIES
The CPA defines recreational use as including, but not limited to, the use of land for community gardens, and
noncommercial youth and adult sports, and the use of land as a park, playground, or athletic field. The definition
goes on to prohibit “. . . horse or dog racing or the use of land for a stadium, gymnasium, or similar structure.”
Per the July 2012 amendments, the CPA statute allows use of CPA funds for the acquisition, creation,
preservation, rehabilitation, and restoration of land for recreational use. Note that the 2012 amendments allow
“rehabilitation” where previously it only allowed for recreational land created through the CPA. This amendment
would allow existing parks and playgrounds to be rehabilitated with upgraded and new facilities and amenities.
Maintenance costs are not eligible for CPA funds. In addition, acquisition of artificial turf for athletic fields is
expressly prohibited in Section 5(b)(2).
Brewster Community Preservation Plan FY23-FY27 45
RECREATION NEEDS & RESOURCES
A PROFILE FOR THE BREWSTER COMMUNITY PRESERVATION PLAN
PONDS & BEACHES
• Brewster contains about 80 ponds, making up over
10 percent of the town’s surface area. The ponds
are used for recreational fishing (14 ponds are
regularly stocked with fish), boating, sunbathing,
swimming, ice fishing and ice skating. MA fishing
licenses are required on all ponds. Most ponds lack
official public landings, but five ponds have formal
public beaches and landings:
o Long Pond – Boat ramp and beach (with
lifeguard from July 4 – Labor Day)
o Slough Pond – Car-top boat launch and
beach
o Upper Mill Pond – Accessible viewing
platform and boat ramp
o Sheep Pond – Accessible viewing platform,
boat ramp and beach
o Schoolhouse Pond – Accessible fishing dock
and car-top boat launch, winter ice skating
o Walkers Pond – Town public boat ramp
• Brewster has ten saltwater beaches along Cape
Cod Bay, each of which is accessible from a street
connecting to Route 6A. The beaches are popular
for swimming, sunbathing, beach strolling, fishing,
and boating access. The beaches from west to east
are:
o Wings Island Beach
o Paine’s Creek Beach
o Mant’s Landing Beach
o Saint’s Landing Beach
o Breakwater Landing
o Breakwater Beach
o Point of Rocks Landing Beach
o Ellis Landing Beach
o Spruce Hill Beach
o Linnell Landing Beach
o Crosby Landing Beach
SUMMARY OF KEY NEEDS
• Many of Brewster’s 30,000 seasonal
visitors are drawn to the recreation
activities in the area, including fishing,
boating, and swimming. The town also
serves residents with a wide variety of
sports fields and venues as well as
classes, activities, and local sporting and
recreational clubs and camps.
• Since most of the land in Brewster is
privately owned, preservation of private
parcels with recreational space is very
important, such as Brewster’s privately
owned campgrounds, riding paths, golf
courses, and youth camps.
• The Brewster Vision Plan highlights the
need for more walking trails, bike paths,
sidewalks, and a dog park. In a recent
survey, only half of respondents said
they lived within ¼ mile of a recreation
or open space resource.
• In the same survey, 40 percent of
respondents considered the
development of new seasonal and year-
round active recreation activities for all
ages to be very important, with an
emphasis on accessible recreation
options.
• Note that this profile provides a sample
of recreation activities and spaces in
Brewster. Conservation areas provide
space for residents to enjoy the
outdoors, meaning that there is
considerable overlap between open
space and recreation resources.
NATURE TRAILS, PONDS, AND OPEN SPACE
• The 22-mile Cape Cod Rail Trail (CCRT) passes through Brewster for approximately six miles on its way
from Dennis to Wellfleet. It is the only designated bike path in the town, and is heavily used by cyclists,
roller skaters, roller bladers, skate boarders, cross country skiiers, walkers, and occasionally equestrians.
• The Cape Cod Museum of Natural History additionally contains a trail access point to Wing’s Island,
where visitors can enter near the museum, cross a salt marsh, access Wing’s Island, and end at a barrier
beach.
Brewster Community Preservation Plan FY23-FY27 46
RECREATION
DEPARTMENT
• Nickerson State Park, owned and managed by the Massachusetts Department of Conservation and
Recreation, is in the eastern sector of Brewster and covers over 1,960 acres. Popular recreational
activities in the park include camping, hiking, cycling, freshwater and saltwater swimming, fishing, and
boating. Camping is particularly popular in the park, with over 400 camp sites available. The Park also
contains the Stephen L. French Youth Forestry Camp, which hosts the Homeward Bound Wilderness
Program for court-acquainted adolescents.
• Drummer Boy Park is a 17-acre park with lawns used for active recreation as well as a recently
updated children’s playground. The Park also contains historical properties. The town is undertaking a
master planning process for the park, including access to Wing Island.
• Public baseball, soccer, and softball fields are available at Eddy and Stony Brook Elementary Schools,
behind the Senior Center, in front of the Town Hall, and off Freeman’s way.
• The 22-mile Cape Cod Rail Trail (CCRT) passes through Brewster for approximately six miles on its
way from Dennis to Wellfleet. It is the only designated bike path in the town, and is heavily used by
cyclists, roller skaters, roller bladers, skate boarders, cross country skiiers, walkers, and occasionally
equestrians.
• The Brewster Recreation Department employs 2
full-time staff members and 30-40 seasonal
employees and offers a variety of recreation
programs and activities for all ages.
• Activities offered include senior fitness, tennis,
basketball, softball, lacrosse, track & field, ultimate
frisbee, family fishing, tee ball, pickleball, basketball,
summer rec programs, yoga classes on the beach,
archery, kayak rentals, sailing, mad science classes,
dance instruction, flag football, and field hockey.
• The Department also facilitates community events
including the ice rink, Brewster in Bloom 5k run,
summer kick-off party, movie night by the Bay,
parents’ night out, hotshot basketball shootout, and
senior games.
• The Department owns two facilities in the town, the
Community Tennis Courts at Underpass Road and
26 acres of athletic fields at Recreation Drive and
operates the Finch Skate Park Orleans in
partnership with the towns of Orleans and Eastham.
• In addition to its own facilities, Recreation
Department events and activities are held at
numerous other beach and pond properties, public
fields, and at several schools including Stony Brook
Elementary School, Nauset Regional High School
and Middle School, and Eddy Elementary School.
RECREATION ON CONSERVATION
LAND
The Senior Center serves as a
recreational resource for seniors,
with social events and activities
including computer classes,
gardening sessions, and a recently
installed Bocce court.
SENIOR CENTER
• Town of Brewster Open Space and Recreation Plan (August 2021 Draft Version)
• Brewster Recreation Department (https://www.brewsterrecreation.com)
• Massachusetts Paddler (https://www.massachusettspaddler.com)
SOURCES
There are several private non-profit
camps and sporting clubs in
Brewster that provide important
recreational facilities for kids and
adults including:
• Camp Mitton - Crossroads
• Camp Favorite - Girl Scouts
• Cape Cod Museum of Natural
History
• Brewster Sportsman's Club
• Dream Day Cape Cod
• Brewster Community Garden –
operated by the Brewster
Conservation Trust
• Sweetwater Forest Campground
• Shady Knoll Campground
• Emerald Hollow Farm
• Cape Cod Sea Camps – Closed in
November 2020. Town completed
purchase of both Bay and Pond
parcels in 2021.
PRIVATE
ORGANIZATIONS
Brewster Community Preservation Plan FY23-FY27 47
Brewster Community Preservation Plan FY23-FY27 48
APPENDICES
1. Focus Group Summaries
2. Community Forum Summary
Brewster Community Preservation Plan FY23-FY27 49
FOCUS GROUP SUMMARIES
Prepared by JM Goldson LLC 10/21/2021
SUMMARY
From September 29 through October 20, 2021, JM Goldson conducted five focus groups with Brewster
stakeholders on the following topics, corresponding to the four categories of the Community Preservation
Act, as well as a fifth general focus group on the CPA overall:
1. Open Space
2. Recreation
3. Historic Preservation
4. Community Housing
5. General
Each focus group invited seven people, each one with a particular involvement or investment in the issue
at hand. One member of our team facilitated each meeting, with a second member adding notes to a
board viewable by all participants. Each focus group had at least one map to reference as well.
Participants began the discussions by going over some of their ideas in response to these questions. The
notes from each focus group are displayed in the subsequent pages with a transcription of each “sticky
note” below.
KEY FINDINGS
• There is an urgent need for protecting oceanfront land and property as Brewster faces climate
change related sea level rise.
• Almost all groups recognized that the percentage of funds allocated historically for recreation
were too low compared to the need for funding for recreation projects.
• There is a widespread recognition that Brewster is in dire need of expanding affordable housing
types, especially for seniors and people with disabled people.
• Participants additionally recognized the past successes the CPA has afforded historic preservation
in the town.
• The need for a community center was emphasized by all as a necessary and valuable asset to the
town.
• All groups agreed that the Sea Camps property posed an exciting opportunity spanning all CPA
categories, and could fulfill housing, recreation, historic preservation, and community development
needs.
RECREATION
The Recreation focus group took place at 11:00 am on Thursday, October 7. Participants in the focus
group provided a thorough overview of past recreation projects which have utilized CPA funds and
offered some potential future projects. Participants emphasized the quality of current resources such as
the Captains Golf Course, the Cape Cod Rail Trail (which passes through Brewster), and the town's parks
and playgrounds. Concerns were raised about funding more youth programming in the town, as well as
necessary improvements to the Stony Brook trail. Participants also expressed a strong desire and need for
an all-ages community center that is accessible by car and bicycle. Finally, the topic of multimodal
Brewster Community Preservation Plan FY23-FY27 50
transportation was raised, and questions about whether the CPA could assist in improving the
interconnectedness of Brewster's facilities were debated.
Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome
Rec Dept: Freeman's way complex: baseball field, little
league fields, lax field, tennis courts at stony brook
the Eddy School - Stony Brook path is not safe, would
like to see improvements.
Sea Camps will take time but it is an exciting time to be
in Brewster
right now is a good time to increase recreation's
allocation: sea camps will take a while and rec dept will
be needing help for its projects
want/need to upgrade this facility - opportunity to
continue junior/kids programs landscaping outfield areas - already talking to DPW
share maintenance w/ DPW but they do not have
those fields. Do not control Drummer Boy Park - select
board
Stairs going up to the restrooms need improvement.
Playground needs help but that might be a later project
Sea Camps can be a huge opportunity for recreation in
the town
People who come to the games and park at the school
have to walk through that path and it is not safe
Bring in college interns who are unpaid to work with
White Caps: good resource for rec dept too 7% is
youth clinics with 350+ kids attend - big attraction and
important for the area
ensuring that bikers and walkers can get around town
safely is important
Stony Brook Park saw improvements: ADA compliant
updates: CPC funds used for these
narrowness of roads is a challenge for bikers in
Brewster
golf course is a big asset to the town indoor pool
in the past, rec dept has used CPC for creating fields
and facilities and then maintaining them
make going to the course a whole experience: golfing,
restaurant, making an atmosphere from the space
reconstruction of infields; buying sailboats and swim
docks (more down the pipeline); ADA project on
Freeman's Way: paved pathways in between little
league fields; handicapped parking. Hoping to do this
at all of the town hall fields, Babe Ruth Fields.
Happening in multiple phases.
trying to share gyms in the wintertime is difficult -
fighting over gym space. Could be really advantageous
to everybody.
White Caps: collegiate baseball league team, part of
CCBL
equipment to enhance junior programs, maintain kids
attention: contests, challenges. Keep kids practicing
and entertained
Brewster Community Preservation Plan FY23-FY27 51
Sea Camps is a good opportunity for recreation
Pickleball Courts - need more in Brewster. Need to
facilitate this: courts at Sea Camps? Other
opportunities?
Sea camps acquisition will be a huge opportunity for
the town
Getting to the Eddy School means taking a dangerous,
unlit path that needs improvement
New souvenir shed, replacing scoreboard
Improving interconnectedness of green spaces for
multimodal transport - some routes are accessible,
some are not
Sailing and swim program may be expanding, moving
to Long Pond parcel: needing more equipment, boats,
etc.
Rec Dept would like to prioritize a community center:
one missing piece in recreation. More gym/indoor
space. Currently using Eddy school for
classroom/storage
working with DCR on water fountains along rail
currently
beautification: expanding of the course, more flower
beds/plantings, make it overall a more beautiful place
to golf
Deferred a lot of capital projects based off of financial
viability - a lot of projects coming down the pipeline
Getting kids involved in golf is hard, maybe b/c of
perception; baseball or lax is more popular
multiple venues for recreation: golf course, drummer
boy park, tennis courts - a lot of recreation in town
hopefully Sea Camps will provide more such
opportunity
paving this path, lighting Stony Brook is off of the CC
Rail Trail
Getting to Drummer Boy Park from center of town:
how does one get there safely without a car?
Eddy School to Stony Brook: improved path between
the two. Currently, a gravelly steep path that is not
accessible or lit
going downtown from rail trail can be difficult -
wayfinding signs can help with this
Second building was gifted to the town. Building is
now in disrepair - needs a lot of work, landscaping
A lot of these projects are maintaining the properties
that they have; funding needs are not consistent.
indoor building to teach lessons - also provides space
for video lessons being able to use the rail trail is a great way to reduce
car dependency in town wayfinding signs along Rail Trail. Trail is owned and
managed by DCR but towns can contribute to them. covered bike storage/racks: allow for long-term bike
storage relating to buildings, maintenance equipment, etc. As
for CPC funding: trying to grow golf in the town,
driving range w/ 45 spaces Drummer Boy Park master plan: likely reaching out to
CPC - new playground going on wetlands, aging
equipment how can money be spent to improve
interconnectedness of town facilities over all?
mapping out how different recreation centers connect
to each other: how does one bike from one location to
another?
Brewster Community Preservation Plan FY23-FY27 52
HOUSING
The Community Housing focus group took place at 3:00 pm on Wednesday, September 29. The
participants of this focus group focused on the urgent need to expand housing in Brewster while
discussing the issues that affordable housing faces in the town. Participants expressed some of the
struggles they have faced in advocating for affordable housing, sharing that there is a perception that
housing takes up a lot of resources from other CPA categories, and that NIMBY-ism is a persistent issue in
housing development. At the same time, however, participants noted that the different housing agencies
and authorities working in Brewster have very strong lines of communication with each other, fueling a
sense of ownership over housing issues. They also noted that the Community Preservation Committee
has been supportive of the work being done to expand housing and sees itself as part of the solution. The
focus group ended on a hopeful note, committing to a conversation on regional housing opportunities
spanning neighboring towns, and seemed excited about the prospect of greater collaboration with
Brewster's neighbors.
Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome
COVID has helped frame housing as a public health
issue
from perspective of CDP - regional benefit, questions
of community
regional housing supply strategy instead of town-by-
town
towns should be talking to each other about the
projects they're doing
one day: a regional CPA and each town allocates
some portion of their funds to this
more unrestricted funding to support households at
different income levels
having clear strategies for the region and then using
resources accordingly
focus on what needs to happens vs what can reliably
pass
maybe having a regional model or context could
make the process of housing production easier/ more
straightforward
having some kind of regional communication would
be beneficial
Sea Camps is a huge opportunity
need to have some criteria (for regional
collaboration/communication)
Brewster Community Preservation Plan FY23-FY27 53
if 50% open space isn't working for Brewster, that
should change
anecdotes of people leaving Brewster for
neighboring town's b/c they could no longer afford
Brewster
CPC definitely feels like they are part of the housing
solution in Brewster - very aware of how the money
is being used
don't want to send residents to a bunch of other
places for help when there could be an easier place
for all social services
housing trust formed in 2018, requests funds by
project
being too prescriptive in our formula will restrict
ability to fund projects as they come up
more opportunity for land for housing if there's one
community center for a few towns
potential for people to perceive that housing is taking
up a lot of town resources
community center - Eastham, Orleans are looking
into this. Brewster has a huge property that would be
perfect for a community center cost feels prohibitive
Brewster is really good at working with its
stakeholders, having open communication - easy to
trust town's decisions
historically, not a lot of CPC funds spent for housing.
only in the last few years has spending increased
more people recognize the need, esp given tight
housing market
open space proponents have political clout within the
town
huge opportunity for regional conversation/funding
People finding it difficult to find homes; some are
finding it difficult to downsize homes
Brewster AHT and coordinator have an open line of
communication with CPC NIMBY-ism
go towards state formula for allocation - flexibility,
most likely to pass future holds historic and
recreational needs as well
want to stay away from open space vs housing
dichotomy
communication within town is key
Brewster Stonybrook (?) had a lot of residents from
Lower Cape/Yarmouth area
Going to state's 10% requirement allows for more
flexibility need for housing is a Cape-wide issue
Brewster already doing a good job allocating rental
tax revenue
important to recognize placement of housing - water
treatment? transportation?
opportunities with Sea Camps property
having two funding rounds is
financially/administratively difficult
Brewster highly values open space - no one is going
to decide that open space won't be an important
issue for the town
concern about housing overload - how much change
is the town going to undergo? - questions that there
is enough/too much affordable housing
Brewster's CPC has been very supportive of housing
program
requests for funding from private/non-town entities -
town may not be anticipating these kinds of requests
great understanding of need for housing - desire to
implement on the part of the town
Trust needs money for its upcoming projects and
staff, specifically CPC funds
town wanting to take action creates momentum -
coalition building
difficulty in working regionally is communicating
clearly with other towns
AARPA funding opportunity - chatham stony as
example of criteria growing town support for more housing how much a community buys into a project is how
much they get out of it supportive of one funding round per year, with an
emergency component ensure that CPC fund split is done right the first time correct placement of where housing goes so it
matches the character of the town Brewster's success in housing so far has been
because it was a localized process housing partnership reviews permits, assists CPC
CPC used to have their own housing committee; now
housing partnership reviews applications
Brewster Community Preservation Plan FY23-FY27 54
all of the different housing/cpc related organizations
keep each other informed - mutual ownership Town and CPC share costs for certain things such as
housing coordinator position Cape Cod Commission for planning across the Cape build strong, local programs and find regional support
would be a good path forward appreciates CDP for helping Lower Cape
communities look at regional context
HISTORIC PRESERVATION
The Historic Preservation focus group took place at 10:00 am on Thursday, September 30. Participants
discussed the large number of historic resources which have received CPA funding in the past for
preservation needs. Participants additionally discussed the opportunity for preservation provided by the
Sea Camps purchase, and highlights that the town is very supportive of having something positive
developed on that site. The main concerns expressed by the participants centered around funding, and
the overall financial challenges presented by historic preservation. Overall, though, the group agreed that
the town and CPC have been supportive of historic preservation projects, and note that Brewster as a
community sees historic preservation as vital to the character of the town.
Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome
culture of preservation and acquisition - a lot of
positive attitudes toward historic preservation
Sea Camps is a site of long history of sea camps on
Cape Cod
Recent purchase of Sea Camps property -
opportunity for CPC funds to be called on
anticipating challenges in terms of funding/ process
at all
Brewster Community Preservation Plan FY23-FY27 55
Biggest strength is Brewster's community- from
individuals, businesses, other granting agencies
space constraints, parking: Cobb House has 25
parking spots, about 20 people limit inside building
Sea Camps is predominantly going to be recreational
but there is an historical building on the property as
well
nonprofits have fewer resources to go after brick and
mortar preservation
Brewster's history defines the character of the town -
it's vital to the town
Would like to see CPC leverage support for brick and
mortar preservation through a history day/
fundraising events
maybe a community center, preserving beach access
- important that all town members can access this
property
keeping community's attention/momentum for
preservation
Lot of town support to see something positive
developed there - really hope funding is a challenge
thinking about when private ownership will step
forward to ask for help from CPC
as buildings develop historic significance and age,
need to recognize need for preservation
Existing historic sites and buildings are another
strength
only two state-level resources - bigger challenge
since 1990s has been funding for preservation of
structures
Elijah Cobb House purchased and restored large part
b/c of CPC funds
However, timeline for receiving that grant is very
slow and project costs continue to increase
original mansion on Sea Camps property - hopes that
it would be preserved
Sea Camps had 5 maintenance people full time -
$200k for just this may not be sufficient
town has been very supportive in funding Rep
theatre was acquired by eminent domain
Sea Camps perhaps as competitor or priority for
funding
Brewster Historical Society's acquisition of a private
property, widespread support
Structures on Sea Camps property need to be
examined and potentially preserved
Ladies' Library rich in history, building has been well
preserved Had a building committee, not any more
Brewster Historic Weekend to highlight resources
and history
Need a committee to oversee all Brewster historical
buildings, assess where funding is needed
Cape Cod Rep Theatre might be eligible for National
Register designation need more coordination between groups
through support of Brewster's community, have been
able to expand and renovate property bring together all the diverse organizations and
commissions in town CPC has indicated that this project would be eligible
for funding
have received a $4.6 mil grant from Mass Library
Comm. could be a fundraising opportunity Sea Camps is a huge, exciting opportunity Library has worked with Historical Society for
programming - that is a strength
Brewster Community Preservation Plan FY23-FY27 56
OPEN SPACE
The Open Space focus group took place at 3:00 pm on Thursday, September 30. Participants in this group
largely focused on open space preservation and acquisition as a highly time-sensitive, urgent undertaking.
Participants underlined the urgency of preservation as climate change's effects are becoming more and
more pronounced in coastal communities like Brewster. The group was supportive of the CPA and
acknowledged that the different conservation and preservation organizations in town have made use of
CPC funds. The priority of this group was open space preservation and conservation over the other
categories due to the pressing issues presented by climate change and sea level rise in Brewster.
Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome
We continue to install septic systems and we need to
continue to maintain compensatory open space to
mitigate these affects
Funding rounds down to one? For land acquisition
projects is a quick turn around on the sale - it's.
usually some tax purpose implications for the
seller; If stipulation that have one time except for
emergency cases - if flexibility for that scenario then
may
Brewster lucky we have avoided sewer; Harwich
facing $1B to install sewer; We've aggressively
purchased open space to maintain water quality and
we are lucky not to face the same expenses that
have really been born out by our steady
conservation.
BCT has helped the town and this is wonderful; Last
4 projects that town received $ for BCT contributed
a large amount; Last time BCT applied for CPA funds
was 2016 b/c we don't want to compete with the
town.
The town has been fortunate in the past to have
protected land in crucial areas to protect crucial
resources that's why we have superior drinking
water; that's why we haven't needed sewer.
If have option for land acquisition to come to either
town meeting then fine.
Always had efforts to protect land (land bank, land
acquisition committee); when CPA came we thought
it was appropriate to have membership on the CPC;
The compromise with to get the 50% of funds at
minimum; changing that minimum was not what the
deal was when we joined CPC.
By having follow town meeting along with other
appropriations is normal. It does cost the town
$5,000 or more just to hold an election.
Voices should be advocating for affordable housing
but don't think accurate to say open space should
step aside
We've been fortunate in receiving assistance outside
of CPA funds - state grants; another major source is
the Brewster Conservation Trust toward purchase of
open space; Level of funding is not something that
can continue at the same level that it has in recent
years.
Brewster Community Preservation Plan FY23-FY27 57
climate is coming first
Funding rounds: Can buy argument for planning
purposes but can't buy the argument that difficult for
accounting.
National Golf course or Sire Property
We are the most ponded town on the cape and
getting more and more bacteria blooms which is
hazardous for dogs, wildlife at a minimum
Sea Camps - important factor - CPC funds/open
space commitment - all the people that work with us
will have a stake in this.
Need to protect water resources including ponds
from effects of development
Our work is not done. We've protected virgin land
and zone 2.
We are not like other towns where land acquisition is
slower - we are in a race.
Want to keep the CPA allocation the same at the
very least. Still need the minimum of 50%; We gave
up funding when originally occurred.
We should evaluate sites together when looking for
housing sites - there are so many pre-existing sites
that could be redeveloped for affordable housing;
Shouldn't use forested land to create affordable
housing - water quality, global warming, wildlife
protection; this pits us against each
What we've been able to accomplish has been
amazing and every single land that gets developed
impacts our environment.
What % does housing get in terms of community
support on vision plans? Housing should find or
leverage at least equal funds as open space but
haven't seen that happening. Leveraging the funds
coming out of CPC could have great benefit.
Coastal management issues - Retreat plans - buy
house (Califorinia) rent out a couple years and get
money back before knock it down; Anything in
Coastal Development Zone has to be on stilts
The Town's vision plan - open space is important to
the residents and one of key things people look at
when they decide to move to Brewster - it's the
appeal factor that Brewster has.
Ponds - more ponds in our town than any other town
on Cape; Not been as fortunate with water quality in
ponds. Effects of overuse and development;
excessive nutrients from wastewater, etc.; Seeing
increase amount of bacteria blooms; monitoring
ponds - this is toxic to humans and animals - seeing
increasing number of blooms - some related to
climate with increasing temperatures; but more so
related to fertilizers and wastewater; not going to
solve through sewering; Not through regulations;
Main tools is to continue to purchase lands around
ponds and pond watersheds. this was one of our
visioning priorities.
Important to know support affordable housing;
would like to evaluate the sites that affordable
housing is going into - too often it's woodlands and
seems incongruous with priority to develop on pre-
existing developed properties and brownfields
From aesthetic and economic point of view houses in
communities that have maintained open space, dirt
roads - those property values have retained higher
economic value
Need additional funding assistance for open space
acquisitions or suffer consequences
The fact only spent 48% is because we go with
parcels in Zone 2 and water oriented also look at
passive recreation opportunities; we think of all the
possibilities that could happen in a different
circumstance.
The second thing - Brewster had about 1/3rd of land
for development - 1/3 already developed - we were
in a race for that. Somewhere around 2006-7 we
crossed a line - law suits from Clean Water
Foundation were going to impact the town mightily.
We were saving the state from sewerage costs. The
open space committee uses CPC funds to double and
triple our amounts. We are opportunistic - we have
to wait until land on market and then have to
compete and only tools had is that perhaps they may
get a tax abatement or do good for the environment;
The amount of $ we get dwarfs any other input.
Otherwise we have biggest bang for the dollars. It's
not about finding an alternate funding source. CPC is
really the small funding source that we enlarge
mightily then look at what we are saving the town.
Brewster Community Preservation Plan FY23-FY27 58
The money we are saving the town could go for
housing but the town needs to take it upon
theirselves.
We will have to do more investments around our
coastal areas both to protect our existing coastal
access and to address climate change and climate
adaptation; protecting and restoring salt marshes as
sea level rises - this will require a lot of planning and
financial investments;
Coming from pandemic and people took to open
space and trails to find their refuge and this will
continue . So to provide this is important.
If poll Brewster citizens about open space - they
would not agree that open space needs are passed -
open space is still a priority and still important top
priority
Perception in town is that a lot of our areas are saved
as open space or protected but are privately owned
without protections; this rural character is at risk -
nothing there to protect this; To protect the rural
seaside historic town it's important to make those
investments as well to make sure we continue to
enjoy that type of character; that will require
protecting the open space we have around town that
provides those character.
Working to map priorities for housing and natural
resource protection so not stepping on each others
toes
Land bank was coming to conclusion and CPA
coming into affect - we were looking for
continuation of open space funding - what we had
with Land Bank; as compromise - we cut our funding
in half - we were aware that the funding from state
would fall after a few years - we felt the 50% match
was something we could work with and perhaps
reinstate the land bank down the road - that was
reason for compromise. Idea that underlies this - in
vision statements for the town, and do a survey, the
number 1 issue is open space.
Want to continue to have strong % of CPA funds
allocated for Open Space; The initial 50% was a
compromise to what we were seeing in the Land
Bank.
Perception that it is us vs. them but this is not the
case; When BCT evaluate parcels for conservation
value we look at if there is a housing potential on this
property. Strategic in their thinking.
Reduce funding round to 1 town meeting: Never
know when willing buyer and willing seller will align
so important that we have the flexibility to go to
either town meeting; 10% open space - if we allocate
$ somewhere else because we don't have a project in
a particular round. Something to consider would be
30% open space and 30% housing
Past 6 months lost out to potential properties b/c
couldn't find the funding; we are in competition with
other people
Vision survey and recreation plan; well demonstrated
that open space is still an important priority; people
appreciate open space and hopes town maintains
rural character
Global warming is an issue today; Orleans is hotter
than Brewster because we have more trees and this
is important to consider when doing massive forest
removals for affordable and conventional financed
housing
Rural character of the town - we've been able to
protect a lot of it; and wildlife habitat - more
developed and fragmented the more it gets degraded
Need open space for septic system offsets for will be
forced by state to create sewer
Brewster Conservation trust mission says it all; these
are important and why CPA funds continue to be
important to be available for open space
Our work is not done. Our battle is not done. Still a
lot to do. Looking at why open space is important.
Big key words: Climate Change and need to think
about this and role that open space can play in
climate change protection
Our battle not done yet - plenty of challenges still to
continue to protect. Our drinking water is high
quality now but with exposure to PFAS chemicals
Brewster Community Preservation Plan FY23-FY27 59
and all public water supply needs to be tested; once
identified then adjust ingredients to come up with
new version of it. Will keep seeing this challenge.
Need to be ever vigilant from this and other
contaminants Need to find additional financial
resources to protect land on our water supply that's
not yet protected.
Brewster Community Preservation Plan FY23-FY27 60
GENERAL
A Focus Group on the Community Preservation Act overall was conducted on Wednesday October 20 at
2:30 pm. This group shared their thoughts on the current CPA bylaws, potential projects, and their
perspectives on funding priorities. A common theme shared by participants in this group was the urgent
need for affordable, accessible, senior housing. Participants emphasized that there should be an equal
distribution of priorities, and that projects should be viewed through the lenses of climate change,
diversity and equity, and accessibility. This group also made the crucial point that projects should be
vetted, especially for permitting issues, before going in front of the town in order to reduce lag time
between fund distribution and project approval, and its completion. overall, this group placed a higher
priority on housing and equity in projects.
Opportunities or Strengths to Leverage Challenges or Issues to Recognize/Overcome
participatory funding/budgeting: community gets a
voice in how funds can be spent Shouldn't let town hall dictate priorities
Latham Center
would like to see CPC funds used for piloting staff
support, not supporting a staff member operationally
full time
if this Eddy School proposal happens, then ripple
effect to other town properties
situations where staffing a position like housing
coordinator should be the towns role not CPC
CPC represents community, not town hall or select
board. Should be careful that select board and
planning does not influence projects brought to CPC
a lot of small parcels - why did people buy such a
small piece of land? Larger parcels are more relevant
for recreation and preservation
should be looking at every project through climate
change, accessibility, equity
Seniors who cannot hold onto their housing get on a
waitlist, 5 yrs in Brewster. Difficult b/c demand is so
high
walking mats down to the beach have been great Breakwater Beach view being changed was upsetting
Eddy School could be a better place for a community
center or COA than Sea Camps
little parcels that are preserved are great, but focus
should be on larger parcels
always could use more housing, senior or otherwise.
vision plan doesn't effectively address climate
change, diversity and equity, accessibility. would like
to see this change
Brewster Community Preservation Plan FY23-FY27 61
would like to see open space allocation go down a
bit, allow more for other parts
would like to see projects commit to public access if
they're using CPC funds - funds going to a nonprofit
entity should be publicly visible
not in favor of using debt to make a purchase, but
you need the debt to leverage funds
town has been pushing aside idea of community
center for too long, hopefully sea camps will change
this
want to see an equitable distribution of priorities
projects that come in front of CPC should be fully
vetted before they come to the CPC or town
meeting. Specificlly: permitting
would like to see a climate change lens applied to all
projects seen by the CPC - no matter what kind of
process resolve issues like permitting before the town sees it
recreation: outdoor fitness stations, community
center with a gym and walking path
example: breakwater beach project that was divisive.
Part of the parcel was for the beach park not parking.
When CPC grants funding, having permitting issues is
limiting
because of pandemic, people have been using
outdoor resources a lot more (Drummer Boy Park).
Having an outdoor walking path with a community
center would be great
Breakwater Beach limited view for seniors, no more
accessible way to reach the beach
define climate friendly project, ensure that these
metrics are applied Not much accessible senior housing.
CPA percentages are good but flexibility is key
in the future, maybe the town should not focus too
much on preserving a small parcel vs a larger one that
would be a better use of time/effort open space and community housing are both
important lot of potential with Sea Camps. Would like to see
proportion of recreation increase. hoping that in next five years Sea Camps will be built
out, with a community center for all ages. Excited
about this prospect. disposition of the Eddy School: may be deemed
surplus, and then could fulfill another community
need if this happens, then community can have a variety of
options as to the use of this property
Brewster Community Preservation Plan FY23-FY27 62
PUBLIC FORUM SUMMARY
Prepared by JM Goldson LLC 11/29/2021
SUMMARY
The Brewster Community Preservation Committee, in collaboration with JM Goldson hosted the first
public forum on the Community Preservation Plan on Wednesday, November 10, 2021, through Zoom
Webinar. The forum intended to provide an overview of the Community Preservation Act in Brewster and
seek community input to help the project team understand community preservation resources, needs, and
possibilities. Within the presentation, Jenn Goldson, the lead planning consultant, described CPA-funded
projects in Brewster, an overview of the local funding allocation formula, and described how to apply for
CPA funds.
Following this introduction, Jenn discussed the work that the
consultant team has done to understand Brewster’s CPA
program challenges and opportunities, including a review of
local and regional plans and stakeholder focus groups and
interviews. Finally, Jenn transitioned to an overview of projects
and issues in each of the four funding areas of the Community
Preservation Act and offered polling questions for each issue
area.
Throughout the presentation, the consultant team offered live
polling questions using the online PollEverywhere platform. The
polling questions offered an opportunity for attendees to
express their opinions on what projects should be priorities for
receiving CPA funding and share a bit about themselves
(including affiliation with Brewster and age range).
Metrics: In total, 37 people participated in the public forum.
About 45% of forum attendees indicated that they were a full-
time resident of Brewster. Fifteen participants additionally
indicated that they were part of a municipal board, committee,
or a town employee, while an additional three participants
indicated that they were representatives of a regional
organization.
Outreach Efforts: The project team conducted outreach for the in-person forum through various social
media channels, physical advertising including flyer distribution and newspaper coverage, as well as
announcements on the Town of Brewster’s website.
KEY FINDINGS:
• A divide is evident between those who would like Brewster to continue to prioritize open space
preservation over other funding areas, and those who would like to see increased funding
allocated to support community housing initiatives.
• Participants were additionally split on the issue of changing the funding formula of Brewster’s local
CPA bylaw.
• Participants expressed optimism about the opportunities presented by the Cape Cod Sea Camps
acquisition and recognized that this property offers the potential for use in all aspects of the
Community Preservation Act’s issue areas, including creating outdoor active recreation facilities,
Brewster Community Preservation Plan FY23-FY27 63
preserving historic structures, preserving open space, and creating passive recreation
opportunities.
COMMUNITY HOUSING
During this portion of the forum, Jenn provided a high-level overview of CPA eligibility for community
housing initiatives, Brewster’s local housing need, as well as regional housing needs. The most common
concern in relation to housing gained from the interviews and focus groups was the need for affordable
senior housing options. Suggested possible projects shared by participants for the CPA to fund in the next
five years include:
• Development of affordable housing at the Millstone Road site
• Rental assistance programs for low-income families and seniors
• Veteran’s housing
• Continued support for Housing Coordinator position
• Housing options for seniors to age in Brewster
HISTORIC PRESERVATION
This portion of the presentation provided an overview of CPA eligibility for historic preservation projects.
Brewster’s preservation needs include protecting historic structures from demolition and identifying
Native American archaeological resources. Past historic preservation projects include the restoration of
the Spruce Hill Barn and the Lower Road Cemetery Tombstone and Monument repair and restoration
project. Participants suggested a variety of ideas for future CPA projects including:
• Brewster Ladies’ Library Renovation
• Continued preservation of historic town records
• Rehabilitation of Sea Camps buildings
• Preservation and research of Native American sites
OPEN SPACE AND NATURAL RESOURCES
This portion of the preservation included a review of CPA eligibility for open space projects. One of the
primary issues that the town is facing is the impending threat posed by sea level rise due to climate
change, which will lead to exacerbated flooding and coastal erosion. Coastal land conservation is a critical
strategy for resilience. In addition, improving the health of Brewster’s ponds is a high priority. Past CPA-
funded open space projects include the Mill Pond Conservation Area, the Quivett Marsh Vista
Conservation Area, and the Lalor Property Acquisition, among many others. Participants shared a variety
of projects ideas including:
• Removing phragmites from salt marshes
• Land purchases in Zone II and pond frontage
• Continued protecting of wellfields and water sources
• Purchase and management of coastal resources, such as dunes and wetlands
OUTDOOR RECREATION
This portion of the forum included information about CPA-eligible recreation projects. Outdoor recreation
facilities are a key component of Brewster’s vibrant seasonal economy. Outdoor recreation land in the
town includes both private and publicly owned properties. The main issues or suggestions raised in focus
groups and interviews was the need for expanded walking and biking trails, as well as seasonal and year-
round recreation opportunities for all ages. Past recreation projects include the ongoing accessibility
improvements to the town’s athletic fields, the Stony Brook Early Childhood Playground, and the
installation of warning lights on the Cape Cod Rail Trail. Suggested projects shared by participants for the
CPA to consider include:
Brewster Community Preservation Plan FY23-FY27 64
• Improving access to recreation areas, namely accessibility improvements
• Expansion of bike trails in town center, along Route 137, and along Freeman’s Way
• Improved playgrounds
• Improving boardwalk to Wing’s Island
• Funding for Drummer Boy Park Master Plan Phase I
• Establishment of pickleball courts
MULTI-USE AND REGIONAL PROJECTS
The last section of the presentation asked participants to consider multi-use and regional projects which
could be funded by the CPA. When asked for examples or potential projects Brewster’s CPC could
consider, participants provided the following answers:
• Cape Cod Sea Camps as a place for recreation, open space, historic preservation, and
community housing projects to co-exist
• Collaboration between open space and community housing projects
The discussion finally turned to the topic of regional projects, where funds from multiple towns can be
used towards a project that benefits multiple communities. When asked to provide sample criteria that
Brewster’s CPC should consider when reviewing regional project applications, participants provided the
following answers:
• Towns which share water and coastal resources might find it beneficial to work
collaboratively in preservation or maintenance of these resources
• Projects which provide a direct benefit to Brewster residents
• Supportive of regional housing projects for specialized populations such as homeless
veterans or those with disabilities
• Clear community benefit, especially in housing and coastal management
• Equal or fair amounts of CPC contributions from other communities in the region