HomeMy Public PortalAbout07.20.23 Housing Partnership Packet1
Millstone Road Land Parcel (98-12) Property Timeline
16+ ACRES OF TOWN-OWNED LAND DESIGNATED FOR COMMUNITY HOUSING
10/2019-6/2020: Community engagement includes
3 community input sessions, and 2 online surveys. The
Trust, with guidance from the Housing Plan and help
from MHP & Barrett Planning, determines community
housing goals for the property. 9/2020: Completion
of Bohler Feasibility Study. 12/20: Watershed Study.
5/2018: Brewster residents approve the transfer of Millstone
land parcel 98-12 for community housing purposes, and the
use of CPA funds to purchase 0 Millstone Road (99-1) for
community housing purposes.
7/2018: Town purchases 0 Millstone Road (access parcel).
12/2018: Select Board signs grant agreement with MHP for pre-
development feasibility study and assigns management of the
project to the Brewster Affordable Housing Trust.
7/2019: An initial report by Bohler Engineering states that “an
affordable housing development appears to be a feasible project
at this location with limited constraints.”
6/2004: Court judgment
transfers the property to
Town of Brewster.
2006-2013: Work done includes
survey, investigation of deed, and
possible access to Millstone land
parcel.
6/1994: Town of Brewster
files Tax Lien Conversion
Case in Land Court.
11/2005: Special Town Meeting vote
authorizes Board of Selectmen to
investigate ownership of the Town’s
interests in 8 parcels of land (including
98-12) for the purpose of constructing
affordable housing, or for the sale with
proceeds reverting to the town’s
Affordable Housing Fund. $10,000 is
allocated for professional services.
Timeline prior to the drafting
of the Request for Proposals
(RFP) for development of the
property which began in
January 2021 and continued
through September 2021
with the guidance of MHP.
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Completed steps & potential next steps for the Millstone Property as of July 2023
The development of this parcel for Brewster’s housing needs is an intentional process being overseen by the Brewster
Affordable Housing Trust (BAHT). The following is a general timeline highlighting actions after the parcel was designated
for Community Housing at the May 2018 Town meeting.
Completed Steps (2019 – July 2023)
Feasibility study on land (2019- 2020)
In December 2018, the Select Board signed a grant agreement with Mass Housing Partnership (MHP) to provide a
pre-development feasibility study to help determine the potential community housing options for this parcel. In July
2019, Bohler Engineering released the initial stage of the study, the Due Diligence Report.
Determine community housing goals for the property (Fall 2019- Spring 2020)
This involved public input, financial realities, information from the feasibility study as well as guidance from the data
and strategies provided in the Brewster Housing Plan. Barrett Planning Group was hired to lead the community
engagement process, including interviews, three public sessions, and two online surveys. MHP and the Housing Trust
also participated in information gathering, sharing, and presentations. The Trust worked diligently over several
meetings to provide guidelines and goals around the Millstone property, taking into consideration public input,
financial realities, information from the feasibility study and Brewster housing needs as outlined in the Housing Plan.
Completion of Bohler Engineering’s Feasibility Study (September 2020)
With input from the community engagement process and guidance from the Housing Trust, Bohler developed a
Master Plan to be used to assist in the creation of the RFP. The Feasibility Study, including the Master Plan, was
presented by Bohler and MHP to the Trust at the televised, and recorded, September 2020 Virtual Trust meeting. In
response to abutter concerns, the Trust engaged Bohler to perform an additional Watershed Analysis in Fall 2020.
Develop Criteria and Create a Request for Proposals (RFP) (January 2021- September 2021)
At public Housing Trust meetings over a span of eight months, the BAHT developed criteria and drafted an RFP with
guidance and assistance from MHP. The RFP included the development objectives, property description, proposal
submission requirements, developer selection criteria and selection process. The RFP was approved by the Select
Board and issued in October 2021. Proposal responses were due in December 2021.
Designate a Developer (January – August 2022)
After reviewing proposals, the Town selected Preservation of Affordable Housing and Housing Assistance Corporation
to develop 45 affordable rental homes on the parcel. A land development agreement was signed in August 2022.
File a Comprehensive Permit Application with the Zoning Board of Appeals (ZBA) (December 2022- June 2023)
The developers applied for a Comprehensive Permit with the ZBA on December 22, 2022. The public hearing opened
February 7 and public comment was received through May 9. In response to ZBA input and public comment, the
plans were adjusted, and on June 13, the ZBA approved the comprehensive permit with conditions. This is considered
a ‘friendly 40B’ as the Town created the RFP and both the town and developers are working towards a common goal.
Apply for Certification of the Housing Production Plan (HPP) (July 2023)
With the permit approved for 45 affordable rental units, the Town requested that the State certify the HPP, confirming
that the Town has met the plan housing production goal for the current year and placing the Town in “safe harbor”.
Current & Future Steps
Request Community Preservation Act (CPA) Funding (2023)
POAH and HAC are applying for Brewster CPA funding which involves an application to the Community Preservation
Committee (CPC), examination and recommendation by the CPC, and a Town Meeting vote for authorization of the
funds. It is also expected that POAH and HAC will apply to the Housing Trust for funding.
Finalize Funding
After receiving a Comprehensive Permit, the developers may apply for state funding. The state usually has one
funding round every 9-12 months and it generally takes at least two tries to successfully attain funding. However,
with the intense need for affordable housing, the state may have additional funding rounds and availability.
Begin Construction
This includes a final review of plans by Town officials. Construction averages 12 months.
For additional information contact:
Donna Kalinick, Assistant Town Administrator, dkalinick@brewster-ma.gov, 508-896-3701, X1130
Jill Scalise, Housing Coordinator, jscalise@brewster-ma.gov, 508-896-3701 X1169
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ADU LISTENING SESSION
Brewster Planning Board
June 28, 2023
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MEETING TOPICS/ PUBLIC INPUT
•Discuss Existing Zoning Bylaw
•Discuss General ADU Criteria
•Discuss potential amendments
•General observations,
experiences, comments &
suggestions
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 25
WHAT IS AN ADU?
•Regulated by zoning
•Accessory single- family dwelling unit
•Accessory use to main home- not independent
•Self-contained living (cooking, sanitary, sleeping)
facilities
•Same lot as main dwelling
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 36
EXISTING ADU ZONING
• S ize: lesser of 40% main home or 900
sq ft
•Can be attached, within or detached
•Owner occupancy req’d- 12 mos.
•Lease term 12 mos.
•Additional parking spaces req’d
•No more than 2 bedrooms
•Max 2 dwelling units per lot, incl. ADU
•Annual ADU permit cap- 20
•No boarding/ lodging
•Design subordinate to main house
•ZBA approval req’d in water protection
overlay districts and on lots >30,000 sf
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 47
TYPICAL CONSIDERATIONS-ADU ZONING
•“Purpose” clause (intent)
•Owner occupancy
•Tenancy
•Lot size/ dimensional regulations
•ADU Size
•Design requirements
•Special permit?
•Enforcement/ administration
•Annual permit cap
•Reference to related laws and regs (health,
bldg, etc)
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 58
“PURPOSE” CLAUSE
•Brewster ADU Zoning does not currently have one
•Inclusion could bolster year-round housing intent
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 69
OWNER OCCUPANCY
•Required currently for continuous 12 mo. period
(either unit)
•No express bona fide absence clause
•Part time residents can’t have an ADU under
current language
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 710
TENANCY
•Must be 12 mo. lease currently
•Does year-round housing = 12 mo. lease?
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 811
LOT SIZE/ DIMENSIONAL REGS
•ZBA Special Permit for less than 30000 sq ft lot-
(historical zoning in Brewster was 25k or 15k)
•ZBL currently only references setbacks for attached
ADUs (not other dimensional reqs. like coverage, height,
etc. or detached buildings)
•Refers to ‘conforming’ setback for district (ZBL Table 2)
•Brewster Zoning has unique setbacks- “per lot” not
district- back to when lot was created
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 912
ADU SIZE
•40% habitable space of main house or 900 sq ft, whichever is
less
•‘Habitable’ not defined under the ZBL- under SBC excludes
bathrooms, halls, closets, utility spaces
•% approach advantages a) larger existing homes, and b) can
be confusing and difficult to calculate.
•Examples:
•40% ADU WITHIN an existing 1500 sq ft dwelling= approx.
400 sq ft ADU allowed
•40% ADU within a DETACHED building accessory or
ADDITION to an existing 1500 sq ft dwelling= approx. 600
sq ft ADU
•Existing 2250 sq ft home necessary to get max 900 sq ft
ADU based on 40% rule (if ADU proposed as an addition
or detached building)
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 1013
DESIGN
•“Clearly subordinate” to main house
•Is this a use or design provision?
•Focus on single-family residential character of
property?
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 1114
ADU SPECIAL PERMIT
•Zoning Board of Appeals (ZBA) approval req’d:
•Lots less than 30,000 sq ft
•Herring River Watershed
•DCPC (Zone II & Pleasant Bay Watershed)
•Water overlays occupy entire south part of Town
•See GIS map:
https://www.mapsonline.net/brewsterma/index.htm
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•DCPC zoning includes groundwater protection
provisions re: Nitrogen
•Planning Board SPGA?
•Adopt unique Special Permit standards for ADUs?
•15k & 25k sq ft historic lot sizes under zoning
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 1215
ENFORCEMENT/ADMINISTRATION
•Building Commissioner
•Annual affidavit required (currently ZBL
prescribes content)
•No existing tracking or registration mechanism
•In some rare cases, a CO or construction permit
under the SBC might not be required
•Existing permit cap of 20/ year
•Haven’t been close to approaching
•Other laws and regulations are referenced in the
ZBL (Title 5, SBC, etc.)
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 1316
GENERAL OBSERVATIONS, EXPERIENCES,COMMENTS & SUGGESTIONS
•THANK YOU! YOUR
INPUT IS VALUED!
JUNE 28, 2023 ADU LISTENING SESSION- BREWSTER PL BD 1417
ADU Memo 4/27/23 Page 1
Date: April 27, 2023
To: Planning Board
From: Jon Idman, Town Planner
Re: ADU provisions revisited- Talking Points and Considerations
ZBL Sections 179-2, 179-42.2, Table 1, Table 2
_____________________________________________________________________________________
A. Policy Considerations
a. Whether to consolidate ADUs and “accessory apartment” uses
b. Owner Occupancy
i. Allow part-time residents/ not principal residents to have ADU?
ii. Recognize bona fide temporary absences of owner?
iii. Offer a ZBA special permit to rent both units? Condition to year-long lease?
c. Add ‘Purpose’ statement, underscoring year-round housing opportunities.
d. Clarify further that ADUs are not commercial uses, not for short term rentals, and that
properties w/ ADUs remain single family residential properties.
e. 12 mo. lease ADU vs year-round housing: allow 6 mo. lease term as consistent with year-
round housing purpose?
f. Should there be an annual building permit cap on ADUs/ ACDUs (which the ZBL currently
contains-20)?
g. ADUs: ‘subordinate to…’ vs ‘consistent with single family residential use’
h. Eliminate % size approach of ADUs to main dwelling.
i. Introduce new concept of not severing ‘ownership’ or use between principal dwelling and
ADU.
B. Administrative Considerations
a. Difficulty/ fairness of administering ADU size as a percentage of principal dwelling.
i. Unfairly advantages large main dwellings.
ii. May require an addition to main dwelling to achieve reasonably-sized ADU.
iii. “Zeno’s Paradox” problem of ADUs in main dwelling- size of ADU must be
deducted from main dwelling but size of ADU is based on existing floor area of main
dwelling.
b. Replace “Habitable Area”- not a defined term and has a special meaning under the SBC.
c. Special Permits
i. Zone II and PB Watershed- there are already flow and nitrogen controls on
development?
ii. There is no Herring River Watershed map in the ZBL.
iii. Is 30,000 sq ft the right threshold for a ‘small lot?’ Look at historical zoning?
d. Difficult enforcement: ADU vs. Residential Accessory Building w/ Bedrooms. Allowable in
same structure?
e. New ADU zoning permit/ registration program to document compliance.
Town Of Brewster
2198 Main Street
Brewster, Massachusetts 02631-1898
(508) 896-3701 x1133
Office of:
Planning Department
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ADU Memo 4/27/23 Page 2
f. Clarify “Dirt Road Special Permits” and ADUs.
C. Mechanical Drafting Issues
a. ADU definition: Substantive terms should be moved to main provisions of ZBL.
i. Align definition for consistency with other existing related definitions (“dwelling
unit”) (“habitable area” vs. “net floor area”) and ADU provisions in body of ZBL.
b. Clarify that all ADUs are subject to ZBLs dimensional requirements (not just setbacks).
i. Recognize that setback analysis for buildings in R districts is complicated (e.g.
nonconforming structures; pre-existing developed lots).
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Brewster’s Experience: ADU, ACDU, & Accessory Apartments since 2018 Bylaw
Comments from Brewster Housing Program, Jill Scalise, Housing Coordinator
1. Town Permits since 2018: 29
Accessory Dwelling Units (ADUs)- 16
- 14 by special permit (Zoning Board of Appeals (ZBA))
o In water protection area- 10 total, 7 in Zone 2; 3 in DCPC
o Lot under 30,000’ - 3
o Other- 1 (also modifications to a B & B)
- 2 by right (identified by Building Department and included in data)
Accessory Apartments- 7 (all ZBA special permits)
Accessory Commercial Dwelling Units (ACDUs)- 1 (permitted by Planning Board)
Security Apartments- 3 (all permitted by Planning Board)
Affordable Accessory Dwelling Unit (AADU)- 1 (old bylaw, Special Permit 4.10.18; CO 5.17.19)
Pre-existing apartment over retail- 1, Special Permit amended to remove owner occupancy
requirement.
2. Town Observations:
- Consistently receive inquiries from Brewster residents about ADUs. Very occasional
requests about accessory apartments. Hardly any inquiries about ACDUs.
- While we can record the number of permits issued, it’s an administrative challenge to
accurately count the number of ADUs created and in use. There is no uniform
mechanism to confirm that units are complete and occupied.
- Challenges noticed or expressed by residents:
o Septic requirements – number of bedrooms and/or water protection district
o Lot size- septic requirements and/or special permit path
o Percentage requirement- ADU can’t be more than 40% of the habitable area of
the principal dwelling.
o Principal residency requirement. Part-year residents have been interested in
having a year-round ADU.
o Cost to design and build ADU.
- The Building Department’s guidance, ADU/ACDU information sheet, has been helpful.
- The affidavit process has been difficult to set in place and oversee.
- The ADU and Special Permit process can intimidate people. Concerns include completing
forms and representation before the ZBA.
- Regularly refer people to and communicate with ADU resource programs (CDP & HAC).
This includes assistance with ADU process and possible funding.
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3. Resources now available & their feedback to the Town:
Lower Cape ADU Resource Center: Community Development Partnership (CDP) and Homeless
Prevention Council (HPC) Lower Cape Housing & ADU Resource Center
May 2022– March 2023
Received approximately 100 inquiries from the Lower Cape
17 inquiries from Brewster.
Over half of Brewster inquiries were from folks aged 60 or older.
14 feasibility studies, 3 pending. Almost all require special permits because of Zone 2 or
under 30,000’.
5 households are still interested.
CDP’s experience of barriers to creating Brewster ADUs
o Cost of ADU
High price of construction $400-$450/ square foot
o Putting out money before knowing if an ADU can be permitted and/or built.
It can cost $5,000-$10,000 for site plans and architectural drawings.
o Fear or concern of going before ZBA intimidates people. This also overlaps with
the pre-permit financial costs.
o Cumulative impact – cost, lot size or Zone 2, # bedrooms & septic system, ZBA,
length of time to wait…it can become overwhelming.
o Part-year residency. Brewster may be the only Town on the Lower Cape that
requires owner to be a full year resident.
Housing Assistance Corporation (HAC) My Home Plus One ADU Program
My Home Plus One ADU Program - Housing Assistance Corporation Cape Cod (haconcapecod.org)
16 Brewster inquiries.
The biggest obstacles people are facing include septic capacity, lot size, cost, lack of contractor
availability, and wetland restrictions.
4. Next Steps
- Housing Production Plan Strategy #1:
o Reevaluate the existing ADU and ACDU bylaws and other references to
accessory apartments; explore amendments to streamline these provisions
and improve their efficacy.
- Continue improving information about the ADU process for Brewster residents.
- Continue internal communication, evaluation, and process improvements with
Building, Planning, Health, & Housing Departments.
- Keep open communication with ADU resources and programs.
- Consider Town outreach opportunities regarding ADUs & ACDUs.
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tool is only meant for editing.
Article I
General Provisions
§ 179-1 Authority; purpose.
A. The Brewster Zoning Bylaw, adopted in 1960, and all subsequent amendments thereto, hereinafter
called "this chapter," is adopted and from time to time amended as authorized by MGL c. 40A, as
amended, herein called the "Zoning Act," and by Article 89 of the Amendments to the Constitution, the
Home Rule Amendment.
B. In conjunction with the purposes stated in the Zoning Act, this chapter shall provide protection for
inland and coastal wetlands, as well as existing and potential watersheds, and shall give direction and
effect to the development objectives and recommendations contained in the Brewster Master Plan of
1970, as may be amended from time to time.
§ 179-2 Definitions.
A. Words used in the present tense indicate the future; the singular number includes the plural and the
plural the singular; the words "used" or "occupied" include the words "designed," "arranged,"
"intended" or "offered to be used or occupied"; the words "building," "structure," "lot," "land" or
"premises" shall be construed as though followed by the words "or any portion thereof," and the word
"shall" is always mandatory and not merely directory. [Amended 5-3-1999 ATM, Art. 29; 11-17-2003
FYTM, Art. 16]
B. As used in this chapter, the following terms shall have the meanings indicated:
ACCESSORY COMMERCIAL DWELLING UNIT (ACDU)
A housing unit, complete with its own sleeping, cooking and sanitary facilities, that is located within a
structure containing a commercial, wholesale or industrial use, or in a separate structure on the same lot
as a commercial, wholesale or industrial use. An ACDU shall have no more than two bedrooms and
shall have a maximum habitable area of 900 square feet or 40% of the habitable area of the commercial,
wholesale or industrial unit, whichever is less. Unenclosed additions constructed to serve an ACDU
such as an entry, secondary egress or exterior stairs shall not be included in the maximum habitable area
of the ACDU.
[Added 12-3-2018 FYTM, Art. 12]
ACCESSORY SINGLE-FAMILY DWELLING UNIT (ADU)
A housing unit, complete with its own sleeping, cooking and sanitary facilities, that is accessory and
clearly subordinate to a principal dwelling. An ADU may be located within a single-family house
containing a principal dwelling, or in a building accessory to a single-family house. An ADU shall have
no more than two bedrooms and shall have a maximum habitable area of 900 square feet or 40% of the
habitable area of the principal dwelling, whichever is less. Unenclosed additions constructed to serve an
ADU such as an entry, secondary egress or exterior stairs shall not be included in the maximum
habitable area of the ADU.
[Added 12-3-2018 FYTM, Art. 12]
BUILDING, ACCESSORY RESIDENTIAL
A detached residential structure, customarily incidental to the existing principal residential structure and
located on the same lot with the principal residential structure to which it is accessory. Such structures
include but are not limited to guesthouse, shed, boathouse, playhouse, shelter for domestic pets, pool
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houses, private swimming pools, tennis courts and detached garages. An accessory residential building
may or may not contain bedrooms.
[Added 5-7-2012 ATM, Art. 23]
DWELLING, MULTIFAMILY
A building containing three or more dwelling units.
DWELLING, ONE FAMILY DETACHED
A single, separate dwelling unit, designed for occupancy by one family.
[Added 5-7-2012 ATM, Art. 23]
DWELLING, ONE FAMILY SECURITY
One family dwelling unit for owner occupancy or for occupancy by personnel hired by the owner for the
protection of property and safe operation of a permitted use.
[Added 5-7-2012 ATM, Art. 23]
DWELLING UNIT
One or more living and sleeping rooms providing complete living facilities for the use of one or more
individuals constituting a single housekeeping unit, with permanent provisions for living, sleeping,
eating, cooking and sanitation.
FAMILY
One or more persons, including domestic employees, occupying a dwelling unit and living as a single,
nonprofit housekeeping unit.
FLOOR AREA, NET
The sum of the areas of the several floors of a building measured from the interior faces of the walls. It
does not include cellars, unenclosed porches or attics not used for human occupancy or any floor space
in accessory buildings or in the main building intended and designed for the parking of motor vehicles
in order to meet the parking requirement of this chapter or any such floor space intended and designed
for accessory heating and ventilating equipment.
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Article IX
Special Regulations
§ 179-33 General provisions.
[Amended 5-14-1984 ATM, Art. 110]
The regulations which follow shall apply to the particular use or activity, whether it is permitted by right or
by special permit as an exception. In addition, the Planning Board, prior to the granting of a special permit,
may also impose such additional conditions as it finds reasonably appropriate to safeguard the neighborhood,
or otherwise serve the purposes of this chapter, including but not limited to the following: front, side or rear
yards greater than the minimum required by this chapter, screening, buffers or planting strips, fences or
walls, as specified by the Board; modification of the exterior appearance of the structures; limitation upon the
size, number of occupants, method and time of operation or extent of facilities, regulation of number and
location of driveways or other traffic features and off-street parking or loading or other special features
beyond the minimum required in this chapter.
§ 179-42.2 Accessory single-family dwelling units (ADUs).
[Added 12-3-2018 FYTM, Art. 12]
Accessory single-family dwelling units shall be permitted subject to the following standards:
A. An ADU may be located within or adjacent to a single-family house, or in a building accessory to a
single-family house, subject to the Definitions of § 179-2; the requirements of Table 1, Use Regulations,
and Table 2, Area Regulations/Minimum Required Lots; and all standards of this section.
B. An ADU may be located within a Zone II (Zone of Contribution to a Public Drinking Water Well), in
the watershed of the Herring River, or the watershed to Pleasant Bay, subject to approval of a Special
Permit by the Zoning Board of Appeals. All ADUs within these areas shall be required to install
advanced nitrogen treatment septic systems, if deemed necessary.
C. All construction in connection with an ADU attached to a principal dwelling shall conform to building
setbacks for a single-family house in the Zoning District where it is located.
D. Either the principal dwelling or the ADU must be occupied by the owner of the property, as defined in
§ 179-2 and the remaining dwelling unit shall be leased for periods of not less than 12 months. The
property owner shall be required to file a notarized affidavit with the Building Department annually,
stating that either the principal dwelling or the accessory single-family dwelling unit will be, and/or has
been, used as the principal residence of the owner for the next twelve-month period and that the
remaining dwelling will be leased for a period of not less than 12 months.
E. No more than 20 building permits shall be issued for the combined total of ADUs and ACDUs in a
single calendar year.
F. There shall be no renting of rooms or boarding of lodgers in an ADU.
G. An ADU shall conform to all applicable State and local laws regulating new construction or new
residential use including the State Building Code, and applicable plumbing, electrical, fire, health and
conservation regulations and bylaws. A Certificate of Occupancy shall be required for any ADU.
H. There shall be no more than two residential units in total on a lot containing an ADU.
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I. A minimum of one parking space per bedroom of the ADU shall be provided.
J. An ADU shall be clearly subordinate in use, size and design to the principal single-family dwelling. An
ADU shall be designed so that, to the maximum extent practical, the appearance of the property on
which it is to be located remains that of a single-family residential property and the privacy of abutting
properties is maintained.
§ 179-42.3 Accessory commercial dwelling units (ACDUs).
[Added 12-3-2018 FYTM, Art. 12]
Accessory single-family dwelling units shall be permitted subject to the following standards:
A. An ACDU may be located within or adjacent to a commercial building, or in a building on the same lot
as a commercial use, subject to the Definitions of § 179-2; the requirements of Table 1, Use
Regulations, and Table 2, Area Regulations/Minimum Required Lots; and all standards of this section.
B. An ACDU may be located in a Commercial High Density or Village Business District.
C. An ACDU may be located within a Zone II (Zone of Contribution to a Public Drinking Water Well), in
the watershed of the Herring River, or the watershed to Pleasant Bay, subject to approval of a Special
Permit by the Zoning Board of Appeals. All ADU's within these areas shall be required to install
advanced nitrogen treatment septic systems, if deemed necessary.
D. All construction in connection with an ACDU shall conform to building setbacks for a commercial
building in the Zoning District where it is located.
E. The property owner shall be required to file a notarized affidavit with the Building Department
annually, stating that the ACDU will be, and/or has been, leased for a period of not less than 12 months.
F. No more than 20 building permits shall be issued for the combined total of ADUs and ACDUs in a
single calendar year.
G. There shall be no renting of rooms or boarding of lodgers in an ACDU.
H. An ACDU shall conform to all applicable State and local laws regulating new construction or new
residential use including the State Building Code and applicable plumbing, electrical, fire, health and
conservation regulations and bylaws. A Certificate of Occupancy shall be required for any ACDU.
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ZONING
179 Attachment 1
Table 1
Use Regulations
Town of Brewster
[Amended 12-10-1979 STM, Art. 37; 5-12-1980 ATM, Arts. 39, 40 and 41; 12-8-1980 STM, Art. 18; 5-11-1981 ATM, Art. 32; 5-11-1982
ATM, Arts. 80 and 81; 5-14-1984 ATM, Arts. 100, 101 and 103; 8-27-1984 STM, Arts. 58 and 59; 5-13-1985 ATM, Arts. 89 and 93; 5-11-
1987 ATM, Art. 86; 5-9-1988 ATM, Art. 97; 10-17-1988 STM, Art. 26; 5-8-1989 ATM, Art. 47; 5-14-1990 STM, Arts. 6 and 10; 12-14-1992
STM, Art. 2; 11-15-1993 FYTM, Art. 20; 11-15-1999 FYTM, Art 23; 5-1-2000 ATM, Art. 35 11-17-2003 FYTM, Arts. 19 and 24;
11-18-2001 FYTM, Arts. 17 and 21; 5-3-2004 ATM, Art. 24; 11-15-2004 FYTM, Art. 17; 5-2-2005 ATM, Art. 31; 11-13-2006 FYTM,
Art. 25; 5-7-2007 ATM, Art. 24; 11-5-2007 FYTM, Art. 19; 11-17-2008 FYTM, Art. 18; 5-2-2011 ATM, Art. 33; 11-7-2011 FYTM, Arts. 13
and 17; 5-7-2012 ATM, Arts. 24 and 28; 5-6-2013 STM, Art. 6; 5-6-2013 ATM, Art. 23; 5-5-2014 ATM, Arts. 22 and 30; 12-3-2018 FYTM,
Arts. 11, 12, and 13]
KEY:
P =Permitted Use
S =Special Permit Use
Use with a dash ("-")=Prohibited Use
District
R-R R-L R-M C-H V-B I MRD PWS-CF
Residential
1.Accessory residential building P P P P P ---
2.Accessory commercial dwelling unit "ACDU"---S S ---
3.Accessory single-family dwelling unit "ADU" on a lot of 30,000
square feet or more
P P P S S ---
4.Accessory single-family dwelling unit "ADU" on a lot less than
30,000 square feet
S S S S S ---
5.Affordable multifamily dwelling units "AMFDU"---P ----
6.Cluster residential development S S S -----
7.Construction trailer P P P P P P --
8.Major residential development S S S S ----
9.Multifamily dwelling ---S ----
10.One-family detached dwelling unit P P P -P ---
11.One-family security dwelling ---P P P --
12.Planned residential development -S S -----
13.Row or town houses ---S ----
14.Subsidized elderly housing S S S S ----
179 Attachment 1:1 Supp 1, Nov 2019
26
ZONING
179 Attachment 2
Town of Brewster
Area Regulations
Minimum Required Lots1
[Amended 12-10-1979 STM, Art. 37; 5-12-1980 ATM, Art. 42; 5-14-1984 ATM, Arts. 104 and 105; 8-27-1984 STM, Art. 57; 5-13-1985 ATM, Arts. 66, 74
and 94; 5-12-1986 ATM, Arts. 35 and 36; 5-11-1987 ATM, Art. 82; 5-9-1988 ATM, Art. 96; 10-17-1988 STM, Art. 26; 11-13-2006 FYTM, Arts. 29 and 33;
11-5-2007 FYTM, Art. 13; 5-5-2008 ATM, Art. 20; 5-7-2012 ATM, Art. 26; 12-3-2018 FYTM, Art. 12]
179 Attachment 2:1 06 - 01 - 2019
27
BREWSTER CODE
District Use
Area
(square feet)
Lot Frontage2
(feet)
Yards3,4,5,6,7
Front
(feet)
Side
(feet)
Rear
(feet)
R-R Any permitted structure or principal use 100,000 plus 100,000 for the second
dwelling unit of a duplex
200 40 25 25
R-L Any permitted structure or principal use 60,000 plus 60,000 for the second dwelling
unit of a duplex
150 40 25 25
R-M Any permitted structure or principal use 60,000 plus 60,000 for the second dwelling
unit of a duplex
150 40 25 25
C-H Row commercial 40,000 150 30 20 20
Multifamily dwellings 130,000 plus 10,000 per bedroom 200 100 30 30
Hotel and motel 130,000 plus 2,000 per unit 200 100 30 30
Row house or townhouse 130,000 plus 10,000 per bedroom 200 100 30 30
Any other permitted structure or principal use14 15,000 80 30 15 15
V-B Any permitted structure or principal use 15,000 80 30 15 15
I Any permitted structure or use, other than those
listed above for the CH Zone (footnote 9)9
20,000 100 30 15 40
NOTES:
1 In general, only one principal structure shall be permitted on one lot. The exceptions are planned residential developments, row commercial development, subsidized
elderly housing, planned business developments, community facilities, building and construction trade shop or garage uses, public utilities, accessory single-family
dwelling units (ADUs), and accessory commercial dwelling units (ACDUs) that comply with all provisions of §§ 179-42.2 and 179-42.3, respectively. ADUs may be
permitted by right in the R-L, R-M and R-R zoning districts on lots of 30,000 square feet or greater, by Special Permit in these districts on lots less than 30,000 square feet,
and by Special Permit in the C-H, V-B and I zoning districts. Also, residential lots may contain two single-family units if the lot is twice that required by the Table of Area
Regulations for single-family residences in that district and if each unit is provided proper street access .
2 The width of the lot, measured at the front yard setback line, shall be at least 80% of the lot frontage.
3 At each end of a through lot, there shall be a setback depth required which is equal to the front yard depth required for the district in which each street frontage is located.
4 No building, except a boathouse or building used for agricultural purposes, shall be within 50 feet of any water body, watercourse or wetland area or, if subject to flooding,
within 50 feet beyond its flood line to the higher elevation.
5 Projections into required yards or other required open spaces are permitted subject to the following:
Balcony or bay window, limited in total length to 1/2 the length of the building, not more than two feet.
Open terrace or steps or stoop, under four feet in height, up to 1/2 the required yard setback.
Steps or stoop over four feet in height, windowsill, chimney, roof eave, fire escape, fire tower, storm enclosure or similar architectural features, not more than two feet.
6 Accessory buildings and structures. Any permitted accessory building in any R District shall conform to the following provisions:
It shall not occupy more than 40% of the required rear yard. It shall be not less than 40 feet for R-R and R-L Districts and 30 feet for an R-M District from any street lot
line and shall be not less than 25 feet in any R-R or R-L District or 20 feet in the R-M District from any lot line. It shall not exceed 30 feet in height.
A temporary stand for retail sale of agricultural or farm products, where permitted. May be six feet from the front lot line.
Any permitted barn shall be at least 50 feet from any street lot line or side or rear property line and at least 100 feet from any abutter's dwelling.
7 The front, side and rear yard clearances shown in this table for multifamily dwellings are applicable to each structure containing dwelling units. These distances should be
used as though each structure is set on a separate lot. For example, two structures sitting side by side would have side yard clearances each of 30 feet or a total of 60 feet
between the structures.
8 Intensity of use applications to nursing convalescent home. For purposes of interpreting the portion of this chapter, the term “unit” shall mean each bed designed for use by
an individual receiving care at such facility. The first three units of a nursing/convalescent home shall require a minimum land area equal to the lot requirements for any
179 Attachment 2:2 06 - 01 - 2019
28
XXXXXX
permitted structure or principal use in the district in which located, with the exception in the C-H District, where 20,000 square feet shall be required for the first three units
of a nursing/convalescent home. In all districts where such use is allowed, including by special permit, each additional unit shall require a minimum of 4,000 square feet of
land area. Front, side and rear yard requirements within the respective districts where special permits are required may be increased at the discretion of the Board of
Appeals, if the size of the project, proximity to incompatible adjacent uses or other factors potentially having an adverse effect on the health, safety or welfare of the
persons under care at such facility justifies a more extensive buffer from property lines. The Board of Appeals shall ensure that egress from such facility shall be on a street
which should be safe and adequate.
9 No building, loading space, parking space or structure, other than a sign, shall be located within 200 feet of the Industrial District boundary line in an Industrial District.
10 Exception, panhandle lots. This exception shall only apply to a single parcel of land at least three times the area required for a single lot in that residential district, intended
to be divided or subdivided into not more than two lots. Such a division or subdivision may be exempt from any or all of the requirements of the Town of Brewster
Planning Board rules and regulations, upon the express written approval of the Planning Board. The regulations for lot frontage as set forth in this section may be waived by
the Planning Board upon the following conditions:
There shall be no further subdivision of the lot(s).
The lots) shall be used for single-family residential purposes.
The area of the access to the lot as determined by the Planning Board shall not be used in determining lot size.
The access to the lot as determined by the Planning Board shall not be used to provide access to any other lots.
In no event shall the lot frontage and lot width be less than 30 feet.
Multiple use of this section of this chapter shall not be used as a means of accomplishing the subdivision of land without the construction of ways.
11 Cottage colony conversion. An existing nonconforming cottage colony may not be converted to a single-family dwelling use under separate ownership, unless the lot upon
which each building is located complies with the minimum requirements for single-family dwellings in the zoning district in which the land is located, and such
nonconforming cottage colony may not be converted to a single-family use under condominium-type ownership, unless the lot meets the minimum zoning requirements in
which the land is located.
12 For subsidized elderly housing, see S-I rather than Table 2.
13 An owner-occupied building containing two dwelling units, one of which shall be an accessory apartment with a net floor living area not exceeding 600 square feet, and
including not more than one bedroom, a kitchen, living room and bath, shall be allowed by a special permit granted by the Board of Appeals. Such dwelling shall be
deemed to be owner-occupied if either dwelling unit is occupied by the property owner of record on a year-round basis, except for bona fide temporary absences during
which the unit is not rented.14 Editor's Note: The C-L District which immediately followed was removed at the request of the Town
179 Attachment 2:3 00 - 00 - 0000
29
30
Comparison of ADU Regulations by Local Towns
Brewster Chatham Dennis Eastham Harwich* Orleans
Year of Bylaw November 2018 Updated
May 2022 October 2022 Updated
May 2022
Updated
May 2023
Updated
May 2021
By right? Yes Yes No Yes Yes Yes
Maximum size 900sf or
40% of pd 900sf 800sf or
40% of pd
1,200sf or
50% of pd 1,000sf 800sf
Maximum
bedrooms 2 2, max occupancy
2/bedroom 2 2 2 --
Rental term
(minimum) 12 months 12 months^ 12 months 12 months 6 months 90 days
Additional off-
street parking
(minimum)
1 per BR 1 On-site 1 1 0
Owner occupancy
requirements Yes No Yes+ No (#) Yes (Can be part-time
residence)# No
Lot size
requirements
SP under
30,000sf No 15,000sf No No 30,000sf CBU
Special Permit (SP)
requirements
Zone 2/
Watersheds
Under 30,000sf
Detached ADU,
Dimensional req.
not setbacks
For all, by
Planning Board
Zoning District,
>50% of pd, > pre
nonconforming
Preexisting
nonconforming
setbacks or lot
coverage
--
Compliance
mechanism Affidavit Copy of rental
lease
Affidavit, lease &
health rent perm.
Affidavit, health
registration
Affidavit, owner in
residence --
Cap/ year 20 (includes
ADU & ACDU)
10 by right & 10
special permit 9 No cap No cap No cap
Miscellaneous
Max 2 residential
units/ ADU lot.
Accessory apts.
1/lot, no
separation
1/lot. Res. Struct
must exist on lot,
no separation
1 per pd, 1
rented at a time,
no separation
1 per pd, one rented
at a time, no
separation
Addition, not>
2% increase in lot
coverage
Pd= principal dwelling sf=square feet CBU= contiguous buildable upland
* Harwich bylaw passed at Town Meeting but not yet approved by the Attorney General
+ One unit shall be owner occupied on a year-round basis, except for bona fide temporary absences during which the owner-occupied unit is not rented
# Primary Dwelling and ADU cannot be rented at the same time.
^ADU shall become the principal residence of the renter within 30 days of occupancy of the ADU.
Special thanks to the CDP Resource Center for assistance in the production of this table. Information is a general summary compiled from local ADU bylaws.
31
CAPE COD INVENTORY OF ACCESSORY DWELLING UNIT PROVISIONS BY TOWN
CAPECODCOMMISSION.ORG Updated January 2023
By Right Income
Restriction
Family
Restriction
Long-term
Deed
Restriction
Short Term
Rental
Restriction
Owner
Occupancy
Requirement
Minimum
Lot Size
Design
Standards Maximum Size Lease Duration
Restriction
Water
Protection
District
Special
Restrictions
Off Street
Parking
Requirement
Approval
CCC MODEL
BYLAW
YES NO NO NO YES NO NO YES 1,000 sf/50%/
2 BR
Minimum 3 months
suggested NO YES, but it can be
waived
Building
Commissioner
BARNSTABLE YES NO NO NO
YES (no
commercial use
allowed)
YES NO YES 900 sf/50%/
2 BR
Minimum 12
months NO YES Building
Commissioner
BOURNE NO NO NO NO YES YES NO NO NO NO NO 1 space Zoning Board
of Appeals
BREWSTER YES NO NO NO YES YES NO1 NO NO Minimum 12
months YES 1 space/BR Building
Commissioner
CHATHAM YES2 NO NO NO YES NO NO NO 900 sf/2 BR Minimum 12
months NO 1 space/BR Building
Commissioner
DENNIS NO NO NO NO YES YES YES YES 800 sf/
40%/2BR
Minimum 12
months NO 1 space/BR Planning
Board
EASTHAM YES NO NO NO YES NO3 NO NO 1,200 sf/50%/
2 BR
Minimum 12
months NO 1 space Building
Commissioner
FALMOUTH YES2 NO NO NO YES YES, 7 months YES YES 800 sf/40%/
2 BR Minimum 6 months YES YES Building
Commissioner
HARWICH YES NO NO NO NO NO YES YES 900 sf/50%/
2 BR NO YES 1 space Building
Commissioner
MASHPEE YES NO NO NO YES YES NO YES 40%/2 BR Minimum 30 days NO 1 space Building
Commissioner
ORLEANS YES NO NO NO YES YES YES NO 800 sf Minimum 12
months NO
YES, as
determined by
Building
C i i
Building
Commissioner
PROVINCETOWN YES NO NO YES4 YES NO NO NO
600 sf if free
standing/40% if within
principal residence
NO NO NO Building
Commissioner
SANDWICH YES NO NO NO YES NO YES NO 900 sf/2 BR Minimum 12
months/
NO 1 space Building
Commissioner
TRURO YES NO NO NO YES NO NO NO 900 sf Minimum 12
months NO 2 spaces Building
Commissioner
WELLFLEET YES NO NO NO YES NO NO NO 1,200 sf Minimum 12
months NO YES Building
Commissioner
YARMOUTH NO YES YES YES NO YES YES YES 800 sf NO NO
YES, as
determined by
Building
C i i
Zoning Board
of Appeals
*Please note that this table provides only a high-level summary of zoning provisions and may not reflect exceptions, special circumstances, and other nuances contained in the full zoning bylaws.
Where available, click on the town name to access the town’s zoning bylaw.
Notes: 1. Except that special permit required for lots less than 30,000 sf. 2. Except detached ADU requires Special Permit authorization. 3. Prohibition on renting both principal dwelling and accessory dwelling at same time. 4. Deed
restriction for use as a year-round rental.
32
ADU ZONING AMENDMENT TIMELINE 2023
&
PLANNING BOARD REGULAR MEETING DATES
JUNE JULY AUGUST SEPT OCT NOV
6/14 6/28 7/12 7/26 8/9 8/23 9/13 9/27 10/11 10/25 11/8
PB WORKPLAN
DISCUSSION
LISTENING SESSION/S
Outreach to related committees
(e.g. ZBA and Housing Partnership)
& community organizations
DRAFTING WORKSHOPS/ PB VOTE
Hrg notice to
newspaper
(3 weeks
advance)
|------------------MGL C. 40A s. 5 Procedures-----------------|
PB submission to SB
SB referral to PB
Hrg Notice published
(14/7 days in advance)
Public Hearing/s
PB Vote/
Recommendation
SB Vote/ STM
Warrant Closes
(est. 10/13)
STM 11/13
PB Report
|----------------------------------INPUT: PUBLIC, STAFF, COMMITTEES, OFFICIALS -------------------------------------|
33
Local Comprehensive Plan
Project Goals
The project goal is to establish a long term community plan to guide land use decisions and
policies in Brewster for the next ten or more years.
Local Comprehensive Plan
Brewster’s LCP is intended to help guide land use decisions and policies in the Town for the
next 10+ years. It describes how Brewster looks today and where it wants to go in the
future. The Plan addresses many important issues like providing housing opportunities for
our aging citizens and young families, protecting our drinking water supply, preserving our
historic and small town character, improving water quality in our ponds, and supporting
our local small businesses.
The 2018 Brewster Vision Plan serves as a foundation for this LCP. Similar to the Vision
Plan’s structure, the LCP includes a Vision Statement and is organized by “Building Blocks:”
Community Character; Water Resources; Open Space; Housing; Coastal Management; Local
Economy; Governance; Community Infrastructure; Solid Waste Management; and Climate
Mitigation and Adaptation. The heart of the LCP is the Action Plan, which includes goals,
purposes and an ambitious list of recommended actions associated with each Building
Block.
The LCP also includes a summary of conditions for each building block and a Capital
Facilities Plan which aligns capital projects recommended in the Action Plan with the
Town’s on-going budgeting and planning processes. The LCP will be implemented, and its
34
actions prioritized, primarily through the Select Board’s annual strategic planning
process. This process will also include monitoring and reporting to the community, which
are crucial to the successful implementation of the LCP. Resident feedback on specific
recommended projects and initiatives will be critical as the Town considers and works
through implementation details.
The LCP has been developed with general guidance from Cape Cod Commission (CCC) staff
according to its regulations, adapted to Brewster’s specific needs and circumstances. After
its local adoption, the Town may elect to forward the LCP to the CCC for review to certify its
consistency with the Cape Cod Regional Policy Plan. CCC certification entails some
continuing obligations but also affords the Town certain planning and regulatory benefits.
After more than two years of public meetings and input from residents and Town staff, the
Vision Planning Committee (VPC) completed and released a final draft Local
Comprehensive Plan (LCP) in September 2022. Upon the recommendation of the VPC, it
was approved by the Select Board and Planning Board following a public hearing on
October 12, 2022 and was placed on the Fall 2022 Town Meeting Warrant to consider its
adoption. Despite some very favorable comments about the draft LCP and the Committee’s
work, Town Meeting did not vote to adopt the LCP but instead voted to remand the LCP to
the VPC for further consideration. Town Meeting had concerns about the proposed Wing
Island Boardwalk project, which, although independent of the LCP, was referenced in the
LCP. The Select Board has since decided not to pursue the Wing Island project any further.
Pursuant to a revised charge, the Vision Planning Committee recommenced its work on the
draft LCP in March 2023. Reflecting comments, concerns and changes in circumstances
since fall 2022, and with continuing efforts to make the document even more clear and
readable for all stakeholders, the VPC has prepared and released an updated draft for July
2023. The VPC will undertake public outreach and education on the draft LCP through the
summer and fall and anticipates that the draft will be presented to Town Meeting to
consider adoption in November 2023.
If you are a community group or residential association and would like to have a
presentation about the draft LCP from Committee representatives, please feel free to reach
out to brewplan@brewster-ma.gov to discuss.
Read the draft here:
Microsoft Word - VPC REVISIONS 2023 DRAFT LCP 2023.07.17 (brewster-ma.gov)
35
Local Preference Information Session
Hosted by Brewster Housing Partnership
Thursday August 17th
6PM
Brewster Town Hall
(Rooms A & B)
This information session will explore:
Massachusetts’ definition of local preference,
the process for requesting local preference,
how local preference is implemented,
and the impact of local preference.
Participating Boards and Committees:
Select Board, Affordable Housing Trust, Community Preservation
Committee, Finance Committee, and Housing Partnership
Remote access available:
Members of the public who wish to access the meeting remotely may do so in the following manner:
Phone: Call (929) 436-2866 or (301) 715-8592. Webinar ID: 853 9402 2099 Passcode: 301097
To request to speak: Press *9 and wait to be recognized.
Zoom Webinar: https://us02web.zoom.us/j/85394022099?pwd=M2JSaDJWYTZPK1l3eVZPVnVmaTdiUT09
Passcode: 301097 To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
36
Housing Coordinator Update June 2023
Jill Scalise
Ongoing Activities/ Projects
1. Community Outreach and Education (Housing Production Plan (HPP) Strategy #14)
• Responded to email and phone requests for information and assistance, 50 total requests for housing
information (35) or assistance (15). Open office hours Thursday from 10-noon.
2. Brewster Affordable Housing Trust (BAHT) (HPP assorted strategies, Select Board (SB) Strategic Plan H-1)
• Prepared Community Preservation Act application for funding of the Affordable Buydown program.
• Met with Human Resources and Donna Kalinick regarding initial job description and hiring process for the
Housing Program Assistant position, which will be funded by Housing Trust.
• With Donna Kalinick, prepared and presented Housing update to Select Board.
3. Community Housing Parcel off Millstone (SB Strategic Plan H-4, HPP Strategies #12 & 16)
• Zoning Board of Appeals (ZBA) approved Preservation of Affordable Housing (POAH) and Housing
Assistance Corporation (HAC) Comprehensive Permit application at the June 13th meeting.
4.Comprehensive Permit Projects (HPP Strategy #16)
• Habitat for Humanity on Phoebe Way off Red Top Road (2 affordable homes): Applications now open, see
link below. Lottery expected to be held in fall.
5. Preservation of Housing and Related Support of Brewster Residents (SB H-3, HPP Strategy #20)
• Brewster’s Rental Assistance Program (BRAP)- HAC Quarterly report: 11 households received $42,034 in
financial assistance. Additionally, 7 active BRAP households. Request for Quotes (RFQ) completed and
then issued by Donna Kalinick. This will continue program for 3 years. Funded by BAHT with CPA funds.
• Community Development Block Grant (CDBG)- Program progressing well. 15 housing rehab projects
approved, 27 children currently receiving childcare assistance.
6. Subsidized Housing Inventory (SHI) (HPP Strategy #21 & 22)
• 212 Yankee Drive- Continued work with The Rehab Inc. on scope of work. Invitation for Bid (IFB)
completed and issued by Donna Kalinick. IFB walk through. Site visit with Building Commissioner.
• Serenity Apartments- Met with managing director. Provided regulatory agreement which lays out
requirements for operation of affordable units.
• 6 Sachemus Trail- affordable home resale approved by Town and state. Waiting on marketing by HAC.
7. Housing Production Plan (HPP) (Select Board Strategic Plan Goal H-2)
• ADU Bylaw: Assisted Town Planner Idman & Asst. Town Manager Kalinick with research, presentation,
and outreach for Planning Board ADU discussion and listening session.
• Jon Idman submitted MA Community Planning Grant application for funds to examine the current zoning
bylaw & identify impediments & opportunities for multi-unit and mixed-use residential housing.
• Assisted with housing review and updates for the Local Comprehensive Plan.
8. Collaboration (HPP Strategy #7)
• Attended virtual and in-person Housing Institute, first time in-person component held since 2019.
• Participated in Brewster Seniors Needs Assessment meeting. Wrote letter of support for COA grant.
Upcoming Events:
• Applications open for 2 Habitat for Humanity 3 bedroom homes on Phoebe Way. Due August 14th.
To Apply for a Home | Habitat for Humanity Cape Cod (habitatcapecod.org)
• Local Preference Information Session planned for August 17th at 6PM.
Personnel
• Participated in Planning Board, Select Board and ZBA meetings. Worked with: Assessors, Building,
Council on Aging, CPC, Finance, Health, Planning, Public Works, Town Administration & ZBA. Attended
year-end Finance Training and De-escalation Strategies for Uncivil Discourse training.
37
Town of Brewster
Cape Cod Sea Camps Planning
Date: Saturday, August 5th 2023
Attend one of three sessions: 1pm-2pm, 2pm-3pm or 3pm-4pm Location: Bay Property Dining Hall
Join us for community forum #2!
Community Forum #2 will be an engaging community event that shares preliminary planning scenarios for both
the Bay and Pond properties based on resident feedback from Community Forum #1 and the survey.
Each session will begin with introductory remarks. The remainder of the meeting will be a community workshop
where residents will be invited to learn about the planning scenarios, indicate their preference and share
feedback. This event will be the second public community workshop in a series of six that takes place over the
course of the planning process.
The Council on Aging will be offering rides to and from community forum sessions. Please call the Council on
Aging at 508-896-2737 by Thursday August 3rd to arrange for transportation.
For more details about the long-term planning process, information on Bay Property and Pond Property
Planning Committee meetings and interim activities at both properties, please visit the project page,
https://www.brewster-ma.gov/cape-cod-sea-camps-properties. To provide feedback to one of the committees,
please email us at bppc@brewster-ma.gov (Bay property) or pppc@brewster-ma.gov (Pond property).
The Bay Property will be open to the public to
explore by foot anytime between 12pm-5pm
Registration for the forum is limited to town residents. To register for one of the workshop times,
scan the QR code or follow this link:
https://www.brewster-ma.gov/cape-cod-sea-camps-properties
38
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40
Brewster Housing Partnership
Minutes of the 05/18/2022 Meeting
Members Present: Diane Pansire, Steve Seaver, Jillian Douglass, Ralph Marotti, Sarah Robinson, Lisa
Forhan and Vanessa Green.
Absent: none
Guests Present: Jill Scalise (Housing Coordinator), Donna Kalinick, Carol Marie Anderson, Adrienne Jones
1. Call to Order: Meeting called to order
2. Declaration of a quorum: a quorum was declared with four members present
3. Meeting Participation Statement: Diane Pansire read the meeting participation statement
4. Recording Statement: Diane Pansire read the recording statement.
5. Updates on Millstone Rd Affordable Housing Development. In front of the zoning board
appeals waiting to get their comprehensive permit and will have more information at their
meeting in June.
6. Housing Updates. Celebration held May 9th for the ribbon cutting at Brewster Woods. Much
town support, staff and the greater community were all part of the celebration process. Habitat
for Humanity is building 2 homes off Red Top Road. They have submitted a fair housing
marketing plan to HCD and once it gets the ok then they will implement the fair housing
marketing plan. One of the homes is set to have a veteran’s preference. CDP Block Grant: The
program is moving forward helping with both housing rehabilitation and childcare assistance.
Affordable Buy Down; The homeowner sent a letter of gratitude to the town for assistance in
enabling her to buy a home in the town she was born in. BHT will be handling the buy down
program and they are also handling the rental program which assists renters with $500 month
rent (a 3-year program). 212 Yankee Drive; BHT is working on bringing this property to livable
condition and Donna is working on invitations to bid. Needs septic work and due to a water
issue, the house is fully gutted and needs a new heating system. Hopeful that someone will be in
the home by the end of 2023. ADU’s: The planning board is looking at making some changes to
the program. How can it be more streamlined and more user friendly. The 2023 HUD Median
Family Income in Barnstable County is $124,30 and this is a very large increase over 2022. All
affordable housing works off this number such as 80 % AMI. Barnstable County has just sent out
2 RFP’s regarding funds available for affordable housing development as well as workforce
housing development. There is a survey of Housing Cape Cod Regional Strategy that the Cape
Cod Commission and they are looking for input. Home Consortium Meeting where they
discussed the increased cost of building. Many towns are looking for financial assistance from
their own towns and surrounding towns as well. The cost of a Brewster Woods unit was $453,00
and a current project in Mashpee will be $611,000 per unit. Town is planning on doing a joint
41
meeting on Local Preference which will include the Housing Partnership, The Housing Trust,
Selectboard and the Finance Committee. It has not been scheduled at this point. There are plans
in place to prevent 212 Yankee Drive from happening to another property. The Housing Trust is
looking to fund a housing assistant position. ADU: what happens to the ADU when the property
is sold? Jill Scalise will bring this question to the planning board. CDP, Homeless Prevention have
ADU resource center to help people walk through the process. We have not come close to
utilizing all the permits.
7. Sea Camps Tour: Ralph reviewed the tour and focused on the potential affordable housing
opportunities that may be available. We do not know what the committees have come up with.
Sarah mentioned that some of the properties have 4 or 5 bedrooms.
8. Donna Kalinick talked about the Sea Camps community forum which is coming up on Saturday.
Both require sign up and they will have activities for kids. There is a lot of information on the Sea
Camps page on the town website. There is also a video which is an overview of the property.
The public will be able to share the input as to what they would like to see. The committees are
looking at community ideas and input.
9. Status of HP appointments. Vanessa is planning on continuing as is Jillian, but Diane Pansire is
leaving the group. The process for filling a vacancy: the town manager’s office is currently
reaching out to committee chairs to let them know who is renewing, leaving. The June 5th
meeting in the FYI in the Select Board Process packet all the folks all the folks who intend on
being renewed and will be confirmation on June 26. Once done, they will list all the committee
vacancies on the website. If someone applies, the SB liaison and the chair of the committee will
review applications and hold an informal interview. All those interviewed will be sent back to
the selectboard in their FYI and put on their consent agenda for their appointment.
10. Vanessa has agreed to continue as the liaison for the Housing Trust and the committee voted
unanimously in favor.
11. The group talked about reorganizing and finding a new chair and a new secretary. Jillian is the
Vice Chair and will hold that role into the July meeting.
12. Matters not Anticipated by the Chair: tomorrow is the Wellness fair put on by the Council on
Aging.
13. Minutes of the March 16th minutes on April 17th minutes were reviewed, voted on and accepted.
14. Next Meeting June 15th
15 Adjournments
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