12/16/2025 COMMUNITY PRESERVATION ACT COMMITTEE Minutes

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,�yrxrasr�.a Town of Mashpee Community Preservation Committee 16 Great Neck Road North Mashpee,MA 02649 701 GREAT NECK ROAD SOUTH, ROBERT FOX Mr. Fox appeared before the Committee to present an application requesting approximately $1.4 million in CPC historic preservation funding to rehabilitate a privately owned historic residence at 701 Great Neck Road South. He explained the project construction and restoration in order to preserve the building as an alternative to demolition and ensure its long-term stability. Mr. Fox stated that the building has suffered significant deterioration and that comprehensive rehabilitation is necessary to address structural integrity,protect the exterior envelope, and restore historically significant elements. Committee members raised extensive concerns regarding: • Whether CPC funds should cover such a substantial portion of a project on private property; • Whether funding should be limited to the incremental "historic premium" above new construction costs; • Responsibility for long-term exterior maintenance; and • The risk to the Town's investment if the property were later sold. Members discussed whether tools such as a preservation restriction or a right of first refusal could help safeguard the public investment. Mr. Fox described the public benefit as a preservation restriction in perpetuity,preventing demolition and inappropriate alterations. Members noted that, because the building would remain privately owned and not open to the public, the public benefit would primarily be the long-term visual and exterior preservation of the historic resource. The Committee also questioned whether the cost estimate had been subject to independent review or competitive bidding. Mr. Fox indicated a willingness to pursue independent or competitive bids to validate the estimate. During public comment, several abutters, including Jewel and Barry Blake of 709 Great Neck Road South and Sharon Mueller of 693 Great Neck Road South, spoke in opposition, citing concerns about the scale of public subsidy for a private project, shifting descriptions of proposed use, neighborhood impacts, lack of competitive bidding, and whether alternative funding sources had been explored. The abutters also raised zoning and tenant-related concerns. Mr. Fox responded that since acquiring the property in approximately 2016, he has not experienced tenant issues and CPC members noted that zoning matters fall outside CPC's jurisdiction. Chair Russell reported that Town Counsel's written guidance, received late in the day, advised the Committee to carefully evaluate whether the building's historical, cultural, and architectural significance justifies the use of CPC funds given the substantial private benefit, and whether the proposal satisfies CPA requirements that the public benefit be primary. 5