01/27/2026 COMMUNITY PRESERVATION ACT COMMITTEE Minutes

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Town of Mashpee Community Preservation Committee '4 16 Great Neck Road North >tz Mashpee,MA 02649 Members reviewed a letter from realtor Lindsay Sullivan stating that the renovations would likely increase the property's value by only about half of the total project cost, supporting the view that the project would not result in a dollar-for-dollar private benefit. The Committee also reviewed Health Department comments on the proposed Innovative Alternative (IA) septic system. Because the property is in Zone II and near wetlands, a denitrification system is required regardless of whether the building is rehabilitated or replaced. The IA system would reduce nitrogen discharge and improve local water quality, and members noted that septic upgrades would be required independent of CPC funding. The applicant confirmed that the revised plan keeps the property as a single-family home with one existing ADU above the garage. A second ADU was discussed only conceptually and is not part of the current proposal. He also stated his intent to continue renting at relatively affordable market rates and to retain long-term ownership. Consistent with Town Counsel's guidance, members emphasized that any CPC funding must be limited to exterior and structural work protected by a historic preservation restriction. Eligible work generally includes foundation, framing, and exterior elements, while interior systems such as plumbing, electrical, and HVAC are ineligible. Members discussed safeguards including reimbursement-only payments, a detailed grant agreement, and performance protections, and emphasized the importance of a visible historic plaque. The discussion centered on balancing historic preservation goals with legal risk,public perception, and the use of public funds for private property,with members stressing that any recommendation must be clearly defensible at Town Meeting. MOTION: Recommend to Town Meeting an award of Four Hundred Eight Thousand Dollars ($408,000) for the historic rehabilitation of 701 Great Neck Road South, subject to the following conditions: 1. A historic preservation restriction shall be placed on the property in perpetuity. 2. The applicant shall enter into an agreement to rent at least one residential unit at a rate not exceeding 30 percent of the income of a household earning 100 percent of the Area Median Income (AMI) for a family of four. 3. All rehabilitation work funded through this award shall be completed in compliance with federal standards for historic rehabilitation. 4. A historic plaque shall be installed on the property, with the design and placement subject to approval by the Historical Commission. 5. The project shall obtain all required approvals from the Board of Health,Zoning Board of Appeals, and any other applicable regulatory authorities. Motion bv: Mary Waygan Seconded by: Richard Klein Discussion: The Committee discussed the difference between the applicant's revised request of approximately $845,000 and the proposed $408,000 award. Members clarified that the $408,000 figure was based only on CPC-eligible exterior and structural items listed in the green column of the revised budget, including foundation and masonry work, framing, roofing, siding, and exterior carpentry. Plumbing, electrical,landscaping,hardscaping,finished carpentry, and other interior work were excluded. It was noted that further review by Town Counsel could reduce the eligible amount and that$408,000 was already considered generous for a private residence. 4