On the agenda: Wellfleet meeting — surveillance camera (Apr 6)

Wellfleet Shellfish Department
300 Main Street, Wellfleet, Massachusetts 02667
Date: February 3, 2026
To:
Town of Wellfleet Selectboard
CC: TA Tom Guerino, ATA John Bugbee, Ann Schiffenhaus, Housing Coordinator
From: Nancy Civetta, Shellfish Constable, and Sarah Comstock, Deputy Shellfish
Constable
Re:
Preliminary Commercial Shellfishermen Responses to Housing and Communal
Gear Yard Survey
Dear Selectboard members,
Given the increase in discussions surrounding housing projects in Wellfleet, the Shellfish
Department felt that it was pertinent to seek feedback from our local shellfishing
community. Shellfishermen makes up 25% of the working age population in town (10%
overall), and anyone who holds a town commercial shellfishing permit or is named to a
shellfish grant license is required to live here per our regulations. This makes them a
demographic that is particularly sensitive to the housing shortage here in Wellfleet.
We reached out to about 200 commercial shellfishing permit holders, and so far we have
received 40 responses. This represents about 20%, which has been a typical level of
turnout when we hold meetings or ask for feedback. We asked a variety of questions
regarding housing and a potential communal gear yard area in town for those who need
space to store gear, and we received responses from a variety of age groups and housing
situations.
For the Housing portion, the majority consensus regarding housing projects is that they
want to see a focus on helping locals achieve homeownership while still keeping a small
cluster of rentals for people who are not ready to buy yet. They also want to ensure that
people living and working here can attain housing to continue living here.
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50% of renters said that they are waiting for homeownership to start a family,
expand their business, etc.
The Top 3 Housing Types people want to see in Wellfleet, by a wide margin, are
for Single Family Homes (owned) with 35 responses (87.5%), Starter homes
(small affordable homes for first-time buyers – short-term, entry level) with 26
responses (65%), and ADU (rental) with 22 responses (55%).
For the Maurice’s specific question, the top 3 were Single Family Homes (owned)
at 29 responses (72.5%), Starter Homes at 21 responses (52.5%), and a tie
between Single Family Homes (rental) and Tiny Homes (400 sq ft or less) with 15
responses each (37.5%).
The most common answer for number of units at Maurice’s was 25-50, at 19
responses (47.5%).
wellfleet-ma.gov/shellfish-department
Phone (508) 349-0325
Fax (508) 349-0305

For the Communal Gear Yard portion, 22 out of 33 aquaculturists expressed interest in
using a communal gear yard, with 8 saying Yes (24%), 6 saying Maybe (18%), and 8
saying Depends on the Price (24%). Equipment space needs ranged from 1-4500 square
feet, with gear storage taking up the most space. For security, people want chain link
fences with padlocks and cameras, with a few expressing concerns regarding liability.
People would need water and electricity at their sites within the gear yard. People are
split between wanting shipping containers vs. ground pits for overwintering product
within their sites. Opinions on fair prices per square foot leaned towards $0-10 with 10
responses (30%), followed by $25-50 (7, 21%), then $10-25 (6, 18%) and finally $50-100
(5, 15%), and people were mostly split between preferring annual or monthly payments.
To summarize, the responses indicate that people want to live here and own homes while
still having rental opportunities for those who are not ready to purchase yet. They want
housing projects to be low-profile and keep with the rural Wellfleet aesthetic, allowing
people to have their own piece of land to have families and run businesses. Many
mentioned that they feel current projects are moving too fast, and that local opinions are
not being heard. Several mentioned that the local Habitat for Humanity projects are a
good example to follow. The Communal Gear Yard has several shellfishermen
potentially interested, with varying opinions on price and usage. However, from the
Town’s point of view, big questions remain about infrastructure, liability and staff
resources, including conversations with departments on if building and managing a
communal gear yard is something the municipality should undertake.
Attached, please find data charts from the survey, along with the full responses from
respondents to our long form questions, with some minor edits for profanity.
Sincerely,
Nancy Civetta
Shellfish Constable

Sarah Comstock
Deputy Shellfish Constable

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

HOMEOWNERS ONLY SECTION

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RENTERS/NON-HOMEOWNERS ONLY SECTION

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Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

SHELLFISHING SECTION

COMMUNAL GEARYARD SECTION - AQUACULTURISTS ONLY

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

LOCAL HOUSING SECTION

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LONG-FORM QUESTION RESPONSES
What kind of security do you think would be necessary for a communal gear yard?
Do you think chain link and padlocks is sufficient?
• Gate lock and surveillance camera
• Cameras
• Fence, video monitoring
• yes
• Security cameras, gated entry
• add a camera
• none
• Locks and cameras
• Chain , trail cams ,
• Key code lock pad
• Users responsible for their own security.
• Cameras are needed

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

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Chain link would be adequate
Llama
Camera motions
Not sure
I'd hate to see a padlock and a chain link but ...
I don’t know
yes chain link and padlock
gate with a PIN number
Chain link and padlocks between each persons designated area or to keep the
public out from the communal gear yard all together? This question is way to
broad. Working security cameras are a must regaurdless, locks and chain links
keep out honest people not theifs
I don't think that's a good idea, I do think housing should be available with
enough space to store your stuff but that's hard to do in apartment style living.
Cameras
I’m not personally worried but I do know that other people would be worried
about shellfishermen stealing eachother gear.
Yes, chain and lock is fine

Please explain why you would prefer either a house/yard or apartment/communal
gear yard.
• A house and gear yard is optimal. A communal gear yard would be great for the
person who doesn’t own or doesn’t have space to store everything for the winter.
• privacy and being able to work out of your own home in your own yard
• Value personal space and privacy
• security
• Some sense of privacy/independence
• I like having all my things in my own yard where I can keep an eye on them and
not be judged by the other guys
• individual gear yards
• Id want the freedom to do what I want on my own property
• Kids can’t go outside and play on their own in apartments. People will benefit
from having their own property by gardening, having pets and tree houses. Donate
the land to Habitat it will be best. But make sure real fleetions get the spaces.
After all isn’t that what that was intended for. No more of those apartments in
Wellfleet. It’s not Wellfleet.
• Cheaper and less work to have smaller single family house with yard to hold gear.
• Individual home yard better
• Tradesman bays with apartments
• Prefer to keep Wellfleet like Wellfleet and help the commercial fisherman out and
all local people in this town have housing.
• your stuff your yard your responsibility
• if i am going to work my a** off, i wouldnt do so to rent an apartment

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

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This is Wellfleet, not the suburbs, not the city. Single family homes for local
families are what we need, not giant apartment complexes. Single family
affordable homes such as dory lane in eastham or the habitat houses down old
wharf road. Us locals want to own and maintain a piece of the town we love, not
rent a shoebox in a monstrosity.
Don't touch my stuff!
Privacy
I would prefer to own a home and a yard for privacy and independence. I’d like to
be able to organize my own home and work space to meet my individual needs.
The only reason a communal gear yard might be attractive over a private yard is if
the private building costs are prohibitively expensive or the private yard is not
sufficient to store all gear, boats, overwintering etc.

Do you think that Maurice's should focus on helping as many people achieve
homeownership as possible, or focus on creating as much housing as possible within
the footprint? Why?
• It should help working class locals have steady housing and operate on a rent to
own basis
• small homes to own and some rentals for people who aren't ready maybe rent to
own, we should keep as much nature and small buildings to fit wellfleet vibe
• I believe that it should focus on home ownership which is currently not
achievable for the average young person. The cape is currently being
overdeveloped with large apartment style buildings that I do not believe are
appealing to those in need of housing. Overdevelopment and overpopulation will
lead to more problems than it will solve in the long run in this fragile spot of land.
Helping people achieve home ownership may help with housing and will not
shock the dynamic of town with a sudden spike in population.
• Less homes- let people own the homes.. rent is a trap
• home ownership, builds pride & respect, you worked for it
• As much as reasonable, comparable to a mobile home community. Would house
many more than the projects that have been proposed or already completed.
Allow people to rent/buy units or bring in their own.
• Home ownership is our biggest issue. People need to have more affordable ways
to become homeowners. When more of our tradesmen can own a home, more
places will be available to rent. Let's help working people who are ready to buy a
house, and find ways to encourage building ADUs for those not ready to buy.
• I think we need a mix of both. Not everyone is ready to buy, but we still need to
live here.
• ownership with low overall footprint
• I think the current plan to flood Wellfleet with people and increase services
needed throughout town is going to be a burden environmentally and financially.
The ultimate consequence will be the current middle class homeowners will be
forced to sell and move due to high costs. Unfortunately not everyone gets to live
here just because they want to. Offering a decent amount of affordable homes for
purchase will not only give the project accountability with having a person invest
their money therefore having responsibility for the property the costs associated
Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

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with the home will fall on their shoulders and not the towns. Under current
programs our state is pushing to create housing the project currently proposed
could be Wellfleets burden to bear when it comes to maintenance and
administration. This would be VERY expensive. We need people to create homes
that match the scale and needs of our sandbar.
As much in the footprint
Home ownership
Home ownership for the real salts.
Single family homes for Wellfleet residents who can’t afford the current housing
costs
Smaller, less dense is better for many reasons. Water/sewage being 2.
A mix of boath
Less is more. Achieve homeownership is best.
Affordable home ownership most important
Tradesman bays with apartments/ single family houses
I like the idea of home ownership. People in stable homes stay stable.
Maurices needs to balance housing for CURRENT ESTABLISHED
WELLFLEET RESIDENTS, and commerical space for EXISTING LOCAL
INDUSTIRES to provide young people the space they need to grow a business
until they can afford to source housing in Wellfleet.
As much as possible without overcrowding
i dont think maurices should exist
Yes Most people don’t want to live in an apartment
Homeownership - create housing for people who actually work and live in
wellfleet with adequate space for gear storage, boats, etc…
create more housing
housing. rental insecurity is real
its a mixed issue. the town doesnt need a thousand more people, it needs to meet
the needs of the people that are already here. if the people here dont qualify for
what is planned, then the plan needs to be changed. there is need for rentals yes,
but ownership is the end goal at least for me. there is an opportunity with that
much land to meet multiple needs of the town. people who want to rent, and
are/or starting out. people who want to own. why clear cut that much land, why
not some housing, some woods kept, community center, community garden space,
gear space. all these towns think that low income housing is the solution to the
lack of housing. housing is the issue, not low income. if you can currently afford
to live here, then you dont qualify for low income assistance. or are at least on the
high end of it. and on that note, again once in low income assistance, there is no
incentive to work harder to better your situation
HOME OWNERSHIP many of us in town have brought this up and have been
shot down by saying that we need to help the masses, well we need to help our
own first and make sure young people in this town can remain here and own
homes to maintain the shellfishing industry as well as all the trades and services
the non-resident home owners require otherwise the town will only consist of
non-resident homeowners and retirees from elsware while all tradespeople will

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

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drive in from other towns either further up cape or off cape as local young people
will be forced out of town by the inability to purchase homes.
I'd love to see more home ownership
As much as possible to offer year round housing to more people. People shouldn’t
have to switch between summer and winter rentals. Year round housing is a must!
It should be focused on helping the locals stay here
Focus on building single family owned homes with actual property that would
benefit shellfishers to store their own gear on their own property.
Helping as many people achieve homeownership as possible. Owning a home
with a yard is a necessity for the professions that make a community thrive.
Fishermen, trades people, artists, and entrepreneurs need space to be creative and
grow. Year-round, working-age, townspeople need housing that enables them to
put roots down and feel secure enough to start families. A town that values family
life should support family life.

Please leave any other thoughts you have about the Maurice's project.
• Keep it local
• too many people is a BAD idea. respect the small town culture
• I believe home ownership needs to be more accessible to all working people,
especially shellfishermen due to domicile requirements. Maurice's should help us
achieve that goal. Apartment complexes do not help.
• do not use local tax revenue towards project
• I think our Selectboard member pushing this down our throats is totally
innapropriate. I also hope the board, particularly Gary Sussman is investigated for
his lack of transparency and questioned about his practices such as ignoring
members of town hall when they request information. Wellfleet can not afford
anymore of these messy blunders.
• Don’t put apartments. Keep what’s left of the old Wellfleet. Habitat is the best
solution for this space.
• Many of these large, dense complex's appear to have complex issues including
safety.
• Traffic light would be needed with that many people living there. No year round
jobs to justify adding that many units.
• Draft new plan focused on affordable home ownership
• Quality over quantity!!! Tradesman’s bays with class !!!to live and work and be
able to bring something to Wellfleet
• "If the land is handed over to developers, the town looses all ability to regulate
who gets those units over time. Eventually, the developer will fill the units with
people whose housing costs are totally subsidized by government grants. The idea
that that land would be used ENTIRELY for housing and not LARGELY if not
MAJORITY used for commercial space for existing young local entrepreneurs is
UNACCEPTABLE. The amount of commercial property available in Wellfleet is
practically non-existent. How can we expect people to grow businesses large
enough to support home ownership if there is NOWHERE TO GROW THESE
BUSINESSES? Local year-round businesses provide young Fleetians the income

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

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they need to attempt to become home owners in this town. We need to prioritize
local year-round business."
it should not exist
I think what they’re trying to do is just try to cram as many people in there as
possible so that way they didn’t get that 40 B money
Single family homes are a must, scrap the apartment complex for the masses,
keep it local, help the community.
Do not allow illegal aliens
It’s absolute bs
Building housing for individuals instead of families is ignoring what the
townspeople want and need.

Please leave any other general thoughts you have about local housing projects.
• we should keep doing what worked like habitat projects and adu style
• just because you can build it doesn't mean you should. No federal money & rules
!!
• If ever possible, funding should be secured from sources that do not hinder our
objectives. Including supporting those of us here who are currently working and
living in town. Priority should be working people currently living in town,
secondly working people in the Outer cape, thirdly anyone currently living on
Cape Cod. Assisted living for 55+ should be a separate enterprise, privately
owned.
• limit buildings to 28 ft height zoning
• Listen to the people of Wellfleet. The majority are speaking out agianst the
current proposal LOUDLY.
• Stop building apartments.
• Habitat for Humanity, let residents have some incentives to own. (skin in the
game)
• We need affordable housing for many different needs
• Maurice’s planning team not listening to public input
• We should be encouraging long-term rental cluster developments on lots too
small to efficiently sub-divide. We should be allowing for zoning by-law waivers
for existing privately owned lots to build higher and with less set-backs than
bylaws currently require. We should be giving tax-incentives and benefits for
people to rent their current weekly vacation-rental homes into year-round longterm rentals. We should be changing bylaws which currently limit the amount of
commercial storage is allowed on a residential lot. We should be revisiting the
requirement for occupancy on a residential lot for commerical usage so that
homeowners can rent an appropriate amount of space in residential zoning to nondomiciled persons to operate businesses at an appropriate scale. The town should
vote resolutions to support local businesses: shellfishing, construction, etc. to
remind Wellfleet homeowners that their views and aesthetic desire for the
appearance of their neighbor's property are not as valuable as work-spaces that
allow the year-round residents of Wellfleet to sustain ourselves here.
• The town should and is building as much affordable rentals as possible

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305

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if you're going to do it you need to make it so that locals can afford it, a lot of
people get blocked by affordability regulations/requirements
I think we’re focusing too much on the 40 B housing and the whole board is just
lying to everybody I would like to see hard facts housing numbers on how many
people applied and how many people got in before we start a big project. I don’t
think there’s that many people here looking to live in giant apartment
how many locals got housing across from the elementary school?
I only support affordable single family housing projects. Let the other towns make
the large scale complexes that do not benefit the people of the town at all
Keep our community together and support locals housing over seasonal rentals
and out of state buyers
Each housing project in Wellfleet needs to pursue a housing stock that supports a
balanced age structure in terms of demographics. Balanced age distribution is one
of the main indicators of a healthy community.

Phone (508) 349-0325 Wellfleet Shellfish Department Fax (508) 349-0305