HomeMy Public PortalAboutPPPC 08.17.22Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
PPPC 08.17.22 www.brewster-ma.gov Page 1 of 6
Office of:
Select Board
Town Administrator
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
DATE: August 17, 2022
TIME: 4:00pm
PLACE: Remote Participation
PARTICIPANTS: Chair Doug Wilcock, Cindy Bingham, Kari Hoffmann, Elizabeth Taylor, Paul Ruchinskas, Chris
Williams, Jan Crocker, Steve Ferris, Cynthia Baran, Katie Gregoire, Donna Kalinick, Hal Minis, Anne Weirich,
Seamus Woods, Bill Henchy, Amy Henderson, Melissa Lowe
Call to Order, Declaration of a Quorum, Meeting Participation Statement, and Recording Statement:
Doug Wilcock called the meeting to order at 4:00pm, a quorum was declared, and each member present was
announced. Chair Wilcock read the meeting and recording statements.
Public Announcements and Comment: None
Review of Town Strategic Plans:
Members of the Committee provided an overview of the Town’s Strategic Plan and how the plan ties into the
goals of the Pond Parcel Planning Committee.
Vision Plan/Local Comprehensive Plan- Kari Hoffmann & Hal Minis
o The Vision Planning Process was reviewed between February 2017 – July 2018 that resulted in
8 building blocks with goals and over 75 total actions.
Building Blocks: Community Character, Water Resources, Open Space, Housing, Coastal
Management, Local Economy, Governance, and Community Infrastructure
o Most relevant building blocks and goals related to the committee
Water Resources: Protect Brewster’s freshwater system to preserve high quality
drinking water and maintain or improve the health of our ponds and marine
watersheds
Open Space: Maintain and expand open space assets to provide public recreation,
protect fragile natural habitat, and protect water resources.
Housing: 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.
Community Infrastructure: Maintain and expand town infrastructure in ways that
expand opportunities for community interaction, support the development of a
“green” economy, expand recreation opportunities, and promote public safety.
o The Vision Plan was approved by the Select Board in July 2018 and has been used as a
framework for the Select Board Strategic Planning since 2019. There was an implementation
update in 2021 and will next serve as framework for the Local Comprehensive Plan.
o The Local Comprehensive Plan (LCP) has 10 building blocks and includes the Vision Plan 8
building blocks plus; Solid Waste and Climate Adaptation and Mitigation. The LCP has over
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
PPPC 08.17.22 www.brewster-ma.gov Page 2 of 6
Office of:
Select Board
Town Administrator
100 actions with a particular focus on land use. Currently the LCP is in the public review phase
and may be presented at Town Meeting for approval in November 2022.
o The LCP is based on Cape Cod Commission guidelines and eventually will be certified by the
Cape Cod Commission.
Open Space and Recreation Plan – Elizabeth Taylor & Brandon Rice (postponed)
Review of Pond Parcel Video:
Member Gregoire updated the committee that most of the video was shot last week at the property. A
rough cut will be shown at the next meeting, that will include the structure of the video with temporary
graphics. This will be an opportunity for everyone to provide feedback.
Ms. Hoffmann shared that a resident has offered to provide drone footage. A photographer will be walking
the property to get additional footage that will be shared with Katie to tie into the video.
Ms. Hoffmann proposed that the video is published on social media and on the Town website. Ms.
Hoffmann suggested that members think outside the box over the next couple of meetings on ways to share
the video. Ms. Kalinick suggested to request that the video be shown during a Select Board meeting if the
video is approximately five minutes in length.
Member Gregoire left the meeting at 5pm.
Review of Town Strategic Plans (cont’d):
Housing Production Plan – Donna Kalinick
o Brewster’s Housing program is guided by the Housing Production Plan (HPP) of 2017 (an
updated was just completed and certified by the State last week) and the Vision Plan from
2018.
o Housing Production Plan 2022 Update based on three different areas:
Housing Needs Assessment which looks at population, age demographics, housing
occupancy and tenure and housing cost burden by income level
Housing Goals
Implementation Strategies
o Brewster’s Housing Context: 46% owner occupied, 8% renter occupied, 46% seasonal/vacant
(second homes, or Air B&B type homes). Median Brewster home sale price has increased to
$710,00 in 2022 from $415,000 in 2019. The Area Median Family Income is $115,600, almost
a $300K affordability gap to purchase a home.
o Affordable units on the Subsidized Housing Inventory is 297 units, we are currently at 6.2% of
year-round housing, where MA mandates 10% affordable of year-round housing stock.
Majority of the affordable housing stock is with Brewster Housing Authority, King’s Landing
and Serenity Apartments.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
PPPC 08.17.22 www.brewster-ma.gov Page 3 of 6
Office of:
Select Board
Town Administrator
o HPP Qualitative Goals involved stakeholder groups, surveys, input from Town staff,
departments, and committees and multiple community forums.
o Strategies are placed into an implementation table, which outlines potential responsibly
parties and a potential time frame. Highlighted strategies include:
Allow and incentivize the adaptive reuse of existing buildings for the creation of
affordable and mixed income housing.
Develop criteria for assessing a property’s suitability for the creation of affordable and
attainable housing.
Inventory existing Town-owned land using the criteria developed to determine
suitability for housing: develop and issue an RFP for the development of affordable
and attainable housing on properties identified as suitable for housing development.
Continue to make good use of 40B, including the Local Initiative Program as a vehicle
for creating affordable housing.
o Current Initiatives to create housing, preserve existing affordable housing and provide support
services to Town Residents.
Creation of Rental Housing – Brewster Woods, opening Fall 2022; Off Millstone Road,
16+ acres of Town owned land designated for community housing with up to 45
affordable (up to 80% AMI) rental homes.
Redevelopment of a vacant building- Serenity Apartments at Brewster
Habitat for Humanity – Red Top Road, 2 homes to be built, expected construction in
2023.
Preservation of Subsidized Housing Inventory Housing- 212 Yankee Drive
Resident Support includes housing rehabilitation, childcare vouchers, and a local rental
assistance program.
Community Creation of Rental Housing- Accessory Dwelling Unit bylaws and accessory
apartments.
Select Board Strategic Plan – Cindy Bingham (and Kari Hoffmann)
o A building block was added after the Town purchased the former Sea Camp properties with a
specific goal to launch a community planning process, engage residents and stakeholders,
determine support for constructing new community center on bay property, and develop long
term comprehensive plans for both properties.
o Other areas that also relate to the committee is Open Space, with the goal to develop
standard criteria and process to evaluate potential land acquisitions. The Water Quality
Planning and Implementation task force that will be set up to develop an updated plan and
timeline for advancing our integrated water quality initiatives.
o The Governance building block applies to the committee in considering the need for a
different structure of a new Parks & Recreation Department responsible for management of
Drummer Boy Park, the former Sea Camps, and the Dog Park.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
PPPC 08.17.22 www.brewster-ma.gov Page 4 of 6
Office of:
Select Board
Town Administrator
Ms. Kalinick noted that pledges were made from Mass Audubon and Brewster Conservation Trust, though
nothing has been formally agreed to at this time and will be part of the committee’s process, along with the
consultant, and the Select Board to see how the uses may happen on the Long Pond parcel. Also looking at
what portion of the parcel would have a conservation restriction and who would hold the restriction.
Discussion of Short-term plans for use of the parcel
The group recognizes that one of the biggest challenges is the ability to park at the property. The current
focus is to promote wayside exhibits as discussed at the last meeting. Especially having one exhibit at the
Bay property and the possibility of having a roaming exhibit that can be placed at Town meeting, Town Hall,
the Library, or other community events. The exhibit will use similar elements of the video.
There has not been a lot of interest in residents wanted to access the property, except the email
communication in the FYI of the meeting packet. Any requests will be shared with the committee for review.
Ms. Kalinick noted that while providing short term access is challenging, once the discovery phase is
completed by the consultant and we are fairly certain we can provide parking, we can revisit what we can do
in the Spring. Ms. Kalinick added that First Light beach will remain open on weekends only through
Columbus Day, the hours will be reduced though. After the summer season, Ms. Kalinick would like the
internal working group that worked on short term access at the Bay parcel to talk about short term access at
the Pond parcel.
Update on technical support (consultant)
Ms. Baran shared that the review committee interviewed representatives from Reed Hilderbrand and their
sub teams last Wednesday. The takeaway is that the committee was rather impressed and in the 10 criteria
believes that all would rank either highly advantageous or advantageous. Mr. Lombardi will be proceeding
with checking references.
Ms. Kalinick added that assuming the reference check is favorable, the Town would enter a contract with
Reed Hilderbrand and then start the process as laid out in the scope of services. During the interview, it was
mentioned that the discovery phase would take approximately 2 ½ months.
Update on Committee makeup, follow up from Select Board August 8th discussion
Ms. Hoffmann read a portion of Article 1 from Town meeting, the land acquisition of the pond parcel. When
the charge was created for the pond parcel a member from the recreation commission was set to be a liaison
member, with 10 voting members. In looking at the charge and the land acquisition article, Ms. Hoffmann
believes the committee would be better served with the recreation commission member being a voting
member rather than a liaison.
Member Bingham moved that the Recreation member move from liaison to a voting member of the Pond
Parcel Planning Committee. Member Taylor second. A roll call vote was taken. Member Bingham-yes,
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
PPPC 08.17.22 www.brewster-ma.gov Page 5 of 6
Office of:
Select Board
Town Administrator
Member Baran-yes, Member Hoffmann-yes, Member Taylor-yes, Member Ruchinskas-yes, Member
Williams- yes, Member Crocker-yes, Member Ferris-yes, Chair Wilcock-yes. The vote was 9-Yes, 0-No.
This vote will be brought to the next Select Board meeting for their vote to change the makeup of the Pond
Parcel Planning Committee Charge.
Discuss Upcoming Meeting Schedule & Format
The Select Board will not be discussing again until their September 12th meeting. For September, this
committee will continue in the virtual format. The changes that the Select Board will be reviewing is public
participation, if they will be allowed in person, then a majority of the committee members will also need to
be in person.
FYIs
As the committee receives more request for use of the parcel, forward them to the committee Clerk, Steve
Ferris and copy in both Donna Kalinick and Chair Wilcock.
Discuss Future Meeting Agenda Items
September 7 – will be to review and discuss rough cut of the video.
September 21- Final cut of the video, Open Space and Recreation Plan review, short term use of the
parcel, and technical support update.
Approval of Minutes from June 15, 2022 and July 20, 2022
Paul Ruchinskas was absent from the June 15th meeting; this will be updated in the minutes.
Member Bingham moved to approve the minutes with the update for June 15, 2022. Member Ferris second.
A roll call vote was taken. Member Bingham-yes, Member Baran-abs, Member Hoffmann-yes, Member
Taylor-yes, Member Ruchinskas-abs, Member Williams- yes, Member Ferris-yes, Member Crocker- yes, Chair
Wilcock-yes. The vote was 7-Yes, 2-ABS, 0-No.
Member Bingham moved to approve the July 20, 2022 minutes. Member Ruchinskas second. A roll call vote
was taken. Member Bingham-yes, Member Baran-yes, Member Hoffmann-yes, Member Taylor-yes, Member
Ruchinskas-yes, Member Williams- yes, Member Ferris-yes, Member Crocker- yes, Chair Wilcock-yes. The
vote was 9-Yes, 0-No.
Matters Not Reasonably Anticipated by the Chair:
None
Next Meetings:
September 7 & 21st, 2022 at 4:00pm
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
PPPC 08.17.22 www.brewster-ma.gov Page 6 of 6
Office of:
Select Board
Town Administrator
Adjournment
Member Bingham moved to adjourned at 5:41pm, seconded by member Cyndi Baran. A roll call vote was
taken. C. Bingham-yes, K. Hoffmann- yes, E. Taylor-yes, P. Ruchinskas-yes, C. Baran-yes, C. Williams-yes, J.
Crocker- yes, S. Ferris-yes, Chair D. Wilcock- yes. The Committee vote was 9-Yes, 0-No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on:
Accompanying Documents in the Public Packet: Agenda, Vision Plan, Brewster’s Comprehensive Plan 2022, Open Space and Recreation
Plan, Housing Production Plan, Select Board Strategic Plan, Video Plan review, Parking Review, Committee Charge review, Remote
Participation Policy, FYIs, Draft Minutes