HomeMy Public PortalAboutPond Parcel packet 09.21Town of Brewster
2198 Main St., Brewster, MA 02631
townadmin@brewster-ma.gov
(508) 896-3701
Pond Parcel Planning Committee Meeting Agenda
2198 Main St. Brewster MA 02631
September 21, 2022 at 4:00 PM
Pursuant to Chapter 107 of the Acts of 2022, this meeting will be conducted in person and via remote means, in accordance
with applicable law. This means that members of the public body may access this meeting in person, or via virtual means.
In person attendance will be at the meeting location listed above, and it is possible that any or all members of the public
body may attend remotely. No in-person attendance of members of the public will be permitted, and public participation
in any public hearing conducted during this meeting shall be by remote means only. Members of the public who wish to
access the meeting may do so in the following manner:
Please click the link below to join the webinar:
https://us02web.zoom.us/j/89802325739?pwd=Y3dETmUvWHdoTlB0dklOaVlEekdxQT09
Passcode: 467353
US: +1 312 626 6799 or +1 929 436 2866 Webinar ID: 898 0232 5739 Passcode: 467353
When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in the
meeting, may do so by accessing the meeting remotely, as noted above. Additionally, the meeting will be broadcast live,
Members:
Cindy Bingham,
Select Board
Kari Hoffmann,
Select Board
Elizabeth Taylor,
Open Space
Paul Ruchinskas,
Housing Trust
Cynthia Baran, Vice
Chair- Water
Commissioners
Chris Williams, Nat.
Resources Comm.
Brandon Rice,
Recreation
Commission
Chair Doug
Wilcock, At Large
Jan Crocker, At
Large
Steve Ferris, Clerk
At Large
Katie Gregoire, At
Large
Town Staff:
Assistant Town
Administrator
Donna Kalinick
1.Call to Order
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Recording Statement
5.Public Announcements and Comment: Members of the public may address the Pond Parcel Committee
on matters not on the meeting’s agenda for a maximum 3-5 minutes at the Chair’s discretion. Under the Open
Meeting Law, the Pond Parcel Committee is unable to reply but may add items presented to a future agenda.
6.Open Space & Recreation Report-Elizabeth Taylor and Mike Gradone
7.Review of Rought Cut of Pond Parcel Video:
Updates on video
Discussion on distribution plan
8.Short Term Uses-Wayside Signs & Possible Kayak/Canoe Trips
9.Consultant Update
10.Report of BPPC & PPPC quarterly meeting 9/9/22
11.Update on PPPC Charge
12.FYIs
13.Approval of Minutes from August 17,2022
14.Matters Not Reasonably Anticipated by the Chair
15.Next Meeting: October 19 at 4:00PM
16.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
09/12/22
Brewster Open Space and Recreation Plan | 2021 1
SECTION 1. PLAN SUMMARY
Sunset by the Jetty. Photo credit: Bill Damon
The 2021 Brewster Open Space and Recreation Plan reflects the overall aspirations of this community as
expressed by its residents in surveys, public hearings, and town meetings from 1970 through 2021.
Residents wished to incorporate protection of water resources, open space , and recreational
opportunities with the preservation of the Town’s rural character and small coastal community identity.
The Town of Brewster, through its Open Space Committee, and other Town departments, boards, and
committees, has worked hard to preserve the Town’s precious natural resources and to provide and
maintain a variety of public recreational facilities. The Town has built strong partnerships with non-profit
partners, such as the Brewster Conservation Trust, The Compact of Cape Cod Conservation Trusts, Inc.,
and other government agencies, such as the Cape Cod Commission to further open space and recreation
efforts.
For this 2021 OSRP update, the Town conducted a comprehensive review of the 2014 Plan as well as
other planning initiatives that support open space and recreation planning, particularly the Brewster
Vision Plan. The update of the OSRP involved an extensive public engagement campaign, including a
community survey and public forum. The town also engaged its municipal, regional, and non-profit
partners to ensure that the plan is comprehensive, realistic, and achievable. The Plan includes an updated
Brewster Open Space and Recreation Plan | 2021 2
inventory of open space and recreation lands, and an analysis of Brewster’s open space and recreation
needs. As a result of Brewster’s inclusive planning process, the five overarching goals of the 20 21 OSRP
are:
1. Protect the Town’s drinking water supply to meet the needs of residents and visitors today and in
the future.
2. Provide open space and recreation opportunities that maintain Brewster’s rural character and
small coastal community identity and support a sustainable local economy as a center for
ecotourism.
3. Preserve and enhance habitat diversity and protect marine and fresh surface water resources to
maintain their important ecological functions and values to the community.
4. Provide a variety of recreation and open space opportunities to promote healthy and active
lifestyles for Brewster residents, ensuring equitable accessible for all users and abilities .
5. Support coordination and communication of regional open space and recreation needs.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
Office of:
Select Board
Town Administrator
MEMORANDUM
RE: Sea Camps Planning Committees
DATE: December 20, 2021 Amended August 22, 2022
At their December 20, 2021 meeting, the Select Board unanimously approved
the following charges for the two new planning committees tasked with
developing Comprehensive Plans for the former Cape Cod Sea Camps
properties. At their August 22, 2022 meeting, the Select Board amended the
charge to have the Recreation Commission liaison be a voting member.
Pond Property Planning Committee (PPPC)
1. Purpose:
a. Identify existing conditions of the former Cape Cod Sea Camps Pond
property
b. Evaluate potential low-cost, short-term public access opportunities
c. Develop and propose interim public access pan
d. Develop and implement a public engagement strategy to ensure
broad community input
e. Determine priority long-term uses appropriate for the Pond
property, taking the adjacent Long Pond Woodlands (Robinson)
property into consideration
f. Identify and evaluate potential partner organizations with shared interests
and values, particularly MA Audubon and Brewster Conservation Trust
g. Propose recommended long-term uses and partnerships
h. Develop an implementation plan for the proposed uses
2. Strategies:
a. Actively engage the public and stakeholders
b. Provide residents with regular updates regarding progress and milestones
c. Consider a range of interests, needs, ages, and abilities
d. Collaborate with design professionals to develop and present a
comprehensive plan to the Select Board and Town Meeting
i. Consider Brewster’s key strategic planning documents (Vision Plan,
Open Space and Recreation Plan, Coastal Resource Management
Plan, Housing Production Plan, and others)
ii. Incorporate maintenance, safety, and legal requirements
iii. Identify estimated one-time project costs, ongoing operating
expenses, funding sources, and timelines, incorporating prudent
financial practices and exploring opportunities for revenue
generation
3. Composition:
Eleven (11) total members, including:
a. Two (2) representatives from Select Board (Select Board Chair shall not be
eligible)
b. One (1) representative from each of the following committees:
Natural Resources Commission; Open Space Committee; Affordable
Housing Trust, Water Commission, Recreation Commission
c. Four (4) at-large members (may be part-time residents)
d. Term: One (1) year, subject to annual reappointment; first term through
June 30, 2023
e. Officers: Committee shall initially and annually thereafter elect a Chair,
Vice Chair, and Clerk; Chair position shall not be held by a Select
Board member; Chair and Vice Chair will meet on quarterly basis with
their counterparts on BPPC to ensure coordination
f. Liaisons (non-voting): Finance Committee; Vision Planning Committee
g. Representatives (non-voting): MA Audubon & Brewster Conservation
Trust; other organizations may be included as needed
h. Lead Town Staff Support: Assistant Town Administrator;
other Department Heads as needed
4. Appointment Process:
a. Notice soliciting letters of interest and completed applications from
residents will be posted on Town website – due January 21, 2022
b. Residents seeking to serve as at-large members will be asked to complete
new Board/Committee application form
c. Members of representative committees will be asked to submit letters
of interest
d. Select Board members appointed to serve on PPPC will individually vet
all applicants (at-large and representative members) and then make
their recommendations to the full Board in February
e. Select Board are anticipated to make all appointments by the end of
February
5. Selection Criteria:
In addition to the criteria outlined in the Select Board’s recently revised Board & Committee
Appointment Policy, Select Board members will also take into account the following criteria in
selecting members to serve on this committee:
a. Record of effective teamwork ability; able to collaborate well with others to
achieve common goals
b. Experience in community planning, municipal activities, project management, equity
and inclusion, conservation/environment, park management, sustainability, historic
preservation, recreation, public finance, (landscape) architecture, youth services,
human services, engineering, community housing, and/or law
c. Excellent written and verbal communication skills
d. Previous volunteer service
e. Sufficient time to actively participate in meetings and take on tasks outside
of meetings
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 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
MILLSTONE ROAD | BREWSTER
DECEMBER 14, 2021
PAGE 4
0 100’200’300’400’500’
SCALE: 1”=200’-0”
SITE ANALYSIS
Site
Access
Development
Area
Stormwater
Area
Undeveloped
Area
Undeveloped
Area
Septic
Area
MILLSTONE ROAD | BREWSTER
DECEMBER 14, 2021
PAGE 5
0 100’200’300’400’500’
SCALE: 1”=200’-0”
PROPOSED SITE LAYOUT
MILLSTONE ROAD | BREWSTER
DECEMBER 14, 2021
PAGE 6
PROPOSED SITE LAYOUT - DETAILED VIEW
0 40’80’120’160’200’
SCALE: 1”=80’-0”
PROGRAM
(1) 13 Unit Multifamily Building (Bldg 2)
(9) 1BR, (3) 2BR & (1) 3BR Units
(3) 1BR/2BR Manor Houses (Bldgs 4, 6 & 10)
Each w/ (2) 1BR & (2) 2BR Units
(6) 1BR & (6) 2BR Units Total
(4) 2BR Manor Houses (Bldgs 3, 5, 7 & 9)
Each w/ (4) 2BR Units
(16) 2BR Units Total
(2) 3BR Duplexes (Bldgs 8 & 11)
Each w/ (2) 3BR Units
(4) 3BR Units Total
(1) Community Building (Bldg 1)
Community Room, Laundry,
Management Office
(72) Total Parking Spaces
1.5 Spaces/Unit +
4 Visitor Spaces
Bike
Rack
Site Access
Infiltration
Basin
Pocket
Green
Septic / Snow
Storage Area
Trash Collection
Area
Maintenance /
Utility Shed
Play Area
Bike
Rack
Pocket
Green
Pocket
Green
12
1
2
3
4
5
6
7
8
9
11 10
Central
Green
MILLSTONE ROAD | BREWSTER
DECEMBER 14, 2021
PAGE 7
PROPOSED SITE LAYOUT - PERSPECTIVE VIEW
NOT TO SCALE