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HomeMy Public PortalAboutSelect Board -- 2021-03-23 Minutes i ���plv1VUIUNIIIIIriq �� ` 1ia Town of Brewster \,o �Rrawsr Office of: t 9 Select Board ° �� qF 2198 Main Street "' = ' Town Administrator Brewster, MA 02631 - 1898 , ° p Phone : ( 508 ) 896 - 3701 - . o www. brewster-ma . gov '�or��Riririml�pii�� . MINUTES OF THE SELECT BOARD EXECUTIVE SESSION MINUTES DATE . March 231, 2021 TIME $ 9 : 00 AM PLACE . Remote Teleconference ALL PARTICIPANTS ARE PARTICIPATING REMOTELY : Chair Chaffee, Selectperson Whitney, Selectperson Chatelain , Selectperson Bingham , Selectperson deRuyter, Town Administrator Peter Lombardi , Assistant Town Administrator Donna Kalinick, Assistant Town Administrator Susan Broderick Call to Order & Declaration of a Quorum, Meeting Participation Statement and Recording Statement Chair Chaffee called the meeting to order at 9 : 02 am , conducted a roll call vote of attendance, declared a quorum present, and read the meeting participation and recording statements . Matters Not Reasonably Anticipated by the Chair : None Executive Sessions To consider the purchase, exchange , lease or value of real property if the chair declares that an open meeting may have a detrimental effect on negotiating position of the public body . Chair Chaffee stated that the Select Board will not be returning to open session today . Selectperson Bingham moved to enter executive session at 9 : 04am . Selectperson Whitney second . A roll call vote was taken . Selectperson deRuyter- yes, Selectperson Bingham - yes, Selectperson Whitney- yes, Selectperson Chatelain - yes, Chair Chaffee -yes . The Board vote was 5-Yes, 0- No . All members present recited the following statement " No other person is present or able to hear the discussion at this remote location . " Peter Lombardi provided several updates regarding the Sea Camps properties, starting with the Brewster Flats Foundation and the launch of their website . They also did some outreach to the media which received some local press . Both the Cape Cod Times and the Cape Codder reached out to Peter Lombardi for comment, he referred them to the Town ' s earlier statement from the end of November . From the Brewster Flats foundation announcement, Mr . Lombardi noted one big take away is that they have or are hiring an appraiser to get an evaluation , from his understanding this is just for the Bay parcel , as he has not spoken with anyone directly at this point . Mr . Lombardi noted that there was a reference about the auction in an email that went out to alumni in early March from the Delahanty family, no details about the auction have been released, except were the proceeds will be going, which is a scholarship that was formed a number of years ago that funds 15 - 20 kids going to 4 different camps in the summer on Cape , including Brewster Day Camp and Camp Favorite , Mr . Lombardi stated that he received an email from Jim Fleet of Phoenix Management, and they spoke on Friday, Jim Fleet made it clear that he was NOT happy with the fact that the Brewster Flats Foundation had BoS 3 . 23 . 2021 www . brewster- ma . gov Page 1 of 4 Doc ID : c1 e74a7203a73f65b75fac8b6fda6ee38351 1 ac9 F Town of Brewster Office of. 2198 Main Street Select Board Town Administrator Brewster, MA 02631 - 1898 Phone : ( 508 ) 896 - 3701 //. ,NcOHPORAt E�, VY W . brewster'rna. goY 01111111100 started a website and reached out to the media . Mr . Fleet expressed that he hoped the Town wasn' t associated or involved in the outreach, because this property is still privately held and their concern , as previously discussed is that one entity going public may impact the market value or interest in the property . Mr . Lombardi advised that the Town had been in contact earlier with Brewster Flats Foundation , but not recently . It was clear that Jim Fleet is hoping for whomever is involved in the process to be discrete, as they are not doing significant marketing of the property . Mr . Lombardi did acknowledge that the Town only made that one public comment and recognizes that our role could impact the properties marketability, price, etc . Mr . Lombardi will be meeting with Jim Fleet formally for the first-time next Thursday (April 1 ), by then we will have some policy direction and additional data to bring to the table . At this time, we do not have the appraisal report, Mark Reenstierna was unable to finish mainly because he learned late last week that the property that we discussed about a year and a half ago on Boonie Doone Cartway has been up for sale and is under agreement . The property was listed at around $ 5 million ; this will be helpful in getting a comp for the Bay parcel , it is similar enough for review . Mr . Lombardi shared that as a high level he had discussed with Mr. Reenstierna valuations for both properties, the Long Pond parcel at less than $ 5 million, and the Bay parcel , prior to the Boonie Doone sale, around $ 10-$ 11 million . Once the Board receives the appraisal report and has time to review, Mr. Reenstierna will join an upcoming meeting to answer any questions . Mr . Lombardi mentioned that he received an email from Jeff Thibodeau , former staff at Brewster Conservation Trust and currently the executive director of Orenda Wildlife Land Trust, wasn ' t clear if he was speaking in a role of a resident or the land trust, but his message was that he hoped the Town was actively engaged on the Sea Camps properties . Adding that interestingly he was saying it shouldn ' t be all conservation , particularly the Bay parcel, he referred to using the parcel for various Town uses . This could be another potential partner for the Town , as Orenda Land Trust as preserved almost 500 acres on Cape, they hold 27 properties indeed restrictions and have partnered with other organizations for preserving another 800 acres . Selectperson deRuyter commented that it seems that the discomfort both Jim Fleet and the Delahanty' s are having can be beneficial to our negotiating position . Adding that he is intrigued to hear that Jim Fleet wanted to get a meeting on the calendar. Selectperson deRuyter is shocked that they thought any part of this transaction would be " discrete" . Noting that Mr. Lombardi can act as though he is in a position of power in the meeting, and this is a smart way to go as it seems that the Town is in a strong position and they may be find themselves more exasperated when the appraisal is on the table and valuations are discussed . Chair Chaffee stated that Mr. Thibodeau also reached out to her and expressed the same opinion . She also recently had a conversation with former colleague John Dickson , who commented to her that he hopes the Board is working on this and noted all the executive sessions . Chair Chaffee said that Mr. Dickson went on to say he would be glad to assist the Board if we were looking at a municipal purchase of the parcel as he has been involved in complex multi jurisdiction situations ( Pleasant Bay Community Boating ) . Chair Chaffee is BoS 3 . 23 . 2021 www . brewster- ma . gov Page 2 of 4 Doc ID : c1 e74a7203a73f65b75fac8b6fda6ee38351 1 ac9 Town of Brewster Office of. Select Board 2198 Main Street A �4 Town Administrator Brewster, MA 0263 1 1898 Phone : ( 508 ) 896 � 3701 coop I www. brewster�ma. gov Pen isol � 9 /111111 10 \ mentioning these items for full disclosure and noting that it is important to have respected advocates on our side for when we go public . The Board discussed what position Mr. Lombardi should take at next week' s meeting with Jim Fleet , Mr . Lombardi is going to speak with town counsel to see if the appraisal , once received , is privileged information . If the Town was going to proceed with negotiations, there will be difference of opinions on the valuation , and they will want to see the appraisal . Mr . Lombardi noted that challenge we may face is the complexity of the regulatory scheme that is being applied , which they don ' t have a great handle on , we can say that you can only develop x, y, and z and they believe they can do something else . There will a time when we may have to share our methodology and analysis to understand the number the Town will be brining to the table . Selectperson Chatelain commented that the appraisal is not the purchase price , it is a tool to guide the Board ' s decision making and should remain privileged within the Board as long as possible . Adding that we 6 should use the appraisal to draw from during negotiations/discussions and it is our job to use the appraisal to backstop the value of the property for the taxpayers . Ms . Kalinick stated that Phoenix Management started the appraisal process before we did and should assume they have one in hand at this point . Mr . Lombardi agreed that the working assumption is they have something in hand , but we don ' t know for sure . The Board discussed the timeline of events , once the appraisal is received , they will need time to review, and meet to discuss the report . If there is not enough time before the purposed meeting with Jim Fleet, they will request to reschedule . The Board does not want to be rushed in their process . The Board also agreed that town counsel would not be present at the first meeting, however Mr . Lombardi will contact them to see if they can provide a generic offer letter for the Board to review in advance . Selectperson deRuyter suggested that based on the feeling he is getting from Jim Fleet and the Delahanty family, one strategy to consider is to bring an offer, as they may not be expecting this from the Town at the 0 1 initial meeting . Especially if we are confident in acquiring the properties . Discussion on strategy for the meeting with Jim Fleet was held and the decision to move quickly or not . The board determined that their strategy will be formed off the appraisal and without having that now it is hard to plan for the meeting , Selectperson Whitney mentioned that when we first heard from the Phoenix group it sounded like they had a concrete plan in place for disposal of these properties, everything we have heard since sounds like they don ' t have any plan in place and moving quickly may be an advantage for us . Mr . Lombardi countered that the fact that we seem eager and looking to move quickly could potentially be leveraged against us and possibly clrive � up acquisition costs . Chair Chaffee added that it seems as though it is clear that they want to work with the Town and are unhappy with the other interested party, once we have the appraisal , we will be able to determine our approach . Selectperson Chatelain pointed out that there is a difference between being eager and being organized if we are controlling the dialogue and BoS 3 . 23 . 2021 www . brewster� ma . gov Page 3 of 4 Doc ID : cl e74a7203a73f65b75fac8b6fda6ee38351 1 ac9 \\\\\\\\\\\\JWIIIIIIIlgl//,�„i // �REwsTtTown of Brewster office of: ,iO' gLDER'�A `i9 � ., OQ � ' 2198 Main Street Select Board Town Administrator Brewster, MA 02631 - 1898 toPhone : (508 ) 896 - 3701 Jy' '”" o'sp_v\ \ ti�ogPo ;�, a ' www. brewster-ma. gov ���4jI/11Csol19, ISO negotiations we are in a more advantageous position . Adding that we have months of leg work behind us that support our decisions and deliberate actions that puts us in a stronger negotiating position . Selectperson deRuyter commented that there is a reason they have not put a value on these properties publicly, moving forward as deliberately as possible from here is our best path that will lead us to the lowest acquisition price . Cautioning that there might be another suitor, possibly the person buying the parcel next door, the more time that goes by the more others will be interested in the properties and the less interested Phoenix and Delahanty will have in working with the Town . Adding that the benefit of working with the Town right now is to achieve some level of discreetness, organization and clarity . Chair Chaffee noted that there is power in putting the first number on the table , it influences the starting point, going in with a number that is substantiated by the appraisal could be a good approach . Ms . Kalinick believes there is value in that the Town is interested in both parcels as not all parties are, this will ultimately be a strong negotiating tool for the Town . Mr . Lombardi agreed , for a variety of reasons will help the Town against the field . Something to be said for the Delahanty Family and the Board in what the Brewster Flats Foundation is proposing, basically saying you couldn ' t do this, we think we can and better . There is something personal to this that is connecting with the Delahanty family, may be more inclined to have the properties used for some other purpose . Mr . Lombardi noted that it sounds like generally on both parcels the highest and best use will be large estates . This would be most beneficial in terms of development according to the appraiser' s analysis, because of the regulatory schemes that they would otherwise have to deal with to do some other kind of development . Chair Chaffee responding to the comment regarding the Delahanty family' s interest in working with the Town , she would like for the Board to think about a way to commemorate the history of the Cape Cod Sea Camps and preserve it somewhere on this proposed municipal campus . Whether it is a room in a building, a display of some type, an annual celebration, etc . this lets them know the Town values their history and the Town would celebrate it, much less likely to happen if a competitor was to purchase it . Adjournment Selectperson Bingham moved to adjourn at 9 : 49am . Selectperson Whitney second . A roll call vote was taken . Selectperson deRuyter-yes, Selectperson Bingham -yes, Selectperson Whitney-yes, Selectperson Chatelain - yes, Chair Chaffee -yes . The Board vote was 5 -Yes, 0 - No . Respectfully submitted , Erika Mawn , Executive Assistant Approved : 10 / 19 / 2022 Signed : *//$X0W Date Kari Hoffmann, Clerk of the Select Board Release Date : 2/27/2023 BoS 3 . 23 . 2021 www . brewster- ma . gov Page 4 of 4 Doc ID : c1 e74a7203a73f65b75fac8b6fda6ee383511 ac9