HomeMy Public PortalAboutSelect Board -- 2021-03-23 Minutes i
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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
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F Town of Brewster Office of.
2198 Main Street Select Board
Town Administrator
Brewster, MA 02631 - 1898
Phone : ( 508 ) 896 - 3701
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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
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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
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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
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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
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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
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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
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