HomeMy Public PortalAboutBay Property Meeting Packet 06.20.23Town of Brewster
2198 Main St., Brewster, MA 02631
bppc@brewster-ma.gov
(508) 896-3701
Bay Property Planning Committee Meeting Agenda
2198 Main Street, Brewster, MA 02631
June 20, 2023 at 4:00 PM
This meeting will be conducted in person at the time and location identified above. This means that at least a quorum of
the members of the public body will attend the meeting in person and members of the public are welcome to attend in
person as well. As a courtesy only, access to the meeting is also being provided via remote means in accordance
with applicable law. Please note that while an option for remote attendance and/or participation is being
provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if technological
problems interrupt the virtual broadcast or affect remote attendance or participation, unless otherwise required
by law. Members of the public with particular interest in any specific item on this agenda, which includes an applicant
and its representatives, should make plans for in-person vs. virtual attendance accordingly.
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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, in real time, via Live broadcast (Brewster Government TV Channel 18), Livestream
(livestream.brewster-ma.gov), or Video recording (tv.brewster-ma.gov).
Please note that the Committee may take official action, including votes, on any item on this agenda.
Members:
Amanda Bebrin,
Chair
(Vision Planning
Committee)
Katie Miller Jacobus,
Vice Chair
(At Large)
Karl Fryzel,
Clerk
(At Large)
Mary Chaffee,
Select Board
Ned Chatelain,
Select Board
Patricia Hughes,
Natural Resources
Commission
Peter Johnson,
At Large
Caroline McCarley,
At Large
Clare O’Connor-
Rice, At Large
John Phillips,
At Large
Tom Wingard,
Recreation
Commission
Town Staff:
Peter Lombardi,
Town Manager
1.Call to Order
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Recording Statement: As required by the Open Meeting Law we are informing you that the Town will be
video and audio taping as well as broadcasting this public meeting. In addition, if anyone else intends to either
video or audio tape this meeting they are required to inform the Chair.
5.Public Announcements and Comment: Members of the public may address the Committee on matters
not on the meeting’s agenda for a maximum of 3-5 minutes at the Chair’s discretion. The Committee will not reply to
statements made or answer questions raised during public comment but may add items presented to a future
agenda.
6.Review and Discuss Findings from First Community Forum & Resident Survey
7.Discuss Resident Outreach Opportunities at Brewster Conservation Day & Other Town
Events
8.Update on First Light Beach & Brewster Community Pool
9.Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
10.Vote on Meeting Minutes: June 6, 2023
11.Discuss Future Meeting Agenda Items
12.Next Meetings: July 11 (4:30 start time) and July 25, 2023
13.Matters Not Reasonably Anticipated by the Chair
14.FYIs
15.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
06/15/2023
Reed Hilderbrand LLC
Landscape Architecture
130 Bishop Allen Drive
Cambridge, MA 02139
MEMORANDUM
ISSUE DATE Town of Brewster Sea Camps Properties Planning:
Summary of Feedback from First Community Forum and Follow-up Survey
May 2023
Attached here is the summary of feedback received from the Town of Brewster
community at the first Sea Camps public forum, held on May 20th and from the
subsequent online survey which was conducted from May 25th through June 4th, 2023.
Included in this summary are:
Key Interests
• A draft list of priorities for each parcel, to be reviewed by committees and
discussed at the next committee meetings on 6/20 and 6/21
Summary of Community Forum Feedback
• A compilation of information gathered at the forum, including notes related to
each questions, sticker counts and example comments
Summary of Survey Results
• Charts, tables and graphs taken directly from the survey results
• Example comments and responses to open questions
Note, the excel spreadsheets containing all of the written comments and sticker counts
from the forum and excel spreadsheets containing the full survey results have been
provided to Town Managers under separate cover.
We look forward to reviewing this information with you.
June 15, 2023
TO
Peter Lombardi, Town
Manager
Donna Kalinick, Assistant
Town Manager
MUNICIPALITY
Town of Brewster
FROM
Reed Hilderbrand
PROJECT
Town of Brewster Sea Camps
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 1
KEY INTERESTS
The following takeaways are a distilled list that reflect the predominant interests
expressed by the community at Community Forum #1 and through the follow up survey.
Key Interests - Bay Property
• Expand opportunities for community use, including a potential community center
(education, wellness, meetings, cultural programs)
• Provide accessible passive recreation opportunities for all ages and abilities (ADA
compliant walking trails, picnic areas, outdoor gathering areas)
• Re-use existing buildings and amenities where feasible
• Consider revenue generation
• Build appropriate partnerships for activation and stewardship
• Develop sustainably (protect buffer zones and ecological resources, limit
impermeable paving, restore native ecosystems)
• Protect coastal resources
• Provide housing options, prioritizing J1 / seasonal workforce
• Create experiences for younger generations (day camp, education, playground)
Key Interests - Pond Property
• Provide beach access (swimming, kayaking and SUP)
• Increase accessibility to the pond property and its resources (update roads, add
ADA compliant walking trails, parking areas)
• Establish conservation areas to protect key habitat and water resources
• Connect property to town owned space at Long Pond Woodlands through a trail
network
• Re-use existing buildings where feasible (potential for nature center, children's
day camp, storage)
• Limit new building
• Build partnerships with BCT and Mass Audubon for activation and stewardship
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 2
COMMUNITY FORUM FEEDBACK SUMMARY
Held on May 20, 2023 in the Dining Hall of the former Sea Camps property at the Bay
Property, the two sessions of Community Forum #1 were very well-attended, with
approximately 200 people at each session. The mood was upbeat, and attendees were
enthusiastic and engaged. Community members used small colored stickers to answer
specific questions and used post-it notes to leave comments. Each of the seven stations
received many visitors and lots of stickers and comments.
Overall, the responses received in the morning session and afternoon session were quite
similar in terms of distribution of stickers and tone and content of responses. Below is a
combined summary of responses on all boards, including total number of sticker
responses, as well as some example responses for each.
RESPONSES TO BAY PROPERTY QUESTIONS
Potential Partners – Bay Property
There was high interest in considering Mass Audubon as a potential partnership and moderate
interest in the YMCA.
POTENTIAL PARTNERS
Yes Neutral No
Mass Audubon 84 4 3
YMCA 67 3 30
Town Vision Plan – Bay Property
There was high interest in addressing housing and community character on the Bay Property and
relatively less interest in providing opportunities to support the local economy.
TOWN VISION PLAN # of stickers
Housing 66
Community Character 65
Coastal Management 52
Community Infrastructure 46
Open Space 46
Water Resources 38
Governance 35
Local Economy 28
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 3
Example comments:
• Consider renting existing "cabins" to local businesses
• Bay property best suited for summer housing, not permanent
• Affordable housing or workforce housing
• We need sewers before new housing
• Reuse existing footprints of buildings. Rental vs ownership. Solar panels! Make eco-
friendly
• Something that brings the community together
• Housing for summer J-1 employees
• NO Housing for summer J-1 employees
Put a flag in it! - Bay Property
Common themes for the Bay Property were recreational programming, access and circulation,
housing, revenue generating ideas (summer rentals, residencies, overnight cabins) and
conservation of natural resources. Ideas related to potential programs were of most interest. In
particular, walking trails, community centers and outdoor activities such as tennis, pickle ball
and swimming were mentioned repeatedly. There was also interest in re-using the existing
cabins as seasonal housing, rentals or summer workforce housing. Other themes included
preserving the overall character of the Bay Property, prioritizing seniors, pet related issues and
partnerships.
Example comments:
• Would like to have a community center / COA and Rec Dept located here.
• It is critical that the needs of our senior population be taken into consideration in all
planning
• Reduce lawn. Replace with wildflower
• Continue to rent fields etc. to schools and teams
• Appropriate parking for all areas
• Great opportunity for pickleball courts! Need more in Brewster.
• Better beach access for seniors
• Use existing footprints for housing rentals
• Exercise path for running! Year round!
• Arts and crafts building - open year-round for activities
• Dining hall could be recreation center with activities such as roller skating, dances
• Manage cabins as rentals-lottery system like outer beach houses
• Use cabins for summer worker rentals. Use boat house for dance/exercise/ movement
classes. Use art building for adult art activities. Amphitheater for music/theater
• Concerned - Liability related to using the cabins and dorms for workforce housing. A
great need may turn into a great lawsuit for the town
• Seasonal housing
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 4
• Protect natural habitat + water resources
• Affordable housing and town seasonal housing should utilize existing structures
• Concerned about this constructed so close to sensitive area (referring to beach parking)
• Protect habitat - including rocks on beach that hold sand and protect dunes
• Treat invasive species to bring back wildlife
• At first Light Beach please clear a patch of rocks for easy access to water to swim. And
place a flag to mark the spot on the beach to permit easy exit from the water
• Access to pond from Spruce Hill
• Minimize asphalt used in parking areas
• Very important to preserve the towns community character
• There needs to be a walking trail with exercise stations to help seniors in town maintain
their good health.
• Year-round space for classes: yoga and arts etc.
• Walking paths through property
• Snack bar clam shack in boathouse for the summer
• Turn into a park with a few amenities like trails, benches, pool, beach etc. (take down
buildings)
• Community center with indoor pool
• Community gym. pickleball courts. art classes. any classes all ages
• Reuse of buildings for seasonal housing. Workforce essential and municipal workers +
community services
• Add playground
• Historic preservation of historic camp buildings and features to continue culture and
history of camps and values
• Would love a community gym like Harwich (with pool)
• No housing. recreation uses+ community building only
Key Opportunities – Bay Property
This question related to key landscape opportunities and did not get as many resp0nses as some
of the other questions. Protecting natural habitat and water resources received the highest
number of votes for the Bay Property. There was also interest in increasing accessibility to the
property and its resources as well as enriching/sustaining the coastal ecosystem.
KEY OPPORTUNITIES - BAY PROPERTY # of stickers
Protect natural habitat and water resources 36
Increase accessibility to the property and its resources 25
Enrich and sustain the coastal ecosystem 25
Match building program and site activities with areas of the site that have appropriate scale
and character 23
Connect to adjacent open space at Spruce Hill 22
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 5
Example comments:
• Find a balance of money-making revenues to help keep the access to affordable activities
for towns people
• Walking trails
• Treat invasive species on pond to bring wildlife back
• Housing for seasonal workers
• Beach access
• Preserve character/feel
• Year-round access of property
• Create community center for the town
Program - Bay Property
BUILDING PROGRAM # of stickers
Community Center 106
Event Venue 62
Indoor Pool 61
Theater 58
Kids Day Camp 56
Fitness Classes 45
Studio Art Center 45
Music and Performance Spaces 43
Community Kitchen 43
Adult and Youth Education 42
Artist Residency 35
Community Woodshop 34
Nature Center 33
Pool Snack Bar 30
Boating Center 25
Indoor Gymnasium 22
Gallery Space 17
Childcare 12
Restaurant 3
Potential Relocation 7
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 6
HOUSING # of stickers
Seasonal Workforce Housing 95
Affordable Housing 66
Artist Residency 53
Camp Cabins 43
Municipal Housing 34
WATERFRONT # of stickers
Beach Access 93
Swimming 53
Snack Bar 43
Sailing 31
Shellfishing 27
Stand up paddle board/kayaking 27
Fishing 21
PASSIVE RECREATION AND
CONSERVATION # of stickers
Walking Trails 86
Town Common 55
Conservation 54
Community Garden 49
Picnic Areas 47
Biking Trails 38
Educational Signage 33
Bird Watching 27
Pavilion 24
Ecological Restoration 24
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 7
ACTIVE RECREATION # of stickers
Playground 60
Outdoor Pool 46
Pickleball 33
Tennis Courts 31
Bocce Ball 29
Ice Skating 25
Basketball Courts 19
Frisbee Golf 16
Baseball Fields 14
Soccer Fields 12
Platform Tennis 8
Zipline Course 7
Circulation and Parking - Bay Property
There was interest in increasing accessibility and parking to the Bay Property in a gentler
manner. Several residents suggested that asphalt should be minimized. Handicap and senior
access were also mentioned. Other suggestions included improving other forms of transport such
as cycling and walking. Some suggested that any additional parking should be resident only.
Example comments:
• ADA access to beach if feasible!
• Environmental friendly! Parking no more asphalt!
• Minimize asphalt paving
• Add access from Spruce Hill trails & parking lot
• Keep parking outside on field with shuttle possible?--protect the property from vehicle
traffic
• Support a pedestrian and/or bike path alongside existing roads
• Remember our seniors in all planning!
• ADA parking near beach
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 8
Relationship to Town Amenities - Bay Property
There was high interest in the idea of the Council on Aging and Recreation Department moving
to the Bay Property, and little interest in Town Offices. There is no interest in the Chamber of
Commerce Information center.
• Seniors and All-Ages Recreation Space
• Age-Friendly Community Center
• Fitness, Music and Art
• Integrating the Council on Aging
• Consolidating town offices such as, Recreation, Conservation, Historic, Cultural, Human
Services
Buildings and Access – Bay Property
There was an overall interest in preserving the historic character of the site, especially the
administration building. The community would like to see the cabins used year-round or
seasonally. They would like to offer housing, expand recreational programs, and explore revenue
opportunities through rentals, galleries, and performance spaces.
Example comments:
• Artist in residence
• Historic restoration of administration building like Crosby Mansion – with a few more
public uses
• Summer parties for residents
• Use existing cabins for school groups/teach ecology and sustainability
• Use the cabins for seasonal affordable housing. At least for a few years. It will cost money
to tear them down
• “Housing, Housing, Housing”
• J1 Summer Housing
• Writer’s Center
• Dancing – square, line, ballroom swing
• Consider revenue opportunities from use by third party organizations – community
groups and arts
• Create studio spaces for resident artists, create gallery space and performance space
• Wedding location should be rented to get revenue and sustain the property
• Many seasonal workers supporting Brewster, restore the Ocean edge, could be housing
for seasonal workers and charge the businesses
• Seasonal reuse of most buildings, Year-round use for all existing buildings that are heated
• Pop-up restaurant
• Expand recreation programs for kids
• Use spruce hill for town uses
• Small/tiny home options for any age – clustered throughout the campus
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 9
• Art and photography classes + summer camps (a lot of interest in artist
studies/residencies/classes)
• Could use cabins for seasonal uses if added bathhouses and kitchen facilities
• No to housing
• Winterize the buildings and use year-round - all should be refurbished
• Rehabilitate the buildings instead of tearing them down – historic value
• Rent out the boathouse
• Year-round workforce housing
• Consider affordable housing tasteful with the character
• Keep the high-reuse – remove the others
RESPONSES TO POND PROPERTY QUESTIONS
Potential Partners – Pond Property
There was high interest in continued consideration of both Mass Audubon and the Brewster
Conservation Trust potential partnerships.
POTENTIAL PARTNERS
Yes Neutral No
Mass Audubon 84 1 3
Brewster Conservation Trust 87 / 1
Town Vision Plan – Pond Property
There was high interest in open space and water resources and least interest in local economy.
TOWN VISION PLAN # of stickers
Open Space 55
Water Resources 51
Community Character 37
Housing 32
Governance 15
Community Infrastructure 15
Coastal Management 13
Local Economy 9
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 10
Put a flag in it! - Pond Property
Common themes for the Pond Property included parking, potential programming, access and
circulation, housing, conservation and water quality/supply. Protecting the zone II water supply
area was mentioned repeatedly. There was high interest in proposing walking/hiking trails that
would create minimal disturbance to the surrounding environment. Gentle, passive recreation
was preferred in the woodlands whilst kayaking and sailing was proposed for Long Pond. There
was a debate over the issue of parking. Whilst some agreed with asphalt parking, there were
some who disagreed. Others suggested a gentler approach, such as having several smaller
parking areas instead of one big one. Housing was also a topic of debate. Whilst some voted for
housing near or along Route 137, some did not.
Example comments:
• Parking/trails accessible to both properties + pond
• Affordable housing
• Educational/Walking trails
• Protect open space, passive recreation only
• Potential future Brewster water supply well. Should remain undeveloped for ground
water protection - Zone II
• Provide parking/access drop off
• Housing on R137
• Walking trails
• Passive recreation
• Great for gentle, passive recreation, make this easier but no other changes
• Shuttle bus that takes people to beach? electric!
• Water! the whole property plays an important role - drinking water and pond water
quality
• Keep area natural/development should be focused on Bay Property
• No asphalt please!
• Connect walking trails from woodlands, property work, trails in pond, property use,
existing trails when possible
• Walking trails are my priority for the pond property
• Affordable 55+ elderly/senior housing
• Low income-housing?
• Don't take too many trees for parking and playing fields - keep them at bay property
• No housing
• Preserve land for future water supply & open space
• Please preserve the Zone II water area - no housing
• Several smaller parking areas instead of one big one
• Parking close to 6A(bay) and 137(pond) and having folks walk in seems logical
• More hiking paths
• Please leave much/most of this area undeveloped with walking trails. Hope pond access
can be arranged without too much road/parking
• Keep area as conservation, no housing
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 11
• Protect Wetlands and rare species habitat
• Pond access for canoe/kayak
• Don't think a boat launch should be built at Long Pond CCSC. Focus on improvement at
current boat launch
• Fix the boat ramp - set up a dock at the pond drop
• Development and parking by 137 is acceptable to me
• Kayak access/a place in the beach and have a picnic/hike
Key Opportunities – Pond Property
Protecting key habitat and resources received the highest number of votes for the Pond Property.
The other remaining options received relatively the same number of votes.
KEY OPPORTUNITIES - POND PROPERTY # of stickers
Protect key habitat and resources 46
Consider potential Town water supply well 22
Connect to adjacent open space at Long Pond Woodlands 21
Balance access with site capacity 20
Determine zone for potential conservation area 20
Capitalize on the natural features through education and small-scale program 18
Consider appropriately scaled development along Route 137 15
• Affordable housing
• Protect water supply
• Conservation/walking trails
Program - Pond Property
BUILDING PROGRAM # of stickers
Kids Day Camp 25
Boating Center 24
Nature Center 17
Artist Residency 6
Event Venue 5
Fitness Classes 4
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 12
Community Center 4
Studio Art Center 3
Adult and Youth Education 3
Indoor Pool 2
Childcare 2
Potential Relocation 2
Theater 1
Music and Performance Space 1
Community Woodshop 1
Restaurant 1
Community Kitchen 0
Pool Snack Bar 0
Indoor Gymnasium 0
Gallery Space 0
HOUSING # of stickers
Affordable Housing 39
Artist Residency 12
Seasonal Workforce Housing 10
Municipal Housing 9
Camp Cabins 6
WATERFRONT # of stickers
Swimming 57
Stand up paddle/kayaking 47
Beach Access 45
Sailing 35
Fishing 15
Shellfishing 10
Snack Bar 7
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 13
PASSIVE RECREATION AND
CONSERVATION # of stickers
Walking Trails 82
Conservation 62
Biking Trails 30
Picnic Areas 29
Educational Signage 28
Ecological Restoration 26
Bird Watching 24
Community Garden 6
Pavilion 5
Town Common 2
ACTIVE RECREATION # of stickers
Zipline Course 8
Frisbee Golf 3
Bocce Ball 2
Baseball Fields 2
Soccer Fields 2
Playground 1
Outdoor Pool 1
Pickleball Courts 1
Tennis Courts 1
Ice Skating 0
Basketball Courts 0
Platform Tennis 0
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 14
Circulation and Parking - Pond Property
There was high interest in preserving the Pond Property as much as possible. Common
suggestions included provide parking along route 137 but leaving the rest of the Property
untouched. Introducing opportunities for shuttles and more walking trails were mentioned.
People would also like to see improvements to boat and bike access.
Example comments:
• Larger parking area near 137 entrance but leave the rest of the property rugged
• Leave it as is as much as possible
• Paved walkways with periodic age friendly benches for seating. golf cart transportation
• Create more walking paths
• Are there opportunities for shuttles?
• ADA parking near Pond
• Kayak or canoe racks? or an area to park and offload kayak
• Minimize asphalt. gravel parking and roads
• limited parking
• No good way to develop a lot of vehicle access. Find a way to add parking by road without
runoff contaminating water, and make rest walking and emergency access only
• Provide parking at route 137 for walk in access only
• Drainage and runoff must be addressed
Buildings and Access – Pond Property
There was interest in preserving the land as a wild and recreation area, while considering the
incorporation of affordable housing, artist work areas, Audubon sanctuary designation, housing
for summer works, rental opportunities, and potential housing for Whitecap players.
• Respectful Land Use: preserve the natural integrity of the property
• Affordable housing in an accessible location away from nature. There is interest in these
being apartments not houses. These could be rented to J1 visa holders and other cape
summer workers
• Boat Storage and boat access
• Community, center, art center, housing, picnicking
• Artist work areas
• Audobon Sanctuary
Landscape and Topography
In general, attendees understood the opportunities and constraints posed by existing topography
in both properties. There was interest in making walking paths as accessible as possible.
Example comments:
• Keep integrity of natural environment
• Footprints with educational trails for appreciation of ecology + natural habitats
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 15
• Plant native plants wherever possible
• Do we have hydrology study as for pond property? Need to understand impact of
continued use on local well water purity and potential contamination of pond and bay
• Consider topography and have pathways with educational appreciation of species,
ecology and history
What landscape qualities are important to you?
Secluded, accessible and shaded walking trails were of the highest interest.
Example comments:
• Secluded paths are my favorite places to hike
• Trees, trails, historic character, open spaces
• Natural, rural feel is best.
• Walking paths, water views with benches to rest, picnic
• Trails for walking including some ADA
• South - rain garden along drive, pollinator garden
• Do forest bathing walks
• Shaded areas with permanent grills + picnic tables
• Secluded space, leave as natural area except close to 137
• Wooded upland area (pond)
• There is need for secluded forest
• Trees + Shade, Protect + Preserve
• Town farm on bay property - great soils
Program
There was interest in creating a versatile community space with an indoor pool at the Bay
Property. The town would like to see more kayak and boat racks and storage as well as more boat
access at both properties. Many programs were of interest to the town, but people seemed most
interested in artist rentals, affordable and workforce housing, community center and event
venues. The proposed programs seem to be more related to year-round use such as ski/sledding
slopes, ice skating, and a voting location.
Example comments:
• Indoor Pool – retractable pool enclosure
• Dirt Bike and motocross access
• More kayak racks (bay and pond)
• Year-round beach access (bay and pond)
• Outdoor movie nights
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 16
• Performance venue with outside artists
• Public sewer to further protect the aquifer
• Dedicated ice curling facility
• Wedding venue
• Rent the cabins to artists
• Teen Center
• Professional education seminars via seminar company
• Mental health wellness center or space for local social workers to develop community for
Brewster
• Use as a summer camp (pond parcel)
• Lifeguard trainings for high school students
• Composting toilets (pond parcel)
• Existing staff housing is suitable for staff to be custodians and caretakers – a year-round
presence to “keep an eye on things”
• Community boating rentals
• Wampanoag history center – open space to honor and welcome original people and
traditions
• Camping (bay and pond)
• Build a ski slope or sledding slope
• Housing for seniors
• Woodworking shop
• Town voting location
• Ice skating
• Duplexes in the day camp area
• Space for red cross & safety classes
• Archery range
• Environmentally sound clear walking path to the beach
• Offset costs with private event rental
History - Recognizing the Past
There was most interest from the town in wanting tell stories of Indigenous people's history.
Women’s history in Brewster was another interest that appeared often in the comment section.
There were some concerns about the proper naming of First Light Beach.
What kind of history do you want these places to tell? # of stickers
Indigenous people's history 64
Agriculture land-use history 27
Camp History 19
Example comments:
• Women's history in Brewster (at sea, intellectuals, activists)
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
TOWN OF BREWSTER SEA CAMPS 15 JUNE 2023 PAGE 17
•Bay property is Nauset tribe property, wrong name for beach
•Indigenous people's history and the Land Acknowledgement should be expanded to
include Nauset (original habitation)
Finding Inspiration
Overall, most of the recommendations provided by the community were geared towards nature-
based/outdoor activities. In particular, the Wellfleet Audubon center appeared multiple times.
Taking inspiration from neighboring community centers was also a popular recommendation.
Example comments:
•Sylvan Garden in Chatham
•Robert Stone bird sanctuary
•Cliff pond beautiful natural area for swimming
•Harwich community center
•Walking path with exercise stations - believe Dennis has one
•Snack bar inspiration look at Dennis market snack bar in Corporation Beach
•Park near Harwich center, west area where to take a walk. Dog play and roam
•Picnic pavilion at Doane Rock
•Flax Pond - has bathroom and shaded areas. Good swimming pond
•Drummer Boy is an asset that should be used in conjunction with Bay Property
•Wellfleet Audubon center - well planned and integrated into surroundings
Town of Brewster Sea Camps
Survey Results
June 15, 2023
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 2
Demographics
991
708
356
1,13121
236
405
229
23
1,088
279
Please select one of the following:
Please select your age range: Do you have children under the age of 18 living in your household?
Did you attend the Town’s first Sea Camps community forum on May 20th?
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 3
Brewster Vision plan
1.Community
Character
6. Local
Economy
7. Governance 8. Community
Infrastructure
2. Water
Resource
Protection
3.Open
Space
4. Coastal
Management
5. Housing
The Brewster Vision plan outlines a set of community values and goals. Please mark the goals you think should
be prioritized at the BAY Property and at the POND Property. Select as many as you wish.
1. Community Character: Foster Brewster’s historic setting, rural nature, small-town feel, and socially inclusive spirit.
2. Water Resource Protection: Preserve high quality drinking water and improve the health of ponds and marine watersheds.
3. Open Space: Expand open space assets to provide public recreation and protect fragile natural habitat.
4. Coastal Management: Protect Brewster’s coastal resources and expand public access.
5. Housing: Provide more affordable, safe, and accessible housing options at different price points.
6. Local Economy: Promote a sustainable economy that builds on Brewster’s natural and human assets, addresses the needs of small businesses, and provides year-round employment
for Brewster’s young families.
7. Governance: Create a more open and inclusive town government
8. Community Infrastructure: Expand town infrastructure to expand opportunities for community interaction, support the development of a “green” economy, expand recreation
opportunities, and promote public safety.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 4
BAY Property Opportunities
1. Preserve and maintain the coastal ecosystem (dunes and beach)
2. Reuse or adapt buildings currently on the property
3. Protect natural habitat and water resources
4. Relocate or remove buildings that can’t be reused on this site.
5. Provide more recreational opportunities
6. Increase accesibility to the Bay Property and its resources
7. Connect Bay property to adjacent Town open space at Spruce Hill
8. Build a community center
Select the opportunities at the BAY Property that are most important to you. Select as many as you wish.
Examples of “Other” comments
- “It would be great to have community art center/studios.”
- ”Seek opportunities to make the property financially self-sustaining to the extent possible”
- “Adapt some of the existing sleeping accommodation in one area to provide supervised low-cost summer rentals only available to spring/summer/fall visiting full time workers.”
- “Create year round and seasonal affordable housing opportunities”
- “Establish walking paths with interactive exercise stations”
- “Remove all parking/paving from resource area”
- “Link properties in town via electric bus/trolley system to use current parking infrastructure”
- “Use existing buildings for community center.”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 5
BAY Property Recreation Activities
Passive
1. Walking trails
2. Picnic area
3. Outdoor pavilion
4. Bird watching
5. Performance venue
6. Biking trails
7. Community garden
8. Town common
9. Educational signage
10. None of the above
Select the passive recreation activities you are most interested in seeing at the BAY Property. Select as
many as you wish.
Examples of “Other” comments
- “Community Orchard (we already have a community garden in Brewster)”
- ”Fishing”
- “Trails with benches”
- “Creative adult learning, lecture series, and arts center programming. Nature programs which do not interrupt others’ access.”
- “Quiet zones away from hustle and bussle. Places to read; socialize”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 6
BAY Property Recreation Activities
1. Outdoor pool
2. Playground
3. Kayaking/stand-up paddleboards
4. Sailing
5. Pickleball courts
6. Shellfishing
7. Basketball courts
8. Bocce
9. Tennis courts
10. Fishing
11. Soccer fields
12. Ice skating
13. Baseball fields
14. Zipline course
15. Frisbee golf
16. Platform tennis
17. None of the above
Active
Select the active recreation activities you are most interested in seeing at the BAY Property. Select as many
as you wish.
Examples of “Other” comments
- “Swimming”
- “Fitness center and outside fitness course with exercise stations”
- “NONE!!!! Just the beach please - quiet and natural”
- “A well-maintained open field area for kids to play improvised informal games like makeshift games of softball, soccer, touch football, cricket, with just a few family and friends.”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 7
BAY Property Building-based Activities
Select the building-based activities and uses you are most interested in seeing at the BAY Property. Select as
many as you wish.
1. Adult and youth education classrooms
2. Community center
3. Children’s day camp
4. Fitness classes
5. Community meeting spaces
6. Event venue
7. Music and performance spaces
8. Nature center
9. Indoor pool
10. Boating center
11. Indoor gymnasium
12. Artist residency
13. Pool snack bar
14. Studio arts center
15. Community kitchen
16. Gallery space
17. Childcare
18. Community woodshop
19. Restaurant
20. Theater
21. None of the above
Examples of “Other” comments
- “We need a multi-generational communit y center geared to all ages."
- “Game room, pool tables, chess boar ds, etc.”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 8
427
37
96
176
604
BAY Property Building-based Activities
The BAY Property has 92 existing buildings ranging in age from about 10 years to 120 years old. The
buildings range in condition from excellent to poor. 11 are winterized and 81 are not winterized (no heating/
cooling, water supply, etc.). About 20 buildings may have good potential for reuse for community or housing
uses. How should the existing BAY Property buildings be handled?
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 9
BAY Property Building-based Activities
Identify the building re-uses you are most interested in seeing at the BAY Property. Select as many as you wish.
1. Community center
2. Seasonal workforce (i.e. J-1, lifeguards)
3. Nature center
4. Municipal housing (i.e. teachers, firefighters, other town staff)
5. YMCA
6. Cabin rental (short-term)
7. Artist/writer residency (short-term)
8. Affordable housing (low to moderate income, deed restricted)
9. None of the above
Examples of “Other” comments
- “Senior Center, Gym with fitness classes”
- “Meeting areas for residents to book for community organizations”
- ”Studio arts center for classes”
- “Event facilities”
- “Consider using the boathouse as an event venue or restaurant”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 10
BAY Property New Buildings
What new buildings on the BAY Property would you like to see? Select all that apply.
1. Community center
2. YMCA
3. Nature center
4. Affordable community housing (low to moderate income)
5. Seasonal workforce housing (i.e. J-1, lifeguards)
6. Municipal housing (i.e. teachers, firefighters, other town staff
7. None of the above
Examples of “Other” comments
- “Snack shack with a dock”
- ”Brewster Senior Center”
- “Concerned about the cost of new buildings”
- “Maybe combined community center and town hall bldg.”
- “Housing for seasonal employees in local businesses”
- “No housing”
- “Pool changing room, showers & restrooms”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 11
BAY Property Town Amenities
What existing town amenities would you like to see moved to the BAY Property? Select all that apply.
1. Recreation Department
2. None of the above
3. Council on Aging
4. Chamber of Commerce Visitor Information Center
5. Town Offices
Examples of “Other” comments
- “Maybe a combined community center plus council on aging?”
- “Not sure about the necessity of moving these town amenities. I wouldn’t object but it needs to be balanced with available resources and an increase in access to citizens.”
- ”I don’t feel well enough informed of town needs to address this”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 12
139
173 482
148
1,035 711
BAY Property Partnerships
Massachusetts Audubon is interested in using
portions of the property for nature-based
activities and programs. Do you want the Town
to continue to consider a partnership with Mass
Audubon on the BAY Property?
The YMCA of Cape Cod is interested in
exploring how they could offer a range of
wellness-focused activities on the Bay Property,
including classes and programs for youth,
families, and seniors. This partnership could
result in a new Lower Cape YMCA facility built
on the Bay property or it could utilize renovated
existing structures and/or amenities. Do you want
the town to continue to consider a partnership
with the YMCA on the BAY Property?
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 13
POND Property Opportunities
2. Increase accessibility to the pond property and its resources
4. Introduce nature-based education and small scale program
1. Establish conservation areas to protect key habitat and water
5. Consider potential future town water supply
6. Consider creating appropriately scaled housing
3. Connect property to adjacent town open space and Long Pond
Select the opportunities at the POND Property that are most important to you. Select as many
as you wish.
Examples of “Other” comments
- Limited parking near the main road, but allow only smaller authorised education and recreation program buses to drive further in and maintain the rest as natural”
- ”Use of beachfront areas for swimming, boating and recreational activity. Camping.”
- “It would make a lot of sense for Mass Audubon to have a base at the Pond property as it is surrounded by conservation land. They could do guided canoe and kayak tours off the
property as well. You could also have a satellite sailing program there as well.”
- “Please keep this land pristine, add and build nothing, protect land and water from development of any kind.”
- “Consider existing access to Long Pond area (LP Woodlands, town landing) and look at issues like parking, ADA access more broadly to achieve a specific goal.”
- “Affordable housing”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 14
Passive
POND Property Activities
Select the passive recreation activities you are most interested in seeing at the BAY Property.
Select as many as you wish.
4. Biking trails
3. Bird watching
7. Community garden
8. None of the above
5. Educational signage
6. Outdoor pavilion
1. Walking trails
2. Picnic area
Examples of “Other” comments
- “We need more biking and walking paths in Brewster”
- “Id like to see the town build a bike park for the younger generation. A bike park with dirt jumps could have very low impact on the terrain (no concrete, no removal of trees, etc…)”
- ”Boating, swimming, camping”
- “Access to swimming in the pond”
- ”Please consider signage carefully. Putting signs often harms the beauty of an area. Consider digital information people can download and read on their cellphones.”
- “Please no bike trails, no buildings, keep it close to nature as possible”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 15
Active
Select the active recreation activities you are most interested in seeing at the BAY Property.
Select as many as you wish.
1. Beach access
5. Fishing
6. None of the above
3. Kayaking/paddleboards
4. Sailing
2. Swimming
POND Property Activities
Examples of “Other” comments
- “Additional moorings”
- “Kayak/SUP storage for rent like other town beaches.”
- ”Minimal adaptation to increase natural resource enjoyment.”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 16
The Pond Property has 8 existing structures located near the pond at a low elevation. The
structures are small and were primarily used for storage. How should the existing POND
Property buildings be handled?
POND Property Existing Structures
663
86
426151
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 17
3. Artists Residency
4. None of the above
1. Nature Residency
2. Children’s day camp
Identify the building re-uses you are most interested in seeing at the POND Property. Select as
many as you wish.
POND Property Building Re-use
Examples of “Other” comments
- “Kayak and boat storage”
- “Storage for pond items only (ropes to designate swimming areas, winter docks storage, etc…). Property needs ample parking for all uses.”
- ”Snack Bar”
- “Seasonal rental for seasonal employees”
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 18
2. Nature center
4. Affordable community housing
3. Seasonal workforce housing
5.Municipal housing
1. None of the above
What new buildings would you like to see on the POND Property? Select all that apply.
POND Property Building Re-use
Examples of “Other” comments
- “Changing room, showers, restroom at swimming area”
- “Existing buildings are more than enough - except perhaps for composting toilets, do not add any more to this fragile environment.”
- ”NONE! It’s in the water recharge district. Do NOT build anything there!”
- “Bathroom, boat house, small snack bar”
- “Possible small scale housing along Rt.137 with an appropriate buffer to the conservation and recreational areas.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 19
Mass Audubon has pledged $1.5 million to assist the Town with acquisition costs of the Pond Property. If
approved, a partnership would allow Mass Audubon to use portions of the property for nature-based activities
such as small seasonal day camps, adult nature study workshops and certificate programs, field trips for
Wellfleet Bay camp, after-school programs, guided walks and kayak trips, among other possibilities, which
may require future access improvements. Do you want the town to continue to consider a partnership with Mass
Audubon on the POND Property?
POND Property Partnerships
1,076
171
81
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 20
Brewster Conservation Trust (BCT) has pledged $1.75 million toward the Pond Property acquisition. If approved,
this partnership would require a conservation restriction on at least 50% of the property not designated for
other uses; shared responsibility to design and manage a public trail network linked to Long Pond Woodlands;
and educational programming and activities led by BCT. Do you want the town to continue to consider
partnerships with BCT on the POND Property?
POND Property Partnerships
1,086
151
87
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 21
Property History
What histories do you want these properties to tell? Select all that apply.
1.Indigenous (native) people’s history
2.Camp history
3.Agricultural land use history
4.History telling is not important to me
Examples of “Other” comments
- “All history of our town is important to tell”
- “Share all three parts of the history don’t exclude any of the history.”
- ”Natural history; role of historical climate in forming the Cape and shaping the landscape; impacts and threats posed by climate change”
- “Some camp history is important for context of town acquisition. Focus more on indigenous people’s history, natural history”
Archive d: Friday, June 16, 2023 1:26:14 PM
From: Sandy Rubenstein
Se nt: Wed, 14 Jun 2023 12:36:21
To: Peter Lombardi
Cc: Edward Barber; Amy von Hone; Donna K alinick; Erika Mawn; Michael Gradone
Subje ct: Re: Camp Wingate*Kirkland
Se ns itivity: Normal
Attachme nts :
120091-46447-Cert.pdf;
Peter -
Whoops! My mi stake. We would like to drop off the C ampers at the original main gate of the Sea C amps
property located at 3057 Main Street.
The campers escorted by staff wi ll walk to the beach and head west. I only referenced Denni s as that i s the
di rection they will be headed. I apologize for the confusion.
Attached please fi nd a copy of our insurance wi th the Town of Brewster listed as an addi ti onal insured.
Thank you very much for agreei ng to accommodate thi s request.
Sincerely,
Sandy
Sandy Rubenstein
O wner & Director
Camp Wingate*Kirkland
Call: 508.362.3798
The way summer is supposed to be!
O n Jun 13, 2023, at 10:00 PM, Peter Lombardi <plombardi@brewster-ma.gov> wrote:
Hi Sandy,
I’m sorry – I’m a bi t confused. 3570 Mai n Stre e t i s whe re the Famil y School i s l ocate d on 6A. And I am not
unde rstanding the refe re nce to De nnis. 15 campe rs and 3 staf f walki ng on the prope rty for 20 minute s se e ms
l i ke i t wi l l be fi ne (e speci al ly wi th proof of i nsurance ). I just ne e d clarificati on on the de tai ls.
Thanks,
Pe te r
Pete r Lombardi
Town Manage r
Town of Brewste r
508-896-3701 x. 1128
Brewster Town Of fices are open to the public Monday through Thursday from 8:30am to 4:00pm, and by
appointment on Fridays.
From: Sandy Rube nstei n <he ysandy@campwk.com>
Sent: Tuesday, June 13, 2023 7:20 PM
To: Pe ter Lombardi <plombardi @brewste r-ma.gov>; Edward Barber <e barbe r@brewster-ma.gov>
Cc: Amy von Hone <avonhone @brewste r-ma.gov>; Donna Kali nick <dkali nick@brewste r-ma.gov>; Eri ka Mawn
<e mawn@bre wste r-ma.gov>; Michae l Gradone <mgradone @bre wste r-ma.gov>
Subject: Re : Camp Wingate *Ki rkl and
Pe te r -
I trade d me ssages wi th the Rec Departme nt as wel l as Ed Barbe r on the si te and the y di d say thi s was okay.
We are looki ng f or 15 campe rs and 3 staff to wal k through the property to acce ss the be ach at 9:15 AM. The y wi ll
be droppe d off at the Mai n Gate l ocate d at 3570 Main St and then walk direc tly to the waterfront be ach. The y
the y wi ll head we st toward De nni s and exi t the property.
I don’t expect that they wil l be on the si te for more than 20 mi nutes tops. We have se nt si mi lar groups li ke this
one for ove r a decade prior to the sale of Se a Camps. Mr. Barber i s f ami l i ar with the group and acti vi ty.
I’l l be se ndi ng proof of insurance wi th the Town of Bre wste r l i ste d as soon as I re ce ive i t back f rom my age nt.
Pl e ase l e t me now i f you need any additional i nformation.
Thank you!
Sandy
Sandy Rube nstei n
Owne r & Di re ctor
Camp Wi ngate*Ki rkl and
Call : 508.362.3798
The way summe r i s suppose d to be !
On Jun 13, 2023, at 9:54 AM, Pe ter Lombardi <pl ombardi @bre wste r-ma.gov> wrote:
Hi Sandy,
Can you pl e ase clarify i f you are se e ki ng acce ss to the Sea Camps prope rty on Long Pond on July 5?
If so, how large i s the group, what ages are the campers, how many instructors wil l be i n
attendance , what wi ll the y be doi ng, how l ong wi l l the y be on site , e tc?
The Pond Property Planni ng Committe e re vi e ws and approves i nteri m uses of this property. Thei r
ne x t meeti ng is on Wednesday June 21 at 4PM. The more de tai l s you can provi de about your
proposed use the be tter. I wi ll make sure thi s informati on i s re l aye d to the m for the i r
consi de rati on.
Thanks,
Pe te r
Pete r Lombardi
Town Manage r
Town of Brewste r
508-896-3701 x. 1128
Brewster Town Of fices are open to the public Monday through Thursday from 8:30am to 4:00pm,
and by appointment on Fridays.
From: Amy von Hone <avonhone@brewster-ma.gov>
Sent: Monday, June 12, 2023 9:31 AM
To: sandybog@icl oud.com
Cc: Donna Kali nick <dkal i ni ck@brewster-ma.gov>; Eri ka Mawn <e mawn@bre wste r-ma.gov>; Pete r
Lombardi <pl ombardi @bre wste r-ma.gov>
Subject: FW: Camp Wi ngate*Ki rkl and
Hi Sandy-
Gre at to he ar from you. Our of fi ce has f orwarde d your re que st to the Town Admini strati on Off ice
f or revi e w and response .
Hope you have a gre at summer se ason.
Amy
Amy L. von Hone , R.S., C.H.O.
Bre wster He al th Di rector
(O) 508.896.3701 X1120
(F) 508.896.4538
From: Tammi Mason <tmason@bre wste r-ma.gov>
Sent: Monday, June 12, 2023 9:04 AM
To: Amy von Hone <avonhone @brewste r-ma.gov>; Donna Kali nick <dkal i ni ck@brewster-ma.gov>
Subject: FW: Camp Wi ngate*Ki rkl and
From: Sandra Rube nste in <sandybog@i cloud.com>
Sent: Saturday, June 10, 2023 2:46 PM
To: Tammi Mason <tmason@bre wste r-ma.gov>
Subject: Camp Wi ngate *Kirkland
Hi Amy -
Gre e ti ngs f rom your old fri e nds i n Yarmouth!!
Ye ars ago, whe n Cape Cod Sea Camps was i n operati on the y woul d al low a group of our campers
e scorte d by staff to wal k through camp to acce ss the be ach for hi ke he ade d we st towards De nni s.
I’m writi ng to inqui re about pe rmission to do thi s wi th a group of our campers on Wednesday, Jul y
5th at approxi mate l y 915AM. They woul d be droppe d off at the Mai n Gate , he ad by f oot to the
be ach.
I’ve re ache d out to someone i n the Rec De partment - i s the re some one el se I shoul d be contacti ng?
Thank you!
Sandy
Sandy Rube nstei n
Owne r & Di re ctor
Camp Wi ngate*Ki rkl and
Call : 508.362.3798
The way summe r i s suppose d to be !
Cape Cod Sea Camps
Summer 2023 Events
Brewster Recreation, in partnership with the Bay Property Planning Committee, will be
hosting three events on the front lawn of the Bay Property on Main Street this summer.
All events are FREE and family-friendly. Bring a chair or blanket, a snack, and bug spray.
Family Friendly DJ
Dance Party!
Thursday July 27th
Star ng at 6:00pm
Family Movie
Night
Friday August 4th
Star ng at 8:00pm
Touch-A-Truck
Friday August 25th
Star ng at 5:00pm
Brewster Recreation, in partnership with the Pond Property Planning Committee, MA
Audubon, and Brewster Conservation Trust, will offer guided walking and kayak tours
at the Pond Property on Long Pond Road.
Events are FREE, but registration is required.
Visit the Brewster Recreation website for registration details:
www.brewsterma.myrec.com (Current Programs & Offerings)
Kayak Tours
Saturday June 3rd
(rain date June 4th)
Times: 10am-12pm or 2pm-4pm
Walking Tours
Saturday June 10th
(rain date June 11th)
Times: 9am-1030am or 1030am- 12pm
*Future dates for more guided walks to be
announced shortly.
First Light Beach is opening weekends, starting the Saturday of Memorial Day
weekend. Opening 7 days a week, 7am to 6pm, starting June 15th.
Brewster Community Pool will open June 26th, 7am to 6pm, through August 20th.
Pool membership information is available on our website at
www.brewster-ma.gov/cape-cod-sea-camps-properties.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 6.6.2023 www.brewster-ma.gov Page 1 of 5
MINUTES OF THE BAY PROPERTY PLANNING COMMITTEE MEETING
DATE: June 6, 2023
TIME: 4:00 PM
PLACE: Hybrid Participation – Zoom/2198 Main Street, Brewster, MA
PARTICIPANTS: Town Manager Peter Lombardi, Chair Amanda Bebrin, Selectperson Mary Chaffee,
Selectperson David Whitney, Karl Fryzel, Katie Jacobus, Caroline McCarley, Thomas Wingard, Patricia Hughes,
Peter Johnson, John Phillips, Clare O’Connor-Rice (remote); Liaisons/Representatives: Jan Crocker, Sharon
Tennstedt, Bill Meehan, Kathleen Walker, Gary Christen, Roger O’Day; Town Staff: Mike Gradone (Recreation
Department Director), Elton Cutler (COA Director), Griffin Ryder (DPW Director)
Call to Order, Declaration of a Quorum, Meeting Participation Statement and Recording Statement:
Amanda Bebrin called the meeting to order at 4:00 pm and read the meeting participation and recording
statements. Ms. Bebrin announced all members of the committee who were present, a quorum was
declared. There were no public announcements or comments.
Public Announcements and Comments
None
Initial Follow-up on First Community Forum
Ms. Bebrin invited high level reaction from committee members to the recently held first community forum.
Selectperson Mary Chaffee noted she was struck by the number of people who took part, as well as by the
extent to which participants wanted to discuss their views – the feeling in the room was one of positivity.
Katie Jacobus agreed with Selectperson Chaffee, and was encouraged by how much residents wanted to be
involved in the process. Patricia Hughes said she had never met many of the people who came to the forum.
Ms. Hughes added that better directions to the boards could be provided next time around in order to help
residents navigate their way around the forum. Mike Gradone said that it was good to see young people
asking questions about how the final product would benefit seniors, and vice versa.
Jan Crocker stated that she worked on the welcome desk at the forum, and observed that residents were
grateful to Town staff, volunteers and consultants for hosting the forum. Caroline McCarley said that a
common question from residents pertained to the use of bicycles on the property. Ms. Jacobus noted that
she had also heard this question, and said that the prevalence of this question meant that guidelines would
need to be refined to be clearer on this issue. Karl Fryzel said that he has since heard positive feedback from
attendees. Selectperson Chaffee said residents were very impressed with the graphics created by Reed
Hilderbrand. John Phillips commented that residents paid attention to comments written on other stickers,
and were choosing to use the blue dots to “upvote” comments that they agreed with.
Mr. Fryzel asked Peter Lombardi if he had heard from the Reed Hilderbrand consultants on how they felt the
forum had gone. Mr. Lombardi responded that they felt as though the session was constructive and they
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 6.6.2023 www.brewster-ma.gov Page 2 of 5
have since begun to work through the feedback – they were very impressed with the level of engagement
that residents had with the process.
Update on Resident Survey & Second Forum Date
Mr. Lombardi noted that the Town released a relatively short survey five days after the first forum seeking to
solicit resident feedback in addition to the feedback received at the forum. The forum was live through June
4 (roughly a week and a half), and a number of local organizations helped to put the word out. The Town
received over 1,300 responses in that time. There was some overlap between those who filled out the survey
and those who attended the forum. Reed Hilderbrand is analyzing the results of the survey. The next
meeting on June 20 will include a summary memo of consistent themes seen both at the community forum
and through the survey.
The second forum is planned for Saturday, August 5. There will be less material at this forum than the first
one. There will likely be three short sessions, of an hour each. The plan is to have it in the dining hall again.
The first session will be mid to late morning, and there will be a break in between each session. There will be
some initial discussion with the committee at the next meeting about how this forum will be set up.
Ms. Hughes noted that she found it confusing that some of the questions on the survey asked whether
residents thought the Town should continue to work with Mass Audubon and Brewster Conservation Trust,
given that the Town is dependent on contributions from these two organizations. Mr. Lombardi responded
that the survey questions mirrored the questions that were asked at the forums. The original financial plan
was premised on contributions from partnerships with Audubon and Brewster Conservation Trust, but the
Town is now in a financial position to be able to finance through non-excluded debt the remaining
acquisition costs if residents were to decide they no longer want the Town to continue to work with the
aforementioned organizations.
Mr. Fryzel said he had heard that it was possible to submit more than one survey – is this correct, and if so,
what is the consequence of this? Mr. Lombardi responded that the Town does not typically require log-in
information and email addresses from survey respondents, as this would be a barrier to people responding
to the survey. 55-60% of residents submitted their email addresses, and Reed Hilderbrand is able to analyze
the data in order to remove duplicate surveys. Ms. Bebrin explained that the point of the survey was to
capture the key themes of resident responses. Selectperson Chaffee agreed that the controls put in place
should make the committee feel confident that they are looking at valid data. Sharon Tennstedt noted that
some residents have said the survey will not be “statistically valid” – but there is no subgroup analysis, it is
an observational survey – and therefore these comments are misplaced. Ms. Hughes concurred with other
committee members’ comments. Ms. Bebrin concluded by encouraging residents to participate at future
forums – this is only the beginning of the process.
Summer 2023 Brewster Community Pool Update – June 25 Ribbon Cutting Ceremony
Mr. Lombardi announced that 470 passes have been sold for this summer. Just under 200 of those passes are
for family memberships. About 160 of those passes are for seniors and senior + 1. The remaining 110 are for
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 6.6.2023 www.brewster-ma.gov Page 3 of 5
regular individual passes. The Town will be offering four “drop-in” days for residents who would like to enjoy
the pool without having to purchase a season pass. The drop-in days will be held on: Tuesday July 11,
Saturday July 15, Friday July 28, Sunday August 6. The drop-in cost is $5 per person, cash only, and will be
collected by the pool attendant upon entry. Availability is first come, first serve; the maximum capacity of
the pool area is 100 people.
Residents with a Brewster Community Pool pass who would like to bring a guest (non-resident) with them to
the pool this summer will have an opportunity to purchase guest passes. Guest pool passes will be on sale
in-person only from 9am until 4pm on the following days at the Arts Center at the Bay Property: Friday June
16, Saturday June 17, Friday June 30. These passes are $25 each and will allow up to 5 guest visits. Resident
pool pass holders will be allowed to purchase up to 2 guest passes (10 guests in total). Residents must
accompany, and are responsible for, their guests.
Mr. Lombardi commented that the Town is expecting the operating expenses of the pool to be roughly
$130,000, which includes staff and supplies. The extent to which the fee structure covers these expenses will
be analyzed at the end of the season to review the plan for next year. $70,000 has been brought in revenue
so far this year.
Thomas Wingard noted that some residents have suggested swim lessons should be free. Mr. Wingard said
that he believes the current fee structure is exclusionary, and the committee needs to look at changing these
fees for next season. Mr. Lombardi responded that he appreciates these comments, but the main challenge
with reducing these fees is the 100-swimmer capacity in the facility. The Covid fund was converted to a Good
Neighbor Relief Fund, and these funds could be used for financial assistance for some families to afford a
pool pass and swim lessons. Mr. Wingard responded that he appreciated this, but thought it was important
to try and make the pool available to all residents.
Mike Gradone said that staffing is a concern, there is currently only one water safety instructor. It is not
possible to get certified anywhere on Cape. The plan next year is to secure an instructor to train people to
get certified, using the pool as the training destination. Clare O’Connor-Rice said that she sits on the Good
Neighbor Fund, and a question came up at the most recent meeting from a parent about use of the funds to
help cover the cost of swimming lessons. The funds are not to be used to pay the Town back for any of its
services – so, it is unclear whether these funds can be used. Mr. Lombardi responded that this was correct,
however, the Town could cover the cost of other expenses borne by low-income residents in order to allow
them more fiscal capability to purchase pool passes and swim lessons. Mr. Wingard responded that the
provision of swim lessons was a life-safety concern. Mr. Lombardi closed by noting that the cost of swim
lessons was far lower than in comparable towns.
Mr. Lombardi reminded committee members that the pool will open to residents on Monday June 26, 2023.
The public is invited to attend a grand opening and ribbon cutting ceremony on Sunday June 25 at 1pm. The
pool will be open to everyone after the ribbon cutting until 6pm. Parking for this event will be available on
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 6.6.2023 www.brewster-ma.gov Page 4 of 5
the front lawn area at 3057 Main Street. Pool passes for residents are not required on this day. Mr. Fryzel
congratulated Town staff on getting to this stage of the opening process.
Review Upcoming Approved Interim Uses and Potential Vote on Proposed New Interim Uses
The Movement Arts Event took place on the property on Saturday May 13. Jan Crocker reported that the
event was very well attended. The feedback from attendees was very positive, and the event went smoothly.
Clare O’Connor-Rice added that a follow-up event was meant to occur at Drummer Boy Park, but was
postponed due to adverse weather conditions, and the Council is requesting that the rescheduled event take
place on the Sea Camps property.
Ms. Bebrin introduced the idea of hosting a job-fair style open house at the end of September on the
property for volunteering opportunities with the Town. Boards and committees could have tables at the site,
advertising committee vacancies, and answering questions about the responsibilities of these roles.
September 30 is the tentative date for this event. Mr. Fryzel asked whether this would clash with the
proposed Movement Arts Event. Ms. O’Connor-Rice responded that it would not clash. Ms. Jacobus said she
thought this sounded like an important and interesting event. Selectperson David Whitney stated that he
also felt it was an excellent idea – there are currently 20 openings for vacancies on 12 different committees.
Selectperson Chaffee commented that she felt it was an excellent idea, and asked if food could be served at
this event – Ms. Bebrin responded that she thought this was possible. Mr. Fryzel expressed that it was
important to also frame this as a celebration of the work done by the committees, and possibly include fun
games at the event. Peter Johnson added his support for the idea of the event. Ms. O’Connor-Rice said she
would love to see committees collaborating more closely together, and this was a good opportunity for this
to start to happen.
Mr. Johnson moved to approve the Town Open House and volunteer appreciation event on the bay property,
tentatively dated September 30, 2023. Ms. Jacobus second. A roll call vote was taken. Selectperson Chaffee –
yes, Selectperson Whitney – yes, Pat Hughes – yes, Karl Fryzel – yes, Caroline McCarley – absent from room,
Katie Jacobus – yes, Clare O’Connor-Rice – yes, Thomas Wingard – yes, Amanda Bebrin – yes, Peter Johnson
– yes, John Phillips – yes.
Ms. Jacobus re-introduced the concept of the “Da Hedge” event discussed in previous meetings. Residents
would line up inside the perimeter of the hedge of the Sea Camps property to cheer on participants in the
PanMass Challenge on August 6. Clare O’Connor-Rice reminded members that the Cultural Council would be
planting wooden flowers around the Arts Center, and coordinating with Ed Barber so it did not interfere with
the mowing.
Vote on Meeting Minutes: May 9, 2023
Ms. Hughes moved to approve meeting minutes from May 9, 2023. Mr. Fryzel second. A roll call vote was
taken. Selectperson Chaffee – yes, Selectperson Whitney – abstain, Pat Hughes – yes, Karl Fryzel – yes,
Caroline McCarley – yes, Katie Jacobus – yes, Clare O’Connor-Rice – yes, Thomas Wingard – yes, Amanda
Bebrin – yes, Peter Johnson – yes, John Phillips – yes.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 6.6.2023 www.brewster-ma.gov Page 5 of 5
Discuss Future Meeting Agenda Items
Ms. Bebrin noted that Reed Hilderbrand will be presenting at the next meeting on June 20, the majority of
which will be spent on forum and survey data.
Next Meetings
June 20, July 11, and July 25, 2023
Matters Not Reasonably Anticipated by the Chair:
Mr. Lombardi noted that the septic plans approved by the Board of Health for new structures at the end of
Bonnie Doone Cartway were included in the meeting packet. Questions arose at the forum about this work,
and Mr. Lombardi wanted to make sure committee members were aware that this work will be happening –
this is important to take into account when considering interim uses in this part of the property. The work
will take about a year to complete.
Ms. Bebrin said that she was recently invited to speak at the Brewster Chamber of Commerce’s annual
meeting. She was also asked to draft an article for their newsletter, which is included in the packet for
reference – this is a tighter version of the remarks she delivered at the meeting.
Selectperson Chaffee said that she would be speaking to the Brewster Men’s Club this week as a
representative of the Select Board, and this was a great opportunity to talk about the work that both
committees have been doing. Ms. Bebrin added the Brewster Association of Part-Time Residents’ annual
meeting is on August 26 at the Brewster Ladies Library, and she will attend and speak.
Adjournment
Mr. Johnson moved to adjourn at 5:22 pm. Mr. Fryzel second. A roll call vote was taken. Selectperson
Chaffee – yes, Selectperson Whitney – yes, Pat Hughes – yes, Karl Fryzel – yes, Caroline McCarley – yes, Katie
Jacobus – yes, Thomas Wingard – yes, Amanda Bebrin – yes, Peter Johnson – yes, John Phillips – yes, Clare
O’Connor-Rice – yes.
Respectfully submitted by Conor Kenny, Project Manager
Approved: __________________ Signed: _________________________________________
Accompanying Documents in Packet: Agenda, Website Announcement Re. Community Pool Update, Email Re: Open Movement Arts Fair,
BPPC 5.9.23 Minutes, Chamber of Commerce BPPC Article, 178 Bonnie Doone Cartway Septic Plan