HomeMy Public PortalAboutBay Property Meeting Packet 07.25.23Town 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
July 25, 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.
Members of the public who wish to access the meeting may do so in the following manner:
Please click the link below to join the webinar:
https://us02web.zoom.us/j/84863561303?pwd=bjhQazV3Y0NaN0dESk1LUmxmbGJCdz09
Passcode: 467353
US: +1 312 626 6799 or +1 929 436 2866 Webinar ID: 898 0232 5739 Passcode: 467353
When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in
the meeting, may do so by accessing the meeting remotely, as noted above. Additionally, the meeting will be broadcast
live, 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
David Whitney,
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 Updated Presentation Materials and Format for Second Community Forum &
Survey
7.Update on Potential Partnerships (YMCA Cape Cod & Mass Audubon)
8.Debrief from Harwich Community Center Site Visit
9.Discuss Potential Uses of New Athletic Courts – Tennis, Pickleball, etc.
10.Update on Brewster Community Pool
11.Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
12.Vote on Meeting Minutes: July 11, 2023
13.Discuss Future Meeting Agenda Items
14.Next Meetings: August 22 and September 19, 2023
15.Matters Not Reasonably Anticipated by the Chair
16.FYIs
17.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
07/20/2023
Town of Brewster
Cape Cod Sea Camps Planning
Date: Saturday, August 5th 2023
Attend one of three sessions: 1pm-2pm, 2pm-3pm or 3pm-4pm Location: Bay Property Dining Hall
Join us for community forum #2!
Community Forum #2 will be an engaging community event that shares preliminary planning scenarios for both
the Bay and Pond properties based on resident feedback from Community Forum #1 and the survey.
Each session will begin with introductory remarks. The remainder of the meeting will be a community workshop
where residents will be invited to learn about the planning scenarios, indicate their preference and share
feedback. This event will be the second public community workshop in a series of six that takes place over the
course of the planning process.
The Council on Aging will be offering rides to and from community forum sessions. Please call the Council on
Aging at 508-896-2737 by Thursday August 3rd to arrange for transportation.
For more details about the long-term planning process, information on Bay Property and Pond Property
Planning Committee meetings and interim activities at both properties, please visit the project page,
https://www.brewster-ma.gov/cape-cod-sea-camps-properties. To provide feedback to one of the committees,
please email us at bppc@brewster-ma.gov (Bay property) or pppc@brewster-ma.gov (Pond property).
The Bay Property will be open to the public to
explore by foot anytime between 12pm-5pm
Registration for the forum is limited to town residents. To register for one of the workshop times,
scan the QR code or follow this link:
https://www.brewster-ma.gov/cape-cod-sea-camps-properties
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REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Welcome Station
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Welcome to the second community
workshop for the Brewster Sea Camps!
Today we will share potential planning scenarios for the future of the
Bay and Pond properties and ask for you feedback. These planning
scenarios are informed by the community feedback we received at the
first community forum in May, and through the follow-up survey. We want
your continued input and would like to know which planning scenarios
you prefer.
Following introductory remarks, we invite you to visit the different stations
below and give feedback on the scenarios displayed at the Visioning
stations:
Welcome!
Previous Context
Bay Visioning
Committees Table
Kid’s
Table
Bay Site Model
Parking/
Community
Center/
Housing
What We Heard
Previous Planning
Bay & Pond Site Plan
Pond Visioning
Potential Partner
Organizations
(MA Audubon, BCT, &
YMCA Cape Cod)
Refreshments Long Pond Video
Welcome!
What we heard
We appreciate your thoughts about your
priorities for the future of both the Bay
and the Pond Property!
Thank You for
sharing your
feedback!
400~1,367Community
Forum
Attendees
Survey Demographics
Surveys
Completed
72.5% were full
time residents of
Brewster, 26%
were part-time
residents
51.8%
participants
were over the
age of 65
51.8%
72.5%
26%
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Create year round and seasonal affordable housing opportunities
No housing. Recreation uses and community building only
We need housing for summer J-1 employees
Re-use of buildings for seasonal housing (workforce and municipal)
On Housing
On Re-use
On Sustainability and Conservation
Key Survey Feedback
Key Forum Feedback
Key Forum FeedbackKey Survey Feedback
Key Survey Feedback
Example Comments from Survey and Forum
Example Comments from Survey and Forum
Example Comments from Survey and Forum
31% would like to
see seasonal
workforce housing
in a new building
High interest in
seasonal workforce
housing and
affordable Housing
Protect natural habitat
and water resources was
the key opportunity of
greatest interest
General interest
in re-using existing
buildings as feasible
74% felt it was
important to reuse or
adapt buildings currently
on the property
82% felt it was
important to preserve
and maintain the
coastal ecosystem
50% would like to see
seasonal workforce
housing in existing
buildings
Additional housing
opportunities was the
Town Vision Plan goal that
received the most stickers
75% felt it was
important to protect
natural habitat and
water resources
Feedback Responses
Bay Property
Protect natural habitat and water resources
Concerned about existing beach parking constructed so close to sensitive area Reduce lawn and replace with wildflowers
Consider using the boathouse as an event venue or restaurant
Minimize asphalt paving Treat invasive species to bring back wildlife
Consider renting existing cabins to local businesses
Keep the buildings with high re-use potential but remove the others
Key Forum Feedback
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Great opportunity for pickleball courts! Need more in Brewster Expand recreation programs for kids
Walking trails throughout the property
We need a multi-generational community center
Creative adult learning, lecture series, and arts center programming. Nature programs which do not interrupt others’ access
Add a playground
A walking trail with exercise stations to help seniors in town maintain their good health
Create studio spaces for resident artists, create gallery space and performance space
It is critical that the needs of our senior population be taken into consideration in all planning Support a pedestrian and/or bike
path alongside existing roads
Seek opportunities to make the property financially self-sustaining to the extent possible
Consider revenue opportunities from use by third party organizations – community groups and arts
On Recreation
On Partnerships
Other Key Forum and Survey Feedback
On Community Programs
Key Survey Feedback
Key Survey Feedback
Key Survey Feedback
Example Comments from Survey and Forum
Example Comments from Survey and Forum
76% want to continue
considering a
partnership
with Mass Audubon
52% would like
to see adult and
youth education
classrooms
53% want to continue
considering a
partnership with the
YMCA
51% would
like to see a
community
center
49% would
like to see a
children’s
day camp
Feedback Responses
Bay Property
Key Forum Feedback
Key Forum Feedback
A community
center received
the most stickers
92% want to
continue considering
a partnership with
Mass Audubon
Residents also
expressed strong
interest in a
playground, beach
access, event venue,
indoor pool and
walking trails
67% want to continue
considering a partnership
with the YMCA
74% would like to
see walking trails
57% would like
to see picnic
areas
48% would
like to see a
playground
Key Forum Feedback
50% would like to
see the Recreation
Department moved
to the Bay Property
Beach access,
walking trails, and a
playground were the
recreational activities
of highest interest
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
More hiking paths
We need more biking and walking paths in Brewster
Educational trails for appreciation of ecology and natural habitats
ADA parking near pond
On Passive Recreation
On Access
On Partnerships
On Sustainability and Conservation
Key Survey Feedback
Key Forum Feedback
Key Forum Feedback
Key Forum FeedbackKey Survey Feedback
Key Survey Feedback Key Forum Feedback
Key Survey Feedback
Example Comments from Survey and Forum
Example Comments from Survey and Forum
Example Comments from Survey and Forum
Common suggestions
included to improve
access but limit
parking and asphalt
68% feel it is important
to increase accessibility
to the pond property
and its resources
Feedback Responses
Pond Property
Protect wetlands and rare species habitat Minimize asphalt. Gravel parking and roadsPreserve land for future water supply
Provide parking at Route 137 for walk-in access only Several smaller parking areas instead of one big one
81% want to continue
considering a
partnership
with Mass Audubon
82% want to
continue considering
a partnership
with the BCT
95% want to continue
considering a
partnership
with Mass Audubon
99% of respondents want
to continue considering a
partnership with the BCT
60% feel it is
important to consider
potential future town
water supply
76% voted to
set conservation
areas to protect
key habitat &
water resources
60% voted
to connect the
property to
the adjacent
Long Pond
Woodlands
Protect key
habitat and
resources was the
key opportunity
of highest interest
Creating open space
and protecting water
resources were the
Town Vision Plan goals
of highest interest
88% are interested
in walking trails
56% are
interested in
bird watching
54% are
interested in a
picnic area
Walking trails
received the most
stickers of all
potential activities
Creating open space
and protecting water
resources were the
Town Vision Plan goals
of highest interest
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Boat storage and boat access
It’s in the water recharge district. Do not build anything there
Additional moorings
Small-scale housing along Rt. 137 with an appropriate buffer to the conservation and recreational areas
Access to swimming in the pond
Interest in new bathroom, boat house, small snack bar
Kayak and boat storage Seasonal housing rental for seasonal employees
Kayak/SUP storage for rent like other town beaches
Snack bar
On Waterfront Activities
On New Building
On Building Re-Use
Key Survey Feedback
Key Survey Feedback
Key Forum Feedback
Key Survey Feedback
Example Comments from Survey and Forum
Example Comments from Survey and Forum
Example Comments from Survey and Forum
79% are interested in
beach access
52% want to see a
nature residency in
existing buildings
75% are interested
in swimming
49% want to see a
children’s day camp
in existing buildings
Feedback Responses
Pond Property
66% are interested
in kayaking/
paddleboards
Key Forum Feedback
Swimming was the
waterfront activity of
highest interest
39% do not want
to see any new
buildings on the
property
Strong interest in preserving
the land with some interest
in incorporating affordable
housing
34% want to
see a new
nature center on
the property
27% want
to see new
seasonal
workforce
24% want to see
new affordable
community
housing
21% want to see new
municipal housing
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Key Community Interests
Bay Property
• Expand opportunities for community use, including a potential
community center (education, wellness, meetings, arts and
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
• Manage cost (revenue generation and phasing)
• Build appropriate partnerships for activation and stewardship
• Protect coastal resources and build sustainably (protect buffer
zones and ecological resources, limit impermeable paving,
restore native ecosystems)
• Provide housing options, prioritizing J1 / seasonal workforce
• Create experiences for younger generations (day camp,
education, playground) and older generations (continuing
education, programming, accessible resources)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Key Community Interests
Pond Property
• Provide community beach access (swimming, kayaking and
stand up paddle board)
• Increase accessibility to the property and its resources
(update roads, add ADA compliant walking trails, connection
to Long Pond Woodlands, small parking areas)
• Establish conservation areas to protect key habitat and water
resources
• Re-use existing buildings where feasible (potential for nature
center, children’s day camp, storage)
• Limit new building but consider appropriately scaled housing
(affordable, workforce) and nature center
• Build partnerships with BCT and Mass Audubon for activation
and stewardship education, programming, accessible
resources)
Scenarios
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
PA
S
S
I
V
E
AC
T
I
V
E
PUBLIC SECLUDED
PUBLIC, ON
MAIN DRIVE
SECLUDED AND
EASILY ACCESSED
FROM DRIVE
MOST SECLUDED/
PRIVATE & PASSIVE
ZONE
PRIVATE/SECLUDED
BUT EASILY
ACCESSIBLE FROM
ROUTE 6A, EASILY
SEPARATED FROM
REST OF CAMPUS
PUBLICLY
ACCESSIBLE ON
MAIN ROAD
CABIN
GLADE
ARRIVAL
FIELDS
SECLUDED
ZONE
POND
RESERVE
WOODLAND
BUFFER
COASTAL DUNE
BEACH
CENTRAL CAMPUS
MOST PUBLIC IN
VISIBILITY AND
ACCESS, MOST
SUITABLE FOR
ACTIVE RECREATION
OVERALL EXISTING
FRAMEWORK
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Option 1: Re-use Buildings for
Seasonal Workforce Housing
Option 2: New Year-round Housing
(Affordable or Attainable)
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
PUBLIC/PRIVATE BENEFIT
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
Secluded Zone
Bay Property
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
PUBLIC/PRIVATE BENEFIT
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
RENOVATE + REUSE CABINS AS
SEASONAL WORKFORCE HOUSING
THROUGH PUBLIC/PRIVATE
PARTNERSHIP (ADD SHARED BATH/
KITCHEN FACILITIES)
MAINTAIN MAINTENANCE BUILDINGS
MAINTAIN WOODED BUFFER
FOR PRIVACY
DEDICATED ACCESS, SEPARATED FROM
REST OF CAMPUS (BUT MAINTAIN
ABUTTER ACCESS)
RENOVATE + REUSE SPRUCE HILL
HOUSE AS CARETAKER/STAFF
HOUSING
ZONE FOR POTENTIAL FUTURE
APPROPRIATELY SCALED NEW
HOUSING THROUGH PUBLIC/PRIVATE
PARTNERSHIP (AFFORDABLE OR
ATTAINABLE HOUSING)
MAINTAIN MAINTENANCE BUILDINGS
MAINTAIN WOODED BUFFER
FOR PRIVACY
DEDICATED ACCESS, SEPARATED FROM
REST OF CAMPUS (BUT MAINTAIN
ABUTTER ACCESS)
REMOVE SPRUCE HILL & REWILD
0’0’100’100’200’200’
Day Care Center
Cape Cod Children’s Place
Eastham, MA
Picnic Pavilion
Camp Canaan
New Canaan, CT
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Secluded Zone
Bay Property
Option 3: Family Zone
Outdoor Theater
Wolf Trap National Park for the
Performing Arts
Vienna, VA
Artist Residency
Providence Dune Shacks
Providence, RI
Artist Residency
Haystack Mountain School of
Crats
Deer Isle, MA
Option 4: Arts/Science/Nature
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
PUBLIC/PRIVATE BENEFIT
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
PUBLIC/PRIVATE BENEFIT
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
PICNIC AREA AND PLAYGROUND
- DAY CAMP
- SCOUTS
- AFTER SCHOOL PROGRAMS
MAINTAIN MAINTENANCE BUILDINGS
MAINTAIN WOODED BUFFER
FOR PRIVACY
DRIVE REMAINS CONNECTED TO
REST OF CAMPUS. ESTABLISH TRAIL
CONNECTIONS TO SPRUCE HILL
DRIVE REMAINS CONNECTED TO
REST OF CAMPUS. ESTABLISH TRAIL
CONNECTIONS TO SPRUCE HILL
- DAY CARE CENTER
- TEEN CENTER
(RENOVATE + REUSE SPRUCE HILL
HOUSE)
RE-USE AMPHITHEATER FOR
PERFORMANCES
- ARTIST CABINS
- RENTALS/RESIDENCIES
- POP-UPS
MAINTAIN WOODED BUFFER
FOR PRIVACY
RENOVATE + REUSE SPRUCE HILL
HOUSE FOR ART/NATURE CLASSES,
RESIDENCY, NATURE CENTER OR
MUSEUM
SCIENTISTS/EDUCATORS IN
RESIDENCE (PARTNERSHIP WITH
OUTSIDE ORGANIZATION)
MAINTAIN MAINTENANCE FACILITY
WITH PUBLIC EDUCATIONAL
COMPONENT RELATED TO
STEWARDSHIP
0’0’100’100’200’200’
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Arrival Fields
Bay Property
Option 1: Community Center
and Flexible Outdoor Gathering
Option 2: Partial “Re-wild”Option 3: Recreation Focus
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
RECREATIONAL OPPORTUNITIES
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
RECREATIONAL OPPORTUNITIES
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
RECREATIONAL OPPORTUNITIES
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
INCREASE PARKING
CAPACITY
INCREASE PARKING
CAPACITY COMMUNITY GARDEN
MAINTAIN UPPER
FIELDS/ USE AS
FLEXIBLE EVENT SPACE
COMMUNITY
ORCHARD OR VINEYARD
TRAIL CONNECTIONS
POLLINATOR MEADOW
ZONE FOR NEW
COMMUNITY
CENTER (COA & REC)
CONVERT UPPER
FIELD TO TENNIS/PICKLEBALL/
BASKETBALL COURTS
OVERFLOW PARKING
MAINTAIN SPORTS
FIELD
FLEXIBLE OUTDOOR
EVENT SPACE AND
“TOWN COMMON”
MAINTAIN SPORTS
FIELD
FLEXIBLE OUTDOOR
EVENT SPACE AND “TOWN
COMMON”
ADMINISTRATIVE
BUILDING
ADMINISTRATIVE
BUILDING
ADMINISTRATIVE
BUILDING
0’0’0’100’100’100’200’200’200’
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Central Campus
Bay Property
Option 1: Re-use and Extensively Renovate for Community Campus
Option 2: New Community Center Anchors Community Campus
Option 3: New Community Center and Expanded Recreation
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
HOUSING AREA
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
RENOVATE & RE-USE
DINING HALL AS COA
RENOVATE & RE-USE CABINS
AS PICNIC PAVILIONS
RENOVATE & RE-USE
CABINS AS COMMUNITY
MEETING SPACE
RE-USE AS POOL PAVILION
RE-USE AS POOL PAVILION
PLAYGROUND
SHORT TERM RENTALS
RENOVATE & RE-USE
CABINS AS RECREATIONAL
STORAGE
PLAYGROUND
RE-USE AS POOL PAVILION
RE-USE OUTDOOR POOL
RE-USE OUTDOOR POOL
RE-USE AS POOL STORAGE
RE-USE AS POOL STORAGE
RE-USE POOL PARKING
EXPAND EXISTING POOL
PARKING
RE-USE ART CENTER
RE-USE ART CENTER
ZONE FOR NEW COMMUNITY
CENTER (COA & REC)
RENOVATE & RE-USE
AS COMMUNITY STORAGE
EXPANDED GATHERING
SPACE FOR RECREATION
(WITH BELOW GROUND
SEPTIC INFRASTRUCTURE)
REMOVE DINING HALL
NEW PARKING
ZONE FOR NEW
COMMUNITY
CENTER (COA & REC)
FLEXIBLE GATHERING
AREA/YOUTH RECREATION
(WITH BELOW GROUND
SEPTIC INFRASTRUCTURE)
PICNIC PAVILION
STAFF HOUSING
RENOVATE & RE-USE
ADMINISTRATIVE BUILDING
AS REC DEPT. OFFICES
PICNIC AND GATHERING
(WITH BELOW GROUND
SEPTIC INFRASTRUCTURE)
EVENT PAVILION
PICNIC/ EVENT PAVILION
RENOVATE & RE-USE
COMMUNITY MEETING SPACE
STAFF HOUSING
COMMUNITY
GARDEN
RENOVATE & RE-USE
ADMINISTRATIVE BUILDING
AS REC DEPT. OFFICES
RENOVATE & RE-USE
ADMINISTRATIVE
BUILDING FOR B&B
RE-USE OUTDOOR POOL
RE-USE AS POOL STORAGE
EXPAND EXISTING POOL
PARKING
RE-USE ART CENTER
RE-USE ART CENTER
0’
0’
0’
100’
100’
100’
200’
200’
200’
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Cabin Glade
Bay Property
Option 1: Remove Cabins and
Restore Woodland and Trails
Art and Event Space
Cape Cod Museum of Art
Dennis, MA
Art Studio and Gallery Rental
Chatham Art Center
Chatham, MA
Outdoor Theater
Sea Camps
Deer Isle, MA
Option 2: Re-Use Cabins for Arts
and Culture Campus
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
PUBLIC/PRIVATE BENEFIT
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
PUBLIC/PRIVATE BENEFIT
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT
0’100’200’0’100’200’
RELOCATE EXISTING
PARKING & RESTORE
COASTAL DUNE
NEW BEACH PARKING
TO REPLACE EXISTING
REMOVE & RELOCATE
ALL CABINS
RESTORED WOODLAND
& TRAILS
PICNIC & PLAYGROUND
FIRST LIGHT BEACH FIRST LIGHT BEACH
DINING HALL
REUSE BOATHOUSE FOR
EVENTS & BOAT STORAGE
REUSE BOATHOUSE FOR
EVENTS
OUTDOOR SCULPTURE
GARDEN
PEDESTRIAN WALKING
PATH
MEDITATIVE WOODLAND
GARDEN
RE-USE THEATER FOR
PERFORMANCES
RENOVATE & REUSE
CABINS AS ART EVENTS/
MARKETS AND POP-UPS
RENOVATE & REUSE
CABINS AS ARTIST
RESIDENCY/ RENTALS
DINING HALL
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Bay Property
Option 3: Revenue Generating
Short-Term Rentals
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
Option 4: Re-Use Cabins for
Workforce Housing
Cabin Glade
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
0’0’100’100’200’200’
REUSE BOATHOUSE
FOR BAR/RESTAURANTS/
EVENTS (PARTNERSHIP)
RE-USE BOATHOUSE
FOR RENTALS/EVENTS
REMOVE AND
RELOCATE
RENOVATE &
REUSE EXISTING CABINS
AS WORKFORCE HOUSING
PICNIC
PEDESTRIAN WALKING
PATH WITH EXERCISE
STATIONS
PEDESTRIAN WALKING
PATH
RENOVATE & REUSE
EXISTING CABINS
FOR SHORT TERM RENTALS
PLAYGROUND
FIRST LIGHT BEACH FIRST LIGHT BEACH
DINING HALL DINING HALL
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Woodland Buffer & Pond Reserve
Bay Property
Option 1: Expand trails and
Nature Based Education
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
Option 2: Expand Trails
LOW
LOW
LOW
LOW
LOW
PRIVATE
BENEFIT
COST
(INFRASTRUCTURE, BUILDING,MAINTENANCE)
REVENUE GENERATION
RECREATIONAL OPPORTUNITIES
BUILDING RE-USE
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
PUBLIC
BENEFIT PUBLIC/PRIVATE BENEFIT
0’100’200’0’100’200’
CONDUCT DUNE ENHANCEMENT
ACTIVITIES TO IMPROVE DUNE STABILITY
AND COASTAL RESILIENCY
IMPROVEMENTS TO EXISTING
ERODED TRAILS
REMOVE THE REMAINING NORTHERLY
TENNIS COURTS AND REPLACE WITH
NATURAL VEGETATION TO INCREASE
COASTAL RESILIENCY
CONTINUE TO PROVIDE BEACH ACCESS
FOR RESIDENTS
EXISTING DOCK
CONSIDERING SHORELINE CHANGE,
PLAN FOR FURTHER INLAND BEACH
PARKING IN THE LONG TERM
TRAILS WITH EDUCATIONAL SIGNAGE
ABOUT HISTORY & NATURE
PICNIC AREA
CONNECT TRAILS TO SPRUCE HILL
CONDUCT DUNE ENHANCEMENT
ACTIVITIES TO IMPROVE DUNE STABILITY
AND COASTAL RESILIENCY
IMPROVEMENTS TO EXISTING
ERODED TRAILS
REMOVE THE REMAINING NORTHERLY
TENNIS COURTS AND REPLACE WITH
NATURAL VEGETATION TO INCREASE
COASTAL RESILIENCY
CONTINUE TO PROVIDE BEACH ACCESS
FOR RESIDENTS
EXISTING DOCK
CONSIDERING SHORELINE CHANGE,
PLAN FOR FURTHER INLAND BEACH
PARKING IN THE LONG TERM
NEW NATURE CENTER (POTENTIAL MASS
AUDUBON PARTNERSHIP)
TRAILS WITH EDUCATIONAL SIGNAGE
ABOUT HISTORY & NATURE
NATURE RESIDENCY/PROGRAMMING
PICNIC AREA
CONNECT TRAILS TO SPRUCE HILL
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Pond Property Context
Zone II Wellhead Protection
Pond Property Context
LONG POND PARCEL
ZONE II DRINKING WATER
PROTECTION AREA
DRINKING WATER WELLS
MINIMAL ROAD
IMPROVEMENTS
100’ WETLAND
BUFFER ZONE
EDUCATE ACCESS
CONSERVE
(BCT & MASS
AUDUBON)
HOUSING
HC
P
POND PROPERTY (66 ACRES)
HOUSING ~10 ACRES
CONSERVE ~54 ACRES
ACCESS ~1 ACRE
EDUCATE ~1 ACRE
PUBLIC PARKING
(PERMEABLE) AND BIKE
RACKS FOR TRAIL AND
BEACH ACCESS
~0.4 MILES TO
PUBLIC BEACH ZONE FOR AFFORDABLE
OR ATTAINABLE HOUSING
WITH PARKING. (RELOCATED
BUILDINGS FROM BAY PROPERTY
OR NEW BUILDINGS)
LIMITED-USE PUBLIC BEACH
MASS AUDUBON
PROGRAMS
(KIDS NATURE
CAMP &
RECREATIONAL
ACTIVITIES)
PUBLIC BEACH
WITH KAYAK/
SUP STORAGE
ADA ACCESSIBLE
PARKING AND
DROP-OFF ZONE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Hybrid Housing/Conservation Option
Pond Property
LOW
LOW
LOW
LOW
LOW
PUBLIC ACCESS
(BEACH PARKING)
CONSERVATION AREA
REVENUE GENERATION
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
COST
(INFRASTRUCTURE, BUILDING, MAINTENANCE)
• AFFORDABLE OR ATTAINABLE HOUSING ALONG ROUTE 137
• MASS AUDUBON PROGRAMMING AT POND
• LIMITED-USE PUBLIC BEACH WITH BOAT STORAGE (~0.4 MILES FROM PUBLIC PARKING AREA)
• 1 SMALL PUBLIC PARKING AREA (8 SPOTS)
• 1 ADA PARKING (~0.13 MILES FROM BEACH)
• 54 ACRES OF PROPERTY CONSERVED (POTENTIAL PARTNERSHIP WITH BCT & MASS AUDUBON)
KAYAK/SUP
STORAGE
INCREASED
TRAILS
NEW ACCESSIBLE
WALKING PATH FOR
BEACH ACCESS
TRAILS
LIMITED-USE PUBLIC BEACH
WORKFORCE OR AFFORDABLE HOUSING
MASS AUDUBON PROGRAMS
CONSERVATION
ZONE WITH NATURE
EDUCATION
0’150’300’
100’ WETLAND
BUFFER ZONE
EDUCATE ACCESS
RESIDENCY
HC
P
P
POND PROPERTY (66 ACRES)
RESIDENCY ~20 ACRES
HOUSING ~10 ACRES
CONSERVE ~34 ACRES
ACCESS ~1 ACRE
EDUCATE ~1 ACRE
PUBLIC PARKING
(PERMEABLE) AND BIKE
RACKS FOR TRAIL AND
BEACH ACCESS
- ARTISTS OR SCIENTISTS IN RESIDENCE
- SHORT TERM RENTAL
(POTENTIALLY RELOCATED CABINS FROM
BAY PROPERTY)
CONSERVE
(BCT & MASS
AUDUBON)
~0.4 MILES TO
PUBLIC BEACH
HOUSING
ZONE FOR AFFORDABLE
OR ATTAINABLE HOUSING
WITH PARKING. (RELOCATED
BUILDINGS FROM BAY PROPERTY
OR NEW BUILDINGS)
CONSERVATION
ZONE WITH NATURE
EDUCATION
LIMITED-USE PUBLIC BEACH
KAYAK/SUP
STORAGE
NEW ACCESSIBLE
WALKING PATH FOR
BEACH ACCESS INCREASED
TRAILS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Housing, Revenue + Conservation Option
Pond Property
LOW
LOW
LOW
LOW
LOW
PUBLIC ACCESS
(BEACH PARKING)
CONSERVATION AREA
REVENUE GENERATION
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
COST
(INFRASTRUCTURE, BUILDING, MAINTENANCE)
• AFFORDABLE OR ATTAINABLE HOUSING ALONG ROUTE 137
• ART/SCIENCE RESIDENCY
• MASS AUDUBON PROGRAMMING AT POND
• LIMITED-USE PUBLIC BEACH WITH BOAT STORAGE (~0.4 MILES FROM PUBLIC PARKING AREA)
• 1 SMALL PUBLIC PARKING AREA (8 SPOTS)
• 1 ADA PARKING (~0.13 MILES FROM BEACH)
• 34 ACRES OF PROPERTY CONSERVED (POTENTIAL PARTNERSHIP WITH BCT & MASS AUDUBON)
NATURE RESIDENCY
LIMITED-USE PUBLIC BEACH
WORKFORCE OR AFFORDABLE HOUSING
MASS AUDUBON PROGRAMS
MASS AUDUBON
PROGRAMS
(KIDS NATURE
CAMP &
RECREATIONAL
ACTIVITIES)
PUBLIC BEACH
WITH KAYAK/
SUP STORAGE
ADA ACCESSIBLE
PARKING AND
DROP-OFF ZONE
0’150’300’
100’ WETLAND
BUFFER ZONE
EDUCATE ACCESS
RESERVE
HC
P
P
P
P
RESERVE ~11 ACRES
CONSERVE ~53 ACRES
ACCESS ~1 ACRE
EDUCATE ~1 ACRE
POND PROPERTY (66 ACRES)
SMALL PARKING AREAS
ALONG IMPROVED DRIVE
(PERMEABLE PAVING)
AND BIKE RACKS
WIDEN AND IMPROVE
EXISTING ROAD TO
ACCOMMODATE INCREASED
VEHICULAR ACCESS
MANTAIN GRAVEL DRIVE
FOR DROP-OFF AND ADA
PARKING ONLY
POSSIBLE FUTURE MUNICIPAL OR
UTILITY INFRASTRUCTURE
(WITH 400’ SETBACK ZONE)
CONSERVE
(BCT & MASS
AUDUBON)
HIGH-USE PUBLIC BEACH
SWIMMING
DOCK WITH
LIFEGUARD
SUPERVISION
INCREASED
TRAILS
NEW ACCESSIBLE
WALKING PATH FOR
BEACH ACCESS
CONSERVATION
ZONE WITH NATURE
EDUCATION
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
LOW
LOW
LOW
LOW
LOW
PUBLIC ACCESS
(BEACH PARKING)
CONSERVATION AREA
REVENUE GENERATION
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
COST
(INFRASTRUCTURE, BUILDING, MAINTENANCE)
• POSSIBLE FUTURE MUNICIPAL USE OR UTILITY INFRASTRUCTURE WITH 400’ SETBACK ZONE
• MASS AUDUBON PROGRAMMING AT POND
• HIGH-USE PUBLIC BEACH WITH BOAT STORAGE, MOORING, SWIMMING DOCK
(~0.4 MILES FROM CLOSEST PARKING AREA)
• 4 SMALL DISPERSED PUBLIC PARKING AREA (32 SPOTS)
• 1 ADA PARKING (~0.13 MILES FROM BEACH)
• 56 ACRES OF PROPERTY CONSERVED (POTENTIAL PARTNERSHIP WITH BCT & MASS AUDUBON)
MOORING
BOAT DOCK
SNACK SHACK
KAYAK/SUP
STORAGE
PARKING
HIGH-USE PUBLIC BEACH
Municipal Use + Conservation +
High-Use Public Beach Option (Pond Property)
~0.9 MILES TO
PUBLIC BEACH
MASS AUDUBON PROGRAMS
MASS AUDUBON
PROGRAMS
(KIDS NATURE
CAMP &
RECREATIONAL
ACTIVITIES)
PUBLIC BEACH
WITH KAYAK/
SUP STORAGE
ADA ACCESSIBLE
PARKING AND
DROP-OFF ZONE
0’150’300’
100’ WETLAND
BUFFER ZONE
EDUCATE
EDUCATE
ACCESS
HC
P
CONSERVE ~53 ACRES
ACCESS ~1 ACRE
EDUCATE ~12 ACRES
SMALL WELCOME /
NATURE CENTER
SHARED W/ TOWN FOR
COMMUNITY EDUCATION
POND PROPERTY (66 ACRES)
CONSERVE
(BCT & MASS
AUDUBON)
LIMITED-USE PUBLIC BEACH
KAYAK/SUP
STORAGE
NEW ACCESSIBLE
WALKING PATH FOR
BEACH ACCESS
MASS AUDUBON
PROGRAMS
(KIDS NATURE
CAMP &
RECREATIONAL
ACTIVITIES)
PUBLIC BEACH
WITH KAYAK/
SUP STORAGE
ADA ACCESSIBLE
PARKING AND
DROP-OFF ZONE
CONSERVATION
ZONE WITH NATURE
EDUCATION
PARKING AREA
(PERMEABLE
PAVING).
~0.9 MILES TO
PUBLIC BEACH
MINIMAL ROAD
IMPROVEMENTS
INCREASED
TRAILS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Conservation + Education Option
Pond Property
LOW
LOW
LOW
LOW
LOW
PUBLIC ACCESS
(BEACH PARKING)
CONSERVATION AREA
REVENUE GENERATION
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
COST
(INFRASTRUCTURE, BUILDING, MAINTENANCE)
• SMALL WELCOME / NATURE CENTER ALONG ROUTE 137
• MASS AUDUBON PROGRAMMING AT POND
• LIMITED-USE PUBLIC BEACH (~0.8 MILES FROM PUBLIC PARKING AREA)
• 1 PUBLIC PARKING AREA (12 SPOTS)
• 1 ADA PARKING (~0.13 MILES FROM BEACH)
• 53 ACRES OF PROPERTY CONSERVED (POTENTIAL PARTNERSHIP WITH BCT & MASS AUDUBON)
LIMITED-USE PUBLIC BEACH
SMALL WELCOME/NATURE CENTER
TRAILS
MASS AUDUBON PROGRAMS
0’150’300’
100’ WETLAND
BUFFER ZONE
EDUCATE ACCESS
MEDIUM USE PUBLIC BEACH
HC
P
P
CONSERVE ~42 ACRES
RESERVE ~11 ACRES
HOUSING ~11 ACRES
ACCESS ~1 ACRE
EDUCATE ~1 ACRES
POND PROPERTY (66 ACRES)
RESERVE
PUBLIC PARKING
(PERMEABLE) AND BIKE
RACKS FOR TRAIL AND
BEACH ACCESS
(~24 SPOTS). ~0.4 MILES
TO PUBLIC BEACH
POSSIBLE FUTURE MUNICIPAL OR
UTILITY INFRASTRUCTURE
(WITH 400’ SETBACK ZONE)
CONSERVE
(BCT & MASS
AUDUBON)
HOUSING
ZONE FOR AFFORDABLE
OR ATTAINABLE HOUSING
WITH PARKING. (RELOCATED
BUILDINGS FROM BAY PROPERTY
OR NEW BUILDINGS)
SMALL PARKING
AREA FOR TRAIL
ACCESS (~8
SPOTS). ~0.8 MILES
TO PUBLIC BEACH
MINIMAL ROAD
IMPROVEMENTS
CONSERVATION ZONE
WITH NATURE EDUCATION
SWIMMING
DOCK WITH
LIFEGUARD
SUPERVISION
NEW ACCESSIBLE
WALKING PATH FOR
BEACH ACCESS
KAYAK/SUP
STORAGE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
• AFFORDABLE OR ATTAINABLE HOUSING ALONG ROUTE 137
• POSSIBLE FUTURE MUNICIPAL USE OR UTILITY INFRASTRUCTURE WITH 400’ SETBACK ZONE
• MEDIUM-USE PUBLIC BEACH WITH BOAT STORAGE (~0.4 MILES FROM PUBLIC PARKING AREA)
• MASS AUDUBON PROGRAMMING AT POND
• 2 PUBLIC PARKING AREAS (32 SPOTS)
• 1 ADA PARKING (~0.13 MILES FROM BEACH)
• 45 ACRES OF PROPERTY CONSERVED (POTENTIAL PARTNERSHIP WITH BCT
& MASS AUDUBON)
Hybrid Housing/Conservation/
Municipal Use Option (Pond Property)
LOW
LOW
LOW
LOW
LOW
PUBLIC ACCESS
(BEACH PARKING)
CONSERVATION AREA
REVENUE GENERATION
HOUSING AREA
HIGH
HIGH
HIGH
HIGH
HIGH
COST
(INFRASTRUCTURE, BUILDING, MAINTENANCE)
INCREASED
TRAILS
MEDIUM USE PUBLIC BEACH
PARKING
WORKFORCE OR AFFORDABLE HOUSING
MASS AUDUBON PROGRAMS
MASS AUDUBON
PROGRAMS
(KIDS NATURE
CAMP &
RECREATIONAL
ACTIVITIES)
PUBLIC BEACH
WITH KAYAK/
SUP STORAGE
ADA ACCESSIBLE
PARKING AND
DROP-OFF ZONE
0’150’300’
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Bay Property
Parking Options Examples
Key Considerations
USE
PERMEABLE
MATERIAL
INCORPORATE
PLANTING/
STORMWATER
TREATMENT
CONSIDER
HEAT
ABSORPTION
PARKING WITH PLANTING
WOODED PARKING
GRAVEL PARKING
Shared Community Parking
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Dwelling Types
Building Area
Considerations
Parking Demand
Occupancy
Examples
Sites Considered
700 - 1,000 SF
-could be realized with
more minimal upgrades
-requires added kitchen
and bathroom facilities
LOW
access to off-site parking
1UNIT
700 - 1,000 SF
-may require significant
upgrades for winterization
-requires added kitchen
and bathroom facilities
LOW
1UNIT
access to off-site parking
High Banks Resort
Deer River, MN
RE
U
S
E
NE
W
C
O
N
S
T
R
U
C
T
I
O
N
1,300 - 2,500 SF
-may require significant
upgrades
MEDIUM
1UNIT
individual parking
Seasonal Cabin
Rental
Full-Year Cabin
Rental
One Family
Detached
Mid-Density
Multifamily
Multi-Bedroom
Congregate DormitoryMultifamily
2,500 - 5,000 SF
-would need to be
appropriately scaled to the
site
MEDIUM
2-4 UNITS
group dedicated parking
2,000 - 5,000 SF
-would need to be
appropriately scaled to the
site
HIGH
5-8 Bedroom with shared
facilities
group dedicated parking
15,000 SF - 20,000 SF
-would need to be
appropriately scaled to the
site
HIGH
20-30 Bedroom with
shared facilities
group dedicated parking
2,500 SF - 50,000 SF
-would need to be
appropriately scaled to the
site
HIGH
4-30 UNITS
group dedicated parking
Cape Cod Cottage
Brewster, MA
NYS Cabins and Cottages
Wildwood State Park, NY
Kimber Woods Housing
Barnstable, MA
Latham Center Group
Housing
Orleans, MA
Latham Center Dormitory
Orleans, MA
Affordable Housing
Orleans, MA
Type
Matrix of Dwelling Types
700 - 1,000 SF
-could be realized with
more minimal upgrades
LOW
access to off-site parking
1UNIT
Dune Shacks
Providence, RI
Daytime Cabin
Rental
Cost $$- $$$$$$$$$$$$$-$$$$$-$$$$$$-$$$$$$$$-$$$$$
* $ = approx. 100$/SF
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Community Uses
Building Area 700 - 1,000 SF 700 - 1,000 SF 2,000 - 10,000 SF 8,000-15,000 SF
Picnic Pavilion Seasonal Artist
Gallery
Small-Scale
Nature Center Council on Aging
Type
5,000 - 10,000 SF
Event Venue
Considerations
Parking Demand
Examples
-could require demolition
and renovation of
enclosed structures
LOW
access to off-site parking
Camp Canaan
Rock Hill, SC
-could be realized with
minimal upgrades
-could be realized with
minimal upgrades
-could require significant
upgrades
-would need to be
appropriately scaled to the
site
LOW - MEDIUM
access to off-site parking or
dedicated group parking
HIGH
dedicated group parking or
access to off-site parking
LOW - MEDIUM
dedicated group parking
HIGH
dedicated group parking
Cape Cod Art Center
Chatham, MA
Flax Pond Lorusso Lodge
Yarmouth, MA
Green Briar Nature Center
East Sandwich, MA
The Center at Sachem Rock
East Bridgewater, MA
Matrix of Community Uses RE
U
S
E
NE
W
C
O
N
S
T
R
U
C
T
I
O
N
Community Center Community Center
with RecreationNature Center
15,000-24,000 SF12,000 - 15,000 SF 25,000 - 32,000 SF
-would need to be
appropriately scaled to the
site
-would need to be
appropriately scaled to the
site
-would need to be
appropriately scaled to the
site
MEDIUM - HIGH
dedicated group parking
HIGH
dedicated group parking
HIGH
dedicated group parking
30,000 SF
15,000 SF
HIGH
VISIBILITY
REPLACS
MESS
15,000 SF
Harwich Community Center
Harwich, MA
Council on Aging
Chatham, MA
Wellfleet Bay Audobon
Sanctuary Nature Center
Wellfleet, MA
Potential Sites for New
Community Center
Considerations for New Community Center
Multi-purpose Room Gym
Reception Parking
Scale Comparison of 32,000 SF Harwich Community Center
on the Arrival Fields of the Bay Property.
Harwich Community Center offers a gym, meeting rooms, multi-purpose rooms, and other
amenities with a 32,000 SF facility.
Cost $$$$$$$$$$-$$$$$$$-$$$$$$$-$$$$$
* $ = approx. 100$/SF
$$$-$$$$
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Community Center & COA
Bay Property
Describe what you would want to see in a community center. What does
it include? Tell us with your stickers!
Fitness Classroom
1,200 SF
Office
130 SF
Classroom
1,300 SF
Fitness Center
2,000 SF
Meeting Room
750 SF
Medical Exam Room
130 SF
8-Lane Swimming Pool
6,275 SF
Gym
7,600 SF
Game Room
450 SF
Programming:
Youth sports
After school programs
Special events
Fitness and exercise classes
Educational classes and conferences
Camps
Educational conferences and seminars
Adult sports
Weekend retreat for all ages
Plays/dramatic production
Community dance
Nature walks/hikes
Baking and cooking classes
Arts and crafts
Senior Day Habilitation Program
Senior Culinary Wellness Program
Senior Professional Services
Senior Social Service Agencies
Facilities:
Fitness Center
Fitness classrooms
Sport courts
Walking track
Shared meeting rooms
Multi-purpose room
Game room
Educational and activity rooms
Kitchen/Cafeteria
Open space
Indoor pool
Medical exam rooms
Offices
Workspaces
Examples:
Multi-purpose room
1,300 SF
Existing Dining Hall
11,000 SF
Site Visit: BPPC at the Harwich Community Center
The BPPC toured the Harwich Community Center on 7/18/23, from 1:35 pm - 2:45 pm. BPPC
members in attendance: Amanda Bebrin, Katie Jacobus, Karl Fryzel, Mary Chaffee, Dave
Whitney, Caroline McCarley, John Phillips, and Clare O’Connor-Rice. COA Representative
Shannon Tennstedt was also present, along with Town Manager Peter Lombardi, COA Director
Elton Cutler, and Rec Director Mike Gradone. (BPPC members absent: Pat Hughes, Tom
Wingard, Peter Johnson)
Harwich Community Center Director Carolyn Carey led the group on an informative tour of the
facility, including the main office, weight room, rec offices, activity rooms, game room,
gymnasium, multi-purpose room, Channel 18 studio, kitchen, basement, storage areas, and
SHINE rooms. She explained the various aspects of the program, facility logistics, staffing, and
fee model. The Community Center’s programming covers more than 100 local groups, mainly
non-profits, though Rec and the COA get priority in scheduling. Ms. Carey provided answers to
a range of committee questions, stepped through the history of the construction of the facility,
and added insight into things she would change, given 2 decades of experience and use.
Archive d: Monday, July 24, 2023 10:03:52 AM
From: Clare O'Connor-RICE
Se nt: Tue, 18 Jul 2023 14:17:06
To: Peter Lombardi; Amanda Bebrin
Subje ct: arts center use
Se nsitivity: Normal
The Brewster Cultural Council would like to request the use of the Arts Center on Wednesday, August 16 from 4-6 for our strategic planning retreat. This would be open to
the public. Holding it then gives us the opportunity to reflect on the Sea Caps Forum on the 5th and informing our priorities for grant applications for the next fiscal year,
due at the end of August. Thank you.
Clare O'Connor-Rice
Chair, Brewster Cultural Council
Archive d: Monday, July 24, 2023 10:03:57 AM
From: Michael Gradone
Se nt: Sat, 8 Jul 2023 19:04:21 +0000Authentication
To: Amanda Bebrin
Cc: Peter Lombardi
Subje ct: Re: Usage of Bay property
Se nsitivity: Normal
Grades 2-5. 15 kids in each.
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From: Amanda Bebrin <abebrin401@gmail.com>
Sent: Saturday, July 8, 2023 8:07:45 AM
To: Michael Gradone <mgradone@brewster-ma.gov>
Cc: Peter Lombardi <plombardi @brewster-ma.gov>
Subject: Re : Usage of Bay property
Mike,
We can put this on our 7/25 agenda.
Who is the audience for these programs and how many people do you anticipate participating?
Thanks,
Amanda
On Sat, Jul 8, 2023, 7:46 AM Michael Gradone <mgradone@brewster-ma.gov> wrote:
Good morning Amanda,
The Recreation department would like to request usage of the Bay property for two of our fall programs. Run Club, wich would take place on Wednesday and Fridays from 3-4pm for the
month of October. And our Outdoor Club from 3-4pm the second week of November. Can this be discussed at our meeting later in July? Thanks for your consideration.
-Mike
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.11.2023 www.brewster-ma.gov Page 1 of 6
MINUTES OF THE BAY PROPERTY PLANNING COMMITTEE MEETING
DATE: July 11, 2023
TIME: 4:30 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: Sharon Tennstedt, Bill
Meehan, Kathleen Walker, Gary Christen, Roger O’Day, Catie Fyfe; Town Staff: Mike Gradone (Recreation
Department Director), Elton Cutler (COA Director), Griffin Ryder (DPW Director); Reed Hilderbrand
Consultants: Elizabeth Randall, Madeleine Aronson
Call to Order, Declaration of a Quorum, Meeting Participation Statement and Recording Statement:
Amanda Bebrin called the meeting to order at 4:36 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
Committee Reorganization
Ms. Bebrin requested nominations for the positions of Committee Chair, Vice-Chair, and Clerk. Katie Jacobus
nominated Amanda Bebrin for the position of Committee Chair. Selectperson Mary Chaffee 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, Clare O’Connor-Rice – yes, Thomas Wingard – yes, Amanda
Bebrin – yes, Peter Johnson – yes, John Phillips – yes. Ms. Bebrin thanked her colleagues for the honor of
being reappointed for a second year.
Mr. Fryzel nominated Katie Jacobus for the position of Vice-Chair. Selectperson Dave Whitney second.
Selectperson Chaffee – yes, Selectperson Whitney – yes, 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.
Selectperson Chaffee nominated Karl Fryzel for the position of Clerk. Selectperson Whitney second.
Selectperson Chaffee – yes, Selectperson Whitney – yes, 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 7.11.2023 www.brewster-ma.gov Page 2 of 6
Review and Discuss Draft Presentation Materials and Planned Format for Second Community Forum
Elizabeth Randall introduced the beginning of the visioning phase to the committee. The discovery phase has
now concluded – based on the feedback from the survey and the forum, Reed Hilderbrand has begun making
a series of proposals for this property. The community will be asked for their feedback on what appeals to
them, and, at that point, a more holistic plan for the whole property will be developed. Madeleine Aronson
introduced options for each section of the property, divided into the following areas: arrival fields, secluded
buildings, central campus, woodland buffer, cabin village, pond reserve, coastal dune, and beach. For
instance, in the secluded building zone, some of the proposed options involve re-using the buildings for
seasonal workforce housing, or creating new housing for either affordable housing or workforce housing.
Each option is accompanied by a favorability rating scale for various factors such as “cost” and
“public/private benefit”.
Pat Hughes asked how the next community forum will accommodate comments that might approve of some
of the use options, but favor them being sited in a different location. Ms. Aronson says they expect that this
will happen, but that they have tried to provide options for site uses in different areas – for instance, a
number of different possible locations are provided for the community center.
Clare O’Connor-Rice commented that the administration building needs to be labelled clearer in the arrival
fields drawings. Mr. Fryzel asked if a “campus” style community center was off the table, or if this was still
considered an option. Ms. Randall explained that one of the options listed was the reuse of existing
structures for a community center, so this is still very much an option that Reed Hilderbrand think is worthy
of exploration. Mr. Fryzel responded that this should be explained clearer in the materials. Ms. Randall
agreed that the Reed Hilderbrand consultants will try and make this more explicit.
Selectperson Chaffee responded to Ms. O’Connor-Rice’s earlier comments regarding the labelling of the
administration building in the arrival field drawings. Selectperson Chaffee stated that it was labelled in the
central campus area. Selectperson Chaffee also noted that the names “cabin village” and “secluded village”
implied that the use for these areas has been determined, which is an impression that should be avoided –
less determinative names (i.e. blue neighborhood, yellow neighborhood) should be chosen instead. The color
coding could also be clearer in the packet.
Ms. O’Connor-Rice said that the next forum should involve residents defining what they consider a
community center to be. Ms. Jacobus said that “community campus” came up a lot at the forum – it is
important to be clear that nothing has been decided yet. Ms. Jacobus followed up by asking how the scoring
system on the “public/private benefit” scale was determined. Ms. Randall responded that this scoring was
largely structured around whether the programming would be geared toward the public, or, if in the case of
housing, the public would have less need to access this space.
Sharon Tennstedt asked why the Council on Aging was only being discussed in the context of a new
community center – could it not be located on the property unless it was part of this new facility? Ms.
Randall responded that existing buildings would need to have extensive renovations in order to be
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.11.2023 www.brewster-ma.gov Page 3 of 6
sufficiently accessible to function as a site for the Council on Aging. Mr. Lombardi responded that the existing
dining hall is likely the only current location that could be reused as a site for the Council on Aging. Thomas
Wingard said that finding reuses for existing buildings is primarily the purpose of the committee, and
determining the appropriateness of a new structure is somewhat beyond its charge at this point. Ms. Bebrin
said that it was appropriate to explore all of the possibilities of what a community center on the property on
could look like if residents ultimately decide to pursue this option. Ms. Hughes asked if Reed Hildebrand had
looked at the cost comparison between new construction and renovations, and if this was reflected in the
favorability scales in the packet. Ms. Randall responded that it was difficult to get pricing on something that
hasn’t been designed, but they are working on ballpark figures.
Selectperson Chaffee said it was important to offer residents an array of options soon, because if residents
are clear in their positions on things such as a new community center, it helps the committee narrow down
the scope of its work. Mr. Fryzel asked if Selectperson Chaffee’s suggestion should be the focus of the second
public forum. Mr. Lombardi responded that it would instead be the focus of the third forum.
Mr. Fryzel stated that the new East Bridgewater Council on Aging should be looked at as a possible model
when examining options for locating the COA on the property.
Selectperson Whitney noted that while it was important to ask residents soon what their ultimate vision is
for a community center, it is also important to ask them the same question in relation to the Council on
Aging. Selectperson Whitney added that he would not be in favor of relocating the COA from one old
building in need of renovations to another old building in need of renovations. Mr. Lombardi said that the
committee has been working under the assumption for the last few years that the COA and community
center would be under one roof as one “intergenerational community center”. Ms. Tennstedt that the COA
would likely need to be in an interim space on the bay property while the new community center is being
constructed.
Ms. Aronson continued running through possible use options for the remainder of locations on the property.
Selectperson Chaffee said the health center in the central campus was identified as “staff housing” in all of
the materials – this should be renamed “other town offices”.
Peter Johnson said it would be beneficial to end the debate on the location of the COA – the surveys have
demonstrated support for integrating the COA with a new community center. Mike Gradone said if the COA
is going to be included in the community center, does this mean that the Recreation Center will be included
too? Mr. Lombardi responded that the next forum needs to ask people what their vision for a community
center ultimately is.
Mr. Fryzel stated that residents will have questions about the administration building – it either needs to be
renovated or knocked down, and input needs to be solicited on its use if it is renovated. Mr. Lombardi
responded that it could be potentially used as a rental property or a bed and breakfast. Ms. O’Connor-Rice
said that Sea Camps alumni could be asked to help contribute financially to renovate this property.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.11.2023 www.brewster-ma.gov Page 4 of 6
Selectperson Chaffee followed up by asking if the Town could legally operate as a landlord. Mr. Lombardi
responded that this was legally permissible.
Mike Gradone brought up the issue of constructing sports courts on the property. He said that it was
important to note that tennis courts were likely a better fit for the property than pickleball courts – the sport
of pickleball generates a lot of noise. John Phillips said that the Brewster Pickleball and Senior Tennis groups
have met to discuss the current court situation in Town. He agrees that it is an incredibly noisy sport, and it
would be disruptive on the bay property. The Senior Tennis group would gladly relocate to the bay property,
and Brewster Pickleball could remain at Stony Brook.
Mr. Lombardi stated that the second forum would also take place on site at the property from 12pm to 5pm
on August 5. The plan is to open up the administration building, arts building, boat house, and a
representative sample of the other buildings.
Update on Brewster Community Pool
Mr. Lombardi said that the pool has received a lot of positive feedback. The 100-swimmer capacity has not
yet been reached, and so a decision was made to expand the number of guests people can bring this summer
from 10 to 20, and provide additional dates to purchase these passes in-person. 650 seasonal passes have
been sold to date. Revenue now exceeds $100,000, which is in line with initial planning.
Mr. Gradone said that programming was going well. One scheduling hiccup occurred but was quickly
resolved. Swim lessons and water aerobics classes have also been popular. Selectperson Chaffee said the
pool is in excellent condition, and water aerobics was a great experience. Ms. McCarley said she has spent a
lot of time in the pool, and noted that Mike and the staff have been incredibly accommodating. Mr.
Lombardi said that he expects the pool furniture to arrive in the next few weeks.
Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
Mike Gradone said he has submitted a one-day entertainment license request to the Select Board for the
upcoming DJ party on July 27.
Ms. Bebrin brought up the “open house” and volunteer appreciation event, tentatively scheduled for
Saturday, September 30, 2023, and asked if committee members would like to assist with the planning
efforts. Ms. McCarley and Ms. Hughes volunteered their help to organize this event.
Ms. Jacobus brought up the “Da Hedge” event, set to take place on Sunday, August 6 from 7.00am to
9.00am. Ed Barber has found the previous banner which can be displayed. Meg Morris from the Recycling
Commission has offered to help provide food. Residents should arrive no later than 7.00am. Chief Eldredge is
aware that this event is occurring.
Ms. O’Connor-Rice left the meeting at 6.15pm. Mr. Johnson left the meeting at 6.20pm.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.11.2023 www.brewster-ma.gov Page 5 of 6
Feedback Request for Select Board Annual Retreat on Former Sea Camps Building Block
Mr. Lombardi explained that the Select Board is meeting for their annual retreat next month where they will
develop an updated Strategic Plan that reflects current collective community goals for the next two years.
Their plan serves as a guide to prioritizing initiatives and policies across the organization. As part of this
process Town Administration always reaches out to Town departments and committees to solicit feedback
on what should change or be added to the current plan. The Bay Property Committee should examine the
four goals in the Sea Camps Building Block, included in the packet.
Mr. Fryzel said that the discovery phase is completed, so there are now only really three goals. He expects
that the committee’s job in this area will be over by May 2024. The strategic plan will have to be refined
after the Spring Town Meeting. Mr. Lombardi agreed that the first goal, the discovery phase, is completed.
“Property management” is an ongoing process, and should therefore not be included in the SC-1 goal. The
second goal, “continue to develop/refine and implement interim public access/use plans” should remain a
goal. Mr. Lombardi stated that a section of the third goal needs clarification – “determine support for
construction new community center on bay property”. Mr. Lombardi asked committee members if this
particular goal needs to be more nuanced, or should it remain explicit. Mr. Fryzel suggested that this section
could be altered to “determine support for a community center on the bay property” – this eliminates the
need to specify whether or not it is a new construction or a reuse of existing buildings. Mr. Lombardi
suggested that in terms of the fourth goal (SC-4) “continue to explore potential short- and long-term
partnerships that may mitigate acquisition costs or operating expenses and may provide enhanced services,
programs, or amenities for residents”, the Town is meeting with both the YMCA and Mass Audubon in the
next week to flesh out what potential partnerships with these organizations might look like. Mr. Lombardi
suggested that a revenue generation component should be added here – so this goal doesn’t just deal with
partnerships, but more broadly looks at bringing in revenue to offset expenses. Ms. Bebrin suggested that a
goal be added to deal with the need to shift the charge of this committee pending the passage of the master
plans. Mr. Lombardi responded that this would likely be a FY25 goal – although there is a lot more work to be
done first, the committee charge will eventually have to be updated and reconstituted, as the work will not
end with the development of the master plans. Ms. Bebrin added that it is important some iteration of this
committee exists so that the entirety of the work does not get left with the Select Board after the approval of
the master plans.
Mr. Fryzel noted that in the Boston Nature Center in Mattapan they have created a 14,000 square feet
“nature nook” which is a natural playground for kids with gardening, building and climbing structures – this is
something to consider on the bay property moving forward. Mr. Lombardi responded that something similar
exists at Long Pasture in Cummaquid, and this was good information to have. Ms. Hughes said that while the
committee members were appointed for a year, in reality, the workload is that of a 3-year term. After the
passage of the master plan at Spring Town Meeting, and after the update of the committee charge, at that
point it may be appropriate to consider extending the committee membership terms. Ms. Bebrin closed by
reminding committee members that they have until Friday, July 14 to submit further feedback on the
Strategic Plan goals.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.11.2023 www.brewster-ma.gov Page 6 of 6
Vote on Meeting Minutes: June 20, 2023
Ms. Jacobus moved to approve meeting minutes from June 20, 2023. Ms. Hughes second. A 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, John Phillips – yes.
Discuss Future Meeting Agenda Items
The finalized information boards for the next forum will be discussed at the next meeting. Mr. Lombardi said
that a site visit to the Harwich Community Center was being planned. Mr. Lombardi also followed up on Mr.
Fryzel’s earlier comment pertaining to the East Bridgewater COA facility, noting that he would plan on
contacting the Town Manager to solicit more information.
Next Meetings
July 25, 2023
Matters Not Reasonably Anticipated by the Chair:
Mr. Lombardi said that the solicitation for remediation of the shooting range has been issued. The Town is
looking forward to receiving bids. The current plan is to begin work on site in the fall. The work will likely not
take too long.
Adjournment
Mr. Fryzel moved to adjourn at 6.31 pm. Mr. Wingard second. A 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, John Phillips – yes.
Respectfully submitted by Conor Kenny, Project Manager
Approved: __________________ Signed: _________________________________________
Accompanying Documents in Packet: Agenda, Key Takeaways from Forum & Survey, Bay Property Visioning Scenarios, Forum Flyer, Pool
Schedule, Pool Pass Update, Memo Re: Brewster Open House Event, Upcoming Events Flyer, Strategic Planning Email, Brewster Select
Board FY23-24 Strategic Plan, BPPC Minutes 6.20.23, Brewster Conservation Day Flyer 2023, 0.22 Caliber Shooting Range Remediation IFB