HomeMy Public PortalAboutBay Property Meeting Packet 08.22.23Town 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
August 22, 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.Follow-up on the Second Community Forum
7.Discuss Vernal Pool Report
8.Update on Shooting Range Remediation
9.Update on Brewster Community Pool
10.Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
11.Vote on Meeting Minutes: July 25, 2023
12.Discuss Future Meeting Agenda Items
13.Next Meetings: September 19, October 3, and October 17, 2023
14.Matters Not Reasonably Anticipated by the Chair
15.FYIs
16.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
08/17/2023
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
Welcome to 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
Where we are in the process:
What to expect:
Community
Forum
Committee
Meetings
Town
Vote
Identify your
priorities with the
planning team
Tune in to public meetings where
community representatives workshop
ideas with the planning team
Vote to approve the
comprehensive plans at the
Spring 2024 Town Meeting
Comprehensive
Planning Document
See the vision for the future of
the Sea Camp Properties
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!
25 23
28
82
31
28 ADMINISTRATIVE BUILDING
ADMINISTRATIVE
BUILDING
FIRST LIGHT BEACH
LEGEND
BLDG # BLDG NAME
25 HEALTH CENTER
23 OPEN AIR PAVILION
41 BOATHOUSE
57 CABIN
4 CABIN
82 CABIN
31 ARTS CENTER
71 CABIN
43 WESCOTT HOUSE
71
43
0ʼ100ʼ200ʼ
41
The following buildings
are open for you to tour!
57
4
DINING HALL
BOATHOUSE
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
Vision and 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
Forum #1 & Survey Feedback
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
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
Forum #1 & Survey Feedback
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
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
Forum #1 & Survey Feedback
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
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
Forum #1 & Survey Feedback
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 gat hering 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, pla yground) 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
(updat e roads, add ADA compliant walking trails, connection
t o 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
cent er, children’s day camp, storage)
• Consider a nature center and appropriately scaled
af fordable/attainable housing
• 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
Programs
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
- 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
& Flexible Outdoor Gathering
Option 2: Partial “Re-wild”
* THERE ARE OTHER OPTIONS FOR THE COMMUNITY CENTER LOCATION
PROPOSED ON THE CENTRAL CAMPUS BOARD
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
FOR MUNICIPAL HOUSING
(FIRE, POLICE, ETC.)
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
NEW REC COURTS (TENNIS,
PICKLEBALL)
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 AREA
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
Seasonal 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/RESTAURANT/ SNACK
BAR/EVENTS (PARTNERSHIP)
RE-USE BOATHOUSE
FOR RENTALS/EVENTS
REMOVE AND
RELOCATE
RENOVATE &
REUSE EXISTING CABINS
AS SEASONAL WORKFORCE
HOUSING
HAMMOCKS
PEDESTRIAN WALKING
PATH WITH EXERCISE
STATIONS
PEDESTRIAN WALKING
PATH
RENOVATE & REUSE
EXISTING CABINS
FOR SHORT TERM RENTALS
PICNIC & PLAY AREA
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
FIRST LIGHT
BEACH
FIRST LIGHT
BEACH
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
LEGEND
LONG POND PARCEL
TOWN OF BREWSTER
BREWSTER CONSERVATION TRUST
CONSERVATION RESTRICTION
EXISTING TRAILS
ZONE II WELLHEAD PROTECTION/DCPC
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
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
AFFORDABLE/ATTAINABLE 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
- ART, SCIENCE OR NATURE RESIDENCY
- 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
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 OR NATURE 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
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’
AFFORDABLE/ATTAINABLE HOUSING
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 WITH 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
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
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’
AFFORDABLE/ATTAINABLE HOUSING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Shared Community Parking
Bay Property
Parking Options
Key Considerations
USE
PERMEABLE
MATERIAL
INCORPORATE
PLANTING/
STORMWATER
TREATMENT
CONSIDER
HEAT
ABSORPTION
Examples
PARKING WITH PLANTING
WOODED PARKING
GRAVEL PARKINGRELOCATE BEACH
PARKING (APROX. 36
PARKING SPACES)
EXPANDED POOL
PARKING CENTRAL
TO RECREATION
(APROX. 55 PARKING
SPACES)
SUPPORTS NEW
COMMUNITY CENTER
(APROX. 52 PARKING
SPACES)
EASY TO ACCESS
(APROX. 74 PARKING
SPACES)
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 $$- $$$$$$$$$$$$$-$$$$$-$$$$$$-$$$$$$$$-$$$$$
* $ = approx. 100$/SF
Bay Property
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Community Uses
Building Area 700 - 1,000 SF 700 - 1,000 SF 2,000 - 10,000 SF 8,000-15,000 SF
Picnic Pavilion Seasonal Artist
Gallery
Small-Scale
Nature Center Council on AgingType
5,000 - 10,000 SF
Event Venue
Considerations
Parking Demand
Examples
-could require demolition
and renovation of
enclosed structures
LOW
access to off-site parking
Camp Canaan
Rock Hill, SC
-could be realized with
minimal upgrades
-could be realized with
minimal upgrades
-could require significant
upgrades
-would need to be
appropriately scaled to
the site
LOW - MEDIUM
access to off-site parking
or dedicated group
parking
HIGH
dedicated group parking
or access to off-site
parking
LOW - MEDIUM
dedicated group parking
HIGH
dedicated group parking
Cape Cod Art Center
Chatham, MA
Flax Pond Lorusso Lodge
Yarmouth, MA
Green Briar Nature Cen-
ter
East Sandwich, MA
The Center at Sachem
Rock East Bridgewater,
MA
Matrix of Community Uses RE
U
S
E
NE
W
C
O
N
S
T
R
U
C
T
I
O
N
Community
Center
Community
Center
with Recreation
Nature Center
15,000-24,000 SF12,000 - 15,000 SF 25,000 - 32,000 SF
-would need to be
appropriately scaled to
the site
-would need to be
appropriately scaled to
the site
-would need to be
appropriately scaled to
the site
MEDIUM - HIGH
dedicated group parking
HIGH
dedicated group parking
HIGH
dedicated group parking
30,000 SF
15,000 SF
HIGH
VISIBILITY
RE-
PLACS
15,000 SF
Harwich Community
Center
Harwich, MA
Council on Aging
Chatham, MA
Wellfleet Bay Audobon
Sanctuary Nature Center
Wellfleet, MA
Potential Sites for New
Community Center
Considerations for New Community Center
Multi-purpose Room Gym
Reception Parking
Scale Comparison of 32,000 SF Harwich Community
Center on the Arrival Fields of the Bay Property.
Harwich Community Center offers a gym, meeting rooms, multi-purpose rooms, and other
amenities with a 32,000 SF facility.
Cost $$$$$$$$$$-$$$$$$$-$$$$$$$-$$$$$
* $ = approx. 100$/SF
$$$-$$$$
Bay Property
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
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
Indoor pool
Medical exam rooms
Offices
Workspaces
Examples
Multi-purpose
room 1,300 SF
Existing Dining Hall
11,000 SF
Vision and Planning
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Our Process
Throughout the year-long comprehensive planning process, the Town
will undertake an equitable and inclusive planning and decision-making
process to create a shared vision for the future of the former Sea Camp’s
Properties.
Project Phases
Community
Forum
Phase 1: DISCOVERY
Build an understanding of existing site conditions and define opportunities and constraints related to built and natural systems. Begin an
open conversation with community representatives and potential partners.
Learn the community’s priorities and visions for the future of these properties. Define project principles that will guide design proposals in
collaboration with the community, town, and committees. Develop preliminary scenarios for each property based on community feedback.
Connect ideas and conversations with the community, town, and committees to refine one comprehensive plan for each property.
Phase 3: COMPREHENSIVE PLANNING
Committee
Meetings
Town
Vote
Identify your
priorities with the
planning team
Tune in to public meetings where
community representatives workshop
ideas with the planning team
Vote to approve the
comprehensive plans at the
Spring 2024 Town Meeting
Phase 2: VISIONING
Comprehensive
Planning Document
See the vision for the future of
the Sea Camp Properties
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Vote to Purchase
By the Numbers...
Key considerations when planning for the future of these properties:
When Brewster residents voted to approve the town’s purchase of
these properties in 2021, the town agreed to consider both properties
for a variety of potential uses. Long Pond Property uses to be
considered include a public beach, recreation activities, conservation
space, appropriately scaled community housing near Route 137, general
municipal uses such as a town well, and partnerships with the Brewster
Conservation Trust and Mass Audubon Society.
Bay Property uses to be considered include a public beach, community
center, various recreation facilities and courts, town offices, conservation,
coastal resiliency, partnerships to expand services and offerings.
• Recreation
- Demand for an indoor gymnasium, indoor fitness/exercise space, outdoor (full-size) basketball court,
inclusive playground (not located at a school), and additional pickleball/tennis courts exceeds
current Town facilities
• Open Space
- About 1/3 of Brewster’s land is considered protected open space
• Housing
- 42% of Brewster’s housing stock is used for seasonal use
- Between 2010-2018, Brewster experienced a decrease in households with low to moderate incomes
- Brewster needs more affordable housing to meet the 10% State minimum goal
• Population Age
- The median age of Brewster’s population is 56.5 years
- 14% of Brewster’s population is under 18; Brewster’s youth population is declining
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Town Vision Plan
Community Character Coastal Management
Water Resources Local Economy
Open Space
Governance
Housing
Community Infrastructure
Sustain and foster Brewster’s historic setting,
rural nature, small-town feel, and socially
inclusive spirit.
In the context of coastal change, preserve
and protect Brewster‘s coastal resources
and expand public access.
Protect Brewster’s fresh water system to
preserve high quality drinking water and
maintain or improve the health of our ponds
and marine watersheds.
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.
Maintain and expand open space assets
to provide public recreation, protect
fragile natural habitat, and protect water
resources.
Create a more open and inclusive town
government that encourages participation
by all citizens by improving two-way
communication, expanding volunteer
opportunities, and encouraging customer
friendly service.
Provide more affordable and accessible
rental and ownership housing options at
different price points, particularly for single
people, young families, and our older
population.
Maintain and expand town infrastructure
in ways that expand opportunities for
community interaction, support the
development of a “green” economy,
expand recreation opportunities, and
promote public safety.
LEGEND
LOW SENSITIVITY HIGH SENSITIVITY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Regulatory Framework
Bay Property
Zoning
Feasible Areas for Program and Development
Utilities
Natural Resource Buffers
Public use and access within the
identified property buffers is limited to
pedestrian access. Parking areas and
built structures are not allowed. Trees
cannot be cleared or removed.
The Old Kings Highway Historic District
Committee has jurisdiction over new
buildings and modifications to existing
buildings within the Historic District
zone to ensure any changes are in
keeping with the aesthetic tradition of
Brewster.
Natural resource buffers help preserve
the function and habitat of wetlands
and coastal dunes. Building within these
zones is prohibited without a variance.
Appropriate maintenance of existing
structures is permitted.
The lightest green areas at left are
outside of zoning and natural resource
buffers, making them most feasible
for installation of new roads or paths,
buildings, parking areas, recreation
and sport fields, as well as clearing,
planting or changes in landform.
The existing water main will likely need
to be replaced and relocated because
it is aging and does not extend to
Route 6A. Existing septic systems are
dispersed and will likely need to be
replaced by new treatment systems to
meet DEP standards.
Existing Water
Utilities
Existing Sewer/
Septic Utilities
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Zoning Natural Resource Buffers
Feasible Areas for Program and Development Conservation Restriction
Regulatory Framework
Pond Property
The lightest green areas at left are outside of
zoning and natural resource buffers, making
them most feasible for installation of new
roads, appropriately scaled buildings and
parking areas, as well as clearing, planting or
changes in landform, if topography allows.
A Conservation Restriction (CR) is a
future possibility for a portion of the
Long Pond property. A CR protects a
property in its natural, scenic or open
condition while permitting limited land
uses in these areas.
The adjacent 41-acre Long Pond
Woodland is held in perpetual
conservation with the Brewster
Conservation Trust.
LEGEND
HIGH SENSITIVITYLOW SENSITIVITY
Wetland buffers help preserve the function and habitat of the wetlands and
pond. Building within wetlands and their buffer zones is prohibited without
a variance. Appropriate maintenance of existing structures is permitted.
Approximately 9.7 acres of the property, the area immediately adjacent to the
pond, is considered either wetland or wetland buffer area. Any new roads,
parking and buildings within the wetland would require a variance, and would
not be easily approved.
The Old Kings Highway Historic District Committee has jurisdiction over new
buildings and modifications to existing buildings within the Historic District zone
to ensure any changes are in keeping with the aesthetic tradition of Brewster.
Over half of the property sits within the Zone II Wellhead protection area.
Small-scale building development is allowed within Zone II areas, but protection
of these areas minimizes the potential impact on drinking water quality. In high
demand times, the groundwater in Zone II flows toward the town wells.
Previous Context
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Topography and Slope
Bay Property
Topography Slope Drive and Path Slopes Areas Under 4% Slope
HIGH POINT
+63.0
LOW POINT
+0.0
+31.4
+18.0
LEGEND
HIGH SENSITIVITY LOW SENSITIVITY
The white Administrative Building sits
atop the knoll, visible from Route 6A.
The knoll, part of a larger ridge that runs
along the bay, was clearly manipulated
slightly to accommodate the recreation
fields south of the building.
The existing topography is characterized
by steep east-west ridge lines formed by
glacial moraines, large upland flat zones,
and smaller natural hollows. Overlooks
and small natural amphitheaters are
notable features.
Planning for ADA Accessibility Why slope matters
Many portions of the road are quite
steep, exceeding what is considered
accessible for people with reduced
mobility or in wheelchairs. Because the
road functions as the main walking path,
the steepness of the existing road limits
access to the site for disabled visitors.
Flat areas, shown in light green here,
are more feasible for construction of
new roads, parking areas, recreation
fields and buildings without implementing
expensive and disruptive adjustments to
existing grades.
NATURAL
AMPHITHEATER
RIDGE
OVERLOOK
ADMINISTRATIVE
BUILDING
Slope
LEGEND
HIGH SENSITIVITY LOW SENSITIVITY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Topography and Slope
Pond Property
Topography
The Pond Property’s dramatic topography descents over 75’ from a
high point at Route 137 to a low point at the pond beach.
A relatively flat upland wooded zone leads to a more varied and
steep middle zone of the property and, finally, to the low, flat wetlands
and small clearings by the pond. Steep slopes on either side of the
drive contribute to its minimal width and eroded character.
Drive and Path Slopes Areas Under 4% Slope
Planning for ADA Accessibility
Much of the lower half of the road is quite steep, exceeding what
is considered accessible for people with reduced mobility or in
wheelchairs. Because the road functions as the main walking path,
the steepness of the existing road limits access to the pond site for
disabled visitors.
Why slope matters
Flat areas shown in light green are more feasible for construction
of accessible paths, roads, parking areas and potential new
building without implementing expensive and disruptive
adjustments to existing grades.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Bay Property
Buildings and Access
ADMINISTRATION
Building Age Building Type
The site is characterized by a range of building types, from small
cabins/dormitories to communal buildings and older structures.
Moved/Original Location
Unique Typical
BOATHOUSE
DINING
SHOWERHOUSE
STAFF CABIN
MAINTENANCE
POOLHOUSE DORMITORY
COMMUNAL CAMP USES (12)
SHOWER HOUSE (6)
STAFF CABIN (9)
DORMITORY (38)
MAINTENANCE (25)
ADMINISTRATION (2)
SPRUCE HILL HOUSE (1)
MOVED FROM ORIGINAL LOCATION (28)
ORIGINAL LOCATION (64)
1900 - 1920 (5)
1940 - 1950 (52)
1950 - 1960 (5)
1960 - 1970 (2)
1980 - 1990 (7)
2000 - 2019 (5)
1940
1940
2006
1912
1984
1960
2008
1945
ROUTE
6
A
CAPE COD BAY
POND
BOATHOUSE
DINING
ADMINISTRATION
POOLHOUSE
DAY CAMP
ROUTE
6
A
CAPE COD BAY
POND
ARTS AND CRAFTS
*Spruce Hill House was built
before 1860
*not including Spruce
Hill House
ROUTE
6
A
CAPE COD BAY
POND
BOATHOUSE
DINING
ADMINISTRATION
POOLHOUSE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Bay Property
Buildings and Access
WINTERIZED (11 *not including Spruce Hill House)
SEASONALLY CONDITIONED (6)
NOT CONDITIONED (75)
CAPE COD BAY
POND
Many of the buildings on site are non-winterized cabins with varied
interior structural conditions. Several of these buildings have been
moved over the years and have structural defects.
Non-
Winterized
Seasonally
Conditioned
Winterized
Winterization
ADMINISTRATION ARTS AND CRAFTS BUILDING #40
DINING HALL BUILDING #26 BUILDING #82
DORMITORY BOATHOUSE MAINTENANCE
BOATHOUSE
DINING
ADMINISTRATION
POOLHOUSE
DAY CAMP
ROUTE
6
A
ARTS AND CRAFTS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Bay Property
Buildings and Access
HIGH REUSE POTENTIAL (5)
MEDIUM REUSE POTENTIAL (16)
LOW REUSE POTENTIAL (65)
TO BE DEMOLISHED (6)
*not including Spruce Hill House
**based on initial workshop
with Town officials
Potential for Reuse
92 Buildings have a range of potential for reuse and
rehabilitation. Buildings likely to be demolished have structural
concerns. Most winterized structures have the potential to be
reused.
Removal of all non-winterized
structures (excluding the
boathouse) would result in a
largely open campus.
BOATHOUSE ADMINISTRATIONRemaining structures show most
immediate potential for reuse:
POND
CAPE COD BAY
ROUTE
6
A
ROUTE
6
A
CAPE COD BAY
POND
BOATHOUSE BOATHOUSE
DINING DINING
ADMINISTRATION ADMINISTRATION
POOLHOUSE POOLHOUSE
DAY CAMP
ARTS AND CRAFTS ARTS AND CRAFTS
Site Plan
HIGH POINT
+63.0
LOW POINT
+0.0
+18.0
Bay Property
Pond Property
LOW POINT
+32.0
HIGH POINT
+108.0
LEGEND
BIOMAP CORE HABITAT
BIOMAP CRITICAL NATURAL LANDSCAPE
ZONE II WELLHEAD PROTECTION/DCPC
TO: Peter Lombardi, Amanda Bebrin
FROM: Clare O’Connor Rice
RE: Comments from people at the Forum
DATE: August 8, 2023
Yesterday staffing the Arts Center I had interes ng discussions with the 80 people who came through.
They were pleased to see the condi on of the building and felt good about its poten al uses. I described
the building and asked if they had any ideas for how it should be used. Most of these are interim uses
and fee based. Here’s the summary of their sugges ons:
As a resource for ar sts:
Possibly use the space for occasional gallery showings, small income producing events for Brewster
ar sts.
Allow ar sts space for produc on. A few of the people walking through are or know ar sts who work
out of their homes looking for space where they can paint or produce their work, not sell it. Crea ng a
membership group, with fees, could allow ar sts to “rent” space for a period, leaving their materials on
site (would require crea ng some storage units, I assume, in the closets). This is also a possible use of
the cabins, again, not for retail sales, but for produc on, similar to what Harwich has created at the 204
building, which was reported as “expensive.” The ligh ng in the Arts Center is great, not sure if that’s a
cri cal issue if you were to “rent ” them the cabins for short periods of me.
Have open paint days, invi ng ar sts in to paint as a group, again charging fees.Allow ar sts to offer
classes in the site for adults, youth, and seniors.
Create po ery classes, (this was men oned by quite a few people, probably spurred on by my no ng
that there had been kilns in it as the camp site). It appears that there are some classes in Chatham and
Yarmouth and the CCMOA, but they are limited. Two different conversa ons around this pointed to
classes that would have scheduled out of class me with access to materials/site to con nue working on
their project. One person talked about what he had experienced elsewhere, a class at noon, with two
hour sessions prior to the class that students could come in and use the space. All this is fee based.
Rehearsal space, for theater (and using the ampitheater as well) and music.
Weekly camps in the summer (and off season for adults) that would include a range of offerings, a
different one each week, such as po ery, digital art, drawing, pain ng, music. An interes ng idea from
one person about having a music camp and using the cabins for rehearsal space for various instruments:
trombone in one cabin, drums in another, all connected to a music camp.
Yoga and pilates classes on site. Very few places in Brewster par cularly off season to work out in a
gym, this site could be used for some light fitness classes.
Last, ren ng out the space for events, such as rehearsal dinners, showers, etc. With the bathrooms and
two small rooms that could be used by a caterer to bring in food, it was seen as a good spot to begin to
bring people to the property.
Reasons for Allowing Tennis players to continue
accessing Stony Brook property.
This input in response to the Bay Property Planning Committee July 25 Meeting Recap
and is in response to this sentence:“Mr.Dermody indicated that both groups support the
construction of new dedicated tennis courts at the bay property,allowing the current
Stony Brook courts to become a dedicated pickleball facility.”
I am a member of the tennis community and moved to Brewster in late 2021.I LOVE Stony
Brook Tennis Center and when I am not injured you will find me using the backboard,practicing
my serve with a basket of balls,playing with my husband or sons and hopefully in the future with
friends I make in the community.I have played tennis since I was young and love the casual
laid-back environment that public tennis provides.
I do not want to lose access to Stony Brook.Neither do my husband or sons.As a taxpayer I
don’t want the town to build anything that excludes tennis or pickleball.Any language or policies
that includes “Dedicated Tennis or Dedicated Pickleball”excluding a player is not acceptable to
me.The Stony Brook facility was resurfaced In 2019 and was funded by USTA,Community
Preservation and Town of Brewster in 2019:
https://brewsterma.myrec.com/info/news/details.aspx?NewsID=4516
I am willing to share the facility as is the current practice with tennis courts in Brewster.At no
point has the Stony Brook Community Tennis facility been a Dedicated Tennis Facility,as
evidenced by the use of the courts by pickleball players.How would the pickleball players have
felt if they were not allowed to use Stony Brook courts because they are tennis courts?I hope
they understand how I feel at the thought of not being able to access Stony Brook built as a
tennis site.
If a facility is built at the Bay Property it should serve both Tennis and Pickleball players.
We should not be using Brewster taxpayer dollars (or USTA /USA pickleball grants)that
exclude one group or another group period.
Desirability/Accessibility/Location of the Stony Brook Community
Tennis and pickleball site:
The 4 tennis courts 4 quickstart youth tennis courts at Stony Brook are desirable for Tennis
players and Pickleball players due to its location.It is in an area of Brewster near the Long
Pond Property off of RT 137 and Underpass rd.So,it is closer to and serves people in this
area.This area does not have much traffic.There are no gates to drive through.The bike path
goes by the facility.
1.Close to route 6 off of RT 137 and the Long Pond Property.It is green for people in this
area to use this facility less driving and adding to traffic along 6A.
2.Do not need to cross traffic RT 6A to access-Route 6A traffic gets snarled.
3.Right on Bike path.
4.Do not need to go through gates at the Bay property.
5.Can play from sun-up to sun-down.7am -7pm.What would the situation be at the Bay
Property?Drive right on in?
Use of the courts:
Tennis players do use the courts.
I heard an argument from someone online who justified moving tennis to Bay Property due to
lack of use by tennis players at the Stony Brook facility.My family uses it and we are new,so,it
will only get increased use from us and the people we invite going forward and year round!The
argument is unsound from a $$standpoint if that argument was true -why the heck would you
waste money to build a tennis facility for the non-existent tennis players when a perfectly fine
one has already been built at Stony Brook?
1.Every time I play tennis at Stony Brook there are other tennis players playing.I am new
to town,I could fill up the courts with tennis players if I started a tennis group.
2.There is a tennis backboard at the facility that allows people like me to practice hitting
against it.
3.The Town of Brewster provides tennis lessons through the Parks and Rec at these tennis
courts.
4.Pickleball players use the mini tennis quick-start courts for pickleball (and the regular
courts when necessary).This means if a person was to come to the facility with their
child to learn tennis using low compression tennis balls or an adult wanted to practice
mini tennis they would be unable to access those courts.The pickleball players use the
courts outside of the window they reserve on the Brewster Rec site.This is fine,it is
sharing.I understand people can make online reservations.
5.Online pickleball /tennis groups etc:When I search Tennis and Pickleball Brewster MA
via google and through the Brewster gov Park and Rec site,the results I return are about
a Brewster Pickleball Group -
https://brewsterma.myrec.com/info/activities/program_details.aspx?ProgramID=29949
that is open to pickleball players resident and non-resident.I find no such Brewster
Tennis group that allows for online sign-up -senior or otherwise resident/non-resident (I
am not yet a senior)that is promoted by the parks and recreation with an online sign-up
such as exists for pickleball.Maybe I just have not found it but I am google/search
literate.
Noise considerations
I personally have no issue with the noise of pickleball even when I am playing right next to them.
Someone mentioned online that building a pickleball facility at the Bay Property would be
“annoying to pool and beach users”.This argument makes no sense -noise is expected at
pools and beaches -kids screaming etc.Ocean sounds are like white noise.And Pool and
beach use is primarily through the summer months.
At the Stony Brook tennis facility,there is a 108 unit apartment complex that backs up near the
tennis courts:King’s Landing properties are right across the street from the facility.
https://www.kingslanding-apts.com/I did not hear any concern about whether their noises
bother those residents.
Financial Considerations
1.In 2019 the USTA and the Community Preservation and Town of Brewster provided $$to
resurface the courts.I am 100%against losing access as a tennis player.
https://brewsterma.myrec.com/info/news/details.aspx?NewsID=4516
2.Tennis courts at the Bay Property were already demolished.If a facility is built,it should
be for both pickleball and tennis players to serve more residents.
3.What are the stats regarding pickleball access for non-residents?What percentage of
the pickleball groups are non-residents?If lots of non-residents play pickleball on
Brewster courts,is that why there is resistance to pickleball facilities at the Bay property?
Since,up to this point access to the Bay property has been only for residents to have
access?Obviously,I am sure this will be addressed.But,it is not a good reason to bar
tennis players from Stony Brook.
Thank you for allowing me to give my input/feedback.
I will give my input regarding the conceptual designs that have been created for the Bay
Property once I have access to them.But,like I mentioned before,I do not want any exclusive
use facilities.
Thank You,
Stephanie Bush-Brown
Robert Brown
Tyler Brown
54 Beechtree Dr.
Archive d: Friday, August 18, 2023 12:31:15 PM
From: Amanda Bebrin
Se nt: Mon, 7 Aug 2023 13:17:51
To: Rita Stulin
Subje ct: Re: Tennis Courts Please
Se nsitivity: Normal
Rita,
T hank y ou for the email!
I will include this in an upcoming packet and y es, the committee is now in the process of considering all the potential long-term uses for the Bay Property -
tennis courts included!
Amanda Bebrin
Chair, BPPC
On Fri, Aug 4, 2023 at 2:41\u8239 PM Rita Stulin <rstulin@comcast.net> wrote:
Hello,
I know pickle ball has become very popular, but there are still a good number of us tennis players around. I greatly hope you will include a fair number of tennis courts in the plan for the Bay
property, possibly updated to Har-Tru clay courts.
Thank you so much for your consideration!
Rita Stulin
90 Hillbourne Terrace
Brewster
--
Amanda Bebrin
cell: 860-997-1 563
email: abebrin401 @gmail.com
July 21, 2023
Email (elizabeth@reedhilderbrand.com)
Ms. Elizabeth Randall
Reed Hilderbrand LLC
Landscape Architecture
130 Bishop Allen Drive
Cambridge, MA 02139
Re: Vernal Pool Assessment Summary Report [LEC File #: ReedHLLC\22-321.01]
Former Cape Cod Sea Camps Properties
Bay Parcel - 3057 Main Street (Map 101, Lot 45)
Pond Parcel - 500 W. H. Besse Cartway (Map 84, Lot 45)
Brewster, Massachusetts
Dear Ms. Randall:
LEC Environmental Consultants, Inc., (LEC) has prepared this Vernal Pool Assessment Summary Report
for the above-referenced properties in Brewster, Massachusetts. The Vernal Pool Assessment was
conducted on April 28, 2023, specifically focusing within the Bordering Vegetated Wetland (BVW)
associated with the unnamed Pond within the northeasterly portion of the Bay Parcel and the
BVW/abandoned cranberry bog at the Pond Parcel. The Vernal Pool Assessment was conducted
implementing scientifically accepted professional practices and standards in accordance with the
Massachusetts Division of Fisheries and Wildlife Guidelines for Certification of Vernal Pool Habitat
(March 2009, “NHESP Certification Guidelines”).
The following summarizes LEC’s findings. Representative photographs accompany this report in
Attachment A.
Findings
Bay Parcel
LEC investigated the perimeter of the unnamed Pond within the northeasterly portion of the 55± acre
Property. As reviewed within the Natural Resources Inventory report, prepared by LEC, dated March 30,
2023, swamp loosestrife (Decodon verticillatus) primarily occurs in-water around the Pond perimeter
along with intermittent patches of leatherleaf (Chamaedaphne calyculata), while a dense, monoculture
stand of invasive common reed (Phragmites australis) dominates the northeasterly edge of the Pond and
abutting BVW. Water lilies (Nymphaea & Nuphar sp.) occur within the interior of the shallow Pond.
Page 2 of 4
The westerly end of the Pond transitions to overhanging highbush blueberry (Vaccinium corymbosum)
and winterberry (Ilex verticillata) shrubs and tupelo (Nyssa sylvatica) trees within the terrestrial Forested
Wetland. While saturated to the surface at the time of the site visit, no open pockets of standing water
were observed within the westerly abutting BVW (Forested Wetland). Therefore, no viable vernal pool
habitat is associated with the westerly portion of the BVW abutting the Pond.
During the Assessment, LEC (Brian Madden) searched the Pond perimeter and/or abutting seasonally
inundated portions of the BVW for the presence or absence of Fairy Shrimp (Obligate Vernal Pool
Species) via visual observation and dip-netting, and evidence of Obligate or Facultative Vernal Pool
amphibian breeding activity (e.g., spermatophores, chorusing, mated pairs, egg masses, transforming
tadpoles/larvae/juveniles, etc.). No signs of Vernal Pool species or breeding activity were observed along
the perimeter of the Pond, including a centrally located, narrow finger-like projection of contiguous open
water extending to the north.
LEC observed multiple painted turtles (Chrysemys picta), a snapping turtle (Chelydra serpentina), green
frogs (Lithobates clamitans) within the Pond, indicative of a primarily freshwater system. Unidentified
fish were also observed within the Pond, but they could not be captured for identification.
LEC did observe Spotted Salamander (Ambystoma maculatum) breeding activity east of the elevated
boardwalk extending across the easterly edge of the Pond, parallel to the Property line. Specifically, seven
(7) Spotted Salamander egg masses were observed immediately east of the boardwalk (with railings) within
the easterly edge of the open water Pond/transitional scrub shrub vegetation, separated from the larger open
water Pond by the presence of the boardwalk at the water surface (refer to photos 3 and 4). No fish were
observed within this semi-enclosed area that does appear to be located on the abutting Spruce Hill
Conservation Area.
Additional Spotted Salamander egg masses were observed northeast of the Pond and boardwalk within
seasonally inundated portions of the BVW that extend onto the Spruce Hill Conservation Area. A total of
six (6) egg masses were observed within standing water amongst tupelo trees and snags, sporadic highbush
blueberry and winterberry shrubs, sedges (Carex sp.), cattails (Typha latifolia), and encroaching
Phragmites. This seasonally inundated portion of the BVW contains variable hydrology with standing
water observed averaging 4-6± inches at the time of the site visit. Based on water marks, the area does hold
up to 12-16± inches of standing water. Moderate algal growth was observed within portions of the standing
water. Surface waters gently drain towards the Pond, becoming marginally channelized proximate/under
the boardwalk.
Pond Parcel
The BVW/abandoned cranberry bogs were thoroughly investigated to document the presence or absence
Obligate or Facultative Vernal Pool species breeding activity as described above. Over one hundred
(100+) Spotted Salamander egg masses were observed within the interior of the BVW/abandoned
cranberry bogs, primarily associated with remnant ditches that contain deeper pockets of standing water.
Westerly and easterly abandoned cranberry bogs are separated by the grassed area/access to the sandy
Page 3 of 3
beach at Long Pond. The easterly abandoned bog is larger in size with the southerly portion contiguously
inundated during high water conditions. At the time of the site visit, standing water was primarily
relegated to the perimeter or interior remnant ditches and abutting areas (6-8± inches average); however
saturated conditions continued throughout. Fifty-six (56) Spotted Salamander egg masses were observed
within the southerly/southwesterly portion of the easterly abandoned bog, downgradient of BVW flags
B41-B47 and coincident with a wider inundated portion of the BVW that holds up to 14-16± inches of
standing water (max.) based on water marks (refer to photos 1-3). Five (5) Spotted Salamander egg
masses were observed within the interior of a remnant ditch extending in a westerly-easterly direction
within the southern portion of the easterly abandoned bog (refer to photo 5). Thirty-seven (37) Spotted
Salamander egg masses were observed within and/or abutting a remnant ditch extending in a northerly-
southerly direction within the southeasterly portion of the easterly abandoned cranberry bog (refer to Photo
6), downgradient of BVW flags B27-B34.
The westerly abandoned cranberry bog is smaller in size with standing water primarily limited to interior,
remnant ditches. Only two (2) Spotted Salamander egg masses were observed within a remnant ditch on
the west side of the westerly abandoned cranberry bog (refer to photo 12). An overgrown, earthen berm
defines the westerly edge of the westerly abandoned bog, located between wetland flags B58 and B59. An
irregular-shaped pocket depression greater than 1,000 square feet in size is located immediately west of the
berm within the interior of the demarcated BVW (refer to photo 13). This depression was observed
holding at least 12± inches of standing water amongst dense winterberry shrubs. Over ten (10+) egg
masses were observed within this depression, which appears to be natural and separate from past cranberry
bog operations.
Summary
The following provides a brief summary of the April 28, 2023 Vernal Pool Assessment for the Bay Parcel
and Pond Parcel.
Bay Parcel
On-site portions of the Pond on the Bay Parcel do not function as vernal pool habitat. While no Vernal
Pool species breeding activity was documented on-site, the Pond also contains a reproducing fish
population. Vernal pool habitat can occur within larger vegetated wetland complexes where sufficient
water is contained for at least two months in the spring in most years, but where no reproducing fish
populations are present.
Vernal Pool habitat was documented immediately abutting and off-site to the east on the Spruce Hill
Conservation Area. Based on the location of the breeding activity, it is evident that the Forested Upland
on the Spruce Hill Conservation Area provides important terrestrial habitat for the Spotted Salamander
(non-breeding/overwintering habitat).
Page 4 of 3
Pond Parcel
The southerly portion of the easterly abandoned cranberry bog and pocket depression west of the westerly
abandoned cranberry bogs within the demarcated BVW qualify as Vernal Pools for certification
according to the “NHESP Certification Guidelines.” While standing water is primarily relegated to
specific low-lying areas and connected, remnant ditches, the majority of the southerly portion of the
easterly abandoned cranberry bog is contiguously inundated during high water conditions. Therefore,
LEC would characterize this area as a contiguous Vernal Pool.
Based on LEC’s Vernal Pool Assessment, the westerly abandoned cranberry bog does not qualify for
Vernal Pool certification as five (5) egg masses (Spotted Salamander) are necessary for documentation
per “NHESP Certification Guidelines” unless (Spotted Salamander) larvae are documented. The remnant
ditches within the westerly abandoned cranberry bog may not hold standing water long enough to enable
successful amphibian development.
LEC would recommend confirming the Vernal Pool boundaries through an Abbreviated Notice of
Resource Area Delineation (ANRAD) Application with the Brewster Conservation Commission and
MassDEP to confirm all Wetland Resource Area boundaries on both properties. Vernal Pool Field
Observation Form and requisite materials can be submitted to NHESP via MassWildlife’s Heritage Hub
(electronic database) upon request.
Please do not hesitate to contact me at bmadden@lecenvironmental.com if you should have any questions
or comments.
Sincerely,
LEC Environmental Consultants, Inc.
Brian T. Madden
Senior Wildlife/Wetland Scientist
Attachment A
Bay Parcel Photographs
Bay Parcel Vernal Pool Assessment (4/28/23)
Photo 1: Westerly edge of Pond and abutting BVW.
Photo 2: Centrally located, narrow finger-like projection of contiguous open water Pond extending
to the north.
Bay Parcel Vernal Pool Assessment (4/28/23)
Photos 3 & 4: Open water Pond/transitional scrub shrub vegetation; observed 7 Spotted Salamander
egg masses.
Bay Parcel Vernal Pool Assessment (4/28/23)
Photos 5 & 6: Spotted Salamander egg masses found within easterly edge
of open water Pond/transitional scrub shrub vegetation.
Bay Parcel Vernal Pool Assessment (4/28/23)
Photos 7 & 8: Seasonally inundated portions of BVW northeast of Pond on Spruce Hill Conservation
Area containing Spotted Salamander egg masses.
Bay Parcel Vernal Pool Assessment (4/28/23)
Photos 9 & 10: Spotted Salamander egg masses within seasonally-inundated portions of BVW northeast
of Pond on Spruce Hill Conservation Area.
Attachment B
Pond Parcel Photographs
Pond Parcel Vernal Pool Assessment (4/28/23)
Photos 1 & 2: Southerly/southwesterly portion of easterly abandoned cranberry bog/BVW.
Pond Parcel Vernal Pool Assessment (4/28/23)
Photos 3 & 4: Southerly portion of easterly abandoned cranberry bog/BVW.
Pond Parcel Vernal Pool Assessment (4/28/23)
Photo 5: Remnant ditch within central portion of easterly abandoned bog (5 Spotted Salamander egg masses).
Photo 6: Remnant ditches/southeasterly corner of easterly abandoned bog (37 Spotted Salamander egg masses).
Pond Parcel Vernal Pool Assessment (4/28/23)
Photos 7 & 8: Southeasterly corner of easterly abandoned bog from W H Besse Cartway/gravel access road.
Pond Parcel Vernal Pool Assessment (4/28/23)
Photos 9 & 10: Typical Spotted Salamander egg masses within easterly abandoned bog.
Pond Parcel Vernal Pool Assessment (4/28/23)
Photos 11 & 12: Westerly remnant ditch within westerly abandoned cranberry bog containing 2 Spotted
Salamander egg masses.
Pond Parcel Vernal Pool Assessment (4/28/23)
Photos 13 & 14: Vernal Pool located west of westerly abandoned cranberry bog containing 10+ Spotted
Salamander egg masses.
Town of Brewster
BREWSTER, MASSACHUSETTS 02631-1898
(508) 896-3701
FAX (508) 896-8089
.22 Caliber Shooting Range Remediation
Minutes
August 9, 2023 11 am
OFFICE OF:
SELECT BOARD
TOWN MANAGER
1- Strategic Environmental Services $ 461o, NO
362 Putnam Hill Rd. 1
Sutton MA 01590 REAP NIP Non Collusion - L1 1 ft
Bid Bond -'OSHA- t4
Addenda ✓
2- Global Remediation Services
700 Richmond St.
East Taunton MA 02718
3- Brighter Horizons Env. Corp.
201 West Main St.
Ayer MA 01432
4- Costello Dismantling Co.
15 Cranberry Highway, Unit #1
West Wareham MA 02576
Town Hall PH II windows Minutes
07.26.23 l lam
page 1
$ 3g5;45o
REAP - Non Collusion - ✓
Bid Bond- VOSHA- ✓
Addenda ✓
$ N511DL
REAP - ✓ Non Collusion -
Bid Bond- OSHA- ✓
Addenda ✓
$ 3r1°C,01:?7
REAP - ✓ Non Collusion - ✓
Bid Bond- ✓OSHA -
Addenda ✓
5- Dig It Construction
22 Diamonds Path
South Dennis MA 02660
6- NRC
19 National Drive
Franklin MA 02038
REAP - J Non Collusion -
Y -Bid Bond-0*POSHA-
Addenda
$ LD1,11q
REAP - ✓ Non Collusion - ✓
Bid Bond -✓OSHA- ✓
Addenda v
c4 CC_ (ft
Donna Kalinick
Executive Assistant Procurement Officer
Signed under pain of penalty for perjury that the above is true and accurate opening.
Town Hall PH II windows Minutes
07.26.23 11am
page 2
Griffin Ryder, Director
James Jones, Foreman
MEMORANDUM
TO: Select Board, Town Administration
FROM: Griffin Ryder, Department of Public Works Director
RE: Fee Waiver Request – Conservation Commission RDA filing fee for Bay Parcel Gun
Range Remediation Project
DATE: August 17, 2023
The Town of Brewster Department of Public Works (DPW) is working in conjunction with the Town
Manager’s Office, the Bay Parcel Facilities Manager and the environmental consultant, River Hawk
Environmental LLC, (Project Team) on the remediation of the former gun range at the former Cape
Cod Seacamps Bay Parcel (Project). Due to the proximity of the proposed remediation work to nearby
wetland resource areas, environmental permitting with the Conservation Commission is required for
the Project. In reviewing the project with the Conservation Administrator, it was determined that a
Request for Determination of Applicability (RDA) is the appropriate filing for the Project.
The DPW, on behalf of the Project Team, is hereby requesting a Conservation Commission Request
for Determination filing fee waiver for this project. The RDA filing fee is $75.
Thank you for your consideration.
Griffin Ryder
DPW Director
508-896-3212
Department of Public Works
201 Run Hill Road
Brewster, Massachusetts 02631-1898
Tel (508) 896-3212
Wetlands Map ±
3057 Route 6A (Bay Parcel), Brewster, Massachusetts
0 100 20050
Feet
LEC Environmental Consultants, Inc.
Plymouth, MA
508.746.9491
www.lecenvironmental.com January 18, 2023
2021 Aerial Orthophoto acquired from
the Office of Geographic Information
(MassGIS) website.
Legend
Coastal Dune Boundary
IVW Boundary
BVW Boundary
Features
Comment
basin
lot entrance
Parking Lot
Property
Phragmites
Pond
Mitigation Planting Area
Parcel Data Layer
A40
A1
A36
A29
CD1
CD24
CD16
CD15
B1-B6
Wetland Resource Area boundaries delineated by LEC
on January 11, 2023.
Wetland flags and site features located by LEC on
January 12, 2023 utilizing a Trimble Geo XH with
accuracy ranges betweeen 1-100 cm.
Coastal Beach
Coastal Dune
BVW
Forested
Wetland
Building Removed
Pass Type Units Sold Total
FAMILY 301 $60,000
INDIVIDUAL 84 $8,400
INDIVIDUAL+1 90 $13,200
SENIOR 91 $6,675
SENIOR +1 123 $15,125
GUEST PASSES 352 $8,800
DROP IN DAYS 183 $915
REPLACEMENTS 20 $0.00
TOTALS 1244 $113,115
Pool Pass Revenues
Report Range: 4/10/23- 8/18/23
Cape Cod Sea Camps
Summer 2023 Events
Brewster Recreation, in partnership with the Bay Property Planning Committee, has been
hosting events on the front lawn of the Bay Property on Main Street. There is one event
remaining this summer. Events are FREE and family friendly.
Touch-A-Truck
Friday August 25th
Starting at 5:00pm
Brewster Recreation, in partnership with the Pond Property Planning Committee,
MA Audubon and Brewster Conservation Trust, will offer a guided walking tour at the
Pond Property on Long Pond Road.
The event is FREE, but registration is required. Visit the Brewster Recreation website for
registration details: www.brewsterma.myrec.com (Current Programs & Offerings)
Walking Tour
September 23rd
Time: 9am
First Light Beach is open 7 days a week from 7am until 6pm through
Labor Day and weekends only from Labor Day through Columbus Day.
Brewster Community Pool is open from 7am to 6pm, please check the
online schedule for details. Residents without a pool membership may
use the pool on Sunday, August 6th for $5 per person, cash only. A
resident beach permit is required. The last day to enjoy the pool this
summer is August 20th. Pool information is available on our website at
www.brewster-ma.gov/cape-cod-sea-camps-properties.
At our inaugural Brewster Volunteer Fair, members from board,
committees, and commissions will be available to talk to residents about
their role in shaping our community. Members will have the opportunity
to present the ongoing work their team is responsbile for and the planned
initiatives for the upcoming year.
Residents will be able to explore opportunities to get involved and learn
more about the election and appointment process.
Please join us!
Saturday September 30, 2023
Dining Hall, Bay Property
10am – 12pm
We are requesting each board, committee, and/or commission select 1-3
representatives to host a table at the event.
On behalf of the Select Board, Bay Property
Planning Committee, and Town Management, we
invite you to join us for Brewster’s
First Annual Volunteer Fair
Immediately following the Volunteer Fair, we
invite all members of boards, committees, and
commissions to join us for an appreciation
luncheon from 12pm – 1pm.
Please RSVP to Erika Mawn no later than Sept. 22nd
emawn@brewster-ma.gov / (508) 896-3701 x1100
THANK YOU FOR ALL YOU DO!
Memo to: Brewster’s Bay Property Planning Committee
From: Kyle Hinkle, executive director, Brewster Chamber of Commerce, Inc.
Re: Bay Property Use for Brewster in Bloom Fine Arts & Crafts Show 2024
For many, many years, the Juried Fine Arts & Crafts Show, an anchor event for Brewster in Bloom festival
was held on the sports fields at the Cape Cod Sea Camps. The event drew more than 90 artisans from
Massachusetts and parts of New England for the two-day event, and an estimated 4,000 – 6,000 people
attended the show. The show has a reputation for being the first outdoor show of the season on Cape
Cod and visitors plan their spring get-a-ways around the weekend.
This show, now being held at Drummer Boy Park, has maxed out at 70 artisans due to limited space. But I
understand there is now an opportunity to return to the former Sea Camps with our show and welcome
this possibility.
Event Dates & Times:
• For 2024, the show is scheduled for May 4 and 5. Saturday’s show is 10 a.m. – 5 p.m. and Sunday
it is 10 a.m. – 4 p.m.
• Main tent set-up is usually the Wednesday before the show which allows time for Building,
Electrical and Fire inspections. The tent is taken down Monday following the show.
Logistics:
• A 200’ X 40’ tent is the focal point of the show. This is set up along the front field that abuts Rt.
6A and can accommodate 56 artisans. Electricity is provided in this tent.
• An additional 36 artisans use their own pop-up tents in two rows that form in front of the big
tent.
• Parking is managed in the surrounding fields, with the entrance midway up the main driveway
and the exit near the back of the fields. We use ground signs to indicate exits and parking areas
and rely on volunteers to help maintain order.
• Artisans are asked to set up starting Saturday morning at 7 a.m.
• Frazier Disposal provides port-a-potties and trash toters, which they manage for us.
• Our electrician is Chip Durant from Bolton. The Building Department is familiar with him!
• We hire police details for Saturday and Sunday to manage traffic coming in and out on Rt. 6A.
• Local boy scouts and their leaders camp overnight Saturday in the “big tent” to provide security.
They work on badges, eat pizza, and play games while they are there.
Show Attendance:
• Saturday usually attracts the greatest numbers of attendees: 3,000 – 4,000 people. The average
visit to the show is about 45 minutes and we estimate that 500+ people visit per hour. There are
an average of 300 – 400 cars on the property at one time.
• Sunday will have fewer people, particularly while the parade is taking place (12:30 – 3). There
may be a total of 1,000 – 2,000 people for the entire day, and an average of 200 cars at one time.
If you need further information about this event, please do not hesitate to ask! I am happy to answer
any questions you may have.
PROJECT PROPOSAL – SECOND MOVEMENT ARTS FAIR
What: 2nd Act -- Open Movement Arts Fair -- Diversity, Equity, Inclusion
Where: Boathouse & Surrounds, BAY PROPERTIES, Brewster
When: September 23, 2023, 1-4 pm
Who: Movement Arts Cape Cod and the Brewster Cultural Council
What to bring: Water, snacks & lawn or beach chair
Contact: Dave Iannitelli, 508-632-3779; diannitelli@movementartscapecod.org
PROPOSAL: The Boathouse and environs as the site of a second Open Movement Arts Fair,
SEPTEMBER 23rd from 1-4 pm. We will again gather local movement arts professionals of
various movement languages to offer free & open mini-workshops sharing the essence of
their styles with a diverse inter-generational public from 1-3 in multiple sites centering on
the boathouse, followed by an artistic performance from 3 – 4 pm. We are projecting a
public of approximately 100 people.
As we have gone on promoting these Movement Arts Fairs, (on June 1st in Orleans, July 4th in
Hyannis), we have attracted the attention and interest of additional local movement arts
practitioners, and we believe it is in the interest of this growing group, as well as of the
general local community, to include as many practitioners as possible. We envision this
event to be centered in the new boathouse and the lawns and patios surrounding it.
However, we would like to request access to additional buildings (the older boathouse, or
the dining hall) in the case of rain.
All will be welcome to come and sample the wares of people who work in local studios or
have open movement arts projects available nearby offering continuity to learn and
practice. There will be a chronology of offerings from 1-3 pm., as well as areas where
simultaneous workshops of Capoeira, Egyptian, Contemporary, Tai Chi, Yoga, Greek Folk and
other modalities will be held. Our final performance will include many of these, as well as
invited artists from local studios. There will also be movement areas for toddlers, children &
caregivers to play with age-appropriate, DIY movement development equipment, with
orientation about phases of developmental movement, non-competitive games and self-
directed physical play. Water and simple snacks are also available.
The Fair is an initiative to focus on the development and expansion of regional movement
arts culture, offering local practitioners and interested public a sustainable and inclusive
platform to share these regenerative arts and to begin the process of building community
among all people interested in movement arts as art, recreation and healing.
This open Fair is part of the pilot project “Dancing by the Bay” of the Brewster Cultural
Council with funding from the Mass Cultural Council.
Movement Arts of Cape Cod (MACC)
Based in Brewster, MA, Movement Arts of Cape Cod is a new non-profit working to bolster
public access to and awareness of the benefits of movement arts experiences for all.
Through supporting our regional movement arts practitioners in organizing public events,
building projects in public institutions, helping with professional networking, development
and grant writing, MACC sees a future where all interested local people have opportunities
to experience and expand their practical knowledge of movement arts. MACC can be
contacted through https://www.facebook.com/MovementArtsCapeCod/
Movement Arts Fair – May 14th – Bay Properties, Brewster
Photographer: Filipe Borges, Brewster, 2023
Movement Arts Fair – May 14th – Bay Properties, Brewster
Photographer: Filipe Borges, Brewster, 2023
Photo: Antonia Stephens. Photographer: Filipe Borges, Brewster, 2022
Open Movement Arts Fairs
BoatHouse – Bay Properties
Brewster
INTERIM REPORT
The First Open Movement Arts Fair happened on May 13th as planned. The event opened
inside, with about 50 participants in a circle, with a Sound Harmonization involving everyone, as
part of the first moment of the event. Next were the Mini-Workshops with 5 instructors (Tai
Chi, Egyptian Dance, Latin Dance, Yoga, and Zumba Dance) from 1:30 to 3 pm. After the two
first, simultaneous workshops we decided to move all the workshops to the indoor space due
to the heat outdoors. These were conducted in series.
A Snack Bar was set up on the porch outside offering clementines, granola bars, and drinks for
all participants. Also, we had a book selling table with a book from one of our instructors of the
day. There was a literature table for participants to display their class and studio promotional
materials.
An initiative for parents with children was an outdoor non-competive youth play area, with a
basket containing badminton, paddle ball, corn ball, a kid volleyball and football for free use.
There is a basketball court next door, which could be an interesting addition for next time. We
also set up a caregiver-toddler play area, with a large mat, two different bouncing stages, and a
small padded ramp for interactive, self-directed play. These initiatives can be expanded for
future fairs as more parents become aware of the intergenerational aspect of the fairs.
From 3-4 pm, 6 performances of 10 minutes each were presented on stage, outside the
Boathouse with a beautiful view of the beach area. Some of these performances were
interactive with the audience. However, all of them were very well received judging from the
audience responses to the performances.
There was an estimate of 100 participants/attendees, plus 25 instructors with their
accompanying artists.
The process of defining the space, setting it up, and cleaning it up was smooth, particularly with
the help of Ed Barber, of the Town/Bay Properties , who made every aspect of this project
pleasant.
Our second fair, scheduled for June 3rd, was postponed due to harsh weather. We are
approaching the Bay Properties with a proposal for September 23 and also May 2024. We have
applied for funding from the Mass Cultural Council (Festivals Grant) and New England
Foundation for the Arts (CISJ – micro grant), that latter of which has pledged $500 for the
continuance of these fairs.
Through the organization and realization of this event, we have to date secured the enthusiastic
collaboration of 10 local movement arts professionals & organizations, willing to participate in
future fairs and other events yet to be created. We have accepted invitations from Pop-up
Performances in Orleans, the Dance Party on July 4th on Main St Hyannis, and the Harwich
Farmers Markets with multiple dates. The Pleasant Bay Boating Club has also reached out for a
conversation. We intend to grow this group of professionals to include all interested and to
make “fairs” of all sizes available to all local venues and events interested throughout the year.
We were excited to see the receptivity, engagement and enthusiasm of people present. We
continue to believe that cultural production is a unique and highly effective catalyst for contact,
exchange and sustainable community-building, and are interested in expanding this model of
local practitioners with local public, participatory workshops and exhibitions in public venues,
building together an annual calendar of inclusive and accessible cultural opportunities.
We are now proposing a Second Movement Arts Fair, this one for Sept 23rd, 2023, with all of
the same characteristics, possibly expanding our offerings a bit to include new professionals
along with those interested in continuing from the first Fair.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 1 of 7
MINUTES OF THE BAY PROPERTY PLANNING COMMITTEE MEETING
DATE: July 25, 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 (remote), Karl Fryzel, Katie Jacobus, Caroline McCarley, Thomas Wingard,
Patricia Hughes (remote),Peter Johnson, John Phillips, Clare O’Connor-Rice; Liaisons/Representatives:
Sharon Tennstedt, Kathleen Walker, Jan Crocker, Gary Christen; Town Staff: Mike Gradone (Recreation
Department Director), Elton Cutler (COA Director), Griffin Ryder (DPW Director); Tennis and Pickleball
Members: Bill Dermody, Daryl Bladen, Amy Jacobson
Call to Order, Declaration of a Quorum, Meeting Participation Statement and Recording Statement:
Amanda Bebrin called the meeting to order at 4:03 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
Review Updated Presentation Materials and Format for Second Community Forum & Survey
Town Manager Peter Lombardi reminded committee members about the upcoming second forum on
Saturday August 5. There will be three public engagement sessions held in the Bay Property Dining Hall on
the 5th, at 1PM, 2PM and 3PM. The property will be open to the public to explore on foot from 12PM to
5PM that day. There will be a dozen buildings open for residents to explore during the forum. A map will be
available before and at the forum so residents can take their own self-guided tour. Representatives from the
Town will be at most of the facilities to answer questions from residents. Volunteer docents will be provided
with a synopsis of key talking points. Registration was opened up two weeks ago for the forum, and a second
announcement was posted on the website to remind residents to sign up in advance. 130 residents have
signed up so far, the majority of those for the first session. Depending on the number of residents who sign
up, the Town may decide to combine the second and third public engagement sessions.
Mike Gradone asked about the Town’s parking plan for the forum. Mr. Lombardi responded that parking will
be on the grass lawn area to the right, similar to the last forum. The COA is also offering transportation to the
forum for anyone who is interested. The Town is planning on following the forum with a survey, in an effort
to get additional feedback.
Mr. Lombardi introduced the latest materials prepared by Reed Hilderbrand for the upcoming second forum
on Saturday August 5. Reed Hilderbrand has incorporated committee feedback from the last meeting.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 2 of 7
Potential partner organizations (MA Audobon, BCT & YMCA Cape Cod) will be present at the forum to
answer questions about the services and programs they currently provide and may be interested in providing
at the Sea Camps. The packet contains the high-level feedback from the first forum and first survey, and the
key takeaways for each property. This is a way of easily accessing the data that Reed Hilderbrand has
compiled. Mr. Lombardi explained that, before each session, the Chairs of each committee will give a one
minute introduction, and Reed Hilderbrand will talk about the goals of each forum – these remarks will take
less than 10 minutes. Ms. Bebrin explained that Reed Hilderbrand will be providing instructions to attendees
on how they can use stickers on the boards even if another attendee has used one to indicate a similar
preference. Mr. Lombardi then displayed the draft boards that the Reed Hilderbrand consultants have put
together for the forum.
Mr. Fryzel asked about Option 3/Central Campus : this shows a new community center that contains both
the Recreation Department and the COA, but the administration building is also listed as the Recreation
Department – is this intentional or an error? Selectperson Mary Chaffee said that she believes this is simply
intended to convey possible use options. Mr. Fryzel said that the administration building is large, and asked
why the only possible use option for it is housing the Recreation Department. Mr. Lombardi responded that,
based on the first forum, there wasn’t a lot of support from residents to relocate other existing Town
departments there. Mr. Lombardi added that the options outlined are not necessarily mutually exclusive.
Clare O’Connor-Rice asked if training would be provided for volunteers working at the table. Mr. Lombardi
responded that volunteers will meet at their stations 45 minutes before the forum to discuss the planned
approach. Mr. Gradone said it was important to keep buildings open so that residents have a clear idea of
what is and isn’t feasible within each structure. Mr. Fryzel asked why a possible newly constructed
community center for the Y was not included in these options. Mr. Lombardi responded that the group did
not want to include different options for the community center in these display boards. Gary Christen asked
what would happen with the plans for a community center if the Eddie School space became available in the
next few years. Ms. Bebrin responded that this consideration was not part of the charge of the committee.
Mr. Lombardi said that there has been talk about school consolidation and using the Eddie School as a
community center for roughly 20 years, but this is not something that is going to happen in the near future,
and plans for the bay property shouldn’t be based around these kind of theoretical scenarios.
Mr. Lombardi introduced a slide examining shared community parking. The idea here is to consider shared
parking areas that may make sense in different scenarios, though they would not all necessarily be needed.
The following slide examines dwelling types – the existing buildings that are on the site and the high-level
costing for reuse options and new builds. At the bottom of this slide is the Harwich Community Center,
included as an example of how a community center of that size would fit into this property. Lastly, Mr.
Lombardi noted that a station at the forum would be devoted to asking residents what they would want to
see as a community center. Selectperson Chaffee noted that most community conversations have focused
on the desire to have a multigenerational community center, and this is important to keep in mind.
Mr. Lombardi explained that, in terms of proper nomenclature, what the committee has referred to as
“workforce housing” should instead be called “attainable/affordable housing” – this is due to negative
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 3 of 7
connotations associated with the term “workforce housing”.
Update on Potential Partnerships (YMCA Cape Cod & Mass Audubon)
Mr. Lombardi explained that the YMCA remains interested in partnering with the Town. They recognize that
the feedback from the forum and survey was mixed in terms of a potential partnership. This continued
interest is why there will be a separate station at the next forum for potential partners, so residents can ask
questions. At this point the plan is to revisit what a partnership might look like after the second forum and
survey, when we have more feedback from the community. In terms of Mass Audubon, this partnership has
been entirely conceptual. A meeting took place with David O’Neill, President of Mass Audubon, and his team,
and they remain interested in partnering with the Town on both properties, and providing educational
programming, and, if the Town decides, holding a conservation restriction in the northeast corner of the
property. They also expressed an interest in having a nature center and office space on the property. In order
to maximize their ability to provide programming, they have emphasized that some of the buildings would
need to be reused for staff housing.
Debrief from Harwich Community Center Site Visit
Ms. Bebrin said that the committee visited the Harwich Community Center on Tuesday, July 18. She asked
for the feedback of committee members about what had stuck with them from the tour. Caroline McCarley
said she was struck by the usage of the building in terms of numbers. Selectperson Chaffee said that if the
community in Brewster indicates that it wants to proceed with new construction, there can be many
valuable lessons learned from what has happened in Harwich – i.e., a need for a large amount of storage
space, and many windows throughout the facility. Another important point to consider, noted Selectperson
Chaffee, is that it took Harwich 3 Town Meetings to approve the building of the community center. Mr.
Fryzel noted that the key item which had to be dropped from the original plans was the removal of the
swimming pool. Ms. Bebrin noted that she found it impressive how every square inch of the building was
being used, and the potential of the building was being fulfilled. In addition, the community center has the
support and approval of Harwich residents. Mr. Lombardi noted that if Brewster residents decide that they
want a community center, this would not be the only site visit – there is a list of 5 or 6 that the committee
can visit for research.
Discuss Potential Uses of New Athletic Courts – Tennis, Pickleball, etc.
Bill Dermody, of 4 Daisy Lane, noted that members of the tennis community and pickleball community would
like to share the details of some of their recent conversations. Both groups currently share a facility, and this
causes some issues. They share a facility at Stony Brook Elementary School, where there are 4 dedicated
pickleball courts and 4 tennis courts – 2 of those tennis courts are shared with pickleball players. Pickleball
demand continues to rise – there are currently 200 dues paying members, and it is capped at this amount.
There is currently capacity for 32 pickleball players, but demand is in excess of this, and tennis players have
first preference to use the shared courts. Mr. Dermody explained that he believes the answer to this is a
dedicated tennis facility and a dedicated pickleball facility – he asks the committee to consider making the
building of tennis courts part of the masterplan of the Sea Camps properties. Noise from pickleball courts can
be considerable, and the current location of Stony Brook is ideal in terms of isolating this noise. The existing
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 4 of 7
tennis courts there could be repurposed as pickleball courts if new tennis courts are built on the bay
property. He added that he believes this is also the most efficient use of Town money. Mr. Lombardi
commented that new tennis courts are part of two conceptual design options that will be presented at the
August 5 public forum. In both scenarios, these will be 4 full sized tennis courts, and 4 junior tennis courts.
Peter Johnson asked if Mr. Lombardi’s description of the conceptual tennis court plans on the bay property
would be sufficient to satisfy the demand for tennis. Daryl Bladen, of 1186 Stony Brook Road, said that one
of her concerns is ensuring that if the public tennis courts are moved, they will still be accessible to the
general public year-round and not just Brewster residents. Selectperson Chaffee asked if the current process
was first-come-first-served, and if there is no way of registering in advance to avoid people waiting. Mike
Gradone, Brewster Recreation Director, said that people can register in advance by calling the Recreation
Department. Selectperson Chaffee asked if there was a fee paid to the Town of Brewster for registering in
advance. Mr. Gradone responded that it is $5 an hour per court, but that there is no charge for dropping in
to play.
Mr. Fryzel asked if any of the existing courts on the property would be repurposed in any of the Town’s
design options. Mr. Lombardi responded that such courts no longer exist on the property, so any courts
would be new constructions. Ms. Jacobus asked if the senior tennis group is comprised of solely Brewster
residents, or if anyone can join. Mr. Gradone responded that anyone could join, but that the tennis group is
made up of approximately 80% residents, in comparison to roughly 70% in pickleball. Thomas Wingard asked
what the plan was for the existing basketball courts on the bay property. Mr. Lombardi responded that
decisions need to be made about these courts – they could be used for parking or basketball courts. Mr.
Gradone added that no full-size regulation basketball court currently exists in Brewster, and this is something
that would be desirable for residents.
Amy Jacobson, of 86 Stone Henge Drive, explained that she is a member of both the tennis and pickleball
communities. In her experience, the two shared courts are not always used by pickleball players. From what
she has witnessed, it is not the case that tennis demand pales in comparison to pickleball. Ms. Jacobson said
she would like to see some objective data showing that the current facilities are inadequate for
accommodating the demand for pickleball. She added that she would like to know at some point what the
cost to residents will be in terms of taxes if new courts are constructed. Mr. Lombardi responded that it is
important to convey the cost to residents of all of these potential plans. The planned third forum will include
cost estimates for residents’ design preferences in addition to financing options and possible funding
opportunities.
Mr. Lombardi said that it is important to keep in mind that whether or not the Sea Camps had been
purchased, the Town would have been looking for a solution to the increased pickleball demand anyway. Mr.
Gradone responded to Ms. Jacobson’s earlier question regarding data, noting that it was currently being
collected.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 5 of 7
Update on Brewster Community Pool
Mr. Lombardi explain that the pool temporarily closed for 3 days for unexpected maintenance and sanitation
work, but reopened on Monday July 24. Two more test-swim days will occur on July 28 and August 6. Almost
700 season passes have been sold to date, and over 300 guest passes. $111,000 in revenue has been brought
in so far, and this is consistent with pool operating expenses. The original pool furniture order was delayed,
but Willowbend in Mashpee donated some furniture to the Town as a short-term solution. This furniture will
be used for the remainder of this season, and then the Town will reevaluate for next season.
Selectperson Chaffee asked if the closing date of the pool could be extended. Mr. Lombardi responded that it
could not be extended beyond the current end date of August 20. This is primarily due to staffing availability
– most staff are not local, and are visiting family for the summer. Mr. Fryzel asked if the Town had to pay
Willowbend for the furniture. Mr. Lombardi responded that Willowbend donated it to the Town, and a letter
will be presented to the Select Board in order for the Town to formally accept the donation. Mr. Fryzel asked
if anything could be done to prevent the event which caused the pool to close from happening again. Mr.
Lombardi responded that there was no specific event, rather an issue that came up during routine testing.
However, some of the maintenance protocols have now been changed, and some regulations have been
tightened since this incident to try and prevent it from happening again. Mr. Wingard asked Mr. Gradone to
discuss the extension of swim lesson programming. Mr. Gradone said that the Recreation Commission has
decided that they would like to offer infant swim lessons for an extra week. This would occur at 9am in the
swimming pool with an instructor, and parents would be required to be in the water with their infants.
Immediately following these lessons, the instructor would be available to provide lessons for residents or
non-residents at Long Pond at 10am.
Selectperson Chaffee moved to approve an extra week of infant swim lessons at 9am for the week of August
6 at the Brewster Community Pool. Mr. Fryzel second. A vote was taken.Selectperson Chaffee – yes, Clare
O’Connor-Rice – 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, Peter Johnson –
yes.
Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
Mr. Gradone reminded members that the Family Friendly DJ Dance Party is occurring on July 27 at 6pm on
the bay property, and the Family Movie Night (Angels in the Outfield) is being held on August 4, beginning at
approximately 8.30pm – a sandlot game for kids will be held on the soccer fields beforehand at 7pm. Touch-
a-Truck is happening on August 25 at 5pm – an ice cream truck, a food truck, a monster truck, along with
other Town vehicles, will be on the property that evening.
Mr. Gradone explained that the Recreation Department is requesting usage of the bay property for two of its
fall programs – Run Club, which would take place on Wednesday and Fridays from 3-4pm for the month of
October, and the Outdoor Club from 3-4pm the second week of November.
Selectperson Chaffee moved to approve usage of the property for both the Run Club and the Outdoor Club.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 6 of 7
Ms. Jacobus second. A vote was taken. Selectperson Chaffee – yes, Clare O’Connor-Rice – 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, Peter Johnson – yes.
Ms. O’Connor-Rice requested the use of the property for the Cultural Council to hold its strategic planning
meeting in the Arts Center on Wednesday, August 16, from 4pm to 6pm. Ms. McCarley moved to approve
the use of the property for the Cultural Council to hold its strategic planning meeting in the Arts Center on
Wednesday, August 16, from 4pm to 6pm. Mr. Fryzel second. A vote was taken. Selectperson Chaffee – yes,
Clare O’Connor-Rice – 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, Peter
Johnson – yes.
Ms. Jacobus reminded committee members that the “Da Hedge” event is occurring on the morning of
Sunday August 6 at the bay property, with a start time of 7am.
Vote on Meeting Minutes: July 11, 2023
Ms. McCarley moved to approve meeting minutes from July 11, 2023. Mr. Fryzel second. A vote was taken.
Selectperson Chaffee – yes, Clare O’Connor-Rice – 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, Peter Johnson – yes.
Discuss Future Meeting Agenda Items
The public forum on August 5 will be the next gathering of committee members.
Next Meetings
August 22, September 19.
Matters Not Reasonably Anticipated by the Chair:
None
Adjournment
Ms. Jacobus moved to adjourn at 5.57pm. Mr. Fryzel second. A vote was taken. Selectperson Chaffee – yes,
Clare O’Connor-Rice – 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, Peter
Johnson – yes.
Respectfully submitted by Conor Kenny, Project Manager
Approved: __________________ Signed: _________________________________________
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
BPPC 7.25.2023 www.brewster-ma.gov Page 7 of 7
Accompanying Documents in Packet: Agenda, Flyer for Forum, Forum Draft Boards, Dwelling and Community Use Boards, Harwich
Community Center Visit Summary, Cultural Council Request for Use of Arts Center, Recreation Department Request for Use of Bay
Property, 7.11.23 Draft Minutes
AUTHORIZATION FOR
PROFESSIONAL
SERVICES
To: Town of Brewster
Attn: Peter Lombardi, Town Administrator
2198 Main Street (Route 6A)
Brewster, MA 02631
VIA EMAIL: plombardi@brewster-ma.gov
Date: 07/25/2023 Project No. C16845.07
Project: Sewage Disposal System Inspections and
GWDP 977-0 Renewal
T: 508-896-3701 x1134 Location: Cape Cod Sea Camps
3057 Main Street
Brewster, MA
Assessor’s Map: 8, Parcel: 8 Coastal Engineering Company, Inc. (CEC) will perform the
following professional services relating to the referenced
project. Fixed Fee: $17,500
SCOPE OF SERVICES:
Task 1 - SDS Inspections Fixed Fee: 12,500
• Inspect and file Title 5 reports with the Department of Environmental Protection (DEP)
Note: 29 system inspections total, including 18 completed and 11 to be inspected. Backhoe is included.
Tasks 2 and 3 - Groundwater Monitoring Well Sampling and Quarterly Report; Annual Report See 11/17/2023 Contract
Task 4 – Permit Renewal Filing Fixed Fee: 5,000
• File GWDP 977-0 for renewal with the DEP (due by 3/9/2024)
Note: Reimbursable expenses such as state and town fees and pumpings are not included. The DEP permit renewal fee
is estimated at additional $1,000.
JGS/kvp
SUBJECT TO TERMS AND CONDITIONS ON NEXT PAGE
AUTHORIZED FOR COASTAL ENGINEERING:
We are proceeding with service(s) noted as per your
direction. Immediate notification in writing is
required if you wish to alter this authorization.
By:
John G. Schnaible, R.S., S.I.
Project Manager
July 25, 2023
Please execute this agreement authorizing us to
proceed. No services will be performed until you
return this agreement with authorization in writing.
AUTHORIZED BY CLIENT:
Signature Date
Printed Name and Title
This document will become our original agreement.
Acceptance of this agreement by signature authorizes
COASTAL ENGINEERING to proceed as described. This
proposal expires in 90 days if not signed by both parties.
PLEASE SIGN AND RETURN ONE COPY
D:\PROPOSALS\1HOLD\2023\_CIVIL\Town of Brewster 2023-07-25 APS.doc
STANDARD CONDITIONS FOR ENGAGEMENT
July 1, 2022
COMPENSATION FOR ENGINEERING SERVICES: Fees for engineering services performed by Coastal Engineering Co., Inc. (CEC) for the CLIENT are based
upon the time worked on a given project and are billed according to CEC's current fee schedule or are based upon a fixed fee given for a project.
CLIENTS are advised that all fees are subject to increases and can vary due to complexity and staff demand. Fee estimates for professional services
are prepared to the best of CEC's ability based on facts available at the time of submission and are subject to revisions from time to time by CEC.
CLIENTS are also advised that Additional Services performed beyond the Scope covered by the fixed fee proposal or change orders attached thereto
will be based upon the time input according to our current hourly fee rate schedule.
TRANSPORTATION: Time and travel expenses incurred, when travel is in the interest of the project, will be charged for in accordance with CEC’s fee schedule.
SUBCONTRACT SERVICES: CEC may engage subcontractors and/or other professionals to perform required services such as soil borings, drilling,
construction, etc. That subcontractor’s charge plus a service charge will be added to CEC's fee.
REIMBURSABLE EXPENSES: Expenses will be billed at CEC's cost plus a service charge. Examples of expenses ordinarily charged to CLIENT are
printing and reproduction, special fees, permits, and licenses.
PAYMENT: Invoices will be rendered monthly or as work progresses. Invoices are due and payable upon receipt. Amounts over 30 days past due are
subject to a service charge of 1.5% per month (18% annually). The CLIENT agrees to pay reasonable attorney’s fees and any collection fees incurred in
the collection of any amount owed hereunder and not paid when due. CEC shall have all rights available to it pursuant to M.G.L. Chapter 254 to file a
lien on the property for which CEC provided services hereunder. The risk of loss and damage with respect to attempted payments to CEC, including,
but not limited to, loss attributable to cyber-theft, shall be and remain with Client until payment is received and accepted by CEC. Said loss shall not
relieve Client of its obligation to pay CEC all amounts owed it under this Agreement.
CHANGE OF SCOPE: If, during the performance of services under this Agreement, a change in the Scope of Services is requested on the basis of an
oral or written order by the CLIENT or CLIENT's Agent, or is required in CEC's sole discretion by circumstances to address contingencies, or CLIENT
requests revisions of the plans, CEC will perform such additional services in accordance with its fee schedule. CEC reserves the right, at its discretion,
to issue a Change Order to this Agreement. However, a Change Order is not required prior to rendering such services and the CLIENT agrees to pay
for such additional services.
SUSPENSION OF SERVICES: If the CLIENT fails to make payment of invoices when due, CEC may suspend performance of services under this
Agreement. In the event of a suspension of services, CEC shall have no liability to the CLIENT for delay or damage caused by such suspension of
services or for any consequential damages.
TERMINATION PROVISION: This Agreement may be terminated by either party upon five (5) days written notice in the event of breach of performance
of terms and conditions of this Agreement by the other party through no fault of the terminating party. CEC shall be compensated for services
performed up to the time of termination.
INDEPENDENT CONTRACTOR: In the performance of its services hereunder, CEC will be acting as an independent consultant and not as the Client’s
agent or fiduciary. No other relationship outside of that contemplated by the terms of this agreement shall be created. Nothing in this agreement
shall imply or give rise to an agency or fiduciary relationship between Client and CEC.
INSURANCE: CEC is covered by Worker’s Compensation Insurance and Public and Professional Liability Insurance. CEC will furnish certification upon
request. CEC will not be responsible for any loss, damage, or liability beyond the amounts, limits, and conditions of such insurance available at the time of
claim and/or beyond the limitation of liability established in these General Terms and Conditions. CEC will not be responsible for any loss, damage, or
liability arising from Client’s acts, errors, and omissions.
RIGHT OF ENTRY: Unless otherwise agreed, the CLIENT furnishes right-of-entry on the land for CEC to make measurements, soil tests, or other
required explorations. CEC will take reasonable precautions to minimize damage to the land from the use of equipment, but CEC has not included in
its fee the cost of restoration from damage that may result from its operations. If CEC is required to restore the land to its former conditions, the cost
of doing so will be added to its fee.
OWNERSHIP OF DOCUMENTS: All documents, including original drawings, estimates, specifications, field notes, and data, are and shall remain the sole
and exclusive property of CEC as instruments of service and CLIENT shall have no right to such documents. The CLIENT may, at his/her own expense
obtain record prints of drawings, which the CLIENT will use solely in connection with the project to which this Agreement applies and not for the
purpose of making subsequent extensions or enlargements thereto. All photographic documentation shall remain the property of CEC and may be
used in marketing materials (electronic and print) unless otherwise specified by CLIENT. The CLIENT hereby consents to CEC’s use of the CLIENT’S
name and general project description in marketing materials (electronic and print) unless otherwise specified by CLIENT.
USE OF DOCUMENTS: Services performed and documents prepared by CEC under this agreement shall be for the benefit of CLIENT only and may not be
relied upon by any third party(ies) unless specifically agreed to in advance by CEC and CLIENT. Any unauthorized use of the documents prepared by CEC
or any use of the documents which is not in strict compliance with the documents shall be at the sole risk of the CLIENT or the unauthorized user and CEC
shall have no liability for the misuse or unauthorized use of such documents. The Client may retain copies for information and reference in connection
with the occupancy and use of the project. In the event of Client reuse of documents without engaging CEC, Client shall, to the fullest extent permitted by
law, hold harmless and indemnify CEC for all claims and/or damages generated by said reuse.
STANDARD CONDITIONS FOR ENGAGEMENT
July 1, 2022
USE OF STAKES: CLIENT, CLIENT's contractor, or any third party may not use stakes or other markers set at the site by CEC before obtaining
verification from CEC that the stakes or other markers were set for the intended purpose and are in place to the accuracy appropriate for the
intended use.
ELECTRONIC FILES: Electronic files are transmitted for informational purposes only and at the request of the CLIENT or CLIENT’s agent. CEC's official
product is limited to its signed and sealed hard copy of plans, specifications, and/or studies. The CLIENT agrees to hold CEC harmless for any
damages from inappropriate or illegal uses by third parties from any electronic transfer of information by CEC requested by the CLIENT or CLIENT’s
agent.
CONSTRUCTION SERVICES: On request, CEC can provide personnel to observe construction in order to ascertain that the construction, in general, is being
performed in accordance with CEC's plans and/or specifications. CEC shall under no circumstances be a guarantor of any contractor’s means and
methods of work and shall bear no responsibility with respect to the performance of such construction. The CLIENT and CLIENT’s agent will continue to be
responsible for the accuracy and adequacy of all construction performed. It is understood that, in accordance with generally accepted construction
practices, the contractor shall be solely and completely responsible for working conditions on the job site, including safety of all persons and property,
during the performance of the work and compliance with OSHA Regulations, and that these requirements shall apply continuously and not be limited to
normal working hours. Any observation of the contractor’s performance conducted by CEC personnel is not intended to include review of the adequacy of
the contractor’s safety measures in, on, or near the construction site.
INDEMNIFICATION AND LIMITATION OF LIABILITY: CEC agrees to indemnify and hold CLIENT harmless against damages and liability to the extent
caused by the negligent acts, errors, or omissions of CEC. The CLIENT agrees to limit CEC's liability, resulting from errors and/or omissions in
engineering design information furnished to the CLIENT, to those portions of the design prepared by CEC and in an amount not to exceed CEC's fee.
The CLIENT agrees to require a like limitation from any contractor engaged to perform work for which CEC has provided reports, plans, and/or
specifications. The CLIENT shall further indemnify and hold CEC harmless from any liability resulting from the acts, errors, or omissions of the CLIENT
or CLIENT’s agents, contractors, or assigns from any breach of this Agreement or from any unauthorized use of CEC’s documents or use of CEC’s
documents other than as set forth in the Use of Documents section hereof Such indemnification shall include the cost of defense including without
limitation attorney’s fees, arising in any way with claims connected with any such liability excepting only such liability as may arise out of CEC's sole
negligence in performance of services. CLIENT agrees that any and all damages arising from a negligent act, error, or omission shall be made against
CEC directly and shall not be made personally against any of CEC’s directors, officers, agents, or employees.
CONSEQUENTIAL DAMAGES: Notwithstanding any other provision hereof, CEC shall not be liable to the CLIENT for any incidental, indirect, or
consequential damages arising out of or connected in any way to the services rendered hereunder, including, but not limited to, loss of use, loss of
profit, loss of business, loss of income, or loss of reputation.
STANDARD OF CARE: CEC's professional services will be performed consistent with the skill and care ordinarily exercised by similar members of the
engineering profession practicing under similar circumstances at the same time and in the same locality. CEC makes no warranties, express or otherwise,
in connection with CEC's services hereunder.
CLAIMS AND DISPUTE RESOLUTION: Any claim, dispute, or other matter in question arising out of or related to this Agreement shall be subject to
mediation. If such matter relates to or is the subject of a lien arising out of CEC’s services, CEC may proceed in accordance with applicable law to comply
with the lien notice or filing deadlines prior to resolution of the matter by mediation. The parties shall share the mediator’s fee and any filing fees equally.
The mediation shall be held in the place where the Project is located, unless another location is mutually agreed upon. Agreements reached in mediation
shall be enforceable as settlement agreements in any court having jurisdiction thereof.
MISCELLANEOUS:
A. It is recognized that CEC has no control over the cost of labor, materials, or equipment for construction, over any contractor’s methods of
determining bid prices, or over competitive bidding, market, or negotiating conditions. Accordingly, CEC cannot, and does not, warrant or represent that
bids or negotiated prices will not vary from any cost estimate or evaluation prepared by CEC.
B. Should any representative of CEC be requested, required, ordered, or subpoenaed to give any testimony, either at trial, deposition, hearing, or
otherwise, concerning services performed under this agreement, or concerning the subject matter of this retainer, then Client shall compensate CEC for all
reimbursables and time incurred in connection with the preparation for and giving of such testimony at the rates prevalent at the time of the Service.
C. In the event that any part of this Agreement or proposal shall be held invalid, such invalidity shall not invalidate the whole of this Agreement or
proposal, and the remaining provisions thereof shall continue to be valid and binding.