HomeMy Public PortalAboutBay Property Meeting Packet 09.19.23Members:
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
Town 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
September 19, 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
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(Iivestream.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.
1. Call to Order
2. Declaration of a Quorum
3. Meeting Participation Statement
4. Recording Statement: As required by the Open Meeting Law we are informing you that the Town will be
video and audio taping as well as broadcasting this public meeting. In addition, if anyone else intends to either
video or audio tape this meeting they are required to inform the Chair.
5. Public Announcements and Comment: Members of the public may address the Committee on matters
not on the meeting's agenda for a maximum of 3-5 minutes at the Chair's discretion. The Committee will not reply to
statements made or answer questions raised during public comment but may add items presented to a future
agenda.
6. Review Second Forum & Survey Summary & Discuss Key Takeaways and Next Steps
7. Update on Shooting Range Remediation
8. Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
9. Vote on Meeting Minutes: August 22, 2023
10. Discuss Future Meeting Agenda Items
11. Next Meetings: October 4 (Joint Meeting with Pond Property Planning Committee &
Select Board) and October 17, 2023
12. Matters Not Reasonably Anticipated by the Chair
13. FYIs
14. Adjournment
Date Posted:
09/15/2023
Date Revised: Received by Town Clerk:
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
POND AND BAY PROPERTIES COMPREHENSIVE PLANNING:
GUIDING PRINCIPLES
Several overarching themes for the Comprehensive Planning Process of both former Sea
Camps properties have emerged through the community outreach process. The design
team has distilled the feedback from the community forums and the subsequent surveys
into a set of Guiding Principles.
These Principles will help shape the final plans for each property and will act as
guidelines for decision -making. They are reflective of input from the community and
echo many of the sentiments that were adopted as part of the Town of Brewster Vision
Plan. The values and interests reflected in these Principles are complementary and
balanced equally; none is more important than others. In order to achieve shared
community goals, each of these Principles will be realized in a balanced form in the final
plans.
The community is fully aware that this unprecedented investment in some of the largest
privately -owned parcels in the region brings incredible opportunity and responsibility -
to the environment, to maintaining an affordable way of life, and to the overall health of
the community to ensure that it will thrive into the future.
Guiding Principles
• Expand opportunities for community use with a focus on wellness, recreation,
arts, and education
• Protect and conserve important natural habitat and water resources
• Contribute to the Town's affordable housing goals
• Balance cost with reuse and revenue generation
• Provide resources for older and younger generations
• Build partnerships for activation and stewardship
• Foster awareness of the sensitive ecologies and demonstrate sustainability
• Build upon Brewster's historic, small-town, and socially inclusive character
• Plan for long-term needs of the Town
GENERAL SUMMARY
Pond Property
The forum attendees and the survey respondents shared equally strong and conflicting opinions
about housing and conservation at the Pond Property. Many community members feel
conservation should be a primary goal and that housing conflicts with this; and many believe
housing should be accommodated here and that it can be balanced with conservation. Option 4:
Conservation and Education received the most first -choice votes in the survey and the most
"title" stickers in the forum. However, the number of stickers on housing within the options at
the forum was much higher than the number of stickers on conservation options.
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 1
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
Both forum and survey respondents prefer a lower intensity/use waterfront, due to the perceived
capacity of the property in terms of access, parking, and character. Many feel that a high -use
beach would require too much parking and that parking would need to be closer to the beach
than what is feasible. Both the forum and survey feedback demonstrated some interest in future
municipal uses, but there was some confusion around what this means. The forum attendees
expressed interest in the small welcome/nature center along Route 137 but there were not as
many comments on the survey regarding the nature center.
Bay Property
In general, the feedback from the forum and survey were similar regarding preferred scenarios
and general comments. We heard repeatedly that cost - for new facilities, for renovation, and for
upkeep - needs to be a part of the discussion. Re -using existing buildings was a common theme.
There were many comments questioning the need for a new community center here and many
suggested prioritizing re -purposing an existing building for this use.
In the Secluded Zone, survey respondents preferred Option 1: Seasonal Workforce Housing,
whereas the forum attendees preferred Option 4: Arts/Science/Nature option. Both groups
agreed that the site should be "all -age friendly." Both groups ranked Year-round housing
(affordable or attainable) last in terms of preference.
At the Arrival Fields, there was consensus that converting parts of the existing lawn into a
pollinator meadow is a good idea. Survey basically ranked all three options equally in terms of
first -choice preference (with Option 1: Community Center and Flexible Outdoor Gathering
edging the others by a tiny margin), whereas the forum attendees preferred Option 2: Partial Re -
Wild.
For the Central Campus, Option 1: Re -Use & Extensively Renovate for Community Campus was
the most preferred option across both platforms. There was unified agreement on wanting to re-
use/remodel existing buildings and limit construction. There were also several comments
regarding considering the Eddy school first before thinking about putting a community center at
the Bay Property.
At the Cabin Glade, there was most interest in Option 1: Remove Cabins and Restore Woodland
and Trails from the survey, but this option was the second least popular from the forum. Both
platforms were strongly opposed to short-term rentals but also expressed confusion as to what
exactly this means. There was unified agreement on the boathouse being re -used as either a
restaurant or an events rental space.
For the Pond Reserve and Woodland Buffer, Option 1: Expand Trails and Nature Based
Education was the most preferred option from both the forum and the survey. There was unified
agreement on nature -based education. Whilst the forum results seemed to be neutral towards
having a new nature center, results in the survey showed mixed feelings towards that idea. Many
felt that the Brewster Museum of Natural History and the Cape Cod Museum of Natural History
are already excellent resources and that building a new nature center would be redundant. There
was shared agreement on conducting dune enhancement activities to improve dune stability and
coastal resiliency.
TOWN OFBREWSTERSEACAMPS 14 SEPTEMBER 2023 PAGE2
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
COMMUNITY FORUM #2 FEEDBACK SUMMARY
The three sessions of Community Forum #2, held on August 5, 2023 in the Dining Hall of the
former Sea Camps property at the Bay Property, were very well -attended, with approximately
200 people at the first session, and approximately 150 at the second and third session. Attendees
were enthusiastic and engaged. The design team shared poster boards with program ideas and
planning scenarios for each property. Community members reviewed the material carefully,
discussed ideas and concerns with the volunteers present and each station and used small
colored stickers to indicate their preferred options and programs and post -it notes to leave
comments. Each of the visioning stations received many visitors and lots of discussion, stickers
and comments.
The purpose of the forum was to share our design progress and hear community feedback.
Overall, the responses in all three sessions were quite similar in terms of tone and content of
responses. Stickers helped to indicate which programs and options were of high interest, while
conversations with attendees and sticky note comments provided deeper insights into the
concerns and interests of the community.
It is important to note that our assessment of the forum "results" is not an exact science. We rely
on our collective observations, a shared understanding of conversations and feedback we heard,
and a careful reading of the comments and stickers that attendees placed on the boards. We can't
rely on the sticker counts alone to determine which options were most preferred by the forum
attendees. It is inexact to compare the stickers in a parallel fashion because the various options
contained overlap between programs proposed and because most attendees placed stickers next
to specific activities within options that they preferred instead of next to the option title to
indicate an overall preference. Some forum attendees were also observed placing more than one
sticker on their preferences. However, the sticker counts, considered alongside the comments
and conversations, do help indicate key interests and concerns from the community as well as
points of contention, which we have summarized below. We have also included example
comments from attendees to provide a sense of the varied interests and perspectives.
At our next public forums this fall, we will refine plan options to balance the community feedback
received at the forums and through the surveys alongside Brewster's visions as a town.
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 3
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
RESPONSES TO BAY PROPERTY VISIONING OPTIONS
SECLUDED ZONE
OPTIONS PRESENTED
Option 1: Re -use Buildings for Seasonal Workforce Housing
Option 2: New Year -Round Housing (Affordable or Attainable)
Option 3: Family Zone
Option 4: Arts / Science / Nature
Option 4: Arts/Science/Nature was the most preferred option, with high interest in re -using
some existing cabins as artist cabins, rentals/residences, pop -ups. Within that option, there was
high interest in re -using the amphitheater for performances, renovating the Spruce Hill House
for art/nature classes, residency, nature center or museum, and scientists/educators in
residence through a partnership with an outside organization. Option 1: Re -use Buildings for
Seasonal Workforce Housing was the second most popular choice. However, there were
concerns related to cost and liability issues. There was the least interest in Option 2: New Year -
Round Housing (Affordable or Attainable). Other popular suggestions relating to Option 3:
Family Zone included renovating the existing cabins and the Spruce Hill House for a Day care
center and teen center, a picnic and playground area, and a day camp/after school activities.
Example comments:
• Option 1: Re -use Buildings for Seasonal Workforce Housing
o We have to do housing. We can do other things elsewhere
o Who will be the landlord and supervising renters?
o No seasonal housing. Insurance liability
o Revenue neutral -Charge rent that covers cost of a property manager, may be
additional staff in summer, and maybe charge enough to make money for the
town
• Option 2: New Year -Round Housing (Affordable or Attainable)
o Small, 2 bedroom cluster housing duplex or triplex starter housing. Make it feel
like Brewster but support singles with kids and younger people who need housing
o No housing year-round. Keep it a natural environment. Affordable housing on
pond property on 137
o I support affordable housing!
o Need housing for next generation!
o No year round housing
• Option 3: Family Zone
o Great Idea. Make Brewster more attractive to younger families
o Retain Sea Camp as a Camp for kids/Teens
o Brewster needs a middle school + high school teen center - teens often have
nowhere to go in their free time
• Option 4: Arts/Science/Nature
o Could be housing for the actors' performances for Cape Cod Shakespeare Festival
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 4
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
ARRIVAL FIELDS
OPTIONS PRESENTED
Option 1: Community Center & Flexible Outdoor Gathering
Option 2: Partial Re -Wild
Option 3: Recreation Focus
Option 2: Partial Re -Wild was the most popular option for the Arrival Fields. Converting parts
of the existing lawn area into a pollinator meadow was well received. There was interest in
converting parts of the existing field and lawn area into a flexible outdoor event space and "town
common" as an alternative, as shown in Option 1: Community Center & Flexible Outdoor
Gathering. Many felt opposed to asphalt. There was least interest in Option 3: Recreation
Focus.
Example comments:
• Pollinator meadow/tree plantings at front "look of forest"
• I garden at the current community garden. It's wonderful!! We need a second community
garden to save our long waitlist.
• Create agricultural opportunities (organic)
• No Black Top anywhere
• Put community center near pool, not here
• No new buildings - let's use what is already here
• Leave tennis courts at Stony Brook School
• Tennis (yes), basketball (yes), no pickleball (too noisy)
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 5
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
CENTRAL CAMPUS
OPTIONS PRESENTED
Option 1: Re -Use & Extensively Renovate for Community Campus
Option 2: New Community Center Anchors Community Campus
Option 3: New Community Center and Expanded Recreation
Option 1: Re -Use & Extensively Renovate for Community Campus was the most preferred
option. The consensus among the public was to re -use as much infrastructure as possible within
the Bay Property. In particular, the community was interested in renovating and re -using the
dining hall as COA. Other structures that were particularly in favor of re -use included the pool
pavilion and the art center. Overall, there was not much interest in having a new community
center, with many comments suggesting the Eddy Elementary School should be considered for a
COA/Community Center. Within Option 3: New Community Center and Expanded
Recreation, although some raised their concerns about the noise level for pickleball, there was
some interest in having new recreation courts. Having an enclosed pool was also a popular
comment. The community mentioned that this would allow year-round options, such as swim
teams, lessons, water aquatics, therapy pool etc.
Example comments:
• Reuse as much as possible. These buildings are a gift we should re-engage
• An elementary school could make a terrific COA/community center
• Year round, rented to artists, studio space in existing heated building like 204 Harwich
cultural center (33 artists now pay $350 per month with no A.C.
• No B&B
• Saving any building should require a 2/3 vote at town meeting
• What about main building for some community center function?
• Use all viable buildings
• Use event pavilion for town dances and music events. Focus on local artists
• What's the budget?
• Renovate building for mental support, rehab and physical therapy
• No pickleball
• Not tennis. We have tennis at Stony Brook
• Enclosed pool for all year round options -swim teams, lessons, water aquatics, therapy
pool use
• Go carefully on enclosed pool. Maybe too expensive for next 10 years (where will we get
lifeguards all year round?)
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 6
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
CABIN GLADE
OPTIONS PRESENTED
Option 1: Remove Cabins and Restore Woodland and Trails
Option 2: Re -Use Cabins for Arts and Culture Campus
Option 3: Revenue Generating Short -Term Rentals
Option 4: Re -Use Cabins for Seasonal Workforce Housing
There was most interest in Option 2: Re -Use Cabins for Arts and Culture Campus.
Specifically, the community was highly interested in re -using the theater for performances and
re -using the boathouse for events. Re -using cabins as artist residencies/artist's space was also
popular. Some mentioned that the Town could consider grants for support and funding. Option
4: Re -Use Cabins for Seasonal Workforce Housing was the second most popular choice.
However, there were quite a number who did not agree. Some mentioned that Ocean's Edge
could house seasonal workers instead, others voiced that "housing will destroy (the) property".
Suggestions for Option 1: Remove Cabins and Restore Woodland and Trails included
hybridizing option 1 and option 2 together. Option 3: Revenue Generating Short -Term
Rentals was of the least interest, with many strongly opposed to using the property for short-
term rentals. However, within that option, there was interest in reusing the boathouse for
bar/restaurant/snack bar/events (partnership).
Example comments:
• Designate buildings for art + education + communication + music, writing, poetry etc.
Consider grants for support
• Work with established Cape Cod art groups to develop opportunities for building use
• How do you fund maintenance + operations of this? Higher taxes (option 2)
• Use grants to support arts programming + provide additional funding
• Keep this type of arts/community use close to 6A
• Artist space- could be shared, able to leave work in progress, monthly dues, membership,
also individual
• I put a sticker by both (a) cabins for artists and (b) cabins as workforce housing. Both
sound great. I need more info about the costs, impact + benefits of each
• No seasonal workers - let Ocean Edge house their own
• Boathouse as a rental venue - weddings, parties, etc. (option 4)
• Housing will destroy property
• There are much better places for housing than this unique environmentally sensitive
place. Think big - we can afford to buy land
• Desperately need workforce housing. Work with Biz
• Town seasonal employees only
• Area for summer housing
• Stated objectives- see "vote to purchase" - second pink panel near entrance door - does
not include housing on the Bay Property. If we need housing, are there other parcels more
suited?
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 7
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
• Short term rentals - absolutely not
• Opposed to short term rentals - logistical nightmare + liability
• Charge rent that includes costs for a property manager dedicated to housing on site.
Employers can fund fully and or subsidize for seasonal
• Organize housing in good condition for summer workers with supervision managed by
local businesses
• Would like to see a hybrid of option 1 & 2- specifically, preserve areas for woodland trails
and use balance for arts/culture utilization
• Removing buildings will be too costly to maintain (option 1)
WOODLAND BUFFER AND POND RESERVE
OPTIONS PRESENTED
Option 1: Expand Trails and Nature Based Education
Option 2: Expand Trails
Option 1: Expand Trails and Nature Based Education was the most preferred option, with
high interest in conducting dune enhancement activities to improve dune stability and coastal
resiliency as well as continuing to provide beach access for residents. The community seemed to
be neutral towards Mass Audubon. Whilst some were opposed, others were excited about their
potential involvement within this area.
Example comments:
• Maintain resident only beach
• Lessons: Canoe, kayak, small sail boats, swimming, exercise stations for all levels,
walking trails
• No Mass Audubon!
• Great spot for Mass Audubon/BCT involvement
• Changing area at the beach + more shower
• Add another path to beach at other end of parking lot (old path open up)
• Without fencing, the dunes will disappear! Keep the fencing!
• Remove old rifle range buildings
• Walking trails that are kept up
• Connect trails to Spruce Hill
• Dog walking path - on leash
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 8
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
SHARED COMMUNITY PARKING
Overall, attendees would not like to remove or add paved parking. Most would like to retain what
is existing, including parking at the beach, and if necessary to add more parking, there is a
preference for it to be permeable. Some expressed interest in parking to accommodate RVs and
bicycles.
Example comments:
• Keep Brewster for residents only
• Natural & permeable parking for activity uses
• Bus access to decrease parking
• Don't eliminate existing beach parking
BUILDINGS - DWELLING TYPES
Many attendees were in opposition to housing, and their concerns seemed to be around tax
money and liability. If there were to be housing, attendees generally would like it to be for town
residents only or for seasonal workforce. Regarding seasonal workforce, attendees were
concerned about the town being the landlords, and they would like to see local businesses to
partner and be responsible for housing. Most attendees seemed uninterested in seeing year-
round housing at the Bay Property.
Example comments:
• Housing for town employees only
• Housing for a caretaker on premises only
• A dormitory would be okay if only for workforce housing.
• Remove existing cabins and re -deploy the space, it is not the best use of this special place
to add housing here
• Small affordable housing units that could be rented year-round, with a preference to
reuse existing structure where practical and new construction where it isn't
• No housing, this should be only a recreational site
• Concerned about supervision, liability, and safety if there is housing on the site
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 9
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
BUILDINGS - COMMUNITY USES
There was an emphasis on uses that would generate revenue. Some attendees were opposed to
the new construction of a community center on the site while others would like a combined
community center and COA with recreation that is like Harwich. Overall, there was a strong
sentiment to reuse existing structures. Attendees did not feel strongly, and some even opposed
having a nature center on site. Attendees were interested in active and youth recreation on the
Bay Property, as well as some year-round uses.
Example comments:
• Art Class Programs
• Employee Housing in the exis ng structures could include essen al workers and
childcare providers
• Community drop -in tennis courts, pickleball, basketball, volleyball, yoga, guest speakers,
cards, games
• Assistance for gardening at home
• Crosswalk for walking and biking from CCRT
• A multi -generational community center with an indoor pool and gym
• Investment in youth facilities, supervision, development, recreation
• Reuse of existing structures for seasonal use
BUILDINGS - COMMUNITY CENTER& COA
Attendees would like the community center to be a multi- generational place with recreation.
There was a strong response to having an indoor pool or year-round aquatic center, with interest
in potentially winterizing the outdoor pool with a dome covering. Attendees also expressed
interest in having town meetings and internet computer rooms at this site.
Example comments:
• Keep the tennis courts at Stoney Brook
• Maker space for intergenerational interaction
• Music programs for all ages
• An outdoor pavilion with cooking area as part of the center, rental fees could help to offset
the expenses, maybe even host concerts under the pavilion (Similar to Dennis Pavilion)
• An indoor track with AC for people who can't walk outside that has water stations
• Game room with a coffee/tea station
• Kitchen and pantry for serving meals on wheels
• Active Adults group trips, kayaking, paddleboarding, bicycling, bus trips, musicals,
concerts
• Emergency infirmary or treatment areas
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 10
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
RESPONSES TO POND PROPERTY VISIONING OPTIONS
OPTIONS PRESENTED
Option 1: Hybrid Housing/Conservation
Option 2: Housing, Revenue + Conservation
Option 3: Municipal Use + Conservation + High Use Public Beach
Option 4: Conservation + Education
Option 5: Hybrid Housing/Conservation/Municipal Use
All five Pond Property options received over 10o total stickers. It is not feasible to define which
option was the most popular from sticker counts alone because there was overlap between
options, and most attendees placed stickers next to specific activities within options that they
preferred instead of next to the option title to indicate an overall preference. However, the
stickers and comments clearly indicated the following key interests and concerns from the
community:
• There was an equal amount of interest and opposition to affordable or attainable housing
along Route 137. Affordable/attainable housing received the highest amount of stickers
on all options that proposed housing, but there were also many comments strongly
opposing housing in favor of conservation.
• Some conservation in partnership with the Brewster Conservation Trust and Mass
Audubon was popular amongst attendees in all options. In Option 4: Conservation and
Education, there was high interest in a small welcome/nature center along Route 137.
• Overall, the community opposed a high use public beach and instead preferred a limited
use beach because of the sensitivity of the ecosystem and desire to keep the beach
pristine.
• There was some interest in reserving an area of the property for possible future municipal
or utility infrastructure, such as a well or a cell tower. Compared to housing and
conservation, the community seemed more neutral about this possibility.
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 11
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
OPTION SUMMARIES
The summaries below describe the attendees' overall preferences within each of the five options.
Example comments convey key interests and concerns.
OPTION 1: HYBRID HOUSING/CONSERVATION
Within Option 1: Hybrid Housing/Conservation, affordable or attainable housing along Route
137 was the most popular proposed program. Conserving 45 acres in potential partnership with
BCT & Mass Audubon was also of significant interest, and there was support for a limited use
public beach and Mass Audubon programming at the pond.
Example Comments:
• Yes, housing is needed.
• Use existing trails. No need to add more, already walk them regularly.
• Affordable housing condos
• Not good for housing...need to protect pond and drinking water.
• Lots of wetlands - can we do this level of activity?
• Year-round housing
• No housing
OPTION 2: HOUSING, REVENUE + CONSERVATION
Within Option 2: Housing, Revenue + Conservation, affordable or attainable housing along
Route 137 was the most popular proposed program. Many residents questioned how a sewage
system for new housing would be accommodated. Conserving 34 acres in potential partnership
with BCT & Mass Audubon was also of significant interest. There was support for a limited use
public beach, Mass Audubon programming at the pond, and an art/science/nature residency.
Example Comments:
• Yes! Affordable housing key - keep our kids living and working in the Cape.
• Housing yes!
• What about sewer system to accommodate new housing?
• Need sewer pipe down Route 137, after that is installed you can add housing.
• Year-round housing abutting 137 (affordable)
• Affordable housing, prioritize town employees
• No housing
• Small parking lot will help keep area pristine.
• Possibly larger housing area
• Any housing best in another location. Lets' preserve our land + water
• Affordable housing condo 1-2BR
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 12
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
OPTION 3: MUNICIPAL USE + CONSERVATION + HIGH USE PUBLIC
BEACH
Within Option 3: Municipal Use + Conservation + High Use Public Beach, reserve for possible
future municipal or utility infrastructure was the most popular proposed program. There was
little interest in a high -use public beach and several comments in opposition to high -use.
Example Comments:
• Allow limited passive recreation only
• Beach not suited for high use- beach near wetlands.
• No boat launch, no moorings, no swimming dock.
• No high use public beach. Already paying for a new boat area off Bog road.
• We need a new well site
• No to high use - this is a pristine area - needs to be carefully protected
• Sailing lessons - adults/kids
• Fishing Access
• Use reserve for well
• No reserve
• Keep as camp for kids/teens
OPTION 4: CONSERVATION AND EDUCATION
Within Option 4: Conservation and Education, a small welcome/nature center along Route 137
was the most popular proposed program. Another popular choice was limited -use public beach
access with some comments expressing interest in sailing access and lessons.
Example Comments:
• By far the best scenario - suits the land, water, terrain, topography etc.
• Keep natural for nature and managed recreation and education
• Shuttle to beach ADA
• Dog paths year round
• Pond property works, leave as is for nature
• Sailing
• Sailing lessons like Boston community boating or smaller scale for adults and kids
• Limit use, this beach should remain pristine
• No welcome center
• Preserve pond property without building - our natural resources are so important (water)
• We need affordable housing
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 13
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
OPTION 5: HYBRID HOUSING/CONSERVATION/MUNICIPAL USE
Within Option 5: Hybrid Housing/Conservation/Municipal Use, affordable or attainable housing
along Route 137 was the most popular proposed program. Conservation in partnership with BCT
and Mass Audubon, and Mass Audubon programs by the pond were also popular choices. The
"reserve" area was not a popular program choice, but several comments supported reserving an
area for possible future municipal or utility infrastructure.
Example Comments:
• Ideal spot for housing, easy access to 137, doesn't interfere with the remainder of the
property
• "Reserving" a portion of the property would not preclude conservation + it would give us
more time to plan
• Reserve area - consider a limited time conservation restriction, let future residents
plan/decide
• Concerns about housing here - water pollution
• No housing without sewers
• This option makes the most sense. It's good to promote the housing and conservation
aspects plus reserve potential water supply options.
• We NEED the housing! We need Ji's. Habitat houses near 137
• This seems to satisfy the most needs and balances the use of the property
• No housing on town property
• Day camp
• No tall cell towers
• No reserve
• Too much parking! (32 spots)
• No paved parking
• Provide expanded dock fishing
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 14
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
SURVEY KEY TAKEAWAYS
Secluded Zone
• Strongest sentiments about wanting housing (or opposing) - dire need on the cape
• Comments about preferring year-round affordable because benefits town/families long-
term, but also many comments opposed to any housing here because it is prime Bay
property that they think should be for community use / have a sentiment this is unfair
towards working middle class families that can't afford to live in that area.
• Many feel housing makes the property less available to the public and thus don't support.
• Many people think employers are responsible for finding housing for their employees not
the town (a lot of reference to Ocean's Edge specifically) - however are supportive of re-
use for small local businesses or town employees
• Several have interest in family/youth amenities: kid's day camp, splash pad, children's
activities, teen center, day care
• Not interested in removing Spruce Hill House
• Like idea of connecting Spruce Hill house/property
• Concern about taxpayer burdens - want to keep costs low and feel cost understanding is
critical to choosing preferences
• Lots of interest in combining options whether it be a housing option with family zone or
art/nature activities, or combining the art/nature and family zone activities
• Concern about redundant programming (Do day camp/art and nature programs or
residencies already exist and are they sufficient?)
• Liability concerns
• Concern about maintaining workforce housing and managing/supervising them - if used
that way making sure the zone is completely separated from the rest of the property
• Many support housing options with caveat that sewers needs to be addressed
• Many have the belief that they purchased the property to keep it from big development
hence there shouldn't be housing (I think this has to do with maintaining Brewster's
character)
• Interest in making this "all -age" friendly
• Not a ton of comments about arts
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 15
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
Arrival Fields
• Lots of interest in pollinator meadow/visual prominence of fields/meadow
• Many believe or ask if we can repurpose one of the existing buildings for community
center instead
• Sentiments around not wanting tennis because it is already at Stony Brook, and not
wanting pickleball because already in surrounding towns - not sure needed, though some
see the benefit of keeping it recreational at this property and think it would be well -used
• Several comments about preferring community center in central campus - do not like this
location
• Many think event space is met by Drummer Boy Park
• Critical of need for community center and especially building a new one/ think should
include discussion of consolidating elementary schools
• Want to maintain 6A viewshed
• Do not build mentality for the property
• Location too far from center of town for community center
Central Campus
• No short-term rentals or b&b
• Opposition to new community center / want it to be carefully considered and in a
different location (this prop should be for open space/rec etc.)
• Want to re-use/remodel existing buildings and limit construction
• Interest in indoor pool
• Mixed on municipal housing but majority of comments are not into it
• Balance cost / choose reno wisely / Rid excess structures / don't overbuild and limit
construction / phased approach
• "keep young and aging population active, health and involved in the community"
• Scout storage
• Interest in year round use of property
• Save dining hall
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 16
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
Cabin Glade
• Most recognize cost to renovate cabins is going to be too much and that they are not in
good condition
• No short term rentals
• Like restaurant in boat house
• Confusion on what short term rentals mean (people are opposed to tourist rentals)
• Concern with maintenance cost for re -using buildings
• Boathouse should be re -used (restaurant and events rental space)
• Mixed on new parking location but most comments about it see as essential to protect
dune. Those opposed think it's a waste of money having just put in existing lot and don't
like longer walk.
• Concerns with managing short term rentals/ workforce (who becomes
management/admin? Should not be town/they would struggle. Don't want town to be
landlord for buildings.)
Pond reserve and Woodland Buffer
• Mixed feelings about the new nature center. Whilst most loved the idea of partnering
with Mass Audubon, some feel that the Brewster Museum of Natural History and the
Cape Cod Museum of Natural History are already excellent resources. Building a new
nature center would be redundant.
• Could be phased? Option 2 = phase 1, option 1 = phase 2
• Less is more mentality for this zone
• Nature based education- trails (connect to spruce hill)
General
- People understand cost needs to be weighed
- People understand this is a "wish list" and we need to think holistically
- Condition of ex facilities needs to be considered and people will understand that
Issue with community center conversation without talking about Eddy school
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE 17
SEA CAMPS COMMUNITY FEEDBACK SUMMARY
Pond
• Strongest sentiments from people both for and against housing.
o Some want to conserve property /protect resources / maintain secluded feel
o Some recognize dire need for housing and see it as essential, that this can be
balanced with conservation
• General opposition to residency program
• Many people commented that they think there should be more parking to allow for
easier/more beach access. If there is a public beach many feel parking isn't close enough,
so question its feasibility.
• Interest in using beach for boating (sailing, kayaking, sup) and swimming (not strong
sentiments about snack shack or boat mooring)
• Many not interested in high -use public beach
• Many prefer housing at Long Pond over Bay (makes more sense to have it separate from
community activities)
• Bike access (considering lack of parking)
• Not a lot of comments about nature center / Audubon specifically
TOWN OF BREWSTER SEA CAMPS 14 SEPTEMBER 2023 PAGE18
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Demographics
Please select one of the following:
Please select your age range:
874 responses 874 responses
239
• I am a full-time resident of Brewster
• I am a part-time resident of Brewster
C I am not a resident of Brewster
Do you have children under the age of 18 living in your household?
874 responses
191
4 'i Yes
No
449
252
12
• Under 18
• 18-30
• 31-49
• 50-65
• over 65
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND W
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Demographics
Did you attend the Town's first Sea Camps community forum on May 20th?
866 responses
• Yes
• No
Did you attend the Town's second Sea Camps community forum on August 5th?
874 responses
Yes
No
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
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Bay Property Planning Scenarios
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
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Secluded Zone
Please rank the above options for the "secluded zone" at the BAY Property in terms of preference, with
most preferred being first, and least preferred being last.
200
100
0
First Choice
Second Choice Third Choice
Option 1: Re -use Buildings for Seasonal Workforce Housing IM Option 2: New Year -Round Housing (Affordable or Attainable)
Fourth Choice
Option 3: Family Zone ® Option 4: Art/Science/Nature Programs
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND W
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Other thoughts, ideas or concerns (Secluded Zone):
• There is a desperate need for housing so temporary or full time housing makes the most sense
• At the start of this input process (which I think is very very good) I was strongly in support of including
work -force housing on the Bay property, but now I see that as a poor idea which mostly supports
outside commercial interests. Affordable/attainable housing makes much more sense in terms of
investing in Brewster's future as a residential community (as contrasted to a primarily seasonal town for
visitors and 2nd -home owners).
• We have such an extreme housing crisis, that I feel we should address that in any ways we can via this
new property.
• I like all the options because they call for active use of the secluded zone. The housing crisis Brewster
faces is acute, and addressing it should be the first priority. Annual housing ensures the people who
make Brewster work can afford to stay here and raise a family.
• I would like to see a way to blend option 1 and 2.
• We need housing, and this is the best location on either Sea Camps property.
• This prime real estate should be used by the town population and absolutely NOT Year round housing
on the Bay...I like the idea of a day care type camp area/family zone
• Strongly oppose ANY housing on the property. Too expensive to renovate and too many opportunities
for trouble on such a widespread property. Green space should remain a major goal.
• I think there is a way to combine option 1 and option 3 or 4
• The property was used as a camp / daycare for kids for more than 50 years. This is how it should
continue to be used
• I am a big advocate for affordable housing but this property is not appropriate for this use. It is a rare
and beautiful property which should be maintained for future generations with a view toward teaching
people of all ages about nature, the environment and Cape Cod history
• In Option 1 I strongly like having the seasonal workforce housing separate from the rest of the campus.
What about combining Options 1 and 4 - use the secluded zone in the summer for the seasonal
workforce and in the fall and spring to provide housing and classrooms for science education of school
groups - a revenue -generating use? I strongly dislike all of Option 3 as it seems to duplicate programs/
spaces already available at other locations (e.g. playground at Drummer Boy Park, after school
programs at the elementary schools).
• There should not be any housing on this property. It will destroy the property and it is a liability for the
town. The town should not be in the business of providing housing for the Cape towns or Brewster for
that matter.
• Seasonal workforce particularly J1 students and H2B visa holders will trash the property. Garbage will
be blowing all over and into the ocean. Parties, loud music and no respect the way someone invested in
the community would handle. 110% absolutely not
• Housing will need to address septic issues. Brewster will need to consider town sewers.
• I think that spruce house should be used for caretaker housing but I like the family choice as a young
mother, I don't have many options here in Brewster
• Spruce Hill house should stay a caretaker place for any of the options.
• I strongly oppose using this property for any type of housing.
• Could combine several options: e.g. have some seasonal workforce housing, but use some of the area
for family zone and nature programs use.
• I don't want to have any public housing in this area.
• The greatest need is year round housing
• In the option for affordable housing, since Spruce Hill is already developed, it seems non -strategic to
remove the House. Given conservation principles, it seems more prudent to renovate and reuse the
House to meet a community need rather than to re -wild already developed land.
• It would be great to explore if a combination of these could be pursued ( art/ scienc. AND seasonal
housing)
• sell the property to generate cash to allow other projects on the Bay property to move forward; stipulate
that a portion of the land is to be used for affordable housing
• I like the idea of seasonal workforce housing, but also realize that it would be an added responsibility to
ensure that there's management and supervision of those living there.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY ¢01hb LEC
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• As much as affordable housing is needed on the Cape, this property should focus more on conservation
and education.
• I have 3 young children and would love the family area idea but think housing really needs to be a
priority to keep families on the Cape and in the schools.
• We strongly LIKE making it an active sports & activity center for kids and adults. We strongly DISLIKE
it being used for any kind of housing. (Except caretaker of course!)
• Using the property for any kind of housing is not what we voted for. This should be a recreational area
for Brewster families.
• There can be both year-round housing and increased arts/performances, science, family programming/
camps, etc. - combine option 1 and 4.
• I wonder if Habitat for Humanity could partner with the town for building/renovating units for affordable
housing.
• Not in favor of removing Spruce Hill structure. Seasonal housing should be revenue positive
• My concern is increasing taxpayer dollars
• Options 2 and 3 could be combined if there is enough interest in both options.
• Don't demolish buildings with character and historic value, Refurbish and repurpose for camplike
activities for children and teens, the arts, and for seniors who would benefit from the housing as well as
intergenerational programs with the kids and teens as well as the artists. Remember this is a historical
property and it should be treated as such.
• I think we need the affordable housing or seasonal housing, but I do not think Spruce Hill House should
be removed.
• Year round housing plans already in place off Millstone Rd. Affordable housing efforts in Brewster, as
well as other cape towns need to be reimagined. I strongly oppose any permanent housing at the bay
property except for caretakers.
• I strongly favor seasonal workforce and artist residencies where feasible on the property.
• I'm only in favor of housing town/municipal workforce; not interested in opening these properties to
Ocean Edge or restaurant workers; those businesses should house their workers themselves. If the
intent is to use the housing for both public and private sectors, then option 4 becomes my top choice.
• The best solution is to combine options 3 and 4, there's no reason both of those things can't be
occurring simultaneously.
• My concern is that the Town is asking the wrong questions of the public. Instead of what is important to
"you", why aren't we asking what is important to "Brewster," and the future thereof? For example: if the
percentage of youth population decreased between 2010-2018, is it important that we create a supply of
youth and/or family activities? One could argue that creating a supply to drive demand is not a logical
choice, and could result in vacant, unused space netting in a loss of effort and financial resources.
If the objective is to increase youth population, why not support the young, local families that bring
children into the community? Creating a happy, healthy and supportive home for would-be families
ought to increase the potential for increasing the youth population and building a more sustainable
long-term community.
• As part of this process it is imperative to understand what Brewster's vision is beyond this project.
What makes Brewster different from the other towns on the Cape? How do we want Brewster to fit into
the Cape Culture in 10 years, 30 years, 50 years? These questions ought to be defined and presented
before resolving for an expensive and defining undertaking.
• Could you combine Option 2 and I and have some housing reserved for year round and some for
seasonal workforce.
• Cost must be a primary consideration in the execution of any scenario. With all the money that has
been lavished on school related expenditures, the town must start being much more cost-conscious.
2. My primary reason for supporting the acquisition of this property was to preserve open space. I
do not support any extensive construction at this site. 3. I do not like the idea of building affordable /
attainable housing on this property. Many of us who must support ourselves are unable to buy property
in such a prime location. I resent paying taxes to provide the means for others to live there who cannot
otherwise afford it.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY 4°hb LEC
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Arrival Fields
Please rank the above options for the "arrival fields" at the BAY Property in terms of preference, with most
preferred being first, and least preferred being last.
First _.ho ce
Option 1: Community Center and Flexible Outdoor Gathering in Option 2: Partial "Re -Wild"
Second Choice
Option 3: Recreation Focus
Third Chu ce
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
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Other thoughts, ideas or concerns (Arrival Fields):
• Without attaching a price tag to a community center, you are not getting real feedback. Nice for
brainstorming but will hit the wall when asked for funding
• Brewster needs a community center to support various town programs and events.
• I think a community center should be included, but not a huge new structure. Converting the main
house would be better than using more land for a new building.
• There is no need for a community center. This is simply a nice to have desire not a real requirement.
Should it be built, it will inevitably be larger, more expensive than planned, and will result in a large
ongoing requirement for budget. People seem to think it will give them a free gym, free rec spaces,
etc just like the pool. But now we understand the pool has to be paid for, there are operational
costs, etc. Please don't build the center.
• Making use of the preexisting sports facilities will ensure the bay parcel remains lively and welcoming!
A pollinator garden is nice, but we can use similar plantings in less concentrated form to get similar
benefits integrated into the other plans.
• It would be great to have a new community center but cost would be prohiibitive.
• We have Drummer Boy Park for community gatherings. It was purchased for Rec space. I don't think
there's enough parking. Outdoor gatherings yes, cost of building a Community center, no
• I love the idea of pollinator/butterfly meadow with native plants.
• Put the tennis /pickelball elsewhere, and do a combo of 1 and 3
• Tennis should remain at Stony Brook. The courts there are more accessible for kids and the
community. In addition, they were paid for by the USTA and cannot be repurposed for Pickle Ball.
• If it has it been determined that the 2 elementary schools cannot be combined so that one could be
used as a community center, I strongly agree with Option 1. Or at least keep the arrival fields as is for
now pending determination of the best place for a community center. I do not like the pickleball/tennis/
basketball courts in Option 3 as I am not convinced we need more of them.
• We do not need tennis courts as we have tennis courts at Stony Brook school . Leave the tennis at
Stonybook and plus the USTA partially paid for those courts and is not likely to purchase new courts
for Brewster and those courts are for the public and Brewster sea camp is for residents only and
should stay that way. (I am sure the USTA did not allow their investment to be turned into pickleball
courts!!!) Stonybrook Elementary school students also play tennis for gym class and need the courts
at Stonybrook. Have the US pickleball Association pay for pickle ball courts if they are needed at camp
but they cannot be for residents outside of Brewster.
• Dislike pickle ball courts. Already enough in surrounding towns. Community gardens is a great idea!
• I would love to see a mix of one and two
• I did not want to choose any option. Do not alter this area at all. We bought this property to protect the
character and cultural history of the town and to preserve the historic vista from 6a. We don't have to
mess with things that have served us for generations.
• Community center is what is needed most. Though existing facilities should be prioritized first. This
community center at the central campus may be the best option.
• Open space is hard to find which has flexibility for many venues and events. We already have a
community garden & don't need a vineyard.
• Prefer combined re -wild and recreation focus. I think the "event space" need is adequately met by
Drummer Boy park.
• Not in favor of any development in this area. Would prefer we retain visual prominence of open
fields and meadows. Could be used for special event parking but no community gardens or courts or
community center building. This is an extremely important area visually for town of Brewster as we
travel 6A in keeping open rural character. Don't muck it up with development.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY 4'hb LEC
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• All discussions about a Community Center need to include a discussion about the near certainty of the
consolidation of the two elementary schools. Enrollment declines will make this feasible and desirable
for the town in a few short years.
• I love the re -wilding idea, but there should still be additional parking in that huge field.
• We need to get back to our community focuses self sustaining roots, a community garden or several
would be amazing... we can't have an economy that only focuses on tourists and seasonal workers.
• Love putting tennis and pickle there. No neighbors to disturb in that area and it would be so well used
by towns people of all ages! Love!
• Because we already have Drummer Boy Park for flexible outdoor gathering, it would be better to
compliment it with something different - or at least consider both places together.
• We have enough recreation areas; a community center would be nice
• Please DO NOT mix pickleball and tennis at the same location. It's a nightmare at Stony Brook. Choose
one or the other, and have one at Stony Brook and one at Sea Camps. If deciding on tennis, please do
consider Har-Tru courts, which are synthetic clay and much more suitable for the senior tennis program
than the hard courts. (They also can't be used for pickleball, so it would be a natural way to split these
groups up.)
• We already have Drummer Boy Park as a town common, concerts, etc. There are also tennis courts in
the old camp. Fix them and keep as much open and wild space as possible. Remember this is a historic
property and should be treated as such.
• I strongly support a second Community Garden. I've gardened in the current BCG for 10 years - we
have a long waiting list and need a second. Also, I support a new community center. I toured the
administrative building on Aug. 5 and realized it's hardly suitable, even with a gut renovation.
• I think we should reuse Eddy school for community center, not build a new one. I like the current COA!
• I think the recreation focus is the strongest option by far because this focus is very close to how it was
used prior.
• don't need another community garden; great to rewild unless need for sports and community space.
• How is all this development going to be paid for. What are the rough estimates for these plans and how
much would the property tax rates in the town have to be raised to pay for these ideas. Are usage fees
being considered?
• A pollinator meadow (small, medium or large) would be a nice component to all 3 designs
• I see NO NEED for a new buildings to house a Community Center and would prefer we RE -USE the
Arts Center, Dining Hall, the Boat House and Event Pavilion as our Community Center buildings. I
believe the Historic Main (year-round) Administration building should be restored to include some
exhibits related to Cape Cod Sea Camps and other Brewster cultural history. This seems like an ideal
project for leveraging non-profit and recreation funding sources with CPA historic funds... If pickleball
courts or animal friendly areas are considered, I feel it will be VERY important to keep these areas
small, precise and CONTAINED to prevent those private interests from overtaking or pressuring/
intimidating others who might be less aggressive or vocal, from also using those areas.
• After the school over rides we can't afford to build a community center. Convert the Eddy school to
a community center - we don't need 2 elementary schools especially with the declining school age
population.
• Is there a shortage of courts and fields in Brewster? There are already tennis courts near the beach on
this property; use of some land for additional courts would be fine, but I'd prefer to see gardens in this
area of the property. And no new building — reuse only!
• Consider noise factor from sports and provide sound buffer, especially from COA
• I like the idea of a community garden. Can we combine it with other scenarios?
• Pickleball and Tennis are a priority. These foster active healthy living for both seniors and young
children. Everyone benefits.
• No community center should be considered until the Eddy School disposition time frame is determined
and a future use of the building is determined
• It is essential this town develop an intergenerational community center that can be utilized year round
and does not take another 20 years of discussion. Isolation is one of the top health concerns for all
ages. A community center with effective programming for family, youth and aging populations along
the continuum would be greatly effective with reducing isolation, increasing activity of all types and
strengthening the community of all ages.
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Please rank the above options for the "central campus" at the BAY Property in terms of preference, with
most preferred being first, and least preferred being last.
'1 1
11
First Le
Second Choice Third Choice
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND W
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Other thoughts, ideas or concerns (Central Campus):
• No short term rental spaces please. That goes against the entire point of the purchase of this property.
• I do not think we should spend money on building a community center when we already have 2 schools,
a library, a natural history museum, drummer boy park and the freeman's way fields, and a half a dozen
good size churches in town. We have more than enough space for community gatherings, no need to
build more. Don't make the Eddy school mistake again. Some of the retirees are trying to turn this town
into a resort which will only make it less affordable for locals.
• Indoor pool
• you should have some estimated costs here before asking people their views....
• Much prefer remodeling existing buildings rather than building new community center.
• It would be helpful to know the tax implications for all
• Add a building for Scouts/Scout storage as one of the community buildings.
• This is hard to anawer as I don't know if the existing facilities are in good care that they can be
reused for a community center. If they are, then that's the best option to go. However I if they will
need signicant upgrades and repair, the better option is to build new using highest net zero building
practices. This will future proof the facilities for generations, make them more inviting and showcase the
importance and value we have in community facilities.
• Proposals for a "New Community Center" are difficult to process without knowing anticipated
construction date and cost. During 2nd Forum there were many references to Harwich's Community
Center. From what little I know of Brewster finances (SB renovation, paying for Nauset HS, paying
for Sea Camps properties) I doubt that we can afford any significant building project within the next 5
years, perhaps longer. If a "significant" building can be built without serious impact on tax rate, then I'd
swap my 1st and 2nd choices. To revisit an old discussion, however, I believe that the decision to not
move out of Eddy school was a mistake. The cost of renovating Stony Brook is significant; spend more,
do it right, and free up Eddy for many functions of a Community Center.
• I feel boxed in on some questions because although I like idea of Community Campus, I cannot express
preference for Community Center without also considering the Eddy School as a potential alternative
Community Center
• Using the BAY property for an all ages community center needs to be looked at carefully. It would
be a long term project. The cost would be a big concern. Maybe using the Eddy School in the more
near term timeframe and leaving the BAY property for further in the future as a community center.
Recreational uses could be added in the near future.
• The best use of the Eddy School would need to be looked at. Could it be used for housing instead of a
community center? Of course, cost will always need to be considered. Funding from sources other than
property taxes needs to be included to help gain the support of all taxpayers. Upon reflection, the BAY
property certainly would be a wonderful location for a Community Center. Brewster would be the envy
of every other town on the Cape!
• There are many properties in this zone that could be extensively rehabbed for reuse, but it would come
with a steep cost. Moving the current rec department to the bay property makes sense, and allows for
plenty of space for both growth and community gathering.
• Has anyone asked the scouting community about a partnership of some sort? A building could be
converted into a scout hall and the outdoor activities used by them as well?
• Think the current dining hall should be saved- can be used by community while future planning goes
forward. Hate to lose the big kitchen right now
• please make pool covered for year-round use and add showers/bathrooms/changing rooms
• I support a new Community Center. I also support a collaboration with the Y. I belong to our Y in
NJ (during 9 months of the year) and it is fabulous - very much a community center itself. Fitness,
indoor swimming, child care, classes, meeting rooms for local nonprofits, etc. This would be a great
partnership for Brewster.
• Converting the outdoor pool to a year round indoor/outdoor facility is an option that was not mentioned
that I would strongly support. A year round aquatics program would be an asset to the full town as
well as the council on aging to provide aerobic activity during winter months.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY 4i';/111) LEC
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• It is my opinion that extensive renovations can be just as expensive as new construction and if we want
to create a community center it should be a ground up new design so that the stakeholders get what
they desire in the facility.
• Does the community center really need to be on water front property? Seems a waste of beautiful open
space and a huge expense for the tax payers after the exorbitant expense of the Bay property, which I
thought we were buying to enjoy for outdoor activities. I really dislike the idea of a community center on
that property.
• Relocating the senior center to this location is a great idea. Allows for active senior living. Pickeball,
tennis, pool, water aerobics, paved walking trails are all a must have along with cognitive stimulation/
education classes in the senior center. Let's keep our young and aging population active, healthy and
involved in the community.
• Town of Brewster does not need to engaged in the running of B&B. Also why compete with many
beautiful, old captains' homes that already function as B&B's. They provide commercial tax base we
don't want to lose.
• Although I like to reuse, and renovate, rather than build all new, cost/tax burden again concerns me.
• I do like the tennis/pickle ball courts in this area, rather than closer to 6A.
• I spent many summers at CCSC, and I know the buildings need A LOT of work. We are a 40 something
working family already considering leaving Brewster because it is so expensive to live here. I don't
think it makes sense to put in millions of more dollars into this space, as I know it would be a huge tax
increase.
• I would be concerned the unintended consequences of adding full time housing to the recreation areas
in Option 3 (noise complaints, feeling of ownership of people living there and not wanting strangers in
"their yard", etc). If not for the housing, option 3 would be my first choice.
• Please limit additional construction, also, not everything needs to be decided and done at once. Take
time and use a phased approach to test investment in the property.
• I am not in favor of using any buildings for an airb&b or other rental use - possibly with the exception
of municipal housing (for police/fire etc). I am in favor of creating space that can be rented on a daily
basis for outdoor/pavilion/sports parties and summer picnics for groups
• Please prioritize young families! It is so difficult to get to public forums with small children at home,
but know that we are here and paying taxes and so eagerly awaiting more opportunities to spend time
outside with our kids and community!
• Option #1 -- Renovate for Community Campus -- I believe that the existing cabins in this area and
those in the Cabin Glade Area should be renovated as affordable housing. Although affordable housing
would overlap two existing zones, there is sufficient integration when viewed on the larger "Bay
Property" map. Existing vegetation within these two areas would provide adequate housing buffers.
• I believe in using the Administrative Building for a public use which would produce revenue. Rather
than a bed and breakfast, it might be easier and equally financially lucrative to conduct weddings/and
or receptions in this building. This would entail less bookeeping, arrangements and cleanup.
• It would be great for local organizations to have access to repurposed storage buildings such as
Brewster Boy Scouts/Girl Scouts and other organizations without their own facilities.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY �°'hb LEC
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Please rank the above options for the "cabin glade" at the BAY Property in terms of preference, with most
preferred being first, and least preferred being last.
200
100
First Choice Second Choice
MI Option 1: Remove Cabins and Restore Woodland Trails I= Option 2: Re -use Cabins for Arts and Culture Campus
Third Choice
Fo..rt" Cho ce
Option 3: Revenue Generating Short -Term Rentals Option 4: Re -Use Cabins for Seasonal Workforce
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND W
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Other thoughts, ideas or concerns (Cabin Glade):
• Please don't suggest any short-term rentals. There are thousands in Brewster already. Please consider
utilizing the boathouse as a food/drink venue for beachgoers regardless of plan choice. It's the only
logical spot for an on -site vendor besides far up the hill.
• Preserving the boathouse for events (rentals as well as public events) seems like a great idea. Why tear
down buildings if they can be put to use?
• Restoring dune & relocating parking shouldn't be optional -- essential for coastal resilience.
• In option 1 I strongly dislike removing the existing parking lot that was just built unless there is no
alternative because of erosion. In option 3 I strongly dislike having short term rentals or any kind of
permanent bar/snack bar within the Bay property. Consider instead contracts with food trucks. I also
strongly dislike having exercise stations on walkways. Consider putting them at Drummer Boy Park
instead.
• It's not clear what the distinction is between seasonal housing and short term housing. Housing
for summer workforce is desperately needed to support local businesses. This Gould be priority in
this area and if there is possibility to rent out some facilities to make revenue, then that should be
undertaken as well.
• Option 2 would be a candidate for the YMCA or Audubon or other experienced organization of this
type to run. Option 3 competes with many similiar resourcees available. I run a two House/Camp
VRBO rental complex in Brewster and one the size indicated would be a good revenue generator but
very complicated due to it size and extend of regulation by state and federal governments financially.
Option 4 is just a real headache to run, control and police.
• The walking path with exercise stations is only in Option 3. It should be part of Option 1. I'm uncertain
what is meant by "short term rentals," but I assume that it is some sort of residential use of the cabins.
I oppose any residential use of these cabins, as I believe we shouldn't be driving through a residential
neighborhood to access First Light Beach. I also question the financial efficiency of renovating these
cabins for any residential use.
• No housing or rental options. Boathouse is worth saving and might be a place that could be rented
for functions. Why not reutilize the recently created beach parking and expand with second overflow
lot to increase capacity? It would be a waste of town funds to remove. Best to remove the majority of
the structures on site. Will be costly to renovate, provide utility services and maintain. Especially with
controlled access which is required.
• Short term rentals is very concerning both as an impact of traffic and use of the land but also the town
will come into direct competition with residents that are renting properties. The town is not set up to run
this type of operation, nor should they be.
• Housing is general (seasonal, short term etc.) should only be considered for the secluded zone. It is
tucked away from most of the rest of the facilities and these plans for cabin glade would put seasonal
workers or renters right in the middle of everything that residents are trying to utilize or access which
will just create unneeded congestion.
• I'm sympathetic to the view that the town should not be a summer innkeeper for seasonal workers.
However, they are necessary for our economy that is nearly entirely tourist -driven. So, it seems to be
a necessary evil. This would clearly need to be managed by a third party - we do not need to create a
new town department to try to figure this out. Expertise exists elsewhere.
• I like parts of each plan, but not one specific plan. I don't think we should have rental housing in the
portion of the property. It would really limit the privacy of those living there and I feel like it would be a
hybrid of community and housing. I love the idea of the boathouse being used as an event space and/
or pairing with local restaurants a la the food trucks at Nauset. I like the idea of hammocks, a walking
path with exercise stations, and maintaining the outdoor theatre.
• beach parking lot should be pulled back no matter what is done to the adjacent upland areas. Like to
see trail incorporated into final scenario
• How would renters be chosen for short-term rentals? What is "short-term" length? If camp activities are
chosen and children are on property, extensive background checks would need to be done on anyone
living on the property.
• The walk from the proposed parking is too long.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY �01hb LEC
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• I worry about the traffic and transient nature of using these cabins as rentals.
• I think there may be a significant opportunity to re -use the boat house as a revenue stream for its
original purpose; a boathouse. You could create a Request For Proposal (RFP) from the public sector
to run it as a kayak/SUP/Sailboat rental/day camp.... with a creative rent structure (i.e. percentage of
sales, fixed rent w/breakpoint %...) with subsidized daily/season pass rates for residents. The RFP
could also include a requirement for facility improvements paid for by the prospective tenant but defined
by the town.
• I'm not in favor of a bar/restaurant in the boat house. Perhaps kayak, small sailboat storage on rental
basis.
• The boat house should be used for events... together with a nice tent we could host wedding every
weekend all summer and probably generate as much revenue as restaurants. Also, cabins could
be used by families for these events. Another idea is that Brewster residents could rent a cabin for
summer (maybe prioritized based on need) allowing them to rent their homes during summer. Many
residents move to Nickerson for this purpose - its unpleasant but if it allows them to pay their property
taxes and stay in Brewster it might be worthwhile.
• I have concerns about the town becoming a "landlord" for rentals. It sounds as though it could
become a nightmare situation to handle. We do need housing for seasonal workers and I think these
arrangements could be made ahead of time. as opposes to rentals.
• The upkeep of these cabins will be expensive. They're not insulated and they have only cold water. (I've
stayed in them.) I don't think they should be used for housing. We should be looking at the maximum
benefit for all Brewster residents.
• Anything that can be renovated should be used, if the cost doesn't exceed cost for new. The practical
solution should always be first choice.
• It is likely to be very expensive to renovate/reuse the cabins. Better to just tear them down.
• I think we should prioritize community access along with some revenue generating ideas. A beach
snack bar would be great!
• Brewster residents should be given priority for the cabin rentals. It would be great for extended family
to have such a special place to stay. A structure for small weddings, parties or reunions should also be
considered.
• Regardless of how the cabins are used, I think the boathouse would serve well as a event/restaurant/
bar etc.
• Use boathouse as beach cafe/restaurant (generate income for town; may need to lease since it is not
winterized). 2. Leave beach parking where it is - it is ideal location for beach and possible restaurant.
3. Remove all camper cabins; too expensive to renovate these now. 4. Remove the 2 old tennis courts
near dunes. 5. Make walking trails (and throughout entire property). 6. Use outdoor theatre; renovate if
needed so it can generate rental income from community groups.
• I am not in favor of turning this property into vacation rentals. If we do that, we might just as well have
allowed Ocean's Edge to buy the property in the first place. Community and environmental values
should be guiding these decisions. I also wonder if the seasonal worker housing would give first dibs to
those working for Brewster businesses.
• Moving the parking further from the beach and restoring the coastal dune should be a part of all options
for this area.
• I really like the idea of using the boathouse as a food center/restaurant, snack bar, place for events.
• Perhaps the Wampanoag Nation, BCT and APCC could partner with the town on preserving the native
plants and this property. I strongly dislike the notion of short term rentals and feel Ocean Edge can
find additional space on its property to house more seasonal workers.
• How about restoring the dune from option 1 combined with some seasonal workforce housing in option
4? Improving coastal resiliency should be a priority.
• Cabins should NOT be used for residential purposes. They should be removed, relocated, sold or
repurposed for day activities or art / music studios or classroom space for Brewster residents.
• Would like parking to stay in same location Strongly opposed to any overnight housing! Light snacks
and ice cream in a small section of the boat house or the small shed near beach walkway. Picnic tables
and a few benches beside the boathouse.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY ¢01hb LEC
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Pond Reserve and Woodland Buffer
Please rank the above options for the "pond reserve and woodland buffer" at the BAY Property in terms of
preference, with most preferred being first, and least preferred being last.
4 Al
First Choice
Option 1: Expand Trails and Nature Based Education ® Option 2: Expand Trails
1
Second Choice
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
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Other thoughts, ideas or concerns (Pond Reserve & Woodland Buffer):
• The Brewster Museum of Natural History is fabulous! Why do we need to spend money to build a new
nature center on the Sea Camps property when CCMNH is a wonderful resource? And in the same
town!
• I question the need for a new nature center when Brewster already has the Cape Cod Museum of
Natural History. I would be in favor of the nature residency/programming in Option 1 if it could be
achieved without a new nature center.
• Why doesn't the Audubon get a prime location on the main campus?? I would think they'd favor that
instead of being off to the side. We don't need new buildings when there are already so many on the
property. Audubon should be our priority organization as we have listed them as a partner since the
beginning.
• Having MA Audubon in Wellfleet run programs here is a great idea. They have an excellent program in
Wellfleet and are good stewards off the land they are stewards.
• No additional vehicle ar access or parking. Need to limit and control this to west side and central part
of site. No structures or houses for any living, even seasonal. Why isn't this area connected to spruce
hill property and designed as a larger contiguous area? They should be included as one.
• The Museum of Natural History (and many, many other places on Cape) provides nature education. We
don't need to replicate that.
• all of these suggestions have too many arts culture nature programs. While as an artist and former
educator myself I appreciate those programs, they should not be foremost. Leave the place to people
for solitude. Less is more on this property.
• This could be phased. Option 2 = Phase 1. Option 1 = Phase 2
• Nature based education is so important. Engage our youth to care about the fragile and special place
we live. The nature trails can be enjoyed by all.
• I disagree with the residency portion of Option 1. Brewster needs to be very careful about preserving
the quiet nature/trait of the town and REALLY consider all unintended consequences of the options that
are considered for any of the areas at the bay and at the pond. the appeal of Brewster is it's quiet town
characteristics and that needs to be preserved. expanding the properties to surrounding communities
or people who don't have Brewster's best interests at heart has the potential to change our town and
not for the better.
• From a resiliency perspective, dune restoration/enhancement should not be limited to the existing
coastal dune. Coastal dune should also be restored within the area currently occupied by the tennis
courts. If dune restoration/enhancement is implemented proactively in this area, planning for phased
retreat from the existing parking area can be delayed because rates of shoreline change and erosion
along this section of beach are relatively slow (due to presence of sturdy drift fence and history of
beach and dune nourishment). Restoration of dune where the tennis courts are currently located would
buy additional time. It would also be worth considering a redesign of the complete monstrosity of a
stormwater management system that was hastily constructed at the west end of the beach parking area.
In lieu of a full redesign, revegetation of the detention basin with coastal salt tolerant species would
help stabilize and add habitat value to the feature.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY 41';/111) LEC
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Community Center Programs and
Facilities (Including COA & Rec Dept.)
Please select the programs that you are interested in seeing at a Community Center or Community
Campus. Select as many as you wish. Please select the "N/A" option if you are not interested in a
Community Center/Campus and related programming at the BAY property.
Nature walks/hikes
Fitness and exercise classes
Special events
After school programs
Youth sports
Educational classes and conferences
Adult sports
Arts and crafts
Plays/dramatic production
Senior social service agencies
Senior professional services
Camps
Senior day habilitation program
Cooking and baking classes
Senior culinary wellness program
Community dance
Weekend retreat for all ages
N/A
620 (70.9%)
591 (67.6%)
538 (61.6%)
494 (56.5%)_
491 (56.2%)
489 (55.9%)
448 (51.3%)
393 (45%)
352 (40.3%)
332 (38%)
319 (36.5%)
310 (35.5%)
298 (34.1%),
298 (34.1%)
284 (32.5%)
230 (26.3%)
179 (20.5%)
95 (10.9%)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
REED HILDERBRAND W Y -vhb
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Community Center Programs and
Facilities (Including COA & Rec Dept.)
Please select the facilities that you are interested in seeing at a Community Center or Community Campus.
Select as many as you wish. Please select the "N/A" option if you are not interested in a Community
Center/Campus and related programming at the BAY property.
Fitness center
Walking track
Multi -purpose room
Sports courts
Educational and activities room
Indoor pool
Fitness classrooms
Kitchen / cafeteria
Shared meeting rooms
Game room
Workspaces
Offices
N/A
Medical exam rooms
439 (50.2%)
423 (48.4%)
418 (47.8%)
417 (47.7%)
—369 (42.2%)
361 (41.3%)
330 (37.8%)
310 (35.5%)
238 (27.2%)
150 (17.2%)
—113 (12.9%)
112 (12.8%)
75 (8.6%)
570 (65.2%)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
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Pond Property Planning Scenarios
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND W
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Pond Property Options
Please rank the above options for the POND Property in terms of preference, with most preferred being
first, and least preferred being last.
I1
First Choice
Second Choice
MI Option 1: Hybrid Housing and Conservation 11= Option 2: Housing, Revenue and Conservation
Option 5: Hybrid Housing, Conservation and Municipal Use
i
1
Thins Choice
Fourth Choice
Fifth Choice
Option 3: Municipal Use, Conservation and High -Use Public Beach MI Option 4: Conservation and Education
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA
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Other thoughts, ideas or concerns (Pond Property):
• Definitely preserve as much as possible. Thus option two is the worst. I do see the need for affordable
housing though. So a balance with most kept as it is would be best.
• Housing is a crisis on all of Cape Cod that negatively impacts our local businesses and families. This
is an excellent opportunity to use municipal property to address housing issues and create quality
housing opportunities for young families in particular.
• Without some additional measures to manage down nitrogen, phosphorus and PFAS chemicals, any
concentration of septage anywhere on property poses significant risk to pond and drinking water
quality. Similarly, the "municipal use" alternatives for Option 5 are limited because Superintendent
Anderson has said unequiviocally that a Town well cannot be sited downgrade from any sepatge.
• Would love to see the beach used for town and perhaps Best for kayaking, sailing and rowing again
• Prefer not to have municipal use of property, or high traffic use.
• the pond is beautiful and I would love to see us move the community sailing/ boating/ paddle board
from upper mill here. I do think the beach and waterfront needs to be easily accessible. It would be
great to add an area where dogs were allowed to walk and perhaps access the beach with families.
• I strongly object to putting in a high -use public beach with a boat dock and a snack shack in this very
ecologically sensitive area (Option 3). Option 4 needs a small public parking (permeable) area .4 miles
from the beach. In general I am not in favor of any residency program here and would like to maximize
the area used for conservation and minimize beach access. Since Mass Audubon Programs are
included in all 5 options, I assume for funding purposes a partnership with them is required?
• conservation only- the rest is not needed. It is a waste of money!!! No housing This will destroy the
property and our water supply comes from this area!
• If there was a sewer pipe running down 137 we could have housing but this is a backup well area so
housing is not an option
• Access to pond for swimming, picnics and fishing
• I am shocked that housing is being proposed on this property. We did NOT buy it for housing!!!
We bought it to protect it and were told a restriction would be placed on it!! It was sold to us to be
protected. It's right on a pond! It's abutting other conservation land! Please go back and review all
discussion and town meetings regarding purchasing these properties.
• Affordable housing for seniors is important. Consider opportunity for tony homes in this area to
increase density and foster community.
• Re housing - How to enable seniors who want to downsize and stay in Brewster. Consider a home for
home -sharing. Please ensure that all new housing or renovations on whatever campus are designed
for accessibility and universal design. Maybe require generators from bidders re climate changes.
• I oppose any Residency use. Affordable/Attainable housing along Route 137 is fine, and offers an
opportunity for Brewster to model innovative construction and ownership methods. I'm somewhat
indifferent to whether beach is High Access or not, because I rarely swim in our wonderful ponds and
have one much closer to my home if I'm inclined to do so. If the demand for increased pond use is
present, then the beach should be High Access.
• Not enough parking in any option
• I love the Long Pond property - it was always my favorite part of Camp (during the years I worked
there). One of the best parts was how undeveloped it was and how it felt so secluded. I'd love to share
the seclusion and keep it largely woodland aside from a portion that should be dedicated to affordable
permanent housing.
• Paddle Boarding/Kayaking Center & Group Rides
• We live very close to the pond and some parking and access would be great, also really encourage the
idea of some affordable housing.
• Feels like eco responsible housing is a great use of the pond property. Do it for the town but keep it
there.
• Protecting our wellhead is key. I oppose housing her that could jeopardize Brewster water supply. But
I'd like an active waterfront, with access to kayaks, sailboats, other amenities.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND W X LEC
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• If an attainable housing option is selected, the following will need to seriously be considered. This
property where housing is being suggested is practically next to a school (Laurel), where many
Brewster residents send children to camp over the summer as well. Who will be allowed to live here?
What will the criteria be for those selected to live in this housing? Will housing be open to only current
Brewster residents? Only current Cape Cod residents? What will housing look like? Bigger buildings or
small independent houses? How many structures? How many available living facilities? What kind of
revenue will this generate for the town? How long until Brewster sees ROI upon installing appropriate
tenants? I know this is different from low-income housing, but I moved to Brewster with my family
recently from another state where I lived closely to such housing, and it was not a good scene. I
specifically chose Brewster partly because it is so family -oriented and safe. I hope the town takes
serious, critical action to ensure anyone being provided attainable housing is background checked
and will be an involved (or minimally, a respectful) member of the community. I have seen affordable
housing in fancier towns on the cape that are still absolutely nowhere I would want to live next to. The
caliber of people allowed to participate in this community is paramount to the success of the town.
• Also, we desperately need a cell tower. Reception is painful.
• Kayak and boat rentals
• If possible, I would like to see swim classes for kids at the Pond
• We should have a beach with docks and swimming/boating in ALL of these scenarios. No snack shack
needed! If we do reserve a portion of the "pink" infrastructure area, we need to explore the ability to
have part of a required "buffer" on the Long Pond Woodlands property, making sure the present CR
allows it.
• We need affordable housing to meet percentages, and to provide workers for local businesses. A snack
shack would be source of litter which will need to be picked up from the trail and the beach. (I can be a
pessimist). It also needs to be supplied with goods to sell
• and equipment to maintain. This involves more traffic for an area that seems to be destined to have
some conservation involved. People like to walk. It is good exercise, trails cost nothing to use,
although they require maintenance. Walking through a beautiful area is always a welcome change of
pace.
• I think the most logical and compassionate thing to do is to provide for affordable housing in this area..
if we don't want to build affordable housing for our residents and workers in Brewster, then where are
we? And what do we represent? We have a huge amount of land, and we can give the gift of housing
to those who cannot afford it. And if we have help for those people and we have the school system to
support it and then we have our future residence of future. Let's look forward.
• I am not in favor of any housing option that might pollute the aquifer and/or town water.
• pond already has too many boats, should not increase the traffic. this property should be conservation
land with trails
• Don't want property overwhelmed by public use, but more use allowed as in Option 5.
• Strongly disagree with any new building development on property including revenue generation with
artist residency and affordable housing. Keep property in its current, undeveloped state. Allow passive
recreation only, no "high -use" public beach. Why do 3 of 5 scenarios include housing? Why aren't there
more open space options?
• If we are going to use the beach area, parking needs to be nearer then indicated.
• Priority: Municipal use of beach area; need to maximize parking here somehow. 2. Connect trails on
this property with next door town property; create parking for trail walkers since can't build on other
town property. 3. Conserve at least 1/2; accept funds from BCT and MassAudubon. 4. Don't go to war in
battle for housing here - find other locations.
• Parking is an accessibility concern with young families. Please consider our needs when assessing
parking - it is not feasible for those of us with young children (under 5) to park a significant distance
away from the beach. We adults cannot carry kids that far and they often can't walk that far themselves
either!
• Would love to see High to medium public beach use combined with conservancy, education and
affordable housing. Do not agree with using this property for future municipal use ( ie cell tower, etc)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY 4ihb LEC
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• It is important to use this parcel in an environmentally sound manner. Having Mass Audubon as a
partner in programming/education would be great. However, I strongly object to new affordable housing
within the pond parcel. The land topography poses difficulties for safe construction at an affordable
price and it adds to the septic system load for the lake. Given the problems the town is facing for new
septic construction, it would be best to avoid more systems in a drainage area which quickly flows into
the lake. Many suggesions for affordable housing have been made for the Bay property. It would be
best to limit new housing to the Bay/Sea Camps parcel.0
• change zoning so that housing could be apartment style - you can provide a greater number of units in
a smaller space. people would be able to afford an apartment vs. a house.
• This space is not appropriate for housing. I have read BCT's hydrology study and believe any housing
would negatively impact Brewsters water quality and probably prevent location of a well in this area.
Protection of Brewsters water quality is important and will become increasingly difficult. We need
affordable housing but not here.
• Housing is a must on this parcel. I like option 5 because it still allows for possible future needs as well
• I would like to see housing options pursued but am of course concerned about protecting the water
sources in the area near Rte 137. I recognize that that concern might limit or even eliminate the housing
option with those plans.
• Unsure what's involved w/ utility infrastructure?
• Would like to see adequate parking and an active lakefront for all ages, including kayak storage,
bathhouse with proper bathrooms. Picnic tables, benches and swim dock. A playground with swings
would be nice for children
• Please consider a bike path similar to the bike paths in Nickerson as a potential option for enhancing
accessibility given the lack of parking and future usage.
• Put in a parking area near enough to walk to the pond like Nickerson , no parking on the pond just a
trail
• Open space/conservation/water quality and housing are uses that can exist together! And should! Given
that our CPC has voted to allocate equal percentages to housing and open space, it's evident that
these are both priorities to residents. Close to 137 is the obvious spot to put housing - close to transit
and lots of amenities. Everything is going to cost money: there's no reason we can't put in a package
plant and offer excess capacity to nearby residences (which would probably have a positive impact on
water quality for the pond, overall!)
• Reserving space for a municipal use, whether a cell tower or a future well, is also an interesting idea,
although I like the idea of residency/revenue generation better. I am concerned with the recent trend in
conservation/open space being that those terms mean setting the land aside for no one to step foot on,
ever. Teaching and fostering sustainable stewardship, whether through educational partnerships with
Mass Audubon and BCT, signage, or an expanded trail system (or all 3!) is a better use of the land than
insisting it be seen and not touched forever.
• I hope the Pond Committee can be open-minded enough to take advantage of this incredibly unique
opportunity to further our tradition of conservation as well as addressing our dire need for housing
options for the range of people who live and work in town. I would hate for us as a community to err
on the side of only conservation, and in 10 or 15 years, realize that we squandered a chance to be the
visionaries and leaders in the region that Brewster has positioned itself as, especially where housing is
concerned.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND WXY 4'hb LEC
25
MEMORANDUM
ISSUE DATE
September 14, 2023
TO
Bay and Pond Property
Planning Committees
COPIES TO
Peter Lombardi, Town
Manager
Donna Kalinick, Assistant
Town Manager
MUNICIPALITY
Town of Brewster
FROM
Reed Hilderbrand
PROJECT
Town of Brewster Sea Camps
Reed Hilderbrand LLC
Landscape Architecture
13o Bishop Allen Drive
Cambridge, MA 02139
REED
GILDER
BRAND
POND AND BAY PROPERTIES COMPREHENSIVE PLANNING:
REPORT TO COMMITTEES REGARDING SHARED AREAS OF INTEREST
The Design Team has carefully considered and reviewed the feedback from Community
Forums 1 and 2, as well as the results from the correlated surveys. An in-depth summary
of our findings from the second forum and survey is attached.
Based on these results, our recommended next step in the community planning process
will be the presentation of two plans for each property to residents at a joint virtual forum
in November. At that joint session, the Design Team, Committee members, and Town
staff will share a clear set of challenges and opportunities, including high-level pricing
information, for the concepts shown in each plan. Attendees will have an opportunity to
review and respond to the plans, after which the Design Team will work with the
committees toward generating one plan for each parcel for review and consideration at
the final forum(s) this winter.
Much of the community feedback and data from the second forum and survey was clear
and straightforward, as you will see in the summary of our findings. However, there are
a few important areas where the feedback and data is not conclusive enough for the
Design Team to make a final recommendation. On these topics, we are asking for policy
direction from the Pond Property Planning Committee, Bay Property Planning
Committee, and Select Board, as representatives of their greater community. It is critical
that we reach consensus on these topics prior to developing the next round of site plans.
We recommend a joint meeting with both Committees, led by the Select Board, to come
to agreement on our approach going forward on these items:
Community Center
Considerations and Context
• The Town Warrant article to purchase the properties approved at Town Meeting
included "Community Center" as a Potential Town Use
• The Town Vision Plan calls for the Town to "Provide a Community Center for all
ages for social and recreational activities and include meeting rooms."
• Forum and survey feedback shows that, in general, the community is more
interested in reusing the existing buildings on the Bay Parcel for a "Community
Campus" rather than building a new, purpose-built Community Center
• However, some of the most popular community center -type program interests
expressed by residents at the forum and in the survey include an indoor pool, an
indoor walking track, and a relocated Council on Aging Facility, which cannot be
accommodated within the existing building footprints; and also include
amenities like internet computer rooms, community meeting rooms, and
kitchen facilities (for preparing meals on wheels or similar), which would require
extensive and costly building renovation
• Several respondents questioned whether the Bay Parcel is the right location for a
Community Center; some mentioned the Eddy School or other more central
locations as a better site
• The community does not seem to support a new YMCA stand-alone facility but
there was support for possible YMCA programming held on site
Suggestions
• The Design Team suggests that we prepare two plans for the Bay Property, one
of which will include a new Community Center and one that will show a more
limited set of programs (those that can be feasibly accommodated in the existing
structures with extensive renovation); these options will include approximate
high-level cost information (in cost per square foot) for building renovations and
for new construction
• We suggest that an abbreviated set of key takeaways and/or further context
regarding applicable previous planning studies and analysis of other possible
community center sites that is relevant to this planning process be shared with
the community at the next Community Forum by Town Officials (i.e., why the
Eddy School should or should not be considered as a Community Center
alternative location)
Housing
Considerations and Context
• The Town Warrant article to purchase the properties approved at Town Meeting
included "community housing" as a Potential Town Use for both properties and
specifically mentioned "Appropriately scaled community housing near Route
137" as a potential use for the Pond Property in the Voter Information
• The Town's most recent Housing Production Plan (HPP), adopted in 2022, calls
for the Town to meet the State Mandate of io% year round, deed restricted
affordable housing by 2029.
• Providing affordable and attainable housing is supported by the Town Vision
Plan, the draft Local Comprehensive Plan, and the Select Board Strategic Plan,
and it appears to have widespread conceptual support among the community
• Responses to the forum and survey show that most people prefer seasonal
workforce housing on the Bay Property; new affordable housing was the least -
preferred option for the zone of the property that is best -suited to new
development. It should be noted that seasonal workforce housing while needed,
does not count towards the io% Affordable Housing State mandate.
• There was mixed feedback regarding housing on the Pond Property: many
community members feel strongly that new affordable housing should be
located on the Pond Property and many feel that housing does not belong on the
Pond Property, mostly due to a sense that housing is in conflict with
conservation goals and with Zone II regulations
• Zone II regulations do not technically preclude the development of housing and
associated infrastructure
• If one or both of these properties is not used for affordable year round, deed
restricted housing to meet the State's io% Mandate and the Town's HPP goals,
other properties will need to be purchased by the Town for building affordable
housing in the near future
Requests and Suggestions
• The Design Team suggests that the Town prepare a brief presentation for the
next community forum that puts the goals of the HPP, Vision Plan, and draft
Local Comprehensive Plan in context as it relates to possible housing on these
parcels and the need for purchasing additional land to meet the state Mandate if
housing is not part of the plans for these parcels
• We request policy direction from the committees and Select Board on the
following:
o Whether affordable housing should be included on at least one of these
parcels, and
o Approval for the Design Team to develop one plan for each Property
that includes appropriately -scaled affordable housing in order to give
residents an opportunity to clearly convey their feedback on this critical
issue
Partnership with Mass Audubon/Nature Programming
Considerations
• There is general consensus that the Town should pursue some type of
partnership with Mass Audubon on both properties
• There is widespread interest in Nature Programming, especially with regard to
coastal/marine and lake ecology
• The Mass Audubon Wellfleet Nature Center came up often as a precedent, but
its large size appears to be less preferred than a small "welcome center" type of
structure on either property, in part because this type of program is already
available at the Cape Cod Natural History Museum and Brewster Museum
• Mass Audubon has Indicated they need a facility that could serve as a welcome
center and provide office space for staff
• Mass Audubon has expressed a need for (seasonal workforce) housing facilities
for their staff, with the Bay Property as the more likely preferred site
Suggestions
• The Design Team recommends that the Town get more information from Mass
Audubon about their needs for staff housing, classrooms, storage, or other
facilities required to manage their desired programming
• We recommend that the Town work with Mass Audubon to better understand
what kind of financial considerations would be appropriate to support a
partnership on the Bay Property and that the Town requests more information
regarding whether there is a threshold or contingency to receive financial
support from Mass Audubon based on the amount of conservation area and/or
nature -based uses on the Pond property
• We suggest that one nature center -type facility on one of the properties seems
most likely, as opposed to two nature centers (one on each property) but should
confirm this sentiment with Mass Audubon
• We suggest that one of the Pond Property plans and one of the Bay Property
plans each include a small nature/welcome center, including an office, small
gathering space with wayfinding and display information, and restrooms
• We suggest that one or more of the buildings on the Bay Property be designated
for Mass Audubon staff use (seasonal housing, meeting and gathering spaces,
classrooms), as needed and TBD in a later design/partnership stage
Partnership with BCT and Conservation Restrictions
Considerations and Context
• There is consensus from the forums and surveys that the Town should pursue
partnership with BCT at the Pond Property
• The Town Warrant article to purchase the properties approved at Town Meeting
included "habitat protection, watershed protection, open space, conservation
and passive recreation" as a Potential Town Use for both properties; possible
partnership and pledged financial support from BCT was included in Voter
Information
• The Town Vision plan supports Conservation and Open Space preservation
goals
• A vast majority of community members support the idea of conservation at the
Pond Property
• Several community members have shared concerns that uses such as housing
are in conflict with conservation goals
Requests and Suggestions
• The Design Team suggests that all plans for the Pond Property will include an
area designated for conservation that covers at least 6o% of the Property (all
options shared at the first community forum showed more than 6o% conserved
area)
• We suggest that the Town pursue a CR held jointly by BCT and Mass Audubon
• We suggest that the Town requests more information regarding whether there is
a threshold or contingency to receive financial support from BCT based on the
amount of conservation area and/or other uses on the Pond Property
• We request direction as to an approximate minimum percentage of conservation
area for the Pond Property as well as the associated limitations and constraints
(i.e. parking)
Municipal Use
Considerations
• Based on certain long-range community -wide planning considerations, there
appears to be interest in reserving portions of the Pond Property for future
municipal use, but there is some confusion around what that means and how
those potential future uses should best be communicated to the committees and
residents
Requests and Suggestions
• The Design Team requests policy direction regarding uses that the committees
and the Select Board agree should be included as possible future uses and
requests that the Town explain some of these potential uses at the next
Community Forum
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MINUTES OF THE BAY PROPERTY PLANNING COMMITTEE MEETING
DATE: August 22, 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, Jan Crocker, Gary Christen, Bill Meehan; Town Staff: Mike Gradone (Recreation
Department Director), Griffin Ryder (DPW Director), Elton Cutler (COA Director)
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
Follow-up on the Second Community Forum
Ms. Bebrin reported that on August 5, the Town held its second community forum at the Bay Property dining
hall. The survey and the forum results from the fist forum were presented, in addition to design concepts
presented by the consultants, Reed Hilderbrand. The committee will discuss the results of the second forum
at the next meeting in September. The second survey closes on August 25.
Karl Fryzel said that the second forum was successful. He spent a lot of time during the forum at the boat
house, which got a lot of traffic, in addition to a lot of positive comments from members of the public.
Several residents commented that the building could be an opportunity for revenue generation — either as a
beach snack bar or as rental space. A number of residents expressed shock at the condition of the
administrative building, and that it would likely need a lot of work. Caroline McCarley said that a number of
residents expressed a range of views on the health center building — ranging from those who viewed it as
ideal for year-round housing, and others who thought it needed a considerable amount of work done to it.
Clare O'Connor -Rice noted that she was in the Arts Center, and residents commented that the building was
in great shape. Allowing the buildings to be open at this forum helped people to understand the conditions
that the buildings are in. She noticed a willingness among residents to help to privately fundraise to assist
with the restoration of the administrative building. Selectperson David Whitney said that he was stationed
in the dining hall for most of the day, and that residents expressed to him their appreciation with how the
process was being conducted. Patricia Hughes said that a former builder friend of hers said that it would, in
BPPC 8.22.2023
www.brewster-ma.gov Page 1 of 6
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
many cases, be less expensive to simply remove some of the older structures on the property rather than
trying to renovate them. Gary Christen said that he was in building 82 near the pool, a dormitory building,
and a few residents voiced surprise that the dormitory buildings had ever been used to house people. Katie
Jacobus said she noticed that a large number of attendees had not attended the first forum. Many residents
expressed an interest in a community center.
Selectperson Mary Chaffee said that a number of residents told her that it was far easier to evaluate the
options in the online survey than it was in person. She added that it is important to get more residents
involved and engaged in the process — opening buildings up for residents to see for themselves is helpful. She
thanked Reed Hilderbrand for succinctly summarizing a disparate amount of data from the first forum and
survey. Ms. McCarley added that the second survey was very well done, and easy to understand.
Sharon Tennstedt said that residents' opinions about reuse of buildings were mixed. There is a huge support
for a wide range of programs and activities on the property. Some residents found it overwhelming during
the forum to try and make decisions. The survey is easier for lots of people. The liaison to the Finance
Committee, Bill Meehan, joined the meeting at 4:28pm.
Peter Johnson said that he was very impressed with the number of Sea Camps alums at the forum. Perhaps a
simple event, or annual alumni ceremony, might be appropriate given their strong sentiment for the history
of the property. Mr. Johnson also suggested that the Town could host a community potluck event in the
kitchen in the future. Mr. Fryzel said that the cabins could have resale value at an auction — this is something
the Town should consider if the community does not see fit to reuse them.
John Phillips said that he heard from residents that the Town is doing a great job of handling the process. Mr.
Phillips added that a number of residents suggested that the Town should look to use the pavilion area as a
source of revenue generation by renting the space for events such as weddings. Mr. Phillips noted that a
concern was raised to him by residents about building a community center on the property if space was
going to shortly open up at one of the schools.
Mr. Lombardi explained to committee members that he wanted them to be aware that although the survey
and forums have provided essential feedback, there will be cost implications to building and sending out
more surveys.
Ms. O'Connor -Rice said that should the buildings be torn down, some of the materials could be reused by
artists and sold — this is a revenue generating idea.
Discuss Vernal Pool Report
Mr. Lombardi explained that the impact of vernal pools on the bay property is relatively limited. LEC
Environmental Consultants has provided an assessment of both properties. For the bay property, the only
area where there is a vernal pool is on the eastern edge of the pond in the northeast corner of the property.
LEC will work with the Conservation Department to map out specifically the locations and size of the vernal
BPPC 8.22.2023
www.brewster-ma.gov Page 2 of 6
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
pools on both properties. Mr. Fryzel asked what this means for the committee. Mr. Lombardi responded that
it is unlikely to have much impact in the way of planning. Mr. Johnson asked if the Town mapped and located
the pools, would they become state certified. Mr. Lombardi responded that he believed so, but an internal
staff meeting would need to take place before this was determined. Ms. Hughes said she was pleased that
this report seemed to indicate that the red spotted salamander was becoming more prevalent again in the
area, which was positive.
Update on Shooting Range Remediation
Mr. Lombardi said that the bid opening for the shooting range remediation work occurred a number of
weeks ago. The Town received 6 bids. 5 of the 6 bids were consistently grouped at around $400,000. The
lowest bid was around half this amount. The Town's consultants are currently working to determine the
extent to which the low bidder would fully undertake the scope of work desired by the Town at the amount
that they have identified. The Town currently has $400,000 in funding available for this purpose. Mr.
Lombardi added that the Select Board waived fees for filing with the Conservation Commission for an RDA
for an isolated vegetated wetland that is near the shooting range. Mr. Fryzel asked how filing with the
Conservation Commission could affect remediation. Griffin Ryder, DPW Director, responded that the
Conservation Commission will likely view this project positively, as it is a denaturalization project. Because of
the proximity of the work to the vegetated wetland, the Conservation Commission needs to be notified
about this work.
Update on Brewster Community Pool
Mr. Lombardi reported that the pool had its closing day on August 20. The capacity limit of 200 was reached
on the final day. There has been lots of positive feedback from residents on the pool's first season. The
staffing plan was successful in terms of the schedule provided. $113,000 in revenue was brought in — this is
roughly the amount that was forecasted. Staff are meeting for a debrief after Labor Day as they begin to plan
for next year. Mike Gradone, Recreation Director, thanked all seasonal staff for their work.
Thomas Wingard asked Mr. Gradone to provide an update on the extra week of swim lessons that was
provided at the end of the season. Mr. Gradone responded that this extra week of lessons went well, and
that he expects more lessons to be provided at the pool next year. If 3-4 of the lifeguards from this year
attain their certifications to become swim instructors, which they have expressed an interest in, then lessons
can be provided next year both at the pool and at the pond. Selectperson Chaffee noted that she heard very
positive feedback from residents about the pool, and some sadness at how early the season ended — next
season, perhaps this is something that can be extended. Mr. Lombardi responded that extending the season
next year will still be hard, but every effort will be made. Mr. Wingard said that the Boston pools shut down
on the same day due to staffing issues, so this is not an unusual situation, nor is it unique to Cape Cod. Mr.
Fryzel asked if the pool furniture has arrived. Mr. Lombardi responded that the furniture has arrived and it is
now in storage on the property, and ready for use next year.
Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
BPPC 8.22.2023
www.brewster-ma.gov Page 3 of 6
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
Mr. Gradone explained that there are no upcoming activities that the committee is not already aware of. The
Recreation Department will be hosting running club on the bay property in the fall. Outdoor club will also be
held on the bay property in October. The soccer jamboree will take a break for this year. Touch -a -Truck is set
for this coming Friday, August 25 at 5:00pm, weather permitting.
Ms. Jacobus reported on the "Da Hedge" event. The event took place on August 6. It was a multigenerational
event, and many Sea Camps alumni also attended. They expressed their joy that the Town was bringing back
this tradition. Ms. Jacobus thanked Ed Barber and Selectperson Chafee for their help putting the event
together.
Ms. Bebrin announced that planning for the first Town of Brewster Committee Volunteer Fair is underway.
This event will take place on Saturday, September 30, from 10am-12pm at the dining hall. This event will be
an opportunity to talk to the Chairs of boards and committees and learn about their roles in shaping our
community. There will be information provided on how residents can become involved with these
committees. Ms. Bebrin asked if any committee members are interested in staffing the bay property table.
Ms. McCarley volunteered to help.
Mr. Lombardi said that Kyle Hinkle, Brewster Chamber of Commerce Director, had expressed an interest in
holding the arts and crafts fair during Brewster in Bloom on the lawn of the bay property, where it was
historically held. Town staff have been consulted, and there do not appear to be any issues with bringing this
event back to the bay property in the spring. Selectperson Chaffee moved to approve the Brewster Chamber
of Commerce's request to use the bay property for their May 4 and May 5, 2024, arts and crafts show.
Selectperson Whitney 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.
Mr. Lombardi explained that, after reviewing with Town staff, the Movement Arts Fair could take place at
the boathouse of the bay property on September 23 from 1-4pm. Mr. Fryzel moved to approve the Cultural
Council's request to use the bay property for the Movement Arts Fair on September 23. Selectperson
Whitney 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. Bebrin received a request from the Chatham Bars Inn Farm Stand to use the front lawn on the bay
property for overflow parking for their second annual tomato festival. The event will take place on Saturday,
August 26 from 11am-5pm, and they would be using their own volunteers to assist with parking. Pat Hughes
asked if the Town would consider charging a fee for this kind of use. Mr. Lombardi responded that there is a
need for a facility use policy and a fee schedule to go along with that, but this request is somewhat unique as
it is a neighboring property. With parking and traffic having been an issue last year, the Town would like to
be supportive. Next year, an earlier plan in advance will be required, and the Town will likely charge a use
fee. Ms. O'Connor -Rice suggested that Chatham Bars Inn Farm Stand could make a donation in lieu of a use
BPPC 8.22.2023
www.brewster-ma.gov Page 4 of 6
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
fee. Mr. Lombardi responded that the Town could not condition the use of a facility on a donation. Mr.
Phillips asked about insurance and liability. Mr. Lombardi responded that they would ask Chatham Bars Inn
Farm Stand to include the Town as additionally insured. Ms. Bebrin said that this would be a condition in
approving the request. Mr. Johnson moved to approve the Chatham Bar Inn Farmstand's use of the bay
property for overflow parking for their second annual tomato festival on Saturday August 26 from 11am-
5pm, provided that they provide volunteers to assist with said parking, and that they list the Town as
additionally insured on the appropriate insurance documents. Ms. McCarley 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.
Vote on Meeting Minutes: July 25, 2023
Ms. McCarley moved to approve meeting minutes from July 25, 2023. 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.
Discuss Future Meeting Agenda Items
Ms. Bebrin noted that the bulk of the September 19 meeting will consist of Reed Hilderbrand presenting to
the committee on the results of the second community forum and survey results. Mr. Lombardi expects to
disseminate this information the Friday beforehand to give committee members the chance to consider the
results in advance of the meeting. Committee members should be prepared to give their feedback on the
accuracy of Reed Hilderbrand's summary of the results.
Mr. Fryzel asked if a date has been decided for the planned third community forum. Mr. Lombardi
responded that nothing had been decided yet — this should be discussed at the next meeting in September,
both in terms of the timing and the format. It will likely take place in November.
Next Meetings
September 19, October 3, and October 17, 2023.
Matters Not Reasonably Anticipated by the Chair:
None
Adjournment
Mr. Fryzel moved to adjourn at 5.46 pm. 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.
Respectfully submitted by Conor Kenny, Project Manager
BPPC 8.22.2023
www.brewster-ma.gov Page 5 of 6
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
Approved: Signed:
Accompanying Documents in Packet: Agenda, Forum Handout, Guided Tour Plan, Final Community Forum 2 Boards, Arts Center Re -Use
Ideas From 2nd Forum, Letter Re: Tennis Players Use of Stony Brook, Email Re: Tennis Courts, VP Assessment Summary, CCSC Shooting
Range Bid Results, Former Gun Range Remediation RDA Fee Waiver Request, LEC Bay Parcel Wetlands Map from NRI, Pool Pass Revenues
Spreadsheet, Upcoming Events Flyer for 2nd Forum, First Annual Volunteer Fair Invite, Proposal for Use of Bay Property, Proposal Bay
Properties — 2nd Act Open Movement Fair, Open Movement Arts Fair Report & Proposal, BPPC 7.25.23 Minutes Draft, Coastal Engineering
APS
BPPC 8.22.2023
www.brewster-ma.gov Page 6 of 6
PROPOSAL
August 3o, 2023
Mr. Peter Lombardi, Town Administrator
Donna Kalinick, Assistant Town Administrator
Town of Brewster
2198 Main Street
Brewster, MA 02631
Dear Peter and Donna,
REED
ALDER
BRAND
Please find here our proposal for Additional Services for professional planning
services related to the Town of Brewster Former Sea Camps Properties. This request
is related to services performed that were or will be outside of the project base scope,
as outlined in our agreement dated 11/21/2022. This request includes services
performed to -date and anticipated future efforts, which we have estimated based on
the project trajectory.
As we discussed in April, we have been tracking our efforts and working diligently to
meet the project's needs and set the tone for a productive process. Services we did not
budget for in our original proposal include the pre-recorded video and the creation
and review of a survey to follow the first public forum. However, the primary driver of
the current overage is the extension of this Discovery Phase schedule by
approximately 8 weeks, beyond the planned 10 weeks, and the related coordination,
review, and meeting time. Listed below are the services and tasks we have been
tracking.
ADDITIONAL SERVICES PERFORMED TO -DATE
PHASE 1: DISCOVERY
1 additional site visit on 4/25 to coordinate forum logistics
Pre-recorded discovery presentation
Development of survey questions and platform
Review and summary of survey results
Attendance and prep for 2 additional advisory committee meetings
beyond proposed scope
Additional coordination due to schedule extension
PHASE 2: VISIONING
- Development of survey questions and platform
- Review and summary of survey results
Reed Hilderbrand LLC
Landscape Architecture
13o Bishop Allen Drive
Cambridge, MA 02139
Moving forward, we see the need for continued check -ins with you and occasional
meetings with committee leadership. We also acknowledge the benefit for your
community in creating surveys for additional feedback. Additional fees will allow us
to both cover these tasks and continue to be as thorough and responsive as possible.
ANTICIPATED FUTURE ADDITIONAL SERVICES
PHASE 3: COMPREHENSIVE PLANNING
- Additional meeting and coordination time with client (assumes 22
1.25hr meetings or 27.5 total hours of meetings)
FEE BREAKDOWN
We are requesting additional services as described below, which represent some of
the work performed to -date and estimated fees for future additional services as
outlined above.
FEES REQUESTED FOR WORK PERFORMED TO DATE:
8 -week schedule extension at typical weekly rate $33,700
Forum #2 Survey Preparation $7,loo
Forum # 2 Survey Review $9,550
Total: $50,350
FEES REQUESTED FOR FUTURE ADDITIONAL SERVICES:
Additional Client Coordination in Comp. Planning Phase $12,400
Total: $12,400
We have also estimated fees for services which can be conducted at an additional
charge, with your prior approval:
Site Visits (beyond base scope): $5,550 each
Committee Meeting attendance (beyond the 24 included in the base
scope): $3,305 each (virtual), $7,435/each (in person)
Survey development, review, and summary: $16,65o per survey
REIMBURSABLE EXPENSES
For all in -person community forums, reimbursable expenses will be billed separately
and include printing and mounting, forum set-up, and expenses related to forum
materials and travel. We estimate future forum expenses will be approximately
$6,500.
This letter agreement is referenced to the scope and budget outlined in Attachment A,
and to our Contract and the Schedule of Terms and Conditions, dated 11/21/2022. We
will track the additional services separately and bill hourly based on our rate schedule.
If you agree with the scope and fees outlined above, please authorize this additional
service request by signing below and returning an executed copy to me. If you have any
TOWN OF BREWSTER SEA CAMPS 30 AUGUST 2023 PAGE 2
questions or comments, please reach out to discuss.
Sincerely,
Elizabeth Randall
Principal
Accepted:
Peter Lombardi
Date:
Accepted:
Donna Kalinick
Date:
TOWN OF BREWSTER SEA CAMPS 30 AUGUST 2023 PAGE 3
Town of Brewster
Comprehensive Plannin
for the Former Cape Coc
Sea Camps Properties
Scope of Services
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The natural topography of the bay parcel
invites visitors to descend towards the water
through a sequence of diverse landscape
experiences. At the water's edge, there is
opportunity to take advantage of the parcel's
adjacency to waterfront connections.
1. DISCOVERY / SITE ANALYSIS (2.5 MONTHS)
Tasks:
Mobilization
Review of existing information, reports, plans, surveys
Data gathering (GIS/ surveys, utility information, maps, previous research)
Confirm project schedule and preliminary project goals
Establish preliminary contact w/ planning committees and town staff,
identifying key liaisons
Review town zoning and other regulatory codes
Determine decision -making framework
Existing Conditions Assessment
Perform a Natural Resources Inventory to asses ecological systems and
markers, critical habitat areas, and keystone species
Analyze and document existing vegetation, soils, hydrology (flooding,
stormwater management, coastal resilience, and wetland regulations)
Inventory site circulation, access, and parking, including roadway
characteristics, lane widths, lane use, traffic control, and roadway geometry
Conduct preliminary high-level building conditions review (not a
full structural assessment) to understand preliminary feasibility for
rehabilitation or demolition
Identify existing critical infrastructure and utility systems
Meetings:
— Site Visit #1- Kick-off meeting w/ Town staff and design team meeting, site
reconnaissance
Monthly Advisory Committee Meetings (virtual)
Deliverables:
Compilation of existing conditions diagrams for each parcel
Executive summary of our findings
Natural resources inventory
1
REED HILDERBRAND
TOWN OF BREWSTER COMPREHENSIVE PLANNING 2
TASK 2: VISIONING (4 MONTHS)
TASK 3: CONCEPT DESIGN + CONCEPTUAL PLANS (7 MONTHS)
(Right and Above)
Nickerson State Park (above) and the Beach
at Spruce Hill Conservation Area (right)
Brewster, Massachusetts
Courtesy of Madeleine Aronson
Tasks:
Program Verification
Review and verify desired building and site program for each parcel
including potential Community Center, Town Common, Municipal Offices
(Recreation Department, Council on Aging and others), Housing, Studio
Arts Center, Boating Center, affordable community or seasonal workforce
housing and Public Amenities such as waterfront access, recreation,
parking, biking and walking trails
Collect precedents and inspirational imagery to further a consensus around
site potential and program
Project Principles
— Formulate set of principles, and prioritize set of program opportunities to
structure remainder of planning process
Visioning
Test -fit selected building and site program for each parcel, including
preliminary siting and access provisions, to develop an understanding
of the overall site density, distribution of landscape in relation to built
structures, and site circulation (this will be a collaborative process with the
town committees and consultants)
Identify potential adaptive reuse strategies for seacamps buildings, new
buildings, and programs that may need to be built on site
Assess potential traffic generation and parking demand associated
with the proposed uses
Develop conceptual utility, stormwater infrastructure, and wastewater
strategies for development scenarios
Evaluate environmental impacts of each scenario
Develop up to three diagrammatic scenarios for each parcel
Prepare introductory presentation and engagement materials for
community meetings
Meetings:
Community Forum #i - Share site analysis, identify community interests,
overall program verification (Bay and Pond Parcels, in person)
Community Forum #2 - Share up to 3 preliminary concepts for each parcel
(Bay and Pond parcels) combined with Site Visit #2 (Assess program,
circulation and buildings for program and re -use)
Monthly Advisory Committee Meetings (virtual); meetings will include
review of Project Principles
Tasks:
Scenarios
Present preliminary concept plans to Community for feedback
Refine preferred site programming & landscape concept
Refine siting of new & existing buildings (Bay Parcel)
Diagram siting options for housing programs and nature -based education
partner facilities (Long Pond)
Refine access, circulation, parking, and proposed traffic patterns
Conceptual planning for utilities, stormwater infrastructure, and
wastewater strategies
Development of sketches and diagrams to support client decision -making
and community review
Identification of critical path items for action and implementation,
including code, environmental and utility constraints
Prioritization: Preferred scenario
— Pricing exercise
— High level phasing approach
Comprehensive Plans
Finalize deliverables, including concept plan
Phasing strategy with interim access projects
Future recommended scopes of services (housing study for Long Pond,
community center for Bay parcel)
Prepare digital presentations and engagement materials for community
meetings
Meetings:
Community Forum #3 - Share 1 refined preliminary concept (Pond Parcel)
Community Forum #4 - Share 1 refined preliminary concept (Bay parcel)
Community Forum # 5 - Share final conceptual plan (Pond parcel)
Community Forum # 6 - Share final conceptual plan (Bay parcel)
Monthly Advisory Committee Meetings (virtual)
Deliverables:
(Separate deliverables for each parcel)
Final, preferred scheme for each parcel
Concept level pricing for preferred scheme
Final documents (in pdf form)
Planning principles
1 Comprehensive Plan to bring to Town Meeting for presentation
Potential phasing and implementation schedule
Recommended additional scope for further planning and design
studies
3
REED HILDERBRAND
TOWN OF BREWSTER COMPREHENSIVE PLANNING
4
(Right and Above)
Nickerson State Park (above)
Brewster, Massachusetts
Courtesy of Madeleine Aronson
TASK SUMMARIES
TASK I: SITE ANALYSIS
During the Site Analysis phase we will review and analyze existing conditions.
The final deliverable will be a compilation of analysis diagrams and an
executive summary of our findings.
TASK II: VISIONING
We will kick off the Visioning phase with the first community forum, where
we will share site analysis, identify community interests, and verify potential
program. We will identify key planning principles in collaboration with
the community, town, and committees. Based on what we hear from the
community we will develop program concepts and preliminary scenarios to
present to the community at the second forum.
TASK II I: CONCEPT DESIGN
We will refine a concept plan for one preferred scheme per parcel. The refined
plans will be shared with the community at forums 3 and 4. Community
feedback will be incorporated into a final scheme to be submitted for
conceptual pricing. Following the pricing exercise, final plans will be presented
to the community at forums 5 and 6. The final deliverable for both parcels
is a compilation of all presentation materials submitted to town officials
and committee members and a comprehensive plan for presentation and
consideration at Town Meeting.
FORUMS AND MEETINGS
COMMUNITY FORUMS
The first two community forums will cover both parcels. This allows us to be
efficient with our travel time and the mobilization time needed for each forum.
The remaining four community forums will include two focused on the Bay
Parcel, and two focused on the Pond Parcel.
Four community forums will be in person and two will be virtual. We are
assuming the first two forums will be in person, allowing us to build a
relationship with the community. (We are open to switching which forums are
online and which are in -person.) Instead of hybrid events, we'd like to suggest
in -person forums are available for online viewing and there is an e-mail address
or other virtual platform where viewers can send feedback and questions. We
will look to the town for guidance and resources for further outreach, such as
surveys or e-mail addresses to gather feedback.
ADVISORY COMMITTEE MEETINGS
We will attend one virtual advisory committee meeting per month for
each committee for a total of 24 advisory committee meetings. Instead of
formal presentations, these meetings will operate like workshops where
Reed Hilderbrand will share design progress and receive feedback from the
committees.
Price Proposal
We are pleased to provide the following price proposal for
conceptual planning for the former Cape Cod Sea Camp
properties.
CONCEPTUAL PLANNING FOR THE FORMER CAPE COD SEA CAMP PROPERTIES - BASIC SERVICES
TASK 1: DISCOVERY AND SITE ANALYSIS
Reed Hilderbrand Landscape Architecture
WXY
VHB
LEC Environmental Consultants
AM Fogarty
$39,140
$10,000
$15,500
$9,000
N/A
TASK 2: VISIONING
Reed Hilderbrand Landscape Architecture
WXY
VHB
LEC Environmental Consultants
AM Fogarty
$73,640
$70,590
$25,000
$9,300
$500
N/A
TASK 3: CONCEPT DESIGN & CONCEPTUAL PLANS
Reed Hilderbrand Landscape Architecture
WXY
VHB
LEC Environmental Consultants
AM Fogarty
$105,390
$135,870
$43,000
$9,300
$500
$4,500
$193,170
TOTAL FEE:
$372,200
5
REED HILDERBRAND
TOWN OF BREWSTER COMPREHENSIVE PLANNING
6
Select Board FY24-25 Strategic Plan
FINAL AS APPROVED 08.21.23
Vision Building Block
Goal #
Goal Description
Timeline
Vision Plan / Local
Comprehensive Plan
FY23-24 SB Plan
Primary Responsible Party
Other Key Stakeholders
Sea Camps
SC -1
Provide interim public access to and activities on both
Sea Camps properties
FY24-25
X
X
Town Administration and Bay &
Pond Property Planning
Committees
Select Board; Recreation Commission;
Recreation Dept; Town Staff
SC -2
Continue community planning process, engaging
residents and stakeholders, to develop long-term
comprehensive plans for both Sea Camps properties
FY24-25
X
X
Town Administration and Bay &
Pond Property Planning
Committees
Select Board; BPPC & PPPC Liaisons and
Representatives, and Town Staff
SC -3
Continue to explore potential partnerships and revenue
generating opportunities that mitigate tax impacts
and/or provide enhanced services, programs, or
amenities for residents on both Sea Camps properties
FY24-25
X
X
Town Administration and Bay &
Pond Property Planning
Committees
Select Board; BPPC & PPPC Liaisons and
Representatives, and Town Staff
Governance
G-1
Evaluate strategies to reduce tax burden on residents,
including examining revenues and targeted local tax
relief options, and managing school budgets
FY24
X
Finance Team
Select Board; Finance Committee
G-2
Develop and implement communications plan, with
focus on municipal finance and taxes, to best inform
residents and local businesses about Town affairs
FY24-25
X
Town Administration
Select Board; Town Staff
G-3
Identify priority areas to increase organizational capacity
to meet enhanced service needs and expanded project
demands and develop long-term financing plan to fund
necessary personnel
FY24-25
X
X
Town Administration, Human
Resources, & Finance Team
Select Board; Finance Committee; Town Staff
G-4
Conduct assessment of community recreation needs,
develop implementation plan, and provide staffing
supports to deliver enhanced recreation services
FY24 25
X
X
Town Administration
Select Board; Finance Team; Human
Resources; Recreation Dept & Commission;
Natural Resources Dept; Department of
Public Works
Community Character
CC -1
Complete Diversity, Equity, and Inclusion audit of Town
policies, provide DEI training to Town officials and staff,
and integrate DEI considerations into Town programs,
events, and activities
FY24 25
X
X
Town Administration
Select Board; Human Resources Department;
Town Staff
CC -2
Develop and implement FY24-28 Age -Friendly
Community Action Plan based on 2023 COA community
needs assessment
FY24-25
X
X
Council on Aging Board 8c
Department
Select Board; Town Administration; Social
Services Team
CC -3
Evaluate feasibility of potential childcare subsidy
program, and implement in equitable and sustainable
manner
FY24-25
X
Select Board
Finance Team; Finance Committee; Housing
Department
CC -4
Evaluate impacts of short-term rentals on the
community and consider potential policy solutions
FY25
Select Board & Town
Administration
Board of Health; Health Department; Housing
Department; Building Department; Planning
Department
Open Space
OS -1
Develop standard criteria and process to evaluate
potential land acquisitions and consider establishing
municipal land acquisition committee
FY24
X
X
Select Board
Town Administration; Open Space
Committee; Affordable Housing Trust; Water
Commission; Town Staff
OS -2
Identify priority goals of 2021 Open Space and
Recreation Plan and begin implementation, including
making targeted accessibility improvements to Town- FY24-25
owned conservation land
X
Natural Resources Advisory
Commission & Dept; Recreation
Commission & Dept
Town Administration; Select Board;
Conservation Commission; Water
Commission & Dept
1
Select Board FY24-25 Strategic Plan
FINAL AS APPROVED 08.21.23
Vision Building Block
Goal #
Goal Description
Timeline
Vision Plan / Local
Comprehensive Plan
FY23-24 SB Plan
Primary Responsible Party
Other Key Stakeholders
Housing
H-1
Promote and encourage support programs that help
residents stay in their homes
FY24-25
X
X
Housing Dept
Select Board; Town Administration;
Affordable Housing Trust; Human Services
Committee; Council on Aging
H-2
Continue implementing Housing Production Plan
FY24 25
X
X
Affordable Housing Trust &
Housing Dept
Select Board; Planning Board; Housing
Partnership; Town Administration; Planner
H-3
Continue to provide support for Millstone Community
Housing initiative
FY24 25
X
X
Town Administration & Housing
Dept
Select Board; Affordable Housing Trust;
Community Preservation Committee
Local Economy
LE -1
Develop Guide to Doing Business in Brewster
FY25
X
X
Town Administration
Building Dept; Health Dept; Planning Dept;
Natural Resources Dept; Town Clerk;
Chamber of Commerce
Coastal Management
CM -1
Identify and implement priority goals and strategies of
Coastal Resource Management Plan (Phase!)
FY24 25
X
Natural Resources Commission
& Dept
Select Board; Conservation Commission;
Town Administration
CM -2
Advance intermunicipal shoreline management plan
initiative with Dennis and Orleans
FY24-25
X
Natural Resources Dept
Natural Resources Advisory Commission;
Town Administration; Conservation
Commission
Water Resources
WR-1
Continue Integrated Water Resource Management Plan
implementation and update as needed to reflect current
alternatives analyses, prioritize pond water quality, and
identify timelines
FY24-25
X
X
Water Resources Task Force
Town Administration; Select Board; Natural
Resources Commission & Dept; Water
Commission & Dept; Board of Health &
Health Dept; Planning Board & Dept; Finance
Committee; Brewster Ponds Coalition
WR-2
Continue to manage Pleasant Bay watershed permit,
develop new watershed permits, and educate the
community about changes to Title V regulations and
new DEP nitrogen sensitive watershed permit
regulations
FY24 25
X
Water Resources Task Force
Town Administration; Select Board; Board of
Health & Health Dept; Pleasant Bay Alliance;
Golf Commission & Dept; Brewster Ponds
Coalition
Community Infrastructure
CI -1
Collaborate with Brewster Ladies Library Association
Board to determine priorities for library renovations and
possible funding options/opportunities
FY24
X
Select Board & Town
Administration
Finance Team; Brewster Ladies Library
Association Board & Library Dept; Community
Preservation Committee; Finance Committee
CI -2
Lead approved capital projects through to successful
completion and continue to communicate and engage
with residents
FY24-25
X
Town Administration
Select Board; Town staff
Climate Mitigation &
Adaptation
CA -1
Identify and implement priority energy and climate
mitigation/ adaptation goals and strategies consistent
with the Municipal Vulnerability Preparedness Plan,
Green Communities Energy Reduction Plan, and Hazard
Mitigation Plan
FY24-25
X
Energy & Climate Action
Committee; Energy Manager
Town Administration; Select Board
Solid Waste Management
SW -1
Establish improvement process for Department of Public
Works and Recycling Center campus based on results of
site assessment
FY24
X
X
DPW Director
Town Administration; Select Board; Recycling
Commission
2