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Brewster Planning Board
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2198 Main Street
Brewster, MA 02631-1898
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508 896-3701 x1133
brewplan@brewster-ma.gov
MEETING MINUTES
Approved by Select Board: 10/16/23
Vote: 4-0-0
Approved by Planning Board: 10/25/23
Vote: 7-0-0
Wednesday, September 27, 2023 at 6:30 pm
Brewster Town Office Building
TEF TRIP CLER.
Chair Amanda Bebrin convened a meeting of the Planning Board at 6:30 pm with the following members participating:
Charlotte Degen, Madalyn Hillis -Dineen, Tony Freitas, Rob Michaels, Elizabeth Taylor, and Alex Wentworth. Also
participating: Jon Idman, Town Planner, and Lynn St. Cyr, Senior Department Assistant. Bebrin declared that a quorum
of the Planning Board was present. The Meeting Participation Statement and Recording Statement were read.
6:32 PM PUBLIC ANNOUNCEMENTS AND COMMENT
None.
6:33 PM JOINT PUBLIC HEARING WITH SELECT BOARD
The Planning Board and Select Board will review, discuss, and potentially vote on the final revised draft 2023 Local
Comprehensive Plan (LCP) prepared and recommended by the Vision Planning Committee. There will be an opportunity
for public comment on said LCP.
Documents:
• 09/25/23 Draft Local Comprehensive Plan
• 09/27/23 Presentation: Brewster's Local Comprehensive Plan
Motion by Wentworth to Open Public Hearing. Second by Hillis -Dineen. Vote: 7-0-0.
Select Board Chair Ned Chatelain declared that there was a quorum of the Select Board with Cindy Bingham, Mary
Chaffee, Kari Hoffmann, and Dave Whitney present. Motion by Chaffee to Open the Public Hearing. Second by
Bingham. Vote: 5-0-0.
Sharon Tennstedt, Chair of the Vision Planning Committee (VPC), gave an overview of the Local Comprehensive Plan
(LCP). She stated that an LCP describes Brewster today and where Brewster wants to go in the future. An LCP provides
direction to help guide town decisions particularly related to land use. Tennstedt stated that the LCP is not a law or
regulation and does not create any mandates or requirements for the town. Tennstedt stated that the LCP was
prepared by the VPC with guidance from the Cape Cod Commission (CCC).
Tennstedt reviewed the status of the LCP. She stated that following the outcomes of the 2022 Fall Town Meeting and
2023 Special Town Meeting, the LCP was sent back to the VPC for further study and drafting related to concerns
regarding a proposed Wing Island boardwalk project. In April 2023, following a revised charge from the Select Board,
the VPC began work again to review and revise the draft LCP to reflect Town Meeting outcomes. Tennstedt reviewed
revisions to the LCP including: updated text and data to reflect events and timelines since Fall 2022; simplified language
for improved comprehension; aligned language about proposed Wing Island boardwalk project and Drummer Boy Park
master plan with results and actions taken after, and in accordance with, 2022 Fall Town Meeting and 2023 Special
Town Meeting; clarified the term "town centers" for consistency with the 2018 Vision Plan; edited the Action Plan for
clarity and comprehension and to establish specificity for goals, purposes, and actions; and edited to further emphasize
the importance of public engagement/two-way communication between government and residents, businesses,
organizations, and other stake holders.
PB Minutes 09/27/23 Page 1 of 3
Tennstedt reviewed the public's involvement in the LCP process. She noted that this was not a plan drafted by a
consultant but by the VPC. Tennstedt stated that the LCP is based on the 2018 Vision Plan and its Building Blocks
provided the framework for the LCP. She stated that the LCP is a product of Brewster residents. The VPC consists of
resident volunteers who drafted the plan. In February 2022, the Next Steps public survey was conducted and there was
a 25% response rate. She also stated that drafts of the LCP were reviewed by community organizations and town
departments and were posted on the town website for public comment. A public hearing was held in 2022 in addition
to the current public hearing. The formatted plan was recently posted on the town website for review. Community
outreach and education has continued through the Summer and Fall 2023 and will continue through to Town Meeting.
Tennstedt reviewed the composition of the LCP including its various sections. She pointed out Section 4, the Action
Plan. Tennstedt stated that the LCP includes a Vision Statement which is a statement of community values based on the
Vision Statement from the 2018 Vision Plan with updates based on recent events and trends. Updates include a
commitment to address climate change which was not included in the 2018 Vision Statement. She reviewed the
Building Blocks which she stated are the framework of the LCP. Two additional Building Blocks have been added since
2018 - climate mitigation & adaptation and solid waste management. The Building Blocks are based on and have been
updated from the Vision Plan Summary Papers which provide an overview of existing conditions for each Building Block
as well as background, recent actions by the town, and key issues moving forward. Tennstedt stated that the Building
Blocks are not silos but complement and reinforce each other. Tennstedt stated that the Action Plan is the heart of the
LCP. It lays out goals, purposes, and actions to achieve the community's vision for each Building Block for the next 10+
years. The Action Plan is based on goals and actions from the Vision Plan, results from Brewster's Next Steps survey,
recommendations from community stakeholders on current needs, and recommendations from Summary Papers. She
stated that the Action Plan must be representative of the will of Brewster residents and circumstances present and
going forward. The Action Plan is not binding, exclusive or exhaustive and represents a menu of possible options.
Tennstedt reviewed how the LCP will be used in decision-making. She stated that the LCP has been clarified so residents
will have a better understanding of how the LCP will be used. Tennstedt stated that once adopted, the LCP will become
an integral part of the town decision-making process and will be implemented through town boards, committees,
departments, and community organizations. To date, the Select Board has been using the Building Blocks from the 2018
Vision Plan to organize its Strategic Plan. Tennstedt noted that a Capital Facilities Plan is included in the LCP and that
any major capital expenditure will need to go to Town Meeting for approval. There will be annual reporting on LCP
implementation. Tennstedt stated that LCP implementation does not change any public decision-making approval
processes otherwise required. For example, capital expenditures and bylaw/code amendments will still require Town
Meeting approval.
Tennstedt reviewed the next steps of the LCP process. She stated that the VPC voted to recommend adoption of the
revised draft to the Select Board and Planning Board on September 5, 2023 subject to staff formatting, editorial
corrections, and data and information updates. The formatted LCP has been posted to the LCP project page on the town
website. The Planning Board and Select Board's role is to decide whether to endorse the revised draft and recommend
it to Fall Town Meeting for possible adoption. The VPC will continue to work on public outreach until Fall Town Meeting
in November. Tennstedt thanked the VPC members: Amanda Bebrin, Vice Chair, Andi Genser, Patricia Hess, Suzanne
Kenney, Fran Schofield, Alex Wentworth, and Kari Hoffmann, Select Board Liaison. Schofield was present at the hearing.
Genser, Hess, and Kenney joined the hearing via Zoom. She also thanked Town Planner Jon Idman and Administrative
Assistant Ellen Murphy.
Members of the Planning Board thanked Tennstedt for her presentation and thanked the VPC for all their work on the
LCP and their public outreach and engagement efforts. Bebrin, Vice Chair of the VPC, noted a conversation the VPC had
with their consultant regarding implementation and requirements to implement certain actions in the plan within a
certain time. Bebrin stated that the VPC pushed back because they do not see implementation as prescriptive but open
ended and meant to work with the Select Board's Strategic Plan and the Capital Facilities Plan. She stated that the
Action Plan is the heart of the LCP and asked residents to review the Action Plan.
PB Minutes 09/27/23 Page 2 of 3
Members of the Select Board thanked the VPC for their work on the LCP and for their public engagement efforts.
Chaffee noted that the LCP is not a mandate but provides direction. She also stated that the plan was prepared by the
VPC based on input from Brewster residents. Hoffmann thanked members of the public who have participated in the
LCP process. Hoffmann noted that the VPC is still working on public outreach and education and thanked them for their
continued efforts.
Tennstedt thanked Hal Minis, former VPC Chair, for all his work in the vision planning process and on the LCP.
Mark Martino, 337 Lund Farm Way, stated he believes the economy will improve because of the LCP.
Ben McKelway, 1802 Main Street, stated that he wished the Planning Board and Select Board would not endorse the
LCP. He sees the plan as pro -growth and pro -development and an attempt to lure more people to Brewster which in his
opinion is already busy enough. McKelway stated that he understands the LCP is just guidance, but it is not the type of
guidance he wants the Select Board and other town boards to have. He does not support a town center, complete
streets program, zoning changes to allow for more multi -family units, or encouraging more business in Brewster.
Motion by Chaffee to Close the Public Hearing. Second by Hoffmann. Vote: 5-0-0.
Motion by Wentworth to Close the Public Hearing. Second by Michaels. Vote: 7-0-0. Taylor noted that Brewster's last
Local Comprehensive Plan was is 1970.
Motion by Wentworth to Endorse the Revised Local Comprehensive Plan and Recommend It to Town Meeting for
Adoption, subject to Additional Editorial Corrections. Second by Hillis -Dineen. Vote: 7-0-0.
Motion by Hoffmann to Endorse the Revised Local Comprehensive Plan and Recommend It to Town Meeting for
Adoption, subject to Additional Editorial Corrections. Second by Whitney. Vote: 5-0-0. Motion by Chaffee to Adjourn
the Select Board. Second by Hoffmann. Vote: 5-0-0. Select Board adjourned at 7:08 pm.
7:08 PM APPROVAL OF MEETING MINUTES
Approval of Meeting Minutes: September 13, 2023.
The Board reviewed the September 13, 2023 meeting minutes. Motion by Wentworth to Approve September 13, 2023
Meeting Minutes. Second by Degen. Vote: 6-0-1 (Freitas abstained).
7:09 PM COMMITTEE REPORTS
Taylor reported that the Open Space Committee is researching ownership of land in town through the Registry of Deeds.
Michaels stated that the Water Quality Review Committee is continuing its discussion on their mission and committee
charge. Bebrin announced the First Annual Volunteer Fair scheduled for Saturday, September 30`h from 10 am -12 pm.
7:11 PM FOR YOUR INFORMATION
The Planning Board received information on the Brewster Communications Community Survey and a community forum
and survey on climate adaptation for Pleasant Bay.
Motion by Wentworth to Adjourn. Second by Michaels. Vote: 7-0-0. The meeting adjourned at 7:13 PM.
Next Planning Board Meeting Date: October 11, 2023.
Respectfully submitted,
Lynn St. yr, Senior Department Assistant, Planning
PB Minutes 09/27/23 Page 3 of 3