HomeMy Public PortalAboutPond Property Committee packet 11.15.23Town of Brewster
Pond Planning Property Committee
2198 Main St., Brewster, MA 02631
(508) 896-3701
AMENDED POND PROPERTY PLANNING COMMITTE
MEETING AGENDA
2198 Main Street
November 15, 2023, at 4PM
This meeting will be conducted in person at the time and location identified above. This means that at least a quorum
of the members of the public body will attend the meeting in person and members of the public are welcome to attend
in person as well. As a courtesy only, access to the meeting is also being provided via remote means in
accordance with applicable law. Please note that while an option for remote attendance and/or participation is
being provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if
technological problems interrupt the virtual broadcast or affect remote attendance or participation, unless
otherwise required by law. Members of the public with particular interest in any specific item on this agenda, which
includes an applicant and its representatives, should make plans for in-person vs. virtual attendance accordingly.
Members of the public who wish to access the meeting may do so in the following manner:
Please click the link below to join the webinar:
https://us02web.zoom.us/j/89802325739?pwd=Y3dETmUvWHdoTlB0dklOaVlEekdxQT09
Passcode: 467353
US: +1 312 626 6799 or +1 929 436 2866 Webinar ID: 898 0232 5739 Passcode: 467353
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in
the meeting, may do so by accessing the meeting remotely, as noted above. Additionally, the meeting will be broadcast
live, in real time, via Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Please note that the Pond Property Planning 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 Pond Property Planning
Committee on matters not on the meeting’s agenda for a maximum of 3-5 minutes at the Chair’s discretion. The
Pond Property Planning Committee will not reply to statements made or answer questions raised during public
comment but may add items presented to a future agenda.
6.Review and Discuss Updated Plans, Pricing and Forum #3 – Reed Hilderbrand
7.Overview of Housing Needs on Cape Cod and Brewster
8.Short Term Uses of Property Updates
a.Guided walk report update: October 28, 2023
b.Town plans for spring tour day
9.FYIs
10.Approval of Minutes from October 18, 2023 and September 20, 2023
11.Matters Not Reasonably Anticipated by the Chair
12.Questions from the Media
13.Next Meetings: Virtual Forum #3, November 30, 2023 6pm, January 10th, January 24th or
31st
14.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
11/9/2023 11/14/23
Pond Property
Planning
Committee
Doug Wilcock
Chair- At Large
Cynthia Baran
Vice Chair-Water
Commissioners
Kari Hoffmann
Select Board
Cynthia Bingham
Select Board
Steve Ferris
At Large
Jan Crocker
At Large
Katie Gregoire
At Large
Elizabeth Taylor
Open Space
Committee
Tim Hackert
Housing Trust
Chris Ellis
Recreation
Commission
Chris Williams
Natural Resources
Commission
Town of Brewster
Pond Planning Property Committee
2198 Main St., Brewster, MA 02631
(508) 896-3701
POND PROPERTY PLANNING COMMITTE
MEETING AGENDA
2198 Main Street
November 15, 2023, at 4PM
This meeting will be conducted in person at the time and location identified above. This means that at least a quorum
of the members of the public body will attend the meeting in person and members of the public are welcome to attend
in person as well. As a courtesy only, access to the meeting is also being provided via remote means in
accordance with applicable law. Please note that while an option for remote attendance and/or participation is
being provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if
technological problems interrupt the virtual broadcast or affect remote attendance or participation, unless
otherwise required by law. Members of the public with particular interest in any specific item on this agenda, which
includes an applicant and its representatives, should make plans for in-person vs. virtual attendance accordingly.
Members of the public who wish to access the meeting may do so in the following manner:
Please click the link below to join the webinar:
https://us02web.zoom.us/j/89802325739?pwd=Y3dETmUvWHdoTlB0dklOaVlEekdxQT09
Passcode: 467353
US: +1 312 626 6799 or +1 929 436 2866 Webinar ID: 898 0232 5739 Passcode: 467353
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in
the meeting, may do so by accessing the meeting remotely, as noted above. Additionally, the meeting will be broadcast
live, in real time, via Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Please note that the Pond Property Planning 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 Pond Property Planning
Committee on matters not on the meeting’s agenda for a maximum of 3-5 minutes at the Chair’s discretion. The
Pond Property Planning Committee will not reply to statements made or answer questions raised during public
comment but may add items presented to a future agenda.
6.Review and Discuss Updated Plans, Pricing and Forum #3 – Reed Hilderbrand
7.Overview of Housing Needs on Cape Cod and Brewster
8.Short Term Uses of Property Updates
a.Guided walk report update: October 28, 2023
b.Town plans for spring tour day
9.FYIs
10.Approval of Minutes from October 18, 2023
11.Matters Not Reasonably Anticipated by the Chair
12.Questions from the Media
13.Next Meetings: Virtual Forum #3, November 30, 2023 6pm, January 10th, January 24th or
31st
14.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
11/9/2023
Pond Property
Planning
Committee
Doug Wilcock
Chair- At Large
Cynthia Baran
Vice Chair-Water
Commissioners
Kari Hoffmann
Select Board
Cynthia Bingham
Select Board
Steve Ferris
At Large
Jan Crocker
At Large
Katie Gregoire
At Large
Elizabeth Taylor
Open Space
Committee
Tim Hackert
Housing Trust
Chris Ellis
Recreation
Commission
Chris Williams
Natural Resources
Commission
Town of Brewster Sea CampsPPPC Meeting
November 15, 2023
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
WHERE ARE WE IN THE PROCESS?
Orientation (8 min)
- Introduction
- Where We Left Off
Bay Property (40 min)
- What We’ve Heard
- Refined Plans and Cost Information
Partnerships (5 min)
Pond Property (30 min)
- What We’ve Heard
- Refined Plans and Cost Information
Breakout Room Discussions (30 min)
Conclusions & Next Steps (5 min)
COMMUNITY FORUM #3 AGENDA
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
PROPOSED PLAN
Pond Property
PARKING
8 SPOTS
(0.5 MILES FROM BEACH)
PARKING
16 SPOTS
(0.3 MILES FROM BEACH)
EXPANDED TRAILS
IMPROVED
GRAVEL DRIVE
CONSERVATION
& NATURE
PARTNERSHIPS
(BREWSTER
CONSERVATION TRUST &
MASS AUDUBON)
RESERVE FOR
HOUSING OR
FUTURE
MUNICIPAL USES
PUBLIC BEACHMASS AUDUBON
PROGRAMMING ADA PARKING &
DROP OFF ZONE
4 SPOTS
(0.1 MILES FROM BEACH)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
PROPOSED PLAN
Beach Access
SEASONAL PORTA POTTIES
STORAGE / COMMUNITY USE
MASS AUDUBON
STORAGE,
WEATHER SAFE SPACE,
OFFICE
SEASONAL PORTA
POTTIES
KAYAK RACKS
MASS AUDUBON PROGRAMS
TRAILS
LIMITED USE PUBLIC BEACH
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
MUNICIPAL USES
• The Town Warrant article to purchase the properties approved at Town Meeting
included the following Potential Town Uses for both properties:
• habitat protection
• watershed protection
• open space
• conservation
• passive recreation
• active recreation
• community housing
• general municipal purposes
Context
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Total Estimate:
~$949,400 before markups
~$1,600,000 after markups
Pricing Breakdown
- Building removal (3 bldgs): $7,400
- Building restoration (5 bldg):$44,000
- Trails: $205,000
- Roadway improvements: $644,000
- Parking Areas: $49,000
Pond Property
Markups include:
• 10% general conditions
• 10% overhead and profit
• 1% permitting
• 2% bond/insurance
• 15% design contingency
• 6% escalation (Spring 2025)
PRELIMINARY DRAFT PRICING
Town of Brewster
Cape Cod Sea Camps Planning
Date: Thursday, November 30th 2023
Time: 6-8 pm Location: Virtual on Zoom
Zoom Link: https://us02web.zoom.us/j/82220044021?pwd=VER2Ylo0MURGSmFmcHRsVDNrQkZmUT09
Join us for our Third Community Forum!
Community Forum #3 will be a virtual community meeting that shares plans in progress for the Bay and Pond
properties. These plans have been informed by community feedback received through our previous Community
Forums and surveys for the former Sea Camps properties, as well as other recent opportunities for residents to
give their input on the Town’s goals and priorities. We invite you to learn more about the latest versions of the
plans and share your feedback.
The majority of the virtual forum will be a presentation by the Design Team and Town Staff to explain the
plans in progress for both Properties. Important Town context about a potential community center, housing,
and municipal uses up for consideration on the Properties will also be provided during this session. The final
30 minutes of the forum will be conducted in smaller virtual breakout groups where residents will be invited to
provide feedback and ask questions. Residents will also be able to submit written comments by email after this
forum.
Zoom link and more information can also be found on the Town’s website: https://www.brewster-ma.gov
Where we are in the process:
This forum will be the third public community workshop in a series of four sessions that takes place over the
course of the planning process. Following this event, one additional Community Forum will be held in early
2024 before the plans are finalized and voted on at Town Meeting in May 2024.
For more details about the long-term planning process, information on Bay Property and Pond Property
Planning Committee meetings and interim activities at both properties, please visit the project page,
https://www.brewster-ma.gov/cape-cod-sea-camps-properties. To provide feedback to one of the committees,
please email us at bppc@brewster-ma.gov (Bay property) or pppc@brewster-ma.gov (Pond property).
Community
Forum
Committee
Meetings
Town
Vote
Identify your
priorities with the
planning team
Tune in to public meetings where
community representatives workshop
ideas with the planning team
Vote to approve the
comprehensive plans at the
Spring 2024 Town Meeting
Comprehensive
Planning Document
See the vision for the future of
the Sea Camp Properties
BEACH AT POND PROPERTY MAIN DRIVE AT BAY PROPERTY
PARTIAL
REWILD +
SEASONAL
COMMUNITY USE
COMMUNITY
GARDENS
&
POLLINATOR
MEADOW
TENNIS
COMMUNITY
COMMONS
NATURE
BASED
PROGRAMS
NEW
TRAILS &
ACCESSIBLE
PATHS
POOL
&
PICNIC
WOODLAND
BUFFER
HOUSING
MAINTENANCEFLEXIBLE
SPACE
RESTORE
COASTAL
DUNE
Where we are in the process:
BAY PROPERTY
Progress Plan
POND PROPERTY
Progress Plan
MASS AUDUBON
PROGRAMMING
CONSERVATION AND
NATURE PARTNERSHIPS
(BREWSTER CONSERVATION
TRUST & MASS AUDUBON)
PUBLIC
BEACH
RESERVE FOR
HOUSING OR
FUTURE
MUNICIPAL USES
POND OUTLOOK AT POND PROPERTY
BEACH AT POND PROPERTY
OUTDOOR AMPHITHEATER AT BAY PROPERTY
MAIN DRIVE AT BAY PROPERTY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Join us for our Third Community Forum!
When: November 30th, 6-8pm
Where: Virtual (Zoom link will be available on the Town’s website:
(https://www.brewster-ma.gov)
Please join us virtually to learn about our plans in progress for the Bay and Long Pond Properties. These plans have
been informed by community feedback received through our previous Community Forums and surveys for the former
Sea Camps properties, as well as other recent opportunities for residents to give their input on the Town’s goals and
priorities. We invite you to learn more about the latest versions of the plans and share your feedback. Following this
forum, one additional Community Forum will be held in early 2024 before the plans are finalized and voted on at
Town Meeting in May 2024.
Town of Brewster
Sea Camps Comprehensive Planning
Reed Hilderbrand LLC
Landscape Architecture
130 Bishop Allen Drive
Cambridge, MA 02139
Town of Brewster —Community Forum #3 Personnel
LEAD TECH:
Suzanne
o Handles all tech issues
o Mute others during presentation
o Organize breakout rooms and send to breakouts
o Return everyone to main room after breakouts
o Give 5 minute and 1 minute warning to end of groups
o Chat closed during presentation
o chat open during breakout rooms (and recorded)
o We will use Zoom Meetings vs. Webinar
o Attendees will be randomly assigned to breakout rooms
RH/WXY:
o Welcome everyone to breakout rooms room, explain who will be facilitating and
how questions and comments will be recorded
o We will be video recording
o Share screen and record comments on plans
o Answer questions as needed
o Reference information on Miro Board as needed
FACILITATORS:
o Call on hands in breakout room
o Encourage comments and questions in the chat
o Limit each speaker to 2 minutes max / facilitate discussion
o Give design team or committees opportunities to answer questions as needed
BREAKOUT GROUP TECH:
o Mute people as needed
o General tech support to report to Suzanne if issues
o Record forum and breakouts, save breakout room chats
COMMITTEE MEMBERS:
o Answer questions and guide conversation as needed
2
Town of Brewster —Community Forum #3 Personnel
BREAKOUT GROUP 1
Elizabeth Randall (RH)
Elton Cutler (Facilitator)
Kathy (Tech)
Committee members
o Katie Miller-Jacobus
o Jan Crocker
o Chris Williams
BREAKOUT GROUP 2
Lauren Tam (RH)
Griffin Ryder (Facilitator)
Erika (Tech)
Committee members
o Mary Chaffee
o John Phillips
o Doug Wilcock
o Elizabeth Taylor
BREAKOUT GROUP 3
Madeleine Aronson (RH)
Mike Gradone (Facilitator)
Conor (Tech)
Committee members
o Amanda Bebrin
o Peter Johnson
o Steve Ferris
o Katie Gregoire
BREAKOUT GROUP 4
David (WXY)
Jon Idman (Facilitator)
Taj (Tech)
Committee members
o David Whitney
o Cynthia Baran
o Kari Hoffmann
3
Town of Brewster —Community Forum #3 Personnel
BREAKOUT GROUP 5
Annie (WXY)
Donna Kalinick (Facilitator)
Ellen Murphy (Tech)
Committee members
o Pat Hughes
o Clare O'Connor-Rice
o Chris Ellis
o Cindy Bingham
BREAKOUT GROUP 6
Helen (WXY)
Peter Lombardi (Facilitator)
TBD (Tech)
Committee members
o Karl Fryzel
o Caroline McCarley
o Tim Hackert
Town of Brewster
Housing Production Plan
2022-2027
APPROACH TO IMPLEMENTATION
The table below outlines the potential responsible parties for each strategy, as well as possible time frames for select strategies. The final two columns
on the right indicate whether the strategy follows a recommendation from the 2017 Housing Production Plan, and whether the strategy is connected to
DHCD guidelines for Housing Production Plans (as outlined in Table 23 of this HPP).
Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Regulatory Reform
#1
Reevaluate the existing ADU and ACDU bylaws and other
references to accessory apartments; explore amendments to
streamline these provisions and improve their efficacy.
Planning
Building
BHP
HC
SB
Early
(discussed) #1 ✓
#2 Amend zoning to clearly allow mixed uses that include housing
in business-zoned areas. Planning BHP, SB
HC, TA TBD #2
✓
#3
Reevaluate the existing multifamily dwelling bylaw (Section
179-34) and consider changes and other regulatory measures
to facilitate multi-unit residential development.
Planning HC, TA
SB TBD #5
✓
#4
Explore measures to require or encourage the inclusion of
affordable units in residential development over a certain
number of units.
Planning HC, TA
SB
TBD
#4
✓
#5 Allow and incentivize the adaptive reuse of existing buildings
for the creation of affordable and mixed income housing.
Planning
Building
TA, SB
HC
ZBA TBD #6
✓
#6
Utilizing the findings of the ongoing Integrated Water Resource
Management Plan, continue to identify appropriate wastewater
treatment systems to enable the creation of denser housing
development that can support the inclusion of affordable units.
Interdepartmental:
Health
TA, SB,
Planning Natural
Resources
HC TBD --
Town of Brewster Housing Production Plan
2022-2027
2
Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Funding & Assets
#7
Continue to work with nearby communities on the Cape by
pooling CPA funds and other resources to construct affordable
housing in suitable locations throughout the region and meet
regional housing needs.
CPC
TA
HC
SB
BHP
BAHT Ongoing #9 ✓
#8 Develop a five-year financial plan for the BAHT and determine
whether additional funding streams should be explored.
BAHT & Finance
(FT) Team & SB
HC
CPC
First
(In process) #7 & #8
#9
Based upon the BAHT five-year financial plan, explore other
funding opportunities to support housing initiatives at a range
of income levels.
BAHT, CPC, FT, SB,
TA & HC After #8 #7
#10
Explore local property tax incentives for the creation of
affordable housing, such as offering a reduction of property
taxes to an owner renting an affordable unit.
SB
TA
Finance
Assessor
HC
BAHT
TBD #8
#11 Develop criteria for assessing a property’s suitability for the
creation of affordable and attainable housing.
Planning
HC
BAHT
Building
Health
Cons
Comm,
Open Space
TA, SB
First #15 ✓
#12
Inventory existing Town-owned land using the criteria
developed to determine suitability for housing; develop and
issue an RFP for the development of affordable and attainable
housing on properties identified as suitable for housing
development.
Planning
HC
TA
BAHT
Cons Comm
Assessor
SB
Open Space
After #11 #15 ✓
#13
If deemed necessary based upon the findings of the Town-
owned land inventory, develop and issue an RFP for the
acquisition of privately held land for the creation of affordable
and attainable housing.
BAHT
TA
HC
Planning
SB After #12 -- ✓
3
Town of Brewster
Housing Production Plan
2022-2027
Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Education & Advocacy
#14 Develop a collaborative housing education plan that connects
to the Town’s Local Comprehensive Plan (LCP).
BAHT
BHP
HC
Vision
BHA
COA
Early
(In process) #13 & #16
#15
Continue to ensure regular participation by staff and members
of Town bodies in available trainings on housing-related issues
including fair housing, local and regional housing needs,
comprehensive permit administration, and other relevant
topics.
HC
BAHT
BHP
Planning
CPC
ZBA
SB
Finance
Ongoing #13
Local Policy & Planning Strategies
#16 Continue to make good use of 40B, including the Local Initiative
Program (LIP), as a vehicle for creating affordable housing.
BHP
BAHT
HC, TA
SB
ZBA
CPC
Ongoing
(Brewster
Woods,
Habitat)
#14 ✓
#17
Encourage public/private partnerships to facilitate the
collaborative production of affordable housing to meet a range
of community needs.
BAHT
BHP
HC
TA
SB
Planning
CPC
TBD -- ✓
#18
Continue to monitor the impacts of short-term rentals on the
availability of year-round rental units; review and consider
changes to local policies accordingly.
SB
Finance
TA
BAHT
HC Ongoing --
#19
Increase housing staff capacity to ensure continued and
consistent collaboration with the Building, Conservation,
Health, and Planning Departments.
TA
Finance
HC
Interdepartmental:
Building
Planning
TBD #12
Town of Brewster Housing Production Plan
2022-2027
4
Implementation Table
Implementation Strategies
POTENTIAL
Responsible Entities
POTENTIAL
Time Frame
TBD
Follow-up to
2017 HPP
Strategy #
Meets DHCD
Guidelines for
HPP Strategies Lead Support
Community Resources & Local Support
#20
Continue the CDBG-funded housing rehabilitation program to
enable income-eligible homeowners to make critical home
repairs.
HC
TA
Finance
Building
SB Ongoing --
#21 Evaluate current CPC-funded housing initiatives and consider
adjusting to meet current needs.
BAHT
CPC, SB
HC
BHP
Early/
Ongoing
(Discussed)
--
#22
Explore other opportunities for direct support for eligible
households, including partnerships with local non-profits and
housing assistance providers.
HC
BHP
BAHT
COA
CPC
BHA
TBD --
Notations:
BAHT- Brewster Affordable Housing Trust FT- Finance Team
BHA- Brewster Housing Authority HC- Housing Coordinator
BHP- Brewster Housing Partnership SB- Select Board
COA- Council on Aging TA- Town Administration
CPC- Community Preservation Committee ZBA- Zoning Board of Appeals
Cons Comm- Conservation Committee
The Power of Home
An Overview of Housing Assistance
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Housing Assistance
Who We Are?
We are a private 501c3 nonprofit founded in 1974
serving low-and-middle income households in all
towns on Cape Cod, Martha’s Vineyard, and
Nantucket.
We help more than 6,000 people annually on
Cape Cod, Martha’s Vineyard, and Nantucket.
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Our Mission
Our Vision
A vibrant year-round community where everyone has a
stable place to call home.
Housing Assistance strengthens the Cape Cod & Islands
region by empowering individuals, fostering community
connections, and increasing affordable housing
opportunities.
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Our Programs & Services
Prevention
Outreach to Homeless Individuals
Shelter Homeless Families - 4 family shelters
Stabilization
Rental & Mortgage Assistance Vouchers - 800+ monthly
68 Brewster households (2022)
Financial Assistance Programs
THRIVE (workforce housing voucher)
Family Self Sufficiency (5-year employment & savings incentive)
Weatherize and Repair Homes
Certified energy audits, fuel assistance, weatherization, and appliance repair/replacement
13 Brewster households (2022)
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Our Programs & Services
Empowerment
Consumer Financial Education (79 Brewster households)
First Time Homebuyer, Money Matters (Budgeting)
and Home Safe (Post-purchase education)
Foreclosure and Reverse Mortgage Counseling by a
certified counselor
Lotteries - 30 homes awarded in 2023
Build Affordable Housing - 550 units built, 218 in pipeline
Engage, educate, and empower housing advocates
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
We Build Housing
We partner with towns to build affordable housing
Melpet Farms – Dennis
27 rental units
Kimber Woods – Barnstable
28 rental units
Sachems Path – Nantucket
40 homeownership
Clay Pond Cove – Bourne
45 senior rentals 55+
Brewster Woods – Brewster
30 rental units
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
The Power of Home
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
What is a HOME?
•A Home provides safety, security and a
sense of belonging in a community.
•A Home is a set of memories.
•A Home creates a sense of identity.
•A Home means the place you come
from: where you grew up, your
community, and to which you return for
family celebrations.
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Why is the American Dream of
Home Ownership out of reach?
NO AVAILABILITY
NO HOUSING DIVERSITY
HIGH PRICES
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Brewster Median Home Price
$638,000*
Brewster Median Household Income
$88K*
Brewster Real Estate Listings
( as of 11/14/2023)
Homes/Condos for Sale: 25*
Below $500K: 11
$500K-$1M: 6
$1M+: 8
*12 condo’s
Year-Round Rentals: 8
$1,100 – 2,000: 2 (1 bdrm)
$1,900 - 2,500: 4 (2 bdrm)
$2,100 - $3,000: 2 (3 bdrm)
*Housing Profile, Cape Cod Commission
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
ACCOUNTANT
$75,000
100% AMI
I can afford to
RENT: $1,875
BUY: $285K
TEACHER
$60,000
79% AMI
ASST. BRANCH MGR.
$50,000
POLICE OFFICER
$105,000
120% AMI 66% AMI
I can afford to
RENT: $1,500
BUY: $200K
I can afford to
RENT: $1,250
BUY: $140K
I can afford to
RENT: $2,600
BUY: $420K
Renting/Buyer Power of the Workforce
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Brewster employers are looking for staff
AdviniaCare The Woodlands
HOUSING ASSISTANCE HOUSING TO PROTECT CAPE COD
Our vision is a Cape Cod with a variety of housing types to fit
the needs and resources of all residents without sacrificing the
natural beauty we have worked so hard to protect.
Questions?
Ann Schiffenhaus
aschiffenhaus@haconcapecod.org
Town of Brewster Sea CampsBPPC Meeting
November 14, 2023
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
WHERE ARE WE IN THE PROCESS?
Orientation (8 min)
- Introduction
- Where We Left Off
Bay Property (40 min)
- What We’ve Heard
- Refined Plans and Cost Information
Partnerships (5 min)
Pond Property (30 min)
- What We’ve Heard
- Refined Plans and Cost Information
Breakout Room Discussions (30 min)
Conclusions & Next Steps (5 min)
COMMUNITY FORUM #3 AGENDA
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
OVERALL PLAN
Bay Property
0 200’MILLSTONE
ROAD
ROUTE 6A
SPRUCE HILL
PARTIAL
REWILD +
SEASONAL
COMMUNITY USE
COMMUNITY
GARDENS
&
POLLINATOR
MEADOW
TENNIS
COMMUNITY
COMMONS
NATURE
BASED
PROGRAMS
NEW
TRAILS &
ACCESSIBLE
PATHS
POOL
&
PICNIC
WOODLAND
BUFFER
HOUSING
MAINTENANCE
RESTORE
COASTAL
DUNE
FLEXIBLE
SPACE
FLEXIBLE SPACE
COMMUNITY COMMONS
PARTIAL REWILD + SEASONAL COMMUNITY USE
RESTORE COASTAL DUNE
NATURE BASED PROGRAMS
POOL
WOODLAND BUFFER
COMMUNITY GARDEN
NEW TRAILS & ACCESSIBLE PATHS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 0 200’
EXISTING PLAN
MILLSTONE
ROAD
ROUTE 6A
17
16
57
40 38
39
42
36
37
56 85
15A6
18
19
55
54
2120
50
5
4
1
2
3
15
7
8
9
22
12
11
35
47
14 13
33
32
10
48
23
70
24
29
30
25
26
46
28
31
49 81
27 60
80
78
77
79
34
52
67
82
83 59
58
72
71 73
74
75 76
4443
63
64
62 61
5368
86 84
66
92 TOTAL BUILDINGS:
Existing Buildings
12 COMMUNAL CAMP USES
6 SHOWER HOUSES
9 STAFF CABINS
38 CABINS
25 MAINTENANCE BUILDINGS
1 ADMINISTRATION BUILDING
1 SPRUCE HILL HOUSE
C
O
MMUNAL C A M P U SES
ADMIN BU I L D I N G
CAB I N S
SHOWER H O U S E
STAFF C A B I N
MAINTEN A N C E
SPRUCE HIL L H O U S E
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 0 200’
PROPOSED PLAN
Building Re-Use MILLSTONE
ROAD
ROUTE 6A
24 BUILDINGS TO BE REUSED
2 NEWLY CONSTRUCTED BUILDINGS
40 BUILDINGS TO BE REMOVED
20 BUILDINGS POSSIBLY TO BE REUSED
(These buildings would be remain if used for
seasonal workforce housing but would be removed
if there were to be new affordable housing)
•Re-use existing buildings where
feasible
WHAT WE HEARD:
NATURE
CENTER
COMMUNITY
CENTER
REUSE BOA T H O U S EREUSE ADMIN B U IL D IN G
REUSE PICNI C P A V ILIO N
R
E
U
S
E CABINS FO R C O M M UNITY USE REUSE ART S C E N T E RR
E
U
SE CABINS FO R M A IN TENANCE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
PROPOSED PLAN
Parking
PARKING
MILLSTONE
ROAD
ROUTE 6A
0 200’
BEACH, BOATHOUSE,
NATURE CENTER
PARKING GROVE
~ 40 SPOTS
EXISTING PARKING AREA
~ 46 SPOTS
COMMUNITY CABIN
GRAVEL PARKING
~ 26 SPOTS
ADMIN HOUSE &
RECREATION GRAVEL
PARKING
~ 44 SPOTS
OVERFLOW EVENT
PARKING
~ 127 SPOTS
NATURE CENTER ADA
PARKING
4 SPOTS
POOL ADA PARKING
4 SPOTS
POOL, ARTS CENTER,
COMMUNITY CENTER
PARKING GROVES
~ 86 SPOTS
COMMUNITY CENTER
ADA PARKING
4 SPOTS
SECONDARY VEHICULAR
PRIMARY TWO WAY VEHICULAR
PRIMARY ONE WAY VEHICULAR
SECONDARY MAINTENANCE VEHICULAR
PRIMARY MAINTENANCE VEHICULAR
PUBLIC
ENTRANCE
SECONDARY
PRIVATE
ENTRANCE
GRAVEL PARKING
PARKING WITH PLANTING
PLANTING GROVE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
MEADOW LOOP
CAMPUS LOOP
POND & DUNE WALK
FITNESS LOOP
PROPOSED PLAN
Walking Trails
MILLSTONE
ROAD
ROUTE 6A
0 200’
MEADOW LOOP:
0.3 MILES
FITNESS
LOOP:
0.2 MILES
CONNECTS TO
SPRUCE HILL
CONNECTS TO
SPRUCE HILL
CAMPUS LOOP:
1 MILE
POND & DUNE
WALK:
0.5 MILES
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
PRELIMINARY DRAFT PRICING
Buildings (Total: $27,157,000)
- Building removal (40 bldgs): $282,000
- Renovations (32 bldgs):$2,370,000
- New Community Center: $22,000,000
- New Nature Center: $1,555,000
- New Restroom Facility: $950,000
Sitework and Recreational Amenities (Total: $2,179,000)
- Planting (woodland, dune, meadow): $1,136,000
- Trails: $500,000
- Picnic Areas: $214,000
- Tennis Courts: $461,000
- Community Garden: $250,000
- Fitness Stations: $60,000
- Playground: $726,000
- Athletic Field: $257,000
Site Prep and Infrastructure (Total: $4,016,500)
- Site prep and paving removal: $812,000
- Road Improvements: $1,004,000
- Parking Areas and Stormwater Management: $1,128,000
- Utilities: $499,860
- Septic: TBD
Bay Property Overall
(with new Community Center)
Total:
~$34,204,000 before markups
~$53,000,000 after markups
Markups include:
• 10% general conditions
• 10% overhead and profit
• 1% permitting
• 2% bond/insurance
• 15% design contingency
• 6% escalation (Spring 2025)
Pricing Breakdown
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
Add (Total: $5,655,650)
- Renovate dining hall: $5,655,650
Remove (Total: $22,580,000)
- Community Center: $22,000,000
- Expanded Parking: $498,000
- Remove Dining Hall: $82,000
Community Campus instead
of Community Center (Assumes
renovated dining hall, no community
center and no COA facility)
Total:
~-$16,914,000 before markups
Pricing Breakdown
PRELIMINARY DRAFT PRICING
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 10.18.23 www.brewster-ma.gov Page 1 of 5
Office of:
Select Board
Town Manager
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
Date: October 18, 2023
Time: 4:00pm
Place: 2198 Main Street
Participants: Chair Doug Wilcock, Cindy Bingham, Kari Hoffmann, Elizabeth Taylor, Tim Hackert, Cindy Baran,
Christopher Williams, Jan Crocker, Steve Ferris, Assistant Town Manager Donna Kalinick, Town Manager
Peter Lombardi, Mark Nelson
Remote Participants: Katie Gregoire (4:20pm), Elizabeth Randall (Reed Hilderbrand), Madeleine Aronson
(Reed Hilderbrand), David Vega-Barachowitz (Reed Hilderbrand)
In Attendance: Amy Henderson, Tino Kamarck, Jill Scalise, Charlie Sumner, Jon Idman, Paul Anderson, Chris
Miller, Peter Johnson
Absent: Chris Ellis
Call to Order, Declaration of a Quorum, Meeting Participation Statement, and Recording Statement
Chair Wilcock called the meeting to order at 4:00pm, declared a quorum and read the meeting and recording
statements.
Public Announcements and Comment
None
Review and Discuss Updated Plans for Forum #3- Reed Hilderbrand
Ms. Kalinick recapped where the committee stands in the process after a joint meeting with both the Select
Board and the Bay Property Planning Committee. The next forum will take place on November 30th at 6pm,
this will be a virtual forum. Reed Hilderbrand and their team WXY will present the plan and options that they
have been working on following the joint meeting. WXY will present some of the very conceptual possible
ways that housing could work on the parcel.
Ms. Randall noted the 5 options that were presented for possibilities for the Pond Property. Based on the
feedback from the forum, the survey and the joint meeting Reed Hilderbrand has narrowed down the plan to
one overall plan that has alternatives for the area of the property along Rt 137:
Housing + Conservation
Housing, Revenue + Conservation
Municipal Use, Conservation + High-Use Public Beach
Conservation + Education
Hybrid Housing, Conservation + Municipal Use
The revised guiding principles apply to both properties with many opportunities to reflect the principles for
planning for long term needs of the Town, building partnerships for activities and stewardship, fostering
awareness of the sensitive ecologies, demonstrating sustainability, opportunities for education, recreation,
wellness and programs and protecting and conserving important natural habitat and water resources. There
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 10.18.23 www.brewster-ma.gov Page 2 of 5
Office of:
Select Board
Town Manager
is an opportunity to contribute to the Town’s Affordable housing goals on both properties and for cost
management strategies. Ms. Randall noted that the idea of balancing cost with revenue is still important to
the community. Noting minor roadway improvements, beach access and educational opportunities at the tip
of the property along the pond.
Ms. Aronson reviewed the overall plan for the parcel pointing out the zone reserved for housing or future
municipal use, the plan assumes the road would remain the same with some improvements. The road is to
remain gravel but widen for emergency access and improvements for stabilization and erosion control.
Throughout the property, the trails and connected to existing ones that tie it in to Long Pond Woodlands.
Two different parking areas, one with 8 spots and one with 16 spots on the parcel. There is a handicapped
drop off zone with parking spots, all outside the wetlands buffer. These would tie into the walking paths to
have an accessible route to the beach. The beach, which there was a strong preference for lower use
because of the sensitive, limited access beach, would have kayak racks, storage, and seasonal port-a-potties.
Ms. Aronson proposes removing all buildings at the beach except one that would remain for storage and
community use. The kayak racks are to remain and could add a few more. The zone with education shows
the four buildings to remain for storage, office space and weather safe space, also with seasonal port-a-
potties.
Mr. Vega-Barachowitz presented the housing analysis on the pond parcel. The presentation included:
Refresher of the Housing Production Plan 2022-2027 Housing Needs, Housing Goals, and Housing
Implementation Strategies.
The proposal that housing is focused on the 12-acre area near Rt 137 and within this area, looking at
a 6-acre zone that is potentially appropriate for development.
The established set of site planning principles which take into consideration buffering housing from
public access ways while maintaining forest zones.
The plan is focused on year-round housing, while on the Bay property there is also consideration for
seasonal work-force housing.
Septic requirements are being considered as well as new package plants that may be required.
The following three scenarios were reviewed:
o Detached Single Units- a greater quantity of smaller units and single-family housing.
48 units/66 total beds, preserves about 50% of the site and 48 units would count
toward the Town’s Subsidized Housing Inventory (SHI).
o Town Homes- a low density configuration of town houses with group parking.
44 units/88 total beds, preserves 59% of the site and 44 units would count towards
SHI.
o Detached Single Units
32 units/ 64 total beds, preserves 52% of the site and 32 units would count towards
SHI.
Mr. Vega-Barachowitz shared that the assumption is that there is sufficient room within the 6 acres to
accommodate the septic, it is subject to further study and analysis.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 10.18.23 www.brewster-ma.gov Page 3 of 5
Office of:
Select Board
Town Manager
Member Baran raised her concern that through the forum and the survey, there was a strong interest from
the community in considering Open Space and water supply protection. She also inquired about proposals
for municipal uses. Ms. Randal stated that the plan is to reserve space for future municipal uses, so that the
conversation can continue.
Members of the committee shared their thoughts and comments on future municipal uses and housing
based on the results of the forums and surveys. Ms. Kalinick clarified that the consensus from the joint
meeting was to bring forward plans and that she and Mr. Lombardi would communicate with both Mass
Audubon and Brewster Conservation Trust. Mass Audubon’s preference is for a nature center to be sited on
the Bay parcel for many reasons. While they would like to have programs on both parcels, they will need
office space.
Mr. Lombardi noted for clarification that future municipal uses are intended to convey that all of the uses
that Town Meeting originally approved in terms of potential uses remain on the table, giving the Town long
term flexibility.
Overview of Water Quality Planning Issues for Pond Property- Mark Nelson, Horsley Witten
Mr. Nelson presented on the following topics:
Hydrology of site and the surrounding neighborhoods
o Groundwater from at least 99% of the property flows to Long Pond, a small area might flow to
Cape Cod Bay in the northeast corner.
o The site is in the Herring River watershed and the eastern half is in a Zone II
Zone II drinking water protection area
o The housing areas being proposed are within the Zone II area and subject to the Water Quality
Review bylaw and State Regulations based on the septic regulations under Title V.
Pleasant Bay watershed
o Provided an update on the permit, including the Captains golf course fertilizer reductions and
leaching rate study.
o The need for innovative/alternative (I/A) septic systems or a neighborhood wastewater
treatment plant is still being evaluated.
New DEP regulations and effect on Herring River watershed planning
o Groundwater flows to Long Pond and eventually to the Herring River in Harwich, this
watershed is subject to new DEP regulations.
o Reviewed the Title 5 Changes noting that the Town will submit a Notice of Intent (NOI) to DEP.
This NOI will pause the need for septic upgrades in this watershed.
o Data suggests that Brewster will only need to manage nitrogen load from development that
was built after 2013 or in the future.
o Potential solutions were reviewed including septic system upgrades, neighborhood sewer
systems, fertilizer and stormwater management and nitrogen trade.
Long Pond water quality
o The primary issue is phosphorus as a small increase in concentration can affect water quality.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 10.18.23 www.brewster-ma.gov Page 4 of 5
Office of:
Select Board
Town Manager
o Phosphorus concern relates to septic systems within 300ft of the shore. Larger systems can be
an issue further away if treatment is not provided.
o Nitrogen can also affect a pond if phosphorus levels are high. Wastewater treatment facilities
can treat both.
Water Quality Review Bylaw
o Currently regulates areas with Zone II and the Pleasant Bay watershed.
o Nitrogen loads from development cannot exceed 5mg/L, the State drinking water standard for
nitrogen is 10mg/L.
Water Quality Concerns
o Lawn fertilizers- phosphorus typically not used in fertilizers, a lawn can be managed without
fertilizer.
o Road runoff- treatment and infiltration of stormwater managed under Town bylaw, no
phosphorus impacts to Long Pond.
o Wastewater can be treated to reduce nitrogen to a level that complies with the Water Quality
Review bylaw requirements. Phosphorus treatment is also possible.
o Depth to groundwater and distance to pond minimizes phosphorus impacts on Long Pond.
o Town must offset nitrogen load from buildout under Herring River watershed permit.
o I/A systems or a neighborhood treatment facility provide options.
I/A Septic Systems
o There are systems currently approved to meet at 19mg/L, which is general use approval.
o Shubaels Pond study in Barnstable shows the system can treat below 5 mg/L. Also seeing a
drop in nitrogen in groundwater in the neighborhood. This has not yet received general use
approval.
Review of treatment facility layout and sizing
o For 15,000 gallons a day (about 138 bedrooms), to have a treatment plant need about 3,000
sq. ft. of treatment units/facility with 5,000 sq. ft. leaching area. Most of the treatment units
are below ground.
o Need an above ground small facility for the control panels and other mechanical needs.
Mr. Nelson noted that the wastewater design can be done in a way that is compliant with the Water Quality
Review bylaw and though more work is needed to understand, it could be protective of Long Pond and help
some of the Herring River watershed issues as well.
Members shared their thoughts on the presentation, including landscaping ideas and the impact that
development will have on the property. Mr. Nelson responded that some of the emerging contaminants and
other things that are in wastewater could be treated depending on the technology used, but it would have to
be considered in the design. Adding that the distance to Long Pond is a positive.
Member Hoffmann inquired about the cost benefits of including something on the property that would treat
the effluence of the surrounding properties. Mr. Nelson stated that this is something that should be looked
at moving forward. Mr. Lombardi added that additional acreage would be needed for a package plant.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 10.18.23 www.brewster-ma.gov Page 5 of 5
Office of:
Select Board
Town Manager
Regarding the Herring River Watershed the Town needs to be focused on future buildout, which is different
than the position we are in with the Pleasant Bay Watershed. In submitting the NOI to DEP for the Herring
River Watershed, the Town will have a 5-year window to develop the plan, and then 20 years to implement
the plan. The permit allows for adaptive management strategies, Mr. Lombardi noted that these are
conversation and policy decisions to come.
Short Term Uses of Property Updates
a. Guided walk report update: October 28, 2023- this walk is currently full, members of the
subcommittee will meet to look at an alternate route to incorporate more of the property. The group
is looking forward to trying to schedule one more in November. Jan Crocker has put together a
mobility tour on November 17th at 11am partnering with the Council on Aging.
FYIs - No discussion
Approval of Minutes from September 20 and October 4, 2023
Member Baran had a suggested addition to the September 20th minutes. The amendment will be reviewed at
the next meeting.
Member Hoffmann noted a clarification on page 6 and member Taylor noted that she was in attendance but
was not listed on the meeting minutes for October 4, 2023.
Member Bingham moved the minutes from October 4, 2023, as amended. Member Hoffmann seconded the
motion. A roll call vote was taken. Member Bingham-yes, Member Hoffmann-yes, Member Taylor-yes,
Member Hackert-abs, Member Baran-yes, Member Williams-yes, Member Crocker-abs, Member Ferris-yes,
Member Gregoire -yes, Chair Wilcock-yes. The vote was 8-Yes, 2-Abs, 0-No.
Matters Not Reasonably Anticipated by the Chair- None
Next Meetings- November 15, 2023
Adjournment
Member Bingham moved to adjourn at 5:54pm. Member Hoffmann seconded the motion. A roll call vote
was taken. Member Bingham-yes, Member Hoffmann-yes, Member Taylor-yes, Member Hackert-yes,
Member Baran-yes, Member Williams-yes, Member Crocker-yes, Member Ferris-yes, Member Gregoire -yes,
Chair Wilcock-yes. The vote was 10-Yes, 0-No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on:
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 9.20.23 www.brewster-ma.gov Page 1 of 5
Office of:
Select Board
Town Manager
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
DATE: September 20, 2023
TIME: 4:00pm
PLACE: 2198 Main Street
Participants: Chair Doug Wilcock, Cindy Bingham, Tim Hackert, Cindy Baran, Christopher Williams, Jan
Crocker, Steve Ferris, Elizabeth Taylor, Donna Kalinick, Ron Essig, Susan Essig, Susan Bridges, Melissa Lowe
Remote Participants: Chris Ellis, Suzanne Kenny, Amy Henderson, Elizabeth Randall (Reed Hilderbrand),
Madeleine Aronson (Reed Hilderbrand), Tino Kamarck, Katie Gregoire
Absent: Kari Hoffmann
Call to Order, Declaration of a Quorum, Meeting Participation Statement, and Recording Statement
Chair Wilcock called the meeting to order at 4:00pm and declared a quorum. Chair Wilcock read the meeting
and recording statements.
Public Announcements and Comment
None
Introduction of Chris Ellis as new Recreation Commission Voting Member
Chris will be joining the committee as the representative from the Recreation Commission, he is looking
forward to getting involved.
Reed Hilderbrand Summary and Report from Second Community Forum and Survey and Memo regarding
Next Steps
Elizabeth Randall and Madeleine Aronson presented the findings from the Second Community Forum and
Survey:
Schedule Update
o Joint committee meetings (BPPC & PPPC) with the Select Board- October 4th
o Virtual Joint Community Forum- November 30th
Forum & Survey Feedback
o The purpose of the forum and survey was to share the design progress and hear community
feedback.
o The assessment of the forum and survey “results” is not an exact science. Reed Hilderbrand
tries not to get caught up in the specific number or votes. 841 people responded to the survey
and about 400 people attended the forum.
o Rely on collective observations, a shared understanding of conversations and feedback and a
careful reading of the comments and stickers that attendees placed on the boards.
o Survey feedback provides insight into community priorities.
Pond Property General Summary
o Attendees and survey respondents shared equally strong and conflicting opinions about
housing and conservation. Many feel that conservation should be a primary goal and that
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 9.20.23 www.brewster-ma.gov Page 2 of 5
Office of:
Select Board
Town Manager
housing conflicts with this; and many believe housing should be accommodated here and that
it can be balanced with conservation.
o 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 of the forum was much higher than the number of stickers on conservation options.
o Respondents prefer a lower intensity/use waterfront, due to the perceived capacity of the
property in terms of access, parking, and character.
o Feedback demonstrated some interest in future municipal uses, but there was some
confusion around what this means.
Guiding Principles will help shape the final plans for each property and will act as guidelines for
decision-making. These are for both the Pond Property and the Bay Property.
o Expand opportunities for community use with a focus on wellness, recreation, arts, and
education.
o Protect and conserve important natural habitat and water resources.
o Contribute to the Town’s affordable housing goals.
o Balance cost with reuse and revenue generation.
o Provide resources for older and younger generations.
o Build partnerships for activation and stewardship.
o Foster awareness of the sensitive ecologies and demonstrate sustainability.
o Build upon Brewster’s historic, small-town, and socially inclusive character.
o Plan for long-term needs of the Town.
Ms. Randle provided the suggested changes from the Bay Property Planning Committee. There was some
discussion and clarification on revenue generation to help offset the costs of the property. Ms. Kalinick
stated that part of the next forum should include some municipal finance and provide information on what
the options are for paying for the comprehensive plans. The goal is to help the community make valued
decisions for the properties.
Committee members and members of the public provided their comments on the guiding principles,
comments included:
Susan Essig feels that the principles are very broad and agrees that the properties should contribute
to the town’s affordable housing goals.
Susan Bridges commented that the Town unanimously purchased the properties to maintain open
space and agrees we need obtainable housing. Offered to consider all the properties in Town where
Open Space can be preserved and where housing makes most sense.
Ms. Randle shared that the results from the forum and survey were clear in terms of affordable housing on
the Bay, as it was the least chosen option. She stated that the design team can make recommendations
based on what is technically feasible, in terms of access, topographically, and about sustainable ways to build
housing, however it is ultimately the community’s decision.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 9.20.23 www.brewster-ma.gov Page 3 of 5
Office of:
Select Board
Town Manager
Member Ferris stated that it is not this Committees task to decide where housing would go
throughout town, but help to decide what happens on the Long Pond Property.
Chair Wilcock commented that if there are going to be two options, believes that one should include
housing and the other should not. He believes that we need to provide residents with more clarity,
but there is a direction provided.
Member Hackert noted that the Committee needs to listen to the community and come up with a
plan that reflects their priorities and that the properties can be multiuse, doesn’t have to be either or.
Member Bingham reiterated that the Committee’s job is to listen to the public and suggested that a
piece of the property could not be designated for a particular use at this time, or have a conservation
restriction placed on it to leave open for future options.
Ms. Kalinick noted that there will be a joint meeting to provide the Committee with clarity and policy
decisions that will inform the next steps and discussion points for both the planning committees.
Member Baran commented that she believes there needs to be more education on what the
implications might be and requested that one option be Open Space and Water Quality protection
only.
Member Gregoire requested more education on housing and water quality for residents.
Peter Johnson, 909 Stony Brook Road, noted that Conservation Restrictions are extensive documents,
an important part is the reserved rights which provide many opportunities in terms of preserving
future judgements.
Ron Essig, 154 Crowells Bog Road, shared that he had difficulties with the survey as he found flaws in
each of the questions. He inquired if the consultants were able to quantity the comments. Ms.
Randle shared that the team read through all the comments, but it is difficult to quantify in a precise
amount of detail to assign value to comments. Sharing that many may not feel equipped to answer
housing questions without more information.
Member Hackert stated that based on his review of the results, he believes that there was consensus
for housing subject to appropriate protections and limitations.
Ms. Kalinick shared that Town Administration and Reed Hilderbrand’s team has had extensive conversations
on how the next forum needs to be education forward.
Short Term Uses of Property Updates
a.Volunteer Appreciation Day, September 30th, 10-12 followed by lunch
The purpose of the Volunteer fair is to provide residents with information about all committees and
the work that they do and provide them with an opportunity to volunteer if any board/committee
has an opening. There will be a raffle for all residents/volunteers for 2024 permits. The appreciation
lunch from 12pm – 1pm is for all members of the committee.
b.Guided walk report update from July 29th and update on plans for September 23rd and potential
October dates
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 9.20.23 www.brewster-ma.gov Page 4 of 5
Office of:
Select Board
Town Manager
Member Baran reviewed the July 29th guided walks noting that both were full. Feedback was to
shorten the walks and focus more on the beach area and less in the woods. The working group is
planning a walk for October 28th.
c.Report on Brewster Part Time Resident meeting on 8/26
Chair Wilcock attended the meeting and provided information about the parcel, he also encouraged
the residents to complete the survey.
Update on Select Board Annual Retreat and FY24/25 Strategic Plan on Former Sea Camps Building Blocks
Member Bingham reviewed the goals that the Select Board developed at their Strategic Planning session that
incorporates the Sea Camps properties:
Provide an interim public access to and activities on both Sea Camps properties
Continue community planning process, engaging residents, and stakeholders to develop long term
comprehensive plans for both Sea Camp properties
To continue to explore potential partnerships and revenue generating opportunities that mitigate tax
impacts and to provide enhanced services, program, or amenities for residents on both Sea Cams
properties
Conduct assessment of community recreation needs, develop implantation plan, provide staffing
support to deliver enhanced recreation services
Develop standard criteria and process to evaluate potential land acquisition and consider establishing
municipal land acquisition committee
Identify priority goals of 2021 Open Space and Recreation plan and begin implementation, including
making targeted accessibility improvements to Town owned conservation land
Continue implementing the Housing Production Plan
There was discussion on public uses of the property, Ms. Kalinick shared that there is no line item in the
Capital Plan as we are waiting until the comprehensive plans are approved at Town Meeting. The Committee
should continue to provide public access when possible at the property, but improvements to roads, beach
access and parking would be including in the comprehensive plans.
Committee Reorganization
Member Hackert nominated Doug Wilcock as Chair. Member Bingham seconded the motion. A roll call vote
was taken. Member Bingham-yes, Member Taylor-yes, Member Hackert-yes, Member Baran-yes, Member
Williams-yes, Member Crocker-yes, Member Ferris-yes, Member Gregoire -yes, Member Ellis-yes, Chair
Wilcock-yes. The vote was 10-Yes, 0-No.
Member Taylor nominated Cindy Baran as Vice Chair. Member Crocker seconded the motion. A roll call vote
was taken. Member Bingham-yes, Member Taylor-yes, Member Hackert-yes, Member Baran-yes, Member
Williams-yes, Member Crocker-yes, Member Ferris-yes, Member Gregoire -yes, Member Ellis-yes, Chair
Wilcock-yes. The vote was 10-Yes, 0-No.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 9.20.23 www.brewster-ma.gov Page 5 of 5
Office of:
Select Board
Town Manager
Chair Wilcock nominated Steve Ferris as the Clerk. Member Crocker seconded the motion. A roll call vote
was taken. Member Bingham-yes, Member Taylor-yes, Member Hackert-yes, Member Baran-yes, Member
Williams-yes, Member Crocker-yes, Member Ferris-yes, Member Gregoire -yes, Member Ellis-yes, Chair
Wilcock-yes. The vote was 10-Yes, 0-No.
FYIs
None
Approval of Minutes from June 21, 2023 and July 12, 2023
Member Bingham moved the minutes from June 21, 2023. Member Baran seconded the motion. A roll call
vote was taken. Member Bingham-yes, Member Taylor-yes, Member Hackert-abs, Member Baran-yes,
Member Williams-yes, Member Crocker-yes, Member Ferris-yes, Member Gregoire -yes, Member Ellis-abs,
Chair Wilcock-yes. The vote was 8-Yes, 2-Abs, 0-No
Member Bingham moved the minutes from July 12, 2023, with the name amendment. Member Baran
seconded the motion. A roll call vote was taken. Member Bingham-yes, Member Taylor-yes, Member
Hackert-abs, Member Baran-yes, Member Williams-yes, Member Crocker-yes, Member Ferris-yes, Member
Gregoire -yes, Member Ellis-abs, Chair Wilcock-yes. The vote was 8-Yes, 2-Abs, 0-No.
Matters Not Reasonably Anticipated by the Chair
None
Questions from the media
None
Next Meetings
Joint meeting with Select Board & BPPC October 4, October 18th, November 1 and November 15, 2023
Adjournment
Member Hackert moved to adjourn at 5:46pm. Member Baran seconded the motion. A roll call vote was
taken. Member Bingham-yes, Member Taylor-yes, Member Hackert-yes, Member Baran-yes, Member
Williams-yes, Member Crocker-yes, Member Ferris-yes, Member Gregoire -yes, Member Ellis-abs, Chair
Wilcock-yes. The vote was 9-Yes, 1-Abs, 0-No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on: