HomeMy Public PortalAboutPond Property Committee packet 1.10.24
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
January 10, 2024 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 Key Takeaways from Forum #3 & Public Comment – Reed
Hilderbrand
7. Review and Discuss Pond Property Plan & Remaining Policy Decisions – Reed
Hilderbrand
8. Review and Discuss Town Partnership with Mass Audubon
9. Short Term Uses of Property Updates
a. Town plans for spring tour days- April 6 and 10th
b. Town plans for interim parking for the property
10. FYIs
11. Approval of Minutes from October 18, 2023 and November 15,2023
12. Matters Not Reasonably Anticipated by the Chair
13. Questions from the Media
14. Next Meetings: January 23 (Joint with Select Board and Bay Property Planning
Committee) and February 7, 2024, Virtual Community Forum #4 February 15, 2024 at
6pm
15. Adjournment
Date Posted: Date Revised: Received by Town Clerk:
1/5/2024
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
Reed Hilderbrand LLC
Landscape Architecture
130 Bishop Allen Drive
Cambridge, MA 02139
MEMORANDUM
ISSUE DATE POND AND BAY PROPERTIES COMPREHENSIVE PLANNING:
FORUM #3: KEY TAKEAWAYS AND ITEMS FOR CLARIFICATION
The Design Team has carefully considered and reviewed the feedback from the
Community Forum #3 Breakout Groups and email feedback provided during the
comment period. The range of opinions provided through the Breakout Groups and
through emailed feedback were very similar in terms of opinions and ideas expressed.
We received 116 emails, and while this number is much smaller than the number of
survey respondents previously received, the emailed feedback was thorough,
thoughtfully addressed different elements of the plans, and seemed representative of
the community. There was one string of emails that seemed to arrive in response to a
Brewster Conservation Trust email that encouraged feedback in opposition to housing
on the Pond Property. Overall, in both emails and breakout groups, there was support
and excitement for the plans. There were a few proposed plan elements that elicited
mixed feedback and some areas where residents sought clarification. The below Key
Takeaways summarize this feedback.
Feedback pertaining to both Properties
•There was excitement about the Mass Audubon partnership but there was also a
desire to better understand the relationship with the Town. Questions included:
o Would there be membership costs to residents and would the area
always be accessible to the public?
o Would the town receive revenue from Mass Audubon?
o How much purview/ownership will Mass Audubon have over the
portion of the site they occupy?
•There was confusion around a wastewater treatment plant, including what it is
and how it works, who it would serve, what it would look like, and concerns
about odor.
•Cost was a concern, especially for the Community Center. Some felt it was just
too much money, many felt they needed to know the dollar amount of impact on
their taxes, and many wanted more information on how phasing might help
manage costs.
•For those who supported housing, there was often a preference noted for denser
housing options like townhouses.
•The majority of residents supported housing on at least one of the properties, but
there was mixed feedback on which property was preferred.
Bay Property Feedback
•There were mixed feelings about the Community Center. Some expressed full
support and excitement, while others were more unsure due to the high cost, the
perceived impact of a new large community center on the character of the
property, and uncertainty about whether this is really needed in the community.
•There was interest in how a community campus and a community center might
be phased.
January 3, 2024
TO
Bay and Pond Property
Planning Committees
Town of Brewster Select
Board
COPIES TO
Peter Lombardi, Town
Manager
Donna Kalinick, Assistant
Town Manager
MUNICIPALITY
Town of Brewster
FROM
Reed Hilderbrand
PROJECT
Town of Brewster Sea
Camps
• There were continued questions about if the Eddy School may eventually
become available for a Community Center, and the sentiment that this is a
better option.
• There was a good amount of support for housing on the Bay Property both for
year-round affordable housing and an option combined with seasonal
workforce, but interest in learning more about the ownership structure.
• Overall, there was strong support for landscape amenities including trails, artist
cabins, pool and beach access, and a playground.
• While there was support for both the pollinator meadow and community
gardens, there were also questions about if the community gardens would look
tidy enough in the current location in the viewshed from 6A, and if the open
lawn space would provide enough flexibility for events including space for the
Pan Mass Challenge gathering.
• There was mixed feedback on the tennis courts. While some support the courts,
others were unsure they would be fully utilized.
• There was concern about traffic impacts on Route 6A and relating to the
intersection at Millstone Rd.
• Many felt that new parking and trails should be permeable where possible.
• There was a desire to consider revenue generation.
Pond Property Feedback
• There was strong support for landscape amenities at the Pond Property
including trails, public beach access, and the Mass Audubon partnership.
• There was mixed support for housing. Those who did support it felt very strongly
in favor, while others were mixed with some favoring conservation. Some would
like to avoid housing development in the Zone II area and are concerned about
impacting the town’s drinking water supply and the watershed to Long Pond,
while others feel housing can be balanced with conservation and that a
wastewater treatment plant can address water quality concerns. There was a
desire to understand whether or not housing would impact water quality if a
wastewater treatment plant were introduced.
• There was interest in better understanding the timeline for “future.”
• Limited opinions were provided about reserving for future municipal uses, other
than confusion around wastewater treatment.
• There was support for improving vehicular, pedestrian, bike and ADA
accessibility.
Example comments pertaining to both Properties (Breakout groups)
• Very excited to have Mass Audubon here!
• Does the Mass Audubon partnership place any recreational usage restrictions?
• Will the Audubon property be freely accessible, or will we have to pay?
• What would the wastewater plans be for housing on the Bay property? We heard about a
package treatment plant for the Pond property housing proposal. Would a similar facility
be considered here?
• [Interested in] more details about the water treatment plans incorporated into the
development plans
• It seems that most of the affordable housing being proposed is quite small. If we want
families with children to stay in or move into town, are these dwellings of adequate size?
• I'd like to say that I think year-round housing should be the primary goal for housing on
the properties. Perhaps, since this would be town-owned housing, Brewster could do
something similar to what Chatham's Housing Authority is doing with their MCI homes.
Example comments pertaining to both Properties (Emails)
• The partnership with Mass Audubon sounds like a good idea on the surface. I would be
interested in learning more about the agreements – what are details regarding concessions
being made to Audubon by the Town? What access to Audubon activities at the two sites
will be given to Brewster residents? What sort of fee structures will be put in place by Mass
Audubon? What will the Town be paying for and will the Town be receiving any of the fees
collected for their programs?
• Any affordable housing should maximize undeveloped land. Cluster housing is not only
energy efficient, but leaves space for trees, pollinator gardens, and recreation. Town
houses and/or two-story apartment or condo housing in an attractive configuration should
be considered.
• I'd like to focus on housing recommendations for the Bay and Long Pond properties. I
support emphasis on the high end of the year-round housing provided. If not the highest
density, then possibly combine some townhouse and some single to achieve a higher
density.
• My biggest concern is that Brewster needs a comprehensive wastewater plan before
moving ahead with any housing projects. I assume that all of the building options on the
Bay property depend on construction of a neighborhood sewage treatment plant.
Example comments pertaining to the Bay Property (Breakout groups)
• Could Brewster partner with another organization to defray the cost of building and
maintaining a community center?
• Who’s going to pay for the $66 million? My taxes are already unaffordable!
• Could the new community center be built at a later date?
• I think we need a new community center with COA and Recreation Facilities, like
Harwich…
• The community center although more expensive now seems to be more advantageous
financially in the long term
• It seems as though the Eddy School might serve some broader community needs in the
future. How many years does the School Committee project before they expect to
reconsider consolidation?
• Prefer Campus-style community facilities and restoration of specifically of the historic
Admin bldg. and Dining Hall in deference to sensitivity to the Sea Camps history and the
many people with historic attachment to this property. Also, I feel this would allow for
incremental additions.
• Seasonal housing would better leverage existing structures but needs to be reimbursed to
the Town of Brewster. For example, Ocean Edge would pay Brewster per unit per
resident.
• Prefer concept 4 - all desperately needed year-round housing and developer pays
• If we are to build more housing on these properties, the Bay property would be the best
location, as it is more central to transport and work and the Bay property is already
developed. We should focus on the most efficient and dense options Town Houses or
Condos) wherever we do it.
• I’m so happy to see a playground included on the Sea Camps property and hope it will be
designed to fit into the existing buildings. There is a great need for a covered area for
playgroups for families with preschool children, so I hope the open pavilion stays.
• I like the pollinator meadow in the front and don't think we should be constrained by
historic camp use per se.
• I love the pond woods
• I love the walking paths around the property. And connecting the paths to Spruce hill also.
• The careful planning and balance of activities and uses for the property is impressive.
• Thinking more about community gardens, if they are up front and can be seen from the
road, they might not be attractive in the winter. Might not be best place…
• Tennis courts at Stonybrook are in big demand for pickleball; having dedicated tennis
courts at this site would relieve the congestion tremendously
• What is the impact of additional traffic on 6A /Millstone due to additional housing and
community use of the property?
• Please have a traffic planner look at the intersections. Very dangerous on the Cape!
• Will there be an opportunity to generate revenue through user group fees (private camps,
other programs)?
• Is it likely any revenue would be generated to offset costs of a community center - for
example from the sale of the existing COA or fees for certain activities on the campus?
Example comments pertaining to the Bay Property (Emails)
• I also want to express my support for a centralized newly built community center on the
Bay property as opposed to the decentralized option. The current senior center building is
woefully inadequate for the needs of our expanding senior population, and that has been
the case for the 20 years that we lived full time in Brewster.
• The cost of a brand new community center is simply too costly. I am in support of using
existing buildings in Brewster to meet our recreation and meeting space needs. I suggest a
strong hard look at consolidating Eddy and Stony Brook.
• $66M is an expense that the Town of Brewster should not undertake. With the recent
significant expenditures of the Cape Cod Tech School and Nauset Regional, the taxpayers
should not be asked to fund another undertaking that the Town cannot afford.
• Don't nibble around the edges. Go for the community center and the housing right up
front. Affordable housing is my #1 priority, the community center is #2. I'm a year-round
resident, and I feel strongly about doing what we can to help with the housing crisis; I also
believe that a community center will help us further the building of community here in
Brewster. Gathering places, be they the kitchen tables in affordable housing units or the
all-purpose rooms of a community center, are important for the emotional health and
social wellbeing of all Brewster-ites -- whether they realize it or not.
• I would explore as many Public/Private ventures that make sense and are in keeping with
public sentiment. This again could help reduce overall development costs. I would lean
towards developing more housing on the site.
• We can learn from Harwich. Their community center is the center of community life – and
it produces revenue by renting space to about 150 community groups.
• I would prefer a phased development of a community center.
• I strongly believe that the secluded section of the Bay property is the perfect place for
siting affordable housing. That site is about equidistant from shopping centers in
Brewster and Orleans, and I presume the occupants would have transportation available.
I believe any housing for seasonal workers should be much closer to the center of
Brewster, where the jobs are likely to be found
• Not in favor to build housing on the Bay property. Property should be used primarily for
recreation and for residents enjoyment. I.E. Community center, pickle ball courts, nature
trails and other activities. You will destroy the character of the town by placing housing at
the bay property.
• My concern is the traffic conundrum posed by this location on the parcel and its proximity
to Millstone Road/6A intersection
• Why more tennis courts? Don’t we have enough already?
• As a neighborhood resident I see major traffic issues at the corner of Millstone and 6a.
That corner is already a problem in the summer months. Traffic needs to be addressed!!!
• I support the Pollinator Meadow but oppose the Community Gardens.
• I love the idea of demonstrating sustainability thru native plants and pollinator meadows.
I’d like to see those woven throughout the bay property, rather than the huge front-facing
arrival fields area. Leaving some of that front area open allows for town events such as the
Brewster in Bloom craft fair and Da Hedge, as well as parking for such events.
• As an occasional cyclist I'm curious about the connection to Millstone. Will cyclists and
pedestrians have a traffic control light to stop 6A traffic (as I believe they do near Fort
Hill)? Will the Millstone renovation create a dedicated bike lane from 6A to CCRT?
• I support recycling a few of the cabins to artist workshops, provided that occupants pay
rent equal to the town's costs.
• Where parking is being added consider the use of permeable pavers rather than asphalt. A
portion of the Ocean Edge parking lot to the southwest of the mansion is permeable pavers
filled with earth and grass. The result is green space aesthetically that can be parked upon.
• It’d be great to have a full-size outdoor sports court, basketball court.
• Walking Trails – Some portion of the trails should be ADA sensitive. Realize that not all
trials can be paved but some consideration should be given to allow persons with
disabilities to view (maybe access) the beach, overlooks, and maybe a leisurely stroll (or
with a wheel chair etc.)
• I would like to see the use of asphalt paving minimized in roadways and parking areas.
Where feasible the use of permeable materials should be used. Consider asphalt limited
to the accessible portions of parking areas.
• Early on, I heard more talk about possible “revenue-producing” uses/activities—are there
any such things in the current plans? If so, could they be identified more clearly? Or- do
we value easy access to these facilities for all?
Example comments pertaining to the Pond Property (Breakout groups)
• Fully support and cheer the walking trails, beach , Audubon programs. Making great use of
Brewster existing hike maps
• I like the Audubon partnership a lot!
• I prefer that we reserve for housing and a package plant. A package plant would take care
of wastewater concerns in Zone II and would potentially pick up existing homes on septic
within Zone II. Vast majority of parcel would still be preserved open space. Adjacent to 134
with easy access to highway. We should think bigger than just overcoming safe harbor -
housing is a crisis across Cape Cod.
• Having rented above the long pond site beach on Bessie Cartway, and walking the
adjacent woodlands conversation area regularly, I support MA Audubon’s use of the lower
portion to protect this important watershed. No housing there. How will the town monitor
the use of the beach? I’ve observed many boats throughout the summer coming on the
current beach area despite signage. Boaters are using it for swimming, fishing, parties, dog
walking currently.
• I live close to the Rte 137 entrance to the pond property and could agree to limited year-
round housing at the entrance to the pond property only. Any housing further down the
road would not support the conservation issues addressed.
• I’m against any housing on the Long Pond site given surface and groundwater flows
patterns. Septic flows would move towards Long Pond
• Should not have housing on Pond Property. We have spent millions to protect these Zone
II areas. The adjacent lot was purchased to protect drinking water and this lot should be
considered the same. We should look to future needs for a new well and/or a cell tower on
this parcel
• Do not support reserve for municipal uses - there is a lot of land around the town offices
and other municipal buildings for expansion. I believe we should choose the densest
housing option with wastewater treatment for affordable housing. Bring our teachers,
firefighters etc as well as our sons and daughters back into town
• I am pleased that throughout the process the RH team has shown ADA accessible parking
for the use of the pond. Thumbs up for that.
• I support keeping the access road to the pond gravel to keep the feel of driving into a
secluded conservation zone.
• It would be nice to provide bike access to the lake beach
Example comments pertaining to the Pond Property (Emails)
• I support the Town Home proposal because I think it will be the most cost effective to
build. I appreciate that the plan preserves the majority of the parcel for Open
Space/Recreation/Zone II protection – to me this is an opportunity to demonstrate how
advocates for housing and open space can work together.
• As to the Long Pond property, I believe very strongly that a fourth option of no housing
should be seriously considered. I realize that creating affordable housing to meet state
targets is an important objective, but it need not be built in an area that is critical to the
town’s water supply. With two environmental organizations as potential partners for this
site, I believe that the entire site should be dedicated to conservation.
• Providing affordable housing is a Town priority, and I agree with those who suggest the
optimum location for it is on the Pond Property. A lovely development of Town Homes
would seem ideal there.
• We absolutely do not want to see housing constructed here for environmental impact
reasons.
• Keep section on 137 for housing or future town uses. Build appropriate housing here in the
future. The environment can be protected from wastewater issues by building a small
treatment center for the neighborhood.
• I fully support the position held by BPC and BCT that we should not consider a housing
option on the Long Pond property until we have a comprehensive wastewater plan. That
area is very important for water quality and potential well locations.
• The split of a 10-acre segment reserved for future municipal or affordable housing use and
the remaining parcel designated for conservation and nature partnerships (potentially
with the BCT and MA Audubon) is excellent. This enables the Town to connect with the
previously purchased Robinson conservation property and create a large swatch of
conservation land while still allowing the Town to potentially use the corridor next to Rt
137.
• Given the choice between reserving the remaining 15% for municipal use or affordable
housing I prefer the reservation for municipal use. For a multiple of reasons- Zone II,
watershed to Long Pond, preserving a possible town well site, lack of transportation and
distance to Brewster/Orleans jobs and amenities, this site is not suited to housing. In
addition, the presentation talked about a net zero addition of nitrogen from affordable
housing which was explained as calculated by using a reduction in nitrogen from nearby
housing to offset the addition of nitrogen at this site. If housing is even placed on this site,
it should be in an ecologically sound way that does not add any burden of nitrogen or other
contaminants to this site. This may take many years but that should be the standard for
placing housing on this site.
• I’m concerned, and generally opposed, to siting housing on this property. Our major
conservation groups are opposed, and I appreciate their views, as well as concerns about
water. The property is a really wonderful woodland, and I’d like to see it devoted to
conservation and passive recreation.
• Use the 10 acres for housing BUT isolate it more by not putting the road into
the pond property right through the middle of the housing rather move the main road into
property to one side of the housing project or create a separate entrance like on the Bay
property
• There are a limited number of parking spaces serving the Pond beach. Will swimming be
allowed there? If so, what about lifeguards?
Town of Brewster Sea Camps
Community Forum 3
November 30, 2023
WELCOME!
Orientation (10 min)
- Introduction
- Where We Left Off
Bay Property (35 min)
- What We’ve Heard
- Refined Plans and Cost Information
Pond Property (30 min)
- What We’ve Heard
- Refined Plans and Cost Information
Breakout Rooms Discussions (40 min)
Conclusions & Next Steps (5 min)
Peter Lombardi
Town Manager
Madeleine Aronson
Reed Hilderbrand
Donna Kalinick
Assistant Town Manager
Today’s Speakers:
TODAY’S AGENDA
Amanda Bebrin
Chair, Bay Property
Planning Committee
David Vega-Barachowitz
WXY
Doug Wilcock
Chair, Pond Property
Planning Committee
Elizabeth Randall
Reed Hilderbrand
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 2
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 3
INTRODUCTION
Amanda Bebrin- BPPC Chair
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 4
INTRODUCTION
Doug Wilcock- PPPC Chair
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 5
REED
HILDERBRAND
Landscape Architecture
and Planning
BREWSTER
COMMUNITY
- Community Members
- Select Board
- BPPC Committee Members
- PPPC Committee Members
- Town Staff
VHB
Engineering
Planning
Permitting
A M FOGARTY
Cost EstimationLEC
ENVIRONMENTAL
Environmental
Consultant
WXYArchitecture Planning Engagement
MASS
AUDUBON
MEET OUR TEAM
WHERE WE ARE IN THE PROCESS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 6
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 7
PATH TO DESIGN
Community-led Decisions
COMMUNITY OUTREACH DISTILLED
COMMUNITY
FEEDBACK
PLANS THAT REFLECT
TOWN GOALS &
COMMUNITY VALUES
CONTINUED
PLAN
DEVELOPMENT
2 PUBLIC COMMUNITY FORUMS
SELECT BOARD MEETINGS
GUIDING
PRINCIPLES
20+ PPPC MEETINGS 20+ BPPC MEETINGS
TOWN VISION PLAN
COMMUNITY
& COMMITTEE
FEEDBACK
DESIGN TEAM
FACILITATION
STAKEHOLDER
INPUT
SELECT BOARD
DIRECTIONOPEN SPACE AND RECREATION PLAN
HOUSING PRODUCTION PLAN
LOCAL COMPREHENSIVE PLAN
COASTAL RESOURCE MANAGEMENT PLAN
INTEGRATED WATER RESOURCE MANAGEMENT PLAN
2 SURVEYS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 8
WHAT WE HEARD
Guiding Principles
Foster awareness of the sensitive
ecologies and demonstrate
sustainability
Re-use buildings and
amenities where feasible
Plan for long-term
needs of the Town
Balance cost with
revenue generation
Expand opportunities for community
use with a focus on wellness,
recreation, arts, and education
Protect and conserve
important natural habitat
Contribute to the Town’s
affordable housing goals
Build upon Brewster’s historic, small-
town, and socially inclusive character
Build partnerships for
activities and stewardship
Provide resources
for all ages
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 9
Share draft
comprehensive plans
Provide important
Town context
regarding housing,
a community
center, and
municipal uses
Hear your f eedback
WHAT ARE OUR GOALS FOR TODAY?
1 32
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 10
BAY PROPERTY
BAY PROPERTY - OVERALL EXISTING FRAMEWORK
ARRIVAL FIELDS SECLUDED ZONE
CENTRAL CAMPUS WOODLAND BUFFER
COASTAL DUNE CABIN GLADE
BEACH POND RESERVE
OVERALL PLAN
Bay Property
0 200’MILLSTONE
ROAD
ROUTE 6A
SPRUCE HILL
PARTIAL
REWILD +
SEASONAL
COMMUNITY USE
TENNIS
COMMUNITY
COMMONS
NATURE
BASED
PROGRAMS
NEW
TRAILS &
ACCESSIBLE
PATHS
POOL
&
PICNIC
WOODLAND
BUFFER
HOUSING
RESTORE
COASTAL
DUNE
FLEXIBLE
SPACE
COMMUNITY
GARDENS
&
POLLINATOR
MEADOW
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 12
FLEXIBLE SPACE
COMMUNITY COMMONS
PARTIAL REWILD &
SEASONAL COMMUNITY USE
RESTORE COASTAL DUNE
NATURE BASED PROGRAMS
POOL
WOODLAND BUFFER
SEASONAL WORKFORCE
HOUSING
AND/OR
YEAR-ROUND AFFORDABLE
HOUSING
COMMUNITY GARDEN
NEW TRAILS & ACCESSIBLE PATHS
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 13
C
O
MMUNAL C A M P U S ES CAB I N S
SHOWER H O U S E
STAFF C A B I N S
MAINTE N A N C E
SPRUCE HI L L H O U S E ADMIN B U I L D IN G
0 200’
PROPOSED PLAN
Building Removal, Re-Use
& New Construction
MILLSTONE
ROAD
ROUTE 6A
24 BUILDINGS TO BE REUSED
2 NEWLY CONSTRUCTED BUILDINGS
49 BUILDINGS TO BE REMOVED
19 BUILDINGS POSSIBLY TO BE REUSED
(These buildings would remain if used for seasonal
workforce housing and maintenance but would
be removed if there were to be new affordable
housing)
•Re-use existing buildings where
feasible
WHAT WE HEARD:
ADMINISTRATION
BUILDING
ARTS
CENTER
BOATHOUSE
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 14
COMMUNITY
CENTER
NATURE
CENTER
0 200’
PROPOSED PLAN
MILLSTONE
ROAD
ROUTE 6A
24 BUILDINGS TO BE REUSED
2 NEW BUILDINGS (TO BE CONSTRUCTED)
49 BUILDINGS TO BE REMOVED
19 BUILDINGS POSSIBLY TO BE REUSED
(These buildings would remain if used for seasonal
workforce housing and maintenance but would
be removed if there were to be new affordable
housing)
•Re-use existing buildings where
feasible
WHAT WE HEARD:
Building Re-Use
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 15
COMMUNITY
CENTER
NATURE
CENTER
REUSE PICN I C P A V IL IO N
REUSE ADMI N B U I L D IN G
REUSE BOA T H O U S E REUSE AR T S C E N T ER
R
E
U
SE CABINS FO R C O M M U N IYT USE
R
E
USE SPRUCE H I L L H O U SE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 16
PROPOSED PLAN
Building Uses
COMMUNITY USE
HOUSING
MAINTENANCE
ADMINISTRATION
BUILDING
ARTS
CENTER
BOATHOUSE
COMMUNITY
CENTER
NATURE
CENTER
MILLSTONE
ROAD
ROUTE 6A
0 200’
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 17
PROPOSED PLAN
COMMUNITY USE
HOUSING
MAINTENANCE
•Provide all-age friendly resources
•Incorporate the arts and sciences
WHAT WE HEARD:
Building Uses
MILLSTONE
ROAD
ROUTE 6A
0 200’FLEXI
B
L
E C
O
MMUNITY U S E S / A R TISTS STUDIOS EVENT S P A C E
I
NT
E
R
I
M REC USES / F U T U R E M U N ICIPAL USESE
V
ENT SPACE / C O N S E S SIO NSSE
A
S
O
N
AL MASS AU D U B O N H O USINGCLASSES, E V E N T S , E TC.MAS
S
A
U
DUBON NAT U R E C E N TER / OFFICESC
O
A, REC DEPT, T E E N C EN TER P IC N I C P AVILION C A B I NS
A D M I N B UILDING B O A T H OUSE
C A B INS
A R T S C E NTER N A T U R E CENTER
CO M M U N I T Y CENTER
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 18
PROPOSED PLAN
Outdoor Recreation
MILLSTONE
ROAD
ROUTE 6A
0 200’
FLEXIBLE
OPEN SPACE
(ATHLETIC
FIELD, EVENTS)
COMMUNITY
GARDEN
TENNIS
COURTS
SHARED
USE PATH
POOL
PICNIC AREA
FITNESS
STATIONS
PLAYGROUND
& PICNIC
AREA
PICNIC
PAVILION
PICNIC AREA
TRAILS
BEACH
ACCESS
FLEXIBLE
GATHERING
SPACE
•Provide opportunities for passive recreation (trails, picnic areas, etc) •Provide flexible indoor and outdoor gathering spaces
WHAT WE HEARD:
PICNIC
PLAYGROUND & PICNIC AREA
FLEXIBLE OPEN SPACE
BEACH ACCESS
FITNESS STATIONS
POOL
TENNIS COURTS
COMMUNITY GARDEN
TRAILS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 19
PROPOSED PLAN
Habitat & Re-wilding
MILLSTONE
ROAD
ROUTE 6A
0 200’
RESTORE COASTAL
DUNE TO IMPROVE
DUNE STABILITY AND
COASTAL RESILIENCY
ENHANCE TREE CANOPY
TO ABSORB GREENHOUSE
GASES, PROVIDE
INCREASED HABITAT FOR
WILDLIFE, & RESTORE
WOODLANDS
INTRODUCE POLLINATOR
MEADOW TO INCREASE
WILDLIFE HABITAT,
INCREASE STORMWATER
ABSORPTION, & REDUCE
REGULAR MAINTENANCE
MAINTAIN CLEARING
WITHIN WOODANDS
APPROX 10ACRE
CONSERVATION
RESTRICTION
1938
1971
1994
RESTORE COASTAL DUNE
ENHANCE WOODLANDS
POLLINATOR MEADOW
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 20
PROPOSED PLAN
Vehicular circulation
and 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
ENTRANCE
GRAVEL PARKING
PARKING WITH PLANTING
PLANTING GROVE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 21
OTHER TRAIL
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
MEADOW LOOP
CAMPUS L O O P
MEADOW L O O P
POND & D U N E W A LK
FITNESS L O O P
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 22
BIKE PARKING
SEPARATED BIKE PATH
BIKE PATH SHARED WITH VEHICLES
PROPOSED PLAN
Bike Circulation MILLSTONE
ROAD
ROUTE 6A
0 200’CONNECTS TO RAIL TRAIL
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 23
• The Town Meeting Warrant article to purchase the properties included a “Community
Center” as a potential use
• The 2018 Town Vision Plan identified providing a “community center for all ages for
social and recreational activities and include meeting rooms” as a priority goal
• The 2023 Local Comprehensive Plan also identified a new multi-generational
community center as consistent wit h community values
• The Council on Aging facility lacks adequate space for its programming needs, and
the condition of the existing historic building creates ADA and maintenance challenges
• The Recreation Department also does not have a f acility of its own and uses limited
office and meeting space in the Eddy School
COMMUNITY CENTER
Town Context
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 24
Currently no plans to reuse Eddy Sc hool as a community center:
• Town Meeting authorized funding for a Brewster Elementary Sc hool
Consolidation Feasibility S tudy in November 2019
• Consolidation Feasibility Study was completed in January 2022
• Brewster School Committee has care, custody, and control of the elementary
schools
• After careful consideration, Brewster Sc hool Committee voted in October 2022
to table consolidation until the student enrollment has decreased to about 55
children per grade (currently about 65/grade)
• Brewster, Orleans, Eastham, and Wellfleet are actively considering submission of
grant application to explore f easibility of regionalizing elementary schools
COMMUNITY CENTER
Town Context
Library/reading room
Medical exam/treatment rooms
Game rooms
Large multi-purpose rooms
Storage areas
Conference/meeting rooms
Offices
Workspaces
Fitness center
Walking track
Kitchen/cafeteria
Indoor Pool
Gymnasium
Fitness classrooms
Sport courts
COUNCIL ON AGING REC DEPARTMENT
COMMUNITY CENTER
Community Feedback - Desired Public Facilities
SPACES REQUIRED FOR DESIRED FACILITIES BUILDINGS VIABLE FOR SOME LEVEL OF RE-USE
COMMUNITY CENTER
• Forum and survey feedback shows t hat, in general, t he community is more interested in reusing t he existing
buildings on the Bay Property for a “Community Campus” rather than building a new, purpose-built Community
Center.
•Some of the most popular community center-type program interests expressed by residents at the forum and
in the survey cannot be accommodated wit hin t he existing building footprints and would require extensive and
costly building renovation.
Community Feedback - Desired Public Facilities
8-LANE SWIMMING POOL
6,275 SF
GYM WITH PERFORMANCE SPACE
7,600 SF
FITNESS CLASSROOM
1,200 SF
OFFICE
130 SF
CLASSROOM
1,300 SF
FITNESS CENTER
2,000 SF
MEDICAL EXAM ROOM
480 SF
GAME ROOM
450 SF
MEETING ROOM
750 SF
COMMUNITY DANCE
900 SF
CULINARY WELLNESS
PROGRAM
660 SF
COMMUNITY KITCHEN
650 SF
SENIOR PROFESSIONAL SERVICES
200 SF
MULTI-PURPOSE ROOM
1,300 SF
SENIOR SOCIAL
SERVICE AGENCY
800 SF
EXISTING DINING HALL
10,283 SF
#31 ART CENTER
2,562 SF
#28 ADMINISTRATON BUILDING
4,752 SF
#25 INFIRMARY
3,854 SF
BOATHOUSE
2,804 SF #23 PAVILION
2,400 SF
CABIN
APPROX. 600 SF
SEASONALLY
WINTERIZED
NON - WINTERIZED
COMMUNITY CENTER
SPACES REQUIRED FOR DESIRED FACILITIES APPROXIMATE 34,000 SF TOTAL FOOTPRINT OF
POTENTIAL NEW COMMUNITY CENTER
• A new community center would have t he potential to accommodate the facilities t he community is interested in.
• For comparison, t he Harwich Community Center is 32,000 SF with a 17,000 SF basement.
Community Feedback - Desired Public Facilities
8-LANE SWIMMING POOL
6,275 SF
GYM WITH PERFORMANCE SPACE
7,600 SF
FITNESS CLASSROOM
1,200 SF
OFFICE
130 SF
CLASSROOM
1,300 SF
FITNESS CENTER
2,000 SF
MEDICAL EXAM ROOM
480 SF
GAME ROOM
450 SF
MEETING ROOM
750 SF
COMMUNITY DANCE
900 SF
CULINARY WELLNESS
PROGRAM
660 SF
COMMUNITY KITCHEN
650 SF
SENIOR PROFESSIONAL SERVICES
200 SF
MULTI-PURPOSE ROOM
1,300 SF
SENIOR SOCIAL
SERVICE AGENCY
800 SF
FIRST FLOOR
20,000 SF
SECOND FLOOR
14,000 SF
COMMUNITY CENTER - REUSE AND RENOVATE
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 28
REUSE DINING HALL
PROGRAMS NOT ACCOMMODATED:
Fitness Center
Walking Track
Indoor Pool
Gymnasium
Sports Court
5,600 SF Flex. Meeting Space
1,000 SF Game Room
1,000 SF Kitchen
2,600 SF Support Spaces
REUSE ADMINISTRATION BUILDING
1,000 SF Support Spaces
3,750 SF Offices
10,200 SF Total
4,750 SF Total
REUSE ARTS CENTER
5,00 SF Support Spaces
2,060 SF Flex. Meeting Space
2,560 SF Total
REUSE DINING HALL
REUSE ART CENTER
REUSE ADMINISTRATION BUILDING
Reuse Community Campus Illustrative Scenario
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 29
New Community Center Illustrative Scenario
COMMUNITY CENTER - NEW BUILD
NEW COMMUNITY CENTER
6,650 SF Gymnasium
2,230 SF Fitness Center
1,240 SF Fitness Classroom
REUSE ADMINISTRATION BUILDING
1,000 SF Support Spaces
3,750 SF Offices
4,750 SF Total
REUSE ARTS CENTER
500 SF Support Spaces
2,060 SF Flex. Meeting Space
2,560 SF Total
3,900 SF Flex. Meeting Space
7,000 SF Circulation + Lobby
660 SF Kitchen
4,100 SF COA Programs
33,400 Total
4,100 SF Support Spaces
3,450 SF Teen Area with Game Room
NEW COMMUNITY CENTER
REUSE ART CENTER
REUSE ADMINISTRATION BUILDING
Gymnasium
Fitness classrooms
Sport courts
Library/reading room
Medical exam/treatment rooms
Game rooms
* Council on Aging cannot
relocate here, only have some
satellite programs
*Would require land be
acquired for a new COA
facility to be built elsewhere
in town
Large multi-purpose room
Storage areas
Conference/meeting rooms
Offices
Workspaces
Fitness center
Walking track
Kitchen/cafeteria
Indoor Pool
Unlikely
Maybe
Yes (with renovation)
COMMUNITY CENTER - REUSE AND RENOVATE
No designated COA building
COUNCIL ON AGING SHARED REC DEPARTMENT
REUSE DINING
HALL AS
COMMUNITY
MEETING &
EVENT SPACE
PLAYGROUND
COMMUNITY
CAMPUS
FELXIBLE
GATHERING
SPACE
EVENT SPACE
/ PICNIC
PAVILION
REC DEPT
OFFICES &
PROGRAMS
STAFF HOUSING
AMPHITHEATER
PARKING GROVE
PICNIC AREA
ARTS CENTER
TRAIL CONNECTION
TO SPRUCE HILL
SEASONAL
COMMUNITY USE
Library/reading room
Medical exam/treatment rooms
Game rooms
Large multi-purpose rooms
Storage areas
Conference/meeting rooms
Offices
Workspaces
Fitness center
Walking track
Kitchen/cafeteria
Indoor Pool
Gymnasium
Fitness classrooms
Sport courts
COMMUNITY CENTER - NEW BUILD
Potential to include all desired facilities
COUNCIL ON AGING SHARED REC DEPARTMENT
REMOVE DINING
HALL & REWILD
FELXIBLE
GATHERING SPACE
EVENT SPACE /
PICNIC PAVILION
INTERIM
RECREATION /
FUTURE MUNICIPAL
STAFF HOUSING
AMPHITHEATER
NEW COMMUNITY
CENTER (INCLUDES
COA, REC DEPT,
TEEN CENTER)
EXPANDED
PARKING
PICNIC AREA
ARTS CENTER
TRAIL CONNECTION
TO SPRUCE HILL
SEASONAL
COMMUNITY USE
COMMUNITY
COMMONS
PLAYGROUND
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 32
PRELIMINARY DRAFT PRICINGPRELIMINARY DRAFT PRICING
Bay Property Overall
(with new Community Center)
Total:
Approx $41,243,000 before design
and contractor fees
Approx $66,330,000 after design
and contractor fees including:
Pricing Breakdown
• 10% general conditions
• 10% overhead and profit
• 1% permitting
• 2% bond/insurance
• 10% design contingency
• 20% design services
• 6% escalation allowance
Buildings (Total: $32,611,400)
- Building removal (40 bldgs): $1,094,700
- Renovate for seasonal workforce housing (10 bldgs): $1,045,500
- Renovate for communal use or staff housing (21 bldgs): $2,311,600
- Renovate Administration Building: $1,262,800
- New Community Center: $24,742,000
- New Nature Center: $1,554,800
- New Restroom Facility: $600,000
Sitework and Recreational Amenities (Total: $3,862,700)
- Planting (woodland, dune, meadow): $1,135,600
- Trails: $759,000
- Picnic Areas: $214,200
- Tennis Courts: $461,000
- Community Garden: $249,800
- Fitness Stations: $60,000
- Playground: $726,000
- Athletic Field: $257,100
Site Prep and Infrastructure (Total: $4,768,900)
- Site prep and paving removal: $873,500
- Road Improvements: $1,068,600
- Parking Areas and Stormwater Management: $1,127,900
- Utilities: $498,900
- Septic: $1,200,000
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 33
Add (Total: $5,655,700)
- Renovate dining hall: $5,655,700
Remove (Total: $25,527,900)
- Community Center: $24,742,000
- Expanded Parking: $498,000
- Remove Dining Hall: $287,900
Community Campus instead
of Community Center (Assumes
renovated dining hall, no community
center and no COA facility)
Total:
Approx $19,872,000 reduction in
cost before design and contractor
fees
*Does not include cost of land
acquisition and/or construction of
a new COA facility at a different
location
Pricing Breakdown
PRELIMINARY DRAFT PRICING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 34
PARTNERSHIPS - BAY PROPERTY
Mass Audubon
Mass Audubon
Partnership includes:
Possible programs:
- Nature center with administrative of fices
- Conservation restriction on approximately 10 acres surrounding
existing pond on the northeast corner of the property
- Reuse of existing cabins for seasonal workforce housing for 6
Mass Audubon employees
- A variety of programming and f ield tr ips
- Interpretative signage and nature trails
Amount pledged for Bay Property: $2 million
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 35
FINANCING
• Any potential new housing would be a public/private partnership where t he ma jority of
the costs are borne by a developer
• Preliminary f inancing and phasing information will be shared out at t he 4t h community
forum in February 2024 once t he draft plans are f inalized
• Financing options will include a combination of t he following:
- Public/Private Partnerships
- Federal, state, and/or other grants
- Capital S tabilization Funds
- Free Cash
- Property revenue generation
- Gifts and donations
- Short-term non-excluded debt
- Long-term debt exclusions
• Details about f inancing and phasing will be incorporated into Town’s Capital
Improvement Plan after plans for t he properties are approved by Brewster voters
• Specific funding requests may be brought back to future Town Meetings for approval
through t he Town’s annual capital planning processes
HOUSING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 37
• The Town Warrant article to purchase t he 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 t he Pond Property in t he Voter Information
• Providing affordable and attainable housing is supported by t he Town Vision Plan, t he
Local Comprehensive Plan, and t he Select Board S trategic Plan, and it appears to have
widespread conceptual support among the community
• If one or both of these properties is not used for affordable year round, deed
restricted housing to meet t he State’s 10% Mandate and t he Town’s HPP goals,
other properties will need to be purchased by the Town for building affordable
housing in the near future
• The Select Board has determined housing should be included on at least one of these
properties
HOUSING
Town Context
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 38
• Goal 1: Increase and diversify year-round housing options in Brewster for a range of
income levels and housing types
• Goal 2: Prevent displacement of current residents and facilitate housing mobility for
households looking to move within or into Brewster.
• Goal 3: Align development with the principles of the Town’s Local Comprehensive
Plan/Vision Plan. This includes balancing housing goals with protection of the natural
environment.
• Goal 4: Continue to build capacity to produce housing through staffing, funding, regional
partnerships, advocacy and education, and relationships with nonprofit and for-profit
developers.
Housing Goals
BREWSTER HOUSING PRODUCTION PLAN 2022-2027
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 39
HOUSING
Community Feedback
• Responses to t he forum and survey show t hat most people prefer seasonal workforce
housing on the Bay Property. It should be noted that seasonal workforce housing while
needed, does not count towards t he 10% Affordable Housing S tate mandate.
• Desire for seasonal workforce housing is related to sentiment of re-use
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 40
Bay Property Context
BAY PROPERTY
BAY PROPERTY:
SECLUDED ZONE:
THE SECLUDED ZONE IS 18% OF THE BAY PROPERTY
55 ACRES
10 ACRES
LONG POND PROPERTY
BAY PROPERTY
CAPE COD BAY
LONG POND
SPRUCE HILL PARCEL
NICKERSON STATE PARK
LONG POND WOODLANDS
NAMSKAKET MARSH
PUNKHORN PARKLANDS
ELLIS LANDING
LOWER RD CONSERVATION AREA
NO BOTTOM POND SANCTUARY
SHEEP POND WOODLANDS
BREWSTER WATER SUPPLY LANDS
FREEMAN’S FIELDS
MILLSTO N E R O A D
MA IN S T R E E T / R O U T E 6 A
LONG POND R
O
AD / ROU T E 1 3 7
C A PE C O D RA IL TRAILCAPE COD BAYCAPE COD BAY
SECLUDED
ZONE
BAY HOUSING ANALYSIS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 41
Previous Building Uses
The secluded zone of t he
Bay Property currently
contains the maintenance
area for the entire
property and formerly
housed the day camp
programs.
WINTERIZED
8 ROOMS; 4 BEDROOMS
NON-WINTERIZED
8 ROOMS
SPRUCE HILL HOUSE
DORMITORY
STAFF CABIN
COMMUNAL CAMP USES
SHOWER HOUSE
MAINTENANCE
SPRUCE HILL HOUSE
DAY CAMP AREA
MAINTENANCE AREA
SECLUDED
ZONEROUTE 6ABAY HOUSING ANALYSIS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 42
Proposed Site Relationships
SEPARATE ACCESS TO
HOUSING
DEMO EXISTING
STRUCTURES TO CREATE A
FOREST BUFFER
The forest buffer could
separate more public
uses of the Bay Property
and the more secluded
potential housing. FO
R
E
S
T
B
U
F
F
E
R
FOREST BUFFER FO
R
E
S
T
B
U
F
F
E
R
POTENTIAL HOUSING
DESIGNATED AREA
HISTORIC OLD KING HIGHWAY REMOVE VEHICULAR ACCESS
DEMOLISH BUILDINGS
FOREST BUFFER
Scenarios are based on
up to 46 units (90 beds).
Contemplated year round
and seasonal workforce
housing in both
repurposed structures
and new construction.
Group or individual
parking is considered
depending on dwelling
type and configuration.ROUTE 6ASECLUDED
ZONE
Wastewater treatment is
still under consideration.
BAY HOUSING ANALYSIS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 43
Matrix
REPURPOSE REPURPOSE &
NEW BUILD (DEMO)NEW BUILD (DEMO)
DETACHED SINGLE UNITS
MORE PRESERVATION NEW BUILD
NEW BUILD (DEMO)
TOWN HOUSES
SEASONAL WORKFORCE
YEAR-ROUND AFFORDABLE
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
8 UNITS
2 year-round affordable
6 seasonal workforce
13 TOTAL GROUP
1000 sf year-round affordable
660 sf seasonal workforce
2 UNITS
28 TOTAL BEDS
2 year-round affordable
26 seasonal workforce
32 UNITS
26 year-round affordable
6 seasonal workforce
48 TOTAL GROUP
1000 sf year-round affordable
660 sf seasonal workforce
26 UNITS
76 TOTAL BEDS
52 year-round affordable
24 seasonal workforce
40 UNITS
40 year-round affordable
0 seasonal workforce
60 TOTAL
8 individual, 42 group
450 sf studio, 700 sf one bedroom,
1200 sf detached single family
40 UNITS
48 TOTAL BEDS
48 year-round affordable
0 seasonal workforce
46 UNITS
44 year-round affordable
0 seasonal workforce
68 TOTAL GROUP
1000 sf town homes
46 UNITS
90 TOTAL BEDS
80 year-round affordable
0 seasonal workforce
BAY ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 44
Repurpose
Existing structures are
reupurposed as dwelling
units with group parking
areas. An area of the site
remains as maintenance.
MAINTENANCE AREA
HOUSING
ROUTE 6AHISTORIC OLD KING HIGHWAY FOREST BUFFER
SEPARATE ACCESS TO
HOUSING
YEAR-ROUND
2 UNIT; 2 BED ea.
1 UNIT; 4 BED ea.
SEASONAL WORKFORCE
CAPE COD BAYSECLUDED
ZONE
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
8 UNITS
2 year-round affordable
6 seasonal workforce
13 TOTAL GROUP
1000 sf year-round affordable
660 sf seasonal workforce
2 UNITS
28 TOTAL BEDS
2 year-round affordable
26 seasonal workforce
SEASONAL WORKFORCE
YEAR-ROUND
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
MAINTENANCE
REPURPOSE
NEW BUILD YEAR-ROUND
BAY ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 45
BAY ILLUSTRATIVE HOUSING SCENARIOS
Re-purpose and New Build (demo)
32 UNITS
26 year-round affordable
6 seasonal workforce
48 TOTAL GROUP
1000 sf year-round affordable
660 sf seasonal workforce
26 UNITS
76 TOTAL BEDS
52 year-round affordable
24 seasonal workforce
HOUSING
HISTORIC OLD KING HIGHWAY ROUTE 6ASEPARATE ACCESS TO
HOUSING
FOREST BUFFER
MAINTENANCE STRUC-
TURES MOVED TO FOREST
BUFFER
CONSTRUCT MULTI-UNIT
TOWN HOUSES
Former maintenance
buildings are demoed
to create additional
dwelling units.
Brewster Landing, Brewster, MA CAPE COD BAYSECLUDED
ZONE
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
MAINTENANCE
SEASONAL WORKFORCE
YEAR-ROUND
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
MAINTENANCE
REPURPOSE
NEW BUILD YEAR-ROUND
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 46
New Build (demo) Detached Single Units
40 UNITS
40 year-round affordable
0 seasonal workforce
60 TOTAL
8 individual, 42 group
450 sf studio, 700 sf one bedroom,
1200 sf detached single family
40 UNITS
48 TOTAL BEDS
48 year-round affordable
0 seasonal workforce
HOUSING
Habitat for Humanity Housing, Brewster, MAHISTORIC OLD KING HIGHWAY FOREST BUFFER ROUTE 6ASEPARATE ACCESS TO
HOUSING
Single family homes and
small dwelling units are
constructed. No buildings
are repurposed for
housing.DETACHED SINGLE FAMILY
WITH INDIVIDUAL PARKING
STUDIO AND ONE BEDROOM
DWELLINGS CAPE COD BAYSECLUDED
ZONE
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
MAINTENANCE
SEASONAL WORKFORCE
YEAR-ROUND
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
MAINTENANCE
REPURPOSE
NEW BUILD YEAR-ROUND
BAY ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 47
New Build (demo) Town Houses
44 UNITS
44 year-round affordable
0 seasonal workforce
66 TOTAL GROUP
1000 sf town homes
44 UNITS
88 TOTAL BEDS
80 year-round affordable
0 seasonal workforce
All existing structures
are demoed for the
construction of town
houses.
Brewster Woods, Brewster, MA CAPE COD BAYSECLUDED
ZONE
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
SEASONAL WORKFORCE
YEAR-ROUND
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
MAINTENANCE
REPURPOSE
NEW BUILD YEAR-ROUND
HOUSING
HISTORIC OLD KING HIGHWAY FOREST BUFFER ROUTE 6ASEPARATE ACCESS TO
HOUSING
MULTI-UNIT DWELLINGS WITH
GROUP PARKING
BAY ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 48
Matrix
REPURPOSE REPURPOSE &
NEW BUILD (DEMO)NEW BUILD (DEMO)
DETACHED SINGLE UNITS
MORE PRESERVATION NEW BUILD
NEW BUILD (DEMO)
TOWN HOUSES
SEASONAL WORKFORCE
YEAR-ROUND AFFORDABLE
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
8 UNITS
2 year-round affordable
6 seasonal workforce
13 TOTAL GROUP
1000 sf year-round affordable
660 sf seasonal workforce
2 UNITS
28 TOTAL BEDS
2 year-round affordable
26 seasonal workforce
32 UNITS
26 year-round affordable
6 seasonal workforce
48 TOTAL GROUP
1000 sf year-round affordable
660 sf seasonal workforce
26 UNITS
76 TOTAL BEDS
52 year-round affordable
24 seasonal workforce
40 UNITS
40 year-round affordable
0 seasonal workforce
60 TOTAL
8 individual, 42 group
450 sf studio, 700 sf one bedroom,
1200 sf detached single family
40 UNITS
48 TOTAL BEDS
48 year-round affordable
0 seasonal workforce
46 UNITS
44 year-round affordable
0 seasonal workforce
68 TOTAL GROUP
1000 sf town homes
46 UNITS
90 TOTAL BEDS
80 year-round affordable
0 seasonal workforce
BAY ILLUSTRATIVE HOUSING SCENARIOS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 49
POND PROPERTY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 50
• Provide low intensity/use waterfront to respect t he limited capacity of t he property in terms of access,
parking, and character
• Increase walking trails
• Conserve at least 60% of the property
CONSENSUS:
DIFFERING OPINIONS:
WHAT WE HEARD
Key Takeaways
• Avoid housing development in Zone II
• Balance conservation with other uses; accommodate affordable housing
• Municipal uses
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 51
PROPOSED PLAN
Overall Plan
PARKING
8 SPOTS
(0.5 MILES FROM BEACH)
PARKING
16 SPOTS
(0.3 MILES FROM BEACH)
EXPANDED TRAILS
IMPROVED
GRAVEL DRIVE
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON
& BREWSTER
CONSERVATION TRUST)
PUBLIC BEACHMASS AUDUBON
PROGRAMMING
10 ACRES
RESERVE FOR
FUTURE
MUNICIPAL USES
RESERVE FOR
HOUSING
OR
ADA PARKING &
DROP OFF ZONE
4 SPOTS
(0.1 MILES FROM BEACH)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 52
PROPOSED PLAN
Enlarged Beach Access Area
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department
on kids programming
Mass Audubon Desired programs:
STORAGE / COMMUNITY USE
MASS AUDUBON
STORAGE,
WEATHER SAFE
SPACE, OFFICE
KAYAK RACKS
ADA PARKING AND DROP
OFF ZONE (4 SPOTS)
ADA ACCESSIBLE BEACH
ACCESS (0.1 MILES FROM
BEACH)
MASS AUDUBON PROGRAMS
TRAILS
LOW INTENSITY PUBLIC BEACH
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 53
Total Estimate:
Approx $1,069,200 before design
and contractor fees
Approx $1,734,000 after design
and contractor fees including:
Pricing Breakdown
- Building removal (3 bldgs): $22,200
- Building restoration (5 bldg):$44,300
- Trails: $207,700
- Roadway im provements: $748,900
- Parking Areas: $49,100
Pond Property
• 10% general conditions
• 10% overhead and profit
• 1% permitting
• 2% bond/insurance
• 10% design contingency
• 20% design services
• 6% escalation allowance
PRELIMINARY DRAFT PRICING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 54
PARTNERSHIPS - POND PROPERTY
Mass Audubon
Mass Audubon
Partnership includes:
Possible programs:
- Conservation restriction on 56 acres (85% of site), recognizing
that the community may support housing or other municipal uses
on the remaining 10 acres
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department on kids programming
Amount pledged for Pond Property: $1.5 million
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 55
POTENTIAL USES ALONG 137
Planning Scenarios
RESERVE FOR
AFFORDABLE
HOUSING
10 ACRES
The Town Warrant article to purchase the properties approved at
Town Meeting included the following Potential Town Uses for this
property:
H ousing development would also include a wastewater treatment
plant that would treat other residential properties in the
neighborhood
• habitat protection
• watershed protection
• open space
• conservation
• passive recreation
• active recreation
• community housing
• general municipal purposes
10 ACRES
RESERVE FOR
FUTURE
MUNICIPAL USES
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 56
POTENTIAL USES ALONG 137
Future Municipal Use
HABITAT AND WATERSHED PROTECTIONCELL TOWERNEIGHBORHOOD WASTEWATER
TREATMENT PLANT
UNANTICIPATED USESHOUSING
???
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 57
LAND USE CONTEXT
LEGEND
LONG POND PARCEL
TOWN OF BREWSTER
BREWSTER CONSERVATION TRUST
CONSERVATION RESTRICTION
EXISTING TRAILS
ZONE II WELLHEAD PROTECTION/DCPC
Residential communities exist along both
sides of Route 137 and surround the northern
section of the Long Pond Property.
The property is also par tially adjacent to Long
Pond Woodlands, a town-owned conservation
area.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 58
WATER QUALITY
Regional Watershed
• Brewster has an Integrated Water Resource
Management Plan which addresses our long-term
wastewater needs and plans across the entire community
• The primary focus in past decade has been on Pleasant
Bay Watershed – Brewster shares a permit with Orleans,
Harwich, and Chatham that includes certain nitrogen
mitigation requirements over the next 20 years
• MA Dept of Environmental Protection issued changes
to Title V regulations and implemented new Nitrogen
Sensitive Watershed regulations in July 2023 that impact
wastewater planning across the Cape
• The Pond Property falls within the Herring River
Watershed – stormwater runoff from the property flows
to Long Pond and eventually to the Herring River in
Harwich
• Brewster plans to develop a Herring River Watershed
Permit by 2030 and expects any new development in this
area will require 100% nitrogen offset
• The Pond Property is uniquely situated to potentially
locate a small wastewater treatment plant that
could accommodate new housing buildout and
replace traditional septic systems in some adjacent
neighborhoods
• Introduction of new wastewater treatment plant on the
Pond Property would improve overall Long Pond &
Herring River water quality
Text credit: Town of Brewster Integrated Water Resource Management Plan, Horsley Witten Group
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 59
WATER QUALITY
LONG POND PARCEL
ZONE II DRINKING WATER
PROTECTION AREA
DRINKING WATER WELLS
!A
!A !A
!A
!A
!A
UV6A
£¤6
UV137
UV124
WELL # 6
WELL #5
WELL # 4
WELL # 1
WELL # 2
WELL # 3
DENNIS
HARWICH
ORLEANS
CHATHAMYARMOUTH
/
0 10.5
Miles
Date: 1/26/2022
Path: H:\Projects\2011\11109 Brewster Int.Wtr.Res.Mgt Plan\GIS\Maps\Report\Figure 2.mxd
Figure 2. Brewster
Conservation Lands and
Zone II Areas
C a p
e
C o d B a y
Pleas antBayCape Cod Bay
!A Public Wells
Legend
Conservation Lands
Ponds
Brewter Zone II
Town of Brewster
Other Zone II
• Areas that contribute groundwater to the Town’s public
drinking water wells are known in Massachusetts as
Zone II’s, or wellhead protection areas
• A portion of the Long Pond property is on the edge of
a Zone II, approximately 1 mile from the nearest Town
well off Freemans Way
• There are currently about 900 developed residential
properties in this Zone II
• Introduction of new wastewater treatment plant on the
Pond Property could improve overall Zone II water
quality
Zone II
HOUSING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 61
• The Town Warrant article to purchase t he 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 t he Pond Property in t he Voter Inf ormation
• Providing affordable and attainable housing is supported by t he Town Vision Plan, t he
Local Comprehensive Plan, and t he Select Board S trategic Plan, and it appears to have
widespread conceptual support among the community
• If one or both of these properties is not used for affordable year round, deed
restricted housing to meet t he State’s 10% Mandate and t he Town’s HPP goals,
other properties will need to be purchased by the Town for building affordable
housing in the near future
• The Select Board has determined housing should be included on at least one of these
properties
HOUSING
Town Context
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 62
• Goal 1: Increase and diversify year-round housing options in Brewster for a range of
income levels and housing types
• Goal 2: Prevent displacement of current residents and facilitate housing mobility for
households looking to move within or into Brewster.
• Goal 3: Align development with the principles of the Town’s Local Comprehensive
Plan/Vision Plan. This includes balancing housing goals with protection of the natural
environment.
• Goal 4: Continue to build capacity to produce housing through staffing, funding, regional
partnerships, advocacy and education, and relationships with nonprofit and for-profit
developers.
Housing Goals
BREWSTER HOUSING PRODUCTION PLAN 2022-2027
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 63
HOUSING
Community Feedback
• There was mixed feedback regarding housing on t he Pond Property:
• Many feel strongly that new affordable housing should be located
on the Pond Property
• Many feel that housing does not belong on the Pond Property,
mostly due to a sense t hat housing is in conflict wit h conservation
goals and with Zone II regulations
• Zone II regulations do not preclude t he development of housing and associated
infrastructure, however Zone II is intended to protect t he Town’s drinking water
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 64
Pond Property Context
LONG POND PROPERTY
BAY PROPERTY
CAPE COD BAY
LONG POND
SPRUCE HILL PARCEL
NICKERSON STATE PARK
LONG POND WOODLANDS
NAMSKAKET MARSH
PUNKHORN PARKLANDS
ELLIS LANDING
LOWER RD CONSERVATION AREA
NO BOTTOM POND SANCTUARY
SHEEP POND WOODLANDS
BREWSTER WATER SUPPLY LANDS
FREEMAN’S FIELDS
MILLSTO N E R O A D
MA IN S T R E E T / R O U T E 6 A
LONG POND R
O
AD / ROU T E 1 3 7
C A PE C O D RA IL TRAILPOND PROPERTY
CAPE COD BAY
LONG POND
LONG POND PROPERTY:
HOUSING DESIGNATED AREA:
THE HOUSING DESIGNATED AREA IS 15% OF THE POND PROPERTY
POTENTIAL
HOUSING
AREA
66 ACRES
10 ACRES
POND HOUSING ANALYSIS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 65
Site Analysis and Principles
ENTRANCE BUFFER -
50FT SETBACK
*considered setbacks are
not an
LOT EDGES -
40 FT SETBACK
LOT EDGES -
150 FT SETBACK
ENTR
A
N
C
E
D
R
I
V
E
POTENTIAL
DEVELOPMENT
ZONE
LOW POINT
POTENTIAL
DEVELOPMENT
ZONE
POTENTIAL
DEVELOPMENT
ZONE
LOW POINTLONG P
O
N
D
R
O
A
D
LONG
POND
POTENTIAL
HOUSING AREA
The area designated
for housing implements
forest buffers and
Scenarios based on
approximately 48 Units
(90 beds)
Contemplated year
round housing with new
construction.
Group or individual
parking is considered
depending on dwelling
type and configuration.
Wastewater requirements
are being considered
and new package
plant may treat other
residences in the
surrounding area.
F
O
R
E
S
T
B
U
F
F
E
R
FOREST B
U
F
F
E
R
FOR
E
S
T
B
U
F
F
E
R
FORES
T
B
U
F
F
E
R
POND HOUSING ANALYSIS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 66
Matrix
DETACHED SINGLE UNITS
UNIT COUNT
PARKING
UNIT SIZE
DETACHED SINGLE UNITS TOWN HOMES
SHI
BEDS
PERCENT
BUFFER ZONE
88 TOTAL BEDS
44 UNITS
66 GROUP
1000 sf town homes
44 UNITS
59%
32 UNITS
32 TOTAL INDIVIDUAL
1200 sf
32 UNITS
64 TOTAL BEDS
52%
48 UNITS
18 INDIVIDUAL, 45 GROUP
450 sf studio, 700 sf one bedroom,
1200 sf detached single family
48 UNITS
66 TOTAL BEDS
49%
*of Housing
Designated Area
POND ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 67
ROUTE 1
3
7
Detached Single Units
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
Habitat for Humanity Housing, Brewster, MA
Detached single family
housing.
LONG
POND
POTENTIAL
HOUSING AREA
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
*of Housing
Designated Area
32 UNITS
32 TOTAL INDIVIDUAL
1200 sf
32 UNITS
64 TOTAL BEDS
52%6,800 SF LOT
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
PERCENT
BUFFER ZONE
NEW BUILD YEAR-ROUND
POND ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 68
48 UNITS
450 sf studio, 700 sf one bedroom,
1200 sf detached single family
48 UNITS
66 TOTAL BEDS
49%
Detached Single Units
SMALL 450 SF - 700 SF UNITS
ACCESSED BY
PEDESTRIAN PATHS WITH
GROUP PARKING
DETACHED SINGLE FAMILY
HOUSES WITH INDIVIDUAL
PARKING
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
NYS Cabins, Long Island, NY
A greater quantity of smaller
units and single family
housing are considered.
LONG
POND
+
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
6,800 SF LOT
1,120 SF LOT
PERCENT
BUFFER ZONE
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
NEW BUILD YEAR-ROUND
POTENTIAL
HOUSING AREA
*of Housing
Designated Area
18 INDIVIDUAL, 45 GROUP
POND ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 69
88 TOTAL BEDS
44 UNITS
66 GROUP
1000 sf town homes
44 UNITS
59%
Town Homes
Brewster Woods, Brewster, MA
LONG
POND
A low density configuration
of town houses with group
parking.
17,600 SF LOT
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
NEW BUILD YEAR-ROUND
POTENTIAL
HOUSING AREA
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
PERCENT
BUFFER ZONE
*of Housing
Designated Area
POND ILLUSTRATIVE HOUSING SCENARIOS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 70
DETACHED SINGLE UNITS
UNIT COUNT
PARKING
UNIT SIZE
DETACHED SINGLE UNITS TOWN HOMES
SHI
BEDS
PERCENT
BUFFER ZONE
88 TOTAL BEDS
44 UNITS
66 GROUP
1000 sf town homes
44 UNITS
59%
32 UNITS
32 TOTAL INDIVIDUAL
1200 sf
32 UNITS
64 TOTAL BEDS
52%
48 UNITS
18 INDIVIDUAL, 45 GROUP
450 sf studio, 700 sf one bedroom,
1200 sf detached single family
48 UNITS
66 TOTAL BEDS
49%
*of Housing
Designated Area
Matrix
POND ILLUSTRATIVE HOUSING SCENARIOS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 71
• You will be randomly assigned to a Breakout Room
• Each room will include a Facilitator from the Town
Staff and a member of the Design Team
• Raise your Zoom hand if you have a comment and t he
facilitator will call on you
• Please keep yourself on mute when you are not
speaking
• Use the chat to add comments!
• After 40 minutes you will be sent back to our main
room for closing remarks
BREAKOUT ROOMS DISCUSSIONS (40 MINUTES)
Have project-related feedback?
Send your thoughts to the Design Team!
BrewsterSeaCamps@gmail.com
The comment period will be open through December 10th.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 72
NEXT STEPS
• Continue to refine comprehensive plans based on community feedback
• Share refined comprehensive plans at f inal forum in early 2024
• Outline options for project f inancing and determine phased approach to project
implementation
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 73
Thank you!
Project Updates
https://www.brewster-ma.gov/cape-cod-sea-camps-properties
Committee Meetings
Bay Property: Twice a month Tuesdays 4-6pm
Pond Property: Twice a month Wednesdays 4-6pm
Future Forum
February 2024, stay tuned for the date!
Town Meeting Vote
May 2024
Have project-related feedback?
Send your thoughts to the Design Team!
BrewsterSeaCamps@gmail.com
The comment period will be open through December 10th.
HOW TO STAY UP TO DATE WITH OUR PLANNING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 51
PROPOSED PLAN
Overall Plan
PARKING
8 SPOTS
(0.5 MILES FROM BEACH)
PARKING
16 SPOTS
(0.3 MILES FROM BEACH)
EXPANDED TRAILS
IMPROVED
GRAVEL DRIVE
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON
& BREWSTER
CONSERVATION TRUST)
PUBLIC BEACHMASS AUDUBON
PROGRAMMING
10 ACRES
RESERVE FOR
FUTURE
MUNICIPAL USES
RESERVE FOR
HOUSING
OR
ADA PARKING &
DROP OFF ZONE
4 SPOTS
(0.1 MILES FROM BEACH)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
LONG POND
POTENTIAL
HOUSING
AREA
POND HOUSING ANALYSIS
Pond Property Context
LONG POND PROPERTY
BAY PROPERTY
CAPE COD BAY
LONG POND
SPRUCE HILL PARCEL
NICKERSON STATE PARK
LONG POND WOODLANDS
NAMSKAKET MARSH
PUNKHORN PARKLANDS
ELLIS LANDING
LOWER RD CONSERVATION AREA
NO BOTTOM POND SANCTUARY
SHEEP POND WOODLANDS
BREWSTER WATER SUPPLY LANDS
FREEMAN’S FIELDS
MILLSTO N E R O A D
M A IN S T R E E T / R O U T E 6 A
LONG POND R
O
AD / ROU T E 1 3 7
C A PE C O D RA IL TRAILPOND PROPERTY
CAPE COD BAY
LONG POND PROPERTY:
HOUSING DESIGNATED AREA:
THE AREA DESIGNATED FOR HOUSING IS 15% OF
THE LONG POND PROPERTY
66 ACRES
10 ACRES
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
POND HOUSING ANALYSIS
Site Analysis and Principles
The area designated for
housing implements forest
buffers and setbacks.
Scenarios based on
approximately 44 Units (88
beds) within a 10 Acre area
of the site.
Contemplated year
round housing with new
construction.
Group or individual
parking is considered
depending on dwelling
type and configuration.
Septic requirements have
been considered with a 1
Acre area designated.
ENTRANCE BUFFER - 50FT SETBACK
*considered setbacks are not an
explicit zoning requirement
LOT EDGES - 40 FT SETBACK
LOT EDGES - 150 FT SETBACK
LOW POINT
POTENTIAL
DEVELOPMENT
ZONE
LOW POINT
F
O
R
E
S
T
B
U
F
F
E
R
FOREST B
U
F
F
E
R
FOR
E
S
T
B
U
F
F
E
R
FORES
T
B
U
F
F
E
R
WATER TREATMENT
AREA OPTION 1
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
LONG
POND
POTENTIAL
HOUSING
AREA
WATER TREATMENT
AREA OPTION 2
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
88 TOTAL BEDS
44 UNITS
66 GROUP
1000 sf town homes
44 UNITS
59%
POND ILLUSTRATIVE HOUSING SCENARIOS
Option 1 Town Homes
Brewster Woods, Brewster, MA
LONG
POND
POTENTIAL
HOUSING
AREA
A low density configuration
of town houses with group
parking.
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
*of Housing
Designated Area
17,600 SF LOT PERCENT
BUFFER ZONE
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
NEW BUILD YEAR-ROUND
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
WATER TREATMENT AREA
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA
88 TOTAL BEDS
44 UNITS
66 GROUP
1000 sf town homes
44 UNITS
59%
POND ILLUSTRATIVE HOUSING SCENARIOS
Option 2 Town Homes
Brewster Woods, Brewster, MA
LONG
POND
POTENTIAL
HOUSING
AREA
A low density configuration
of town houses with group
parking.
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
*of Housing
Designated Area
17,600 SF LOT PERCENT
BUFFER ZONE
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
NEW BUILD YEAR-ROUND
STUDIO
ONE BEDROOM
SINGLE-FAMILY
MULTI-UNIT
COMMUNAL AMENITIES
WATER TREATMENT AREA
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 54
PARTNERSHIPS - POND PROPERTY
Mass Audubon
Mass Audubon
Partnership includes:
Possible programs:
- Conservation restriction on 56 acres (85% of site), recognizing
that the community may support housing or other municipal uses
on the remaining 10 acres
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department on kids programming
Amount pledged for Pond Property: $1.5 million
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 6
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
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Phone: (508) 896-3701
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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 are 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
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Office of:
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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
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Office of:
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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.
Member Crocker inquired about lawns and ways to make them more environmentally friendly. Mr. Nelson
noted that there are ways to manage the areas to minimize water quality issues and benefit the ecology of
the neighborhood in general. Member Hackert shared that no impact landscaping is something to think
about as part of a requirement for housing.
Member Hackert stated that his takeaway from the presentation and other research is that a housing project
could be built with a neutral impact, noting that there are costs issues in terms of design, but the technology
exists and could be required as a condition for any type of housing.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
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Mr. Nelson responded that from a water quality perspective you could manage any proposed housing
development to minimize impacts from the lawns, manage the stormwater in an effective way and come up
with a wastewater solution that would meet the water quality review bylaw. The next step would be to meet
the Herring River requirement and how to offset that, nothing that it doesn’t have to be offset on the same
site, it could be offset somewhere else in Brewster’s part of the watershed. There could be benefits of a
community system that does more than just the housing on the site, though it is too early to say if it is the
most cost-effective overall.
Member Baran clarified that while she can maybe agree with the nitrogen phosphorus, she can’t agree that
there would be no impact from an IA system or treatment facility as they don’t treat VOCs, PFAs, emerging
contaminants, and pharmaceuticals, a lot of things that people put down sinks and other things. She stated
that it is not fair to say there is no impact, as there will definitely be an impact if there is housing or any
development on the property.
Mr. Nelson noted that Ms. Baran makes a good point about some of the emerging contaminants and some
other things that are put in the wastewater systems, in what goes down the drain. He notes that some things
are treated depending on the technology that is used, and this would need to be considered in the design.
Adding that some things breakdown with the bacteria that is naturally occurring in the soil, but not
everything does that. The distance to the ponds is a positive rather than a negative in that regard.
Member Hackert noted that nothing is perfect, and we do the best that we can, meeting the standards we
want to mee and recognizing that we may have to deal with issues in the future as we recognize them, and
technology becomes available.
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.
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
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 6 of 6
Office of:
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Town Manager
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 11.15.23 www.brewster-ma.gov Page 1 of 5
Office of:
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Town Manager
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
Date: November 15, 2023
Time: 4:00pm
Place: 2198 Main Street
Participants: Chair Doug Wilcock, Cynthia Baran, Kari Hoffmann, Jan Crocker, Tim Hackert, Cindy Bingham,
Elizabeth Taylor, Steve Ferris (left at 5:16pm), Assistant Town Manager Donna Kalinick, Ann Schiffenhaus
Remote Participants: Katie Gregorie, Mike Gradone, Anne Weirich, Tino Kamarck, Elizabeth Randall (Reed
Hilderbrand), Madeleine Aronson (Reed Hilderbrand)
In Attendance: Melissa Lowe (Mass Audubon), Amy Henderson (BCT), Peter Johnson, Susan Bridges
Absent: Chris Ellis, Chris Williams
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, Pricing and Forum #3- Reed Hilderbrand
Ms. Randall presented an updated look at the structure and outline of the public forum on November 30th,
including preliminary pricing information. Some of the key items reviewed included:
Review of where the Town is in the process: Phase 3, the Comprehensive Planning process
Overview of Community Forum #3 Agenda
o Orientation- introduction and where we left off
o Bay Property- what we have heard, the refined plans and cost information
o Partnerships
o Pond Property- what we have heard, the refined plans and cost information
o Breakout Room Discussions- 6 different discussions with a member of the design team and
Town staff facilitator
o Conclusions & Next Steps
Ms. Kalinick reviewed the assignments for Committee members, sharing that at least one member will be
available in the breakout room discussions to help answer questions from the public. Ms. Randall added that
the role of the committee member is to be able to answer questions specific to the process that the
committees have conducted. In general, the design team members will be responding to a majority of the
questions related to the plan. Committee members are participating as panelists, not as attendees and are
asked to refrain from advocating personal opinions.
Current Proposed Plan- which reflects an update as a result of feedback that ensures enough space is
in reserve for future uses where a septic/wastewater treatment is necessary. There is still interest in
Town of Brewster
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Brewster, MA 02631-1898
Phone: (508) 896-3701
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Office of:
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aligning conservation restrictions and keeping it continuous with Long Pond Woodlands. Reed
Hilderbrand is still in the early planning stages and is in the process of getting more information about
Mass Audubon programming.
Review of possible future Municipal uses based on the Town warrant article to purchase the
properties approved at Town Meeting.
Member Hackert commented that in the area marked “Conservation and Nature Partnerships” he believes
that it should include “and Compatible Future Municipal Uses” based on discussions in previous meetings of
the committee regarding conservation restrictions. Important to recognize that we are being flexible in terms
of compatible future uses. Ms. Randall responded that understanding the expectations and limitations of a
conservation restriction is important.
Member Baran asked the following questions:
1. At the last meeting, there were two options presented, one for housing only and one for other
municipal uses, thought this was the plan to present two options?
2. Doesn’t recall requesting the reserved area be expanded? What is the additional acreage?
Ms. Randall responded that the area is 15 acres and the housing studies that were prepared by WXY will be
shared as part of the forum. The idea is to be clear that there are two options for the same zone, one for
housing and the other option would be to reserve the area for future use, which is to be determined. Ms.
Randall noted that the feedback received about the housing studies was that they did not accommodate for
septic/wastewater treatment that would be needed. The additional area would account for
septic/wastewater and buffer zones without having fully designed what this would look like.
Member Hackert understands that the forum would not present two separate plans, but an either/or
scenario for the same location. He also noted that at a previous meeting, it was expressed that the
conservation restrictions that have been signed by the town in other circumstances were too restrictive and
that the Town needed to be aware of doing something more flexible. Member Hackert believes that adding
“and Compatible Future Municipal Uses” reflects both the concern of the Town that a conservation
restriction should be flexible to accommodate other compatible uses and reflects the sense that
predominate use of the areas will be conservation and nature.
Ms. Hoffmann clarified that with a conservation restriction, even though there is input of what the ideal
conservation restriction might look like, the ultimate decision would be made by the Select Board.
Chair Wilcock expressed his concern in introducing the additional area as it is extremely important to be
clear on how it may be used as there had been previous discussion about a wastewater treatment plant.
Ms. Kalinick shared that the committee is not seeing the full presentation as it is still being worked on and
that there will be information from Mark Nelson’s presentation included to help with the potential/future
wastewater treatment plant.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
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Office of:
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Member Baran moved that the Committee recommend that Reed Hilderbrand include a second separate
option on a site plan for the reserve area that includes only municipal uses in the reserve area near 137 that
are consistent with aquifer protection and that will not impair water quality or degrade water quality
resources that will degrade water quality at the property. Member Taylor second.
Point of discussion by Member Hoffmann, she expressed that she does not want to lead participants in the
forum down any one particular path. By having one plan with a label that clearly includes “or”, it gives
residents the choice between the two options. Members Bingham and Ferris agree and do not feel that two
different maps are needed if it can be made clear that there is a choice.
A roll call vote was taken. Member Bingham-no, Member Hoffmann-no, Member Taylor-no, Member
Hackert-no, Member Baran-yes, Member Crocker-no, Member Ferris-no, Member Gregoire -no, Chair
Wilcock-no. The vote was 1-Yes, 8-No.
Chair Wilcock commented that at the October 18th meeting the committee was provided with a presentation
of appropriately scaled housing, relatively to figure out the amount sewage that would be generated. Mark
Nelson talked about the treatment plant, one of the outcomes was that we can have the housing and can
have if not no impact on water quality, that we could have an improvement in water quality depending on
how we tie into the Herring River Watershed plans and how we deal with property in Zone II. Chair Wilcock
believes this is an extremely important point, there are people supportive of housing, but have legitimate
concerns of putting housing in Zone II, about housing in the River Herring Watershed. Requires a clear
explanation on how this tradeoff can be accomplished. Ms. Randall explained that the same housing
presentation will be shared at the forum, which will include Mark Nelson’s key takeaways to provide
residents context and so that they can be relatively informed.
Ms. Kalinick shared that the Cape Cod Sea Camps project page on the website will be updated and will have
materials for residents to review.
Member Hackert shared his opinion on the support for housing, noting that residential is permitted in Zone
II, as an “as of right”. Adding that in terms of the wastewater treatment, his sense is that the treatment
could be good and help with wastewater in that area.
Member Baran clarified that the by-right under the water quality protection bylaw has a limit, as of yet,
there is one IA system that may meet it in a pilot study. Noting that this has not been shown seasonally and
is preliminary information. Member Baran stated that there isn’t quite the technology as of yet. She asked
that the potential to put a water supply location on the property be added back to the plans, as it needs to
be explored.
Ms. Randal reviewed the preliminary pricing which provides a sense of the total cost of the plan, excluding
housing or other development within the 15 acres:
Total Estimate: $949,400 before markups and $1.6M after markups, breakdown includes:
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
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Office of:
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Town Manager
o $7,400 for removing three buildings
o $44K to restore five buildings (to bring back to an occupiable level)
o $205K for trails
o $644K for roadway improvements
o $49K for parking areas
It was noted that the wooden docks will be stored somewhere else for an interim period and the Town will
retain them, since there is no longer a Chapter 91 license associated with the property.
Chair Wilcock inquired about a walkway from the handicapped parking to the beach. Ms. Aronson noted that
it would be a dense grated gravel material.
In closing, Ms. Randall shared that she appreciates all the comments, and that the Reed Hilderbrand team is
trying to thread the needle and respond to what they think they are hearing. They look forward to hearing
from the community and are hopeful to get insightful, engaging and thoughtful comments from the
community.
Overview of Housing Needs on Cape Cod and Brewster
Ann Schiffenhaus from Housing Assistance Corporation shared a presentation on Housing to Protect Cape
Cod, some of the key slides included:
Programs & Services
o Prevention- outreach to homeless individuals and shelter homeless families; there are 4 family
shelters
o Stabilization includes rental and mortgage assistance vouchers, financial assistance programs,
weatherization, and repair of homes
o Empowerment includes consumer financial education, home lotteries, building of affordable
housing, engaging, educating, and empowering housing advocates.
The Power of Home and what a home means to people
Current Situation includes no availability, no housing diversity and high prices
Review of Brewster median home price ($775K), Brewster median household income ($88K) and
current Brewster real estate listings. At the median household income, people cannot afford the
median home price.
Renting/Buyer power of the workforce and the number of Brewster employers looking for staff
Coalition of partners to create “Housing to Protect Cape Cod”, more information can be found at
housingtoprotectcapecod.org
Mrs. Schiffenhaus noted that the waiting list for affordable rentals is currently 3 years long, the Cape needs
to start thinking about ways to create more diversity in housing. There are opportunities to think about the
future and keep a town vibrant and diverse.
Short Term Uses of Property Updates
a. Guided walk report update: October 28, 2023
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 11.15.23 www.brewster-ma.gov Page 5 of 5
Office of:
Select Board
Town Manager
Member Baran shared that this was a very successful walk and is looking forward to scheduling more
in the early Spring.
b. Town plans for spring tour day
Ms. Kalinick shared that we recognize the limited number of people that can access the property.
Town Administration is in the initial stages of looking at a Saturday in early April and another day
during the week to hold tours of the property. Since transportation is a key piece, thinking of having
people park at the golf course and use COA vans to bring them to the property. The Town would use
a registration system for the events. This would be more of a self-guided tour with committee
members, liaisons and Town staff available on site.
FYIs
No discussion
Approval of Minutes from October 18, 2023 and September 20, 2023
Member Bingham moved to approve the amended meeting minutes from September 20, 2023. 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 Crocker-yes, Member Gregoire -yes,
Chair Wilcock-yes. The vote was 7-Yes, 0-No, 1-Abs.
Member Hackert requested a grammar correction on page 2 and additional details about the conversation
and comments that were made during the meeting on page 4.
Matters Not Reasonably Anticipated by the Chair
None
Questions from the Media
None
Next Meetings
Virtual Forum #3 November 30, 2023, at 6pm, January 10th, January 24th or 31st
Adjournment
Member Hackert moved to adjourn at 5:26pm. 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 Crocker-yes, Member Gregoire -yes, Chair Wilcock-yes. The vote was 8-Yes, 0-No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on: