HomeMy Public PortalAboutBay Parcel Planning -- 2023-11-14 MinutesTown of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MINUTES OF THE BAY PROPERTY PLANNING COMMITTEE MEETING
DATE: November 14, 2023
TIME: 4:00 PM
PLACE: Hybrid Participation — Zoom/2198 Main Street, Brewster, MA
PARTICIPANTS: Town Manager Peter Lombardi, Chair Amanda Bebrin, Selectperson Mary Chaffee,
Selectperson David Whitney, Karl Fryzel, Katie Jacobus, Caroline McCarley, Thomas Wingard, Patricia Hughes,
Peter Johnson, John Phillips (remote), Clare O'Connor -Rice; Liaisons/Representatives: Jan Crocker, Bill
Meehan, Kathleen Walker, Sharon Tennstedt, Gary Christen; Town Staff: Mike Gradone (Recreation
Department Director), Griffin Ryder (DPW Director); Reed Hilderbrand Consultants: Elizabeth Randall,
Madeleine Aronson
Call to Order Declaration of a Quorum, Meeting Participation Statement and Recording Statement:
Amanda Bebrin called the meeting to order at 4:00 pm. Ms. Bebrin read the meeting participation and
recording statements. Ms. Bebrin announced all members of the committee who were present, a quorum
was declared. There were no public announcements or comments.
Public Announcements and Comments
None
Review and Discuss Updated Plans Priciniz and Forum #3 — Reed Hilderbrand
Elizbeth Randall shared an update on the current plans that the Town and Reed Hilderbrand are planning on
sharing at the next community forum. Ms. Randall shared her screen and identified the current phase of the
process — comprehensive planning. The agenda for the third community forum was then reviewed — an 8 -
minute orientation, 40 minutes discussing the bay property, 5 minutes on partnerships, 30 minutes
discussing the pond property, and then 30 minutes of breakout room discussions. Conclusions and next steps
will form the final 5 -minute portion of the forum.
Selectperson Chaffee said that the work of Reed Hilderbrand continues to be impressive and of a high level.
Selectperson Chaffee expressed concerns with the design structure and purpose — breakout rooms should
not be done because residents who simply want to watch cannot, in addition to the fact that there is an
increased risk of technical difficulties. Selectperson Chaffee said that a Q&A session might be more
appropriate. Town Manager Peter Lombardi responded that there is a lot of information to convey to
residents, and it is important for them to have an opportunity for discussion, particularly given the number
of people who are expected to attend. Mr. Lombardi added that the individual breakout sessions will all be
recorded.
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Karl Fryzel asked if it would make any sense to have some period of 4&A prior to the breakout sessions. Mr.
Lombardi responded that logistically this might be challenging given the large number of attendees. Ms.
Randall agreed that this would be too unwieldy.
Ms. Randall said that the presentation of the plan will be explained within the context of where the last
forum finished. It will show the framework for the individual neighborhoods. Building reuse will also be
discussed =the fact that only a limited number of buildings are viable for reuse. Parking and circulation will
also be discussed, in addition to pricing. Mr. Lombardi briefly outlined a number of parts of the plans that
have been adjusted since the last version that was shown to the committee.
Peter Johnson said he was pleased to see how the plan was evolving, with the exception of the community
garden, which he felt should be removed from the plans — he does not feel as though this is an appropriate
location for a new community garden, which the Town needs. Pat Hughes asked if the pollinator garden
reduces the ability for vehicles to park on the grass. Ms. Aronson responded that there are 120 spots of
overflow parking currently in the plans if the Town needs to mow the meadow to create more parking for a
major event, then this can be done. Clare O'Connor -Rice said that the question of mowing a pollinator
garden would put the Town in an awkward position, and she also believes that the bay property is not an
appropriate location for a community garden.
Selectperson Chaffee said that the use of the word "private entrance" on the plans should be changed. In
terms of the overall plan, she is opposed to locating a community garden in this area. Selectperson Chaffee
said that there is no obvious demand from the public for such an amenity. Community gardens are functional
and messy, and they are not a good fit for the Sea Camps. Furthermore, she mentioned that the tennis
courts should be considered a possible amenity to be phased in at some point, if indeed they should even be
at that location.
Mr. Fryzel asked to hear from the consultants on the community gardens, in light of the opposition from
some committee members. Ms. Aronson responded that among the guiding principles were strong support
for demonstrating sustainability and restoration of ecological function. The current large expanse of lawn
serves no ecological function, and both a pollinator meadow and community gardens would increase the
health and habitat of the area. Both have the potential to be aesthetically attractive. Community gardens
also provide an activity for all ages. It is important to remember that these are general concepts and not
final. In terms of tennis, the proposed location makes sense — it is close to existing parking on a flat space in a
clearing that would require minimum grading. Mr. Fryzel noted that he would like it emphasized during the
forum the different amenities that would be available to residents in a community center as opposed to a
community campus.
Katie Jacobus asked if some portion of the arrival fields could be landscaped to continue to facilitate hosting
large events. Ms. Jacobus also noted she was concerned that the community gardens would have an
exclusive use by the people the lots are assigned to, which is in contrast to the inclusive nature of the rest of
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the property. Caroline McCarley said that the introduction of tennis courts on the bay property seems
reasonable if the plan is for additional pickleball courts at the Stony Brook location.
Ms. O'Connor -Rice said that the gate currently at the entrance might need to be moved in order to allow
residents from other Towns to access certain areas of the property. Mr. Lombardi said that there needs to be
a conversation about the future of the gate and the gatehouse at the property. The committee needs to
make this decision about this before the fourth forum.
Janet Crocker said that young people are interested in pollinator gardens and the holistic uses of land. It will
be important to get more opinions from younger people about the future use of the property. Ms. Crocker
also said that it is important to remember that the lawn on the property has not always been a lawn.
Selectperson Chaffee said that the current lawn is not manicured, but is a tough and functional Cape Cod
lawn. It currently provides a lot of use flexibility, and with the likely future construction of a community
center, the ability to accommodate additional parking on the property will be very important.
Ms. Jacobus asked Mr. Gradone to provide his analysis of the current demand for tennis in Brewster, both in
terms of adults and youth programming. Mr. Gradone responded that there are roughly SO people in the
senior tennis group, who fill 3-4 courts during their playing slot times. Other than that, the courts are
generally not full. The Town also runs in-house programs and works with USTA to run some programming in
the spring. Mr. Lombardi added that the Recreation Department will likely be based out of the bay property
in the future, due to the amenities that currently exist there.
Mr. Fryzel said it was important to focus on the desired amenities on the property, and not to fixate on their
location. Mr. Lombardi and Ms. Randall responded that there is a rationale behind where these amenities
are located on the current plans, and swapping their locations is not particularly straightforward at this
point.
Ms. Randall displayed the preliminary draft pricing for the current plans. The total cost is $34,204,000 before
markups, and $53,000,000 after markups —this pricing includes a community center. Ms. Randall then
displayed the preliminary draft pricing of a community campus instead of a community center, which is
$16,914,000 before markups. Mr. Lombardi added that this scenario would not be able to facilitate the same
kinds of activities as a community center.
Thomas Wingard noted that there are a lot of variables in terms of septic and water, and it is important to
include a number for this at the next forum. Mr. Lombardi responded that this estimated number will be
shared at the next forum. Ms. McCarley noted her surprise that the figure provided for renovation costs was
not larger given that it includes the administration building. Selectperson Chaffee asked if the pricing listed
for the new nature center has been discussed with Mass Audubon. Mr. Lombardi responded that this
information has been shared with Mass Audubon.
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Fax: (508) 896-8089
the property. Caroline McCarley said that the introduction of tennis courts on the bay property seems
reasonable if the plan is for additional pickleball courts at the Stony Brook location.
Ms. O'Connor -Rice said that the gate currently at the entrance might need to be moved in order to allow
residents from other Towns to access certain areas of the property. Mr. Lombardi said that there needs to be
a conversation about the future of the gate and the gatehouse at the property. The committee needs to
make this decision about this before the fourth forum.
Janet Crocker said that young people are interested in pollinator gardens and the holistic uses of land. It will
be important to get more opinions from younger people about the future use of the property. Ms. Crocker
also said that it is important to remember that the lawn on the property has not always been a lawn.
Selectperson Chaffee said that the current lawn is not manicured, but is a tough and functional Cape Cod
lawn. It currently provides a lot of use flexibility, and with the likely future construction of a community
center, the ability to accommodate additional parking on the property will be very important.
Ms. Jacobus asked Mr. Gradone to provide his analysis of the current demand for tennis in Brewster, both in
terms of adults and youth programming. Mr. Gradone responded that there are roughly SO people in the
senior tennis group, who fill 3-4 courts during their playing slot times. Other than that, the courts are
generally not full. The Town also runs in-house programs and works with USTA to run some programming in
the spring. Mr. Lombardi added that the Recreation Department will likely be based out of the bay property
in the future, due to the amenities that currently exist there.
Mr. Fryzel said it was important to focus on the desired amenities on the property, and not to fixate on their
location. Mr. Lombardi and Ms. Randall responded that there is a rationale behind where these amenities
are located on the current plans, and swapping their locations is not particularly straightforward at this
point.
Ms. Randall displayed the preliminary draft pricing for the current plans. The total cost is $34,204,000 before
markups, and $53,000,000 after markups —this pricing includes a community center. Ms. Randall then
displayed the preliminary draft pricing of a community campus instead of a community center, which is
$16,914,000 before markups. Mr. Lombardi added that this scenario would not be able to facilitate the same
kinds of activities as a community center.
Thomas Wingard noted that there are a lot of variables in terms of septic and water, and it is important to
include a number for this at the next forum. Mr. Lombardi responded that this estimated number will be
shared at the next forum. Ms. McCarley noted her surprise that the figure provided for renovation costs was
not larger given that it includes the administration building. Selectperson Chaffee asked if the pricing listed
for the new nature center has been discussed with Mass Audubon. Mr. Lombardi responded that this
information has been shared with Mass Audubon.
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Selectperson Chaffee again raised her concern with the inclusion of the community gardens on the plans —
she does not believe that there is adequate justification for moving forward with this proposed amenity on
the plans. Selectperson Chaffee moved to remove the community gardens from the proposed design to be
presented at the next forum. Pat Hughes seconded the motion for discussion. Ms. Bebrin said that she
believes there are specific audiences for everything that is on the plan, and she is concerned that removing
the gardens because there is a specific set of people who will be using it could potentially lead to other uses
being removed from the plans, such as housing. Mr. Fryzel asked if it was the case that the assignment of
these community garden spots is set forever, or if it will rotate. Mr. Lombardi responded that this has not yet
been decided. Mr. Johnson said that there should be a community garden in town, and that voting to
remove community gardens from these plans does not mean that there will not be a new community garden
created in another location. A roll call vote was taken. Clare O'Connor -Rice —yes, Selectperson Whitney— no,
Pat Hughes — no, Karl Fryzel — no, Caroline McCarley — no, Katie Jacobus — no, Thomas Wingard —yes,
Amanda Bebrin — no, John Phillips — yes, Peter Johnson — yes, Mary Chaffee - yes. The motion failed.
Ms. Jacobus said that she felt the number of buildings to be renovated (32), seems a little high in the context
of re -use potential. Ms. Randall responded that there was a little discrepancy in terms of the numbers, but
this will be straightened out. Ms. Jacobus also said it was important to explain the proposed size of the
community center relative to the site and the Harwich Community Center. Mr. Fryzel stated that the cost of
renovating the administration building should be separated from the other buildings at the next forum.
Ms. Bebrin thanked Ms. Randall and her Reed Hilderbrand colleagues for their work on these materials.
Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
Ms. O'Connor -Rice noted that, last year, a wreath decorating event was held by the Cultural Council in
partnership with the Recreation Department. This year, it is planned to take place on Sunday December 3 at
the Arts Center on the Bay Property from fpm-4pm.
Ms. Hughes moved to approve holiday wreath decorating at the Arts Center on Sunday December 3 from
fpm-4pm. Ms. Jacobus second. A roll call vote was taken. Clare O'Connor -Rice —yes, Selectperson Whitney—
yes, Pat Hughes — yes, Karl Fryzel — yes, Caroline McCarley — yes, Katie Jacobus — yes, Thomas Wingard — yes,
Amanda Bebrin — yes, John Phillips — yes, Peter Johnson — yes, Mary Chaffee - yes.
Vote on Meeting Minutes: October 17, 2023
Ms. O'Connor -Rice moved to approve the meeting minutes from October 17, 2023. Ms. Hughes second. A
roll .call vote was taken. Clare O'Connor -Rice —yes, Selectperson Whitney — yes, Pat Hughes —yes, Karl Fryzel
— yes, Caroline McCarley — yes, Katie Jacobus — yes, Thomas Wingard — yes, Amanda Bebrin — yes, John
Phillips — yes, Peter Johnson — yes, Mary Chaffee - yes.
Discuss Future Meeting enda Items
Mr. Fryzel asked when the committee would meet to discuss the results of the upcoming forum. Mr.
Lombardi responded that the committee would meet on Tuesday, January 9 to discuss this. The meeting on
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Town of Brewster
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December 18 will concern the community pool. Thursday, February 8 is tentatively penciled in for the final
community forum.
Next Meetings
December 18, 2023 (Joint with Select Board and Recreation Commission).
Matters Not Reasonably Anticipated by the Chair:
None
FYIs
Mr. Gradone thanked committee members for approving the activities that took place at the bay property
over the fall — Run Club and Outdoor Club were huge successes. Also, Mr. Gradone attended the last
Bikeways Committee meeting, and he expects they will come before the committee at some point to request
approval to hold Bikefest on the bay property.
Bill Meehan said that he has not been receiving packet materials, and asked if this could be rectified so he
could share the materials with the Finance Committee. Mr. Lombardi said he would look into this.
Adjournment
Mr. Fryzel moved to adjourn at 5.37 pm. Ms. Jacobus second. A roll call vote was taken. Clare O'Connor-Rice
—yes,Selectperson Whitney — yes, Pat Hughes — yes, Karl Fryzel — yes, Caroline McCarley — yes, Katie Jacobus
— yes, Thomas Wingard — yes, Amanda Bebrin — yes, John Phillips — yes, Peter Johnson — yes, Mary Chaffee -
yes.
Respectfully submitted by Conor Kenny, Project Manager
Approved: 01 / 10 / 2024 Signed:
Accompanying Documents in Packet: Agenda, Presentation Slides, Drummer Boy Comparison, Flyer Community Forum 3, Board
Community Forum 3, Community Forum 3 Assignments, Wreath Making, 10.17.23 Minutes Draft, PPPC Meeting Slides
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