HomeMy Public PortalAboutPond Parcel Planning -- 2023-11-15 MinutesTown of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www,brewster-ma.gov
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
Date: November 15, 2023
Time: 4:00pm
Place: 2198 Main Street
Office of:
Select Board
Town Manager
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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
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of;
Select Board
Town Manager
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.
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of;
Select Board
Town Manager
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.
PPPC 11.15.23 www.brewster-ma.gov Page 2 of 5
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of:
Select Board
Town Manager
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 Il. 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:
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of:
Select Board
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 graded 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 Em cowerment 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
housin to rotectca ecod.or-
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
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
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 181 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
0_4estions from the Media
None
Next Meetings
Virtual Forum #3 November 30, 2023, at 6pm, January 10th, January 24th or 311t
Adiournment
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: January 10 2024
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