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HomeMy Public PortalAboutPond Parcel Planning -- 2023-10-15 MinutesVkEWS \' y ELDER '/ Town of Brewster = 2198 Main Street 3 n a o _ o = Brewster, MA 02631-1898 Phone: (508) 896-3701 CO RA�Q`'' www.brewster-ma.gov UTES OF THE POND PROPERTY PLANNING COMMITTEE Date: October 18, 2023 Time: 4:00pm Place: 2198 Main Street ffice of: Select Board Town Manager 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 S 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 PPPC 10.18.23 www.brewster-ma.gov Page 1 of 6 \\\\\\\\o`� a E �( p ELDER ose'o 9F,�-T lode 3 , u s S Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 www.brewster-ma.gov Office of: Select Board Town Manager is an opportunity to contribute to the Town's Affordable housing goals on both properties and for cost management strategies. Ms. Randall noted that the idea of balancing cost with revenue is still important to the community. Noting minor roadway improvements, beach access and educational opportunities at the tip of the property along the pond. Ms. Aronson reviewed the overall plan for the parcel pointing out the zone reserved for housing or future municipal use, the plan assumes the road would remain the same with some improvements. The road is to remain gravel but widen for emergency access and improvements for stabilization and erosion control. Throughout the property, the trails 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 12 -acre area 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 12 -acre area and 44 units would count towards SHI. o Detached Single Units ■ 32 units/ 64 total beds, preserves 52% of the 12-acrea area 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. PPPC 10.18.23 www.brewster-ma.gov Page 2 of 6 �"\\\!� \ 6� �E W S ? //��i Po :'6F -q'a N 0 n FFB FPO R?80 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 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. PPPC 10.18.23 www.brewster-ma.gov Page 3 of 6 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 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. PPPC 10.18.23 www.brewster-ma.gov Page 4 of 6 J O`N OF•�LDER 7 2 SP A FFB RPO R?Hp Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 www.brewster-ma.gov Office of: Select Board Town Manager 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 NO] 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. FYls No discussion PPPC 10.18.23 www.brewster-ma.gov Page 5 of 6 ft E W o C9 "z Town of Brewster 2198 Main Street Brewster, MA 02631-1898 Phone: (508) 896-3701 www.brewster-ma.gov Office of: Select Board Town Manager Approval of Minutes from September 20 and October 4, 2023 Member Baran had a suggested addition to the September 201h 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, O -No. Matters Not Reasonably Anticipated by the Chair None Next Meetings November 15, 2023 Adiournment Member Bingham moved to adjourn at 5:54pm. Member Hoffmann seconded the motion. A roll call vote was taken. Member Bingham -yes, Member Hoff mann-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, O -No. Respectfully submitted by Erika Mawn, Executive Assistant to Town Administration Approved on: January 10, 2024 PPPC 10.18.23 www.brewster-ma.gov Page 6 of 6