HomeMy Public PortalAboutBay Parcel Planning -- 2024-01-09 Minutes AsTF Town of Brewster - _--
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MINUTES OF THE BAY PROPERTY PLANNING COMMITTEE MEETING
DATE: January 9, 2024
TIME: 4:00 PM
PLACE: Hybrid Participation—Zoom/2198 Main Street, Brewster, MA
PARTICIPANTS: Town Manager Peter Lombardi, Chair Amanda Bebrin, Vice-Chair Katie Jacobus, Selectperson
Mary Chaffee, Selectperson David Whitney, Karl Fryzel, Caroline McCarley,Thomas Wingard, Patricia Hughes,
Peter Johnson,John Phillips, Clare O'Connor-Rice; Liaisons/Representatives:Jan Crocker, Bill Meehan, Sharon
Tennstedt, Roger O'Day, Kathleen Walker, Gary Christen, Town Staff: Mike Gradone (Recreation Department
Director), Griffin Ryder (DPW Director), Elton Cutler (COA 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 Key Takeaways from Forum #3 & Public Comment —Reed Hilderbrand
Elizabeth Randall of Reed Hilderbrand noted that, in terms of the schedule, the final forum, which will occur
in February, is at the end of the comprehensive planning phase. After this forum, little tweaks on the plan
will be prepared—but this will be the plan that will be voted on at May Town Meeting.
Ms. Randall noted that the forum went well in general, and email feedback was also received (116 emails)
following the forum.The majority of comments were thoughtful, respectful, and positive. The range of
opinions provided in the Breakout Groups and emailed feedback were very similar in terms of opinions and
ideas expressed, and seemed representative of the community.
Ms. Randall noted that there was excitement about the potential Mass Audubon partnership but there was
also a desire to better understand the relationship with the Town. 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 residents expressed
their view that 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.
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Ms. Randall noted that, in terms of feedback about the Bay Property, 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 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 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 also a concern about
traffic impacts on Route 6A and relating to the intersection at Millstone Road.
Karl Fryzel said he feels the comments are representative of residents, based on his experience in the
breakout room. Selectperson Mary Chaffee agreed that the summary from Reed Hilderbrand feels accurate.
She added that she is happy to see that some residents who were opposed to housing as a use option are
now open to it provided that environmental protections are put in place. Caroline McCarley said that she
found it was helpful to hear from residents in relation to the tennis courts. Vice-Chair Katie Jacobus noted
that she thought it was important to keep providing information to residents about the potential
implications of deciding not to pursue the 10% affordable housing goal in Brewster. Pat Hughes said that she
is pleased that there appears to be an openness among residents to housing as a use option on either
property.
Review and Discuss Updated Bay Property Plan & Remaining Policy Decisions — Reed Hilderbrand
Ms. Randall displayed an updated bird's eye view of the plan for the property on the screen, and zoomed in
so committee members could see. The overflow parking has now been extended so it runs all along the entry
drive, in order to accommodate events and increase flexible space. More flexible recreation event space has
been added near the tennis courts. The community gardens have now been moved behind the swimming
pool, in a less visible location, but still adjacent to parking and the picnic area. The initially proposed 60 plots
in the community garden has now been reduced to 25. A building outline is no longer shown for the
community center on the plan, due to the fact that Reed Hilderbrand's recommendation is that the
community center should be part of a phased, long-term plan.
Mr. Fryzel asked if the phasing concept involves a "community campus" before a physical structure is built.
Ms. Randall responded that yes, there could be an interim phase where the community has access to the
property, and a renovation of some of the existing structures could be used for certain activities before a full
community center is built. Town Manager Peter Lombardi said that this iteration of the plan assumes that
the dining hall will be removed. Mr. Lombardi added that the UMass Boston Gerontology Institute will be
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providing a full report shortly on their Community Needs Assessment in Brewster, to identify and plan for the
needs, interests, preferences, and opinions of Brewster residents age 60 and older. Part of this report will
deal with the desire for an intergenerational community center, and will be important material for the
committee to review. Mr. Lombardi added that any new community center will require a phased approach,
and it will take 8-10 years in total. Sharon Tennstedt said she believed that data from the Wass Report
would support the phasing approach. Clare O'Connor-Rice said that phasing in activities is also good for
testing interest in specific activities, as well as giving the Town more planning time.
Mr. Lombardi added that the tennis courts will remain, but the configuration has changed slightly. Four
tennis courts should be adequate for supporting the needs of the community.The pickleball community
recently asked for the remaining tennis courts at Stony Brook to become pickleball courts due to the demand
—nothing has been decided yet, but the demand and interest in pickleball will continue to grow. Lastly, Mr.
Lombardi noted that the feedback from residents has been for support for housing on one property, but not
both— leaving a portion of one of the properties set aside for future municipal uses would therefore be wise.
Ms. McCarley asked for clarification on what this would mean for the plans to be voted on by residents —Mr.
Lombardi explained that the versions of the plans being shared at February 15 are what the committees and
the Select Board will recommend to take to Town Meeting —the aforementioned areas on the plans will be
marked as either "housing", or "future municipal uses". The joint meeting on January 23 will decide which
plan assumes "housing" and which assumes "future municipal uses".
Selectperson Chaffee said that these plans represent a huge improvement over the last iteration, and added
that the findings in the aforementioned UMass study indicate that there are a lot of significant needs in the
older population. She added that it is important to keep in mind that a temporary community campus during
a phased process would still cost a considerable amount of money. Recreation Director, Mike Gradone, said
that it will be important to emphasize phasing in order to take away "sticker shock" away from residents in
relation to a new community center.Taking the center off the map and identifying it as reserved space is a
good approach. Mr. Gradone added a needs assessment for the Recreation Department will likely need to be
carried out, and this should help support the creation of a community center.
Ms. McCarley asked for clarification on the housing/short-term rental part of the plan. Mr. Lombardi
responded that for the 3 cabins close to the shooting range, the framework agreement with Mass Audubon
is for the Town to renovate these structures and enter into a 5-year lease agreement for these 3 cottages for
seasonal workforce housing with Mass Audubon. There would be an additional 5-year term, and the Town
would reserve its right to make a decision about these properties after 10 years.
Mr. Fryzel asked if there are actually 31 buildings that will be left on the property. Mr. Lombardi responded
that there will, but this also includes small maintenance structures. Selectperson Chaffee said that preserving
the Amphitheatre is important—it could be a source of future revenue generation. Selectperson Chaffee
asked why the playground was located where it is in the plan. Mr. Lombardi responded that it was adjacent
to a number of active recreational amenities. Peter Johnson said he generally liked the whole plan, except
for the fact he feels like the community garden crowds the space, and could be eliminated with a view to
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situating it in another part of town. Ms. O'Connor-Rice said she disagreed, and thought the current iteration
of the plan is satisfactory. Jan Crocker said she is opposed to eliminating community gardens from the plan,
due to the fact it is an intergenerational amenity. Mr. Fryzel agreed with Ms. Crocker, and added that it is has
a benefit as an educational amenity. Mr. Lombardi said that many residents have responded positively to
siting a community garden at Sea Camps, and negative comments about it have generally revolved around
the specific location on site.
Vice-Chair Jacobus asked the committee if there was any value in taking another walking tour through the
property before any final decisions are made. Chair Bebrin and Mr. Lombardi agreed that this was a good
suggestion. Selectperson David Whitney asked if the map could be amended prior to a site visit to show
distances and dimensions, to give an idea of the scale of the proposed amenities. Ms. Randall responded that
staking and scaling would probably come in the next phase of work. Chair Bebrin said having the final plans
superimposed over the current plans, to provide a frame of reference, would be helpful.
Mr. Lombardi and Chair Bebrin said that the next joint meeting would have a hard stop at 5:45pm due to
meeting schedules. Ms. McCarley asked if the committee would vote now on the future municipal
uses/housing designation. Chair Bebrin responded that this would take place at the joint meeting. Vice-Chair
Jacobus asked for final clarification that "future municipal uses" will include housing as an option — Mr.
Lombardi responded that it does. Ms. Hughes said that her feeling was the Select Board had more speaking
time during the last joint meeting than the two committees, and she would encourage the Select Board to
allow more speaking time for each committee at the next joint meeting. Mr. Fryzel asked if the Select Board
would take committee recommendations under advisement at this meeting and vote later, or if they would
vote that night. Mr. Lombardi responded that the likelihood is the Select Board will vote later.
Review and Discuss Town Partnership with Mass Audubon
Mr. Lombardi said that when Audubon first approached the Town looking to partner on the pond property,
they extended an offer of a million-dollar pledge for the bay property. Due to the complex nature of the bay
property,the Town did not want its planning period to be influenced by a partnership with an external
entity.The Town had a series of meetings with Mass Audubon in the fall, and they expressed an interest in a
nature center with an office on the bay property. The footprint and scale of this nature center has been
worked on with Reed Hilderbrand.The cost of this proposed building was around 1.6 million dollars, and
would include adjacent parking amenities. As this cost does not include engineering or other related costs,
they have agreed a 2-million-dollar pledge. Most likely the financial arrangement would be that Mass
Audubon would donate the money to the Town, the Town would construct the facilities, and Audubon would
then have a 99-year lease. The nature facilities will continue to be Town property, open to the public, not
just Audubon members.
Thomas Wingard asked for the square footage of the proposed nature center. Mr. Lombardi responded that
it was 2,700 square feet. Selectperson Whitney asked if there was a possibility that the Town could reserve
the right to use the cottages as short-term rentals in the shoulder season when Mass Audubon is not using
them. Mr. Lombardi responded that he did not think Mass Audubon would be opposed to it, and the
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shoulder season could well be a popular period for short-term rentals. Mr. Fryzel asked if the nature center
would be open year-round, and if this would require the cabins to be winterized. Mr. Lombardi responded
that the nature center would be open year-round, but that Mass Audubon was just looking for seasonal
workforce housing. Mr. Fryzel asked if Mass Audubon's programming would be open to non-residents, Mr.
Lombardi responded that it would be. Mr. Fryzel responded that this would mean anybody could
theoretically drive into the property. Mr. Lombardi said that it was a practical impossibility for this property
to be permanently excluded to non-residents. Selectperson Chaffee said this partnership would be beneficial
to residents and be a source of revenue generation for the Town.
Update on Shooting Range Remediation
Mr. Lombardi reported that the Town received 7 bids, and ultimately awarded the contract for just under
$350,000 to Brighter Horizons Environmental. They are set to begin the work in the second week of
February, and it should only take roughly 2 weeks from beginning to end.
Review Upcoming Approved Interim Uses and Vote on Proposed New Interim Uses
Mr. Lombardi said that the Brewster COA was celebrating its 50th anniversary this year. A Town-wide
celebration is proposed for Saturday,June 8, on the bay property, from 10.00am to 2.00pm. There would be
a tent on the athletic fields, parking would be along the entrance drive, and as part of this celebration, the
Brewster Historical Society is looking to use the Arts Center to have a display of Brewster's past. There will be
food and music. Mr. Fryzel moved to approve the use of the bay property for the COA anniversary event. Ms.
McCarley second.This motion was unanimously approved.
Vote on Meetin Minutes: November 14 and December 18 2023
Pat Hughes moved to approve the meeting minutes for November 14. Vice-Chair Jacobus second. The
minutes for November 14 were unanimously approved.
Karl Fryzel noted a typo in the transcription of his name in the December 18 joint meeting minutes.
Selectperson Chaffee moved to approve the meeting minutes for December 18 as amended. Vice-Chair
Jacobus second.The minutes for December 18 were unanimously approved.
Discuss Future Meeting Agenda Items
Chair Bebrin noted that, at the February 6 meeting, the committee will need to discuss the question of
resident vs. non-resident access to the property.
Mr. Fryzel asked if at the February 6 meeting, the committee would discuss more details around the phasing
and details of the plan. Mr. Lombardi responded that initial plans on phasing could be discussed on February
6. Mr. Fryzel asked if the February 6 meeting would also be used for planning the next forum on February 15.
Mr. Lombardi responded that the planning for the forum would be done by that point, but that he would
share plans for the forum on February 6.
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Mr. Fryzel wanted to clarify that his comments earlier in the meeting regarding the implications of partnering
with Mass Audubon should not be interpreted as opposing the partnership plan. He thinks the partnership is
a good idea and he likes Mass Audubon's programming.
Next Meetings
January 23 (Joint with Select Board and Pond Property Planning Committee) and February 6, 2024
Matters Not Reasonably Anticipated by the Chair:
None
FYIs
None
Adjournment
Mr.Johnson moved to adjourn at 5:48pm. Mr. Fryzel second. The committee unanimously voted to adjourn
the meeting.
Respectfully submitted by Conor Kenny, Project Manager
02 / 08 / 2024
Approved- Signed; _
Accompanying Documents in Packet:Agenda, Forum Key Takeaways, Bay Plan,Community Forum Presentation, Minutes of Bid Opening,
CCSC Shooting Range Remediation Notice to Proceed,Project Schedule, Email Re:COA 501h Anniversary Use of Bay Property Request,
BPPC Minutes 11.14.23, BPPC Minutes 12.28.23
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