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Town 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: January 10, 2024
Time: 4:00pm
Place: 2198 Main Street
Office of:
Select Board
Town Manager
Participants: Chair Doug Wilcock, Cindy Bingham, Elizbeth Taylor, Tim Hackert, Jan Crocker, Steve Ferris,
Assistant Town Manager Donna Kalinick
Remote Participants: Kari Hoffmann, Cindy Baran, Katie Gregorie, Chris Ellis, Elizabeth Randall (Reed
Hilderbrand), Madeleine Aronson (Reed Hilderbrand), Tino Kamarck, Chris Miller
In Attendance: Melissa Lowe (Mass Audubon), Amy Henderson (BCT)
Absent: Chris Williams
Call to Order Declaration of a Quorum, Meeting Participation Statement and Recording Statement
Chair Wilcock called the meeting to order at 4:07pm, declared a quorum stating the members in person and
those on Zoom. Chair Wilcock read the meeting participation statement and the recording statement.
Public Announcements and Comment
Tim Hackert (as a member of the public) commented that he had heard from someone that Peter Lombardi
said at a meeting recently that it is unrealistic to assume that the Sea Camps properties would be limited to
residents and that there was further discussion. Mr. Hacker added that there may be some context to it.
Review and Discuss Kev Takeaways from Forum #3 & Public Comment - Reed Hilderbrand
Elizbeth Randall and Madeline Aronson joined the meeting to share the consolidated feedback from the third
forum and public comment period. Ms. Randall shared the meeting schedule:
• January 9th & 101h - Planning committee meetings to review plan feedback.
• January 23rd- Joint meeting with planning committees and Select Board to address key questions.
• February 15th- Final Community Forum where a plan will be presented that will carry over to Town
Meeting.
Ms. Randall shared how well the forum went, with positive feedback and appreciation for the information
shared. The email responses were thoughtful and contained a lot of useful information. She noted that there
is a lot of support for the plans, with a wide range of opinions and ideas. Ms. Randall feels like we have a
good representative set of comments and feedback from the community. There are key items that more
information is needed to share and will be provided at the next forum.
Feedback pertaining to both properties included:
• Excitement about Mass Audubon partnership, but questions on how to understand the relationship
with the Town.
• Confusion around a wastewater treatment plant, interested in how it works, who it serves, what it
would look like, and if it would smell.
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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
Cost was a concern, especially the high cost of the Community Center. Some feel it was just too much
money, wanted to know how it would impact their taxes. Many wanted to know how phasing might
help manage costs in the long term.
Feedback regarding Pond Property Housing:
Seems as though there is support for housing on at least one of the properties.
Request for better understanding and complexities around lack of housing, the housing mandate at
the State level, and things people maybe hadn't considered before.
There is still mixed feedback on which property was preferred for housing. For those who supported
housing there was a preference for denser housing options.
o On the Pond, those who do support it, feel really strongly in favor of it, while others were
mixed because of the conservation consideration.
o Many want to avoid housing in the Zone 2 area and are concerned about the impact to the
Town's drinking water supply and the watershed.
o Others feel that housing can be balanced with conservation and that a wastewater treatment
plant will address water quality concerns.
Feedback on general amenities on the Pond Property:
• Strong support for trails, public beach access and the Mass Audubon partnership.
• Interest for understanding what the timeline for "future" meant for municipal use.
• Limited opinions were provided about the reserve for future municipal uses, other than confusion
around wastewater treatment.
• There was support for improving vehicular, pedestrian and bike access to the property.
Review and Discuss Pond Property Plan & Remaining Policy Decisions- Reed Hilderbrand
Ms. Randall shared updated housing scenarios that have been developed in response to some of the
feedback received. Scenarios are based on approximately 44 units within the 10 -acres with year-round
housing. The septic requirements have been considered and there are a couple of options, which have been
reviewed at a high level with Mark Nelson and with Reed Hilderbrand's civil engineer to understand the
approximate and area, more detailed study needs to be done. Two potential locations for water treatment
that would allow for treatment to the adjacent neighborhood as well. In the scenarios, showing a curb cut
that is specifically for the use of a potential housing development, so the road that goes to the conserved
area and to the pond is a separate drive. Densified the housing layout, still 44 units, there are now blocks of
4 units instead of 2-3, or 3 instead of 2. The wastewater treatment area will have to be tested in further
feasibility studies to see what makes the most sense in terms of access and future neighborhood connections
and proximity to Long Pond.
Ms. Kalinick shared that the last time the committee met, a 12-15 acre set aside was discussed, this has
changed to 10 -acres. Sharing that there was a good amount of feedback about not having housing on both
sides of the entry road. Member Hackert commented that the density helps improve the financing feasibility
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Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of:
I
Select Board
Town Manager
of the project and having the buffers on both sides is smart move in terms of planning and making things
look good.
Chair Wilcock asked where the wastewater treatment is shown on the East side of the property, it would be
depending on the water quality issues that arise as a result of the Herring River watershed planning as to
which side it would be placed. Ms. Randall responded that the presentation should it on the East side, is not
sure what the impact would be directly on some of the technical aspects of the watershed. Though she
thinks it may have an impact on which other properties are able to feed into the treatment plant, which may
have an impact. Ms. Kalinick added that the Town has an Integrated Water Resource Task Force group,
which includes Mark Nelson, that we would be working closely with to determine the best site location.
Adding that this would be part of the feasibility process and will be part of high-level phasing at the January
23rd meeting. Mr. Nelson will be at the next forum to answer questions.
Member Hackert shared that the Herring River Watershed study is in its preliminary stage and is a 10 -20 -
year process, this is one of the pieces in the puzzle, that whatever happens may impact other pieces. Ms.
Kalinick noted that the Town is in the process of submitting a watershed permit for the Herring River
Watershed where Mark Nelson is the lead on the work.
Member Ferris noted how close the access road to the beach needs to be to the backyards of the housing
development and with the grouping of housing, the more you can put together, the more cost effective it
will be.
Member Hoffmann commented that one of the big discussions is the wastewater treatment plan and if it will
do what we need it to do to protect the water on this property. This is a great way to transition other
properties in Zone 2, this is a good model for existing septic in Zone 2 to transfer over to wastewater
treatment.
Member Baran noted that on both the Water Quality Regional Watershed and the Zone 2 they are
statements that say new wastewater treatment plan would/could improve overall water quality to Long
Pond and Herring River Water shed. She cautions this statement as they are only partially true for nitrogen, if
there is a wastewater treatment plant sited there, it will only be to treat existing houses. It could improve
the nitrogen load, but it would have to be seen if it could decrease the phosphorus load which would be the
limiting factor for the water quality and algae blooms in Long Pond. Adding that neither would treat, even if
housing is included, it would be a net zero for nitrogen, not an improvement because it is a wash. Member
Baran continued that the wastewater treatment plant still would not treat VOCs, emerging contaminants,
PFOS, pharmaceuticals, and other inorganics, and we need to be careful how this is worded. She believes
that it should be clarified that the nitrogen could be reduced, but as far as having it in conjunction with the
proposed housing thinks the statements are misleading. Member Baran requested that on slide 56 for
potential uses along Rt 1.37, an option for future potential water supply site, for this site only, not Cape wide.
Member Hackert expressed that he doesn't believe the well stie will fit on the 10acre site and the Town
would have to use some of the conservation area. Secondly, in terms of the other contaminants that
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Town of Brewster Office of:
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Member Baran spoke about, doesn't think any of the existing wastewater treatment treats those either,
under the current zoning there is no requirement to treat the other contaminants. Believe that if this is going
to be imposed should be uniformly across Town.
Chair Wilcock stated that when Mark Nelson made his presentation about a package treatment plant that
would do about 15,000 gallons/day, which worked out to about 138 bedrooms. Now we are talking about
possibly 88 bedrooms and is wondering if the offset will either end up with zero net nitrogen or negative net
nitrogen from what we are currently have. He suggests that a review of the presentation is needed to check
the numbers to see if a package treatment would need to be bigger than what we are currently talking about
and what the implications of that would be in terms of use of the site. Ms. Randall responded that what is
shown in the plans will accommodate more than just the 88 units but will double check the numbers and
improve the explanation of what a treatment plant could accommodate.
Member Ferris reminded the committee that Mark Nelson was the one who told us that we could improve
water quality, so we may not want to change comments. Ms. Randall agreed and stated that if there are
things that are inaccurate or misleading, they will be addressed.
Ms. Randal reviewed the next steps of the process: preparing for the joint meeting and the final forum,
actively developing a phasing approach which include things like feasibility studies for housing or future
municipal uses, when the roadway improvements and parking would happen, all with costs. Reed
Hilderbrand will be developing three key areas for consideration, Housing, Community Center, and future
municipal uses. From here they will develop the final forum presentation with the final plans.
Ms. Kalinick stated that at the joint meeting there will be discussion about the 10 acres on the pond, as well
as the same set aside area on the Bay. The Bay committee along with the Select Board will discuss the
Community Center and if it will be moving forward. At the next forum, Reed Hilderbrand will be presenting
the plans that will be going to Town Meeting. There will be a question -and -answer period at the end of the
forum. Ms. Randall commented that we have now heard from the community quite a bit, at the last forum
the questions and concerns where largely anticipated, but she doesn't believe that there would be anything
that would throw a wrench in the works. Reed Hilderbrand and the Town has gone through the step-by-step
process, we are now at the end and have developed the plans. The joint meeting will help to resolve a few
key areas that need decisions.
Chair Wilcock stated that as an advisory committee, our role was to digest the results of the forum and make
recommendations at the joint meeting on the 23rd to the Select Board who are the decision makers in this
case.
Ms. Randall shared that Reed Hilderbrand will continue to provide some support and input along the way but
will not be actively involved in committee meetings after the forum. There will be contact with the Town
Administration as needed to provide materials, but there will no longer be a consistent presence.
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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
Chair Wilcock suggested putting water quality up with housing so that people can understand that water
quality improvements are a prerequisite. It is important for those who are worried about housing in zone 2,
as this will show that the issue will be addressed.
Ms. Kalinick suggest that the committee consider the label of reserved for affordable housing and
wastewater treatment plant so people understand if we do housing here, it will also include a wastewater
treatment plant that would treat the housing and surrounding homes. If the choice is reserved for future
municipal uses, we may end up with a water treatment plant with or without housing, everything that was in
the original Town Meeting vote is included in future municipal uses. Ms. Kalinick expressed that it is
important to know that if on either property a portion is reserved for future municipal uses once uses are
determined will have to go back to Town Meeting. This is a long-term process; the Town cannot be doing all
the work on the Bay and the Pond parcels while figuring out what the future municipal uses are at the same
time. Member Bingham agreed it needs to be said that if we have affordable housing, we will have a water
treatment plant. Adding that, if possible, it would be good to include how many other houses could benefit
from the water treatment plant.
Review and Discuss Town Partnership with Mass Audubon
Ms. Kalinick shared that the Select Board has solidified their partnership on both parcels with Mass Audubon.
For the Pond it is substantially what the committee has been talking about all along, except for the
agreement on the Conservation Restriction being 85% of the parcel, which leaves the remaining 10 acres to
be used for housing and wastewater treatment and/or future municipal uses. Mass Audubon has indicated
that they are comfortable with either scenario. Mass Audubon will be running seasonal day camps,
programming, nature hikes, kayaking, etc. On the Bay parcel Mass Audubon will have a Nature Center with
an office, a Conservation Restriction on 10 acres in the NE corner, some reuse of a few cabins for seasonal
staff, interpretive signage on trails, programming, and potential field trips. Mass Audubon has pledged
$1.5M for the Pond and $2M on the Bay. The Select Board will work through the details of the partnership.
Ms. Lowe shared that the outcome of the programming will need to be determined and that the Nature
Center may take different shapes thinking it as more of an office space and administrative space. Mass
Audubon is excited about the partnership and highly values the ecological value of the properties.
Member Hoffmann shared that it is important that people know that there is no requirement to be members
of Mass Audubon to visit the Nature Center or for programming. Ms. Hoffmann inquired if Brewster
residents would have first choice of the programs offered, Ms. Lowe responded that this is open to
discussion.
Short Term Uses of Property Updates
a. Town plan for spring tour days- April 6 and 1011
Important to get as many residents as possible on the property prior to Town Meeting. Saturday
April 61h and Wednesday April 10th, possibly from 10am — 2pm. Ms. Kalinick reviewed some of the
PPPC 1.10.24 www.brewster-ma.gov Page 5 of 7
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of:
Select Board
Town Manager
details, COA vans will be staged at Captains Golf Course to transport to the property. We will be
looking for volunteers, however this will be a self -guided tour. Registration will be available online.
There will be more discussion about tours on a van for those with mobility issues. Residents will be
dropped about halfway down the property and the 10 acres will be staked out, so it is clear. This topic
will be reviewed further after the forum with more detailed plans.
b. Town plans for interim parking for the property
Ms. Kalinick shared that the Department of Public Works will be working on trying to place 4-6
parking spaces at the turnoff area. A minor stormwater permit will need to be filed, but there is no
consideration for hardened surfaces at this time. Signage will be placed at the location, as we do not
want cars going beyond the area. Natural Resources will add this to their list of properties to check on
when they have their seasonal help.
Ms. Kalinick noted that the Town is working with a sub of Reed Hilderbrand on the wetland's delineation
along with our Conservation Agent. A Request for Determination will be filed for the property in the next 30-
45 days, this will be good for three years.
The Select Board will need to adopt rules and regulations for use of the property, there will be limited hours
as there is concern in opening the property without consistent oversight. There are no plans for kayak racks,
port a johns, etc. for this summer.
FYls
No discussion
Approval of Minutes from October 18, 2023, and November 15, 2023
Chair Wilcock requested a small change on page 2 of the October 18, 2023, meeting minutes.
Member Bingham moved to approve the amended meeting minutes from October 18, 2023. Member
Hackert 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 Ferris -yes,
Chair Wilcock -yes. The vote was 8 -Yes, 0 -No.
Member Hackert noted a small grammar change on page four. Member Bingham moved to the minutes of
November 15 as amended. Member Hackert 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 Ferris -yes, Member Gregoire -yes, Chair Wilcock -yes. The vote was 9 -Yes, 0 -
No.
Matters Not Reasonably Anticipated by the Chair
None
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_Qu tions from the Media
None
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
Office of:
Select Board
Town Manager
Next Meetings
January 23 at 4pm (Joint with Select Board and Bay Property Planning Committee), February 7, 2024, and the
Community Forum #4 February 15, 2024, at 6pm.
_Adjournment
Member Hackert moved to adjourn at 5:39pm. Member Bingham 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 Ferris -yes, Member Gregoire -yes, Chair Wilcock -yes. The vote
was 9 -Yes, 0 -No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on: February 7, 2024
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