HomeMy Public PortalAboutPond Property Committee packet 3.6.24Town of Brewster
Pond Planning Property Committee
2198 Main St., Brewster, MA 02631
(508) 896-3701
POND PROPERTY PLANNING COMMITTE
MEETING AGENDA
2198 Main Street
March 6, 2024 at 4PM
This meeting will be conducted in person at the time and location identified above. This means that at least a quorum
of the members of the public body will attend the meeting in person and members of the public are welcome to attend
in person as well. As a courtesy only, access to the meeting is also being provided via remote means in
accordance with applicable law. Please note that while an option for remote attendance and/or participation is
being provided as a courtesy to the public, the meeting/hearing will not be suspended or terminated if
technological problems interrupt the virtual broadcast or affect remote attendance or participation, unless
otherwise required by law. Members of the public with particular interest in any specific item on this agenda, which
includes an applicant and its representatives, should make plans for in-person vs. virtual attendance accordingly.
Members of the public who wish to access the meeting may do so in the following manner:
Please click the link below to join the webinar:
https://us02web.zoom.us/j/89802325739?pwd=Y3dETmUvWHdoTlB0dklOaVlEekdxQT09
Passcode: 467353
US: +1 312 626 6799 or +1 929 436 2866 Webinar ID: 898 0232 5739 Passcode: 467353
To request to speak: Tap Zoom “Raise Hand”, then wait to be recognized.
When required by law or allowed by the Chair, persons wishing to provide public comment or otherwise participate in
the meeting, may do so by accessing the meeting remotely, as noted above. Additionally, the meeting will be broadcast
live, in real time, via Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Please note that the Pond Property Planning Committee may take official action, including votes, on any item on this
agenda.
1.Call to Order
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Recording Statement: As required by the Open Meeting Law we are informing you that the Town will be video
and audio taping as well as broadcasting this public meeting. In addition, if anyone else intends to either video or audio
tape this meeting they are required to inform the chair.
5.Public Announcements and Comment: Members of the public may address the Pond Property Planning
Committee on matters not on the meeting’s agenda for a maximum of 3-5 minutes at the Chair’s discretion. The
Pond Property Planning Committee will not reply to statements made or answer questions raised during public
comment but may add items presented to a future agenda.
6.Interim Parking Plan and Request for Determination of Applicability(RDA) filing with
Cons Com-Griffin Ryder/Chris Miller
7.Discussion about Portajohns for the summer season
8.Follow-up on February 15 Community Forum
9.Correspondences received from residents after forum
10.Discuss Committee Activities in Advance of Town Meeting
11.Short Term Uses of Property Updates
a.Town plans for spring tour days- April 6 and 10th
12.Town meeting articles presentation: Select Board discussion 2/26
13.FYIs
14.Approval of Minutes from February 7, 2024
15.Matters Not Reasonably Anticipated by the Chair
16.Questions from the Media
17.Next Meetings: March 20, April 3 and 17, 2024 at 4pm
18.Adjournment
Date Posted:Date Revised:Received by Town Clerk:
03/01/2024
Pond Property
Planning
Committee
Doug Wilcock
Chair- At Large
Cynthia Baran
Vice Chair-Water
Commissioners
Kari Hoffmann
Select Board
Cynthia Bingham
Select Board
Steve Ferris
At Large
Jan Crocker
At Large
Katie Gregoire
At Large
Elizabeth Taylor
Open Space
Committee
Tim Hackert
Housing Trust
Chris Ellis
Recreation
Commission
Chris Williams
Natural Resources
Commission
1
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
Fax: (508) 896-8089
MEMORANDUM
TO: Jon Idman, Town Planner
FROM: Griffin Ryder, Department of Public Works Director
RE: Former Cape Cod Sea Camps Pond Parcel – Proposed Parking Area
Minor Stormwater Permit Submission
DATE: February 6, 2024
The Town of Brewster is proposing to construct a 5- car parking area along the Former
Cape Cod Sea Camps Access Driveway off Long Pond Road (Route 137) to provide
people with access to the property. The parking area will allow for people to park a
vehicle and walk the property with access down to the Long Pond Northeastern Cove
Beach.
The parking area is proposed to be constructed by carefully expanding a previously
disturbed vehicle pull off area thereby minimizing the construction impacts and the
increase in impervious area as defined by the Town’s stormwater bylaw. The parking
area will be constructed using a compacted dense graded crushed stone or recycled
asphalt (T-base) material. The proposed parking area is wooded outside of the existing
vehicle pull off area and is approximately 2,000 feet from Long Pond Road (Route 137)
and approximately 1,150 feet from the northeastern cove of Long Pond. The closest
wetland resource area (IVW: C1-C4 as shown on the LEC Environmental Consultants,
Inc. Wetlands Map, attached) is approximately 300 feet from the proposed parking
area. The Bordering Vegetated Wetland associated with the former cranberry bog
adjacent to the beach area is approximately 1,000 feet from the propose parking area.
Existing drainage patterns are proposed to be maintained to the maximum practicable
extent. The parking area is proposed to be constructed on an existing ridge with two
proposed stormwater infiltration basins at the edge of the parking area on either side of
the ridge. The stormwater basins will act as a pretreatment best management practice
(BMP) prior to overflowing into existing natural vegetated areas where infiltration will
occur. The pretreatment basins have been sized for the 1” water quality storm. In
larger storm events, stormwater that flows into the stormwater basins will fill the basins
and then overflow into the natural wooded areas to the north and the south. Utilizing
the existing vegetated depressions and swales is a low impact development technique
for stormwater that is very successful on the cape where we have soils conducive for
Office of:
Department of Public Works
2
infiltration. The proposed project will disturb approximately 8,550 square feet of area, a
good portion of which has already been disturbed with the existing vehicle pull off area.
The existing vehicle pull off area is approximately 1,660 square feet of area that is
considered impervious for the purposes of the Stormwater permit. The project will
result in the creation of approximately 1,900 square feet of additional impervious area
for a total of approximately 3,560 square feet of impervious area. The stormwater
basins have been sized for the 1” water quality volume over the entire proposed
impervious area. The proposed parking area is located outside of the Zone II wellhead
protection area, however the 1” water quality volume was used with the consideration
that the project is located within an area of rapid infiltration as defined by the Mass
Stormwater Handbook. All disturbed areas outside of the parking lot will be restored
with loam and seed.
The stormwater basins will be inspected following larger storm events and cleaned out
and maintained as needed. As the future development plans for the Long Pond Parcel
advance it is anticipated that a comprehensive stormwater management operation and
maintenance plan will be developed to cover the whole property.
The attached site plan and impervious and water quality volume back up calculations
are attached and included with this minor stormwater permit submission.
SHEETAPPROVED BY:DESIGNED BY:DATE:DESCRIPTIONBYPROJECT:FILE NAME:NO.DATETOWN OFBREWSTERSCALEGJR02.05.2024C-11" = 30'Long Pond Parking_PR_opt2.dwgPond Parcel Parking PlanNFeet01530
Area ID #"Impervious" Area Added "Impervious" Area Removed
1 209
2 29
3 34
4 1420
5 693
Sum 2142 243
Net "Impervious" Area Added 1899
Long Pond Parking "Impervious" Calculations
Southern Parking Area 1660 square feet
Water Quality Volume Required (1")138.3 cubic feet
Water Quality Volume Provided 185 cubic feet
Northern Parking Area 1900 square feet
Water Quality Volume Required (1")158.3 cubic feet
Water Quality Volume Provided 233 cubic feet
Water Quality Volume Calculations
TOWN OF BREWSTER
NATURAL RESOURCES DEPARTMENT
1657 MAIN STREET
BREWSTER, MA 02631
PHONE: (508) 896-4546
FAX: (508) 896-8089
CONSERVATION@BREWSTER-MA.GOV
OFFICE OF
CONSERVATION COMMISSION
Brewster Wetlands Protection By-law
REQUEST FOR DETERMINATION OF APPLICABILITY (RDA)
The state form, “Request for Determination of Applicability” is available online at:
http://www.mass.gov/eea/agencies/massdep/service/approvals/wpa-form-1.html
If you would like a print copy of the form, please telephone the Conservation Commission a t
(508) 896-4546.
Brewster Wetlands Protection By-law Section - Please complete each applicable form in this package
along with the above referenced state form application. Submit all completed forms, materials, plans, and
a check, made payable to the Town of Brewster, to the Conservation Department so that your filing,
under the MA Wetlands Protection Act and the Brewster Wetlands Protection By-law, will be complete.
Contents: Brewster Wetlands Protection By-law Request for Determination of Applicability (RDA)
1. Policy for Plans used for Wetlands Permitting
2. RDA Filing Checklist
3. Brewster Wetlands Protection By-law Notice to Abutters
4. Site Access Authorization Form
TOWN OF BREWSTER
NATURAL RESOURCES DEPARTMENT
1657 MAIN STREET
BREWSTER, MA 02631
PHONE: (508) 896-4546
FAX: (508) 896-8089
CONSERVATION@BREWSTER-MA.GOV
OFFICE OF
CONSERVATION COMMISSION
Policy for Plans Used for Wetlands Permitting
Adopted 11/26/02, Amended 7/6/11
Plans shall be submitted at a scale of 1 inch equals 20 feet, unless prior approval is given by the
Conservation Commission and/or the Conservation Administrator. Plans shall provide a proper and
clear identification of resources and any details necessary to adequately describe the proposed
activity.
The Following plans shall be submitted with the proper certifications as listed below:
Construction Documents:
Engineering Design Professional Engineer (PE)
Site Plans including all new home construction PE and Professional Land
Surveyor (PLS)
Plot Plans with no engineering PLS
Subsurface Sewer Design over 2000 gpd PE
Subsurface Sewer Design under 2000 gpd PE or Registered Sanitarian
Docks, Stairways, or retaining walls over 3 feet in height PE
Landscape / Planting Plans Conservation Commission Discretion
TOWN OF BREWSTER
NATURAL RESOURCES DEPARTMENT
1657 MAIN STREET
BREWSTER, MA 02631
PHONE: (508) 896-4546
FAX: (508) 896-8089
CONSERVATION@BREWSTER-MA.GOV
OFFICE OF
CONSERVATION COMMISSION
Request for Determination of Applicability Filing Checklist
Before you submit your Request for Determination of Applicability to the Conservation
Commission and other applicable agencies, please complete and sign this checklist, showing that
you understand and have completed all of the forms and procedures required for a Request for
Determination of Applicability filing. The Conservation Commission will not open the hearing if the
filing is not complete.
The Conservation Commission requires one (1) complete electronic copy and three (3)
complete paper copies of the Request for Determination and attached plan(s) for each
filing. Include each item of the application, with pages numbered consecutively and in the
order designated on this checklist. Staple these pages together, and attach the plan(s) with a
paper clip. Collectively, each item of the application and the plan(s) represent one complete
copy. In addition, the Conservation Commission members require a copy of the plan(s) and a
copy of the narrative/variance request rather than full copies of the Request for Determination
of Applicability. Please include ten (10) copies of the plan(s) with a copy of the
narrative/variance request stapled to each.
Unless a digital application was submitted to the Massachusetts Department of
Environmental Protection, one complete paper copy of the NOI should be sent by US
Certified, Return Receipt Mail, to the DEP Southeast Regional Office, 20 Riverside Drive,
Lakeville, MA, 02347. Submit the Certified Receipt Postal Service Form 3800 to the
Conservation Commission.
Submit only ONE copy of this checklist.
Components of the Application
□ 1. Obtain a certified abutters’ list from the Brewster Assessors’ Office and a photocopy of the
appropriate section of the Town of Brewster Assessors’ map, showing the property of the project and
all abutting properties required for a legal wetland filing under the BWP By-law. This list will provide the
names of all direct abutters to the property (first abutters), all that abut the first abutters (second
abutters) if they are within 300 feet of the lot lines of the property, and lot(s) directly across the street
from your lot. The street is the first abutter and lots directly across, second abutters.
If abutters are in another town, obtain a certified list of the abutters from the assessors’ office in
that town, and submit it and the appropriate assessors’ map in the application also.
Submit the certified abutters’ list and the Assessors’ map, as part of the application
□ 2. Notify all abutters on the list of your proposed project on the RDA “Notice to Abutters” form
letter, by Certified, Return Receipt mail or hand delivery before or on the day of filing, and
submit the Certified Mail receipts (Form 3800) as part of the filing. Submit the US Postal
Service Form 3811 at the hearing.
□ 3. Complete and include the state RDA application (WPA Form 1).
□ 4. If applicable, include DEP Appendix G. Field Data Forms for bordering vegetated wetlands.
Submit one form for each area tested; one form for the wetland area and one for the upland.
□ 5. Include a photocopy of an 8” by 10” section of the appropriate United States Geological
Survey (USGS) Quadrangle Map clearly showing the location of the project.
□ 6. Include a clear narrative, describing all aspects of the project.
□ 7. Include a professional site plan in accordance with the enclosed Brewster Conservation
Commission “Policy for Plans Used for Wetland Permitting”. Designate buffer zones and
wetlands in color (blue line = 100 feet, red line = 50 feet, green line = wetland).
□ 8. Include a copy of the RDA “Notice to Abutters” form letter.
□ 9. If the lot is an undeveloped, secluded, or otherwise unidentifiable area, identify the lot on the plan
by the number of the nearest telephone pole or the nearest road intersection. If there is no pole on
the lot, describe the lot’s proximity to the nearest; for example, “The lot is twelve feet
east of telephone pole no.167”.
□ 10. The town filing fee for a Request for Determination of Applicability is $75.00, with an
advertising
fee of $15.00 and a $20.00 fee for processing and mailing. Include this as one check for $110.00
payable to the Town of Brewster, with the application. The state does not assess a fee for an RDA.
□ 11. Fold each plan separately, right side out with the title visible, and paper clip it to each copy of
the application.
□ 12. Include a signed Site Access Authorization Form.
□ 13. Properly stake and flag the project site to identify all portions of the project, prior to the day of
filing.
• Clearly stake all boundaries and limits of work.
• Clearly identify all stakes and flags in the field, showing the 100 foot and 50 foot
buffer zones and wetland areas.
• Designate each wetland type on the flag as “BVW” (bordering vegetated wetland),
“TOB” (top of bank), “LSF” (land subject to flooding), etc.
Department staff and Conservation Commissioners will inspect the site.
Unless a holiday interferes, the filing deadline for applications is noon on the Thursday at least ten (10)
business days before the hearing. The hearing must be advertised in a local newspaper (at the time, the
Cape Codder newspaper) no less than five business days before a hearing.
I, _____________________________________ , confirm that this application is
complete. Environmental consultant/engineer/surveyor/applicant
wpaform1.doc • rev. %/$&/2023 WPA Form 1 – Request for Determination of Applicability • Page 1 of 3
Massachusetts Department of Environmental Protection
Bureau of Water Resources - Wetlands
WPA Form 1- Request for Determination of Applicability
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Municipality
A.General Information
Important:
When filling out
forms on the
computer, use only
the tab key to move
your cursor - do not
use the return key.
1. Applicant:
First Name Last Name
Address
City/Town State Zip Code
Phone Number Email Address
2. Property Owner (if different from Applicant):
First Name Last Name
Address
City/Town State Zip Code
Phone Number Email Address (if known)
3. Representative (if any)
First Name Last Name
Company Name
Address
City/Town State Zip Code
Phone Number Email Address (if known)
B. Project Description
1. a. Project Location (use maps and plans to identify the location of the area subject to this request):
Street Address City/Town
How to find Latitude
and Longitude Latitude (Decimal Degree’ Format with 5 digits after decimal
e.g. XX.XXXXX)
Longitude (Decimal Degree’ Format with 5 digits after
decimal e.g. "XX.XXXXX)
and how to convert
to decimal degrees Assessors’ Map Number Assessors’ Lot/Parcel Number
b. Area Description (use additional paper, if necessary):
c. Plan and/or Map Reference(s): (use additional paper if necessary)
Title Date
Title Date
Brewster
Griffin Ryder
201 Run Hill Road
Brewster MA 02631
508.896.3212 gryder@brewster-ma.gov
Town fo Brewster
2198 Main Street
Brewster MA 02631
508.896.3701
500 W.H. Besse Cartway Brewster
41.73175 -70.06075
84 45
See the attached memorandum describing the existing conditions.
Wetlands Map February 5,2024
wpaform1.doc • rev. %/$&/2023 WPA Form 1 – Request for Determination of Applicability • Page 2 of 3
Massachusetts Department of Environmental Protection
Bureau of Water Resources - Wetlands
WPA Form 1- Request for Determination of Applicability
Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Municipality
B. Project Description (cont.)
2. a. Activity/Work Description (use additional paper and/or provide plan(s) of Activity, if necessary):
b. Identify provisions of the Wetlands Protection Act or regulations which may exempt the applicant
from having to file a Notice of Intent for all or part of the described work (use additional paper, if
necessary).
3. a. If this application is a Request for Determination of Scope of Alternatives for work in the
Riverfront Area, indicate the one classification below that best describes the project.
Single family house on a lot recorded on or before 8/1/96
Single family house on a lot recorded after 8/1/96
Expansion of an existing structure on a lot recorded after 8/1/96
Project, other than a single-family house or public project, where the applicant owned the lot
before 8/7/96
New agriculture or aquaculture project
Public project where funds were appropriated prior to 8/7/96
Project on a lot shown on an approved, definitive subdivision plan where there is a recorded deed
restriction limiting total alteration of the Riverfront Area for the entire subdivision
Residential subdivision; institutional, industrial, or commercial project
Municipal project
District, county, state, or federal government project
Project required to evaluate off-site alternatives in more than one municipality in an
Environmental Impact Report under MEPA or in an alternatives analysis pursuant to an
application for a 404 permit from the U.S. Army Corps of Engineers or 401 Water Quality
Certification from the Department of Environmental Protection.
b. Provide evidence (e.g., record of date subdivision lot was recorded) supporting the classification
above (use additional paper and/or attach appropriate documents, if necessary.)
Brewster
See the attached memorandum for the activity/work description as well as historicalnarrative.
TOWN OF BREWSTER, MA
BOARD OF ASSESSORS
2198 Main Street Brewster, MA 02631
Custom Abutters List for Parcel 84/45/0
Key ZipCd/CountryMailing City STOwnerParcel ID Location Mailing Street
MAHARWICH 02645216 W H BESSE CARTWAY 1421 ORLEANS ROADELLIS CHRISTOPHER J &7245 83-3-0-R
STROUGH CHERYL N(41-39) PMB 326
MAFOXBOROUGH 02035220 W H BESSE CARTWAY 78 CANNON FORGE DRIVEHALPERSON MICHAEL A7246 83-4-0-R
(41-40)
MABREWSTER 02631441 W H BESSE CARTWAY P O BOX 507ETEN JOHN L & STROUGH SYBIL J7255 83-6-0-R
TRUSTEES THE BESSE CARTWAY NT(41-52-2)
MABREWSTER 02631435 W H BESSE CARTWAY P O BOX 2410SCHECHTER SUSAN7253 83-7-0-R
(41-49)
MABREWSTER 02631500 W H BESSE CARTWAY 2198 MAIN STREETBREWSTER TOWN OF7247 84-45-0-E
(41-41)
Page 12/8/2024
83-3-0-R
ELLIS CHRISTOPHER J &
STROUGH CHERYL N
1421 ORLEANS ROAD
PMB 326
HARWICH, MA 02645
83-4-0-R
HALPERSON MICHAEL A
78 CANNON FORGE DRIVE
FOXBOROUGH, MA 02035
83-6-0-R
ETEN JOHN L & STROUGH SYBIL J
TRUSTEES THE BESSE CARTWAY NT
P O BOX 507
BREWSTER, MA 02631
83-7-0-R
SCHECHTER SUSAN
P O BOX 2410
BREWSTER, MA 02631
84-45-0-E
BREWSTER TOWN OF
2198 MAIN STREET
BREWSTER, MA 02631
!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(B38B19Wetlands Map±Long Pond Road (Map 84, Lot 45)Brewster, Massachusetts0 100 200 30050FeetLEC Environmental Consultants, Inc.Plymouth, MA508.746.9491www.lecenvironmental.comFebruary 5, 2024LegendProperty LineExisting Driveway Centerline!(Wetland (BVW/IVW) Flag LocationsBVW BoundaryBylaw IVW BoundaryOff-site IVW/PVP (Approx)50-foot BVW/IVW Buffer Zone100-foot BVW/IVW Buffer ZoneVernal Pool Boundary (Approx)100-ft Buffer Zone to On-site Vernal Pools (Approx)100-foot Bylaw FEMA Floodplain Buffer ZoneStructureBeachTreelineMHW (Approx)Access PathParcel BoundariesGrassed Area (to be maintained)B83B1A1A10IVW: C1-C4B4B9B5B27B41B50B55B47B34B59B72B78B75B67B62B31B23B14A5B20B21B22B24B25B26B28B29B30B10B11B12B13B16B17B18B15B2B3B42B43B44B45B46B49B40B39B32B33B35B36B37B48B56B57B58B60B61B63B64B65B66B68B69B70B71B73B74B76B77B82B81B80B79A9A6A7A8A4A3A22021 Aerial Orthophoto & data layers acquired from the Office of Geographic Information (MassGIS) website. Long PondBVW / IVW boundaries delineated by LEC onJanuary 11, 2023 and modified/confirmed byBill Grafton, Brewster Conservation Administratoron December 20, 2023.Wetland flags and site features located by LEC onJanuary 12, 2023 utilizing a Trimble Geo XH with accuracy ranges betweeen 1-100 cm.FEMA National Flood Hazard LayerFlood Zone A: 1% Annual Chaunceof Flooding, no BFE
Former Cape Cod Sea Camps Long Pond Parcel
Request for Determination of Applicability
Periodic Maintenance Project Description
The Town of Brewster purchased the former Cape Cod Sea Camps parcels in November of 2021. The
Pond Property has had limited public access since that time including some guided walks, Recreation
programming and walking trail access from the adjacent Long Pond Woodland property which the Town
also owns. The Town has been working through the Comprehensive Planning process with a consultant
team, led by Reed Hilderbrand with robust public engagement. The Town will be bringing final
comprehensive planning articles to the May 2024 Town meeting. Since there are many residents who
are not familiar with the pond property, the Town is proposing to provide interim public access to the
Former Cape Cod Sea Camps Long Pond Parcel. Access to the property would be via a small new interim
parking area, 5 spaces that are outside of the wetland resource area. There would not be amenities
added for this summer season and the availability of parking would be limited. The Select Board would
create interim regulations for use of the property. The intent of the Town would be to file a Notice of
Intent for long-term plans and access once the comprehensive plans have been adopted by Town
meeting.
There are a series of existing wetland resource areas proximal to the Long Pond Parcel near the pond.
These wetland resource areas have been mapped by LEC Environmental Consultants, Inc. and are shown
on the attached Wetlands Map (prepared by LEC and dated February 5, 2024). The cove beach and the
point of the Long Pond Parcel are within wetland resource areas and the associated adjacent buffer
zones. A section (approximately 1,500 linear feet) of W.H. Besse Cartway and the access driveways to
the point and the cove are also within wetland buffer zones. In providing access to the public,
maintenance of the W.H. Besse Cartway, the access drives to the cove and the point will be required.
The periodic maintenance proposed subject to this RDA filing is similar to how the property has been
historically maintained under previous ownership.
The Town is proposing to maintain W.H. Besse Cartway and the access drives to the point and the cove
to provide access for DPW to perform periodic maintenance and for emergency vehicles to access the
property open to the public. W.H. Besse Cartway also serves as the sole access for the four dwellings
that are located at the end of the Cartway. Maintaining W.H. Besse Cartway is integral to providing
emergency access to these dwellings.
The proposed maintenance activities are as follows:
The maintenance for W.H. Besse Cartway and the access driveways will be limited to grading
the gravel surfaces, filling and smoothing out potholes and restoring the roadway following
storm events. The road and driveway maintenance work will be performed by the Department
of Public Works or their designated representatives.
The grassed areas at the end of the access drives to the cove and the point are proposed to
maintained with periodic mowing during the growing season. The limits of the grassed areas to
be maintained are depicted with a solid green hatch on the Wetland Map.
The existing pathway from the former bus turn-around (that has been blocked off and is not
currently in use) to the beach is proposed to be maintained. The maintenance of this area will
be limited to clearing the path of debris (fallen limbs and or trees) to allow for pedestrian
access. Some limited grading may be done to ensure that the path remains relatively flat and
navigable but based on the condition of the path it appears that that maintenance work would
be minimal.
Prior to opening the property up to the public the Town would like to remove the existing swim
floats that are directly adjacent to the B series wetland resource area (B9 through B12).
The project would also include the installation of signage to help define the use limitations for
the property.
Ed Barber the Town’s Property Manager for the Former Cape Cod Sea Camps Parcels has a long history
in maintaining the properties and as attending as a summer camper. Ed has provided the attached letter
documenting the historic activities and maintenance that have occurred on the property over the years.
We thought that this information would be important for understanding the context of how the
property has been used in the past.
Photos are attached depicting the areas proposed to be maintained. As this is a Town project it is fee
exempt. The Select Board was notified of this fee exemption as part of the FYIs in the January 22, 2024
Select Board meeting packet.
Photo 1. W.H. Besse Cartway looking east proximal to wetland flag B39 – B42.
Photo 2. Looking north at grassed area from the end of the gravel access drive to the cove beach proximal to flag B50 and B55
foreground; B4 and B5 in the background.
Photo 3.Looking northwest at grassed area from the end of the gravel access drive to the point, between wetland flags B68 &
B78.
Photo 4. Pedestrian access path looking northeast from the cove beach proximal to wetland flags A9 & B10.
Photo 5. Looking northeast at the swim floats proposed to be removed proximal to wetland flags B9 -B12.
January 31, 2024
Below is how I remember the Long Pond property was maintained by the Camp Cod Sea Camps. My
earliest memory is from my first year as a camper. I was a camper from 1967 through 1976. I was a
counselor from 1977 through 1982. I was a full- me employee for the camps from 1983 through to
2020. For the last 20 years, I oversaw the facili es. I am currently working as the Sea Camps property
manager for the Town of Brewster.
I remember walking from 137 down WH Besse Cartway to the site at the point. We spent several days
each summer camping overnight. The underbrush was trimmed closer to the south hillside. The lake
shore was clear of all brush. The four cabins were in place and used as rainy-day space. There was an
outhouse part way up the driveway.
The second clearing in the cove in the 1960’s was very similar to what it is today. The brush line around
the field has not changed. The cabins have not changed. The current gas/tool shed was used as a
outhouse ll the mid 1970’s.
In the 1970’s both outhouses were replaced by Part-a-Johns. The Monomoy outhouse (on the road to
the point clearing) was torn down. The Wono outhouse on the cove site was converted to a shed.
The path from the bus circle to the cove site, was maintained by keeping the brush trimmed. The with of
the path was maintained at 6 feet wide. We installed three ver cal posts across the path to keep dirt
bikers from traveling down the path. We also installed a low chain (about 2’ off the ground) to keep
bikes off the path. This chain was near the bus turn around circle.
Play fields at both sites have not changed over the years. We kept the brush trimmed around the edges
of the field. We also mowed the field to keep the grass low. This was to keep the ck popula on low.
The mowed field was also used for a sports field.
The cranberry bog closest to the bus circle was used prior to 1960. Our founder, Captain Dell, used that
area to grow cranberry and Blueberry. Camp stopped using the cranberry bog around 1960. The current
paths in that bog were built and maintained by the Cape Cod Mosquito control.
The bog between the cove and point sites was never used by the camp. The current paths in that bog
area were installed and maintained by the Cape Cod Mosquito control.
The path along the pond, between the two sites, was also kept trimmed. The width of this path was
maintained around 3’ wide.
The driveway from 137 down to W H Besse went in around 1982. During the first several years, two
buses could pass each other. Over the years, the brush did close in along the driveway. Camp
maintained the with at its’ current state.
Camp had four ac vity periods during the day. They were Morning (9:30 to 12:00), Mid-day (12:30 to
2:30), a ernoon (2:30 to 5:30) and evening (6:00 to sunset). This schedule ran for 6 days a week. On
Sundays we had an all-camp swim in the bay and on the low de, we had an ac vity period. The Long
Pond site was used during all the ac vity periods. During the morning period we bussed in about 100
people to Long Pond. The mid-day period we bussed in about 40 people. During the a ernoon period
we bussed in about 50 people. The evening period had about 25 people for two days a week. On
Sundays, we had an ac vity period with about 40 people.
In total, we had about 200 people on the Long Pond Site for 6 days a week. On Sundays, we had 40
people on site.
The ac vi es that we ran on the Long Pond site included sailing, swimming, windsurfing, canoeing,
kayaking, water skiing, field games and camping.
Edward Barber
PO Box 1707
59 Alden Drive
Brewster MA 02631
ebarber@brewster-ma.gov
Town of Brewster Sea Camps
Community Forum 4
February 15, 2024
WELCOME!
Orientation (10 min)
- Introduction
- Where We Left Off
Pond Property (30 min)
- Final Comprehensive Plan
- Phasing and Cost Information
Bay Property (45 min)
- Final Comprehensive Plan
- Phasing and Cost Information
Q&A (30 min)
Conclusions & Next Steps (5 min)
Peter Lombardi
Town Manager
Madeleine Aronson
Reed Hilderbrand
Donna Kalinick
Assistant Town Manager
Today’s Speakers:
TODAY’S AGENDA
Amanda Bebrin
Chair, Bay Property
Planning Committee
Doug Wilcock
Chair, Pond Property
Planning Committee
Mark Nelson
Horsley Witten
Ned Chatelain
Chair, Select Board
Katie Miller Jacobus
Vice Chair, Bay Property
Planning Committee
Chair, Brewster School
Committee
Elizabeth Randall
Reed Hilderbrand
Griffin Ryder
Director of Public Works
Jill Scalise
Housing Coordinator
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 2
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 3
INTRODUCTION
Amanda Bebrin- BPPC Chair
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 4
INTRODUCTION
Doug Wilcock- PPPC Chair
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 5
REED
HILDERBRAND
Landscape Architecture
and Planning
BREWSTER
COMMUNITY
- Community Members
- Select Board
- BPPC Committee Members
- PPPC Committee Members
- Town Staff
VHB
Engineering
Planning
Permitting
A M FOGARTY
Cost EstimationLEC
ENVIRONMENTAL
Environmental
Consultant
WXYArchitecture Planning Engagement
M ASS
AUDUBON
BREWSTER
CONSERVATION
TRUST
MEET OUR TEAM
WHERE WE ARE IN THE PROCESS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 6
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 7
~ 400
~ 400
~ 250
1,367
875
120
COMMUNITY
FORUM ATTENDEES
COMMUNITY
FORUM ATTENDEES
VIRTUAL FORUM
ATTENDEES
SURVEYS
COMPLETED
SURVEYS
COMPLETED
EMAIL
RESPONSES
FEEDBACK FROM RESIDENTS
FORUM 1 - MAY 2023
FORUM 2 - AUGUST 2023
FORUM 3 - NOVEMBER 2023
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 8
PATH TO DESIGN
Community-led Decisions
COMMUNITY OUTREACH DISTILLED
COMMUNITY
FEEDBACK
PLANS THAT REFLECT
TOWN GOALS &
COMMUNITY VALUES
3 PUBLIC COMMUNITY FORUMS
SELECT BOARD MEETINGS
GUIDING
PRINCIPLES
22+ PPPC MEETINGS 22+ BPPC MEETINGS
TOWN VISION PLAN
COMMUNITY
& COMMITTEE
FEEDBACK
DESIGN TEAM
FACILITATION
STAKEHOLDER
INPUT
SELECT BOARD
DIRECTIONOPEN SPACE AND RECREATION PLAN
HOUSING PRODUCTION PLAN
LOCAL COMPREHENSIVE PLAN
COASTAL RESOURCE MANAGEMENT PLAN
INTEGRATED WATER RESOURCE MANAGEMENT PLAN
2 SURVEYS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 9
Share final
comprehensive plans
and address key
questions from the
community
Explain preliminary
phasing plans
and cost estimate
information
Answer your questions
WHAT ARE OUR GOALS FOR TODAY?
1 32
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 10
WHAT WE HEARD
Key Takeaways about Both Properties
The Mass Audubon partnership is exciting
but how would it work? Would there be a
membership cost to residents? Would the
properties always be accessible to the public?
What is Mass Audubon paying to the Town?
These plans will cost a lot.
How will we pay for this? Can
phasing help manage costs?
How will this impact my taxes?I support the proposed
conservation areas
and the prioritization of
ecological restoration.I’m excited about the various
recreational opportunities
on both plans!I prefer the denser
housing options. The
town needs these units.
How would a wastewater treatment plant
work? Who would it serve, what would it look
like?
I’m glad we are balancing reuse of existing
buildings with demolishing buildings that would
be too expensive to renovate.
Housing should be on at
least one of these properties.
Overall, the plans are great!
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 11
POND PROPERTY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 12
POND PROPERTY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 13
WHAT WE HEARD
I support walking trails, public
beach access, and a Mass Audubon
partnership!I support housing here as long as
wastewater treatment can address
water quality concerns.
I’d like to avoid housing in the Zone II.
I’m concerned it will impact the town’s
drinking water supply and the watershed
to Long Pond.
I want to make sure the beach is
universally accessible for all.
Will housing impact water quality if a
water treatment plant is introduced? Would a
wastewater treatment plant have an odor
and what does it look like?
Pond Property
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 14
PROPOSED POND PROPERTY PLAN
Overall Plan
PARKING
~ 8 SPOTS
(0.5 MILES FROM BEACH)
PARKING
~ 16 SPOTS
(0.3 MILES FROM BEACH)
EXPANDED
TRAILS
IMPROVED
GRAVEL DRIVE
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON
& BREWSTER
CONSERVATION TRUST)PUBLIC
BEACH
MASS AUDUBON
PROGRAMMING
10 ACRES
COMMUNITY
HOUSING
AND
WASTEWATER
TREATMENT
ADA PARKING &
DROP OFF ZONE
~ 4 SPOTS
(0.1 MILES FROM BEACH)
LONG POND
WOODLANDS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 15
PROPOSED POND PROPERTY PLAN
Enlarged Beach Access Area
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department
on children’s and adult programming
Mass Audubon desired programs:
MASS AUDUBON
PROGRAMMING PUBLIC BEACH
EXISTING BOAT STORAGE TO BE
REUSED FOR STORAGE / COMMUNITY USE
APPROX 100’
WETLAND
BOUNDARY
KAYAK RACKS
EXISTING CABINS
TO BE REUSED FOR
MASS AUDUBON
STORAGE,
WEATHER SAFE
SPACE
ADA PARKING AND DROP
OFF ZONE (4 SPOTS)
ADA ACCESSIBLE BEACH ACCESS
(0.1 MILES FROM BEACH)
CABINS TO BE REUSED FOR MASS AUDUBON
CABINS TO BE DEMOLISHED
BOAT STORAGE TO BE REUSED FOR COMMUNITY USE
LAWN AREA BY PUBLIC BEACH
LOW INTENSITY PUBLIC BEACH
HOUSING
AND
WASTEWATER TREATMENT
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 17
LEGEND
LONG POND PARCEL
TOWN OF BREWSTER
BREWSTER CONSERVATION TRUST
CONSERVATION RESTRICTION (HELD BY BCT)
EXISTING TRAILS
ZONE II WELLHEAD PROTECTION/DCPC
Residential communities exist along both
sides of Route 137 and surround the northern
section of the Long Pond Property.
The property is also partially adjacent to
Long Pond Woodlands, a town-owned 41-
acre conservation restriction area held by
Brewster Conservation Trust.
POND PROPERTY - LAND USE CONTEXT
LONG POND
WOODLANDS
(41 ACRES)
POND
PROPERTY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 18
• The Town Warrant article to purchase the properties approved at Town Meeting
included “community housing” as a Potential Town Use for both properties and
specifically mentioned “Appropriately scaled community housing near Route 137”as a
potential use for the Pond Property in the Voter Information.
• The Town, through our community engagement process, determine housing should be
included on at least one of these properties.
• Providing affordable and attainable housing is supported by the Town Vision Plan, the
Local Comprehensive Plan, the Housing Production Plan, and the Select Board Strategic
Plan, evidencing widespread conceptual support among the community.
• Massachusetts has established a 10% Statutory Minimum for affordable housing in
every municipality through Massachusetts General Laws Chapter 40B, Sections 20-23.
HOUSING
Town Context
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 19
Massachusetts Affordable Housing Statutory Standards
HOUSING GOALS
How many total units does the Town need to fulfill the 10% State Statutory
Minimum?
517 Subsidized Housing Inventory (SHI) units
What other affordable housing developments in Town are in progress, and how
many units are they contributing?
45 units have been permitted for Spring Rock Village off Millstone Road. Two Habitat for
Humanity homes are under construction on Phoebe Way. These affordable units are already
included in Brewster’s current 372 SHI units (7.2% SHI).
How many more housing units does the Town need to meet the state’s 10%
threshold?
145 affordable units. The proposed unit number is illustrative based on the site area. The
actual number of units will be determined through the feasibility and RFP phases.
How many total SHI units does the Town currently have?
The Town currently has 372 units (7.2%) on its Subsidized Housing Inventory (SHI).
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 20
HOUSING GOALS
Is there a specific timeframe to meet the 10% standard?
No, however, Brewster has a state approved and certified Housing Production Plan with
strategies to work towards the 10% statutory minimum. Brewster’s Local Comprehensive
Plan aspires to attain the 10% goal by 2029. Housing affordability challenges in
Brewster have significantly increased in the past 3-5 years.
Are there consequences for not meeting the threshold?
Yes, when towns are below the 10% minimum threshold, they lose some local control
over permitting and design of affordable housing projects.
Massachusetts Affordable Housing Statutory Standards
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 21
POND PROPERTY - WATER QUALITY AND WASTEWATER TREATMENT
LONG POND PARCEL
ZONE II DRINKING WATER
PROTECTION AREA
DRINKING WATER WELLS
!A
!A !A
!A
!A
!A
UV6A
£¤6
UV137
UV124
WELL # 6
WELL #5
WELL # 4
WELL # 1
WELL # 2
WELL # 3
DENNIS
HARWICH
ORLEANS
CHATHAMYARMOUTH
/
0 10.5
Miles
Date: 1/26/2022
Path: H:\Projects\2011\11109 Brewster Int.Wtr.Res.Mgt Plan\GIS\Maps\Report\Figure 2.mxd
Figure 2. Brewster
Conservation Lands and
Zone II Areas
C a p
e
C o d B a y
Pleas antBayCape Cod Bay
!A Public Wells
Legend
Conservation Lands
Ponds
Brewter Zone II
Town of Brewster
Other Zone II
• Areas that contribute groundwater to the Town’s public
drinking water wells are known in Massachusetts as
Zone II’s, or wellhead protection areas
• A por tion of the Long Pond property is on the edge of
a Zone II, approximately 1 mile from the nearest Town
well off Freemans Way
• There are currently about 900 developed residential
properties in this Zone II
• Introduction of a new wastewater treatment plant on
the Pond Property would improve overall Zone II water
quality
Zone II
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 22
Regional Watershed
• Introduction of a new wastewater treatment plant on the
Pond Property would also improve overall Long Pond &
Herring River water quality
• Brewster has an Integrated Water Resource
Management Plan which addresses our long-term
wastewater needs and plans across the entire community
• The primary focus in past decade has been on Pleasant
Bay Watershed – Brewster shares a permit with Orleans,
Harwich, and Chatham that includes certain nitrogen
mitigation requirements over the next 20 years
• MA Dept of Environmental Protection issued changes
to Title V regulations and implemented new Nitrogen
Sensitive Watershed regulations in July 2023 that impact
wastewater planning across the Cape
• The Pond Property falls within the Herring River
Watershed – stormwater runoff from the property flows
to Long Pond and eventually to the Herring River in
Harwich
• Brewster plans to develop a Herring River Watershed
Permit by 2030 and expects any new development in this
area will require 100% nitrogen offset
• The Pond Property is uniquely situated to potentially
locate a small wastewater treatment plant that
could accommodate new housing buildout and
replace traditional septic systems in some adjacent
neighborhoods
Text credit: Town of Brewster Integrated Water Resource Management Plan, Horsley Witten Group
POND PROPERTY - WATER QUALITY AND WASTEWATER TREATMENT
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 23
POND PROPERTY - WATER QUALITY AND WASTEWATER TREATMENT
Key Questions
Who would the wastewater treatment plant serve?
Does a wastewater treatment plant conflict with Zone II Regulations?
What types of chemicals would it treat?
Would it have a negative environmental impact?
It would serve the housing development on the Pond Property and eventually connect to
other residences in the surrounding neighborhoods to replace traditional septic systems.
No, Zone II does not restrict building housing or a wastewater treatment plant but
it does limit the amount of nitrogen that can be discharged from a septic system. A
proposed treatment plant would help with this.
It would provide treatment for nitrogen and phosphorus that can impact the Herring
River and Long Pond and can also remove bacteria and viruses. Advanced technologies
are available to treat other chemicals. The cost of these treatment options would be
evaluated during the conceptual design phase.
No. Introduction of new wastewater treatment would improve overall Long Pond and
Herring River water quality.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 24
Would the wastewater treatment plant have an odor or a sound? What would it look like?
The wastewater treatment plant would be underground, and may be located either under a
lawn or partial parking area. It would not have an odor or a sound.
Key Questions
Comparable wastewater treatment plant at Maplewood Senior Living facility on Route 124
POND PROPERTY - WATER QUALITY AND WASTEWATER TREATMENT
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 25
POND PROPERTY - HOUSING ILLUSTRATIVE SCENARIO
Context
LONG POND
POTENTIAL
HOUSING
AREA
LONG POND PROPERTY
BAY PROPERTY
CAPE COD BAY
LONG POND
SPRUCE HILL PARCEL
NICKERSON STATE PARK
LONG POND WOODLANDS
NAMSKAKET MARSH
PUNKHORN PARKLANDS
ELLIS LANDING
LOWER RD CONSERVATION AREA
NO BOTTOM POND SANCTUARY
SHEEP POND WOODLANDS
BREWSTER WATER SUPPLY LANDS
FREEMAN’S FIELDS
MILLSTO N E R O A D
MA IN S T R E E T / R O U T E 6 A
LONG POND R
O
AD / ROU T E 1 3 7
C A PE C O D RA IL TRAILPOND PROPERTY
CAPE COD BAY
LONG POND PROPERTY:
HOUSING DESIGNATED AREA:
THE AREA DESIGNATED FOR HOUSING IS 15% OF
THE LONG POND PROPERTY
66 ACRES
10 ACRES
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 26
Site Analysis and Principles
Area designated for
housing accounts for
wooded buffers and
setbacks.
Example shows 44 units
(88 bedrooms) within 10
acres adjacent to Long
Pond Road.
Contemplates year-round,
newly constructed, deed-
restricted housing.
Parking areas are fully
accounted for.
Wastewater treatment
is envisioned within a
maximum footprint of 1
acre.
ENTRANCE BUFFER - 50FT SETBACK
*considered setbacks are not an
explicit zoning requirement
LOT EDGES - 40 FT SETBACK
LOT EDGES - 150 FT SETBACK
LOW POINT
POTENTIAL
DEVELOPMENT
ZONE
LOW POINT
F
O
R
E
S
T
B
U
F
F
E
R
FOREST B
U
F
F
E
R
FOR
E
S
T
B
U
F
F
E
R
FORES
T
B
U
F
F
E
R
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
LONG
POND
POTENTIAL
HOUSING
AREA
WASTEWATER TREATMENT
AREA
Malpet Farms, South Dennis, MA
POND PROPERTY - HOUSING ILLUSTRATIVE SCENARIO
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 27
Town Homes
88 TOTAL BEDS
44 UNITS
66 GROUP
1000 sf town homes
44 UNITS
59%LONG
POND
POTENTIAL
HOUSING
AREA
A low density configuration
of town houses with group
parking.
UNIT COUNT
PARKING
UNIT SIZE
SHI
BEDS
*of Housing
Designated Area
17,600 SF LOT PERCENT
BUFFER ZONE
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
MULTI-UNIT
COMMUNAL AMENITIES
NEW BUILD YEAR-ROUND
WASTEWATER
TREATMENT AREA
Malpet Farms, South Dennis, MA
POND PROPERTY - HOUSING ILLUSTRATIVE SCENARIO
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 28
• The housing scenario is illustrative and for diagrammatic purposes only.
• There will be opportunities for community input through the design process.
• Before design, a feasibility study will be undertaken to confirm housing and
wastewater treatment are feasible here, to outline related site opportunities and
constraints, and to identify overall project goals.
Town Homes
ENTR
A
N
C
E
D
R
I
V
E
LONG P
O
N
D
R
O
A
D
WASTEWATER
TREATMENT AREA
POND PROPERTY - HOUSING ILLUSTRATIVE SCENARIO
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 29
POND PROPERTY - PRELIMINARY TRAFFIC STUDY
• Beac h and trail access, Mass Audubon programming, and housing are not
anticipated to contribute to any traffic complications on Route 137.
• There would be two separate entrances off of Route 137 – one for community access
including use of the trails and beach, and another for the new housing development.
ENTR
A
N
C
E
D
R
I
V
E
WASTEWATER
TREATMENT AREA
POND
P
R
O
P
E
R
T
Y
ENTR
A
N
C
E
COMM
U
NI
T
Y
H
O
U
SI
N
G
ENTR
A
N
C
E
ROUTE
1
3
7
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 30
Key Considerations
WHY IS THE POND PROPERTY A GOOD LOCATION FOR COMMUNITY HOUSING?
WASTEWATER TREATMENT
TIMELINE
ACCESS TO PUBLIC TRANSITLOCATION
TRAFFICWastewater treatment is needed in this area
and any such systems could be relatively
easily integrated into adjacent neighborhoods
in the Herring River and/or Pleasant Bay
watersheds to help meet the Town’s nitrogen
mitigation requirements.Housing feasibility study, design and construction
can be done on a relatively quick timeline (4-6
years).
The10-acre zone for proposed community
housing is adjacent to existing residential
areas.
Housing would not present traffic complications.
Route 137 has an existing CCRTA bus route.
New stop could easily be added, similar to
Brewster Woods and Serenity apartments on
Route 124.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 31
HOW WOULD COMMUNITY HOUSING BE PURSUED ON THE POND PROPERTY?
How does the process start?
The first step would be a housing feasibility study. At the same time, the Town would
work through conceptual design for the wastewater treatment facility.
How does a public/private housing partnership work on Town Property?
Typically, Brewster would issue a Request For Proposals (RFP) providing general
parameters for potential development. The Town would then enter into a land
disposition agreement and long-term lease with the selected developer. The developer
would be responsible for permitting, funding, building, and managing the housing.
Would the community have input on the design of the housing and site?
Yes, the community would have input during the formation of the RFP and would also be
able to comment during the permit hearings. The RFP would provide guidance, identify
preferences, and create design criteria for the developer.
Public/ Private Partnership with a Developer
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 32
HOW WOULD COMMUNITY HOUSING BE PURSUED ON THE POND PROPERTY?
Public/ Private Partnership with a Developer
How would the proposed community housing be funded?
Constructing new community housing is usually done through a public/private
partnership where the developer is responsible for securing funding. In similar
affordable housing circumstances like Brewster Woods or Spring Roc k Village, Brewster
has provided land, obtained grants, and contributed both Community Preservation Act
(CPA) and Affordable Housing Trust funds.
How long would it take to permit, design, and build housing and
wastewater treatment?
Approximately 4-6 years. Wastewater treatment construction would occur pr ior to
housing construction.
Would all the units be affordable and included on the Subsidized Housing
Inventory (SHI)?
Yes
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 33
• Increase and diversify year-round housing options in Brewster for a range of income levels
and housing types
• Prevent displacement of current residents and facilitate housing mobility for households
looking to move within or into Brewster.
• Align development with the principles of the Town’s Local Comprehensive Plan/Vision
Plan. This includes balancing housing goals with protection of the natural environment.
• Continue to build capacity to produce housing through staffing, funding, regional
partnerships, advocacy and education, and relationships with nonprofit and for-profit
developers.
Meeting the Goals of the Brewster Housing Production Plan 2022 - 2027
HOUSING GOALS
POND PROPERTY
PARTNERSHIPS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 35
BREWSTER CONSERVATION TRUST
A Partner at the Pond Property
Brewster Conservation Trust
Partnership includes:
- Conservation restriction on 56 acres (85% of site) to preserve
and protect this portion of the property, recognizing that the
remaining 10 acres are designated for community housing and
wastewater treatment
- Trail connectivity to Long Pond Woodlands
Amount pledged for Pond Property: At least $1 million
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 36
MASS AUDUBON
A Partner at the Pond Property
Mass Audubon
Partnership includes:
Possible programs:
- Conservation restriction on 56 acres (85% of site), recognizing
that the remaining 10 acres are designated for community
housing and wastewater treatment
- Affirmative rights to provide nature-based educational
programming
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department on kids programming
Amount pledged for Pond Property: $1.5 million
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 37
Would there be membership costs to residents?
What parts of the property would not be accessible to the public?
What would the Town be paying for and would the Town be receiving any of the fees
collected for Audubon programs?
Where would Mass Audubon’s pledge money be applied?
It would be applied to reduce the Town’s remaining obligations to pay for purchasing this property.
After accounting for BCT and Mass Audubon’s $2.5+M combined contributions and previous Town
appropriations, only about $750,000 of the acquisition cost remains to be financed.
MASS AUDUBON
How would the partnership work at the Pond Property?
No membership costs to access any portion of the properties.
Public Access would only be restricted on the westernmost point of the property adjacent to Long Pond
(approximately 1.5 acres) when Mass Audubon has programming for children (primarily during the
summer months).
The Town would be paying for all property improvements and would maintain the property. Mass
Audubon would contribute $1.5M to help cover a portion of the $6M acquisition cost of this property.
The Town would not receive any additional compensation. Mass Audubon would provide input on
establishing nature trails and technical expertise on ecological management/design of the property.
POND PROPERTY
PHASING
POND PROPERTY DRAFT PHASING
Target 2025 - 2033
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 39
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 40
POND PROPERTY DRAFT PHASING
APPROVALS,
STUDIES, DESIGN
Wastewater Infrastructure Conceptual Design
Community Housing Feasibility Study
Ongoing permitting and procurement
Housing RFP
SITE PREP &
INFRASTRUCTURE
Improved gravel drive
Parking areas, ADA Parking and Drop off Zone
Required Infrastructure including stormwater management, as needed
RECREATION
& COMMUNITY USE
ECOLOGY
Trail improvements, new trails, ADA accessible path
Beach and related amenities
Conservation Restriction
Replant disturbed areas
HOUSING
PHASE 1 TOTAL COST:
$2,300,000
ADA PARKING &
DROP OFF ZONE
PARKING &
DROP OFF AREAS
ROADWAY
IMPROVEMENTS
NEW WALKING TRAILS
ADA ACCESSIBLE
PATH
TRAIL IMPROVEMENTS
COMMUNITY
HOUSING
AND
WASTEWATER
TREATMENT
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON &
BREWSTER CONSERVATION TRUST)
BEACH &
RELATED
AMENITIES
PUBLIC
BEACH
MASS AUDUBON
PROGRAMMING
Phase 1 (Target 2025-2027)
LONG POND
WOODLANDS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 41
BUILDING DEMO
AND REMOVAL
APPROVALS,
STUDIES, DESIGN
Developer Housing Design & Comprehensive Permit
Wastewater Treatment final design
Ongoing permitting and procurement
SITE PREP &
INFRASTRUCTURE
Building Demo & Removal
POND PROPERTY DRAFT PHASING
COMMUNITY
HOUSING
AND
WASTEWATER
TREATMENT
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON &
BREWSTER CONSERVATION TRUST)
MINOR BUILDING RENOVATIONS FOR
MASS AUDUBON
RECREATION
& COMMUNITY USE
ECOLOGY
Minor building renovations for Mass Audubon
Replant disturbed areas
HOUSING
PHASE 2 TOTAL COST:
$500,000
PUBLIC
BEACH
MASS AUDUBON
PROGRAMMING
Phase 2 (Target 2027-2029)
LONG POND
WOODLANDS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 42
APPROVALS,
STUDIES, DESIGN
SITE PREP &
INFRASTRUCTURE
WASTEWATER TREATMENT
CONSTRUCTION
POND PROPERTY DRAFT PHASING
Ongoing permitting and procurement Wastewater Treatment Construction COMMUNITY
HOUSING
AND
WASTEWATER
TREATMENT
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON &
BREWSTER CONSERVATION TRUST)
RECREATION
& COMMUNITY USE
ECOLOGY
Developer Housing Construction
Replant disturbed areas
HOUSING
PHASE 3 TOTAL COST:
$4,500,000
PUBLIC
BEACH
MASS AUDUBON
PROGRAMMING
Phase 3 (Target 2029-2031)
LONG POND
WOODLANDS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 43
APPROVALS,
STUDIES, DESIGN
SITE PREP &
INFRASTRUCTURE
Wastewater Treatment Connection to Surrounding Residences (TBD)
CONNECT WASTEWATER
TREATMENT TO
SURROUNDING
RESIDENCES
POND PROPERTY DRAFT PHASING
Ongoing permitting and procurement
Local and state regulatory agreements
COMMUNITY
HOUSING
AND
WASTEWATER
TREATMENT
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON &
BREWSTER CONSERVATION TRUST)
RECREATION
& COMMUNITY USE
ECOLOGY
PHASE 4 TOTAL COST:
$TBD
PUBLIC
BEACH
MASS AUDUBON
PROGRAMMING
HOUSING
Land management
Phase 4 (Target 2031-2033)
LONG POND
WOODLANDS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 44
BAY PROPERTY
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 45
WHAT WE HEARD
A new Community Center is
important but it’s expensive. Does
the Town really need one? And how
will we pay for it?When would a Community
Center be designed and
built? What happens in the
meantime?
I am in support of leaving space for a
new Community Center building, to
house both the Rec and COA programs.
Will the Eddy School eventually become
available for a Community Center?
Bay Property
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 46
WHAT WE HEARD
I support housing on the Bay Property
both for year-round affordable housing
and an option combined with seasonal
workforce, but am interested in learning
more about the ownership structure.
Will tennis courts be fully utilized?
I’m concerned about
traffic impacts on Route
6A and relating to the
intersection at Millstone Rd.
New community
gardens would be great
but I’m concerned they will
look messy from 6A.
I prefer the pollinator meadow be
smaller so there is more flexibility for
outdoor events and overflow parking.
I am excited about the trails, artist cabins,
pool and beach access, and a playground!
Bay Property
BAY PROPERTY - OVERALL EXISTING FRAMEWORK
ARRIVAL FIELDS SECLUDED ZONE
CENTRAL CAMPUS WOODLAND BUFFER
COASTAL DUNE CABIN GLADE
BEACH POND RESERVE
OVERALL PLAN
Bay Property
0 200’MILLSTONE
ROAD
ROUTE 6A
SPRUCE HILL
PARTIAL
REWILD +
SEASONAL
COMMUNITY USE
TENNIS
COMMUNITY
COMMONS
NATURE
BASED
PROGRAMS
NEW
TRAILS &
ACCESSIBLE
PATHS
POOL
&
PICNIC
FUTURE
MUNICIPAL
USES
RESTORE
COASTAL
DUNE
FLEXIBLE
SPACE
POLLINATOR
MEADOW
COMMUNITY
GARDENS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 48
FLEXIBLE SPACE
COMMUNITY COMMONS
PARTIAL REWILD &
SEASONAL COMMUNITY USE
RESTORE COASTAL DUNE
NATURE BASED PROGRAMS
POOL
WOODLAND BUFFER
COMMUNITY GARDEN
NEW TRAILS & ACCESSIBLE PATHS
AREA FOR NEW
COMMUNITY
CENTER
(INCLUDES COA,
REC DEPT)
0 200’
EXISTING BAY PROPERTY PLAN
MILLSTONE
ROAD
ROUTE 6A
17
16
57
40 38
39
42
36
37
56 85
15A6
18
19
55
54
2120
50
5
4
1
2
3
15
7
8
9
22
12
11
35
47
14 13
33
32
10
48
23
70
24
29
30
25
26
46
28
31
49 81
27 60
80
78
77
79
34
52
67
82
83 59
58
72
71 73
74
75 76
4443
63
64
62 61
5368
86 84
66
92 TOTAL BUILDINGS:
Existing Buildings
12 COMMUNAL CAMP USES
6 SHOWER HOUSES
9 STAFF CABINS
38 CABINS
25 MAINTENANCE BUILDINGS
1 ADMINISTRATION BUILDING
1 SPRUCE HILL HOUSE
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 49
C
O
MMUNAL C A M P U S ES CAB I N S
SHOWER H O U S E
STAFF C A B I N S
MAINTE N A N C E
SPRUCE HI L L H O U S E ADMIN B U I L D IN G
0 200’
Building Removal, Re-Use
& New Construction
MILLSTONE
ROAD
ROUTE 6A
24 BUILDINGS TO BE REUSED
2 BUILDINGS TO BE CONSTRUCTED
48 BUILDINGS TO BE REMOVED
20 BUILDINGS* - USE TO BE DETERMINED
(These buildings are located in the future
municipal uses area, which will be determined at a
later date)
*Some of these buildings are too small to appear
in the plan
PROPOSED BAY PROPERTY PLAN
ADMINISTRATION
BUILDING
ARTS
CENTER
BOATHOUSE
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 50
COMMUNITY
CENTER
NATURE
CENTER
0 200’MILLSTONE
ROAD
ROUTE 6A
24 BUILDINGS TO BE REUSED
48 BUILDINGS TO BE REMOVED
Building Re-Use
20 BUILDINGS - USE TO BE DETERMINED
2 BUILDINGS TO BE CONSTRUCTED
(These buildings are located in the future
municipal uses area, which will be determined at a
later date)
*Some of these buildings are too small to appear
in the plan
PROPOSED BAY PROPERTY PLAN
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 51
COMMUNITY
CENTER
NATURE
CENTER
REUSE PICN I C P A V IL IO N
REUSE ADMI N B U I L D IN G
REUSE BOA T H O U S E REUSE AR T S C E N T ER
R
E
U
SE CABINS FO R C O M M U N ITY USE
R
E
USE SPRUCE H I L L H O U SE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 52
Building Uses
COMMUNITY USE
HOUSING
MAINTENANCE
USE TO BE DETERMINED
(FUTURE MUNICIPAL USES)
PROPOSED BAY PROPERTY PLAN
ADMINISTRATION
BUILDING
ARTS
CENTER
BOATHOUSE
NATURE
CENTER
COMMUNITY
CENTER
MILLSTONE
ROAD
ROUTE 6A
0 200’
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 53
Buildings - Community Uses
COMMUNITY USE
PROPOSED BAY PROPERTY PLAN
MILLSTONE
ROAD
ROUTE 6A
0 200’FLEXI
B
L
E C
O
MMUNITY U S E S / A R TISTS STUDIOS EVENT S P A C E
I
NT
E
R
I
M REC USES / F U T U R E M U N ICIPAL USESE
V
ENT SPACE / C O N C E S SIO NSMAS
S
A
U
DUBON NAT U R E C E N TER / OFFICES O U TD O O R P AVILION C A B I NS
A D M I N B UILDING B O A T H OUSE
CLASSES, E V E N T S , E TC. A R T S C E NTER N A T U R E CENTER
COA & R E C D E P T CO M M U N I T Y CENTER
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 54
Buildings - Housing
HOUSING
PROPOSED BAY PROPERTY PLAN
MILLSTONE
ROAD
ROUTE 6A
0 200’
STAFF HO U S I N G
HOUS I N G SE
A
S
O
N
AL MASS AU D U B O N H O USING HOUS I N G C A B I NS
W E S T C O T T HOUSE C A B INS
SP R U C E H I L L HOUSE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 55
Outdoor Recreation
MILLSTONE
ROAD
ROUTE 6A
0 200’
FLEXIBLE
OPEN SPACE
(ATHLETIC
FIELD, EVENTS)
COMMUNITY
GARDENS
TENNIS
COURTS
SHARED
USE PATH
POOL
PICNIC AREA
FITNESS
STATIONS
PLAYGROUND
& PICNIC
AREA
PICNIC
PAVILION
PICNIC AREA
TRAILS
BEACH
ACCESS
FLEXIBLE
GATHERING
SPACE
PROPOSED BAY PROPERTY PLAN
PICNIC
PLAYGROUND & PICNIC AREA
FLEXIBLE OPEN SPACE
BEACH ACCESS
FITNESS STATIONS
POOL
TENNIS COURTS
COMMUNITY GARDEN
TRAILS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 56
Habitat & Re-wilding
MILLSTONE
ROAD
ROUTE 6A
0 200’
RESTORE COASTAL
DUNE TO IMPROVE
DUNE STABILITY AND
COASTAL RESILIENCY
ENHANCE TREE CANOPY
TO ABSORB GREENHOUSE
GASES, PROVIDE
INCREASED HABITAT FOR
WILDLIFE, & RESTORE
WOODLANDS
INTRODUCE POLLINATOR
MEADOW TO INCREASE
WILDLIFE HABITAT,
INCREASE STORMWATER
ABSORPTION, & REDUCE
REGULAR MAINTENANCE
MAINTAIN CLEARING
WITHIN WOODLANDS
APPROX 10ACRE
CONSERVATION
RESTRICTION
PROPOSED BAY PROPERTY PLAN
1938
1971
1994
RESTORE COASTAL DUNE
ENHANCE WOODLANDS
POLLINATOR MEADOW
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 57
Vehicular circulation
and Parking
PARKING
MILLSTONE
ROAD
ROUTE 6A
0 200’
BEACH,
BOATHOUSE &
NATURE CENTER
PARKING GROVE
~ 40 SPOTS
EXISTING
PARKING AREA
~ 46 SPOTS
COMMUNITY
CABIN GRAVEL
PARKING
~ 26 SPOTS
ADMIN HOUSE
& RECREATION
GRAVEL PARKING
~ 44 SPOTS
OVERFLOW EVENT
PARKING
~222 SPOTS
NATURE CENTER
ADA PARKING
4 SPOTS
POOL ADA
PARKING
4 SPOTS
POOL, ARTS CENTER,
COMMUNITY
CENTER PARKING
GROVES
~ 86 SPOTS
COMMUNITY
CENTER
ADA PARKING
4 SPOTS
SECONDARY VEHICULAR
PRIMARY TWO WAY VEHICULAR
PRIMARY ONE WAY VEHICULAR
SECONDARY MAINTENANCE VEHICULAR
PRIMARY MAINTENANCE VEHICULAR
PUBLIC
ENTRANCE
SECONDARY
ENTRANCE
PROPOSED BAY PROPERTY PLAN
GRAVEL PARKING
PARKING WITH PLANTING
PLANTING GROVE
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 58
OTHER TRAIL
CAMPUS LOOP
POND & DUNE WALK
FITNESS LOOP
Walking Trails
MILLSTONE
ROAD
ROUTE 6A
0 200’
MEADOW LOOP:
0.3 MILES
FITNESS
LOOP:
0.2 MILES
CONNECTS
TO SPRUCE
HILL
CONNECTS
TO SPRUCE
HILL
CAMPUS
LOOP:
1 MILE
POND & DUNE
WALK:
0.5 MILES
MEADOW LOOP
PROPOSED BAY PROPERTY PLAN
CAMPUS L O O P
MEADOW L O O P
POND & D U N E W A LK
FITNESS L O O P
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 59
BIKE PARKING
SEPARATED BIKE PATH
BIKE PATH SHARED WITH VEHICLES
Bike Circulation MILLSTONE
ROAD
ROUTE 6A
0 200’CONNECTS TO RAIL TRAIL
PROPOSED BAY PROPERTY PLAN
COMMUNITY
CENTER
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 61
• The Town Meeting Warrant article to purchase the properties included a “Community
Center” as a potential use
• The 2018 Town Vision Plan identified providing a “community center for all ages for
social and recreational activities and include meeting rooms” as a priority goal
• The 2023 Local Comprehensive Plan also identified a new multi-generational
community center as consistent with community values
COMMUNITY CENTER
Town Context
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 62
Library/reading room
Medical exam/treatment rooms
Game rooms
Large multi-purpose rooms
Storage areas
Conference/meeting rooms
Offices
Workspaces
Fitness center
Walking track
Kitchen/cafeteria
Gymnasium
Fitness classrooms
Sport courts
COUNCIL ON AGING REC DEPARTMENT
COMMUNITY CENTER
Community Feedback - Desired Public Facilities
Does the Town really need a Community Center?
• The Council on Aging facility lacks adequate space for its programming needs, and the
condition of the existing historic building creates ADA and maintenance challenges
• The Recreation Department also does not have a facility of its own and uses limited office and
meeting space in the Eddy School
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 63
COMMUNITY CENTER
COA Survey
Somewhat
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 64
COMMUNITY CENTER
COA Survey
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 65
• Provides activities for all ages and opportunities for multigenerational exchange
• Revenue generating potential
• A legacy for future Brewster residents to enjoy
• Provides spaces and opportunities for gathering, meeting and learning
What are the benefits of a Community Center?
COMMUNITY CENTER
Key Questions
SUMMER RECREATION
YOUTH PROGRAMS
COUNCIL ON AGING
ARTS
FITNESS
EDUCATION
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 66
SPACES REQUIRED FOR DESIRED FACILITIES BUILDINGS VIABLE FOR SOME LEVEL OF RE-USE
COMMUNITY CENTER
Community Feedback - Desired Public Facilities
GYM WITH PERFORMANCE SPACE
7,600 SF
FITNESS CLASSROOM
1,200 SF
OFFICE
130 SF
CLASSROOM
1,300 SF
FITNESS CENTER
2,000 SF
MEDICAL EXAM ROOM
480 SF
GAME ROOM
450 SF
MEETING ROOM
750 SF
COMMUNITY DANCE
900 SF
CULINARY WELLNESS
PROGRAM
660 SF
COMMUNITY KITCHEN
650 SF
SENIOR PROFESSIONAL SERVICES
200 SF
MULTI-PURPOSE ROOM
1,300 SF
SENIOR SOCIAL
SERVICE AGENCY
800 SF
EXISTING DINING HALL
10,283 SF
#31 ART CENTER
2,562 SF
#28 ADMINISTRATION BUILDING
4,752 SF
#25 INFIRMARY
3,854 SF
BOATHOUSE
2,804 SF #23 PAVILION
2,400 SF
CABIN
APPROX. 600 SF
SEASONALLY
WINTERIZED
NON - WINTERIZED
No, the existing buildings on the Bay Property do not have the capacity to accommodate all
desired facilities and would require costly renovation.
Can we fit all desired public facilities in the existing Bay Property buildings
instead of building a new Community Center?
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 67
COMMUNITY CENTER
SPACES REQUIRED FOR DESIRED FACILITIES APPROXIMATE 34,000 SF TOTAL FOOTPRINT OF
POTENTIAL NEW COMMUNITY CENTER
Community Feedback - Desired Public Facilities
FITNESS CLASSROOM
1,200 SF
OFFICE
130 SF
CLASSROOM
1,300 SF
FITNESS CENTER
2,000 SF
MEDICAL EXAM ROOM
480 SF
GAME ROOM
450 SF
MEETING ROOM
750 SF
COMMUNITY DANCE
900 SF
CULINARY WELLNESS
PROGRAM
660 SF
COMMUNITY KITCHEN
650 SF
SENIOR PROFESSIONAL SERVICES
200 SF
MULTI-PURPOSE ROOM
1,300 SF
SENIOR SOCIAL
SERVICE AGENCY
800 SF
FIRST FLOOR
20,000 SF
SECOND FLOOR
14,000 SF
Yes, the area set aside for a new Community Center as shown on the plan would have the
potential to accommodate the facilities the community is interested in. For comparison, the
Harwich Community Center is 32,000 SF with a 17,000 SF basement.
Can we fit all desired public facilities in a new Community Center?
GYM WITH PERFORMANCE SPACE
7,600 SF
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 68
Currently no plans to reuse Eddy School as a community center:
Can we reuse the Eddy School for a Community Center?
• Town Meeting authorized funding for a Brewster Elementary School
Consolidation Feasibility Study in November 2019
• Consolidation Feasibility Study was completed in January 2022
• Brewster School Committee has care, custody, and control of the elementary
schools
• After careful consideration, Brewster School Committee voted in October 2022
to table consolidation until the student enrollment has decreased to about 55
children per grade (currently about 65/grade)
• In February 2024, Brewster, Orleans, Eastham, and Wellfleet applied for state
grant funds to explore feasibility of regionalizing elementary schools
COMMUNITY CENTER
Key Questions
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 69
COMMUNITY CENTER
Key Questions
• The plan will be implemented in 5 phases over the next 10 years.
• The Town will bring a funding request to Town Meeting in Fall 2024 seeking voter approval to fund
all phases of the Pond Property Plan and Phases 1 & 2 of the Bay Property Plan.
• This will be the first of three such funding requests over the next 8 years and it will include
approximately $300k to undertake a community center feasibility study.
• No. The plan intentionally sets aside an area for a potential community center.
• Approval of the comprehensive plans does not commit the Town to funding them.
• Residents will have multiple opportunities to decide whether they want to move forward with the
elements identified in the plans, including a community center.
• The second of three funding requests, expected to be brought to voters in several years, will seek
resident approval to move forward with design of the facility.
• The last phase of financing, in about 8 years, would cover construction costs of the community
center.
What happens next if the plan for the Bay Property is approved by Town Meeting?
If the Bay Property Plan is approved, will the Town definitely build a community center?
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 70
COMMUNITY CENTER
Key Questions
• These are conceptual plans that make a series of assumptions about the size and scale of the facility
and its amenities.
• Based on what we know today, the consultants have provided high-level cost estimates to help
residents understand what a new community center might cost.
• The feasibility study would gather data and feedback from residents to determine and refine
community needs and interests.
• Once we have that information, we will have a more accurate idea about the size and layout of the
facility and its expected cost.
• We will also know more then about potential operating expenses, including future staffing needs.
• The community center is expected to house Brewster’s Council on Aging and Recreation Department.
• It will serve all ages, offering a wide variety of intergenerational activities and programs. Details
will be worked out through the feasibility study.
Would the community center really cost $31M to build?
Who will it serve?
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 71
COMMUNITY CENTER
Key Questions
• The Council on Aging and Recreation Department will continue to grow their program and service
options as much as they can while working within the confines of their existing facilities.
• We expect they will expand their uses of the buildings on the bay property during this interim period
(eg. Arts Center).
• The dining hall may also be reused for some community uses and it won’t be demolished until after
residents have decided whether to move forward with a new community center.
The phasing plan calls for construction of the community center in about 8-10 years
– what happens in the meantime?
BAY PROPERTY
FUTURE MUNICIPAL
USES
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 73
BAY PROPERTY FUTURE MUNICIPAL USES
HABITAT PROTECTIONCELL TOWERNEIGHBORHOOD WASTEWATER
TREATMENT PLANT UNANTICIPATED USESHOUSING
???
The Town Warrant article to purchase the properties approved at Town
Meeting included the following Potential Town Uses for both properties:
A separate community process will take place to determine future
uses on the remaining 8 acres of the bay property. Once finalized,
those plans will be brought back to a future Town Meeting for
resident approval.
• habitat protection
• watershed protection
• open space
• conservation
• passive recreation
• ac tive recreation
• community housing
• general municipal purposes
What are future municipal uses?
Will the community have input on the future
municipal uses?
When will the future municipal uses be determined?
Future municipal uses are not anticipated to be determined for at least
5-10 years.
BAY PROPERTY
TRAFFIC
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 75
BAY PROPERTY PRELIMINARY TRAFFIC STUDY
Traffic Impacts
Increased community activity on the Bay Property would add some vehicular volume to traffic on Route
6A. Traffic impacts are not anticipated to be substantial. The main entrance drive would probably be
slightly widened to create separate left and right turning lanes leaving the property onto 6A to help
reduce wait times during peak summer traffic.
What are the anticipated traffic impacts on Route 6A and the Millstone Rd intersection?
BAY PROPER
T
Y
ENTRANCE
MAINTE
N
A
N
C
E
ENTRA
N
C
EROUTE 6A
MI
L
L
STONE ROAD
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 76
Pedestrian and Bike Access
What are the traffic impacts relating to pedestrian access and bike path access?
ROUTE 6A
MILLSTONE
ROAD
PEDESTRIAN
CROSSWALK
MULTI-PURPOSE
TRAIL THROUGH
BAY PROPERTY
• The Millstone Road improvement project is anticipated to be completed by 2027. The project will include a sidewalk
on one side along the entirety of Millstone Rd, improving pedestrian access to the Bay Property.
• The project will include a flashing beacon and crosswalk on Route 6A for pedestrian crossing, which will improve
pedestrian and bike access to the Bay Property from both Millstone Rd. and the bike path.
• The Plan includes a multi-purpose trail through the pollinator meadow to access the entire property from Millstone
Road and Main Street.
BAY PROPERTY PRELIMINARY TRAFFIC STUDY
BAY PROPERTY
PARTNERSHIPS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 78
PARTNERSHIPS - BAY PROPERTY
Mass Audubon
Mass Audubon
Partnership includes:
Possible programs:
- Nature center with administrative offices
- Conservation restriction on approximately 10 acres surrounding
existing pond on the northeast corner of the property
- Reuse of 3 existing cabins for seasonal workforce housing for
Mass Audubon employees at reduced rates (10 year minimum
commitment)
- A variety of programming and field trips
- Interpretative signage and nature trails
Amount pledged for Bay Property: $2 million
Mass Audubon Long Pasture Nature Center
Bay Property Dunes
Bay Property Pond
Would there be membership costs to residents and would any parts of the property
be inaccessible to the public?
What would the Town be paying for and where would Mass Audubon’s pledge money be
applied? Would the Town be receiving any of the fees collected for Audubon programs?
What else would Mass Audubon contribute as part of this partnership?
MASS AUDUBON AT THE BAY PROPERTY
How would the partnership work?
There would be no membership costs to residents and the entire property will remain open to
the public.
Mass Audubon would provide input on nature trails and interpretative signage in the pond and
woodland areas. They would also provide technical assistance about rewilding portions of the
property, including the front lawn and dunes.
The Town would be paying for all property improvements and would maintain the property. Mass
Audubon would contribute $2M to fully cover all costs of the new Nature Center and office space,
including related infrastructure (parking, wastewater treatment, etc). Mass Audubon would pay the
Town a modest fee to use the 3 renovated cabins for seasonal workforce housing. Mass Audubon would
install an all-persons trail on the Bay Property and maintain the area within the conservation restriction.
Otherwise, the Town would maintain the property.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 79
BAY PROPERTY
PHASING
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 81
BAY PROPERTY DRAFT PHASING
Target 2025 - 2033
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 82
BAY PROPERTY DRAFT PHASING
APPROVALS,
STUDIES, DESIGN
Zoning Overlay Development & Approval
Funding approval (1 of 3)
Ongoing permitting and procurement
Community Center feasibility study
Nature Center Design
Sitework Design (Trails, parking)
SITE PREP &
INFRASTRUCTURE
Building Demo & Removal set 1
Required Infrastructure including stormwater management
Roadway improvements
Building structural Analysis
Maintenance of existing buildings
RECREATION
& COMMUNITY USE
All trails, shared use path, fitness loop
Athletic field/ flexible open space
Renovate outdoor pavilion
Summer Recreation Program moves to the Bay Property
HOUSING
Selective housing renovation of existing buildings
ECOLOGY
Conservation Restriction
Pollinator Meadow and dune restoration
Initial woodland/ tree planting
STORM WATER
MANAGEMENT
DUNE & POND
ECOLOGICAL
IMPROVEMENTS
INITIAL WOODLAND
/ TREE PLANTING
BUILDING DEMO
REMOVAL SET 1
FLEXIBLE OPEN
SPACE
RENOVATE
OUTDOOR PAVILION
INTERIM RECREATION
USE (NO RENOVATION)
FLEXIBLE OPEN
SPACE
ATHLETIC
FIELD
ROADWAY
IMPROVEMENTS
POLLINATOR
MEADOW
RENOVATION OF
MASS AUDUBON
STAFF HOUSING
FITNESS
STATION
SHARED
USE PATH
PHASE 1 TOTAL COST:
$8,300,000
Phase 1 (Target 2025-2027)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 83
APPROVALS,
STUDIES, DESIGN
Ongoing permitting and procurement
Funding approval (2 of 3)
SITE PREP &
INFRASTRUCTURE
Building Demo & Removal set 2
RECREATION
& COMMUNITY USE
Nature Center and parking
Picnic areas
Tennis courts
HOUSING
Selective housing renovation of existing buildings
ECOLOGY
BAY PROPERTY DRAFT PHASING
NATURE
CENTER PARKING
NATURE
CENTER
BUILDING DEMO
REMOVAL SET 2
SELECTIVE
RENOVATION
OF BUILDINGS
FOR HOUSING
STAFF HOUSING
TENNIS COURTS
PICNIC AREAS
PHASE 2 TOTAL COST:
$5,400,000
Ongoing woodland/tree planting
Phase 2 (Target 2027-2029)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 84
APPROVALS,
STUDIES, DESIGN
Ongoing permitting and procurement
Community Center Design (if applicable)
SITE PREP &
INFRASTRUCTURE
Demolition and removal of dining hall
HOUSING
RECREATION
& COMMUNITY USE
Playground
Picnic Areas
Community Gardens
Renovate boathouse for concessions/events
ECOLOGY
BAY PROPERTY DRAFT PHASING
Renovate Spruce Hill House for staff housing
PHASE 3 TOTAL COST:
$10,400,000
Ongoing woodland/tree planting
Design for Wastewater Treatment Plant
RENOVATE
BOATHOUSE
FOR CONCESSIONS/
EVENTS
DEMOLITION
AND REMOVAL OF
DINING HALL COMMUNITY
GARDENS
PICNIC
AREA
RENOVATE SPRUCE
HILL HOUSE FOR
STAFF HOUSING
PLAYGROUND
Phase 3 (Target 2029-2031)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 85
APPROVALS,
STUDIES, DESIGN
SITE PREP &
INFRASTRUCTURE
RECREATION
& COMMUNITY USE
HOUSING ECOLOGY
Renovate administration building
Renovate cabins for community use and add parking
BAY PROPERTY DRAFT PHASING
Ongoing permitting and procurement
Establish Framework for Future Municipal Uses (Secluded Area)
Funding approval (3 of 3)
PHASE 4 TOTAL COST:
$6,600,000
Ongoing woodland/tree planting
Wastewater treatment plant construction (location TBD)
RENOVATE CABINS
FOR COMMUNITY USE
COMMUNITY CABIN
PULL OFF PARKING
WOODLAND/
TREE PLANTING
RENOVATE
ADMIN BUILDING
Phase 4 (Target 2031-2023)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 86
HOUSING ECOLOGY
Community Center Construction and Parking (if applicable)
BAY PROPERTY DRAFT PHASING
Ongoing permitting and procurement
APPROVALS,
STUDIES, DESIGN
SITE PREP &
INFRASTRUCTURE
RECREATION
& COMMUNITY USE
PHASE 5 TOTAL COST:
$31,000,000
COMMUNITY
CENTER
CONSTRUCTION
AND PARKINGLand Management
Phase 5 (Target 2033-2035)
FINANCING
AND COST
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 88
POND PROPERTY OVERALL COST ESTIMATION
Phase 1
2025-2027
(0% escalation)
(5% escalation)
(10% escalation)
Phase 3
Phase 2
Phase 4 *Cost TBD (cost to connect residents to
new wastewater treatment plant)
Total
CONSTRUCTION ADDITIONAL COSTS TOTAL PER
PHASE
POTENTIAL
OTHER
FUNDING
BALANCE
TO BE
FINANCED
(DESIGN AND CONTRACTOR
FEES, PERMITTING,
CONTINGENCY, ESCALATION)
$1,400,000 $900,000 $2,300,000 $500,000
$300,000
$5,300,000
$4,500,000 $0
$1,800,000
$200,000
$2,000,000
$2,100,000 $2,400,000 $4,500,000
$100,000 $400,000 $500,000
$3,600,000 $3,700,000 $7,300,000
2027-2029
2029-2031
2031-2033
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 89
BAY PROPERTY OVERALL COST ESTIMATION
Phase 1
Phase 3
Phase 2
Phase 4
Phase 5
Total
CONSTRUCTION ADDITIONAL COSTS TOTAL PER
PHASE
POTENTIAL
OTHER
FUNDING
BALANCE
TO BE
FINANCED
(DESIGN AND CONTRACTOR
FEES, PERMITTING,
CONTINGENCY, ESCALATION)
$4,700,000
$2,800,000
$19,300,000
$3,500,000
$3,500,000
$33,800,000 $6,700,000
$3,600,000 $1,500,000
$2,700,000
$1,400,000
$1,100,000
$6,800,000
$2,700,000
$9,000,000
$5,500,000
$31,000,000
$8,300,000
$7,600,000
$11,700,000
$10,400,000
$31,000,000
$1,900,000 $5,400,000
$3,100,000 $6,600,000
$27,900,000 $55,000,000$61,777,600
2025-2027
(Community Center Construction)
2027-2029
2029-2031
2031-2033
2033-2035
(0% escalation)
(5% escalation)
(10% escalation)
(15% escalation)
(20% escalation)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 90
FINANCING
What funding sources are available to help pay for this?
Financing options will include a combination of the following:
Town develops and annually updates a 5 Year Capital Improvement Plan (CIP) that identifies all
upcoming projects, initiatives, equipment, facilities, and acquisitions, their expected costs, and the
anticipated funding sources. Financing and phasing for the Sea Camps will be incorporated into the CIP
if the comprehensive plans for the properties are approved by Brewster voters.
- Public Private Partnerships ($4.5+M)
- Federal, state, and/or other grants
- Capital Stabilization Fund ($1.5+M)
- Free Cash (average $4M/year for all Town capital projects)
- Gifts & donations
- Property revenue generation (to help cover operating expenses)
- Debt (short-term & excluded)
Sources
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 91
Sequencing
FINANCING
• Round 1 would include funding for all phases of the pond plan and the first two phases of the bay plan, including the community
center feasibility study. It would be brought to Town Meeting and the ballot in Fall 2024.
• Round 2 would fund phases 3 and 4 of the bay plan, including community center design (if applicable). This debt exclusion
would likely be brought to Brewster voters in 2028.
• Round 3 would fund phase 5 of the bay plan, which is construction of the new community center (if applicable). Based on the
current timeline, this final funding request would be around 2031.
If the plans are approved by Town Meeting in May, the Town anticipates asking Brewster voters to approve up to three
rounds of excluded debt to help finance the plans over the next decade.
How will this impact my taxes?
Round 1
Round 3
Round 2
* would impact the following fiscal year tax bills - eg. 2024 approval would impact FY26 tax bills (Fall 2025)
** assumes 25 year level debt term and conservative 4.25% interest rate (Brewster has the highest possible bond rating, AAA, which
helps secure the lowest possible interest rates)
PHASES YEAR
ANTICIPATED
DEBT ISSUANCE
TAX RATE
IMPACT*
TAX BILL IMPACT
ON MEDIAN HOME**
All Pond
+ Bay 1&2 2024 $11.4M +$.11/1000
+$.15/1000
($.26 total)
+$104
($185 total)
+$223
($408 total)
+$.31/1000
($.57 total)
+$81
Bay 5 2031 $31M
Bay 3&4 2028 $14.5M
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 92
THE FUTURE OF THE SEA CAMPS!
• 3.9 miles of trails (3.3 miles new)
• Trail connections to Spruce Hill and Long
Pond Woodlands
• 66 acres of new conservation areas
• Ecological restoration (woodlands, dune
restoration and pollinator meadow)
• Mass Audubon and Brewster Conservation
Trust Partnerships
• Nature center
• Community housing and staff housing
• Picnic areas
• Public beaches at both properties
• Outdoor pool
• 4 tennis courts
• 25 community garden plots
• Flexible space for outdoor events
• Potential new Community Center
NEXT STEPS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 94
NEXT STEPS
• Additional information sessions will be hosted by Town Staff and the Committees in
the coming months.
• The vote to approve the final comprehensive plans will take place at Town Meeting
on May 11, 2024 at 1pm.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 95
• Please type your questions in the chat
• We ask you to remain on mute
• I will read your questions and ask
relevant Town staff, committee members,
and members of the Reed Hilderbrand
team to respond
QUESTIONS AND ANSWERS (40 MINUTES)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 96
POND PROPERTY COMPREHENSIVE PLAN
Overall Plan
PARKING
~ 8 SPOTS
(0.5 MILES FROM BEACH)
PARKING
~ 16 SPOTS
(0.3 MILES FROM BEACH)
EXPANDED
TRAILS
IMPROVED
GRAVEL DRIVE
CONSERVATION
& NATURE
PARTNERSHIPS
(MASS AUDUBON
& BREWSTER
CONSERVATION TRUST)PUBLIC
BEACH
MASS AUDUBON
PROGRAMMING
10 ACRES
COMMUNITY
HOUSING
AND
WASTEWATER
TREATMENT
ADA PARKING &
DROP OFF ZONE
~ 4 SPOTS
(0.1 MILES FROM BEACH)
LONG POND
WOODLANDS
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 97
POND PROPERTY COMPREHENSIVE PLAN
Enlarged Beach Access Area
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department
on kids programming
Mass Audubon Desired programs:
MASS AUDUBON
PROGRAMMING PUBLIC BEACH
EXISTING CABIN TO BE REUSED
FOR STORAGE / COMMUNITY USE
APPROX 100’
WETLAND
BOUNDARY
KAYAK RACKS
EXISTING CABINS
TO BE REUSED FOR
MASS AUDUBON
STORAGE,
WEATHER SAFE
SPACE
ADA PARKING AND DROP
OFF ZONE (4 SPOTS)
ADA ACCESSIBLE BEACH ACCESS
(0.1 MILES FROM BEACH)
CABINS TO BE REUSED FOR MASS AUDUBON
CABINS TO BE DEMOLISHED
BOAT STORAGE TO BE REUSED FOR
COMMUNITY USE
LAWN AREA BY PUBLIC BEACH
LOW INTENSITY PUBLIC BEACH
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 980200’
BAY PROPERTY COMPREHENSIVE PLAN
0 200’MILLSTONE
ROAD
ROUTE 6A
SPRUCE HILL
PARTIAL
REWILD +
SEASONAL
COMMUNITY USE
TENNIS
COMMUNITY
COMMONS
NATURE
BASED
PROGRAMS
NEW
TRAILS &
ACCESSIBLE
PATHS
POOL
&
PICNIC
FUTURE
MUNICIPAL
USES
RESTORE
COASTAL
DUNE
FLEXIBLE
SPACE
POLLINATOR
MEADOW
COMMUNITY
GARDENS
FLEXIBLE SPACE
COMMUNITY COMMONS
PARTIAL REWILD &
SEASONAL COMMUNITY USE
RESTORE COASTAL DUNE
NATURE BASED PROGRAMS
POOL
WOODLAND BUFFER
COMMUNITY GARDEN
NEW TRAILS & ACCESSIBLE PATHS
AREA FOR NEW
COMMUNITY
CENTER
(INCLUDES COA,
REC DEPT)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 99
Thank you!
Project Updates
https://www.brewster-ma.gov/cape-cod-sea-camps-properties
Committee Meetings
Bay Property: Twice a month Tuesdays 4-6pm
Pond Property: Twice a month Wednesdays 4-6pm
Town Meeting Vote
Saturday May 11, 2024 at 1PM
Residents can send questions to bppc@brewster-ma.gov, pppc@brewster-ma.gov,
or townmanager@brewster-ma.gov.
HOW TO STAY UP TO DATE WITH OUR PLANNING
Date: Saturday April 6 and Wednesday April 10
– details to follow
Join a Pond Property tour!
1
Donna Kalinick
From:Peter Lombardi
Sent:Wednesday, February 21, 2024 2:33 PM
To:Elizabeth Hoffman; bppc; Pond Parcel Planning; townmanager
Subject:RE: Sea Camps Plans - Affordability
Hi Beth,
Thank you for contacting us with your comments and questions. Slides 87-91 of last Thursday’s forum identify
anticipated costs to implement the plans over the next decade: https://www.brewster-
ma.gov/sites/g/files/vyhlif6286/f/uploads/240215_community_forum_4_final_small.pdf
I would encourage you to listen to this portion of last week’s presentation that focuses on costing, phasing, and
financing if you haven’t do so already – it starts at the 1 h 26 min mark and runs about 12 minutes: https://reflect-
brewster-ma.cablecast.tv/CablecastPublicSite/show/7893?site=1
The consultants developed reasonable but conservative estimates for all of the elements included in the plans, including
soft costs, contingencies, and cost escalation over time.
We have also identified a number of alternative funding sources that will help offset a portion of the cost impact on
taxpayers.
If the plans are approved, we would bring several rounds of funding requests to Town Meeting and the ballot over the
next 5+ years. Our estimates for each phase and their potential cumulative impact on resident tax bills are laid out on
Slide 91. Based on current estimates and high-level planning, we expect it would cost about $400/year per household to
fully implement these plans as presented. The impacts of these tax increases will be phased in over multiple years. It is
important to note that we are retiring about $1.5M in annual debt payments (almost $200/year currently included in
property tax bills) for various town projects that had been financed through debt exclusions over the next 8-12 years
(eg. new fire station) – that is the equivalent of financing Phases 1-4 of the Bay Property Plan. Also, for comparison
purposes, Brewster’s share of excluded debt for the Nauset Regional High School project will be almost exactly the same
as the cost to finance everything in the Sea Camps plans, including the community center.
Building a new community center in Phase 5 is more than half of the total estimated cost to implement the plans. If the
plans are approved this spring, the Town would bring a funding request to Town Meeting and the ballot next fall that
would include a $300k appropriation to undertake a community center feasibility study. Once that study is complete,
we will have a much better handle on the size and scale and costs of a new facility. Residents will then be asked
whether they want to move forward with designing and constructing a new building.
Approving these plans does not bind us to implement every element. What we have presented in terms of suggested
phasing and financing is preliminary and it may evolve over time depending on available funds and feedback from the
community. Residents will have multiple opportunities to weigh in on these planning processes and to vote on a series
of funding requests.
I hope this helps answers your questions.
Peter
Peter Lombardi
Town Manager
Town of Brewster
2
508-896-3701 x. 1128
Brewster Town Offices are open to the public Monday through Thursday from 8:30am to 4:00pm, and by appointment on
Fridays.
From: Elizabeth Hoffman <elizabethhoffman@hotmail.com>
Sent: Wednesday, February 21, 2024 2:02 PM
To: bppc <bppc@brewster-ma.gov>; Pond Parcel Planning <pppc@brewster-ma.gov>; townmanager
<townmanager@brewster-ma.gov>
Subject: Sea Camps Plans - Affordability
To those Involved in Sea Camps + Pond Plans,
These are thoughtful ambitious plans but it is bewildering to me how the town is going to pay for this without
increasing taxes materially and/or burdening future generations. Brewster is a town of 10,000 residents and
I fear this project is beyond the reasonably affordability of its tax payors. It would be grossly unfair to
disproportionately tax part-time residents as full-time residents have more use of the site year-round. If I've
missed the materials that share the forecasted tax impact on the town's residents (including both full and
part-time residents), could I ask that someone please share these with me or point me to where I can find this
information? I'm hopeful my math is wrong, but I'm worried.
Sincerely,
Beth Hoffman
FINANCING
AND COST
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 88
POND PROPERTY OVERALL COST ESTIMATION
Phase 1
2025-2027
(0% escalation)
(5% escalation)
(10% escalation)
Phase 3
Phase 2
Phase 4 *Cost TBD (cost to connect residents to
new wastewater treatment plant)
Total
CONSTRUCTION ADDITIONAL COSTS TOTAL PER
PHASE
POTENTIAL
OTHER
FUNDING
BALANCE
TO BE
FINANCED
(DESIGN AND CONTRACTOR
FEES, PERMITTING,
CONTINGENCY, ESCALATION)
$1,400,000 $900,000 $2,300,000 $500,000
$300,000
$5,300,000
$4,500,000 $0
$1,800,000
$200,000
$2,000,000
$2,100,000 $2,400,000 $4,500,000
$100,000 $400,000 $500,000
$3,600,000 $3,700,000 $7,300,000
2027-2029
2029-2031
2031-2033
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 89
BAY PROPERTY OVERALL COST ESTIMATION
Phase 1
Phase 3
Phase 2
Phase 4
Phase 5
Total
CONSTRUCTION ADDITIONAL COSTS TOTAL PER
PHASE
POTENTIAL
OTHER
FUNDING
BALANCE
TO BE
FINANCED
(DESIGN AND CONTRACTOR
FEES, PERMITTING,
CONTINGENCY, ESCALATION)
$4,700,000
$2,800,000
$19,300,000
$3,500,000
$3,500,000
$33,800,000 $6,700,000
$3,600,000 $1,500,000
$2,700,000
$1,400,000
$1,100,000
$6,800,000
$2,700,000
$9,000,000
$5,500,000
$31,000,000
$8,300,000
$7,600,000
$11,700,000
$10,400,000
$31,000,000
$1,900,000 $5,400,000
$3,100,000 $6,600,000
$27,900,000 $55,000,000$61,777,600
2025-2027
(Community Center Construction)
2027-2029
2029-2031
2031-2033
2033-2035
(0% escalation)
(5% escalation)
(10% escalation)
(15% escalation)
(20% escalation)
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 90
FINANCING
What funding sources are available to help pay for this?
Financing options will include a combination of the following:
Town develops and annually updates a 5 Year Capital Improvement Plan (CIP) that identifies all
upcoming projects, initiatives, equipment, facilities, and acquisitions, their expected costs, and the
anticipated funding sources. Financing and phasing for the Sea Camps will be incorporated into the CIP
if the comprehensive plans for the properties are approved by Brewster voters.
- Public Private Partnerships ($4.5+M)
- Federal, state, and/or other grants
- Capital Stabilization Fund ($1.5+M)
- Free Cash (average $4M/year for all Town capital projects)
- Gifts & donations
- Property revenue generation (to help cover operating expenses)
- Debt (short-term & excluded)
Sources
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 91
Sequencing
FINANCING
• Round 1 would include funding for all phases of the pond plan and the first two phases of the bay plan, including the community
center feasibility study. It would be brought to Town Meeting and the ballot in Fall 2024.
• Round 2 would fund phases 3 and 4 of the bay plan, including community center design (if applicable). This debt exclusion
would likely be brought to Brewster voters in 2028.
• Round 3 would fund phase 5 of the bay plan, which is construction of the new community center (if applicable). Based on the
current timeline, this final funding request would be around 2031.
If the plans are approved by Town Meeting in May, the Town anticipates asking Brewster voters to approve up to three
rounds of excluded debt to help finance the plans over the next decade.
How will this impact my taxes?
Round 1
Round 3
Round 2
* would impact the following fiscal year tax bills - eg. 2024 approval would impact FY26 tax bills (Fall 2025)
** assumes 25 year level debt term and conservative 4.25% interest rate (Brewster has the highest possible bond rating, AAA, which
helps secure the lowest possible interest rates)
PHASES YEAR
ANTICIPATED
DEBT ISSUANCE
TAX RATE
IMPACT*
TAX BILL IMPACT
ON MEDIAN HOME**
All Pond
+ Bay 1&2 2024 $11.4M +$.11/1000
+$.15/1000
($.26 total)
+$104
($185 total)
+$223
($408 total)
+$.31/1000
($.57 total)
+$81
Bay 5 2031 $31M
Bay 3&4 2028 $14.5M
1
Donna Kalinick
From:Peter Lombardi
Sent:Wednesday, February 21, 2024 11:14 AM
To:Peter Levy; bppc; Pond Parcel Planning; townmanager
Subject:RE: Questions about Sea Camps Plans
Hello Peter,
Thank you for reaching out about this and for your posi ve feedback.The answers to your ques ons are below in blue.
Thanks again,
Peter
Peter Lombardi
Town Manager
Town of Brewster
508-896-3701 x. 1128
Brewster Town Offices are open to the public Monday through Thursday from 8:30am to 4:00pm, and by appointment on
Fridays.
From: Peter Levy <peterlevy51@gmail.com>
Sent: Saturday, February 17, 2024 1:04 PM
To: bppc <bppc@brewster-ma.gov>; Pond Parcel Planning <pppc@brewster-ma.gov>; townmanager
<townmanager@brewster-ma.gov>
Subject: Questions about Sea Camps Plans
A er viewing the informa ve presenta on on the Pond and Bay Sea Camp parcel plans, I have a couple of ques ons. I
would also like to commend the Commi ees, town employees, and consultants who worked on the planning for doing
such a great job.
I have two ques ons/comments:
1.The planning for the pond property is more straight-forward and much less costly than the planning for the bay
property. Will there be separate warrant ar cles at the town mee ng for the two plans? It seems to me like this
would be a good idea. The Select Board will decide on what form the plans are presented to Town Mee ng,
including whether they are brought forward for a vote through one warrant ar cle or two. I expect they will
begin these conversa ons at their mee ng next Monday and they will decide next month.
2.I’m having a hard me understanding how the agreement with Mass Audubon will play out. I see that they are
contribu ng about $3.5 million (out of about $70 million) to the overall Capital Cost for developing the
proper es and will have a presence on the property (I assume in perpetuity). It would be helpful if more details
about their presence would be presented.
a.What sort of programs will they be running on the site? The framework for the Town’s partnership with
Mass Audubon on both proper es are outlined in slides 36 & 37 (pond) and slides 78 & 79 (bay) of last
Thursday’s presenta on - h ps://www.brewster-
ma.gov/sites/g/files/vyhlif6286/f/uploads/240215_community_forum_4_final_small.pdf. A majority of
the programming is expected to occur on the pond property, which may include a small seasonal day
camp, adult nature study workshops, field trips for Wellfleet Bay camp, a erschool programs, guided
walks, kayak trips, and/or partnering with our Recrea on Department on kids programming.
b.Will Brewster residents have any preference for enrollment in the programs? When Town Mee ng
approved the purchase of these proper es in September 2021, they authorized the Select Board to
nego ate the terms of conserva on restric ons on them. Our planned partnership with Mass Audubon
2
on the pond property would grant them affirma ve rights to provide nature-based educa onal
programming. The terms of these agreements have not yet been finalized. They may include some
form of a local preference for some programs.
c.Will Brewster residents receive discounts on program fees? See response to (b) above.
d.Did the town consider a long-term rental agreement with Mass Audubon instead of a contribu on to the
capital cost? This could provide the town with more flexibility and control. I do note that while $3.5
million is a substan al amount of money, it doesn’t seem that it is a big enough contribu on (5% of total
es mated cost) to give up any control of the property.It is longstanding prac ce for land conserva on
organiza ons like Mass Audubon to purchase a conserva on restric on for a certain upfront cost. I have
a ached a very helpful guide on CRs.Brewster has successfully used this model to partner with BCT to
conserve hundreds of acres of open space over the past 40 years. In preparing to purchase these
proper es, the Town had early conversa ons with both Mass Audubon and BCT about partnerships
along these lines for the pond property. See slide 25 from our August 2021 presenta on to the
community - h ps://www.brewster-
ma.gov/sites/g/files/vyhlif6286/f/uploads/town_public_forum_on_sea_camps_acquisi on_aug._17.pdf.
We also referenced them in the warrant book for that Town Mee ng. For the pond property, Mass
Audubon’s $1.5M contribu on helps pay off the cost of acquiring that property. Our goal has been to
pay for all $6M to purchase those 66 acres without increasing taxes. At this point, we are on target to
achieve that goal and pay it all off within the next couple years. For the bay property, Mass Audubon’s
$2M contribu on will cover the costs of construc ng a new nature center and office space, including all
related infrastructure (parking, sep c, etc). Mass Audubon will also pay the Town to rent the 3 cabins
adjacent to the nature center for seasonal workforce housing. The terms of those payments are being
nego ated.
Again, thank you for all your hard work.
Peter Levy
33 Damon Road
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 36
MASS AUDUBON
A Partner at the Pond Property
Mass Audubon
Partnership includes:
Possible programs:
- Conservation restriction on 56 acres (85% of site), recognizing
that the remaining 10 acres are designated for community
housing and wastewater treatment
- Affirmative rights to provide nature-based educational
programming
- Small seasonal day camps
- Adult nature study workshops
- Field trips for Wellfleet Bay camp
- Afterschool programs
- Guided walks
- Kayak trips
- Partner with Recreation Department on kids programming
Amount pledged for Pond Property: $1.5 million
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 37
Would there be membership costs to residents?
What parts of the property would not be accessible to the public?
What would the Town be paying for and would the Town be receiving any of the fees
collected for Audubon programs?
Where would Mass Audubon’s pledge money be applied?
It would be applied to reduce the Town’s remaining obligations to pay for purchasing this property.
After accounting for BCT and Mass Audubon’s $2.5+M combined contributions and previous Town
appropriations, only about $750,000 of the acquisition cost remains to be financed.
MASS AUDUBON
How would the partnership work at the Pond Property?
No membership costs to access any portion of the properties.
Public Access would only be restricted on the westernmost point of the property adjacent to Long Pond
(approximately 1.5 acres) when Mass Audubon has programming for children (primarily during the
summer months).
The Town would be paying for all property improvements and would maintain the property. Mass
Audubon would contribute $1.5M to help cover a portion of the $6M acquisition cost of this property.
The Town would not receive any additional compensation. Mass Audubon would provide input on
establishing nature trails and technical expertise on ecological management/design of the property.
REED HILDERBRANDTOWN OF BREWSTER SEA CAMPS, BREWSTER MA 78
PARTNERSHIPS - BAY PROPERTY
Mass Audubon
Mass Audubon
Partnership includes:
Possible programs:
- Nature center with administrative offices
- Conservation restriction on approximately 10 acres surrounding
existing pond on the northeast corner of the property
- Reuse of 3 existing cabins for seasonal workforce housing for
Mass Audubon employees at reduced rates (10 year minimum
commitment)
- A variety of programming and field trips
- Interpretative signage and nature trails
Amount pledged for Bay Property: $2 million
Mass Audubon Long Pasture Nature Center
Bay Property Dunes
Bay Property Pond
Would there be membership costs to residents and would any parts of the property
be inaccessible to the public?
What would the Town be paying for and where would Mass Audubon’s pledge money be
applied? Would the Town be receiving any of the fees collected for Audubon programs?
What else would Mass Audubon contribute as part of this partnership?
MASS AUDUBON AT THE BAY PROPERTY
How would the partnership work?
There would be no membership costs to residents and the entire property will remain open to
the public.
Mass Audubon would provide input on nature trails and interpretative signage in the pond and
woodland areas. They would also provide technical assistance about rewilding portions of the
property, including the front lawn and dunes.
The Town would be paying for all property improvements and would maintain the property. Mass
Audubon would contribute $2M to fully cover all costs of the new Nature Center and office space,
including related infrastructure (parking, wastewater treatment, etc). Mass Audubon would pay the
Town a modest fee to use the 3 renovated cabins for seasonal workforce housing. Mass Audubon would
install an all-persons trail on the Bay Property and maintain the area within the conservation restriction.
Otherwise, the Town would maintain the property.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA REED HILDERBRAND 79
Questions about the tours: Email Donna Kalinick,dkalinick@brewsterma.gov
Dates: Saturday April 6th and Wednesday April 10th
Time: 10am to 2pm Location: Meet at Captain's Golf Course parking lot: Council on Aging vans
Join us for a selfguided tour of the
Pond Property
Pond Property Tours
Cape Cod Sea Camps
leaving every 15 minutes
Sign up for a time slot on Eventbrite: Saturday April 6th: https://www.eventbrite.com/e/cape-cod-sea-camps-pond-
property-tours-tickets-847610504837?aff=oddtdtcreator Wednesday April 10th: https://www.eventbrite.com/e/cape-cod-sea-camps- pond-property-tour-tickets-853838864027?aff=oddtdtcreator
Where we are in the process:
Community
Forum
Committee
Meetings
Town
Vote
Identify your
priorities with the
planning team
Tune in to public meetings where
community representatives workshop
ideas with the planning team
Vote to approve the
comprehensive plans at the
Spring 2024 Town Meeting
Comprehensive
Planning Document
See the vision for the future of
the Sea Camp Properties
BEACH AT POND PROPERTY MAIN DRIVE AT BAY PROPERTY
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 2.07.24 www.brewster-ma.gov Page 1 of 4
Office of:
Select Board
Town Manager
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
Date: February 7, 2024
Time: 4:00pm
Place: 2198 Main Street
Participants: Chair Doug Wilcock, Cindy Bingham, Kari Hoffmann, Elizbeth Taylor, Tim Hackert, Jan Crocker,
Assistant Town Manager Donna Kalinick
Remote Participants: Chris Williams, Steve Ferris, Katie Gregorie, Chris Ellis
In Attendance: Melissa Lowe (Mass Audubon), Tino Kamarck (Brewster Conservation Trust), Chris Miller
(Natural Resources Director)
Absent: Cindy Baran
Call to Order, Declaration of a Quorum, Meeting Participation Statement, and Recording Statement
Chair Wilcock called the meeting to order at 4:01pm, declared a quorum stating members in person and
those participating remotely. Chair Wilcock read the meeting participation statement and the recording
statement.
Public Announcements and Comment
None
Update on Financing & Phasing Details and Format for February 15 Forum
Ms. Kalinick referenced the materials provided in the packet which include the flyer for the forum and the
draft phasing and financing plans that will be presented at the forum. The draft phasing and financing is
information that the public asked for after the last forum. Ms. Kalinick shared that there will be guest
speakers at the forum, including Mark Nelson who will present the wastewater treatment slides that relate
to the pond property. He will also be available during the question-and-answer portion of the forum. Jill
Scalise, Brewster’s Housing Coordinator, will be available to answer questions about general housing. Ms.
Kalinick reviewed the overall format for the forum, noting that there will not be breakout sessions, but there
will be a question-and-answer segment. Town sponsored information sessions will be scheduled leading up
to Town Meeting.
Member Hackert inquired about the $2.3M price tag for phase 1 of the pond property plan. Ms. Kalinick
reviewed that a large portion of the cost is for roadway improvements, about $750K. This does not include
the design and permitting costs, noting that the Town will be subject to the stormwater bylaws. Ms. Kalinick
reviewed the financials in more detail, sharing that the information has come from a professional estimator
working with Reed Hilderbrand.
$100K for stormwater management, with about $50K for parking and drop off.
Approx. $200K for new trails and trail improvements
Approx. $50K for beach and related amenities
$200K for replanting of disturbed areas
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 2.07.24 www.brewster-ma.gov Page 2 of 4
Office of:
Select Board
Town Manager
These numbers don’t include the overhead costs, contingencies, design and permitting, also the Town is
carrying about 20% for general conditions and overhead in each phase as well as escalation fees. Additionally
in phase 1 the Town is carrying $100K for a wastewater infrastructure feasibility study and $125K for a
community housing feasibility study. Ms. Kalinick shared that in the overall cost estimate slide there will be a
column added about possible funding sources when presented to the public.
There were some questions about the improvements to the roadway, at this time it has not been designed
or permitted, until those have begun, specific questions cannot be answered. The general layout of the
roadway will remain.
Ms. Kalinick clarified that construction costs for the wastewater treatment have not yet been included,
ultimately through the request for proposal process this will be discussed with the housing developer. The
$1.5M cost for phase 3 that is currently included as an additional cost, it was suggested that this be clarified
for the forum on what the amount includes. Member Hackert also requested that the costs of housing be
reviewed as it will be funded through the developer not a cost to the Town. Ms. Kalinick replied that local
funding that is put into housing needs to be reflected somewhere and will discuss it with Reed Hilderbrand.
The intention is that parking and at least one path will be ADA compliant, however details will not be
available until the design phase. The Town has had discussions with both Mass Audubon and Brewster
Conservation Trust to have at least one trail on the property that is an all-access trail.
Though the public will want more details on pricing, these are conceptual plans that have not been approved
yet. The pricing is based on assumptions of implementing the plans and we want to provide the public an
idea of the costs.
After the forum, the Pond Committee’s role will be to help educate the public about the plans, promote the
plans, be involved in the information sessions and tours of the property. This is the same for the Bay
Property Planning Committee.
Chair Wilcock inquired about Mass Audubon and their ability to hold programming on the site during
construction. Melisssa Lowe from Mass Audubon shared that the buildings as they exist today are usable for
emergency shelter, storage of equipment and quick indoor activities to get out of the sun. Noting that there
is no planned demolishing of buildings in the area mapped out for Mass Audubon programming. It was
suggested that this be made clear.
Chris Miller noted that Town Administration and the Department of Public Works is working with
Conservation on a permitting path forward, but no permits have been applied for at this time.
Update from Brewster Conservation Trust (BCT) on Partnership with the Town
Tino Kamarck shared that the BCT Board has voted to endorse the plan that will be presented at the forum
and presumably on to Town Meeting. As a donor driven organization, BCT has to make sure all donors who
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 2.07.24 www.brewster-ma.gov Page 3 of 4
Office of:
Select Board
Town Manager
contributed to their Conservation for the Community campaign are in accord with the decision, this process
is going on right now. Mr. Kamarck is confident in predicting once officially adopted by the Town that BCT
will be able to make available at least $1M to the Town from the campaign.
Short Term Uses of Property Updates
a.Recreation & MA Audubon April Vacation -Vote to Approve Request
Member Bingham moved to approve the Recreation Department using Long Pond parcel near the
Pond on April 19, 2024. Seconded by member Hackert. A roll call vote was taken. Member Bingham-
yes, Member Hoffmann-yes, Member Taylor-yes, Member Hackert-yes, Member Williams-yes,
Member Crocker-yes, Member Ferris-yes, Member Gregorie -yes, Member Ellis-yes, Chair Wilcock-
yes. The vote was 10-Yes, 0-No.
b.Town Plans for Spring Tour Dates- April 6 and 10th
Ms. Kalinick asked for volunteers for the tour dates which will be from 10am – 2pm, these will be self-
guided tours. In March the committee will review a flyer and online registration is currently in the
works. The 10-acre portion of the property will be marked.
c.Town Plans for Interim Parking for the Property
The interim parking plans will be reviewed at the next meeting with the Department of Public Works,
a minor stormwater permit has been filed. An application for a Request for Determination of
Applicability is intended to be submitted to the Conservation Commission for the maintenance of the
road and the interim opening of the property, which will be good for 3 years. Interim parking is
expected to be completed in-house by the DPW and will be 5 spaces.
Ms. Kalinick noted that the intention is to have the parking area ready for the tours. Council on Aging
vans will run every 15 minutes to drop people off. We will need to convey that we don’t want people
driving beyond the parking area and there will be no parking on the side of the road or the drive
down to the bus turn around area.
The Select Board will have to adopt rules for this property the same way they did when we opened portions
of the Bay property. During the self-guided tours handouts of the proposed plans will be available and we
will have town staff and volunteers stationed in different areas.
FYIs
Kari Hoffmann expressed her appreciation to Tino Kamarck, Brewster Conservation Trust and Mass Audubon
for their partnership.
Approval of Minutes from January 10, 2024, and January 23, 2024
Member Bingham moved to approve the minutes from January 10, 2024. Member Hackert seconded the
motion. A roll call vote was taken. Member Bingham-yes, Member Hoffmann-yes, Member Taylor-yes,
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 2.07.24 www.brewster-ma.gov Page 4 of 4
Office of:
Select Board
Town Manager
Member Hackert-abs, Member Williams-abs, Member Crocker-yes, Member Gregorie -yes, Member Ellis-yes,
Chair Wilcock-yes. The vote was 7-Yes, 0-No, 2-Abs.
Ms. Kalinick noted that the Select Board and the Bay Committee both approved the meeting minutes with no
changes. Chair Wilcock requested a small grammatical change. Member Hackert moved to approve the
minutes from January 23, 2024, as amended. Member Bingham seconded the motion. A roll call vote was
taken. Member Bingham-yes, Member Hoffmann-yes, Member Taylor-yes, Member Hackert-abs, Member
Williams-yes, Member Crocker-yes, Member Gregorie -yes, Member Ellis-yes, Chair Wilcock-yes. The vote
was 8-Yes, 0-No, 1-Abs.
Matters Not Reasonably Anticipated by the Chair
None
Questions from the Media
None
Next Meetings
Virtual Community Forum #4 February 15, 2024, at 6pm and March 6, 2024, at 4pm
Adjournment
Member Bingham moved to adjourn at 5:06pm. Member Hackert seconded the motion. A roll call vote was
taken. Member Bingham-yes, Member Hoffmann-yes, Member Taylor-yes, Member Hackert-yes, Member
Williams-yes, Member Crocker-yes, Member Gregorie -yes, Member Ellis-yes, Chair Wilcock-yes. The vote
was 9-Yes, 0-No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on: