HomeMy Public PortalAboutPond Property Committee public packet 4.3.2024
Town of Brewster
Pond Planning Property Committee
2198 Main St., Brewster, MA 02631
(508) 896-3701
POND PROPERTY PLANNING COMMITTE
MEETING AGENDA
2198 Main Street
April 3, 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. Updated plans for spring Pond tour days- April 6 and 10th
7. Discuss Committee Activities in Advance of Town Meeting and Committee sign ups
8. Interim Parking at the Pond Property Permit requirement discussion
9. Naming of the Beach at the Pond Property Discussion
10. Short Term Uses of Property Updates
a. MA Audubon/Rec Kayak trip
11. Update on Select Board decision re: Town meeting articles presentation
12. Report of PPPC for Annual Town Report
13. FYIs
14. Approval of Minutes from March 6, 2024
15. Matters Not Reasonably Anticipated by the Chair
16. Questions from the Media
17. Next Meetings: May 8, 2024
18. Adjournment
Date Posted: Date Revised: Received by Town Clerk:
03/29/2024
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
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-847609893007 Wednesday April 10th: https://www.eventbrite.com/e/cape-cod-sea-camps-pond-property-tour-tickets-853838171957
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
Long
Pond
Lo ng Po ndWoodlands
P
P
Sea CampsPond Pro per t y
L
O
N
G
P
O
N
D
R
O
A
D
-
R
O
U
T
E
1
3
7ALLEN DRIVEA TW O O D D R IV E
ENTRANCEDRIVEBeach
W
.
H
.
B
E
SSECARTWAYC R O W E L L S B O G R O A D
Interim Parking (5 SPACES)
FutureMass AudubonProgramming
Future Housing& Wastewater Treatment10 Acres
Co n s e r v a ti o n Lan d56 A c r e s
Trail Parking(3 SPACES)
Þ GateÞ2ndGate
No VehicleAccess BeyondThis Point ³²YOUAREHERE----
Beach Parking Permits RequiredJune 15 - Labor Day
Long Pond Woodlands Trail
Path to Beach - 0.6 Mile Round Trip
Unm arked Trail
Road / Drive
Pond
Wetlands
Building
±0 500250 Feet
POND PROPERTY EXISTING CONDITIONS MAP
APRIL 2024
DAJ3 / 2024
Vote on Sea Camps Comprehensive Plans at Town Meeting on
Saturday May 11 at 1pm (check-in at 12pm)
Information: https://www.brewster-ma.gov/cape-cod-sea-camps-properties
Questions: townmanager@brewster-ma.gov
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
POND 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
AREA FOR NEW
COMMUNITY
CENTER
(INCLUDES COA,
REC DEPT)
BAY PROPERTY
COMPREHENSIVE PLAN
Vote on Sea Camps Comprehensive Plans at Town Meeting on
Saturday May 11 at 1pm (check-in at 12pm)
Information: https://www.brewster-ma.gov/cape-cod-sea-camps-properties
Questions: townmanager@brewster-ma.gov
SEA CAMPS PLAN OUTREACH ACTIVITIES TIMELINE (2024)
APPROACH DATE TIME CONTACTS ASSIGNED LOCATION
Standard Presentation
FAQs
Flyers and Posters
Pond Property #1 Saturday, April 6, 2024 10AM-2PM Donna K & Peter L Tim H, Chris E (12-2), Cindy B, Cynthia B, Kari, Donna K, Doug, BCT?
Pond Property #2 Wednesday, April 10, 2024 10AM-2PM Donna K & Peter L Kari H, Doug W, Jan C, MA Audubon, Donna K, Chris W, BCT?
Bay Property #1 Wednesday, April 17, 2024 10AM-2PM Peter L & Donna K Mary C, Caroline M, Karl F, Clare OR, John P (?), Peter J (?), Katie & Amanda tentative 12-2
Bay Property #2 Saturday, April 27, 2024 1PM-5PM Peter L & Donna K Amanda B, Katie MJ, Mary C, Caroline M, (Pat H), Peter J, Dave W, Tom W, John P (?)
Package Treatment Plants (BPC)Tuesday, March 26, 2024 5PM-6:30PM Susan Bridges & David Bennett Peter L
Housing 101 Thursday, April 11, 2024 6PM-8PM Donna K Housing Team
Municipal Finance 101 Thursday, April 18, 2024 6PM-8PM Peter L & Donna K Finance Team
Town Meeting Info Session (Sea Camps)Tuesday, April 30, 2024 6PM-8PM Peter L & Donna K Peter L, Donna K, Ned C, Amanda B, and Doug W
Cape Cod Chronicle article(s)
Cape Cod Times article(s)
LCTV video #1 Friday, March 8, 2024 Rafal Kowalczyk Peter L, Ned C, Amanda B, and Doug W
LCTV video #2 - Red Nun TBD Rafal Kowalczyk Ned C
Town Website Announcements Peter L
Town Social Media Suzanne Bryan
Town Meeting Warrant Article Video Thursday, April 25, 2024 11AM-12PM Suzanne Bryan Peter L, Donna K, Ned C, Amanda B, and Doug W
Select Board Monday, March 25, 2024 6PM Ned Chatelain Peter L & Donna K
FinCom Wednesday, April 3, 2024 6PM Pete Dahl Peter L & Donna K
Brewster Historical Society Thursday, April 25, 2024 4:15PM-6:15PM Sally Gunning Peter L, 2 BPPC & Jan C formal presentation at BLL
Brewster Men's Club Thursday, April 11, 2024 11:30AM-1PM Ed Kenney Mary C, Peter J, John P, Doug W, and Donna K formal presentation - Pickleball & Garden Club too
Elementary Schools - PTO, Parent Square, digital whiteboard Katie MJ to check Christie Peterson Katie MJ
Democratic Town Committee Saturday, April 13, 2024 10AM Katie Miller Jacobus Mary C, Peter J, Caroline M, Katie MJ, Claire OR, and Kari H
Brewster Ponds Coalition declined Susan Bridges Peter L
Chamber of Commerce Thursday, April 18, 2024 7:30AM-9AM Kyle Hinkle Clare OR, Tom W, Karl F, Caroline, and Pat H & Kari H LCTV (Orleans)
COA (newsletter)Elton Culter
Rec (email)Mike Gradone
Brewster Ladies Library (email)Brittany Taylor
Captains Golf Course (email)Jay Packett
Friends of Brewster Seniors Marilyn Dearborn & Meg Morris
Brewster Conservation Trust Amy Henderson
Mass Audubon David O'Neill
Brewster Association of Part-time Residents Ed Kenney
Town Committee/Board Chairs Erika Mawn
Chamber of Commerce Kyle Hinkle
Our Lady of the Cape pending Tracey Konecnik 1 BPPC + Cindy Baran
Brewster Baptist Church declined Doug Scalise 1 BPPC + 1 PPPC
Bible Alliance Church pending Paula Peden 1 BPPC + 1 PPPC
First Parish Church Sunday, April 21, 2024 10:45AM-12PM Jim Lieb Karl + Cindy Bingham
Brewster in Bloom Craft Fair Saturday, May 4, 2024 AM & PM Kyle Hinkle Caroline + Doug in AM & Peter J + Katie Gregoire
Brewster in Bloom Craft Fair Sunday, May 5, 2024 AM only Kyle Hinkle Clare + 1 PPPC
Bloom Run Registration Saturday, May 4, 2024 8:30AM-11AM Mike Gradone Amanda + Chris E Brewster Inn parking lot
Beautify Brewster Lunch Saturday, April 27, 2024 12PM-2PM Meg Morris & Ryan Burch Pat + Doug
Brewster Rec Soccer #1 Sunday, April 28, 2024 8AM-11:30AM Mike Gradone Peter L + Tom W + Kari
Brewster Rec Soccer #2 Sunday, May 5, 2024 8AM-11:30AM Mike Gradone Peter L + Dave W + 1 PPPC
Arts Center - Earth Day Cultural Council Saturday, April 20, 2024 10AM-2PM Clare OR Clare OR + Jan C
Recycling Center #1 Sunday, April 14, 2024 10AM-12PM Donna K Peter+ Jan C
Recycling Center #2 Saturday, April 20, 2024 10AM-12PM Donna K John P + Jan C
Dog Park #1 Sunday, April 28, 2024 10AM-12PM Peter L Katie + Cindy Bingham
Dog Park #2 Wednesday, May 1, 2024 10AM-12PM Peter L Peter L + Mary (TM & SB office hours)
Ladies Library #1 Tuesday, April 9, 2024 1PM-3PM Brittany Taylor Karl + Chris W
Ladies Library #2 Saturday, April 13, 2024 1PM-3PM Brittany Taylor Mary + Jan C
MEDIA
GROUP OUTREACH - PRESENTATIONS
GROUP NEWSLETTER ARTICLES/EMAIL DISTRIBUTION
OUTREACH
MATERIALS
March Peter L & Donna K
TOURS
PUBLIC PRESENTATIONS
Town Report 2023 Pond Property Planning Committee
Report of the Pond Property Planning Committee
The Pond Property Planning Committee (PPPC) is an ad hoc advisory committee to the
Select Board. Its purpose is to recommend to the Select Board how the 66 acre former
Sea Camps pond property should be developed and used. That recommendation is to
be based on community input as provided in forums and surveys, and based on town
planning documents (Vision Plan, now the Local Comprehensive Plan; Open Space and
Recreation Plan; and Housing Production Plan).
The bulk of the work of the PPPC consisted of collaborating with our consultants from
Reed Hildebrand (RH) to seek community input, to interpret how that input could be
expressed in alternative scenarios for the pond property, to garner reactions to the
various alternative plans proposed, and to develop a plan that the Select Board would
accept as the basis of a comprehensive plan to be presented to voters at the May 2024
town meeting.
The first step in this process was discovery performed by RH and presented to the
committee on 3/29. Discovery findings formed the basis for the first forum, held at the
bay property dining hall on May 20. Perhaps the best way to describe how the public
was to indicate its preferences for how to use the pond property was that residents
were asked to “Put a flag in it.”
The Town, the planning committees and RH then held a second community forum on
August 5th. Using the results from forum 1 and a companion community survey, forum
2, presented five alternative scenarios as to how the pond property might be used.
Community housing, conservation, a nature center, various levels of beach access, and
municipal uses were among the variety of choices presented in the five scenarios.
Again, active community input into the forum and its associated survey helped to guide
and hone the plans. This marked the end of the visioning phase of the planning
process.
At this point in the planning process, the committee sought guidance on some key
issues, particularly those concerning housing, wastewater treatment, and watershed
issues. To address these concerns, Ann Schiffenhaus of Housing Assistance
Corporation spoke to the committee about housing issues in Brewster and on Cape Cod;
Jon Idman, town planner, talked about the various zoning regulations and how they
might impact the pond property; Paul Anderson, water superintendent, spoke about
Zone II Groundwater Protection District regulations, wastewater treatment, and water
quality concerns, and Mark Nelson, consultant from Horsley Witten on town water
quality planning and issues spoke to the committee about the Herring River watershed
permit application, about Zone II, and about nitrogen and phosphorus mitigation using
package wastewater treatment plants.
On November 30 the third virtual forum was held. This forum featured breakout rooms
where the virtual attendees could voice their thoughts about the proposed plans. This
also afforded the opportunity to pinpoint where there might be confusion in plan
elements. Based on the feedback from this forum, the PPPC further fine-tuned the
plans for the pond property, with attention focused on how the partnership with Mass
Audubon would work on the pond property and how a package wastewater treatment
would be incorporated into any housing on the pond property and also treat adjacent
properties. On January 23, 2024, in a joint meeting with the Bay property committee
and the Select Board, the PPPC by a vote of 7-3 voted for a plan that would conserve
85% of the property for conservation and nature programming (56 acres), with the
remaining 15% or 10 acres abutting Route 137 being dedicated for community
affordable housing and wastewater treatment. The Select Board adopted this by a vote
of 5-0. This plan was presented to the public at the fourth and final community forum
on February 15, 2024, and will, with some minor modifications, be presented to May
town meeting as the comprehensive plan for the pond property.
The Pond property, in contrast with the bay property on 6A, is not well known. The
PPPC used working groups to develop a video, to produce signage that could be
displayed around Brewster, and to run guided walks on the property (and adjacent
Long Pond Woodlands) to try to introduce the property to the community. I would like
to thank those committee members and liaisons who worked on these various projects.
The Committee consists of eleven hard-working voting members that are drawn from
various town committees as well as at-large members. We are also assisted by
numerous liaisons from town committees and partner organizations. The Committee
members are Cindy Bingham and Kari Hoffman (Select Board); Elizabeth Taylor (Open
Space); Timothy Hackert (Housing Trust); Cyndi Baran (Water Commissioner and
Committee Vice Chair); Chris Williams (Natural Resources Commission); Christopher
Ellis (Recreation Commission); At- Large members Jan Crocker; Steve Ferris (Clerk);
Katie Gregoire, and Doug Wilcock (Chair). Liaisons who have worked with the
committee throughout the process include Melissa Lowe (Mass Audubon); Mike Gradone
(Recreation); Tino Kamarck and Amy Henderson (Brewster Conservation Trust);
Suzanne Kenney (Vision Planning, now LCP) and Anne Weirich (Committee Alternate).
The committee relies heavily on the expertise of Donna Kalinick, Assistant Town
Manager, who brings a wealth of knowledge to this project and who coordinates with
town staff and the Reed Hilderbrand team.
I would like to thank the members of the committee, the liaisons, Donna Kalinick, and
the Reed Hildebrand team for their work, their insights, and their unflagging
enthusiasm for the present and future plans for the Pond Property. I would also like to
recognize and thank Erika Mawn for her production of timely, excellent minutes.
Doug Wilcock
Pond Property Planning Committee Chair
Town of Brewster Sea Camps
Community Information Sessions
Spring 2024
All materials developed in collaboration with design
consultants Reed Hilderbrand, WXY, and VHB.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 2
TOWN OF BREWSTER SEA CAMPS
• The Bay Property is 55 acres and is located north of 6A at the Millstone Road intersection,
with 800-feet of beach frontage.
• The Pond Property is 66 acres and is located off of Route 137 with frontage on Long Pond.
• The Town of Brewster bought the former Cape Cod Sea Camps Bay and Pond Properties in
2021 for $26,000,000.
• The purchase was approved by approximately1,500 voters at a Special Town Meeting in
September, 2021 and at the ballot on October 5, 2021.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 3
TOWN OF BREWSTER SEA CAMPS
• habitat protection
• watershed protection
• open space
• conservation
• passive recreation
• active recreation
• community housing
• general municipal purposes
• community center (Bay Property)
The Town Warrant Article to purchase
the properties approved at Town
Meeting included the following Potential
Town Uses for the properties:
WHERE WE ARE IN THE PROCESS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 4
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 5
WHAT WE HEARD
Based on feedback from the community through public forums and surveys, the
following guiding principles were developed:
Guiding Principles
Foster awareness of the sensitive
ecologies and demonstrate
sustainability
Re-use buildings and
amenities where feasible
Plan for long-term
needs of the Town
Balance cost with
revenue generation
Expand opportunities for community
use with a focus on wellness,
recreation, arts, and education
Protect and conserve
important natural habitat
Contribute to the Town’s
affordable housing goals
Build upon Brewster’s historic, small-
town, and socially inclusive character
Build partnerships for
activities and stewardship
Provide resources
for all ages
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 6
TOWN WARRANT ARTICLES
• The Bay Property Comprehensive Plan will be Article #18. The Pond Property
Comprehensive Plan will be Article #19.
• The plans will be in the lottery and taken up after all financial articles on the
warrant. Once one is selected, they will be taken up together.
• A simple majority vote is required to approve the plans.
• The plans must be voted on as presented - they cannot be amended.
• Plans do not include any funding appropriation. If approved, the Town will
bring a funding request to Brewster voters next fall.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 7
POND PROPERTY
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 8
POND PROPERTY
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 9
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 10
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
POND PROPERTY
PHASING
POND PROPERTY DRAFT PHASING
Target 2025 - 2033
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 12
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 13
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 14
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 15
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 16
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
HOUSING
AND
WASTEWATER TREATMENT
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 18
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 19
POND PROPERTY - WATER QUALITY AND WASTEWATER TREATMENT
LONG POND PARCEL
ZONE II DRINKING WATER
PROTECTION AREA
DRINKING WATER WELLS
• A portion 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
• Introduction of a new wastewater treatment plant on the Pond Property would
also improve overall Long Pond & Herring River water quality
• 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
Zone II
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 20
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 21
• 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
POND PROPERTY
PARTNERSHIPS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 23
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 24
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 children’s and adult
programming
Amount pledged for Pond Property: $1.5 million
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 25
BAY PROPERTY
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 26
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 27
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 28
COMMUNITY
CENTER AREA
NATURE
CENTER
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 29
Building Re-use
COMMUNITY USE
HOUSING
MAINTENANCE
USE TO BE DETERMINED
(FUTURE MUNICIPAL USES)
PROPOSED BAY PROPERTY PLAN
2 BUILDINGS TO BE CONSTRUCTED
ADMINISTRATION
BUILDING
ARTS
CENTER
BOATHOUSE
NATURE
CENTER
COMMUNITY
CENTER AREA
MILLSTONE
ROAD
ROUTE 6A
0 200’
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 30
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 31
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 32
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 33
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 34
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 35
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
BAY PROPERTY
PHASING
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 37
BAY PROPERTY DRAFT PHASING
Target 2025 - 2033
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 38
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, septic
removal, water main, utility
lines
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)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 39
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)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 40
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)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 41
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)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 42
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)
COMMUNITY
CENTER
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 44
COMMUNITY CENTER
Community Input
• 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
• In a 2024 Council on Aging survey, the majority of respondents said they would be
very likely to use a multigenerational community center
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 45
• Create a long-desired amenity to be enjoyed for generations
• Provide program, activity, education, and meeting spaces for all ages
• Offer revenue generating potential
• Create community gathering space that could improve social activity, improve well-being, and
increase connectivity
What are the benefits of a Community Center?
COMMUNITY CENTER
Key Questions
SUMMER RECREATION
YOUTH PROGRAMS
COUNCIL ON AGING
ARTS
FITNESS
EDUCATION
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 46
COMMUNITY CENTER
SHARED
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
Key Questions
Why does the Town need a community center?
What are the benefits of a combined multigenerational facility?
• 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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 47
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?
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 48
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. The Town will undertake a
feasibility study to determine what facilities are needed in Brewster.
Can we fit all desired public facilities in a new Community Center?
GYM WITH PERFORMANCE SPACE
7,600 SF
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 49
No, although it has been considered as a potential community center in the past, it is
not an option now as the building is needed to operate as a school for the foreseeable
future.
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. This could
result in Brewster gaining additional students from other towns
COMMUNITY CENTER
Key Questions
BAY PROPERTY
FUTURE MUNICIPAL
USES
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 51
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
• active 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
PARTNERSHIPS
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 53
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
FINANCING
AND COST
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 56
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 57
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$61,700,000
2025-2027
(Community Center Construction)
2027-2029
2029-2031
2031-2033
2033-2035
(0% escalation)
(5% escalation)
(10% escalation)
(Community Center design)
(15% escalation)
(20% escalation)
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 58
BAY PROPERTY OVERALL COST ESTIMATION
Funding Details
• Town Meeting will vote on the Comprehensive Plans at the May 2024 Town
Meeting.
• If the plans are approved, funding would occur in three phases starting in October,
2024.
• Funding requests would need approval of Town Meeting and at the ballot.
• First round of funding would include a $300,000 Community Center feasibility
study.
• Community Center design and construction funding would be voted on in the future.
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 59
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)
- Community Preservation Act funds
Sources
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 60
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 ($300,000). It would be brought to Town Meeting and the ballot in Fall 2024.
• Round 2a would include phases 3 and 4 of the bay plan, excluding the community center design. Round 2b would include the
community center design. 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
NOTE: Table will include
separated 2a and 2b
rounds.
* 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 3.85% interest rate (Brewster has the highest possible bond rating, AAA, which
helps secure the lowest possible interest rates)
NOTE: Current median residential home value in Brewster is $710,000.
PHASES YEAR
ANTICIPATED
DEBT ISSUANCE
TAX RATE
IMPACT*
TAX BILL IMPACT
ON MEDIAN HOME**
All Pond
+ Bay 1&2 2024 $11.4M +$.11/1000
+$.14/1000
($.25 total)
+$97
($174 total)
+$216
($390 total)
+$.30/1000
($.55 total)
+$81
Bay 5 2031 $31M
Bay 3&4 2028 $14.5M
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 61
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
TOWN OF BREWSTER SEA CAMPS, BREWSTER MA 63
Thank you!
Project Updates
https://www.brewster-ma.gov/cape-cod-sea-camps-properties
Town Meeting Vote
Saturday May 11, 2024 at 1PM
Residents can send questions to townmanager@brewster-ma.gov.
HOW TO STAY UP TO DATE WITH OUR PLANNING
Saturday, April 6 from 10am-2pm
Wednesday, April 10 from10am-2pm
Join a Pond Property tour:Bay Property Open House:
Wednesday, April 17th from 10am-2pm
Saturday, April 27th from 1pm-5pm
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 3.06.24 www.brewster-ma.gov Page 1 of 5
Office of:
Select Board
Town Manager
MINUTES OF THE POND PROPERTY PLANNING COMMITTEE
Date: March 6, 2024
Time: 4:00pm
Place: 2198 Main Street
Participants: Chair Doug Wilcock, Cindy Bingham, Kari Hoffmann, Elizbeth Taylor, Tim Hackert, Jan Crocker,
Chris Williams, Cyndi Barran, Assistant Town Manager Donna Kalinick
Remote Participants: Steve Ferris, Chris Ellis, Katie Gregoire (joined late), Tino Kamarck (Brewster
Conservation Trust), Mike Gradone (Recreation Director)
In Attendance: Amy Henderson (Brewster Conservation Trust), Chris Miller (Natural Resources Director),
Griffin Ryder (Department of Natural Resources)
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
Interim Parking Plan and Request for Determination of Applicability (RDA) filing with Cons Comm- Griffin
Ryder/ Chris Miller
Griffin Ryder noted that a Minor Stormwater permit has been submitted for the small, proposed parking
area. The memo in the packet describes the plan and the impact in terms of how it relates to impervious
areas. Mr. Ryder reviewed the plan noting that where the parking is being proposed takes advantage of the
informal turnaround area and under the stormwater bylaw would be considered impervious area. The goal is
to be as minimally impactful as possible while providing a means interim access to the pond. A split rail fence
and signage will be added to help define the parking. This parking area adds about 1900 sq ft of impervious
area which falls under the threshold for a major permit. The approval for the permit was received and some
of the tree removal work has started. This area was not subject to any Conservation Commission permitting.
Ms. Kalinick added that signage will be placed along the access road so that people will not park along the
road. Boulders may need to be added to prevent parking. We need to explain to residents that they can’t
travers beyond that point in the road. The Town Administration is currently working on a policy for this
property that the Select Board will vote to approve, this will include parking. The committee will receive the
regulations once approved. This information will also be shared on the upcoming tours.
Member Hoffmann inquired about the width of the road for emergency access. Mr. Ryder responded that
because it was a minor permit it did not have to go in front of the Planning Board. Ms. Kalinick noted that the
road will have to be improved to meet standards when we go for the full plan for the property. Mr. Ryder
shared that this was reviewed with the Fire Chief and the Deputy Chief.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 3.06.24 www.brewster-ma.gov Page 2 of 5
Office of:
Select Board
Town Manager
There were some inquiries about Besse Cartway, Mr. Ryder noted that the condition of this road is difficult
and if used would cause more disturbance, plus part of the road is private. Signage may be added to stop
people from parking on Besse Cartway. It will be determined where the best place to put a bike rack is on the
property.
Mr. Ryder noted that in addition to the Stormwater permit, there was a Request for Determination (RDA) of
applicability with the Conservation Commission. The intent was to memorialize the maintenance work that
has been done on the property for many years and allow the Town to continue the work. Included in the
RDA was the ability to grade the road, including W.H. Besse Cartway, periodic mowing of the point and the
beach area, the removal of the swim docks, the ability to add signage and the ability to move rocks to block
off unintended parking areas. Ultimately the Conservation Commission did not approve the wetland flags or
the periodic mowing, they did improve the other elements. Part of the reasoning was that they wanted a
better understanding of what the use was going to be, and emergency vehicle access wasn’t quite enough.
They were hesitant approving the wetland flags as there wasn’t the soil data that goes with it which is
typically part of a Notice of Intent. The RDA approval gives the Town three years to continue these
maintenance activities with the understanding that if the Master Plan gets approved and we move forward
with a final design, we will again apply for these elements and provide soil sampling for the wetland flags.
Mr. Miller added that approval did include the ability for the Town to maintain the trail system from where
the bus drop off area is down along the edge of the wetland and leading out to the beach area. The Town
will go back to the Conservation Commission with more details for the request for periodic mowing.
There was some discussion regarding Mass Audubon programing and opening a trail on the pond front. Ms.
Kalinick noted that this is a sensitive area and there will be more internal discussion with Mass Audubon on
the programing. Member Hoffmann inquired about mosquito control and Mr. Miller noted that he will
discuss with local mosquito control on the kind of activities on the property and how to maintain draining
those areas, this is a longer-term management decision.
Discussion about Portajohns for the summer season
Mr. Ryder shared that the interim plan is to place a porta john adjacent to the parking area, tucking it in and
have a 3-sided enclosure. Some impervious surface will need to be added but shouldn’t be an issue and will
be reviewed with the Town Planner.
Ms. Kalinick noted that Mass Audubon will not have their full program on the property this summer, as a lot
of work needs to be completed and the plans would need to be approved at Town Meeting. It is more
realistic that Mass Audubon would have their full summer on the property in 2026.
Follow-up on February 15 Community Forum
The overall sentiment is that the forum was well organized. All the material from the forum is on the Cape
Cod Sea Camps project page. There were a little over 200 attendees on the form and about 175 for the Q&A
session at the end.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 3.06.24 www.brewster-ma.gov Page 3 of 5
Office of:
Select Board
Town Manager
Correspondences received from residents after forum
In the packet were two examples of resident feedback along with the Town Manager’s response. The two
areas that are most important about the plans are the financing and partnership roles. Ms. Kalinick shared
that a number of correspondences were received regarding the Bay properties plan for a community center.
Discuss Committee Activities in Advance of Town Meeting
Ms. Kalinick noted that the Bay Property Planning Committee has also started their initial discussion on
public outreach and education from now until Town Meeting. The expectation is that a representative from
each committee will be available for each of the events scheduled. The tour dates for the Pond property are
April 6th and April 10th. The open house dates for the Bay property are April 17th and April 27th.
The following are planned for the lead up to Town Meeting:
Pre-Town Meeting forum
Town Meeting videos (one will be for Sea Camp properties specifically)
Town Meeting Information Session (all but Sea Camps properties) – April 29th
Sea Camps Town Meeting Information Session – April 30th
Lower Cape TV segment on March 8th (Mr. Lombardi, Ms. Kalinick, Select Board Chair Chatelain, BPPC
Chair Bebrin and PPPC Chair Wilcock)
Housing 101 hosted by the Housing Office on April 11th at the Brewster Ladies Library
Municipal Finance 101 in Rooms A& B on April 18th hosted by Town Administration and Finance
Brewster Men’s Club Town Meeting discussion on April 11th (Ms. Kalinick)
There will be regular updates at Select Board, Finance Committee, PPPC and BPPPC meetings and all
information will be posted on our website and social media accounts.
Ms. Kalinick stated that it is important to understand that while the role of the committees was to vote on
plans to go to Town Meeting, there is a fine line between educating people and advocating for something.
Members should talk about the process that has led us to this point.
The intent is to take the fourth forum materials from 100 slides to potential 30-40 slides, knowing that most
people have questions about phasing, financing, the community center, housing, wastewater, and
infrastructure. We want to use information we have already provided to the public and bring it down to
something that is more manageable and addresses the questions people have going into Town Meeting.
Mike Gradone expressed the importance of reaching young families, flyers will be placed in backpacks at
both schools and there will be outreach at the Spring soccer program that will be held at the Bay property
and Saturday morning tee-ball. Possibly a table set up at these programs with information and volunteer to
answer questions.
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 3.06.24 www.brewster-ma.gov Page 4 of 5
Office of:
Select Board
Town Manager
Ms. Kalinick will have a draft schedule of all events at the next meeting and will look for volunteers from the
committee. It will be important to get across that the vote at Town Meeting is to approve the plans only.
There will be subsequent votes to approve the funding that goes along with the plans.
Short Term Uses of Property Updates
Town Plans for Spring Tour Days- April 6 and 10th:
The flyer for the tour dates is included in the packet and the website posting will be completed by the end of
the week which will include links to the Eventbrite platform for signups. The Select Board will announce at
their meeting on March 11 and flyers will be at various Town buildings.
Ms. Kalinick reviewed the plan for the tours where at least five volunteers will be needed each day.
Residents will park at the Captains Golf Course, where someone will greet them and help organize the two
Council on Aging vans. Tours will depart every 15 minutes. Once at the property, we will need a volunteer
stationed at the new parking area to hand out the map with existing trails so residents can make their way to
the beach and the point. Another person will be placed at the intersection of W.H. Besse and the drive, who
will let people know about the Long Pond Woodlands. We will also station volunteers at the beach and at the
point area. All volunteers are there to answer questions and direct residents.
These are walking tours and residents will be advised to be prepared rain or shine. Those with mobility issues
can contact Ms. Kalinick directly for a non-walking tour. The 10-acres set aside for housing will be staked off,
the van drivers will slow down and point it out to residents as drop off is beyond this point.
The committee discussed some of the logistics of the tours, after the tours, the property will be open to the
public. An announcement will be made regarding the interim parking. Throughout the summer the property
will be monitored.
Mr. Gradone confirmed that there will be one day at the Bay property and one day at the Pond property
during school vacation week with Mass Audubon.
Ms. Kalinick stated that the one port-a-john will be in place starting Memorial Day weekend, which is
consistent with the schedule of port-a-johns throughout Town.
Town Meeting articles presentation: Select Board discussion 2/26
Ms. Kalinick shared that the Select Board had an initial discussion, with no votes, about whether there will be
one or two articles for the Town Meeting warrant. The discussion will be continued on March 11th and
expect a vote at their meeting later in March. In the meantime, Reed Hilderbrand is preparing an executive
summary that will go in the warrant along with the plans.
Members shared their thoughts on having one article or two for Town Meeting, it was noted that legal
counsel has opined that the plans are being voted up or down, no amendments to the plans can be made on
Town Meeting floor. Also, the article(s) will be subject to the lottery the same way other articles are. If there
Town of Brewster
2198 Main Street
Brewster, MA 02631-1898
Phone: (508) 896-3701
www.brewster-ma.gov
PPPC 3.06.24 www.brewster-ma.gov Page 5 of 5
Office of:
Select Board
Town Manager
were two separate articles, they could be taken up together as they are substantially tied together, this
would be up to the Town Moderator.
FYIs
None
Approval of Minutes from February 7, 2024
Member Hackert moved to approve the minutes as written from February 7, 2024. Member Bingham
seconded the motion. A roll call vote was taken. Member Bingham-yes, Member Hoffmann-yes, Member
Taylor-yes, Member Hackert-abs, Member Baran- abs, Member Williams-yes, Member Crocker-yes, Member
Gregorie -yes, Member Ellis-yes, Chair Wilcock-yes. The vote was 8-Yes, 0-No, 2-Abs.
Matters Not Reasonably Anticipated by the Chair
None
Questions from the Media
None
Next Meetings
March 20 and April 3, 2024
Adjournment
Member Hackert moved to adjourn at 5:20pm. Member Bingham seconded the motion. A roll call vote was
taken. Member Bingham-yes, Member Hoffmann-yes, Member Taylor-yes, Member Hackert-yes, Member
Baran- yes, Member Williams-yes, Member Crocker-yes, Member Gregorie -yes, Member Ellis-yes, Chair
Wilcock-yes. The vote was 10-Yes, 0-No.
Respectfully submitted by
Erika Mawn, Executive Assistant to Town Administration
Approved on: