The Marshfield Planning Board opened a highly anticipated public hearing on December 1, 2025, to discuss the redevelopment of 239-287 Ocean Street, known as the Brandt Rock Pavilion. Attorney Jonathan Silverstein introduced the 45-unit mixed-use project, which includes commercial space and the relocation of local staples Venus 2 and The HOP. Silverstein emphasized the project's potential, stating, We think this is a great project, and I'm sure over the coming hearing sessions there will be a lot of questions. Project engineer Rick Grady explained that the structure must be elevated to elevation 12 to meet FEMA standards, noting, The tire kickers unfortunately got a little bit scared away by the elevating idea to get this up out of the flood zone. Architect Gary Laporte detailed a seaside aesthetic for the complex, highlighting covered walkways and townhouse-style units designed to fit the local character. Laporte remarked, We've worked very hard to try to create that New England vernacular showing dormers and showing shingle style design.

Technical concerns dominated much of the initial review by town staff and consultants. Peer reviewer Pat Brennan warned that the foundation requirements for the barrier beach could significantly impact the plan, stating, It looks like to me that they could lose up to 77 parking spaces based on what they would need for pilings and peers underneath the building. Town Planner Greg Guimond flagged several omissions in the current application, specifically pointing out that there is no mention of the required 10% affordable units. Building Commissioner Andrew Stewart confirmed that the applicant faces a difficult path through the Zoning Board of Appeals, noting, There were additional variances that I had pointed out in my review on the flood plane permit. Planning Board Vice Chair Katharine O'Donnell echoed these concerns regarding the project's reliance on zoning relief, asking, My biggest concern right now is why a project that requires so many variances... what is the rationale for all of those things?

Public comment reflected a mix of support for revitalization and anxiety over scale. Resident David Kelly called for better visualizations, stating, This is the biggest project probably ever in Brandt Rock... it certainly isn't well presented. Scott Dixon, representing the Brandt Rock Village Association, supported the concept but remained firm on density limits, noting, 38 units we believe is the maximum the development should have and what it can support. Neighbor Mary Murphy voiced concerns about the practicalities of a high-density complex, saying, I see a lot of people. I see a lot of more business, but I also think trash. Longtime resident Jack McDonald offered a more optimistic view, stating, I want to thank everybody for their vision in improving Brandt Rock. Other residents, including Kathleen Sloquz and Eric Murphy, questioned the seasonal traffic impacts and the feasibility of underground stormwater tanks in an area with high groundwater levels.

Before moving to the main hearing, the Board handled several administrative items. Motion Made by Michael Biviano Jr. to release the surety back to John Sherman Estates in the amount of $10,830 plus interest. The motion was seconded by Katharine O'Donnell. Vote Passed 5-0. The Board also reviewed past meeting records. Motion Made by Michael Biviano Jr. that we approve the minutes of September 22nd, October 6th, and November 3rd, 2025. Vote Passed 5-0. Members Nik Pappastratis, Fred Monaco, and Kevin Cantwell all signified their support by voting Aye during the roll calls, while Associate Member Caleb Johnson remained present for the discussion. Recognizing the complexity of the Pavilion project, Chair Michael Biviano Jr. signaled that the review would be extensive, stating, This is a big one. So thank you. Please continue to participate. Motion Made by Michael Biviano Jr. to continue this public hearing until January 12, 2026 at 7:05. Vote Passed 5-0.