05/19/2026
Hi, this is Scott Dixon, current President of the OBRVA. I wanted to respond to and clarify a few comments and answer a few questions made by people who were commenting on Jack Iam's post about the proposed Drosopoulos development on the Esplanade. First off, Jack and I are neighbors and longtime friends, and I don't expect that to change based on different visions of how the Esplanade might develop. The OBRVA Board and overwhelming majority of our members want to see the Esplanade cleaned up. The current condition of the Esplanade is not reflective of the surrounding Brant Rock neighborhood. I've seen comments that some think it's charming. Well, it might have been back in the day, but it has looked run down and blighted for too many years now. The bloom has been off the Esplanade rose for a long time. I've got 71 years of personal history here to base my thoughts on. We can do better!
In the short run we want to see the dilapidated and unsafe buildings come down and we've taken action by filing a "Request for Enforcement" with the Building and Zoning inspector. In the long run we'd like to see the Esplanade redeveloped responsibly and believe if done well, it can be transformational for the neighborhood.
We'd like to see any development stick to the Brant Rock Overlay District zoning as originally passed by town meeting, in 2014 (I think). We have been closely following the Drosopoulos families plan for two years now and offering our two cents whenever the opportunity arises. The conversations back and forth have been respectful, although they have not always taken our advice.
Regarding the most recent plan, presented to the ZBA on May 12th:
-The scale and scope of the building itself remains too large for the site, which is driving the need for some of the variances.
-We were happy to see the residential unit count down to 36, which is what the zoning allows. But most of the units are nearly 2000 square feet, larger than many single-family homes in Brant Rock. If the unit size was reduced closer to 1500 square feet, that is still a generous size and the structure itself could be downsized.
-We don't support the 9' height variance being requested. We believe the property can be scaled down and developed within the current approved zoning.
-We don't support the variance requested for on-site parking. Again, the building can be scaled down and some of that space reallocated to on-site parking.
-An early suggestion, made by recently retired town planning director, was for the building itself to be broken up, at least as you look at the property from the streetscape, into two or three buildings to make it look more like a naturally occurring New England coastal village. That suggestion still resonates with us and we'd like to see the plans reflect that concept.
-We do support the applicants request for a variance to remove the requirement to build a raised parking garage if and it's a big if, they can prepare an evacuation plan for the cars associated with the residential units and have that plan approved by the town. We first asked for that plan in August of 2025 but the applicant has yet (they tell us they're working on it) to firm up that plan. The original language in the Brant Rock Overlay District Zoning By-Law was changed/amended on the floor of Town Meeting in 2021 to change the language from "recommended" raised residential parking to "required" raised residential parking. That one word change has a big impact on this site. The cost to build such a structure is north of $10M and will make any mixed-use plan on this site, by this applicant for any future applicant undoable.
What do we particularly like about the plan?
-The Boardwalk running along the front of the building has the potential to be a very welcome addition to the Esplanade.
-The potential for a few new retail shops on the second floor of the new building is exciting. We've talked with the other business owners on the Esplanade, and they welcome the new project. Anything that draws more people ends up being good for all the businesses.
-One of the best things about living in Brant Rock is its walkability. That is a very desirable quality that few neighborhoods have. The ability to take a short walk and arrive at a number of restaurants, grocery store, retails shops, laundromat, marine supply store, chapel and more is unique and a big draw for the Brant Rock neighborhood. A quality development will only add to this draw.
So instead of throwing the baby out with the bathwater and telling the applicant to go fry ice, we believe it makes more sense to continue to work towards a compromise between the needs and wants of the neighborhood and the needs and wants of the applicant.
Finally, some people still seem unclear about who the OBRVA is.
To clarify, we have 225 members including 195 residents and 30 local businesses. Of those 195 residents about 50 are part-time residents, the remaining live here year-round. Its's not always easy to keep everyone happy, but we do try to do our best to improve the neighborhood with landscaping and flags and social events for the neighbors and a monthly newsletter to keep everyone posted on important events and projects. We've heard a concern that we're too pro-business and not focused enough on the residents. The fact is we're pro Brant Rock and that includes all of us, residents and businesses. The Esplanade has been a mixed-use District for over 150 years, and we've always found a way to accommodate the needs of both parties.
Thanks for listening.
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