A4162 Loring Tripp moved for the clerk to sign the plan; the vote was unanimous (4-0).
Paul McAlduff arrived at 6:33 p.m.
Town Meeting Articles
Discussion of 1000 acre parcel
The Board reviewed a revised memo regarding the proposed transfer of the 1,000-acre parcel to the Economic Foundation as follows:
The Planning Board has voted to support Article 13 with the provision that the text of the article be changed to read "the Selectmen shall be authorized to transfer title of the land to the Economic Development Foundation provided that a detailed Development Agreement shall be executed including the following additional conditions and safeguards and general outline of the
Development Process".
Additional conditions to be added to the Town Meeting Article
The following activities shall be required of the Economic Development Foundation or the Town of Plymouth prior and subsequent to the transfer of land. The purpose is to establish a series of triggers for proceeding or not proceeding, based upon the feasibility of development on this site, proposed uses and other factors.
Prior to transfer of land:
1. The Economic Development Foundation or the Town of Plymouth shall investigate and make a preliminary determination of:
The feasibility of a new interchange on Route 25, working with Mass Highway and the Southeastern Regional Planning & Economic Development District (SRPEDD).
· The extent and location of developable land on the 1000 acre site from an environmental standpoint, working with the Massachusetts Natural Heritage Program;
2. The Economic Development Foundation will conduct a guidelines development process with the Town of Plymouth that identifies desired uses on the site and other community goals.
3. Based upon successful completion of above, the Board of Selectmen, after consultation with the Planning Board and other boards, committees and/or departments, may convey the land to the Economic Development Foundation, with the following additional requirements. These are over and above the provision that, after ten years, the land reverts to Town ownership if construction of an approved Master Plan development has not begun.
Subsequent to transfer of land:
4. The Economic Development Foundation or the Town of Plymouth, working alone or with a private developer, will, within five years and prior to any further Town action, develop and present to Town agencies and boards a site Master Plan that considers:
1. Regional Context
2. Existing Conditions
3. Proposed Uses
4. Regional Transportation Issues (including access to Routes 25/3/195)
5. Local Transportation Issues (including local road conditions and interconnectivity between roads)
6. Open Space and Buffers
7. Environmental Protection
8. Zoning and Overlay Districts Issues
9. Siting and Design
10. Wastewater
11. Water
12. Development Phasing
13. Fiscal Impacts (municipal costs, employment and tax benefits)
14. Renewable Energy Sources
5. Clearance of title of land areas that have been determined to be developable.
6. Based upon successful completion and approval of above items, the Town and State will proceed with whatever zoning, permitting and other actions are needed to allow the development to go forward.
7. The Economic Development Foundation will proceed with the final awarding of development rights and land transfers.
The Board discussed the revised memo.
Larry Rosenblum questioned the transfer of the land when the title is not clear.
Lee Hartmann stated that the Town can only transfer to the Foundation interest that is held by the Town. The Foundation would be responsible to clear the titles on the other parcels, which is an expensive endeavor.
Nichoas Filla stated that the parcels with unclear title may never become part of the master plan. Mr. Filla stated that what the Planning Board is recommending is that the Board of Selectmen come up with a development agreement and that the transfer does not occur until that is completed. He suggested that the model for this type of project would be the Pinehills development.
Nicholas Filla reviewed the two conditions which should be met prior to the transfer to the Foundation, which are studying the feasibility of a new interchange on Route 25, working with Mass Highway and the Southeastern Regional Planning & Economic Development District (SRPEDD) and the extent and location of developable land on the 1,000 acre site from an environmental standpoint, working with the Massachusetts Natural Heritage Program. There are also subsequent requirements detailed that the Foundation would address during the Master Plan process.
Larry Rosenblum stated that these suggested conditions are over and above conditions that already exist. There is a clause that the ownership of the property will revert to the Town if within 5 years the development of the Master Plan has not been completed and/or within10 years if construction has not begun.
Loring Tripp stated that the Planning BoardMr. Filla, Paul McAlduff, and Larry Rosenblum felt that allowing the feasibility studies would provide a final determination on the viability of development in this area.
Mr. Filla agreed with Mr. Tripp that if industrial development is the only option that it wouldn
Paul McAlduff moved and the Board voted (4-1) with Loring Tripp in opposition to approve the revised language as follows:
The Planning Board has voted (4-1) to support Article 13 with the provision that the text of the article be changed to read "the Selectmen shall be authorized to transfer title of the land to the Economic Development Foundation provided that a detailed Development Agreement shall be executed including the following additional conditions and safeguards and general outline of the
Development Process".
Additional conditions to be added to the Town Meeting Article
The following activities shall be required of the Economic Development Foundation or the Town of Plymouth prior and subsequent to the transfer of land. The purpose is to establish a series of triggers for proceeding or not proceeding, based upon the feasibility of development on this site, proposed uses and other factors.
Prior to transfer of land:
The Economic Development Foundation or the Town of Plymouth shall investigate and make a preliminary determination of:
The feasibility of a new interchange on Route 25, working with Mass Highway and the Southeastern Regional Planning & Economic Development District (SRPEDD);
The extent and location of developable land on the 1000 acre site from an environmental standpoint, working with the Massachusetts Natural Heritage Program.
The Economic Development Foundation will conduct a guidelines development process with the Town of Plymouth that identifies desired uses on the site and other community goals.
Based upon a determination by the Board of Selectmen and the Planning Board that the items noted above have been successfully completed, the Board of Selectmen, after consultation with the Planning Board and other boards, committees and/or departments, may convey the land to the Economic Development Foundation, with the following additional requirements. These are over and above the provision that, after ten years, the land reverts to Town ownership if construction of an approved Master Plan development has not begun.Subsequent to transfer of land:
4. The Economic Development Foundation or the Town of Plymouth, working alone or with a private developer, will, within five years and prior to any further Town action, develop and present to Town agencies and boards a site Master Plan that considers:
1. Regional Context
2. Existing Conditions
3. Proposed Uses (game uses and facilities are prohibited)
4. Regional Transportation Issues (including access to Routes 25/3/195)
5. Local Transportation Issues (including local road conditions and interconnectivity between roads)
6. Open Space and Buffers
7. Environmental Protection
8. Zoning and Overlay Districts Issues
9. Siting and Design
10. Wastewater
11. Water
12. Development Phasing
13. Fiscal Impacts (municipal costs, employment and tax benefits)
14. Renewable Energy Sources
5. Clearance of title of land areas that have been determined to be developable.
6. Based upon successful completion and approval of above items, the Town and State will proceed with whatever zoning, permitting and other actions are needed to allow the development to go forward.
7. The Economic Development Foundation will proceed with the final awarding of development rights and land transfers.
The meeting adjourned at 7:00 p.m.
Respectfully Submitted,
Eileen M. Hawthorne
Administrative Assistant Approved on: October 11, 2005
