Plymouth Select Board Approves Multifamily Zoning Changes to Maintain State Compliance and Grant Eligibility
PLYMOUTH - September 2 - The Plymouth Select Board voted unanimously Tuesday to recommend Town Meeting approval of multifamily zoning bylaw amendments required to maintain compliance with state MBTA Communities law and preserve access to millions in state and federal grants.
The Full Story
The board approved Article 14, which modifies the town's multifamily overlay district by adding West Wood Village, a 55-and-older housing development adjacent to Colony Place and Sawyer’s Reach, to meet a previously unknown state requirement that 50 percent of the zone must be contiguous.
Planning Director Lee Hartmann explained that despite having their original zoning overlay approved by Town Meeting and the Attorney General in 2023, the Commonwealth later informed Plymouth of an additional compliance requirement not included in the state's own compliance model. "A year later, the Commonwealth came to us and said, well, we have this other provision that's a compliance requirement, but it's not in the compliance model," Hartmann told the board.
The amendment takes credit for existing high-density housing rather than rezoning undeveloped land. Hartmann emphasized that incorporating West Wood Village "will have no effect at all on the property" since it's already built under a special permit for senior housing. The town also reduced the multifamily district in the Pine Hills area to balance the addition.
Plymouth has received approximately $9-9.5 million in grants over the past five years that would be at risk without MBTA compliance. "There are a bunch of grants that we won't get if we don't do this and we're not in compliance," Hartmann warned. The state has already clawed back grants from non-compliant communities.
Board member Dan Golden expressed frustration with the state mandate while acknowledging its necessity. "I abhor that the state is holding us hostage to this zoning requirement," Golden said. "I will swallow my pride and I will vote for this so that we can continue to properly fund the community through the grant programs that supplement our real estate taxes."
The board also approved several other Town Meeting articles Tuesday. They recommended approval of Article 7, establishing easements for the Morton Park culvert replacement project funded by $2 million in federal and state grants. Director of Energy and Environment David Gould explained the project faces strict timing constraints due to fish runs and must be completed by year four of the five-year grant period.
Town Clerk Kelly McElreath presented Article 10 for bylaw recodification, a $16,000 project to modernize and organize Plymouth's 300-page general bylaws. The recodification will create a searchable website making bylaws more accessible to residents while ensuring compliance with Massachusetts General Law and updating references from "Board of Selectmen" to "Select Board."
The board unanimously approved Article 13, authorizing $400,000 in borrowing for the town's water pollution abatement facility program. Planning Director Hartmann reported the program has served 328 households with failed septic systems, with costs rising significantly due to inflation. The town borrows at 2% and offers loans to residents at 5%, with repayments added to tax bills.
During public hearings, the board approved two alcohol license requests from Vitamin Sea Brewing for a farmer winery pouring permit and alteration of premises, allowing the waterfront business to offer wine and cider alongside beer.
Town Manager Derek Brindisi reported several infrastructure updates, including completion of 26 miles of chip seal road work, double last year's amount. He also announced the upcoming demolition of Bert's restaurant next week and mobilization of work at Jenney Pond for dam repairs and bypass construction.
Fire Chief Neil Foley reported a concerning 10% increase in call volume compared to the typical 2% annual increase, prompting investigation into specific locations driving the surge.
Why It Matters
The multifamily zoning compliance ensures Plymouth maintains eligibility for millions in state and federal grants that help fund municipal services while avoiding potential legal penalties. The town's strategy of taking credit for existing housing development rather than rezoning new areas limits additional growth pressure on infrastructure and services.
Meeting Minutes
Key Motions & Votes
Motion: Approve new farmer winery pouring permit for Vitamin Sea Brewing. Outcome: Approved. Vote: 4-0-1 (Quintal abstained). (Timestamp: 08:42)
Motion: Approve alteration of premises for Vitamin Sea Brewing. Outcome: Approved. Vote: 4-0-1 (Quintal abstained). (Timestamp: 13:01)
Motion: Approve one-day wine and malt licenses and liquor license surrender as group. Outcome: Approved. Vote: Unanimous. (Timestamp: 14:08)
Motion: Approve Administrative Note One. Outcome: Approved. Vote: Unanimous. (Timestamp: 15:20)
Motion: Include Article 7 (Morton Park culvert project) on town meeting warrant and recommend approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 24:24)
Motion: Include Article 10 (bylaw recodification) on town meeting warrant and recommend approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 29:58)
Motion: Include Article 13 (water pollution abatement funds) on town meeting warrant and recommend approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 40:48)
Motion: Include Article 14 (multifamily overlay district amendments) on town meeting warrant and recommend approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 55:05)
Public Comment
Three residents addressed the board: Joe Polsinello discussed progress on purchasing the North Plymouth firehouse; Sarah McCormack promoted a Marine Corps Marathon fundraiser for Guardian Revival supporting military and first responder mental health; Kevin Leary, representing North Plymouth Steering Committee, expressed support for the firehouse sale to Polsinello.
What's Next
All approved articles will appear on the fall town meeting warrant for final approval. The board will hold future meetings on the road in West Elementary and Cold Spring neighborhoods after town meeting. Staff will continue monitoring MBTA compliance requirements and prepare for the Morton Park culvert project timeline.