The town of Plymouth: Past, present and future
by Plmyouth County Business StaffPlymouth, the largest town in Massachusetts, is on the verge of unprecedented development. The biggest question facing the town is: What kind of development?
While there are very visible signs of office and retail growth, currently only 6 percent of the town is zoned commercially, said Denis Hanks, director of the Plymouth Regional Economic Development Foundation. He argues that it is critical for the town to diversify its tax base to relieve impact on residential taxpayers.
“Residential housing continues to grow, and the costs of services are much higher to the town for this kind of development compared to commercial,” Hanks said. Residential assessed values have risen more than $2 billion dollars in the last five years, while the town budget has increased nearly $28 million due to the increased costs of services. In contrast, commercial and industrial assessments have only risen by only $400 million.
“With 40 percent of Plymouth classified as tax-exempt, this becomes a real budget issue in the future with a greater burden on taxpayers if we fail to diversify the tax base,” cautioned Hanks. “We currently have townwide needs for road, sewer and water improvements, estimated at approximately $50 million.”
Workforce needs, including additional skills training, and shallow applicant pools are current employer complaints. The ability to find workers is a problem. With a population increase, the need for goods and services increases. This is why big-box retail is seeking Plymouth due to the projected population growth and past trends.
Southern Plymouth
Maybe no part of the town is more critical to its future than 1,000 undeveloped acres off of Interstate 495 and Route 25. Many business leaders, including Hanks, envision the site as a commercial and industrial hub that could bring in at least $3 million a year in tax revenues. However, it contains more than 2,000 individually owned parcels, many representing a title search challenge.
Beyond legal gauntlets, infrastructure costs to develop a new commercial park could exceed $25 million, including a new interchange off Route 25. Meanwhile, environmentalists are poised to fight development. Then, there are environmental issues to hurdle since the 1,000 acres includes rare pine barrens and species.
With Plymouth Industrial Park virtually full, this envisioned new commercial hub – which could include office space, residential development and even a hotel – is considered indispensable to leaders like Hanks.
The North Plymouth industrial park is “down to the last 12 to 15 acres,” noted Hanks. “We just can’t accommodate the people who are looking to come into town. Increasing the number of commercial and industrial taxpayers we have doesn’t burden the infrastructure similar to residential,” he told the Boston Globe. About 30 companies in the last few years have sought sites too large for Plymouth to currently provide, he added.
Coincidentally, neighboring Bourne is planning a smaller industrial park virtually next door to the Plymouth site. Business leaders in both communities expect that they can more easily obtain federal funding for a new interchange if it were to support both developments at the same time, said John Harding, a member of the Bourne Financial Development Corporation.
Development of the 1,000 acres is at best five years away, said Hanks, who is intent on clearing property titles across the site as the first, best step. Two graduate students from Bridgewater State College will be working out of Hank’s town hall office to research the deeds.
From downtown to Cordage Park to Exits 5 through 7
Plymouth County Business asked Hanks many of the same questions posed to the town’s planning department. Here are excerpts from that interview:
Downtown
“Plymouth Center needs to identify its strengths and market its unique character, capitalizing on its greatest asset – its historic significance and proximity to 24 nationally recognized monuments and buildings. They have a captive audience they just need to lure them up a hill.”
Cordage Park
“Cordage Park is listed as one of the five Engines of Economic Development as recognized in the RKG master plan for the town. The redevelopment of this former brownfield site lends itself to a great reuse of a former mill bldg with commuter rail, bus connections, walking paths, and possibly increased water connections.”
High-speed ferry and T extension
“Route 3 widening and road expansions are just a part of the transportation improvements needed. Providing connecting bus routes between towns ties employer needs to job growth issues. Water transportation could become a reality, but subsidies will be needed to make the formula work.”
Residential development
“South Plymouth has the greatest potential for residential growth. There are still 20,000 acres in Plymouth that remain developable and they are mostly in Southern Plymouth.
“Infrastructure needs are critical. Plymouth has 500 miles of roads, 200 of which are l private and often gravel covered. Lack of sewer and water are typical problems. We must extend sewer to protect water supplies. But with that added growth usually comes higher density.”
Commercial development
“Commercial growth is dependent upon additional rezoning. Then, there are workforce needs. Additional skills training and a shallow applicant pool are current employer complaints. The ability to find workers is a problem.”
Future industries
“The most promising growth will be in smaller service businesses and home-based businesses. Health care will prosper due to the increase in our aging population.”
The Pinehills and AD Makepeace
The Pinehills is now the second-largest taxpayer in town, but with only 15 children in the school system. Housing is now at 1,000 of the planned 3,000 units. Only 60,000 square feet of the permitted 1.3 million square feet is developed.”
Middleborough and a proposed casino
“Route 44 opens up that component and will undoubtedly add housing and additional residents. Hospitality should also see a boost, but restaurants and other establishments are skeptical.”
Published in Plymouth County Business January 2008
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