Planning for Our Future
This site is dedicated to providing independent information regarding important issues and events in Plymouth, Massachusetts.
Cedarville Traffic Improvements – Project Status
Changes are coming, slowly.
Added 12/3/25
The process for obtaining the long awaited, and much needed, traffic improvements for State Road in Cedarville is now underway, albeit still more slowly than desired.
After several years of requests by the Town, on May 28, 2025, MassDOT created an official project designation, Project 614028, for the corridor improvements along State Road (Route 3A) between Herring Pond Road and Hedges Pond Road/Old County Road. However, it was not until October 17, 2025, that MassDOT created a scope for the project. This only finally occurred because the Town committed the funding to design the project and hired GPI to do the preliminary engineering work. That funding came from monies received by the Town for traffic improvements from the sale of 71 Hedges Pond Road.
The project is currently in the conceptual design development phase. Once those plans reach a certain point, the Town and MassDOT will further coordinate efforts to finalize the design. This is anticipated to occur in spring 2026. As those final plans are further refined, MassDOT will provide opportunities for public input. This is expected to take place in spring/summer 2026.
As for when the work would actually start, the Town has stated that there is a need to complete the State Road improvements before work begins on the Sagamore Bridge reconstruction. However, the State creates the budget for transportation infrastructure projects in 5 year increments. Because this project was not given an official designation by MassDOT until 2025, the State did not include it in the Fiscal Year 26-30 project list.
MassDOT has advised the Town that it will review the status of the project in Spring 2026 to determine whether it is sufficiently advanced to include in the FY31 list. Even then, the final determination will still depend on funding availability and program priorities, meaning that even if it is ready there are no certainties. As for advancing the project to an earlier date, MassDOT has only indicated that it will consider that issue after the project timetable is established.
Town Surveys and Registrations
Recreation Surveys
Consistent with the Community Master Plan process Plymouth is continuing its public outreach on matters of importance to the community. For those interested in helping to guide planning for future recreational needs, please participate in these surveys regarding two of our key sites - Forges Field and Hedges Pond.
Pilgrim 1600 Acres
Added 8/26/25
After extensive community engagement, the consultant, has prepared its final report and presented it to the Plymouth Select Board. To view the presentation, click this link: www.youtube/live/0ps0_5mAYmYsi?=BOWBMIxDuFEJXrH9. To read the report click below.
Atlantic Country Club
No Change - For Now
Added 11/7/25
As was widely reported, the owners of the Atlantic Country Club have chosen not to renew the property's status as recreational land (Massachusetts General Laws Chapter 61A) and instead proposed selling it to a developer for $19 million. Under State law, the Town was then given the opportunity to match that offer if it was considered to be a legitimate offer to purchase (the legal term is bona fide). But because the offer was contingent on the buyer's ability to walk away at any time before the closing without reason or recourse the Town challenged its legitimacy. Ultimately, the buyer decided to walk away rather than close on the purchase.
Does this mean that Atlantic Country Club won't be developed? Unfortunately, no.
What it does mean is that after a 1 year period of paying taxes on the property as it is is zoned (which is rural residential), the owners may then sell it to anyone interested without the Town having an ability to match the offer. That means that if the property is sold it can be used for the purpose that it is zoned, which is large lot (3 acre) housing. Given the location and absence of access and services in the area this doesn't make sense for Plymouth, but unless we own the land we can't stop it from being used as allowed under our zoning bylaw.
New Chapter 40B Housing Proposal
By now you have probably heard about the latest 40B development proposal for North Plymouth and are again wondering why we can't just stop it from happening. Click below to find out more.
Why Plymouth Can't Enact a Building Moratorium
3/20/25
At the request of the Chairman, Planning Director Lee Hartman and Planning Board Chair Steve Bolotin appeared before the Select Board to answer questions regarding the possibility of a residential building moratorium in Plymouth to slow the influx of new residents. As both explained, a building moratorium for these purposes is neither possible nor advisable. An overview of the reasons are as follows:
1. Administrative Restrictions
All proposed zoning bylaw changes (including moratoria and rate of development restrictions) must be approved by the State Attorney General.
- The state has made its desire for more housing clear, meaning that they will look for reasons not to approve building moratoria. Given the law, it won’t have to look far.
- Both the U.S. Constitution and state law preclude the use of moratoria as a means to stop new residential growth.
- Since municipalities can’t adopt a zoning by-law that is “inconsistent with the constitution or state law, no general building moratorium will be approved by the Attorney General. Home Rule Amendment, Mass. Const. amend. art. 2, § 6.
2. Legal Restrictions
Going back almost a century, zoning restrictions intended to limit residential development have been held to violate both the U.S. and Massachusetts Constitutions.
- In a Massachusetts case, the U.S. Supreme Court said that while a town may not want a new wave of permanent home seekers, it does not serve the general welfare of the Commonwealth to permit one particular town to deflect that wave onto its neighbors. Euclid v. Ambler Realty Co., 272 U.S. 365, 395 (1926).
- The Commonwealth has followed that holding, regularly ruling that zoning by-laws cannot be adopted for the purpose of setting up a barrier against the influx of people who desire to live there. Simon v. Needham, 311 Mass. 560, 565 (1942).
- The fact that new residential growth may strain a community's resources does not provide a justification, as "prevent[ing] the entrance of newcomers in order to avoid burdens upon the public services and facilities . . . is not a valid public purpose." Zuckerman v. Hadley, 442 Mass. 511, 520 (2004), quoting Beck v. Raymond, 118 N.H. 793, 801 (1978). Accord National Land & Inv. Co. v. Easttown Bd. of Adjustment, 419 Pa. 504, 532 (1965).
3. Practical Considerations
Beyond the formalities, even if a building moratorium could be obtained, it ultimately wouldn't serve the purpose of actually controlling development.
- Moratoria don't aply to subdivisions that are already approved. All a property owner needs to do to avoid a moratorium is file for approval of a subdivision as a matter of right. Their property is then governed by the existing zoning bylaws for a period of 8 years.
- Moratoria don't apply to 40B developments. Those propjects are approved by the state and are exempt from all Town zoning.
- Moratoria can only limit construction in a limited area for a limited time. As a result, they tend to direct building to other areas of town, often those we are trying to preserve.
To read a more detailed analysis of the applicable laws on building moratoria click on the image to the right.
Click on Image to Read a More Detailed Analysis
Massachusetts Changes its Tax Foreclosure Law
Municipalities are permitted to place liens and even foreclose on properties which are delinquent in their taxes or fees owed. Towns like Plymouth often used such foreclosed properties to supplement their open spaxce, recreational, and affordable housing needs. However, following a 2024 U.S. Supreme Court Decision, Massachusestts changed its tax foreclosure laws.
The new law makes it both harder to undertake a tax foreclosure proceeding and far more expensive to keep foreclosed properties. For more detail regarding the changes in the law and analysis as to how it may impact Plymouth go to the New Tax Takings Law page under Town Issues.
Court Upholds MBTA Communities Act
What are the implications for Plymouth?
Added 1/9/25
The Supreme Judicial Court has ruled that despite some techical errors in the creation of guidelines, the MBTA Communities Act is both constitutional and enforceable. Communities that do not comply are not only subject to loss of State grants but also legal enforcement action by the State Attorney General.
As a result of this decision, the State is now being required to reissue the guidelines for compliance. This could potentially have a drastic efffect on Plymouth. For more analysis and to review a copy of the SJC decision go the the MBTA Communities page under Town Issues.