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Seventh Amendment to Master Plan for the Pinehills Community

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Seventh Amendment to Master Plan for the Pinehills Community [PRELIMINARY DRAFT – DECEMBER 16, 2021] Amendment to Master Plan for The Pinehills Community – 104.84A Great Island Pond Parcel [Added xx-xx-2021 Spring ATM by Art. _____] SEVENTH AMENDMENT TO MASTER PLAN FOR THE PINEHILLS COMMUNITY 1 Introduction The Master Plan for The Pinehills Community was approved by Town Meeting on June 7, 2000. The Master Plan is the Development Plan for the original 3,037 acres within the project as an Open Space Mixed Use Development. The original Master Plan has been amended by two amendments adopted by Special Permit of the Planning Board under then Zoning By-Law Section 207-3 (formerly Zoning By-Law Section 205-63, which was previously Section 401.25). The first amendment was adopted by Special Permit in Case No. 2001-1 dated May 8, 2001, recorded with the Plymouth County Registry of Deeds in Book 21373, Page 226; the Development Plan was amended to include an additional 13.49 + acre site located in the vicinity of Great Island Pond off of Beaver Dam Road in Plymouth, increasing the area of the Site to 3,050 + acres. The second amendment was adopted by Special Permit in Case No. 2001-1 dated June 19, 2001, recorded with the Plymouth County Registry of Deeds in Book 20397, Page 258; the Development Plan was amended to include an additional 10.00 + acre site located in the vicinity of Clark Road and Long Pond Road in Plymouth, increasing the area of the Site to 3,060 + acres. By third amendment to the Master Plan approved as the Development Plan by Town Meeting on April 4, 2005, the 42-Acre Parcel and the Clam Pudding Parcel (as defined in said amendment) were incorporated into the Pinehills Community, increasing the area of the Site to 3,173.95 + acres. By fourth amendment to the Master Plan approved as the Development Plan by Town Meeting on October 27, 2008, the 69.41 + Acre Leto Parcel (as defined in said amendment) was incorporated into the Pinehills Community, increasing the area of the Site to 3,243.56 + acres. By fifth amendment to the Master Plan approved as the Development Plan by Town Meeting on October 19, 2013, the 11.2 + Acre Parcel (as defined in said amendment) was incorporated into the Pinehills Community, increasing the area of the Site to 3,254.76 + acres. By sixth amendment to the Master Plan approved as the Development Plan by Town Meeting on October 19, 2013, the 1.8 + Acre Parcel (as defined in said amendment) was incorporated into the Pinehills Community, increasing the area of the Site to 3,256.56 + acres. This Amendment incorporates an additional 104.84 + acres designated as the Great Island Pond Parcel (hereinafter described) located on Thrasher Road off of Old Sandwich Road, near Great Island Pond and abutting Town-owned land, into The Pinehills Community, increasing the total acreage of the Site to 3,361.40 + acres. -1- 2 Site Conditions This Amendment incorporates 104.84 + acres of additional land located on Thrasher Road off of Old Sandwich Road, near Great Island Pond and abutting Town-owned land, into The Pinehills Community under the Master Plan. The 104.84 + acres consist of Lots 2 and 4 on Plat 70 of the Plymouth Assessors’ Maps dated January 1, 2020 (collectively, the “Great Island Pond Parcel”), which abuts Town-owned land, parts of which are under the care and custody the Plymouth Conservation Commission, being shown as Lots 2B and 2C on Map 74 of the Plymouth Assessors’ Maps dated January 1, 2020, and Lots 5, 7 and 8 on Map 70 of the Plymouth Assessors’ Maps dated January 1, 2020. A portion of this Town-owned land abuts the existing Pinehills OSMUD land. Access to the Great Island Pond Parcel is provided by Thatcher Road, an established way off of Old Sandwich Road. The Site will together comprise a total project area of 3,361.40 + acres (refer to Attachment 1 - Revised Figure 2.1 Graphic Master Plan and Attachment 2 - Property Description). The Great Island Pond Parcel consists of the following characteristics: • Topography: The Great Island Pond Parcel contains irregular topography lying on Thatcher Road, off of Old Sandwich Road. It is characterized by glacial sinks and generally rolling topography. • Soil Types: The soil of the Great Island Pond Parcel is similar to the soil types previously identified and described for the Site (Section 2.3, Soil Types, “Master Plan for The Pinehills Community”). • Existing Wetlands/Water Bodies: Although wetlands have not been mapped on the site, it is believed that there are any wetlands located on or within the Great Island Pond Parcel. • Groundwater: The Great Island Pond Parcel overlies the Plymouth-Carver aquifer, the same aquifer which serves The Pinehills Community and is described in Section 2.5 of the “Master Plan for The Pinehills Community.” • Vegetative Cover: The Great Island Pond Parcel supports several vegetation cover types that commonly occur throughout southeastern Massachusetts and Cape Cod. A portion of the Great Island Pond Parcel consists of an abandoned cranberry bog. • Wildlife: The Great Island Pond Parcel will be incorporated into the wildlife goals for the community as set forth in the “Master Plan for The Pinehills Community.” • Historical and Visual Character: A portion of the Great Island Pond Parcel is wooded and a portion consists of an abandoned cranberry bog. The land is undeveloped. 3 Open Space and Buildable Areas The Great Island Pond Parcel will be designated as “Common Open Space or Facilities” as described in Section 207-3H of the OSMUD By-Law, collectively known as “Open Space”, and will be preserved in concert with passive recreational uses. Pinehills LLC proposes to impose a conservation restriction (“CR”) on the Great Island Pond Parcel with The Wildlands Trust, with an appropriate stewardship -2- donation as determined by The Wildlands Trust. No Buildable Area will be located on the Great Island Pond Parcel. After imposition of the CR, Pinehills LLC shall offer to donate the Great Island Pond Parcel to the Town of Plymouth to be maintained as Open Space, subject to the CR and other restrictions and reservations. If the Town declines to accept the donation, the Great Island Pond Parcel will be assigned to the Pinehills Landowners Association, subject to the CR and other covenants, restrictions, and reservations. This Amendment would result in an increase to the required Open Space across the Site to 2,352.98 acres. -3- 4 Master Plan Special Permit and Building Permit Approval Process 4.1 Summary of Compliance with Filing Requirements This Amendment meets the requirements of Section 207-3 (Open Space Mixed Use Development) as to the Great Island Pond Parcel. -4- 4.2 MEPA Process The proponent will submit a Notice of Project Change to the MEPA office under the Massachusetts Environmental Protection Act (“MEPA”) relating to the incorporation of the Great Island Pond into The Pinehills Community. This submission will occur during 2021. 4.3 Subdivision Regulations The Great Island Pond Parcel consists of Lots 2 and 4 on Plat 70 of the Plymouth Assessors’ Maps dated January 1, 2020. The property has not been subdivided, and title to Pinehills LLC will be acquired using the current descriptions for the land, which are set forth in Paragraph 24 of the Property Description attached as Attachment 2. -5- Master Plan Amendment Attachments Attachment No. 1: Revised Figure 2.1 Graphic Master Plan Attachment No. 2: Property Description Attachment No. 3: Updating of Use Summaries regarding Total Open Space and OSMUD Limited Occupancy and Planned Retirement Homes -6- Attachment 1 Revised Figure 2.1 Graphic Master Plan -7- 36 35 34 1 3 Watershed 2 River 8 4 Eel 7 6 5 13 11 12 10 9 18 20 16 14 21 19 23 22 15 17 24 25 Great 30 IslandPond 27 29 33 26 31 Clam Pudding Pond 32 28 Note: July 2000 Graphic Master Plan was updated to show new land incorporated into OSMUD per 2nd, 3rd, 4th, 5th, 6th, 7th, 8th, and 9th Notices of Project Change. xx Residential Buildable Areas Potential Lodging Locations Proposed Ponds Vanasse Hangen Brustlin, Inc. xx Mixed Use Buildable Areas Treatment Plant & Public Water Supply & "Neighborhood Green" Leaching Fields 400' Protective Radius Figure 2.1 Reserved Land Existing Wetland/ Eel River Watershed Boundary Graphic Master Plan Flood Plain Areas Proposed 7th Amendment to Development Plan Open Space Areas On-Site Water Supply Zone II Undisturbed Open Space December 16, 2020 Public Trails (Proposed) The Pinehills Minor / Collector Roads Plymouth, MA Attachment 2 THE PINEHILLS COMMUNITY, PLYMOUTH, MA Property Description – Entire Community The following described parcels of land located on and off of Long Pond Road, Clark Road, Beaver Dam Road, and Old Sandwich Road in the Town of Plymouth, Plymouth County, Massachusetts: 1. Lot 14-1 as shown on a plan entitled “Proposed Land Conveyance, Long Pond Road and Clark Road, Plymouth, Massachusetts”, dated August 14, 1991 (revised March 9, 1992), prepared by the Plymouth Department of Public Works – Engineering Division, Frederick J. Smith, Town Engineer, recorded with the Plymouth County Registry of Deeds (the “Registry”) as Plan No. 558 of 1993 in Plan Book 36, Page 213. 2. Plat 78, Lot 10-1 as shown on the plan entitled “Plan of Land Lot 10-1 in Plymouth, Massachusetts”, dated June 1, 1996, prepared by Daylor Consulting Group, Inc., and recorded with the Registry as Plan No. 293 of 1997 in Plan Book 39, Page 1088. 3. The following certain parcels of land shown on the plan entitled “Definitive Subdivision Plan of Chiltonville Hills Located in Plymouth, Massachusetts”, dated June 1, 1996 (revised August 1, 1996), prepared by Daylor Consulting Group, Inc., and recorded with the Registry as Plan No.
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