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Guidance Meeting 3 Pilgrim 1600 Acre Area Plan August 19, 2025

Agenda 1. Recap of the Process 2. Structure of the Final Report 3. Land Use 4. Example Land Use Plan 5. Actions

Pilgrim 1600 Acre Area Plan

1. Recap of the Process Pilgrim 1600 Acre Area Plan

Recap of the Process

Project Background

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The Pilgrim 1600 Acre Area, or Pilgrim 1600 is the approximately 1600 acres of land between Plymouth Town Center and Manomet and the site of the Pilgrim Power Station.

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The Pilgrim 1600 Acre Area Master Plan represents the results of a robust conversation with the Plymouth community, local non-profits, business partners and Town agencies to define together a future for this land.

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Recap of the Process

Project Team Financial Support

A team of consultants and partners have been involved in supporting the work of the Pilgrim 1600 Acre Area Plan.

Consultant Team

U.S. Economic Development Administration

Holtec International, Landowner

Organizational Support Staff Guidance

Department of Planning and Development

Additional Support:

Pilgrim 1600 Acre Area Plan

Plymouth Select Board | Plymouth Planning Board

Recap of the Process

Process 2024 November

2025 December

January

Phase 1: Data Collection and Analysis The planning consultant team developed familiarity with the study site and its context.

February

March

April

May

Phase 2: Concept Development The planning consultant team synthesized the findings of data collection and analysis to identify feasible opportunities for the Pilgrim 1600’s future.

June

July

August

September

Phase 3: Final Master Plan Documentation The planning consultant team gathered and documented feedback on master plan concepts and developed a series of recommendations to guide future decision-making about the Pilgrim 1600.

Relationship to the Town Master Plan The planning consultant team has prepared the Pilgrim 1600 Project concurrent to the update of the Town of Plymouth’s Town Master Plan. The Pilgrim 1600 Project will be used to inform the recommendations of the Town Master Plan. Pilgrim 1600 Acre Area Plan

Recap of the Process

Engagement Dashboard

3,814

Survey responses

PUBLIC FORUM 1: VISIONING SESSION

+ 3,000

Visitors to the project website

PUBLIC FORUM 2: CONCEPTS OPEN HOUSE

130

Comments on the project website

175

Participants at Public forum 1

128

Participants at Public forum 2 Pilgrim 1600 Acre Area Plan

Recap of the Process

Planning Objectives The Pilgrim 1600 Master Plan explores how this land may be used to address one or more of the Town of Plymouth’s current needs:

1. Fiscal Resilience

2. Jobs and Housing

3. Growth Management

4. Open Space Conservation

2. The Final Report Pilgrim 1600 Acre Area Plan

The Final Report

Report Structure

Pilgrim 1600 Acre Area Plan

The Final Report

Report Structure SITE ANALYSIS

MARKET ANALYSIS

LAND USE RECOMMENDATIONS

ACTIONS

COMMUNITY ENGAGEMENT

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The Final Report

Report Structure

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3. Land Use Recommendations Pilgrim 1600 Acre Area Plan

Land Use Recommendations

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For soil protection and financial feasibility, areas with slopes greater than 20% should not be developed.

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Steeply Sloped Terrain: >20% Steeply Sloped Terrain: 10-20%

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Steep Slopes

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Wetlands For regulatory compliance and habitat protection, wetland areas should not be developed.

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Wetland Wetland Buffer

Land Use Recommendations

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Recreational Value It is the recommendation of this plan to conserve the site’s most highly utilized mountain biking areas.

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Bike Trip Counts (2020-2025) 13,000 - 28,000 7,000 - 13,000 3,000 - 7,000 900 - 3,000

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Scenic Value Development of the hilltop would be a net loss to the Town’s aesthetic quality and does not align with the values and interests presented by community members in this engagement process.

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Land Use Recommendations

Feasible Development Area

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After considering the technical and regulatory constraints of the site’s natural features, there remains about 370 acres which the planning consultant team considers potentially suitable for development.

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80% Challenging / less suitable for development

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Land Use Recommendations

Master Plan Concepts The planning consultant team generated three master plan concepts which explored different configurations of development and conservation aligned with the site suitability analysis.

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Concept 1

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Concept 2

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Concept 3

Land Use Recommendations

Engagement Activity At Public Forum 2: Concepts Open House. Community members were then asked to evaluate these three master plan concepts, and generate their own through an interactive puzzle activity.

Pilgrim 1600 Acre Area Plan

Mix and Match

Reveal Fiscal Impact of Mix and Match Concept

Land Use Recommendations

Opportunities

Warren Cove

Waterfront Site CAPE COD BAY The community was largely in support

Suitable for housing development and hospitality uses.

The planning consultant team then synthesized community feedback into a single land use opportunities map.

of redevelopment. Opportunities include new energy, innovation and light industries. Public access will be limited in the long term due to spent fuel storage.

If developed, all traffic should be directed to OVE C N State Road 3A. E R AR W

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Because of its existing road access, this corridor has high suitability for either industry or housing. Community members TIDMARSH FOOTHILLS WILDLIFE expressed varied opinions on the use PRESERVE of this corridorSANCTUARY but emphasized the need to mitigate traffic, noise, light and other impacts on adjacent communities.

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4. Example Land Use Plan Pilgrim 1600 Acre Area Plan

Example Land Use Plan

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The example land use plan is just one of many possible outcomes for the future of the Pilgrim 1600.

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The proposal takes the most popular elements of each of the three master plan concepts and further refines them to best align with what we have learned in this planning process.

110-210 Housing Units

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120-220k SF Light Industry (FAR 0.25)

110-190 Hotel Rooms

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510-950k SF Light Industry (FAR 0.25)

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Land Use Recommendations

Fiscal Resilience

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Waterfront is excluded from fiscal impact analysis

New development would create sources of tax revenue that could offset the expenses incurred in the conservation and operation of recreational open spaces.

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**See Appendix D for more information on the fiscal impacts of conservation and recreation areas.

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*Consists of property tax, CPA surcharge, local options meals tax and motor vehicle excises. Does not include indirect revenues, such as spending by visitors, increased economic activity generated in the Town, and the off-site impact of increased land values.

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Core MTB Area

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Net Annual Impact: $1.17M

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Annual Town Fiscal Impact

Expenses: $-2.67M

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Land Use Recommendations

Jobs & Housing Balance

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Development offers opportunities to generate new jobs for the Plymouth Community.

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Energy

420 - 780

Hospitality Recreation and Conservation Retail

30 - 50

Total

860 - 1,620

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* Estimated using the U.S. Energy Information Administration median square feet per worker benchmarks (https://www.eia.gov/consumption/ commercial/data/2012/bc/cfm/b2.php)

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Land Use Recommendations

NORTH PLYMOUTH

Growth Management

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The plan for the Pilgrim 1600 should be seen as part of a larger strategy to establish clear growth boundaries and prioritize development in or near existing village centers rather than as new, disconnected islands of development.

New Development

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Land Use Recommendations

Open Space Conservation

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Development activity on the Pilgrim 1600 should be accompanied by a commitment to permanent conservation of the site’s recreation features and their long-term improvement and maintenance.

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Retail Minor Trail Major Trail

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5. Actions Pilgrim 1600 Acre Area Plan

Actions

Overview The vision described for the potential future land uses of the Pilgrim 1600 is contingent on successful collaboration between private, public and non-profit entities. The following actions would need to be pursued in order to realize this vision.

1 Industry and Innovation 1.1 Rezone for innovative industries 1.2 Establish a governance structure to attract industrial investment 1.3 Identify future energy uses for the Waterfront site 1.4 Negotiate New Energy Use Permits and PILOTs 1.5 Foster an energy industry ecosystem

2 Conservation and Recreation

3 Infrastructure and Services

2.1 Establish an entity to manage and maintain conservation lands

3.1 Acquire well sites and designate wellhead protection zones

2.2 Identify and Secure Financial Resources for Conservation

3.2 Invest in mobility improvements and designate future routes

2.3 Leverage Development Agreements to Secure Permanent Conservation

3.3 Identify and invest in wastewater treatment infrastructure

2.4 Acquire and Renew Emerson Park

3.4 Designate potential public safety facility sites

2.5 Invest in habitat restoration and trail improvements 2.6 Establish a network of recreation and ecotourism destinations

Pilgrim 1600 Acre Area Plan

Actions

1 Industry & Innovation 1.1. Rezone for innovative industries • Currently the Pilgrim 1600 is zoned entirely for residential uses south of Rocky Hill Road.

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• The Town of Plymouth should consider creating an overlay zone or more specialized industrial zone expressly for the Power House Road corridor.

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• A zoning designation of “Climate Technology Corridor” or “Blue/Green Innovation Zone” would help to advance a vision for an innovative industry cluster on the site.

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Actions

1 Industry & Innovation

Fort Devens Innovation District

Potential Incentive Funding Agencies

1.2. Establish a governance structure to attract industrial investment • Attracting tenants to the site, especially innovative industries, will require a new entity or a consortium of existing entities that can coordinate planning, generate partnerships, secure state and federal incentives, and promote the development opportunity directly to relevant businesses. • The Devens Regional Enterprise Zone is a successful example of a multi-partner innovation district in Massachusetts.

Pilgrim 1600 Acre Area Plan

Actions

1 Industry & Innovation

Undersea Cable Interconnection Point

Small Modular Reactors (SMRs)

Utility Scale Battery Energy Storage Systems (BESS)

Rooftop Solar

1.3. Identify future energy uses for the Waterfront site • The Waterfront site is currently home to a robust high-voltage 345kV capacity transmission line and switchyard facility. This is a rare, high-value asset that should continue to be utilized to its fullest potential. • Because of the long term uncertainties of spent fuel storage, past site disturbance, and the presence of existing high value infrastructural assets, it is the consultant planning team’s recommendation that the Plymouth community strongly consider a new energy use for the Waterfront site. What that energy use is should be the subject of a additional community conversation.

Pilgrim 1600 Acre Area Plan

Actions

1 Industry & Innovation

Potential Conservation Buffer Negotiated in Energy Use Permit

1.4. Negotiate New Energy Use Permits and PILOTs EN

• The regulatory processes of obtaining new energy use permits and PILOTs are opportunities to negotiate favorable fiscal outcomes for the Town of Plymouth and permanently secure conservation lands, recreational facilities and infrastructure for public use.

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• A near-term action of the Town of Plymouth should be to retain the services of experienced attorneys wellversed in new energy use permitting to act as negotiators on behalf of the public interest with energy use proponents.

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Potential Conservation Funding Negotiated in PILOT agreements

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Actions

1 Industry & Innovation 1.5. Foster an energy industry ecosystem • The innovation corridor proposed by this plan could become thematically focused on energy and attract users that would benefit from shared access to energy infrastructure, a local pool of highly specialized energy talent, and the productive synergy of proximity to an energy ecosystem of interrelated industries and partners.

Energy Reliability

Missioncritical Users Pilgrim 1600 Acre Area Plan

Energy Generation

Energy Reliability

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Actions

2 Conservation & Recreation 2.1. Establish a governance structure to manage and maintain conservation lands.

Precedent: Purple Valley Trails, Williamstown, MA

• The planning consultant team recommends that the Town and its partners form a governance structure appropriate to finance, manage and maintain this new conservation area. • There are many existing partners who would be appropriate to participate in envisioning and participating in the formation of this new entity including the Wildlands Trust, Mass Audubon, Pine Hills Area Trail System (PHATS), and New England Mountain Bike Association (NEMBA).

Pilgrim 1600 Acre Area Plan

Actions

2 Conservation & Recreation 2.2. Identify and Secure Financial Resources for Conservation • Substantial financial resources will be required to acquire the land or its development rights from its current owner. • The following are some of the known sources of funding which could be leveraged to finance this vision: - Town of Plymouth

Town of Plymouth

State and Federal Funding

- State and Federal Funding - Non-Profit Partners

Non-Profit Partners

Pilgrim 1600 Acre Area Plan

Actions

2 Conservation & Recreation 2.3. Leverage Development Agreements to Secure Permanent Conservation

Infill Development

• The financial burden placed on public and non-profit stakeholders to conserve the Pilgrim 1600 can be offset in part by the use of development agreements and zoning language that requires future development activity to be associated with a commitment to place some quantity of land in permanent conservation.

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- As of Right Zoning Requirements

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- Negotiated Zoning or Planned Development Areas

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- Transfer Development Rights (TDR)

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Actions

2 Conservation & Recreation 2.4. Acquire and Renew Emerson Park • Emerson Park is currently operated by Town Parks under a lease agreement with Holtec International. • If the park can be acquired, Town Parks stakeholders have expressed interest in expanding it to become a neighborhood recreational facility for Manomet. • A dedication of Emerson Park to the Town of Plymouth may be considered as part of negotiations around future energy use permits or PILOTS.

Pilgrim 1600 Acre Area Plan

Actions

2 Conservation & Recreation

Coastal Overlook Bay View Hotel

2.5. Invest in habitat restoration and trail improvements • Reinvestment in the health and diversity of ecological systems will likely be required soon after the site’s acquisition. • Additional reinvestment in the site’s existing trail network is recommended to formalize the trail system, improve wayfinding, mitigate erosion, reduce safety conflicts between mountain bikers and hikers and improve recreational diversity.

Wetlands Trail

Bike and Hike Visitor Center

• A series of amenities and improvements should be considered for the site which leverages its potential to attract ecotourism and outdoor tourism.

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Actions

2 Conservation & Recreation 2.6. Establish a network of recreation and ecotourism destinations • One way to offset the costs of conservation and stewardship is to ensure that conservation lands are fully leveraged for their capacity to generate revenue and improve local quality of life, and thus, residential land values. • To realize this vision, the future of the Pilgrim 1600 should be conceived of as a rich network of recreational and ecotourism destinations which attract visitors from across the region and provide an exciting local amenity that helps to attract and retain residents of Plymouth itself.

Minimal Amenities

Moderate Amenities

Robust Amenities

Visits

96,000

120,000

144,000

Direct Spending

$5.2M

$6.5M

$7.8M

Labor Income

$3.3M

$4.1M

$4.9M

State & Local Taxes

$565K

$705K

$844K

Total Economic Output

$8.1M

$10.1M

$12.2

Jobs

Values are unique and do not sum. Note: Positioning table scoring assumes moderate amenities, with +/- 20% impact of lesser or more robust amenities.

Pilgrim 1600 Acre Area Plan

Actions

3 Infrastructure & Services 3.1. Acquire well sites and designate wellhead protection zones • As governance of the Pilgrim 1600 transforms to enable redevelopment and recreational uses according to this plan, the Town of Plymouth should proactively ensure that well sites are preserved and, preferably, transferred to Town ownership for long term use.

Contributing Areas to Recreational Waterbodies

• Proposed industrial development and new energy uses may also significantly increase water demands and require investment in new wells.

Opportunity zone for future well sites according to 2020 DPW plan

• New development would also require verifying the existing pressure and capacity of public water services on the Pilgrim 1600.

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Actions

3 Infrastructure & Services

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• Upgrades to Route 3A are likely necessary if major development proceeds on the Pilgrim 1600.

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• New internal roadways will also be needed to support development.

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• As part of development planning the Town should consider whether Power House Road should be transferred to public jurisdiction or that of the master developer.

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• If the Pilgrim 1600 sees significant new industrial development, the large number of jobs generated on the site will create demand for parking. To avoid the wasteful use of land for parking, and allow development to occur in a compact, walkable pattern, as many commuter trips as possible should be shifted to transit modes.

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Actions

3 Infrastructure & Services

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3.3. Identify and invest in wastewater treatment infrastructure

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• The Pilgrim 1600 is located more than 2 miles away from the Town of Plymouth’s existing municipal wastewater system. • To address future wastewater needs on the Pilgrim 1600, the Town should conduct a more detailed study to explore three possible options:

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- Private Onsite Wastewater Treatment Plant (WWTP)

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- Extension of the Municipal Sewer - Establish a new Public Sewer District

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Actions

3 Infrastructure & Services 3.4. Designate potential public safety facility sites New development could generate needs for additional public safety facilities on the Pilgrim 1600 and also be part of addressing emerging needs for public safety services.

Maritime Public Safety Facility

Pilgrim 1600 Acre Area Plan

Police and Fire Substation

Actions

Discussion

2 Conservation and Recreation

3 Infrastructure and Services

2.1 Establish an entity to manage and maintain conservation lands

3.1 Acquire well sites and designate wellhead protection zones

2.2 Identify and Secure Financial Resources for Conservation

3.2 Invest in mobility improvements and designate future routes

2.3 Leverage Development Agreements to Secure Permanent Conservation

3.3 Identify and invest in wastewater treatment infrastructure

2.4 Acquire and Renew Emerson Park

3.4 Designate potential public safety facility sites

2.5 Invest in habitat restoration and trail improvements 2.6 Establish a network of recreation and ecotourism destinations

Pilgrim 1600 Acre Area Plan