Plymouth, Massachusetts, is set to see a significant shift in its housing landscape with the approval of the Kanso/Avalon development. This “Colony Place Expansion,” as it could be called, promises not only to add 300 rental units but also to bring unexpected benefits to the town, according to a report by WATD News. The Zoning Board of Appeals approved the project, navigating the complexities of Chapter 40B to address the town’s affordable housing needs and infrastructure.
Understanding the Kanso/Avalon Development
The Kanso/Avalon development is a Chapter 40B project, meaning it leverages a state law that allows developers to bypass local zoning regulations under specific circumstances. In Plymouth’s case, the town does not meet the threshold of having at least 10% of its housing stock classified as affordable. This provision empowers developers to propose projects that might not otherwise be permissible under local zoning bylaws, provided they incorporate a certain percentage of affordable units.
Overcoming Zoning Hurdles
One of the notable aspects of the Kanso/Avalon project is its departure from typical zoning standards for the Colony Place commercial district. The development includes a five-story building, exceeding the usual three-story limit for that area. Furthermore, it introduces residential use to a zone not traditionally designated for housing. These deviations required careful consideration and ultimately received approval from the Zoning Board of Appeals, highlighting the flexibility offered by Chapter 40B when addressing housing needs.
Unexpected Benefits for Plymouth
Beyond simply adding rental units, the Kanso/Avalon project is poised to deliver several unexpected benefits to the town of Plymouth. These advantages range from increased protection against future overdevelopment to crucial upgrades to the town’s water infrastructure. The WATD News report emphasizes these positives, framing the development as a win-win situation for both the developer and the community.
Two-Year “Safe Harbor” Designation
One of the most significant benefits for Plymouth is the attainment of a two-year “safe harbor” designation under Chapter 40B. According to the Zoning Board of Appeals, this designation provides the town’s local zoning authorities with increased control over future development projects. Specifically, the safe harbor allows the Zoning Board of Appeals to deny future 40B permit applications, provided that a building permit for the Kanso/Avalon project is officially pulled within one year of the approval. This offers Plymouth a window of opportunity to strategically manage its growth and development without the immediate pressure of additional 40B proposals.
Water Infrastructure Improvements
In addition to the safe harbor designation, the Kanso/Avalon developers have committed to constructing a booster pump station that will significantly improve Plymouth’s water infrastructure. This pump station will connect the North Plymouth water supply system to the West Plymouth supply system, creating a more robust and interconnected network. The town estimates that this infrastructure upgrade will save Plymouth millions of dollars in the long run, representing a substantial cost avoidance measure facilitated by the development project. The specifics of this agreement are outlined in the project’s stipulations with the Zoning Board of Appeals.
Navigating Chapter 40B Complexities
Chapter 40B, the state law enabling the Kanso/Avalon project, is often a subject of debate and scrutiny in Massachusetts. It aims to increase the supply of affordable housing by streamlining the approval process for developments that meet certain affordability criteria. However, it also grants developers considerable leverage to override local zoning regulations, which can lead to tensions between developers, municipalities, and residents. Understanding the nuances of Chapter 40B is crucial to appreciating the context surrounding the Kanso/Avalon approval.
Balancing Local Control and Housing Needs
The Kanso/Avalon project exemplifies the balancing act inherent in Chapter 40B. While the development bypasses certain local zoning restrictions, it also addresses a critical need for affordable housing in Plymouth. The town’s failure to meet the 10% affordability threshold triggered the provisions of Chapter 40B, allowing the developer to propose a project that might not have been possible otherwise. This highlights the ongoing challenge of reconciling local control over land use with the broader state objective of promoting affordable housing opportunities.
Community Impact and Considerations
The introduction of 300 rental units, including affordable options, will inevitably have an impact on the Plymouth community. Increased population density, traffic patterns, and demand for local services are all factors that warrant careful consideration. While the project promises economic benefits and infrastructure improvements, it is essential for the town to proactively address any potential challenges associated with the development. Community engagement and transparent communication will be vital to ensuring a smooth integration of the Kanso/Avalon project into the existing fabric of Plymouth.
Conclusion
The approval of the Kanso/Avalon development at Colony Place represents a significant step for Plymouth, Massachusetts. Beyond adding 300 rental units, the project brings unexpected benefits in the form of a two-year “safe harbor” designation and crucial water infrastructure improvements. While navigating the complexities of Chapter 40B, Plymouth has secured a path towards managed growth and enhanced community resources, demonstrating how strategic development can yield positive outcomes for all stakeholders.
