A large window in the old Plymouth Cordage Company factory building, at what is now Cordage Park, allows for a great view of Clark’s Island. The building has been restored as commercial space as part of a 40R Smart Growth Overlay District in Plymouth, Mass. Photo by Beth David.
By Beth David, Editor
In light of Fairhaven’s upcoming public hearing to create a 40R overlay district (see legal notice on page 21), the Neighb News traveled to Plymouth, to take a look at Cordage Park, an approximately 55-acre district on the waterfront in North Plymouth at the site of a former rope factory, the Plymouth Cordage Company. The project is largely considered a success in the overall 40R story in Massachusetts. The area was run down with a lot of empty buildings, but now is an active space with residences and businesses.
A 40R Smart Growth Overlay District (SGOD) allows for denser housing, mixed with commercial uses, in the district and in the same buildings. The Overlay District means that the zoning would be put in place over existing neighborhoods without having to change all the zoning bylaws. The state has allowed for 40R laws to be passed with a simple majority at Town Meeting instead of the 2/3 required for most zoning bylaw changes.
The state is pushing the 40R districts as a way to help alleviate the housing crisis in Mass. All 40R districts must include an affordable housing component, meaning a certain percentage of units would be available at a reduced rent to people with incomes 70-80% of the area’s median income.
The former site of Lincoln Park in Dartmouth is also a 40R SGOD. So far, it has three residential buildings with a total of 84 apartments, and no commercial properties. For sale signs note that there is commercial property available there.
Two people make their way to the Seaside Rail Trail at Cordage Park in Plymouth, which goes about two miles into Plymouth Center. Cordage Park is a 40R Smart Growth District that includes a restored rope factory building with commercial space, and residential buildings on the property. Photo by Beth David.
In Cordage Park, the old factory building has been renovated with the original wood floors and walls restored. It features large windows with views of the ocean.
The building is occupied by restaurants, a distillery, medical and professional offices, two colleges, and offices for the state senator and representative. Colleges and medical offices seem to dominate the space, so far. There is also a museum with the history of the Plymouth Cordage Company, which was the world’s largest manufacturer of rope, cord and twine. A marina on site has 54 slips.
There are still several of the old factory buildings that have not been restored. Plans for those include condominiums, a seaside restaurant that boats can pull up to, and possibly a boutique hotel.
Meanwhile, the residences already built are a short walk to the beach and a rail trail that goes into downtown Plymouth, about two miles away.
While we roamed around on Thursday, 7/18, we came across two young interns, Chuck and Sean, who were using the empty beach to test out a remotely operated underwater vehicle for Bayonet Ocean Vehicles, which is headquartered in the park.
Mike Farinella of Bayonet, said the interns were testing a vehicle that will hopefully be used by the US military to survey for explosives, so humans do not have to.
He said the research and office space they have in the building is “wonderful.”
“They are making good use of an old building,” said Mr. Farinella. “It’s a good mix of the old and new.”
Gena Graves was walking her dog, Leo, and graciously allowed us to tour her small apartment. She said she had just moved into the Harborwalk Apartments in April and was still getting used to the hotel-style living. The building has a gym, bicycles in the lobby that tenants can use, and some activities.
The apartment has a large window in the living area, one bedroom and a small den. The kitchen has an island that is large enough to put a few chairs around, good counter space, and all the usual appliances.
Ms. Graves said she is paying nearly $2,500 a month for the apartment that is under 800 sf. It could be higher end, she said, for the money, but the space is good and she likes the neighbors.
he Harborwalk has more than 300 apartments, with amenities such as a swimming pool, outdoor seating area with gas grills for tenants to use, a fire pit, outdoor TV, and access to a public beach. The apartments are part of a 40R Smart Growth Overlay District in Plymouth, Mass. Photo by Beth David.
“The people are lovely,” she said, adding that they also have activities, including live music, art shows, etc.
A train stop, that is mentioned on the Cordage Park website as a perk, is right outside her door, but has no trains, she said.
It closed during COVID and has not been restarted. The train now stops in Kingston, which is about 10 minutes away, according to the Cordage Park website.
If the MBTA does add Plymouth back in, the town would then be considered an MBTA community (instead of an adjacent community) and would have to add 2800 residential units, according to Lee Hartmann, Plymouth’s Director of Planning and Development.
Cordage Park is slated to have 675 units, with just over half that number built.
Fairhaven’s proposal puts the SGOD in several different areas of town that include properties owned by different entities, including individual homeowners. Cordage Park, however, is owned by one family that is developing the entire property.
In Fairhaven, many entities would potentially be involved in developing in the SGOD, although they would all be held to the same standards required by the bylaw.
Mr. Hartmann said the town received about $450,000 from the state for adopting the 40R and for the number of units built. The state is currently offering a payment to communities that adopt a 40R, although the amount Fairhaven would get is unclear. The state also offers $3,000 per residential housing unit built.
A courtyard at the Harborwalk Apartments offers a seating area and gas grills for tenants to use, and also a fire pit and swimming pool. The apartments are part of 40R Smart Growth Overlay District in Plymouth, Mass. Photo by Beth David.
Mr. Hartmann said that the town of Plymouth made a commitment to use the bulk of the money in North Plymouth, where Cordage Park is located, such as on infrastructure improvements.
Mr. Hartmann said there were no noticeable changes in the neighborhood outside Cordage Park, including new growth. He said there was no way to measure if the additional units affected housing costs in any way, but they did not seem to make a difference.
A neighborhood group worked with the town and the developers on what the area could look like.
It took about ten years for the project to start construction after the bylaw was passed.
The effect on town services has been minimal, he said. Only nine students have enrolled so far in the school system. The police and fire departments have seen only the expected increase in calls due to increased density.
Mr. Hartmann said he did not know the effect the district had on tourism, although there is a brewery and other industries that bring in people. It is also used as a wedding venue.
While we were in Plymouth, I was joined by my regular day-tripping companion, Tori, and my neighbor, Melissa, for a quick tour of downtown Plymouth, checking out the Mayflower II, the famous rock, and the superbly restored Town Hall.
We had a delightful time browsing the Plimoth General Store, and grabbed a quick bite and some hydrating fluids at the Pillory Pub, which has seating right by the window looking out on the Plymouth Memorial Park and the Museum, all around the area where the Mayflower II and Plymouth Rock are located.
Mr. Hartmann made a point of mentioning the Circuit, a free ride sponsored by the town that you can order on your phone. You can get picked up at the parking lot, or on Main Street, or in front of your favorite pub, and the circuit will take you where you want to go along the circuit that includes Plymouth Center, Plymouth Rock and the Ptown Ferry.
I’m happy to report that Plymouth Rock is still just a rock, albeit surrounded by metal and concrete so that it’s impossible to get a good picture of it.
The Circuit, a free ride sponsored by the Town of Plymouth, utilizes small cars to ferry people around the center of Plymouth and by the Mayflower II, Plymouth Rock, and shopping. Photo by Beth David.
If You Go
Use 10 Cordage Park Circle, Plymouth, MA 02360 for your GPS. You can park at Cordage Park and ride your bike or walk to Plymouth Center and use the circuit to get around.
To learn more about the Circuit, visit https://www.ridecircuit.com/plymouth or find the app on your phone.
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