Mixed-use Apartment Buildings Planned at Amity and University Drive

Report on the Meeting of the Amherst Planning Board September 18, 2024

This meeting was held over Zoom and was recorded. It can be viewed here.

Present
Doug Marshall (Chair), Fred Hartwell, Bruce Coldham, Jesse Mager, Johanna Neumann, Karin Winter, and Lawrence Kluttz.

Staff: Christine Brestrup (Planning Director), Nate Malloy (Senior Planner), and Pam Sadler Field (Assistant)

This was the first meeting for Lawrence Kluttz and the last meeting for Planning Director Chris Brestrup who is set to retire on September 27.

Updated Plans for Development on Amity Street and University Drive
Tom Reidy, Attorney at Bacon, Wilson LLC presented a plan to construct two buildings, containing 85 residential units (259 beds) at the intersection of Amity Street and University Drive. The site was the previous location of Rafters and PleasantTrees dispensary and the neighboring office building. Together, the two parcels total 5.3 acres.

In February, the Zoning Board of Appeals granted developer Barry Roberts a variance, allowing increased density on the site because of the challenges posed by the surrounding wetlands. The town plans to replace the traffic light at the intersection with a roundabout. The Town Council is also considering making an overlay zone for housing along University Drive, that would allow even more density than planned for this project. 

Because of the adjacent wetlands, the project must receive approval from the Conservation Commission, which the developer hopes to achieve this fall. Reidy noted that the current plans do not involve disturbing the wetlands, but there will be some increase in impervious area that the developer plans to mitigate with over 750 new plantings.

The project will consist of one to four-bedroom units, 12% of which will be affordable. The part of the buildings closest to University Drive will be four stories high, with a five-story section toward the rear. If the overlay zone is passed, those plans may be increased by a story to gain 26 more units and 90 more beds. As of now, there will be 10,000 to 14,000 sq. ft of nonresidential space and 186 parking spaces. Seventy-two of the parking spaces will be covered and 114 open air between the two buildings. Despite the increased density, Reidy said traffic at the intersection is only estimated to increase by 4.6%. 

The complex will be managed by Roberts who hopes that construction can begin in the spring of 2025.

Planning Board member Karin Winter suggested a dedicated bicycle path along University Drive, so that bicyclists don’t need to share that road with cars. The Swift Way path already exists on the east side of University Drive. Jesse Mager wanted a wider walkway to accommodate the many pedestrians and bicyclists. Johanna Neumann questioned why so much space was being devoted to parking when the site was so close to the university. Chair Doug Marshall asked about electric vehicle chargers, the location of dumpsters, and whether there would be rooftop utilities. 

Because the project has not yet been presented to the Conservation Commission, the Planning Board continued its discussion until November 6, when they hope the plans will be more complete.

Accessible Entrance Approved for 38 Woodside Avenue
Amherst College plans to construct a new accessible entrance to Cadigan House at 38 Woodside Avenue, the former Center for Religious and Spiritual Life that is now the Office of Residential Engagement and Wellbeing. The current accessible entrance is into a former janitor’s closet in the basement with a lift located in another former closet. In the new plan a sloped sidewalk will be created with a larger landing to the front entrance. There is one accessible parking space on the semicircular driveway.

Although the building is owned by Amherst College and is used for educational purposes, it is in a residential zone, so changes must be approved by the Planning Board. There was no controversy over the plans for the entrance, but Berkshire Design Group architect Chris Chamberland mentioned that the college also planned to pave the path at the north end of the site that leads to the new Lyceum building on South Pleasant Street. Planner Nate Malloy pointed out that that path has a grade of 12%, far more than the 5% allowed by ADA guidelines, and that the Building Commissioner Rob Morra would not approve it. Marshall agreed that new construction of a path that steep would not be allowed at UMass, where he is employed. 

The Planning Board discussed whether to require that the path meet the ADA guidelines, but ultimately decided that the college should negotiate the path with the Building Commissioner. Chamberland said he thought that not all access to the building needs to be accessible, as long as one entrance met the criteria. 

The Planning Board approved the plans by a 6-0 vote, with Lawrence Kluttz recusing himself as an employee of Amherst College.

Way Finders Affordable Housing Project in East Amherst Receives Favorable Reviews
The board heard a presentation from Way Finders about the revised plans for affordable rental housing at the East Street School and on Belchertown Road that is currently undergoing evaluation by the ZBA. When the Planning Board first saw the plans in April, they were not happy with the design for the building at 70 Belchertown Road. The new design received a much more favorable review.  The Conservation Commission is also reviewing the project.

Planning Board Officers and Liaisons Chosen
Doug Marshall will remain the chair of the Planning Board, Johanna Neumann will be the vice chair, and Bruce Coldham will continue as clerk for the coming year. Coldham will also continue as liaison to the Pioneer Valley Planning Commission, and Karin Winter will remain the liaison to the Design Review Board. The Planning Board representative to the Community Preservation Act Committee will be chosen at the next meeting.

The Planning Board will next meet on October 16 at 6:45 p.m.

Links for possible illustrations:

https://www.amherstma.gov/DocumentCenter/View/74492/Amity-Street_LA-Plan-Set-9-9-2024 (Amity St)
https://www.amherstma.gov/DocumentCenter/View/74517/REVISED-Amherst-College—38-Woodside—Plan-Set-2024-09-11 P. 4 Woodside.