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Meeting report · Planning Board
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Planning Board — July 17, 2024

No public comments, no split votes, and all agenda items were standard administrative or permitting matters with no evident conflict.

Date Wednesday, July 17, 2024 Duration 2.3h Speakers 8 Decisions 14 Routine
📄 Agenda

Decisions ⁠logged

Every recorded vote, with timestamps and dissents.
Approve DPW proposal to cut trees on Austin, Chestnut Hill, Green, Eaton, and Mac Hill Roads
Motion by a speaker, seconded by a speaker; all in favor, none opposed
Passed
10:32
Approve Eversource trimming and removal proposal on scenic roads
Motion by a speaker, seconded by a speaker; all in favor, none opposed
Passed
32:02
Continue case PZ18273120523 (Bond Delosa, Upper Middle Spring Road) to October 2
Motion by a speaker, seconded; applicant acknowledged extension of statutory requirements
Passed
40:08
Continue first subdivision case (PZ 1 827-212-0523) to September 4 at 7 pm with statutory deadlines extended
Hearing continued pending Keach review and completed application package
Motion carries (all in favor)
1:17:50
Waive submission of studies required by section 210.3 for Cavaney application
Board reserves right to request studies later
Motion carries (all in favor)
1:25:28
Accept Cavaney subdivision application as complete
With noted waivers and stormwater deferral
Motion carries (all in favor)
1:25:46
Accept Cavaney conditional use permit application as complete
Motion carries (all in favor)
1:26:06
Waive Section 3A stormwater regulations
Unanimous; substitute solution of later stormwater plan accepted
Approved
2:02:12
Waive Section H13 driveway regulations (100 ft separation)
Unanimous
Approved
2:03:57
Approve subdivision PZ19038-06424 with conditions
Active/substantial development defined as driveway clearing; foundation as substantial completion; 5-year timeframe; stormwater plan with building permit
Approved
2:04:21
Approve CUP PZ19037-060424
For driveway in wetland buffer; conditions per staff report
Approved
2:07:48
Approve findings of fact for subdivision and CUP
Unanimous
Approved
2:13:00
Approve lot consolidation voluntary merger Map 2 Lots 49 and 53
Unanimous; recording by applicant
Approved
2:14:24
Approve June 19, 2024 minutes
One abstention (absent)
Approved
2:16:03

Topics ⁠discussed

Click a topic to expand quotes and full context.
00:03 DPW Scenic Road Tree Removal Hearing

DPW requested approval to remove specific dead or hazardous trees on scenic roads (Austin, Chestnut Hill, Green, Eaton, Mac Hill) due to safety and maintenance issues; discussion covered flagging, wood removal, and stump handling.

Speakers: Unidentified speaker
10:41 Eversource Scenic Road Trimming/Removal Hearing

Eversource presented plans for tree trimming and removals along 23x5 lines in Amherst and surrounding towns to improve reliability after recent storms; topics included hazard tree criteria, homeowner consent, wood disposal, and distinction between trimming vs. removals.

Speakers: Unidentified speaker
32:13 Bond Delosa Properties Applications

Board addressed two subdivision cases (PZ18273120523 and PZ18272120523); first continued to October due to pending third-party reviews; second involved discussion of common driveway design, private road classification, stormwater BMPs, and need for fire/DPW input.

Speakers: Unidentified speaker
58:52 Nine-lot subdivision continuation (Cricket Corner/common driveway)

Applicant representative addressed fire department review, common driveway design (20 ft wide, NFPA compliant), lot count rationale (started at 10, settled on 9), frontage access rules under section 303, and need for no waivers on current design. Board discussed regulatory ambiguities on driveways vs. private roads and frontage access.

Speakers: Unidentified speaker
1:19:02 Cavaney 82 Lake Road subdivision and CUP completeness/public hearing

Two-lot subdivision of tax map 6 lot 30 plus conditional use permit for driveway in 25 ft wetland buffer. Applicant presented revised plan with contiguous 200 ft frontage, wetland buffer mitigation via placarding and naturalization, and requested waivers for studies (210.3) and stormwater. Public comment from abutter on wetland conditions and driveway proximity. Later discussion of net track area requirements, waivers for stormwater and driveway regulations, and conditions. Board debated and set markers for active and substantial development (driveway clearing) and substantial completion (foundation installation) to limit grandfathering of approvals. Motions to waive stormwater and driveway requirements and approve the subdivision and CUP with conditions including placarding, impact fees, and stormwater plan filing with building permit. Adoption of findings of fact for both applications.

Speakers: Unidentified speaker
2:13:58 Lot Consolidation

Approval of voluntary merger of Map 2 Lots 49 and 53 for the Subaru dealer site plan.

Speakers: Unidentified speaker
2:15:59 Minutes and Future Business

Approval of June 19 minutes and discussion of drafting a warrant article on landscaper/contractor home businesses.

Speakers: Unidentified speaker

Controversy & ⁠dissent

Where the board, the community, or the agenda diverged.

Action ⁠items

Who owes what, by when.
Submit full package including driveway/roadway designs for third-party review by Keach Nordstrom
Assigned: Applicant (Bond Delosa) · Due: Mid-August 2024
Obtain third-party review estimates and complete review for Bond Delosa submissions
Assigned: Town staff / Nick · Due: Approximately three weeks after mid-August submission
Consult town counsel on driveway/frontage regulation interpretation (section 303 and private road vs. driveway definitions)
Assigned: a speaker and a speaker · Due: Prior to September 4 hearing
Submit legal documents, revised plans, sight distance data, and address placarding of full wetland buffer
Assigned: Applicant (a speaker/a speaker) · Due: Prior to September 4 hearing
Draft warrant article language on landscaper/contractor home businesses
Assigned: a speaker (Bill) · Due: Second meeting in August

Notable ⁠statements

Supportive of DPW tree removal; believes scenic character would improve by exposing stone walls — Unidentified speaker · DPW hearing 05:13
Requested stumps be removed where visible to avoid detracting from road appearance — Unidentified speaker · DPW hearing 08:34
Questioned whether common driveway serving three lots should be classified as private road requiring waivers and emergency access standards — Unidentified speaker · Bond Delosa discussion 49:29
We need a completed package before meaningful review or decisions; prefer first September meeting over mid-August — Unidentified speaker · Nine-lot subdivision discussion 1:07:28
Driveway serving three or more units should be treated as private road; waiver may be needed but board can address at decision time — Unidentified speaker · Regulatory discussion on first application 1:13:24
Construction of the driveway along its entire length should be the active and substantial development marker; if not done within five years, new regulations apply. — Unidentified speaker · Defining conditions to prevent perpetual grandfathering 1:59:06
Five-year timeline for driveway construction is reasonable to ensure changes in regulations are not ignored. — Unidentified speaker · Supporting the development marker proposal 2:00:29

Public ⁠comment

What residents said — verbatim, with timestamps.
No public comments were identified in this meeting.

Accountability ⁠flags

Documented procedural gaps. Each item links to its source.

Topics discussed — not on agenda

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Report composed by grok-4.3, claude-opus-4-7 · analyzed 2026-05-27.