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Planning Board — October 2, 2024

The meeting was largely routine with unanimous votes, but was elevated by the chair's strong resistance to the sign master plan's open-ended scope and by the board's own anticipation of significant community controversy surrounding the Bond Properties subdivisions slated for the next hearing.

Date Wednesday, October 2, 2024 Duration 2.2h Speakers 10 Decisions 13 Lively
▶ Video

Public ⁠impact

Issues from this meeting with documented community impact.
01

Bond Properties 44-Lot Subdivision Proposal

44-lot residential subdivision — one of the largest single development proposals before the board; full review pending at November 6th hearing Affected: Residents near the proposed subdivision site and broader Amherst community affected by infrastructure, traffic, and neighborhood density changes
zoning change
02

Bond Properties 9-Lot Subdivision Proposal

9-lot residential subdivision; companion application to the 44-lot project, reviewed concurrently Affected: Residents near the proposed subdivision site in Amherst
zoning change

Decisions ⁠logged

Every recorded vote, with timestamps and dissents.
Approved continuance of Bond Properties 9-lot subdivision (Case PZ18272120523) to November 6th
Continued to November 6th at Town Hall at 7pm with extended statutory requirements
Approved unanimously
Approved continuance of Ponderosa Properties 44-lot application (Case PV 1-827-312-0523) to November 6th
Continued to November 6th at Town Hall at 7pm with extended statutory requirements
Approved unanimously
Deemed Nelson Realty Trust stormwater application complete (Case PZ1946-60906-24)
Application accepted as complete for public hearing
Approved unanimously
Continued Nelson Realty Trust stormwater application to October 16th
Continued to permit applicant to resolve staff report comments and Conservation Commission concerns
Approved unanimously
Deemed TRDK Amherst LLC sign master plan application complete (Case PZ1946-809-0624)
Application accepted as complete for public hearing
Approved unanimously
Approved sign master plan for Riley Investment Properties with conditions limiting total signage to 200 square feet, maximum 15-foot height, and compliance with illumination requirements
Case PZ 1046-809-9064, includes conditions from staff report plus additional restrictions on square footage and height
Approved unanimously
Approved findings of fact for Riley Investment Properties sign master plan
Motion to approve findings of fact as presented by Tracy
Approved unanimously
Accepted Beaver Meadow subdivision application as complete with waiver reservations
Application deemed complete with understanding that additional studies may be required after hearing
Approved unanimously
Granted multiple waivers for Beaver Meadow subdivision
Waivers granted for various subdivision regulation requirements including studies, topography, survey requirements, and other documentation
Approved unanimously
Approved Beaver Meadow subdivision condominium conversion
Case PZ19469090624 for conversion of apartment buildings to condominiums at 9 Old Nashville Road
Approved unanimously
Approved Planet Fitness sign master plan waiver request
Case PZ19470090624 allowing purple lettering and additional 64.51 square feet of internally illuminated signage
Approved unanimously
Approved findings of fact for Planet Fitness sign waiver
Motion to approve findings of fact as presented
Approved unanimously
Approved minutes from September 18, 2024 meeting with corrections
Three corrections made to lines 163, 273, and 490
Approved unanimously

Topics ⁠discussed

Click a topic to expand quotes and full context.
▶ 00:03 Bond Properties Cricket Corner - Continuance Request

Applicant requested continuance for 9-lot subdivision and separate 44-lot project to November 6th meeting. Board noted potential venue change to high school due to expected large attendance.

Speakers: Unidentified speaker
▶ 02:14 Nelson Realty Trust Stormwater Management Plan

Stormwater management plan review for 64 New Hampshire Route 101A. Staff raised multiple technical issues requiring resolution before approval.

Speakers: Unidentified speaker
▶ 33:28 TRDK Amherst LLC Sign Master Plan

Application to create sign master plan for three condominium units at 125 Route 101, including request for 16-foot height variance (later revised to 15 feet).

Speakers: Unidentified speaker
▶ 1:06:09 Sign Height Waiver Discussion

Board discussed whether a proposed sign exceeding the 15-foot height limit would require a variance or could be approved through their discretionary authority. The applicant agreed to revise their application to a maximum 15-foot height to avoid variance requirements.

Speakers: Unidentified speaker
▶ 1:16:00 Sign Master Plan Approval - Riley Investment Properties

Board reviewed and approved a sign master plan for Riley Investment Properties at 125 Route 101A, limiting total signage to 200 square feet with 15-foot maximum height and compliance with illumination requirements.

Speakers: Unidentified speaker
▶ 1:35:54 Beaver Meadow Subdivision Condominium Conversion

Board approved a subdivision application to convert two existing apartment buildings (4 units each) at 9 Old Nashville Road into condominiums, granting multiple waivers for studies and documentation requirements.

Speakers: Unidentified speaker
▶ 1:46:45 Planet Fitness Sign Master Plan Waiver

Board approved waivers to existing sign master plan for Planet Fitness at 123 Route 101A to allow purple lettering (instead of required red/white/black) and additional 64.51 square feet of internally illuminated signage.

Speakers: Unidentified speaker

Controversy & ⁠dissent

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

Potentially controversial issues

01

Bond Properties Large Subdivision Applications (9-lot and 44-lot)

The sheer scale of the two applications — a 9-lot and a 44-lot subdivision — prompted the chair to anticipate 'a substantial number of people' attending the November 6th hearing, leading to a proactive venue change to the high school. Large subdivisions typically generate strong community concern over traffic, infrastructure, environmental impact, and neighborhood character. The continuance itself signals the complexity and likely contentiousness of these projects.
Board position: Board unanimously approved continuances to November 6th and proactively explored moving the hearing to the high school to accommodate expected large public turnout.
high concern
02

TRDK/Riley Investment Properties Sign Master Plan - Carte Blanche Approval Concern

The chair expressed strong and repeated objections to approving a sign master plan that would effectively grant maximum allowable signage (up to 500 sq ft) for a yet-unknown future tenant of one of the three condominium units. The chair stated explicitly 'I won't support it. There's no way I'm going to agree... that we're going to give carte blanche to 500 square feet.' This reflects a values conflict between facilitating business development and maintaining board oversight over future signage impacts. The issue was ultimately resolved by capping total signage at 200 sq ft and reducing height to 15 feet.
Board position: Board ultimately approved the sign master plan with significant conditions: 200 sq ft total signage cap, 15-foot maximum height, and illumination compliance — a materially more restrictive outcome than originally proposed.
Internal dissent
a speaker (Chair) expressed forceful opposition to the original application scope, stating strong unwillingness to grant open-ended approval for unknown future tenants. This drove meaningful negotiation and revision of the application before approval was reached.
medium concern
03

Planet Fitness Sign Waiver - Overnight Illumination and Color Deviation

The board raised concerns about allowing Planet Fitness to deviate from the sign master plan's required color scheme (red/white/black) in favor of purple branding, and about adding 64.51 sq ft of internally illuminated signage. The chair initially assumed Planet Fitness was not open at 2am and expressed discomfort with overnight illumination, only to learn the gym operates 24/7. a speaker also questioned the necessity of illuminating side signage given its limited traffic exposure. These represent light-pollution and aesthetic concerns relevant to neighboring properties and residents.
Board position: Board approved the waiver unanimously, allowing purple lettering and additional illuminated signage, after discussing illumination timing and side-sign necessity.
Internal dissent
a speaker expressed concern about overnight illumination, and a speaker questioned whether side-facing illuminated signage was necessary given limited visibility. Both concerns were noted but did not prevent unanimous approval.
low concern

Community vs. board tension

Action ⁠items

Who owes what, by when.
Look into high school availability for November 6th meeting due to expected large attendance
Assigned: Nick (staff) · Due: Before November 6th meeting
Work with Community Development to resolve staff report comments and address Conservation Commission concerns
Assigned: Nelson Realty Trust applicant · Due: October 16th meeting
Revise drawing to show maximum 15-foot sign height (reduced from proposed 16 feet)
Assigned: TRDK Amherst LLC applicant · Due: For final approval
Submit revised drawings showing maximum 15-foot sign height
Assigned: Riley Investment Properties applicant · Due: Not specified
Review condominium declaration document for Beaver Meadow project
Assigned: Town counsel · Due: Not specified

Notable ⁠statements

I anticipate with respect to these two applications there may be a substantial number of people there. So if we can have it at the high school, I think I would prefer. — Speaker A (Chair) · Discussing venue change for Bond Properties applications due to expected attendance ▶ 01:37
I want to keep businesses to come and stay in Amherst. And so that's a good posture for you to take. — Unidentified speaker · Supporting business retention during Nelson Realty discussion ▶ 28:07
There's something about giving carte blanche approval that just somehow makes me uncomfortable when you don't know what one of the three signs is actually going to be. — Speaker A (Chair) · Expressing concern about approving sign master plan without knowing future tenant details ▶ 1:10:06
I won't support it. There's no way I'm going to agree... that we're going to give carte blanche to 500 square feet — Unidentified speaker · Chair expressing strong opposition to approving maximum allowable signage without specific tenant plans ▶ 1:15:29
I don't think that side exposure, because it's set back so far and because there's no traffic... I don't see the need to illuminate that at the expense of some future tenant — Unidentified speaker · Board member expressing concern about using up illuminated sign allocation for side signage ▶ 1:59:59
I would not want the signs lit up at 2 in the morning. My assumption is, is that Planet Fitness isn't open at 2 in the morning — Unidentified speaker · Chair expressing concern about overnight illumination of signs, later learning Planet Fitness operates 24/7 ▶ 1:59:02

Public ⁠comment

What residents said — verbatim, with timestamps.
No public comments were identified in this meeting.
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Report composed by claude-sonnet-4-6, claude-sonnet-4-20250514, claude-opus-4-6 · analyzed 2026-06-01.