Planning Board — October 2, 2024
A 44-lot subdivision is headed to Amherst's Planning Board on Nov. 6 — and the board is already planning for a crowd.
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.
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**Amherst Planning Board — October 2, 2024 Meeting Recap**
The Oct. 2 Planning Board meeting was largely routine, but it set the stage for what could be one of the most consequential hearings Amherst has seen in years. Here's what residents need to know.
**The big one is coming Nov. 6.** Bond Properties has two subdivision applications before the board: a 9-lot and a 44-lot residential development, both known as the Cricket Corner proposals. Both were continued to the November 6th hearing at 7pm. The board chair noted he expects a large crowd — large enough that staff was asked to look into moving the meeting to Amherst High School to accommodate public attendance. A 44-lot subdivision affects traffic, infrastructure, schools, and neighborhood character. If you have thoughts about growth in Amherst, this is the hearing where your voice matters. Watch for a venue confirmation before Nov. 6.
**A transparency moment worth noting — in a good way.** When the board reviewed a sign master plan for a commercial property at 125 Route 101, one of the three retail units was vacant, and the application would have allowed up to 500 square feet of signage for whatever business eventually moves in. The chair objected forcefully: "There's no way I'm going to agree that we're going to give carte blanche to 500 square feet." That resistance produced a materially better outcome — the board capped total signage at 200 square feet with a 15-foot height maximum. That's board oversight functioning as it should.
**One eyebrow-raiser.** The board approved a waiver for Planet Fitness at 123 Route 101A, allowing the gym to use its signature purple branding (instead of the red/white/black required by the site's sign plan) and add about 64 square feet of internally illuminated signage. During the discussion, the board chair said he wouldn't want signs illuminated at 2am — then discovered mid-conversation that Planet Fitness operates 24 hours a day. The waiver passed unanimously. It's a minor issue in isolation, but it's a reminder that boards should have basic operational facts about applicants before voting on lighting approvals.
**What to do now:** Save November 6th, 7pm. Check the Town of Amherst website for the confirmed location (Town Hall or Amherst High School). If Bond Properties' subdivision proposals affect your neighborhood, your roads, or your schools — show up.
Public impact
44-lot residential subdivision — one of the largest single development proposals before the board; full review pending at November 6th hearing
9-lot residential subdivision; companion application to the 44-lot project, reviewed concurrently
Topics discussed
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.
Stormwater management plan review for 64 New Hampshire Route 101A. Staff raised multiple technical issues requiring resolution before approval.
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).
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.
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.
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.
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.
Controversy & dissent
Potentially controversial issues
Bond Properties Large Subdivision Applications (9-lot and 44-lot)
TRDK/Riley Investment Properties Sign Master Plan - Carte Blanche Approval Concern
Planet Fitness Sign Waiver - Overnight Illumination and Color Deviation
Community vs. board tension
Public comment
Decisions logged
Action items
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