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Planning Board — June 17, 2026

The meeting featured a spirited exchange regarding environmental protections and long-term site management for the Golden Valley Way project.

Date Wednesday, June 17, 2026 Duration 1.7h Speakers 1 Public comments 6 Decisions 8 Lively
▶ Video

Public ⁠impact

Issues from this meeting with documented community impact.
01

Golden Valley Way Holdings LLC Site Plan & CUP

Potential risk of hydrocarbon contamination in a protected aquifer and permanent loss of wetland buffers. Affected: Local residents and the broader community reliant on the aquifer protection district.
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What was discussed

The applicant proposed revisions including enhanced buffers and stormwater treatment, but board members and the Conservation Commission raised alarms about the permanent removal of buffer land and the risk of petroleum products in the aquifer protection district.

What happened

The hearing was postponed to allow the applicant to refine the proposal and address feedback.

What's next

A follow-up hearing is scheduled for August 5th.

zoning change

Decisions ⁠logged

Every recorded vote, with timestamps and dissents.
Postpone Golden Valley Way Holdings hearing to August 5th, 7:00 PM, with the 65-day statutory review timeframe waived by the applicant.
The motion was made to allow the applicant time to refine the proposal following the current discussion.
Passed (All in favor; Doug voting as alternate)
Approval of case PZ-20036-050826 for Jeffrey and Lisa Jones (35 Thornberry Road) for a conditional use permit to construct a wetland crossing and paved driveway.
Approved under Section 4.11I1 of the zoning ordinance with additions to conditions present in the staff memo.
Passed (All in favor)
Decline the findings of facts for PZ-20036-050826 as indicated in the staff report.
Formal administrative action regarding findings of facts.
Passed (All in favor)
Motion to declare the Jeffrey and Lisa Jones application complete.
The Board reviewed the checklist for the wetland crossing and driveway application.
Passed (All in favor)
Determination of no regional impact for case PZ-20042-060526 (Friends of Young Judaea).
Motion made by Gordon, seconded by Lisa.
Passed (All in favor)
Determination of no regional impact for case PZ-20043-060526 (Rosemary Lane LLC).
Motion made by Gordon, seconded by Lisa.
Passed (All in favor)
Approval of May 20th, 2026 minutes with modifications.
Included corrections to business descriptions, septic service clarification, and name spelling.
Passed (All in favor)
Approval of June 3rd, 2026 minutes with corrections.
Corrected 'to be waiver requests' to 'to be waive requests'.
Passed (All in favor)

Topics ⁠discussed

Click a topic to expand quotes and full context.
▶ 00:27 Golden Valley Way Holdings - Non-residential Site Plan & Conditional Use Permit

The applicant presented updates and revisions to a site plan for a construction equipment storage facility, focusing on environmental protections.

Speakers: Unidentified speaker, Jason Hill, George Stanley, Pam, Gloria, Steve Lutz
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What was discussed

The applicant detailed revisions to mitigate environmental impacts, including enhanced wetland buffers, improved stormwater treatment with oil-water separators, and a five-year groundwater monitoring plan. Board members expressed significant concerns regarding the permanent removal of wetland buffers, the potential for groundwater contamination in an aquifer protection district, and the impact on local wildlife like turtles and the Witches Brook trout population.

What happened

The Board expressed hesitation and concern regarding the project's suitability for the site despite the proposed mitigations.

What's next

The hearing was postponed to August 5th to allow the applicant to digest feedback and refine the proposal.

▶ 1:22:55 Jeffrey and Lisa Jones - Conditional Use Permit for Wetland Crossing

A proposal for a non-riverine wetland crossing and paved driveway to access a building envelope for a proposed barn at 35 Thornberry Road.

Speakers: Unidentified speaker, Aspen Putz, Lisa, Doug
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What was discussed

The applicant, representing the owners, proposed a wetland crossing that would result in 2,642 square feet of buffer impact, mitigated by 2,911 square feet of reseeding and tree planting. Discussion touched upon drainage calculations, culvert sizing for a 50-year storm, management of stormwater through an infiltration trench, HydroCAD drainage reports, wetland buffer impacts, and mitigation plans. The applicant explained that a 24-inch culvert would be used to manage runoff, including off-lot drainage, and proposed a habitat strengthening plan involving reseeding to offset impacts.

What happened

The application was declared complete by the Board. The board found the application satisfied the criteria of Section 4.11I1 of the zoning ordinance and approved the permit under that section with additions to conditions present in the staff memo.

▶ 1:34:07 Regional Impact Determination: Friends of Young Judaea

Assessment of whether a non-residential site plan for improvements at 9 Camp Road has regional impacts.

Speakers: Unidentified speaker
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What was discussed

The board discussed the nature of the improvements, which include pickleball and basketball courts at an existing facility. Members noted the site is not open to the general public and is unlikely to increase traffic or affect neighboring Merrimack.

What happened

The board determined there is no regional impact.

▶ 1:35:10 Regional Impact Determination: Rosemary Lane LLC

Assessment of a private road easement amendment for fire truck access at New Boston Road and Rosemary Lane.

Speakers: Unidentified speaker
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What was discussed

The board briefly discussed the amendment, which allows for fire truck access to building sites in a subdivision approved in 2006.

What happened

The board determined there is no regional impact.

▶ 1:35:48 Approval of Meeting Minutes

Review and correction of meeting minutes from May 20th and June 3rd, 2026.

Speakers: Unidentified speaker
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What was discussed

For the May 20th minutes, several corrections were noted, including clarifying that a business uses private septic rather than public, correcting a name from 'Beer' to 'Brian', and clarifying a question asked by Lisa Hagan regarding aesthetics. For the June 3rd minutes, a correction changed 'to be waiver requests' to 'to be waive requests'.

What happened

Both sets of minutes were approved with the noted modifications.

Controversy & ⁠dissent

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

Potentially controversial issues

01

Golden Valley Way Holdings - Non-residential Site Plan & Conditional Use Permit

The proposal for a construction equipment storage facility involves the permanent removal of wetland buffers and raises significant concerns regarding the protection of the local aquifer and wildlife habitats, including nesting turtles and trout populations.
Board position: The Board expressed significant hesitation and skepticism regarding the project's suitability for the site, despite the applicant's mitigation efforts.
Internal dissent
While the vote to postpone was unanimous, individual board members expressed strong doubts about the adequacy of groundwater monitoring and the permanent loss of wetland buffers.
high concern

Community vs. board tension

Action ⁠items

Who owes what, by when.
Refine project proposal based on Board feedback and environmental concerns.
Assigned: Golden Valley Way Holdings (Applicant) · Due: August 5, 2026

Notable ⁠statements

The Conservation Commission... [takes] exception... to the application demonstrating that the avoidance and minimization [of wetland impacts] is met. — Steve Lutz · Clarifying the Conservation Commission's formal position on the Golden Valley Way Holdings project. ▶ 2:02:23
I don't run a business that makes messes... I maintain my stuff properly. — George Stanley · Defending the cleanliness and maintenance of his equipment against concerns about potential hydrocarbon leaks. ▶ 1:20:34
Trust but verify. — Board Member (unnamed) · Responding to the applicant's assurances regarding the management of the site and environmental compliance. ▶ 1:25:01
In combination of using trees and reseeding, we're actually providing a larger net benefit. The original buffer impact is 2,642 square feet, and we're proposing 2,911 square feet of reseeding and habitat. — Applicant (Speaker A/Unidentified) · Discussing wetland mitigation for the Thornberry Road project. ▶ 1:26:20

Public ⁠comment

What residents said — verbatim, with timestamps.
6
Total speakers
3
Addressed
2
Partial
1
Not addressed
Jason Hill
▶ 00:56
Addressed
Representing Golden Valley Way Holdings, Hill presented project updates including enhanced wetland buffers, improved stormwater treatment, and a long-term groundwater monitoring plan. He clarified that the building is for secure equipment storage rather than an industrial repair facility. Key concern
Demonstrating that the project revisions sufficiently address environmental impacts and meet conditional use permit criteria.
Board response
The board members asked several clarifying questions regarding vehicle maintenance, the number of vehicles on site, and the specific nature of the repairs and washing allowed.
The applicant provided detailed technical explanations and a walkthrough of the site's intended use to satisfy the board's inquiries.
Pam
▶ 20:28
Partial
Pam expressed significant concerns regarding the potential for long-term environmental consequences and the maintenance of the proposed protections. She also noted that she had not seen the revised drainage or landscaping plans. Key concern
Long-term reliability of environmental protections and lack of access to revised technical plans.
Board response
The applicant explained that the plans were undergoing technical review and offered to provide further information.
The applicant addressed the concern about the plans, but the fundamental skepticism regarding long-term maintenance was acknowledged by the board rather than 'solved'.
Gloria
▶ 25:53
Addressed
Gloria raised concerns about the active wildlife, specifically nesting turtles, in the area designated for the paved driveway and stockyard. She expressed difficulty reconciling the commercial development with the protection of the local habitat. Key concern
Impact of construction and paving on nesting turtles and local wildlife.
Board response
The applicant (George Stanley) provided a highly detailed 19-point wildlife protection plan approved by DES, including exclusionary barriers, biologist sweeps, and habitat creation.
The applicant provided a comprehensive technical response detailing specific mitigation measures for wildlife.
Unknown Board Member
▶ 41:06
Partial
An unnamed board member expressed dissatisfaction with the buffer encroachment, noting that a quarter acre of the buffer would be permanently removed. They also voiced doubts about the adequacy of the groundwater monitoring and infiltration methods. Key concern
Permanent loss of wetland buffer and potential for hydrocarbon contamination in the aquifer.
Board response
The applicant explained the compensatory mitigation efforts and the specific design of the infiltration and trapping systems.
The applicant provided justifications and mitigation plans, but the board member remained 'not comfortable' with the use.
Steve Lutz
▶ 2:03:19
Not addressed
Representing the Amherst Conservation Commission, Lutz clarified that the commission's position is that the applicant has still not demonstrated sufficient avoidance and minimization of environmental impacts. He also noted that petroleum products are prohibited in the aquifer protection district. Key concern
Failure to meet the 'avoidance and minimization' criteria and potential for prohibited material storage.
Board response
The board listened to the clarification, which informed their decision to postpone the matter to allow for further refinement.
The board did not resolve the Commission's objection; instead, they postponed the meeting to allow the applicant to 'digest' the feedback.
Aspen Putz
▶ 2:11:24
Addressed
Representing the Joneses, Putz presented a proposal for a wetland crossing and paved driveway to access a building envelope. She detailed a mitigation plan involving reseeding with a wildlife conservation mix and planting red maple trees. Key concern
Obtaining a conditional use permit for a wetland crossing and driveway while minimizing environmental impact.
Board response
Board members asked about the drainage calculations, the size of the culvert, and the extent of the permanent buffer impact.
The applicant provided the necessary technical details and confirmed the existence of a drainage report and wetland permit.
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Report composed by grok-4.3, gemma-4-26b, grok-4-fast, grok-4.20-0309-reasoning · analyzed 2026-06-22.