Zoning Board of Adjustment — June 16, 2026
Amherst ZBA denies controversial lot unmerger and pauses massive gravel pit project pending independent environmental review.
The meeting featured spirited testimony from neighbors and legal representatives, particularly regarding privacy rights and environmental protections.
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During the June 16th Zoning Board of Adjustment meeting, two high-stakes issues highlighted the tension between development interests and community protections in Amherst.
First, the Board denied a variance request for 2 Track Way that would have unmerged two lots for a new home. This decision was a significant win for local abutters, who testified that the existing lot merger was essential to protecting their privacy and property values. The Board ultimately found that the application failed to meet the statutory requirements for unnecessary hardship and public interest.
Second, the Board took a cautious approach to a large-scale gravel pit reclamation project involving 160 acres. While the applicant argued the project was necessary for stormwater management, the Amherst Conservation Commission and local residents raised alarms about potential risks to the local aquifer and the Witches Brook watershed. Rather than taking the applicant's word at face value, the Board voted to continue the hearing until they can hire an independent environmental expert to conduct a technical review.
These decisions show a Board grappling with significant community pressure to prioritize evidence and neighbor rights over development requests. The gravel pit hearing is scheduled to continue on July 21st.
Public impact
Potential creation of a new non-conforming residential lot in a previously merged area.
The board denied the variance.
Modification of protected wetland buffers and significant grading on a 160-acre site.
The hearing was continued to allow for an independent environmental expert review.
The matter returns to the July 21st meeting pending the hiring of an environmental specialist.
Topics discussed
The Chair opened the meeting, apologized for previous delays due to board vacancies, and introduced new members to the board.
The board was confirmed as full and ready to proceed with the agenda.
The applicants requested a variance to unmerge two lots at 2 Track Way to allow for a new single-family residence. Neighbors and a developer's representative debated the request to create two non-conforming lots for residential development.
The hearing was held with extensive testimony from both the applicant and the abutters. The Board conducted a five-part legal test and voted to deny the variance, finding that it failed to meet criteria regarding public interest, spirit of the ordinance, substantial justice, and unnecessary hardship.
The board will enter deliberations to determine if the variance meets the five statutory criteria.
A request for relief to perform grading, reclamation, and water quality improvements within a wetland and watershed conservation district, including modifications to protected wetland buffers and stormwater management features.
The hearing commenced with a board member recusing themselves. The segment ended during the public comment period. The Board decided to continue the hearing to allow for an independent technical review.
The matter is continued to the July 21st meeting, pending the hiring of an environmental expert.
An application by Sarah Zahl to subdivide a 7.65-acre triangular parcel into two lots to build a single-family home, requesting variances regarding a 10-acre parent parcel requirement, reduced lot frontage, and driveway separation requirements.
The applicant began presenting the criteria for the various requested variances. The Board voted unanimously to approve the variances with conditions.
The project must undergo Planning Board review, specifically regarding fire department standards for the driveway and potential maintenance agreements.
Request to install a 10x8 Reeds Ferry shed with a minor encroachment into a 20-foot setback due to steep terrain.
The Board voted unanimously to approve the variance.
Request to install a pre-constructed pavilion 75 feet from the highway, whereas 100 feet is required.
The topic was discussed, but no final vote was recorded as the discussion was ongoing. The Board determined they did not have sufficient, consistent information to grant a variance.
The case was continued to the next meeting to allow for more precise dimensions, drawings, and a clear understanding of the structure's footprint.
Controversy & dissent
Potentially controversial issues
Variance Request: PZ2000-111025 (Braff Family Revocable Trust) - Lot Unmerger
Gravel Pit Reclamation and Wetland/Watershed Buffer Variance (PZ20014-021826)
Community vs. board tension
Public comment
Decisions logged
Action items
Member positions
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position. UNCLEAR means the vote was split but the record did not name how this member voted — it is not a “yes.”
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grok-4.3, gemma-4-26b, grok-4.20-0309-reasoning, grok-4-fast · analyzed 2026-06-22.
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