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Sherry Wilson, Maria Kopicka and Carol McNeary, residents of Amherst who live in the Atkins Corner area, talk about why they are opposed to the proposed development on Hampshire College-owned land. -
Lisa Juris, a resident of Amherst who lives in the Atkins Corner area, stands at the corner of Rambling and Bay roads, where a site is proposed for development, and talks about why she is opposed to it. “Townhouses and a cafe would be fine, anything to enhance the area, it’s just too large,” Juris said. -
Lisa Juris, a resident of Amherst who lives in the Atkins Corner area, stands at the corner of Rambling and Bay roads, where a site is proposed for development, and talks about why she is opposed to it. “Townhouses and a cafe would be fine, anything to enhance the area, its just too large,” said Juris.
AMHERST — Vacant land on either side of Atkins Farms Country Market has long been eyed for its development potential to create a village center, where housing, along with shops and restaurants, would serve Applewood Apartments and Upper Orchard residents, as well as students, faculty and staff at Hampshire College.
A proposed building project that would bring up to three, four-story mixed-use buildings on 7.7 acres of land at Atkins Corner, though, is creating concerns for those who live nearby that such a development would be too intense a use for the site, and that if allowed to proceed could dramatically change the existing neighborhoods that feature mostly low-rise buildings, while also impacting wetlands and the natural landscape at the base of the Mount Holyoke Range that were once used as apple orchards.
“We would like to see more diverse housing, but not at the cost of wetlands, and not at the cost of a neighborhood being ignored,” said Sherry Wilson of McIntosh Drive. “We’d like to have a project that we can welcome to the neighborhood.”
Archipelago Investments, LLC is proposing the project on behalf of Hampshire College, which owns the land and solicited the developer that has handled several mixed-use developments in town.
Lisa Juris, also of McIntosh Drive, said those who live in the developments close to Atkins don’t see the project as improving the village center.
“Amherst is going to grow, but this is a slippery slope and we’re concerned about this vision,” Juris said. “We want this to enhance the town.”
“We would like to see something with more diverse options for residents, that people can actually afford,” said Maria Kopicki of Country Corners Road. “I think there is a happy place to land.”
“It doesn’t look like Archipelago is preserving responsible infrastructure and efficient transportation. I see this as a massive residential block,” said Carol McNeary an Applewood resident.
The residents are among those organizing a petition that seeks to get municipal boards to reject the current plans, including reducing the heights of the buildings and scaling back the 140 units and 262 tenants, and ensuring sufficient parking beyond the 180 spaces, with just 117 for tenants
The petition, which has in excess of 150 signatures, states: ”Neighbors welcome additional housing for individuals and families who have difficulty finding affordable or appropriate housing in town, and additional businesses to serve the needs of South Amherst residents. However, the current plan is problematic and needs revision so that it better serves existing and future residents as well as many travelers through this busy intersection.”
Specifically, the petition calls on the Planning Board to deny issuing a special permit, which would mean the buildings in the development would be limited to three stories and no higher than 40 feet, not allowing vehicles from the development to exit onto Rambling Road, providing adequate on-site parking, increasing commercial space and providing resident ownership options. The petition also advises the Conservation Commission to adhere to wetland protections, meaning denying any variance that would allow more than 20% disturbance within 50 to 100 feet of wetlands and any work in the “0 to 50 feet” no-touch area.
Setting a precedent is concerning with special permits needed from planners due to exceeding the 40-foot height limit allowed in the business village center zoning district, Wilson said. “This is quite a substantial precedent being requested,” Wilson said.
McNeary said the history of the parcels dating back to the late 1960s and early 1970s indicates development wouldn’t be easy, in part because half the land is in the 100-foot wetland buffer.
Gould Way and Lannon Lane were created as part of the double roundabout in 2012, roads connecting West Bay Road and West Street behind Atkins, and in 2014 Town Meeting rezoned the land from limited business, allowing a wider range of uses. For Hampshire College, the idea has been connecting its campus, as well as cultural village that includes the Yiddish Book Center and Eric Carle Museum.
The Conservation Commission, which most recently met on the project on June 25, resumes its hearing Wednesday, after already convincing Archipelago to scale back the project from three buildings to two buildings and around 130 units. The revised plans will then return to the Planning Board on July 16.
Kyle Wilson, principal at Archipelago, is advocating removing and replacing much of the lead and arsenic soil, a remnant of the agricultural use. “We’d very much like to continue to pursue the ‘remove the soil, bring in new fill and plant it’ (plan),” Wilson said. He said it an extremely challenging site because of town regulations.
Commission member Andrey Guidera asked Kyle Wilson what the company would do to stay out of the 100-foot buffer of wetlands, which Wilson said would mean pushing parking close to Bay Road. Wilson also wouldn’t commit to having the entire building outside the wetlands buffer.
“Do everything you can to get out of that,” Guidera said. “After that you don’t have anything to worry about.”
Commission member Alex Hoar said he is not keen on granting waivers, but would entertain future proposals, but not allowing more than 20% disturbance, since the town has created other development opportunities that could seek similar waivers. “I’m concerned about granting the precedent to go beyond 20%,” Hoar said.
Wilson said he considers the property a redevelopment site, essentially a brownfields, that allows more flexibility in wetlands provisions.
Commission Chairwoman Michelle Labbe said she hasn’t been presented evidence that wetland functions, habitat functions and biodiversity are being impacted by the lead arsenic.
“I wouldn’t personally interpret our bylaws to say that this was a redevelopment site,” Labbe said.
Erin Jacque, the wetlands administrator for the town, said the Department of Environmental Protection has advised against remediating the entire site due to to the extensive cost.
For the petitioners, the wetlands need to be protected.
“Wetlands are delicate, once they’re gone, they’re gone,” McNeary said.
In the end, the petitioners hope the Planning Board and Conservation Commission will listen to those who already live there.
“We would like to see our government stand up for us and follow the rules,” McNeary said. “We’d have more confidence if we see they are following state law and town regulations, they’re there for the good of the community.”
Scott Merzbach can be reached at smerzbach@gazettenet.com.
