Beacon Development Update: Process, Timeline, and Opportunities for Public Input
Conceptual plan for a housing development at the Mitchell Farm in North Amherst. Photo: amherstma.gov
By Robin Jaffin
The proposed Beacon development in North Amherst has generated significant discussion among nearby residents, particularly those living in and around the North Amherst Village Center area. The concept, as presented to date, envisions a four-story building containing approximately 140 fully affordable units. Because of the scale of the proposal and its proximity to existing homes, wetlands, and local roadways, neighbors have raised questions about density, infrastructure capacity, traffic impacts, stormwater management, and neighborhood character.
In late January, District 1 Town Councilors Cathy Schoen and I met with Planning and Economic Development Director Jeff Bagg to discuss the proposed Beacon development concept.
The meeting was cordial and substantive. We raised residents’ concerns about density, design, stormwater impacts, traffic, neighborhood character, and infrastructure capacity. Director Bagg provided context about how projects of this scale typically move through municipal and state review processes, and he agreed to provide a general outline of the anticipated steps so that neighbors could better understand how and when public input would occur.
Following that meeting, there was a brief exchange about timing and format. Director Bagg ultimately incorporated his overview into the Town Manager’s February 23, 2026 report to Town Council to ensure consistency and transparency. Below is his full email response summarizing the current status of the project and the anticipated process.
Email from Jeff Bagg, AICP, Director of Planning & Economic Development (February 2026):
Hi Robin,
Apologies for the delay.
The following is some preliminary information about the project and some information about the initial timelines for public input and permitting:
- The Beacon project is in its [sic] an early-stage. This means that while they have outlined a program, the detailed design plans have not been developed yet.
- Beacon has been proactive in presenting the concept to the Conservation Commission (click here for a link to the December 17, 2025 presentation), Affordable Housing Trust (click here for a link to the January 22, 2026 meeting), meetings with some residents/neighbors, and Town staff.
- The contemplated project includes approximately 140 units in a single, four story building with 80 units of senior and 60 units of multifamily – all of which would be capital “A” Affordable.
- Concerned North Amherst residents have raised several issues such as density, design, stormwater, resource areas, traffic, noise, lighting all of which will need to be evaluated and addressed in their design plans as the project moves into permitting.
- The Planning and Economic Development Director has been given the lead for this project. He has had conversations with Beacon about the need for sewer, sidewalks and traffic calming as well as examining the broader needs of North Amherst.
- There is a Housing Choice grant application in June that could serve to provide funding for the study and design for those items since this project meets several identified goals of the Town’s 2021 Comprehensive Housing Policy and the Town’s 2025 Housing Production Plan. The Commonwealth’s HousingWorks program could be a potential source for funding the construction of some or all of that infrastructure.
- The formal process will start once Beacon submits an application for Project Eligibility application to the Executive Office of Housing and Livable Communities (EOHLC; formerly DHCD). A letter of support from the Town Manager would be submitted, which is required as part of the developer’s application to EOHLC.
- When that application is submitted, the Town is notified of a 30-day comment period for written comments (inclusive of residents, boards/committees, and Town Council). EOHLC receives and reviews those comments in considering whether or not to issue a Letter of Eligibility.
- A Letter of Eligibility would allow the developer to submit an application to the Zoning Board of Appeals. The state has “40B guidelines” document describes in detail the Project Eligibility process on page 71 (click here page 71).
Beacon has stated they estimate their application to EOHLC might be ready in May or June with an application to the ZBA potentially by September or October.
The same information was included in the 2/23/2026 version of the Town Manager Report found here: https://www.amherstma.gov/Archive.aspx?ADID=18827
Jeff Bagg, AICP
Town of Amherst
Director of Planning & Economic Development
Where Things Stand
According to Bagg’s summary, the Beacon proposal remains in an early conceptual phase. No detailed design plans have yet been submitted. The formal state review process begins only after Beacon files a Project Eligibility application with the Executive Office of Housing and Livable Communities. That filing will trigger a 30-day public comment period.
If a Letter of Eligibility is granted, the project would then proceed to the Amherst Zoning Board of Appeals under Chapter 40B.
Beacon has indicated that a state submission could occur in late spring 2026, potentially followed by local ZBA proceedings in early fall.
Takeaway for Residents
There will be multiple points for public input, beginning with the state’s 30-day comment period and continuing through the local ZBA process if the project advances.
In the near term, District 1 residents will have an opportunity to learn more and ask questions at the District 1 Meeting hosted by Councilors Brevik and Schoen on Sunday, March 8, from 3:00 to 5:00 p.m. at the North Amherst Library Community Room. The agenda includes zoning and development updates, and this will be an important opportunity for residents to become informed and to weigh in.
As this process unfolds, continued transparency, timely information sharing, and respectful engagement between residents, town officials, and the developer will be essential to ensuring that decisions reflect both Amherst’s housing goals and the long-term well-being of North Amherst.
On 2-17-2026 I emailed Darcy Jameson (djameson@beaconcommunitiesllc.com) that I represent neighboring owner Hilda Greenbaum, who with other Amherst residents has concerns about the project.
I stated my understanding that because Amherst already provides its share of affordable housing required by law, the Amherst Zoning Board of Appeals (ZBA) has no obligation to waive local zoning, which does not allow this project. If the ZBA waives local zoning, it can impose conditions reducing the scale of the project.
I asked whether Beacon will comply with the Amherst Wetlands Protection Regulations, expressing concern that for this property, the State Wetlands Regulations provide inadequate protection.
On 2-20-2026 I received an email from Ms. Jameson stating: “Thank you for reaching out on behalf of your client. We are still early in the planning process. As we move forward with the town and formal submissions, we look forward to continuing our conversations with the community. “
Beacon has two developments in Amherst, North Square for which it was the original developer, and Rolling Green, which it purchased from another owner who was about to eliminate all the affordable housing units. On the one hand, Beacon is a for-profit developer which is careful to protect its bottom line; there are no discounts. On the other hand, Beacon has demonstrated that it is a responsible developer, one that follows through on its commitments, and which has been a good landlord in Amherst. Although the final plans should receive strict scrutiny and any financial arrangements must be carefully negotiated, I believe that Beacon will again be a good development partner for the Town.
I only have two general observations: First, the cost of housing in Amherst is sky-high. We need more low-cost housing. The second is that as a Rolling Green resident, I can tell you that Beacon’s staff members are dedicated and professional. Rolling Green is a very well-managed property, which offers them credibility for managing the proposed property.
As a resident with a house less than a mile away; build it. I don’t want more rentals, I’d prefer people own these units but the need for more housing is beyond emergency levels. We pay Boston/NYC prices for rural college town employment opportunities.
I will say I wish it would copy the INCREDIBLE Mill District and include space for businesses.
Good, I just wish it was taller and had more units and some space for shops. I also wish South Amherst could also have some development, all of these seem to only happen in North Amherst. We need more housing of every type.
Build tall! Build more!