Beacon Development Update: Process, Timeline, and Opportunities for Public Input

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.

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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

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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.