Conservation Commission Pans Wetlands Incursion in Proposed Project at Atkins Corner

Report on the Meeting of the Amherst Conservation Commission, May 14, 2025

This meeting was held over Zoom and was recorded.

Present
Michelle Labbe (Chair), Jason Dorney, Andrey Guidera, Alex Hoar, Rachel Loeffler, and Bruce Stedman

Staff: Erin Jacque (Wetlands Administrator)

The Conservation Commission took a dim view of the variances to the Wetlands Bylaw requested by Archipelago Inc. for the construction of three four-story mixed-use buildings at Atkins Corner on land currently owned by Hampshire College. The plans include construction of a parking area and driveway with semi-permeable pavers in the 50-foot “no work” buffer area, and alteration of 80% of the 50-to 100-foot buffer area although only 20% alteration is allowed by the bylaw.

Kyle Wilson of Archipelago was not available for the meeting, so representatives of GZA Environmental presented the plans. Mark Stanicki explained that the steep slope and  abundant wetlands in the middle of the site presents a challenge for adequate stormwater drainage and the provision of adequate parking. For management of stormwater, a series of catch basins is proposed, draining away from the site to West Bay Road and West Street. 

Some of the parking is planned around a drive to the south of the two buildings at the western edge of the site between Gould Way and Rambling Road. Because this is within the 50-foot buffer zone, pavers rather than asphalt will be used. The developers termed this drive a “woonerf”, a Dutch term meaning “street for living,” defined as “a type of shared street design where pedestrians, cyclists, and slow-moving vehicles share the same space without traditional curbs or lane dividers. It prioritizes pedestrian and cyclist safety and encourages social interaction by slowing down vehicle traffic through physical barriers and reduced speed limits.” (AI). However, commission member Rachel Loeffler stated that what the design terms as a woonerf does not meet that definition and is actually a parking lot. Commissioner Jason Dorney suggested eliminating the woonerf, but Stanicki said that the fire department required access from Rambling Road to be able to service the new buildings. He also noted that the sidewalk created with the woonerf allows residents from Upper Orchard to walk to Atkins Country Market without walking along West Bay Road.

Dorney suggested moving the two westernmost buildings closer to West Bay Road, away from the wetlands, since the setback is a generous 33 feet. Stanicki replied that the large setback was required because of the need to put the drainage system near the street, given the high groundwater table and the steep grade near West Bay Road. As it is, he said that seven feet of fill was needed in the northeast corner of the site to make the drainage system work. Although Archipelago’s intention is to build sidewalks along West Bay Road, he stated that if the town does not allow the catch basins and underground drainage system, the area along the street will be left as a swale. He also noted that shifting the buildings too far north would make the entrance too steep to meet ADA guidance. 

As mitigation for disturbance of the wetlands, Archipelago has offered to plant native pollinator species along the border of the wetlands. The commission was not satisfied with this proposal. Alex Hoar said, “Mitigation begins with avoidance. Make the project smaller. Eliminate one building.” He suggested approaching Hampshire College about another site on campus that would be more suitable for this project. GZA’s Dylan Barstow Manz noted that the Atkins Corner parcel is the last available parcel in the village center zone that allows denser development of housing, but Commissioner Andrey Guidera said “This [infringement on wetlands] is a bit much to let slide. We have bylaws for a reason.”  Bruce Stedman also said he didn’t feel comfortable with anything but the bare minimum infringement on the wetlands.

Loeffler had submitted a list of 19 questions that she felt should be answered before the Conservation Commission could make an informed decision on the project. These included requests for more complete plans on landscaping, utilities, drainage systems and erosion controls. She noted that the presentation did not have the level of specifics that the commission usually sees with an application. “We can’t approve a half-baked plan,” she said. The commission received  responses to only some of the questions, mostly regarding soil types, in advance of the meeting.

Several members of the public spoke at the meeting, and 11 submitted comments to the commission prior to the meeting. All urged the commission to uphold the wetlands bylaw, limiting development in the 50-foot to 100-foot buffer to 20% and denying development within 50 feet of wetlands.

Conservation Commission Chair Michelle Labbe noted that the wetlands consultant had recently moved some of the flags to update the delineation of the borders of the wetlands. Commissioners agreed to make a second visit to the site to see the new boundaries. The hearing was continued until May 28, at which time it was hoped that Archipelago would present an updated plan.