The most notable discussion revolved around the potential changes to the zoning regulations related to cottage-style subdivisions, also referred to as the 40Y proposal. A suggestion was made to move away from state guidelines in favor of local regulations that could increase housing density while imposing limits on home sizes. This approach aims to encourage the development of affordable housing instead of student housing. The conversation highlighted concerns about inadvertently increasing student housing and touched upon the possibility of enforcing owner-occupancy requirements to ensure a portion of the new homes remain owner-occupied. However, there were legal complications associated with such restrictions under current regulations for single-family homes.

One participant suggested integrating inclusionary zoning requirements. This suggestion was part of a broader discussion about adopting development methods like cluster or open space zoning, which could facilitate higher density without entirely moving away from traditional single-family home development. The possibility of reducing minimum lot sizes and setbacks was considered, with the aim of accommodating a greater variety of unit sizes to better meet diverse housing needs. The conversation acknowledged the high costs associated with infrastructure investments necessary for such developments.

Another focal point was the zoning changes related to main corridors within the RBC and BVC zones. Members discussed incorporating the Office Park (OP) and Planned Research Park (PRP) zones into commercial zoning to potentially allow for housing. A historical context was provided, noting that thirty years ago, commercial development was prioritized to sustain the town’s tax revenue, and residential development in these zones was limited. However, the lack of progress in these commercial zones prompted a reevaluation of residential options, with some members suggesting a more flexible approach to zoning that could allow for apartments, townhouses, and mixed-use buildings.

The meeting also covered the potential for a zoning overlay or change to facilitate smaller lots in different zones such as RO, RLD, and RN. Simplifying the zoning process was seen as beneficial, with ideas proposed to establish minimum criteria for development methods, including considerations like lot size and access to public utilities. Concerns were raised about the implications of state law regarding accessory dwelling units (ADUs), which might increase density beyond initial intentions. Yet, it was acknowledged that increased density could contribute to affordability.

The planning board also explored the challenges of aligning the current zoning standards with the needs of developers, especially in mixed-use buildings. Developers reported difficulties in finding tenants for commercial portions, questioning the viability of existing zoning standards. There was a call for tweaking these standards to accommodate innovative non-residential uses like clean tech labs or manufacturing, which could enhance the town’s economic development strategy.

Further discussions addressed the proposal to streamline the process of submitting zoning amendments to the town council. Members debated whether to pursue a general zoning change or an overlay approach, favoring a systematic proposal process that includes a timeline for submissions. This approach aims to establish priority amendments and engage collaboratively with the council and the community in advancing zoning changes.

Finally, the board considered the challenges related to student housing in Amherst, with a proposal to publish a series of articles in the local bulletin. The articles would articulate the unique challenges faced by college towns and explore solutions employed by similar towns nationwide. These solutions include on-campus housing provisions, minimum distancing requirements for off-campus housing, and developing high-density student housing close to campus. The board recognized the need for comprehensive documentation to facilitate discussions with the full board and guide future proposals.