265, 277, 281, 287, 2871/2 Elm St - Site Plan Review

What is proposed

The Rocky Hill project is a residential development proposed on multiple Elm Street parcels and organized as two neighborhoods. The South Neighborhood would contain 85 for‑sale homes in a mix of single‑family, duplex, triplex and fourplex buildings. The North Neighborhood would contain 296 rental homes across 29 separate multifamily buildings, including corridor buildings, 12‑unit walk‑ups, 6‑unit manor houses and stacked town/flat buildings, for a combined total of 381 residential units. Site plans show community amenities such as a clubhouse, fieldhouse, pool, pickleball courts, dog park, grill pavilion, car barns/garages, village greens and pocket parks. Typical exterior materials cited include cementitious siding (Hardie or equivalent), white cedar shingle siding, asphalt and standing‑seam metal roofs, stone/brick veneers and painted trim.

Where and how big

The applicant describes the project site as approximately 65 acres comprising several tax parcels on the east side of Elm Street (addresses filed with the application: 265 R, 277 R, 281, 287, 287 R and 287.5 Elm Street). The site layout centers on a single boulevard entrance from Elm Street that leads to a roundabout separating the South and North Neighborhoods. Architectural plans include illustrative building sizes (for example, a 36‑unit corridor building is shown with a total gross area on the order of 46,840 square feet and 12‑unit walk‑ups are shown in the 10,000–15,000 square‑foot range in the submitted materials).

Parking, access and transportation

Primary vehicle access would be a new boulevard from Elm Street; an emergency access is shown to be provided via an existing easement through the Amesbury Animal Hospital property. The applicant proposes dedicating the boulevard as a public road from Elm Street to the roundabout while retaining all other internal roads and common areas as private. Parking is a mix of resident garages and surface spaces, with most parking screened to the rear of buildings; the submission reports parking of about 2.87 spaces per unit in the South Neighborhood and 1.68 spaces per unit in the North Neighborhood, plus seven spaces near the roundabout for public trail access. A Transportation Impact Assessment accompanies the application and the submission identifies proposed mitigation on the Route 110/I‑95 corridor; the applicant is coordinating roadway improvements with the City, MassDOT and a MassWorks grant request.

Site design, open space, wetlands and stormwater

Plans show a network of formal greens, pocket parks and connected trails that link interior open spaces to surrounding conservation lands and existing regional trails. The application indicates wooded perimeter open space will be permanently protected by conservation easements or deed restrictions and that proposed structures meet or exceed a 25‑foot wetlands setback required by the Conservation Commission. A stormwater management report and detailed drainage plans are included with the submission; plans show detention/bioretention features and erosion‑control measures intended to meet applicable standards. Utilities are shown to be installed underground and lighting specifications limit pole heights to reduce glare (parking lot poles not to exceed 18 feet; driveway/walkway lighting not to exceed 12 feet).

Affordable housing, phasing and permits

The applicant proposes that 10% of the residences be designated as affordable housing in compliance with Section XL.Q.2 of the zoning code and identifies submission of an Affirmative Fair Housing Marketing Plan as a condition of approval. The project will be constructed in phases; the applicant has agreed to provide a high‑level phasing plan and to submit a more detailed construction sequencing and Construction Management Plan following approval. The application lists additional local and state permits the applicant will pursue, including definitive subdivision approval, a stormwater permit, a Conservation Commission Notice of Intent/Order of Conditions, a demolition‑delay review, and MEPA review (the applicant intends to file a Final Environmental Impact Report).

Status and next steps

The site plan review application was filed with the Planning Board in August 2025. The applicant has participated in City Technical Review Committee and Design Review Committee meetings, submitted technical reports (including traffic, stormwater and geotechnical memoranda), and is coordinating proposed transportation mitigation with the City and MassDOT. The applicant indicates the FEIR will be filed with the Massachusetts MEPA office and that additional construction phasing and permitting materials will follow as the review proceeds.