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

What is proposed

Dale Development, LLC proposes the Rocky Hill MBTA Community, a residential development divided into two neighborhoods. The South Neighborhood is planned for 85 for‑sale homes in a mix of single‑family, duplex, triplex and fourplex buildings. The North Neighborhood is planned for 296 rental homes distributed across 29 separate residential buildings (building sizes shown in the plans from about 8 to 36 units). The submission lists community buildings, formal greens, pocket parks, a pool and fieldhouse, pickleball courts, a dog park, trails, sidewalks, parking (garages and surface lots), and landscaped open spaces.

Where and how big

The development is proposed on an assemblage of parcels on the east side of Elm Street (addresses include 265 R, 277 R, 281, 287, 287 R, and 287.5 Elm Street), described in the applicant materials as approximately 65 acres. The plans show two primary proposed parcels (one for the North Neighborhood and two for the South Neighborhood) with much of the site perimeter remaining as wooded open space that the applicant intends to protect with conservation easements.

Parking, access and transportation

Primary vehicular access is proposed via a single boulevard entrance from Elm Street; a roundabout is shown where the boulevard separates the South and North Neighborhoods. A secondary emergency access is proposed through the Amesbury Animal Hospital site via an existing easement. The applicant proposes dedicating the boulevard from Elm Street to the roundabout as a public road and keeping other internal roads private (North Neighborhood) or maintained by a homeowners’ association (South Neighborhood). Parking is provided by a mix of individual garages and surface parking; the applicant reports parking at roughly 2.87 spaces per residence in the South Neighborhood and 1.68 spaces per residence in the North Neighborhood, plus seven public spaces at the roundabout for trail access. The submission includes a Transportation Impact Assessment and shows pedestrian and bicycle connections to Elm Street bike lanes and nearby regional trails, with short‑term bike racks and longer‑term bicycle storage included in the landscape plans.

Special considerations and environmental controls

The applicant’s plans and technical reports address wetlands setbacks, stormwater management, and open space protection. Stormwater is proposed to be managed using surface and subsurface conveyance with infiltration‑based best management practices; the applicant’s materials include multiple stormwater and drainage reports and a MEPA Final Environmental Impact Report component. Utilities are proposed underground; lighting limits are specified in the submission (parking poles up to 18 feet, walkway/drive lighting up to 12 feet). The applicant states that 10% of units will be designated Affordable Housing and that conservation easements will be used to permanently protect wetlands, stream corridors and other sensitive areas.

Key outstanding technical and permitting items

City peer review (VHB) issued a multi‑round review with a fourth/status update (August 24, 2026). VHB notes many items have been provided or clarified but identifies remaining items to be resolved before final approvals or as conditions. Principal outstanding items include: confirmatory subsurface/infiltration testing and associated documentation (double ring locations, PE‑stamped infiltration reports, groundwater mounding analysis), a construction phasing/construction management plan describing interim conditions and safety during phased buildout, a final Operation & Maintenance (O&M) plan and Stormwater Pollution Prevention Plan for construction, recording or legal documentation to confirm the proposed lot consolidation (Definitive Subdivision endorsement/recording), long‑term ownership/easements and maintenance responsibilities for roads, trails and stormwater facilities, certain utility and electrical equipment locations, snow storage and waste collection planning, and finalization of some stormwater treatment sizing and pretreatment documentation. Several zoning compliance and waiver matters are noted for Planning Board determination.

Status

A Site Plan Review application was filed with the Amesbury Planning Board (August 2025 materials). The project has proceeded through City technical review (Technical Review Committee, Design Review Committee), state MEPA review (FEIR elements), and independent peer review by the City’s consultant. The Planning Board’s review process and final action remain pending; several technical items and legal recording steps have been identified by the peer reviewer as either outstanding or appropriate to address as conditions of approval.