Adopting new zoning to promote consistent development in the North Amherst and Atkins Corner village centers could lead to construction of more housing units aimed at college students, critics contend.

Even though form-based zoning is designed to be a means of encouraging a certain look and appearance for the streetscape and buildings within the districts, whether these are new or remodeled commercial, mixed-use, civic or residential structures, several of the more than 30 residents who attended an informational session last week expressed concern that this would be coupled with an expansion of student housing.

Valerie Cooley of 125 Montague Road said increased traffic, pedestrian safety and noise issues aren't addressed in the draft planning document from The Cecil Group of Boston, the consultants hired by the town to solicit public feedback at planning charrettes and then develop the form-based zoning that would be used to control future development.

"We are also concerned about what's inside the building," Cooley said. "We appreciate form-based, but we're concerned about use as well."

The draft document, which runs more than 50 pages, is expected to come before fall Town Meeting, which starts Nov. 7. Next month the Planning Board will hold a formal public hearing on the proposal and make its recommendation to Town Meeting.

Form-based zoning is being considered for both the North Amherst Village Center and Atkins Corner, where extensive road reconstruction is under way near Atkins Farms Country Market.

In North Amherst, Cinda Jones, president of W.D. Cowls, has land that could be developed with mixed-use projects. She has been promoting the idea of revitalizing the village center with new buildings that match what already exists.

Steve Cecil, principal of the consulting company, said the form-based overlay wouldn't change the underlying zoning, but rather would serve to simplify development based on the idea that, if a project is reasonable, it can be built.

For instance, with mixed-used buildings proposed for North Amherst, the idea would be that what the building is used for is less important than how it looks from outside. More focus would also be on the landscaping and how the project fits into the overall environment, he said.

Clare Bertrand of 610 Bay Road said she sees form-based zoning as a way of giving a uniform look to the village centers. It is a straightforward means of getting what the community wants, she said.

She added that it should make the streets safer, as designs would encourage vehicles to slow down.

The form-based zoning document includes four street types, depending on where within the district the road is located. Each of these, the commercial/ civic, commercial, village residential and access, would share similar pedestrian-friendly design characteristics, like sidewalks and trees.

A commercial road, like Sunderland Road, would have parking lots placed behind the buildings to avoid the appearance of having projects "floating" in the middle of asphalt.

James Steinberg of 115 Montague Road said he worries that his street, which is predominantly residential, will become more commercial with this rezoning.

Cecil, though, said Sunderland Road, where much of the commercial development exists, would remain the primary place for new businesses to locate, though he acknowledged there are some Montague Road properties associated with the Cowls enterprise that are currently functioning as business parcels and would continue to do so.

Louis Greenbaum of 298 Montague Road said members of the public who have participated in the planning have been unanimous against more student housing, which seems to be encouraged by the proposal.

David Bryne of 37 Palley Village Place drafted a letter to the Planning Board observing that residents aren't being told how many new housing units will result, but rather that whatever is built will look nice.

"If form-based zoning passes and zoning in North Amherst and Atkins Corner is changed, there will be a lot of residential growth," Bryne wrote.

Nina Mankin of 91 Summer St. asked if there was provision in the form-based code that would guide how interior space is used, as a means of discouraging student rentals.

Planning Director Jonathan Tucker said zoning can't be used to control student housing.

Others expressed worries about the form-based zoning adding more vehicles to streets. Cecil said indications are the major roads can handle additional traffic,

"We think the land development balances against the amount of roadway capacity that's there today," Cecil said.

One complication with the proposal may be its timing.

Denise Barberet 67 North Whitney St. said it is unclear how the public will be able to sufficiently review the lengthy document and have all questions answered in advance of fall Town Meeting.