Great Barrington Planning Board Meeting – January 8, 2026

The Great Barrington Planning Board held a regular meeting on Thursday, January 8, 2026, at 6:00 PM. All five board members were present (Jeremy Eagott, Pedro Pachano, Malcolm Pitt, DK, Jonathan Hinkins, Brandy Nelson). The meeting lasted approximately 1.5 hours and included several routine approvals, a public hearing continuance, a detailed site plan review for a residential conversion at 148 Maple Avenue, and endorsement of a subdivision plan for Prosperity Way.

Consent Calendar

• ANR Endorsement – Brookfield Road (11 acres): The board unanimously approved an endorsement to divide an existing lot (2.5 acres) from a larger parcel on Brookfield Road. The applicant, Mark Runnels, confirmed that the new lot meets the 150-foot frontage requirement (over 200 feet available) and exceeds the one-acre minimum with 2.5 acres. The remaining 139 acres have adequate frontage. Motion by Jonathan, seconded; all in favor.

Public Comments & Testimony

• Claudia Shapiro (70 Egremont Plain Road): Expressed distress over the board’s handling of her property-related matters, stating that a prior meeting (December 11) was “traumatizing” and that she felt the board’s actions were abusive. She requested a correction to the October 23 minutes (she did not leave the meeting early as originally noted) and asked that the board read the December 11 minutes back to her before approval. The board approved the minutes as amended without reading them aloud, which caused further upset.
• Donna Jacobs (260 Park Street): Raised concerns about deer damage to landscape plantings, urging the board to consider deer resistance when selecting species for the 148 Maple Avenue project.
• Dave Long (304 North Plain Road): Spoke in favor of prioritizing housing over solar development on the former GE property, noting its proximity to town sewer/water and potential for affordable housing. He cautioned against losing sight of long-term community benefits.
• Michelle (70 Division Street): Criticized the town’s redaction practices in public records packets, specifically referencing a memo from the planning board chair. She argued that removing addresses from materials while requiring public speakers to give their names and addresses creates inconsistency and undermines transparency. She stated she would bring the issue to the Select Board.

Discussion Items

• Public Hearing Continuance – 53 Van Deusenville Road: The applicant requested a continuance because not all required information was submitted. The board voted unanimously to continue the hearing to February 12, 2026, at 6:00 PM.
• Site Plan Review – 148 Maple Avenue (Former Nursing Home Conversion): The applicant (Goldman Group, represented by Josh Clemens and landscape architect Justin Winter) presented an updated plan addressing previous board comments. Key points:
  • Landscaping: Native species with emphasis on street frontage, ornamental trees, and a heavy screen of ‘Green Giant’ arborvitae along the western and northern edges to protect neighboring properties. The arborvitae will be planted at 15-gallon size (≈6 ft tall) and grow rapidly (up to 5 ft/year). The board requested ongoing maintenance and replacement if plants die.
  • Lighting: The applicant agreed to lower two existing 20‑ft poles to 14 ft to comply with dark‑sky standards. All lighting will be down‑directed, 3000K (warm). Wall sconces on the west side of the building will be eliminated; patio‑level lights in light wells will remain resident‑controlled. The board asked for clarity on dimming schedules and operational hours for parking‑area lights.
  • Signage: A 9‑square‑foot backlit sign is proposed near the main entrance (double‑faced). The board expressed preference for warm‑color LEDs (3000K or less) and requested a confirmed spec showing the sign does not project light onto adjacent properties. The applicant will return with updated plans.
  • Other: EV chargers and transformer equipment require screening; the landscape architect will revisit the site to finalize placement. Deer protection (fencing) for new plantings was discussed.
  • The board agreed to continue the hearing to January 22, 2026, to allow the applicant to address outstanding issues.
• Endorsement of Subdivision Plan – Prosperity Way: The board considered a procedural endorsement of the mylar plan for the Prosperity Way subdivision (approved in March 2024). The plan creates a roadway lot; the remaining land will be transferred to Habitat for Humanity for a 20‑unit affordable housing condominium. A board member (Jim Bailey) questioned the lack of individual lots on the plan, but staff explained that houses will be built under a condominium arrangement. Motion to endorse carried 4–0–1 (Jonathan abstained).
• Open Space & Recreation Plan: Announced a public forum on Saturday, January 10, 2026, at 10:30 AM at the H.C. Library to gather input on the town’s open space and recreation needs. A survey is available.
• Seasonal Communities Designation: The state is still drafting regulations. Great Barrington has been designated an eligible seasonal community; town meeting may accept the designation, which would require zoning changes (e.g., allowing tiny houses as ADUs). The Select Board will discuss this in February.
• Board and Subcommittee Issues:
  • DPC meeting next Tuesday (Jan 13, 5 PM) to finalize funding recommendations for Tammany.
  • Malcolm reported on BRPC meeting regarding upcoming state regulations for small clean energy infrastructure siting; municipalities must have a consolidated local permitting process by October 1, 2026. The board noted that model bylaws are forthcoming.

Key Outcomes

• Approvals:
  • ANR endorsement for Brookfield Road lot split: Unanimous.
  • Minutes of December 11 (as amended): Approved unanimously.
  • Continuance for 53 Van Deusenville Road: Approved unanimously to February 12, 2026.
  • Subdivision plan endorsement for Prosperity Way: Approved 4–0–1 (Jonathan abstaining).
• Directives:
  • The applicant for 148 Maple Avenue to return on January 22, 2026, with refined landscape, lighting, and signage plans including deer protection, screening of utility equipment, and confirmation of lighting specifications.
  • The board directed staff to provide Claudia Shapiro with a copy of the December 11 minutes.
• Next Steps:
  • Public forum on open space/recreation: January 10.
  • DPC meeting: January 13.
  • Next regular planning board meeting: January 22.
• Ongoing Items: Seasonal communities designation and state regulations will be monitored; board will evaluate potential bylaw amendments.