Great Barrington Planning Board Meeting - March 12, 2026

The Great Barrington Planning Board met on Thursday, March 12, 2026. All board members were present and the meeting was recorded. No agenda or minutes were included in the source material; this summary is based on the meeting transcript.

Administrative Approvals

• No Form A applications were reported.
• The board approved the February 26 meeting minutes by voice vote; Jonathan Hinkin moved, Pedro Pachano seconded, and Jeremy Ega abstained. A point was made that the recap of breakout-table discussion from the prior meeting would be added to the Open Space and Recreation Plan (OSRP) notes rather than the minutes.

Discussion Items

• Solar special permit - 53 Van Juzenville Road: The board voted unanimously to continue the public hearing to April 9, 2026 at 6:00 p.m. at Town Hall, as requested by the applicant. Michelle LeBear, a Finance Committee member and area resident, objected that the applicant had postponed the hearing multiple times and that April 9 conflicts with several other town meetings. The chair noted the date could still be changed before then.
• Special permit hearing - 34 Division Street: The board opened the hearing for Brian and Marcy Buddicello's application for a six-foot solid front-yard fence in an R2 zone (Zoning Bylaw Sections 4.29 and 10.4). The applicant said the fence would be set back ten feet from the road and positioned to preserve visibility, and that it was needed because high-speed traffic made the yard unsafe for her two young children. Board members questioned whether a four-foot fence would be adequate, discussed the bylaw's neighborhood-character purpose, and noted that a six-foot fence is a structure requiring a special permit while a four-foot fence would not be. The Selectboard made a positive recommendation, and the Conservation Commission found no wetland impact. The board reviewed the special permit criteria, finding no traffic/visibility impact but some impact on neighborhood character, with safety and road conditions as mitigating factors. The chair said there were not four affirmative votes available, so the board unanimously continued the hearing to March 26, 2026 at 5:00 p.m. at Town Hall.
• Open Space and Recreation Plan: The March 26 meeting will focus on parks, playgrounds, active recreation, and climbing, with Parks Commission and climbing community representatives invited. The board discussed continuing the interactive breakout-table format used at the agriculture/open space session.
• Residential Tax Exemption (RTE): Pedro Pachano asked the board to consider sending comments to the Selectboard. Michael Weiss explained that roughly 90% of resident homeowners would see no change or pay less under an RTE; the exemption works as a flat deduction from assessed value, for example about $115,000 for a 20% exemption; and the break-even point was likely between $850,000 and $950,000, with the average home value about $575,000, the median about $500,000, and many homes assessed around $375,000. He said second homeowners and residents whose homes are above the break-even point would pay more. Board discussion raised concerns about application barriers for lower-income households, effects on seniors on fixed incomes, impacts on second homeowners, and Great Barrington's relatively high tax rate. No consensus was reached on sending a board letter; members were encouraged to comment individually.

Public Comments & Testimony

• On the solar continuance: Michelle LeBear said the applicant had postponed many times and asked the board to avoid the April 9 date because of her Finance Committee duties and conflicts with other town meetings.
• On the Division Street fence: Michelle LeBear spoke strongly in support, describing dangerous traffic on Division Street and a recent truck crash near her driveway. James Garzone (84 North Lane Road), speaking online, also supported the applicant.
• On the residential tax exemption: Vivian provided figures from the assessor's report: 3,394 residential parcels and 391 second homeowners, which she calculated as 11.5%, while a 12.7% figure was also cited. She also noted concerns about seniors, ADU disincentives, and misinformation, and urged more study. James (84 North Lane Road), a self-described second homeowner, opposed the RTE, arguing it shifts taxes to 10% of owners and that Great Barrington is not suited for it. Chip reported that RTE municipalities on the coast and islands have tax rates under $8 per $1,000, compared with Great Barrington's $13.24. He also reported a calculation by Michael Weiss that a 50% RTE would require a $21.47 rate, the highest in Massachusetts, and that a 35% RTE would require a $17.17 rate; he called the policy "good intentions, bad public policy."

Key Outcomes

• Approved the February 26 meeting minutes, with Jeremy Ega abstaining.
• Continued the 53 Van Juzenville Road solar special permit hearing to April 9, 2026 at 6:00 p.m.
• Continued the 34 Division Street fence special permit hearing to March 26, 2026 at 5:00 p.m., before the OSRP discussion.
• Took no board vote or letter on the Residential Tax Exemption; individual comments are to be submitted.
• Adjourned at 7:19 p.m.