Lee Planning Board Special Permit Hearing for 165 Pusatonic Street (Pilgrim Inn) – June 22, 2026

The Lee Planning Board held a special permit hearing on June 22, 2026, to consider an application to demolish the existing Pilgrim Inn (a 24-room motel) and construct a new 74–75 room Fairfield by Marriott hotel on a 3.1-acre split-zoned lot at 165 Pusatonic Street. The applicant requested multiple special permits including site plan approval in the CBC (Commercial Business District) zone, a permit to place parking in the R20 residential zone, a 50-foot extension of the CBC district, allowance for a four-story (50-foot) structure, and reconstruction of a non-conforming use. The hearing included extensive board questioning and public testimony. The board continued the hearing to July 13, 2026, to allow the applicant to respond to written questions and provide updated plans.

Public Comments & Testimony

• Marilyn Wyatt (neighbor living directly behind the site): Recommended a site visit for the board to see topography and visibility; cited inaccuracies and omissions in the site plan (e.g., inconsistent lot size, misstated water flow increase from 2,400 to 7,500 gallons per day claimed as 3,100 gpd increase, parking calculation errors); argued the parking should be 200 sq ft per guest not one per room; emphasized the CBC zone intends a village-like atmosphere, not a strip mall; said the four-story building would overwhelm the residential character and harm the town's gateway.
• Sarah Nichols (owner of properties at 22 Fuller Street and 1620 Pleasant Street): Expressed strong concerns about increased traffic, ambient lighting, noise, ongoing maintenance, and public safety; noted the existing property is poorly managed with frequent police/EMS calls (~twice a week); questioned the lack of meaningful guarantees for future maintenance; stated the proposal is not compatible with the surrounding residential neighborhood.
• Eleanor Bellet (120 Maple Street): Shared a personal perspective on the importance of Lee's small-town New England feel; said the hotel design does not appeal and would detract from the character; urged the board to prioritize quality of life over tax base.
• Gerard Fuller (281 Main Street): Questioned whether there is a contractual agreement with Marriott that might constrain future changes; urged the board to consider requiring architectural design improvements, preservation of existing trees, and strict lighting controls to prevent light pollution affecting neighbors.
• Alex Penningger (Silver Street): Commended the board’s thorough questions; acknowledged the need for a hotel in Lee but argued the Fairfield in Great Barrington shows Marriott can adapt to local aesthetics; noted businesses in Lee need a place for vendors and partners to stay; supported the project if concerns about lighting, traffic, and height are addressed.
• Holly Jones (125 Mountain View Road): Spoke in support of the project for job creation, tax revenue (11.7% room tax with 6% to the town), and tourism; noted that her arts organization spends hundreds of thousands of dollars housing artists, often outside Lee; would prefer to keep that money locally.
• Wendy Howe (530 Meadows Street): Opposed the project, stating it would harm quality of life for nearby residents, doubted the hotel would always be full, and argued transient guests would not frequent local businesses.
• Bill Yates (60 Housatonic Street): Recalled a pedestrian fatality on the corridor; said the building is too big for the residential area; suggested alternative locations like Route 102; urged preservation of the small-town gateway feel.
• Additional resident (name not stated) expressed concerns about size, traffic, and the brook flooding.

Discussion Items

• Applicant Presentation: Attorney Jeff Lynch and engineer Brian Sider described the proposal: demolish all existing structures (two buildings, pool, 50 parking spaces) and build a four-story, 74–75 room hotel entirely within the CBC zone. The parking lot would extend into the R20 zone, requiring a special permit. They also requested a 50-foot extension of the CBC boundary to better align the parking area. The building would meet height (50 ft), setbacks, and lot coverage requirements (7% of allowed). The site is served by two curb cuts; one would be eliminated. A traffic study would be coordinated with MassDOT. The applicant argued the project is compatible with the highway corridor, would increase tax base, and improve conditions for neighbors.
• Board Questions: Board members (Conrad, Peter, Dan, others) posed detailed questions on:
  • Non-conformity and reconstruction standards.
  • Design alternatives (three-story vs. four-story, architectural compatibility with Lee’s historical character).
  • Parking adequacy (80 spaces shown, but employee count assumed only five; concerns that Marriott staffing could require more).
  • Traffic impacts (tripling of daily trips from ~192 to ~611; comparison to Quality Inn across the street).
  • Stormwater management, drainage, erosion control, floodplain impacts, and off-site topography.
  • Water/sewer capacity, 3,100 gpd increase (later corrected by public comment to be 5,100 gpd).
  • Lighting plans (need details for wall packs, landscape lighting, pole heights).
  • Franchise agreement and long-term operational stability.
• Board Member Comments: Peter noted the lot has a brook and steep slope; most development is on the southwestern part. He asked about relocating the stream, which the applicant said no. Board members encouraged architectural modifications to reflect Lee’s character, similar to a recent downtown project. Dan asked about food service and construction timeline; Lynch cited tax base expansion and visitor attraction.

Key Outcomes

• The board decided to continue the public hearing to Monday, July 13, 2026, at 6:15 PM to allow the applicant to address all written questions and provide supplemental materials.
• The applicant agreed to:
  • Provide responses to the board’s list of questions (approximately 25 items covering site plan details, traffic, drainage, lighting, etc.).
  • Update site plans, lighting plans, landscape plans, and building elevations with materials and colors.
  • Explore possibility of using balloons at the four building corners to illustrate the 50-foot height.
  • Consider providing a statement about the franchise agreement (confidentiality permitting) to assure operational continuity.
  • Address concerns about shared parking with the adjacent southerly building (also owned by the applicant).
• No vote was taken on the special permits; the hearing remains open.