Lee Planning Board Meeting and Public Hearing - September 14, 2026

This regular meeting of the Lee Planning Board was dominated by a public hearing on a site plan and special permits for a proposed Marriott Fairfield Inn hotel at 185 Housatonic Street, and also included discussion and a vote on a clean energy bylaw (wind, solar, battery storage). The board continued the hotel hearing to October 19, 2026, to allow for completion of detailed landscape, lighting, and elevation plans.

Correspondence and Procedural Matters

• Legal counsel clarified that a dumpster is not a structure requiring a building permit, but must meet setback requirements.
• Two citizens (Sam Patel and Jeff Consolati) had requested a traffic study from MassDOT. MassDOT responded that no permit application has been submitted yet; once submitted, they will determine if a traffic study is needed. They recommended contacting the MEPA office with concerns. The board entered this correspondence into the record.

Public Comments & Testimony (Hotel Project)

• Marilyn Wyatt (150 Maple Street): Expressed strong opposition. She argued that the reduced three‑story building is still too large and will break the tree canopy along Housatonic Street. She voiced concerns about lighting (20‑foot poles shining into backyards), the dumpster enclosure being a structure, and the applicant’s track record (citing a Great Barrington project that did not proceed as promised). She requested larger trees for screening and emphasized that the project does not fit the town’s historic New England character.
• Kathy Hall: Spoke in favor of the project. She praised the applicant for listening to concerns, noted the economic benefits of a functioning hotel (tax revenue, jobs), and said the reduced height and increased parking are positive changes.
• Buller Street resident (name not given): Thanked the applicant for the three‑story revision and asked the board to address quality‑of‑life impacts on the neighborhood, particularly noise from rooftop condensers and adequate screening.
• Sam Patel (118 Maple Street, direct abutter): Requested time to review the revised plans (which he had not seen before the meeting). He asked for detailed landscaping and lighting plans, questioned Marriott’s long‑term commitment, and urged the board to consider the impact on residents behind the hotel. He also mentioned a petition with 140 signatures.

Discussion Items (Hotel Project)

• Applicant Presentation: Jeff Lynch and Brian Seiter presented a substantially revised design:
  • Height reduced from four stories (originally ~51 ft) to three stories (40 ft at parapet, 44 ft with rooftop HVAC screening).
  • Rooms reduced from 74 to 69.
  • Swimming pool eliminated.
  • Parking increased to 104 spaces (including some behind the adjacent 185 building).
  • Building moved 15 feet closer to Housatonic Street (still within setback).
  • Dumpster enclosure designed as a wooden fence, outside setbacks.
  • No restaurant or public function space; designed as a Fairfield Inn by Marriott.
• Parking Discussion: The applicant argued that 104 spaces are adequate, citing comparable hotels in Lenox and Pittsfield that have fewer spaces per room, and noting that the Lee‑specific 1 space/guest requirement is unusually high. The board discussed shared parking with the adjacent 10‑unit efficiency building (185 Housatonic). Some board members suggested that 80–85 dedicated spaces for the hotel (excluding the adjacent building) would be sufficient. The applicant indicated a willingness to reduce parking if it helped increase green space.
• Height and Design: Board members noted the dramatic reduction from four stories. The board’s design concerns shifted from height to the building’s “squat” appearance and desire for more New England‑style architecture. The applicant explained that a gambrel roof was considered but would make the building too tall again.
• Marriott Commitment: Board members stressed that the hotel’s quality depends on Marriott branding. The applicant stated they are working on a letter of commitment from Marriott and hoped to have it before the next meeting.
• Landscape and Lighting: The board expects a complete landscape plan (species, sizes, screening) and a dark‑sky compliant lighting plan at the next hearing.
• Straw Poll: The board asked members if the applicant is on the right track. All members indicated yes, and the hearing was continued.

Clean Energy Bylaw (Wind, Solar, Battery Storage)

• The board reviewed a comprehensive draft bylaw consolidating regulations for wind energy, solar photovoltaic, and battery energy storage systems (BESS).
• Multiple amendments were adopted verbally:
  • Corrected cross‑references (wind section references updated from 9.12.2 to 9.12.1).
  • Clarified that BESS tiers are based on kilowatt‑hours (not kilowatts) and that thresholds are half‑open intervals (e.g., tier 1: less than 250 kWh).
  • Removed the requirement for a quarter‑mile setback between multiple wind turbines; setback now based on three times the height of the facility.
  • Added a provision that solar on landfills/brownfields is prohibited in R20 and R30 zones, and allowed by special permit in other zones.
  • Discussed shadow flicker calculation methodology and agreed to rely on state definitions and guidance.
• The board voted 5‑0 to recommend the amended bylaw to the Select Board for the upcoming special town meeting.

Key Outcomes

• The public hearing for the hotel project was continued to October 19, 2026 at 6:05 p.m., with the understanding that the applicant will submit detailed landscape, lighting, and complete elevation plans in advance. The board will limit public comments to five minutes at the continued hearing.
• The clean energy bylaw amendments were favorably recommended to the Select Board by a vote of 5‑0.
• The meeting was adjourned.