The North Adams Planning Board has approved a special permit for a new glamping resort on Notch Road, marking a major step forward for developer Benjamin Crespi after several years of revisions and hearings.
Crespi, operating under 196 Marine LLC, first took over the project in 2019 after the original developer’s proposal stalled amid neighborhood opposition and legal disputes.
Following multiple redesigns, the updated plan focuses on a smaller, year-round operation emphasizing wellness rather than recreation.
The approved design calls for 49 luxury tents clustered in two sections of the 145-acre property, each connected to the sewer system rather than a leach field.
“The capital costs of my project have doubled,” Crespi told the board on Monday. “My old site plan, which has the same unit count, had units scattered farther south on the project. We put the cabins in tent A and tent B locations.”
He added that the recreation pavilion once planned for the site had been replaced by a spa and wellness center, describing the updated resort as “a much more down-tempo project than initially proposed.”
According to iBerkshires.com, the plan includes converting an existing single-family home into a lounge, sauna, and cold pool area, while a nearby pond will be turned into a natural pool.
Crespi said discussions with the Conservation Commission are ongoing and that additional landscaping and a wider setback will help buffer the resort from neighboring properties.
While the project moves away from large-scale recreation, it will still offer lower-impact activities such as guided hikes, yoga, and fly fishing lessons, as well as food, beverages, and retail options.
The NKN-Softshell tents, designed by the Bjarke Ingels Group and manufactured by England-based Nokken Group, will feature post-and-beam interiors, private bathrooms, and propane heaters for winter stays.
Crespi said a prototype should arrive next month and invited board members to view it, noting that “a winter camping atmosphere” could help attract visitors and economic activity to North Adams.
In response to board questions, Crespi estimated the resort would employ 20 to 25 full-time staff members and create additional indirect jobs for guides and instructors. The resort is expected to contribute through room and property taxes, as well as local spending by visitors.
However, several residents of Notch Road, represented by attorney Elisabeth Goodman, voiced ongoing concerns about compliance with local bylaws and potential traffic impacts.
Goodman cited requirements for campsite frontage and minimum lot area, as well as the need for an environmental analysis. Other residents raised worries about noise, safety, and the size of the parking lot, which can accommodate up to 230 vehicles.
Planner Robert Burdick initially moved to postpone the vote for additional information, while Building Inspector William Meranti suggested the applicant provide a more detailed site plan.
After further discussion, Chair Brian Miksic motioned to approve the project with restrictions on noise and event size.
The board approved the motion 5–2, with conditions allowing only acoustic entertainment outdoors, no entertainment after 8 p.m. on weekdays and 10 p.m. on weekends, and one event of 50 or more people per weekend.
For business owners and developers in the outdoor hospitality sector, the decision illustrates both the opportunities and challenges of bringing glamping projects to rural areas.
The North Adams case highlights the importance of community engagement, environmental planning, and adaptive design when pursuing upscale camping developments.