The Berkshire Eagle proffered in its December 14 editorial that the “proactive grassroots” effort to redevelop Simon’s Rock following its August closing—Great Barrington’s day after tomorrow—should be “clear-eyed” as to what can be locally accomplished given Bard’s fiduciary obligation to maximize its sale price. While the working group (I am a member) may take issue with The Eagle’s assessment that the property might trade at its assessed value, The Eagle reasonably suggests we should proceed “with a healthy dose of reality.” Well, we are clear-eyed that if we are able to pull community-minded South County interests together, and we think we can, we’ve got this. Still, to The Eagle’s point: Yes, this is a heavy lift. An all-hands-on-deck moment. And, yes, the community is up to the task.
In its first three weeks, the working group raised funding for initial planning efforts and—drumroll—received millions pledged toward the campus purchase. Substantial additional funding is needed—operators are standing by—to satisfy lender equity requirements, but not a bad start. Here is hoping the trajectory holds. Of course, the amounts raised so far are only intended to help launch the ship. The evolved Simon’s Rock is not envisioned as an entirely philanthropic effort. Sustainable businesses alongside nonprofits must be established at Simon’s Rock for this to work.
That the working group made giant leaps out of the gate should be unsurprising. It is not news that South County rises to challenges. Consider that, due to community largess, it was jokingly suggested that responders the Butternut Fire “will be rolling home with a Butternut Fire 10 to work off.” This was confirmed by an Alford firefighter, who was told by another that he had never gained so much weight fighting a fire. And nearly $40,000 was contributed to the Southern Berkshire Ambulance Squad following a column spotlighting its ongoing operating deficit (more is still needed). South County knows how to show its love when love is needed.
Rising to meet community challenges is endemic in Berkshire County. At 29 nonprofits per 10,000 residents, the county nearly triples the national average for nonprofits. Sure, Eagle, be skeptical about a grassroots effort to preserve Simon’s Rock, but at least acknowledge that if any community can pull this off, it is Berkshire County.
The Eagle quoted another working group member in its editorial: “Let’s turn a negative into a somewhat positive.” That is not only what the working group wants to do but also precisely what we all need to do. Simon’s Rock is a devastating loss not only for every employee, student, teacher, and alum, but more broadly, its closing is a devasting loss for South County. Simon’s Rock touched the community in so many different ways—through its student interactions, its jobs, its art center, its athletic center, and its housing. We cannot maintain Simon’s Rock precisely as it is, but we can assuredly strive to make something good out of something otherwise awful.
Maintaining all that is good at Simon’s Rock and reimagining facilities for other uses—let’s call it Simon’s Rock version 2.0—certainly presents challenges. The property’s current zoning is certainly one. Zoned R2, absent a special permit, the property is only useful to construct nothing larger than a three-unit dwelling (unless you are an educational or religious institution). That will not serve the community. Before any thoughtful redevelopment can proceed, zoning adjustments need to occur.
With good reason, then, Great Barrington’s Planning Board started a deep think regarding modifications to the property’s zoning. Over 600 colleges have closed campuses in the last 10 years, littering the country with lovely, underutilized parcels. To avoid another picturesque relic—or “white elephant,” in the words of Planning Board Chair Brandee Nelson—zoning considerations for Simon’s Rock are now a front-burner issue. Zoning is solvable—suggestions include an overlay district or a bylaw for carefully considered large-parcel development—but needs quick consideration to meet our May Town Meeting (on a Saturday!).
Zoning fixes are easy. Development in South County is hard. Development in South County with existing facilities in residential neighborhoods is next level.
South County development roadkill includes the DeSisto School in Stockbridge, a near-decade-long development saga. (Stockbridge must wonder which part of “no” the developer fails to comprehend.) Great Barrington’s own Searles School and Fairgrounds are sobering examples of prime real estate, good intentions, and complete dead ends. And let us not forget Manville Street, where a well-meaning developer of a desperately needed 47-unit workforce apartment building was stopped in its tracks by a single easement.
Development projects are like sharks: They need to keep moving forward or they die. Public opposition and governmental interference are no less lethal than crushing interest payments. The town has signaled that it is willing to work with anyone proposing a proper reuse of the property. Public opposition would be unlikely unless a non-community-minded developer (think timeshare operator or McMansion developer) decided it was best to scrap all the good that already exists at the property. The pitchforks would come out in force for any use that does not recognize and enhance all that is valuable to the Simon’s Rock community.
The working group has repeatedly been asked what it anticipates Simon’s Rock will sell for. It is too early to know, given the current list of known unknowables. The Eagle suggested that it might trade at its assessed value, but that is likely far off the mark. I spoke with Great Barrington’s principal assessor, who indicated that the assessed value is required by the state but is essentially a place holder. When I asked if the assessed value was determined using commercial appraisal methods, the town’s principal assessor shook his head, “It’s just a number.”
When it comes to sale price, probably the most comparable recent sale would be Cranwell Resort & Spa. In 2017, Miraval paid $22 million for the 380-acre lodging and golf course site in Lenox. The most recent comparable sale is likely the College of St. Rose. The seller was seeking a minimum of $61 million (the amount of the debt on the property). Following a lengthy sale process, earlier this month the closed Albany campus—48 acres with 72 buildings across 92 parcels—sold for $35.6 million. The seller was not pleased.
So, there you have it. Simon’s Rock is a painful open wound for so many. Despite what some have suggested, nothing is going to convince Bard to keep the school open. We need to plan, together as a community, about what we can do on the day after Simon’s Rock closes to preserve what is there, making job one that the gem remains an asset for the community.
As for The Eagle, sure, this is going to be tough. Outlined above are only a few of the challenges facing redevelopment. But do not count us out. We have had remarkable success in three weeks. Watch this space.
Survey Monkey Question
Here is a link to the following Survey Monkey poll: “Do you believe South County will be able to pull together to purchase, preserve, and enhance Simon’s Rock for the benefit of the community?”
Survey Monkey Results
Here is the result of the following recent survey question: Due to the significant educational, social, and economic benefits Monument Mountain Regional High School provides Great Barrington, do you agree that failing to replace MMRHS will diminish our community?”
As of publication, 67.57 percent of respondents said “yes.”
Days Great Barrington has wrongfully withheld Community Access Fees: 293
