[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6233284,"mediaKeyId","3423668-7e4d0bde3f1428a4a8086511cebfa1da","parentId",3423668,"title","Planning board grants Connell Excavation site-plan approval, conditional-use permits and waivers for Meeks Road site","audioSeconds",2481,"startMs",5244000,"endMs",7725000,"viewUrl","/Search/View?dp=1&key=3423668-7e4d0bde3f1428a4a8086511cebfa1da&start=5244&end=7725","thumbnailUrl","https://assets.pipeline.soar.com/3423668-7e4d0bde3f1428a4a8086511cebfa1da/thumbnail_5244000.jpg","articleUrl","/articles/6233284/Kingston/Rockingham-County/New-Hampshire/Planning-board-grants-Connell-Excavation-site-plan-approval-conditional-use-permits-and-waivers-for-Meeks-Road-site","mediaUrl","https://secure.pipeline.soar.com/6233284-297e193e54be2196018ed1fd098d0caa/orig.mp4?Expires=1771005795&Signature=ZpCiC51bTjmgOBG-Io-9vpO~TL64H~LJfO1nHMG8CxazXgzP~931JRphyM6R2L7G2YsxzGK-EoM3IRP5uMsIF90HEtZ94qsyQ8nIQu5UtGlXGocU7XHuD52qo2NNnT0mX5TrnZH4MvurUp6-MhR-uXMoOlxfJ41URv3BKfRGpd6CzJNWC4btLxJemftVm2tKfbijhxL2dYUml62aMaLD~~vvcyEJYUN6v-e0BJ8OIbuWct~kjaPJJCG-SMvrrPMRfrOZ~J7HYniUlF84c6Dw58YyqMcEPbFPcphs9p73Gh~M9OSqneInQq-QCB9NYqqEFMSvSaeLVi0pqom9rXpI-A__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Kingston NH","date","2025-05-21T12:10:58.067Z","article","The Kingston Planning Board unanimously approved a site-plan application from Connell Excavation LLC to establish a contractor’s base at 1 Meeks Road (Map R13, Lot 7) in the Commercial 3 zone and Aquifer Protection District, granting the waivers and conditional-use permits required for the operation.

Carl from SCC & Associates presented the application on behalf of owner-operator Caden Connell. The proposal is for a two‑story, roughly 6,000-square-foot steel-frame building with office space and vehicle/equipment storage, an on-site septic system, a new drilled well, a paved equipment yard and an infiltration basin to manage stormwater. Connell described the operation as a small excavation contractor business with mostly off-site work and limited staff; “I’m going on my fifth year in business now,” he told the board.

Planning staff advised that the use requires a planning-board conditional-use permit because the contractor use is neither explicitly permitted nor prohibited in the C-3 district. Staff also noted the need for a conditional-use permit for activity in the Aquifer Protection District. The application requested waivers from preliminary-review requirements, a reduced engineering-review account, and interior-parking landscaping requirements; the board granted each waiver after discussion.

Town engineering review (Dennis Quintel) recommended a pre‑construction meeting, a guardrail or similar protection along the southerly parking edge to protect the infiltration basin from sediment and snow, recording of the stormwater operation and maintenance plan at the registry of deeds, and a site‑restoration/construction bond. The board made final approval conditional on those items: adding a plan note that the site is partially in the Wetland Conservation District, completing the second test pit the town requested, including Dennis’s numbered comments as conditions, and establishing the bond and stormwater O&M record prior to construction.

The board voted unanimously on motions to invoke jurisdiction, grant the requested waivers (including the preliminary-review waiver and reduced engineering-review account), grant the conditional-use permits for the contractor use and for the Aquifer Protection District, and to approve the site plan with the staff conditions. The planning-board file will include the conditional-use permits, recorded stormwater O&M documents, and the required pre‑construction meeting and bond prior to ground disturbance.","mediaType","Video","parentTitle","Kingston, New Hampshire - Planning Board - May 20, 2025","oneSentenceSummary","The Kingston Planning Board unanimously approved Connell Excavation’s site-plan and conditional-use permits for a contractor facility at 1 Meeks Road, subject to staff conditions including a pre-construction meeting, a construction bond and recorded stormwater O&M documentation.","taxTitle","Kingston, Rockingham County, New Hampshire","taxId",54738,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233288,"Design review: Liberty Commons proposes 130–140-unit mixed residential neighborhood at Depot Road",757,497000,1254000,"/Search/View?dp=1&key=3423668-7e4d0bde3f1428a4a8086511cebfa1da&start=497&end=1254","https://assets.pipeline.soar.com/3423668-7e4d0bde3f1428a4a8086511cebfa1da/thumbnail_497000.jpg","/articles/6233288/Kingston/Rockingham-County/New-Hampshire/Design-review-Liberty-Commons-proposes-130140-unit-mixed-residential-neighborhood-at-Depot-Road","https://secure.pipeline.soar.com/6233288-4cec012241317a9c4131159abcedb8aa/orig.mp4?Expires=1771005795&Signature=KHtk-FpPFqeT35yT343ULzjJYTziUGA5TUqVFsD9tSNAn30jfEFLvImbWaS3DBzaAj00V8rIvSZuCELBATDyZN9gURdSAqgyiBU4NRThL2xpAr2KO5OJVXaBQt3RhpMmIqquhGtPt8Ofhx3itl-FROK9olx0eUuJDs9L-xQlMJMBJQj-r-9tVi6D9W~APr~JRYugCvuRcpm3EspHSc-FWeyHu5xBc7Xz41BRwbQfmzxUEfBRBAApyVx4TLYCsKqc2Daya3~LgWaFrWHlWzf7mUIfL3AFDaCtLCK1yJB0AmRMPJJN1jbsjGTUmt0AOWh4Y-BKfVS3I-khorvgSMwrJQ__&Key-Pair-Id=KUT5TJCACFTXG","Developers of a project called Liberty Commons returned to the Kingston Planning Board for design review of an 85-acre mixed residential proposal at the corner of Route 125 and Depot Road that would include roughly 130–140 dwelling units distributed across five housing types, a central common green, clubhouse, trails and a network of small “courtyard” pods.

Applicant Keith Martel (project applicant) and civil engineer Brian Pratt presented the revised plan, saying the design shifts density away from the wetlands and toward the front of the site, organizes houses into smaller pods and includes a boulevard-style entrance to provide redundancy for emergency access. Pratt described a 1-mile perimeter walking loop, a dog park set away from the central green, and three multifamily buildings anchoring the main green. “We now have 5 different types of housing stock within the property,” Martel told the board, describing duplexes, townhouse-style courtyard units, quad buildings, garden-style flats and multifamily flats as the proposed mix.

Key technical points discussed with staff and departments included wetlands crossings and buffers, on-site water supply and septic, stormwater management, traffic, and access. The applicant reported an estimated wetland impact of about 7,000 square feet — below the 10,000-square-foot threshold noted during the meeting — and said the proposed domestic water demand would be about 38,000 gallons per day for the full development. The team described a plan for two new community production wells, a proposed on-site mini wastewater treatment plant to reduce nitrates and a phased build: Phase 1 would include the boulevard, the clubhouse and pods A–C with subsequent pods built as the project is developed.

Board members and staff pressed the applicants on emergency access and ownership of an existing right-of-way that runs down Depot Road and toward the property; the developer said the right-of-way is currently DOT-owned and that making it a gated emergency-only access would likely require state-level action and a change to the original plat. Fire Department staff had reviewed the layout and provided initial support, with the applicant using the department’s turning template to demonstrate access for apparatus.

Public comment included a resident question about expected sale prices for units; Keith Martel said he expected the smallest one-bedroom flat-for-sale units would be at an entry price point near $300,000. An abutter asked about well testing and protections for nearby private wells; the applicant and his water-system designer said the state (NH DES) permitting process includes pump testing and monitoring and that abutters are typically notified for well tests.

No formal vote was required at the design-review stage. Board members expressed broad positive feedback on the architecture, the emphasis on walkability and the use of courtyard pods. Staff and the applicant agreed on next steps: further coordination with the conservation commission on wetland buffer impacts, pre‑application meetings with DES and NHDOT (driveway permit), final design of stormwater management to address high seasonal groundwater, and preparation of any required applications for conditional use or zoning relief (buffer impacts).","Developers presented a master-planned, New England–style mixed residential development for ~85 acres at the corner of Route 125 and Depot Road; board members praised the design and staff identified required state and local permits including DES well approval and wetland/driveway permits.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233295,"Kingston planning board approves YMCA site-plan changes to add two cabins and replace bathhouse",411,33000,444000,"/Search/View?dp=1&key=3423668-7e4d0bde3f1428a4a8086511cebfa1da&start=33&end=444","https://assets.pipeline.soar.com/3423668-7e4d0bde3f1428a4a8086511cebfa1da/thumbnail_33000.jpg","/articles/6233295/Kingston/Rockingham-County/New-Hampshire/Kingston-planning-board-approves-YMCA-site-plan-changes-to-add-two-cabins-and-replace-bathhouse","https://secure.pipeline.soar.com/6233295-c27b6aea38728ffd00b5a07360b1d10a/orig.mp4?Expires=1771005795&Signature=k31XN-jJfVJzNnpCofrYyG7Fwvx8Y8enw~0QjRlh~Iv7LqTuLI574Lz7PrXLe2bYg6I20YD0XU3E1SZ40gRiWBvWrXfFQkbvNwvo6SX38nYwiP2pDRjtOif4X~c13oSBtZZcufiLVN4JyaoDg2GV0thOPOMwaaExSpss1Go3xbU7Nc9qnyX5B7548rjjzPVBZz19SWh5e2hjAFlame917Z-G3ebXClYkwyKWvX41FuhXfgVDkuCFLkyjNkmtlaAiymmzFL9~5-ulvIxnwVJxO~q1QUStPRDoBsin3Y~Rd3zRPVE8Nt4HA~qzLofxN3m1S1viIfP2g7gffkZdd4GoAA__&Key-Pair-Id=KUT5TJCACFTXG","Robin Duguay, temporary chair of the Kingston Planning Board, presided over a continuance of an April 15 hearing and the board unanimously approved amendments to the Southern District YMCA site plan at 67 Ball Road to add two small cabins and to remove and replace an existing bathhouse.

The applicant, represented at the meeting by Michael Sanchez of the construction operations group and Reed from the Southern District YMCA, told the board the cabins — described as places where campers “could gather for their groups in the morning, evening, or if it rains” — are part of a camp refresh and to improve ADA accessibility. Sanchez told the board the YMCA had recently received variance relief from the Zoning Board of Adjustment. “We were approved by the ZBA,” he said.

The board first moved to invoke jurisdiction on the amended site plan. Planning Board member Peter Coffin made the motion, Ellie Alessio seconded, and the motion passed by unanimous voice vote. The board then considered a previously reviewed list of waivers and, on a motion by Coffin and second by Alessio, approved the waivers for the cabins in the same blanket manner that the board previously approved waivers for the bathhouse.

Town staff confirmed the applicant had bifurcated review at an earlier meeting: the board had sent the cabin request to the ZBA for variance relief while approving the bathhouse. With the ZBA vote now in hand, the board approved the amended site plan to include the two cabins and the removal/replacement of the bathhouse. Planning staff (Glenn Greenwood, town planner) said he would prepare a formal letter of facts and findings to document the board’s action.

The board recorded the votes for jurisdiction, waivers and final site-plan amendment approval as unanimous. There was no public comment during the reopening of the public comment period on the YMCA application.

Board members and the applicant made brief remarks after the vote; Sanchez thanked the board and left to begin construction work. The board’s formal file will include the ZBA decision, the planning-board waivers and the letter of facts and findings to be prepared by staff.","The Kingston Planning Board unanimously approved amendments to the Southern District YMCA site plan to add two new “base camp” cabins and replace the bathhouse after the Zoning Board of Adjustment granted required variances.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233279,"Planning board directs request to add two apartments at 3 Door Road to planning review, not ZBA",810,7758000,8568000,"/Search/View?dp=1&key=3423668-7e4d0bde3f1428a4a8086511cebfa1da&start=7758&end=8568","https://assets.pipeline.soar.com/3423668-7e4d0bde3f1428a4a8086511cebfa1da/thumbnail_7758000.jpg","/articles/6233279/Kingston/Rockingham-County/New-Hampshire/Planning-board-directs-request-to-add-two-apartments-at-3-Door-Road-to-planning-review-not-ZBA","https://secure.pipeline.soar.com/6233279-9be594865101a54cfa148bbdde5ab7cb/orig.mp4?Expires=1771005795&Signature=koU7CsPU0YAHyNM4jjBO5vw7OpnDSLhMw44bP004WkW-vrzAnWBoLLJFcSPNZ4btJsWi4N3nd4vHesRYlu9875JzM9r8Nqd61Szumt6tO-2Y4f3LWz~iOjUX1dwBL6kOdengbC4hXZANVNLPEkg7~5JpY4HzRdScl00ripyVNOs8AvD05s96lix2K5PBhcIFYkjpL72RrzXkozjkiZaprio2DL5oIrYDBtBSJnkpqdIcjx4HVRBGwqLc4npxJ-56yv8h1kNfwcNlLVekLFvYJIBRLJteYl4Kux~h2OWHhTpeSpe584t2K7ZZXbOi8xqgwBOMrHdYikyKQAgcy6lGAA__&Key-Pair-Id=KUT5TJCACFTXG","At the board business portion of the meeting the planning board considered an inquiry from Charlie Zilch and property owner Ray Durbin about adding two apartments to an existing apartment building at 3 Door Road (Map R3, Lot 26), which lies in the C-3 commercial zone and is within the Aquifer Protection District.

The property owners asked for direction whether the proposed addition of two dwelling units to an existing nonconforming residential use would require Zoning Board of Adjustment review or could proceed directly to the planning board. After discussion about the town ordinance’s language on nonconforming residential uses, Robin Duguay moved that the request to add two additional units go directly to the planning board and not require ZBA approval. The board approved that motion by a 6–1 vote.

Board members debated how to interpret the ordinance language that allows “residential use” existing at the time of rezoning to be continued or expanded. Several members urged caution because expansions can trigger additional permitting requirements (septic, parking), while others noted state law and local ordinance language that can allow a nonconforming residential use to be improved or expanded. The board’s direction enables the applicant to file a planning-board application; technical reviews (septic capacity, parking, building-code compliance) will follow the planning-board process.

The motion and vote provide procedural clarity for the property owner and staff; the board did not approve the additional units at the meeting and no building or occupancy change can occur until planning-board review and any required permits are completed.","The planning board voted 6–1 that a petition to add two apartments to an existing nonconforming residential property at 3 Door Road should proceed directly to the planning board rather than to the Zoning Board of Adjustment.","actionData","errors"]

Article not found

Planning board grants Connell Excavation site-plan approval, conditional-use permits and waivers for Meeks Road site

Design review: Liberty Commons proposes 130–140-unit mixed residential neighborhood at Depot Road

Kingston planning board approves YMCA site-plan changes to add two cabins and replace bathhouse

Planning board directs request to add two apartments at 3 Door Road to planning review, not ZBA