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Kingston planning board conditionally approves Major Sanborn Seminary site redevelopment with environmental and state-permit conditions
Summary
The Kingston Planning Board on April 1 conditionally approved the redevelopment of the Major Sanborn Seminary property at 178 Main Street, granting necessary conditional-use permits and waivers but tying final approval to state permits, monitoring-well installation and several engineering and recordation conditions.
The Kingston Planning Board on April 1 conditionally approved a multifamily redevelopment plan for Major Sanborn Seminary LLC at 178 Main Street, granting conditional-use permits for work in the Aquifer Protection District and for construction within wetland buffers, plus waivers for existing gymnasium parking and interior planting requirements. The board’s final conditional approval requires the applicant to complete several state and local conditions before final sign-off.
The board voted unanimously on a package of decisions after hearing applicant updates, peer-review comments, and recommendations from town staff and consultants. The vote to conditionally approve the plan was made by Ellie Alessio and seconded by Peter Coffin and passed unanimously. The approval includes a requirement that the applicant file a final plan for board approval within 180 days.
Applicant representatives said they submitted revised drawings and a supplemental assessment identifying two vernal pools at the north end of the site and added them to the plans; they also provided a hydrogeologic study and peer-review responses. The applicant told the board the vernal pools are part of an area where no construction is proposed and that retaining existing pavement and reducing impervious surface overall should avoid adverse impacts. The applicant said the state Alteration of Terrain (AOT) permit application is in process and that they would accept AOT-related conditions.
Town peer reviewers and the board’s reviewer, identified in the record as Tom Ford Environmental Services (TES), recommended additional measures including focused nitrate assessment or groundwater monitoring and the installation of monitoring wells near the southern property boundary adjacent to proposed septic fields. The board incorporated TES recommendations: the conditional approval requires the addition of monitoring wells and that the applicant implement recommendations from the TES March 24, 2025 assessment.
Dennis (the town engineer) and the applicant discussed stormwater modeling and a culvert under Church Street; the applicant said they had a solution and agreed that final stormwater design would be governed by AOT review. The board conditioned the approval on receipt of the AOT permit and on ensuring the site does not increase the existing runoff rate at the culvert. The stormwater operation-and-maintenance plan must be recorded in the registry of deeds.
Other conditions in the conditional approval include: designation on the plan of 4,000-square-foot ("4k") areas for septic on each lot; building numbers and lot labels approved by the town; a construction sequence and phasing plan prior to construction; a construction bond estimate and reduction worksheet prior to final approval; updating condo documents per town-counsel recommendations; and inclusion of all required state permits and approvals on the plan. The board also granted waivers for the gymnasium’s parking standard and for interior planting requirements around the existing gym (both existing conditions).
The board closed public comment and set a 180-day deadline for submission of the final plan and associated materials for final sign-off. If state permits require design changes, those adjustments must be made prior to issuance of final site-plan approval and building permits.
