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Planning Board requires site-plan review to convert historic cottage at 10 Thorn Road to office
Summary
The board recommended formal site-plan review for a property at 10 Thorn Road after reviewing the property's history and potential impacts; applicant was advised to meet with the land-use administrator for guidance.
The Kingston Planning Board recommended that the owners of 10 Thorn Road submit a formal site-plan review application before converting an existing cottage into professional office space.
The recommendation came after the board reviewed the property's history and existing uses. Planning Board Chair Lynn Merrill summarized the parcel's background: the front cottage had been used informally as a home office by a prior owner but was never subject to an official site plan.
Nut graf: Because the property is in the rural residential district, the board said commercial uses are allowed but must complete site-plan review prior to operation; that requirement applies even when no new construction is planned.
The applicant, Chris Piazza, told the board he had drawings of existing building locations and floor plans but did not have a professional survey. "I have, I have I used the drawings that were on file that show the layouts. I also measured it all out myself and did a drawing," Piazza said. Board members said a survey or an as-built-style plan is important to confirm setbacks, parking and buffering from multiple abutting roads.
Robin Carter, the town's land-use administrator, explained the regulatory options and waivers. Carter said an expedited site-plan review requires an existing site plan on record, which this property lacks. The board discussed whether to require a full engineered site plan or allow a more limited plan with waivers; members noted engineering plans can be the single largest expense for applicants.
After discussion, a motion was made and seconded to recommend site-plan review for the property at 10 Thorn Road "specific to the request to convert an existing dwelling to professional office space." The motion carried and board members agreed Carter would meet with the applicant to walk through the process and application requirements.
Ending: Piazza agreed to meet Carter at the land-use office to begin the application; the board said applicants may request targeted waivers during the formal review process but cautioned that waivers are granted sparingly to avoid setting uneven precedents.
