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Design review for Kingston Fairways proposal sparks debate about density, affordability and zoning approach
Summary
Applicants presented a concept for reuse of the former Kingston Fairways golf course that could yield dozens of single‑family and duplex units and up to 10% workforce housing; the board discussed contract zoning risks, aquifer protection, and state-level statutory changes that may alter permissible densities.
One Home Builders LLC presented a design‑review concept April 15 for redevelopment of the former Kingston Fairways golf course (57 Debro Road) into a residential project that the applicant said could produce up to 66 units, mostly single‑family detached and duplex condominiums, with roughly 10% flagged as workforce housing and a sizable open-space park.
Why it matters: The parcel is large (about 78 acres) and redevelopment could materially increase the town’s housing supply; the developer framed the concept as a way to produce smaller, more affordable houses than the town’s recent market trends support. At the same time, board members and staff cautioned against “spot” or contract zoning that rezones a single lot without a broader plan and noted parts of the site lie in an aquifer protection zone, which limits density without public water and sewer.
Applicant presentation and board feedback: Engineer Richard Smith (DeMill Associates) and developer Frank Katakano described a layout that preserves significant open space, locates new buildings away from wetlands and ponds left by the former course, and contemplates a recreation area for residents. The developer said he would consider providing up to 10% workforce units and building a park. Board members raised procedural and legal cautions: the board does not favor contract or spot rezoning, the town must avoid creating a single‑lot land-use exception, and any density increases tied to state-level rule changes should be monitored. Town staff noted that some of the site abuts East Kingston and that wetlands and the Powwow River corridor require careful study.
Community response and policy context: Several board members and members of the public spoke in favor of adding housing that could be sold at lower prices than typical new construction in town, but also urged that design, varied house types and town character be preserved. Board members recommended pursuing zoning or master-plan changes at the municipal level if the town wants to increase density in multiple locations rather than approving a single, parcel‑specific exception.
Next steps: This was a nonbinding design review. The board suggested the applicant consider the town’s aquifer protections when finalizing unit types and to consult with town staff on wetland delineation and required alterations of terrain permitting. Any formal rezoning attempt or variance application would follow separate hearings and votes.
