Planning Board sends favorable advisory to Zoning Board on 5‑room inn for employee housing at 251 Spring Street

The Planning Board on May 14 voted to forward a favorable advisory to the Zoning Board on an application to renovate a walkout basement at 251 Spring Street into five lodging rooms intended for employee housing.

Proposal and applicant: The applicant, identified in the record as Blake, told the board the proposal would convert an existing one‑story portion of the building into five rooms for employees. The project does not change the building footprint and the Historic District Commission approved the proposed windows. The applicant said the building’s suitability for year‑round occupancy remains under engineering review; final winterization details are pending.

Parking, services and code issues: The presentation said two parking spaces will be provided in the existing employee lot and that sewer and water allocation have been confirmed. Board members and staff noted that inns under the zoning code historically do not include individual cooking facilities; that restriction affects the way the town treats employee housing versus permanent residential units. The applicant stated the rooms are intended for employees and not for transient or tourist rentals.

Zoning and nonconformity questions: The board discussed a building height that exceeds the RCM zone’s 30‑foot limit; staff pointed to section 113(c)(3) of the ordinance which allows change of use in certain nonconforming structures without triggering removal of the nonconformity. Staff noted the height discrepancy in the record but said it does not preclude the special use advisory.

Policy concerns raised: Multiple board members and the public urged the town to create or clarify a definition and permitting pathway for employee housing because the town currently treats short‑term lodging uses and employee housing under the inn/hotel rules. Members discussed limits the board may place as conditions when advising on special use permits and the recent statutory emphasis on specific and objective findings for special permits.

Board action: The Planning Board made findings of fact summarized in the motion and voted to send a favorable advisory to the Zoning Board. The findings note that inns (3–10 rooms) are allowed by special permit in the RCM zone, that the property conforms to dimensional standards other than the height nonconformity, that five rooms would be served by two parking spaces on the existing lot, and that Historic District Commission approvals are in the record.

Next steps: The advisory will be included in the Zoning Board hearing file. Planning staff and the applicant should ensure outstanding engineering details (winterization and any building‑code work) are complete for the Zoning Board record.