Henry Gavin and Kate Santa Marie presented their case, seeking the board’s approval to convert their existing deck into a three-season room. Citing personal and health-related needs, the applicants emphasized the necessity of the additional space to accommodate aging in place. The current home lacks a living room, and they argued that the new room would provide a comfortable area for relaxation and recovery. The applicants assured the board that the construction would maintain the structural integrity of their dwelling, with the addition of footings to support the new structure.

Despite the applicants’ justification, board members raised several concerns about the project’s compliance with local zoning laws. Specifically, there were questions about the impervious surface ratio, which the board noted could exceed the 25% threshold allowed by Kingston bylaws. The potential for non-compliance led to discussions about whether the applicants would require a variance.

The board requested detailed calculations and a revised site plan to accurately assess the proposal’s impact on the property’s impervious surface coverage. Board members emphasized the importance of including all existing structures, walkways, and parking areas in these calculations. The applicants were informed that exceeding the allowable impervious surface coverage would necessitate a more complex approval process, including the potential requirement for a variance.

The discussion also touched upon the proposed room’s functionality. The applicants clarified that while the room would have electric heating, it would not include cooling, and emphasized that it was not intended to serve as a bedroom. This clarification came in response to a board member’s inquiry about the term “three-season room,” which prompted a brief exchange about the room’s intended use.

The board highlighted the need for an updated site plan, noting missing elements such as pavement details and the extension of stairs with a hip roof. They proposed conditionally approving the application, contingent upon the submission of a complete site plan. This updated plan would need to include all impervious surface details and bear an engineering stamp to ensure compliance with zoning regulations.

They stressed that the conditions outlined would form part of the permit, holding the applicants accountable for compliance. Even with a motion passed to approve the special permit with conditions, the board informed the applicants that the permit would not be finalized until an appeal period had passed and all conditions were met.