Finding best uses for a visible building

CORNWALL — A highly visible but unused property on Route 4 has been put up for sale, sparking discussion about its future.

The 1,700-square-foot, two-story building on 1 acre at 11 Furnace Brook Road is listed at below market value because of the substantial amount of interior finishing work needed. Sometime in the past 10 years, the owner was issued a zoning permit to use the property as a home and real estate office. The renovations were never completed.

The Planning and Zoning Commission (P&Z) spoke informally about the property at its July 8 meeting. Land Use Administrator Karen Nelson said she has received numerous phone calls regarding potential uses there.

Built in 1930, it was for many years a repair garage. 

P&Z members discussed how needs once defined commercial establishments along major roads. That was before zoning; and planning rules that began to consider how neighbors use their properties and the character of the town. Avoiding mixed uses (for example, a business in a residential zone) is a major goal. 

The property is now zoned residential, and there are private homes close by. 

Some commercial uses could be allowed by special permit or as a home occupation. The discussion included the reminder that not every use in a property’s history is grandfathered in. Non-conforming uses need to be continuous in order to be allowed. 

Among the potential uses Nelson has been asked about are a repair garage; an artist’s studio; and affordable housing, with a plan for four apartments. 

The only certainty is that no commercial use would be allowed there that was not secondary to a residential use. In other words, the larger part of the house would have to be residential, with a business operated there by the resident.

Any use sought beyond the current permit for a home and real estate office would have to be considered by the Zoning Board of Appeals.

The property is assessed at $111,000 and listed for sale at $114,900 as a three-bedroom, single family home. It last sold in December 2004 for $261,000.