[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},"mediaId",6087000,"mediaKeyId","2892536-d6948d09e4fde9c6a34db62389d9799b","parentId",2892536,"title","ZBA finds 1989 site-plan vested for Atwell on Elm parking, clears way for long‑planned spaces","audioSeconds",945,"startMs",8725000,"endMs",9670000,"viewUrl","/Search/View?dp=1&key=2892536-d6948d09e4fde9c6a34db62389d9799b&start=8725&end=9670","thumbnailUrl","https://assets.pipeline.soar.com/2892536-d6948d09e4fde9c6a34db62389d9799b/thumbnail_8725000.jpg","articleUrl","/articles/6087000/New-Hampshire/ZBA-finds-1989-site-plan-vested-for-Atwell-on-Elm-parking-clears-way-for-longplanned-spaces","mediaUrl","https://secure.pipeline.soar.com/6087000-facca58489be15ba4ff608d44c20d99c/orig.mp4?Expires=1771141084&Signature=EHZGteuDqxsP6zITSK4ZZ8PNnaAsWh8mFzXIdo9EY3TFP2jILAq7xPRr~LC6~iozrv1bqlnlyt1p3amYYDEq3G4iMcAwDKNMLB-Ei4VPt331J48R3-6DnL0MC6bTpRGu3XoHNBJo1dhh2KufQRk36McXFrLPWJFq52O9mfB0dYIzLeDLhwnTq2MB9ThK82BXmQZfqXHFNW2suf-PQd-Th0IAdAGWGUgOgwNkkiU-oY9AAx33h~tq4YsAIVmQYWGyCx4yNnwxNbfPbUGoFQlmCaQuROywADTZmSKWJ6E-0MliDPPPYIvkw1sfYK~USPZkBQqoBPtYk3o4LcJOIGajLQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-08T04:29:22.47Z","article","The Wolfeboro Zoning Board of Adjustment on April 7 unanimously found that a 1989 site plan for a commercial building on Elm Street reached substantial completion and therefore vested, clearing the way for the property owner to build parking spaces shown on that historical plan.

Attorney Chris Swinjarski, representing Atwell on Elm LLC, told the board the proposed seven parking spaces were shown on the older site plan and that the current proposal is to install parking in an area that has been grass and previously shown for parking. The board reviewed the 1989 approvals and a 2019 certificate of occupancy and discussed whether the construction and use of the building and subsequent activity constituted substantial completion of the approved project. One board member noted a 2019 Planning Board reference to the 1989 plan and earlier approvals as evidence supporting vesting.

After extended discussion and public comment from neighbors and abutters (both in favor and opposed), the ZBA voted 5–0 to determine that the 1989 site-plan approval and certificate of occupancy amounted to substantial completion and therefore vested the project such that the parking shown on the plan may proceed. The board acknowledged that the decision will be followed by a 30‑day appeal period and that any work still must comply with stormwater and state permitting requirements.

Chair and staff said they will prepare formal findings of fact and the notice of decision for the record; the board’s informal motion and vote established the finding at the meeting.","mediaType","Video","parentTitle","7 April 2025 Wolfeboro Zoning Board of Adjustment (ZBA) Meeting","oneSentenceSummary","The ZBA concluded that a previously approved 1989 site plan for an Elm Street commercial property reached substantial completion and therefore the property may proceed with the parking shown on that plan; the board voted 5–0 to record a vesting finding and will prepare findings of fact.","taxTitle","Wolfeboro Zoning Board of Adjustment, Wolfeboro, Carroll County, New Hampshire","taxId",68304,"location","New Hampshire","headline","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6087005,"Sewell Road redevelopment continued: ZBA asks legal clarification on how to count nonconforming footprints",1588,5625000,7213000,"/Search/View?dp=1&key=2892536-d6948d09e4fde9c6a34db62389d9799b&start=5625&end=7213","https://assets.pipeline.soar.com/2892536-d6948d09e4fde9c6a34db62389d9799b/thumbnail_5625000.jpg","/articles/6087005/New-Hampshire/Sewell-Road-redevelopment-continued-ZBA-asks-legal-clarification-on-how-to-count-nonconforming-footprints","https://secure.pipeline.soar.com/6087005-c4021b48d7328996d02381b4c1c87da8/orig.mp4?Expires=1771141084&Signature=nG6xTAXtF2BVqFbw4DH67U4v5KL~URzOBSEElMckfoBRsRUrE0Ks~91NmLo8IdvzxE28JaBpjLPP~5IojAsAZgbez2nqSx0Blx8rQDu13rY-2BHucNio-zVfj5ngXA8Ob5m~0407ohtE776i-Q~~T6HcLW2Jc1UpgAx~pP5oeaSSWVtiVSXizrN93BewfbFlaf~pqvJ1les8RdC9Ag-xVU4W8XdQlMBqcQyt7D1kla4QWV9ym1rKlpVLUiJfrOq9z5uJNUYL4XefFKtL51BQccNVWlczN~VL-5sV4JCEh0JgnTTfKHB3Wnx21ButZ0zTbiN0HfuZ-VPbHLYDcbssWQ__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Adjustment continued a variance hearing on April 7 for a Sewell Road property where the owner proposes to remove several outbuildings and rebuild a larger primary house and a guest house. The board voted 3–2 to continue the matter to May 5 to get clearer guidance on whether the 25% cumulative expansion limitation for a nonconforming structure should be applied to both existing buildings together or to the guest house alone.

Architect Amy Bentley and homeowner Andy Allen described a redevelopment plan to remove four structures and construct a primary residence and separate guest house; the lot is large (about 1.6 acres) and the applicants submitted a shoreland site plan showing existing and proposed lot coverage. The applicants said existing lot coverage is about 24.1 percent and their build plan would reduce lot coverage to roughly 18.2 percent by using permeable pavement and additional landscaping.

Board members raised a legal interpretive question central to the application: whether the existing guest house and primary house should be treated together as a single nonconforming footprint for the 25% expansion calculation. Some members said only the structure that creates the second-dwelling unit should be counted for the 25% limit; others said the record and prior planner interpretations suggested counting both together. Because the board did not reach consensus and members asked for clarification from planning staff and legal counsel, the board continued the public hearing to the May 5 meeting to allow time to resolve the interpretive question and supply requested calculations and shoreland paperwork.

The board recorded that the applicant has prepared preliminary shoreland calculations and that the design team intends to reduce impervious surface and add stormwater management; the board also asked for clearer documentation on whether covered porches and overhangs count toward the footprint for the 25% calculation under Article 175.43.

The continuance passed on a 3–2 vote; the board asked the applicants and staff to provide clarifying materials ahead of the May 5 hearing.","The board continued the variance hearing for a Sewell Road property redevelopment to May 5 after split discussion over whether the two existing structures should be combined when calculating the 25% expansion limit for a nonconforming dwelling.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6087010,"ZBA allows professional office at 591 Center Street, citing prior commercial use; conditions attached",872,4568000,5440000,"/Search/View?dp=1&key=2892536-d6948d09e4fde9c6a34db62389d9799b&start=4568&end=5440","https://assets.pipeline.soar.com/2892536-d6948d09e4fde9c6a34db62389d9799b/thumbnail_4568000.jpg","/articles/6087010/New-Hampshire/ZBA-allows-professional-office-at-591-Center-Street-citing-prior-commercial-use-conditions-attached","https://secure.pipeline.soar.com/6087010-36799908be5ecf0475b3b08d72592ea1/orig.mp4?Expires=1771141084&Signature=gqrXM1Rkf20XWZkloQmE~ARfcDeQ9SWyudtkBZFWtn2C~5OeCtJ7PHt9ohrynYaY8oNQp0Ypfao968YNBqVehEuiQv5rQ4VbOhoxsk4ggL-UxPGUs~FkhPKYKOHe6jL05j2BOp8eqUI5-z8r~1mwQZxMkP37wLt-S4OYjbFY9wetDaH2afZaZ9Am~y3hDP-ceei-GftSYRmDSgs8HitKnzfF1O2ah0IYPejhu701wjHrWA8mbNvC334ifuG187A~v8QuNfYM7EpzW~0LyFei~2uFRUVCYvQ7d2jsLKM44unsGq1kLBjB2mYem0nLeYeMcEx4awwsIi57TzZOMTTWIw__&Key-Pair-Id=KUT5TJCACFTXG","On April 7 the Wolfeboro Zoning Board of Adjustment approved a variance permitting a professional office use at 591 Center Street (Tax Map 148, Lot 17), finding the property’s long history of commercial occupancy and limited exterior change supported the request.

Attorney Philip Marbury, representing Ali Mahadeeshi and the property owner (CNS McLean Realty Trust LLC), told the board the property “has, since the time it was first built, been used exclusively for commercial purposes” despite being located in a Shoreland Residential zoning district, and asked the board to allow a professional-office use consistent with prior commercial activity. The applicant proposed interior renovations only, with no exterior changes.

Board members discussed the distinction between nonconforming structures and nonconforming uses and concluded that the proposed professional office (medical services) was consistent with previous nonresidential uses on the site and would not change the building’s external character. The board combined the variance criteria and found the application met the tests for a variance: no substantial public harm, reasonable use, and no diminution of neighboring property values.

Conditions attached to the approval included obtaining all required federal, state and local permits (including the Town of Wolfeboro building permit), recording the notice of decision at the Carroll County Registry of Deeds at applicant expense, and observing the two‑year exercise window for the variance unless extended. The board recorded the application date of March 17, 2025, in the file.

A roll-call vote approved the variance; board members repeated standard instructions about permitting and appeal rights following the vote.","The ZBA granted a variance allowing a professional office (medical/professional services) at 591 Center Street, finding the site’s history of commercial uses and limited exterior change supported approval; the board added standard permitting and recording conditions.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6087015,"ZBA approves variance for garage replacement at Earl Shore Road; conditions, recording required",174,4032000,4206000,"/Search/View?dp=1&key=2892536-d6948d09e4fde9c6a34db62389d9799b&start=4032&end=4206","https://assets.pipeline.soar.com/2892536-d6948d09e4fde9c6a34db62389d9799b/thumbnail_4032000.jpg","/articles/6087015/New-Hampshire/ZBA-approves-variance-for-garage-replacement-at-Earl-Shore-Road-conditions-recording-required","https://secure.pipeline.soar.com/6087015-1f47ae174331f6d4cb8bd7eb98eea08e/orig.mp4?Expires=1771141084&Signature=Vkiv23cAFqBZjWkNJjHojl3LjywA-M~ZcWJhkXfI7gNkwqpkuRaIOMABdk76eWzwoGPvwYxRuIwdTfPgykCsg3ogP5dt0zVZyhE3ijMsIPYUvy~9EEejuh4x19G6suMrBCcmHZBsprNv~Iwhu-qxtAm9pJgW~MgSAhRaTUnYn3FM2skGPISAsSWNqTbpZ3xr-fn60P74BUjbdBTz5HhL6wMszzenZ6WeH7MrYRcXD1KcPevn1ZA6ScgZz8sDQ-zFh2~7ImD7S7k4fpjNpiXDqcxOHOv~0YMtBOcPTIJmYw1VlptHkzmLbteIX0tgOwexksffa9DpJDFes8JaLeVGmg__&Key-Pair-Id=KUT5TJCACFTXG","The Wolfeboro Zoning Board of Adjustment voted unanimously on April 7 to grant a variance allowing replacement and modest vertical expansion of a nonconforming garage on Earl Shore Road.

The applicant had asked to rebuild on the existing slab and add a 4-foot knee wall and a dormer above the garage footprint. The board said the foundation and slab are preexisting and that the proposed change will not alter the essential character of the neighborhood; members found the five variance criteria met in deliberations and approved the application.

The approval was made “per the plan submitted with the application, received 03/31/2025,” the board recorded; standard conditions were appended, including that all federal and state permits and the Town of Wolfeboro building permit must be obtained before construction. The board instructed that the notice of decision be recorded at the Carroll County Registry of Deeds and reminded applicants that the variance must be exercised within two years unless extended in accordance with RSA 674:33. The board also recited appeal rights under state law.

Roll-call votes were recorded in favor of the variance; the chair told the applicant, “You have your approval,” after the unanimous vote.

The ZBA closed public hearing and moved forward with drafting findings of fact for the file.","The board granted a variance for a nonconforming garage replacement/height adjustment at Earl Shore Road, subject to routine building permits, recording the decision at the county registry and compliance with state appeals timelines.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6087020,"Wolfeboro ZBA conditionally approves 33x12 cold-storage addition, requires planning-board signed site plan",1732,1374000,3106000,"/Search/View?dp=1&key=2892536-d6948d09e4fde9c6a34db62389d9799b&start=1374&end=3106","https://assets.pipeline.soar.com/2892536-d6948d09e4fde9c6a34db62389d9799b/thumbnail_1374000.jpg","/articles/6087020/New-Hampshire/Wolfeboro-ZBA-conditionally-approves-33x12-cold-storage-addition-requires-planning-board-signed-site-plan","https://secure.pipeline.soar.com/6087020-727a2f78df349f577ee8718337464a00/orig.mp4?Expires=1771141084&Signature=TgfeHlNri~y4S~lie27yDQJLMH3DRvqihWCg3PlT5NGPMBAXDRuiDtC0j9iMTmhxlPJ7qwzsXgMuVRXQJnL4-PlvsuHSp2NRBrGkfS-1SqfTEoFxLWNcM6eUuxEI2EYcTrmNZyiziD9D1nkG14T0fdqtQvfDOKBx4Tjo36LtjCt4IDyMLZCppORWmAcRGchttKyBtxHUVkGmVjYjMMFAMoOexTxueIoNHuMUZ~L5ZXNFQ9g942Q3vSEFAty3YepLA9V5LwiixGbnDncESL-Ky9WD~k-ZB3NBIBmjb0HF-Mb-IDqCExdTjNPeHjZe-nMrRb~jlmlb-Y3YHPNP5aZzDQ__&Key-Pair-Id=KUT5TJCACFTXG","The Wolfeboro Zoning Board of Adjustment on April 7 approved a special exception to permit a 33-by-12-foot cold-storage addition to the rear of a commercial building, but made that approval conditional on the applicant returning with a Planning Board–signed site plan for the board to file.

Board members said the submitted materials answered some questions about location, runoff and the test pit for propane tanks but still left other site-plan items unspecified, so the ZBA tied its approval to the Planning Board’s signed, amended site plan.

Applicant representative Paul Askew described the proposed addition and the submitted drawings, saying the larger site plan shows the building location, drainage detail (a stone trench about 1 foot deep and 1 foot wide), the canopy and parking, and that the test pit for the gas tank had been located. Board members and staff noted several items that either weren’t shown on the copy in the ZBA packet or were inconsistent with photographs: dumpster location, propane tank location, snow-stacking areas and the location of compressors. One member said, “I don't feel there's enough here to approve a special exception,” citing missing elements and concerns about attaching an old engineer’s stamp to a plan that was not prepared for this proposal.

The board reviewed the Planning Board minutes and conditions; the Planning Board had accepted the application as complete but required final drawings stamped and signed by a licensed land surveyor, engineer or architect, as well as as‑built plans and erosion-control and lighting details as conditions prior to final sign-off. ZBA members discussed making approval contingent on the Planning Board’s amended site-plan files being returned to the ZBA for review and signing.

A motion to approve the special exception (case number 03-SE-25, tax map referenced in the motion) with the condition that the applicant return to the ZBA with the Planning Board’s signed site-plan approval passed on a roll call vote. The board instructed the applicant to get the Planning Board’s amendments and signatures in place; the ZBA will not sign or record its final approval until the Planning Board–signed plan is provided.

Votes at a glance: motion to approve the special exception with the condition that the applicant submit the signed Planning Board site plan — approved by the board (roll call recorded as all present voting yes).

The board closed its deliberations and told the applicant to return after the Planning Board signs the amended plan. The ZBA noted that the Planning Board’s conditions (stamped sheets, final drawings, erosion control and other submittals) must be met before the ZBA will complete its recording-ready documentation.","The Wolfeboro Zoning Board of Adjustment approved a special exception for a 33-by-12-foot cold-storage addition to a commercial building, subject to the applicant returning with a signed site‑plan approval from the Planning Board before the ZBA will sign the final plan.","actionData","errors"]

Article not found

ZBA finds 1989 site-plan vested for Atwell on Elm parking, clears way for long‑planned spaces

Sewell Road redevelopment continued: ZBA asks legal clarification on how to count nonconforming footprints

ZBA allows professional office at 591 Center Street, citing prior commercial use; conditions attached

ZBA approves variance for garage replacement at Earl Shore Road; conditions, recording required

Wolfeboro ZBA conditionally approves 33x12 cold-storage addition, requires planning-board signed site plan