Claudia Ellebasche seeks variances for fourth affordable housing unit in Laconia

The Laconia Zoning Board of Adjustment convened on May 19, 2025, to discuss a proposal for expanding housing options in the city. The primary focus of the meeting was a request from property owner Claudia Ellebasche to add a fourth unit to an existing multifamily residence located in a residential general zone.

Currently, the property features three units and is served by municipal water and sewer. The proposal involves converting part of a two-bay garage into a new living space, which would include three bedrooms, two bathrooms, and approximately 1,700 square feet of usable area. To accommodate this change, a new driveway is planned to be constructed from Dartmouth Street, featuring two parking spaces.

Ellebasche intends to lease the new unit exclusively for affordable housing, aiming to enhance housing availability in the area. The existing units are already leased for both affordable and market-rate housing.

During the meeting, it was noted that the property is a lawfully existing non-conforming use, having been multifamily for an extended period. The Laconia Zoning Ordinance allows for the expansion of non-conforming uses within existing structures without requiring a special exception. However, Ellebasche's proposal requires four variances due to specific zoning regulations.

The variances requested include:
1. An increase in density from three to four units, which exceeds the current limit of six units per acre.
2. A reduction in green space from 46% to 41% due to the new driveway.
3. Approval for the additional parking area to allow vehicles to back onto Dartmouth Street.
4. Permission for the newly created driveway parking spaces to be constructed within the front setback adjacent to Dartmouth Street.

The board discussed the implications of granting these variances, emphasizing that they would not be contrary to public interest and would not diminish property values in the surrounding area. The applicant's argument highlighted that the addition of a fourth unit would not alter the essential character of the neighborhood or threaten public health, safety, and welfare.

The board's decision on the variances will play a crucial role in determining the future of this housing project, which aims to address the growing need for affordable housing in Laconia. The next steps will involve further deliberation by the board on the merits of the application and the requested variances.