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At its Sept. 4, 2025 meeting the Alton Zoning Board of Adjustment continued an administrative-appeal application (Z25-32) filed by Paul Monzioni to the board’s October meeting after counsel requested the matter be heard when more members are available.

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The applicant, represented by attorney Steven Nicks, asked for a continuance because only the minimum three board members were seated that evening; both the applicant and the board confirmed a preference to hear the administrative appeal with a fuller board. The board voted to continue the matter to its next meeting on Oct. 2, 2025.

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Attorney Steven Nicks appeared for applicant Paul Monzioni and asked the board to continue case Z25-32, described in the record as an administrative appeal concerning Article 500 Section 528 and an interpretation by the planning board related to a two-year deadline. Nicks said the applicant preferred not to proceed before a three-member quorum and asked the matter be set when at least four members were expected to attend.

A motion to grant the continuance was made and seconded; the board voted in favor and set the matter for the October meeting (Thursday, Oct. 2, 2025). The minutes and staff confirmed that the board expected at least four members to be available at the rescheduled hearing.

Ending
The continuance postpones any board determination on the planning-board interpretation and the two-year deadline question until the October meeting, when parties expect a larger panel to hear the appeal.","mediaType","Video","parentTitle","ZBA Meeting 9-4-2025","oneSentenceSummary","An administrative-appeal request by Paul Monzioni (case Z25-32) was continued to the next regular ZBA meeting in October after counsel and the applicant requested a continuance because only three board members were present.","taxTitle","Alton Town, Belknap County, New Hampshire","taxId",74073,"location","New Hampshire","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6131495,"Alton ZBA approves two Route 11 projects: HVAC/building-trade shop and auto/truck repair garage with DOT and DES conditions",3006,4964000,7970000,"/Search/View?dp=1&key=5732973-35a8d4883b7980033500cec6f2734fb0&start=4964&end=7970","https://assets.pipeline.soar.com/5732973-35a8d4883b7980033500cec6f2734fb0/thumbnail_4964000.jpg","/articles/6131495/New-Hampshire/Alton-ZBA-approves-two-Route-11-projects-HVACbuilding-trade-shop-and-autotruck-repair-garage-with-DOT-and-DES-conditions","https://secure.pipeline.soar.com/6131495-8f9fc14c45abb63bb6b2af9af684fc90/orig.mp4?Expires=1770448030&Signature=QQPCofPZwgUrLIU-EYtvddxnOhpCbkeBLyKikWGPElrGSVC9AlNOtdAJe9~KksK6Abd8dLLjLRj9jNb-42L5wPxLj20rx7cLmR4GfjwcqTbDXz7aTFyXRwIDiKGq6kpaIPjX1GAnz0lDBO7uMewlnhH2RXm9CgG3Xmx-2QfmEF-hzXNumT7amcaDvPDe2egj8Xrtj35K6ez3iCO~BrteHX37bg-zd95e9JZEU4noe0m2y8MiqtgUBAfkDEm6EhczjWAhUT4W1NZUfuXF6EndxGFbV1t0v6~ZYiKENeqLLiKaO3KRw2QbHKUG3FbmsBX93LBt5hkVMGv~yDDsXe-THg__&Key-Pair-Id=KUT5TJCACFTXG","Lede
On Sept. 4, 2025 the Town of Alton Zoning Board of Adjustment approved two special-exception applications for adjacent properties on Route 11 (Map 9, Lots 10 and 10-1) to permit a building-trade/HVAC shop and an automotive/truck repair garage, subject to required state approvals from the New Hampshire Department of Transportation (DOT) and the Department of Environmental Services (DES).

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The board found both sites appropriate for light commercial uses near the Route 11 traffic circle, and members concluded the proposals met the zoning criteria (site appropriateness, compatibility with the master plan, utilities, and public safety), while conditioning approvals on DOT access standards and DES shoreline and septic permitting because parts of the lots are within the shoreline-protection area.

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Ryan Heath, partner and agent for Apex Land Solutions, presented both applications on behalf of owner Sand Street Investments LLC. He said the plan brings two existing local businesses into purpose-built buildings near the traffic circle: an HVAC-oriented “building trade” shop (proposed building 50×70, primarily to store company vehicles and equipment, with attic storage) and an automotive/truck repair garage (proposed building 60×80 with four vehicle lifts and rear-yard parking/storage).

Heath described shared access from Route 11, preliminary conversations with DOT, private wells and septic systems for utilities, and a shoreline assessment by a consultant (Stony Ridge Environmental) showing enough upland to site the buildings outside DES no‑impact footprints. He said the HVAC shop would house roughly eight work vehicles and store ductwork and materials; the automotive shop would perform customer service appointments and maintain a modest number of on-site vehicles in accordance with state environmental rules.

Board members discussed circulation, sight lines, and the need for DOT driveway standards; Paul Monzioni and others asked for conditions requiring DOT driveway approval and DES septic/shoreland permits. Members also discussed building aesthetics and noted the proposal to orient garage doors to the rear (river side) so the street-facing elevations will present more residential-style facades. Several board members emphasized that final plans and access details are DOT jurisdictional matters.

One abutter, Keith Chamberlain, said he supports the applications but flagged noise and visibility concerns for any future residential buyers on nearby lots; he suggested door placement and landscaping be considered to mitigate noise. No abutter testimony opposed either proposal; the board recorded that hearing input from abutters had not produced demonstrable facts opposing the use.

Motions to approve each special exception carried after the board reviewed the worksheet criteria. The approvals were recorded with the explicit condition that the applicants obtain required DOT access approvals and DES shoreland/septic approvals prior to final permitting and occupancy.

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The approvals keep both businesses in town on more suitable sites but tie final municipal permits to state approvals for access and shoreline/septic compliance. The planning and building departments will monitor follow-through on DOT and DES conditions before building or occupancy permits are issued.","The ZBA on Sept. 4, 2025 approved special exceptions for two adjacent Route 11 sites (Z25-33 and Z25-34) to allow a building trade (HVAC) shop and an automotive/truck repair garage; approvals were conditional on state Department of Transportation driveway approval and New Hampshire DES shoreland/septic approvals.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6131498,"Alton ZBA: Special-exception for Eagles Rest septic ruled unnecessary; variance approved to allow two additional units",4352,348000,4700000,"/Search/View?dp=1&key=5732973-35a8d4883b7980033500cec6f2734fb0&start=348&end=4700","https://assets.pipeline.soar.com/5732973-35a8d4883b7980033500cec6f2734fb0/thumbnail_348000.jpg","/articles/6131498/New-Hampshire/Alton-ZBA-Special-exception-for-Eagles-Rest-septic-ruled-unnecessary-variance-approved-to-allow-two-additional-units","https://secure.pipeline.soar.com/6131498-006a6f72a97d3aedbd8d6a2511457654/orig.mp4?Expires=1770448030&Signature=hbH3O6EH7YVHPpSlPszMFWfAj~ONQN-rT~qypj6CbCs1xqRN67YA4bbO3gnwxOPOGNwQDbjmbDR8XdzdpdAA90Cawoy9KGHvLZYxYbhK9znadkr2dD-DIQwLq577SJxAJhLWQhO3WQXuowgCmCpjbmecUqHTfCoC9b~2TcHTT~sGlYw1YlzqhFOaN1WWmYSOInP8ZRQn--wq9tXIcz66x-Wts57TURiEBk49rgEzj9PBeKuGQacOsEnvpJiXIQlEWIMIomLmZ6qJRVVgVJ4CNQOUZmiKvsHPNGPnqiVuKap6Yj0MU60rMaffZnuCfDdlvWoc1Q63HMXlRs8cGqeNbw__&Key-Pair-Id=KUT5TJCACFTXG","Lede
On Sept. 4, 2025, the Town of Alton Zoning Board of Adjustment ruled that a special exception was not required to install an individual sewage disposal system within the aquifer protection overlay for Eagles Rest, a 55-unit manufactured-home community, and later approved a variance to allow 57 manufactured housing units on the property where the rural-zone limit is 28.

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The board’s determinations resolve two linked issues raised repeatedly during the applicant’s rehearing: whether the zoning ordinance’s special-exception provision for “liquid or leachable wastes” applies to a single on-site septic system serving one home within a community, and whether the property is entitled to relief from current density limits. The outcome allows the owner to add two units to a long-established senior community but leaves open the technical and permit work required by state regulators.

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The case (Z25-15R) concerns Eagles Rest, a manufactured housing community established in 1986 and described in the hearing record as a 55-home park with about 90–95 residents. Attorney Sean Dunphy, representing property owners Walter and Janice Borowski, told the board the application seeks approval for two additional single-family units, one of which would require a new individual septic within the town’s aquifer protection overlay.

Dunphy summarized the procedural history: the owner submitted a building permit in May 2024, was later advised to go through local permitting after a lapse in town records, and then appeared before the planning board and this ZBA. He said the current rehearing focuses on whether Article 600, Section 602(c)(3) of the town zoning ordinance — the provision the staff had applied to require a special exception — actually applies to the single septic system proposed.

Board member Paul Monzioni, with town counsel present, led a close reading of the ordinance language and explained the board’s interpretation: \"the article specifically is applying to the liquid or leachable wastes,\" and if those wastes are \"typical of a single family domestic waste, then you don't need the special exception.\" After discussion the board voted that, for this application, the wastes from the single septic system were typical of single-family domestic waste and therefore the special exception was not necessary. A motion to that effect was made and seconded; the board announced the finding \"4 to nothing\" that a special exception was not necessary.

Public comment responded to both technical and community concerns. Resident Roger Sample emphasized monitoring of the community water system and noted that the park’s water is tested monthly. Opposing commenter Maureen Kalfas raised affordability concerns, saying many residents are on fixed incomes and describing park rents as a strain for some tenants. Owner Walter Borowski described Eagles Rest as a primarily senior community and said the property historically has had both a community septic system and a number of individual septic systems; he said state engineers previously approved the parcel’s septic loading capacity and that the owner engaged a local firm for the proposed designs.

After resolving the special-exception question, the board considered the density variance requested under Article 400, Section 452(a)(1) to permit 57 units where the rural-zone limit is 28. Applicant counsel and supporters argued the property’s original layout predates the present ordinance (the park was designed when the rule effectively allowed roughly one unit per acre on the 57‑acre parcel), that infrastructure is already in place (roads, community water and partial community septic), and that adding two units would not change the character of the neighborhood. Board members reviewed the variance criteria (public interest, spirit of the ordinance, substantial justice, property values, and hardship) and each stated agreement with findings that the variance met the criteria in this circumstance.

The board then voted to approve the variance (motion, second; vote recorded as unanimous on the motion as read). The board chair thanked town counsel and the parties.

Ending
The board’s actions mean the applicant may proceed with local approvals for the two units, subject to any state permitting that remains required (the record shows prior DES involvement and the applicant said it has filed related documents with the state). The transcript records that the applicant had filed a court action about whether the ordinance applies; that court filing was noted as stayed pending the board’s rehearing. The record does not show final engineering, DES permits, or building permits being issued at the hearing; those steps remain post-decision tasks.","At a Sept. 4, 2025 Alton Zoning Board of Adjustment hearing, the board found that a special exception for an individual septic system in the aquifer protection overlay was not required for the Eagles Rest manufactured-housing community and approved a variance to permit 57 units where 28 are allowed in the rural zone.","actionData","errors"]

Article not found

Alton ZBA continues Paul Monzioni administrative-appeal case to October

Alton ZBA approves two Route 11 projects: HVAC/building-trade shop and auto/truck repair garage with DOT and DES conditions

Alton ZBA: Special-exception for Eagles Rest septic ruled unnecessary; variance approved to allow two additional units