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Laconia ZBA denies density variance for 15 Morris Avenue after neighborhood opposition; remaining applications withdrawn
Summary
After a lengthy public hearing focused on parking, neighborhood character and disputed lot calculations, the Zoning Board denied a variance to allow a two‑family structure at 15 Morris Avenue; the applicant withdrew the remaining five variance requests.
The Laconia Zoning Board of Adjustment voted to deny a variance that would have allowed a two‑family dwelling at 15 Morris Avenue after a lengthy public hearing in which multiple neighbors raised parking and character concerns. The applicant later withdrew the remaining five variance applications.
Attorney Jim Coles, representing Community Rentals, presented six variance requests for the site and argued the proposal would make the property "more conforming" than the existing dilapidated structure. He said the plan integrates an adjacent strip known in materials as "Wesley Avenue" and would allow modern, vertical construction with garage parking beneath the building to reduce on‑street parking.
Multiple abutters and residents spoke against the requested variances, citing narrow streets, persistent summer parking shortages, and the development's scale. Sean Flanagan objected to numerical claims in the application and said the project would "increase nonconformity," disputing site-plan figures and coverage calculations. Jay Dooley, James Cott, Melanie Flanagan, Pam Cott and Noreen Kelly said the proposal would not fit the predominantly single‑family neighborhood, that parking is already constrained, and that the units were likely to be used as short-term rentals despite the applicant's assertion they would be long‑term rentals.
Board deliberation focused on the five variance criteria. Several board members said the neighborhood is overwhelmingly single‑family and flagged public‑safety and congestion risks from increased density and parking demand on a tight private roadway. The board examined lot-size comparisons across the neighborhood and concluded the applicant did not demonstrate a unique hardship required under the ordinance.
Marsha Hayward moved to deny application ZB-2025-34 (density variance for 15 Morris Avenue); Richard Boddy seconded. The board voted to deny the density variance. The transcript records the motion and the board's determination to deny; a roll-call tally was not recorded in the meeting transcript. Following that denial, the applicant told the board he would withdraw the remaining applications and return with amended plans.
Because the board denied the density variance and the applicant withdrew the other requests, no further approvals were granted for 15 Morris Avenue at this meeting.
