Zoning board approves variance to allow 21-unit apartment proposal at 35 Blueberry Lane

The Laconia Zoning Board of Adjustment on an evening hearing approved a variance that allows multifamily density at 35 Blueberry Lane, enabling up to 21 apartment units on a 2.4-acre parcel.

Attorney Kyle Amel of Westcott Law, speaking on behalf of Promen LLC, said the applicant requested relief from two sections of the Laconia zoning ordinance (identified in the application as section 235-28 and section 235-33) to permit a change in use from residential single-family to residential apartment and to allow the density of nine units per acre. "So we requested variance that would allow for the development of a 21 unit, multi family apartment complex," Amel said during his presentation.

The nut graf: Board members cited the surrounding land use — including an existing large apartment complex run by the Laconia Housing Authority immediately adjacent to the lot — and said allowing multifamily use on this parcel would be consistent with the neighborhood pattern and would supply additional housing. The board moved and voted to approve the variance after a brief deliberation and no public speakers appeared in person; the board read into the record one written objection.

Amel described the lot as underused and largely paved as parking for a former conference use and argued that denial would impose an unnecessary hardship on the owner. He said the requested density mirrors what is allowed in the city's residential apartment (RA) district and that the project would not be a novel use for the area: "this isn't a unicorn project, we're not trying to, for example, build like a hockey rink in the middle of a, residential community, it's just a, an apartment complex next door, to an apartment complex."

Planning staff confirmed the density allowance cited by the applicant: 9 units per acre is the density allowance in the residential apartment district. The board and staff clarified the distinction that granting a variance does not change the underlying zoning district — the lot would remain zoned RS (residential single-family) but the variance would permit the specified multifamily use and density at this site. The planning board will later consider a separate redistricting application if the applicant pursues rezoning to RA.

One letter submitted by Stacy and Douglas Rice opposed the variance, saying the proposal did not support the number of units proposed, that the amount of green space was "not nearly enough for a large number of units," and that half of the proposed units would abut Pearly Pond Conservation land and could negatively affect wildlife habitat. Board members noted site-plan review and planning-board review would consider green space, setbacks and other site-level issues later in the process.

Motion and outcome: A board member moved to approve the variance application filed as 2025023 for 35 Blueberry Lane; the motion received a second and, after discussion, the board voted in favor and the motion passed. The approval record in the meeting materials does not include a roll-call tally in the transcript.

The board advised the applicants that subsequent reviews (site plan and planning board) would address detailed design, green space, and other regulatory requirements. The applicant and attorney left the hearing with the variance granted and were thanked by board members.