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ZBA narrowly approves farmer’s porch and front setback variance on Redbrook Circle
Summary
The Wolfeboro ZBA approved a variance by 3–2 to allow a farmer’s porch and 16‑foot projection on a corner lot at Redbrook Circle, with the board split over whether the proposed encroachment was proportionate to the claimed hardship.
The Wolfeboro Zoning Board of Adjustment on May 7 approved a variance allowing a farmer’s porch and a 16‑foot projection on a corner lot at Redbrook Circle by a 3–2 vote, after lengthy deliberation over special conditions and proportionality of the requested encroachment.
Applicant Brian Arsenault told the board the house — built around 1968 and located on a corner lot — lacks a conventional doorway facing the driveway. He said the proposal would add a farmer’s porch (roughly 10 feet deep) plus an internal hallway up to 6 feet deep, resulting in a 16‑foot projection from the present façade and reducing the front‑yard setback to about 11.2 feet where the ordinance requires 30 feet. Arsenault said the existing layout forces visitors to circulate around the building to reach the living areas and that the porch would provide a safer, more usable entrance for occupants and guests, particularly as the owner ages.
The board examined the five variance criteria. Supporters noted the lot’s irregular corner configuration, the age of the subdivision, and the practical difficulty of providing egress to the driveway side without construction that would either remove bedrooms or change interior circulation. One member said the porch would improve safety and the neighborhood’s appearance. Dissenting members said the requested depth was excessive relative to the demonstrated hardship and suggested a smaller porch or a direct door could address the egress need without as large an encroachment.
After deliberation Chair Suzanne Ryan moved to approve the variance per the application dated March 13, 2025, and the plan dated February 27, 2025. The motion passed on a roll call vote, 3–2. As with other approvals the board required applicants to obtain all federal and state permits, to record the notice of decision at the Carroll County Registry of Deeds, and to obtain any town building permits and site‑plan approvals required before construction. The board’s notice reiterates statutory appeal rights under state law.
Arsenault said his goal is a functional, welcoming entrance and that the proposal preserves existing building orientation while improving access. The board recorded standard conditions and the two‑year exercise period for the variance; opponents were not recorded in the minutes.
