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ZBA allows six-unit condominium at 427 Weirs Blvd.; site-plan had prior conditional approval
Summary
The board granted a density variance to permit six condominium units at 427 Weirs Boulevard, where the developer plans to refurbish a large main building and rebuild small waterfront cottages; planners said utilities and parking were upgraded.
The Laconia Zoning Board of Adjustment granted a variance allowing the property at 427 Weirs Boulevard to be developed as a six-unit condominium where the existing configuration had been recorded as five units. The property is approximately 0.85 acres on Paugus Bay and the developer has conditioned site-plan approval on this zoning decision.
Erin Lambert of Wilcox & Barton (site civil engineer) presented for the applicant Bullies Bay LLC and said the application converts an existing large main building—described in materials as about 4,300 square feet of living area with a total gross area approximately 8,226 square feet—into two condominium units and will rebuild the waterfront cottages on their existing footprints. The presentation noted upgrades to sewer utilities and that the site already contains adequate parking for the proposed configuration: the plan includes 11 parking spaces, with two garage spaces under the main building and two visitor spaces.
Board members discussed scale and neighborhood character; one member commented on the trend of small cottages being rebuilt taller along the Weirs and asked that height and massing be monitored at the planning stage. Ms. Lambert confirmed cottages will be rebuilt on existing footprints but raised to two stories; units 3 through 6 are intended as single units with one parking space each.
The board found the use appropriate for the CR (commercial/residential) zone and voted to grant application ZB2025-049 to increase the number of allowed units from five to six. Planning staff noted the site-plan approval had already been conditioned on zoning approval and that utilities and parking upgrades had been addressed in the submitted site plan.
No letters were entered in opposition at the hearing. The board recorded its findings and instructed staff to finalize the file so the applicant can proceed with required building-permit and condominium documentation.
