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Small-business owner says shoreland zoning and parking rules left her without counsel or a path to usable parking
Summary
A local business owner told selectmen she bought an Elm Street building based on staff guidance that an off-street parking layout was vested, but later learned the town requires a variance in the Shoreland zone. She said local engineers and attorneys declined to represent her before the zoning board and asked the board for help.
Wolfeboro — Carrie Webster, owner of Outwell Acupuncture and Holistic Health, told the Board of Selectmen on Feb. 19 that she faces a potential business hardship because of a disagreement with town planning staff about whether required parking for her building could be constructed without additional zoning relief.
The complaint: Webster said she purchased 8 Elm Street after being advised by then-planning staff that a prior site plan and partial building work vested the remainder of a parking layout. She said she obtained a Shoreland permit from the state (filed Oct. 2024) and completed renovations to operate a growing clinic serving roughly 90 patients per week. Webster said the owner of an adjacent lot had allowed her to share parking but that arrangement fell away when the adjacent owner filled the spaces for his own use.
Town response and zoning hurdle: Webster said the current planning director informed her Jan. 21 that adding parking in that Shoreland zone requires a variance because the zone limits nonresidential expansion. She told the board local engineers and attorneys declined to pursue a zoning-variance application on her behalf because they believe the town’s zoning board has been unlikely to approve variances in recent years.
What she asked: Webster asked the board for guidance and assistance. She said she lacks funds to relocate and worries the property will be difficult to sell without dedicated parking. She asked whether the town can clarify the application path, offer mediation, or otherwise help find a path to make the property viable for her business.
What the board said and next steps: Board members thanked Webster for the presentation and said they would review the planning record and the prior staff communications she cited. Several members indicated they would discuss procedural options with staff, including whether the town can provide clearer guidance, expedited staff review, or information on whether an appeal or variance application can reasonably move forward. No board action was taken at the meeting; staff and the board will follow up with the owner directly.
Ending: Webster said she appreciated the chance to present and the board asked staff to review the case file and report back with options for next steps, including whether the town can facilitate a path forward given Shoreland zoning and shared-parking constraints.
