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ZBA grants special exception to expand nonconforming Fullerton Shore structure; horizontal expansion measured at 24.73%
Summary
The ZBA approved a special exception (case 14SE24) allowing the Davis SSMC GST Trust to expand a nonconforming shorefront building by 24.73%—under the 25% horizontal limit—and to build a full second floor over the expanded footprint; the board attached routine conditions requiring permits and recording of the decision.
The Wolfeboro Zoning Board of Adjustment on Feb. 3 granted a special exception (case 14SE24) permitting the Davis SSMC GST Trust to expand a nonconforming shorefront structure at Fullerton Shore by 24.73% and to extend what had been a three‑quarter second floor to a full second floor over the newly expanded footprint.
Why it matters: Wolfeboro’s ordinance allows owners of nonconforming structures limited horizontal expansion (up to 25% measured drip-edge to drip-edge) and requires a special exception for vertical expansion within setbacks; the applicant’s proposal fell just under the horizontal cap and sought the special-exception review for both horizontal and vertical components.
A representative for the owner (a contractor/representative identified in the record) explained the calculations and provided drawings showing the proposed four-foot expansions in two directions that sum to 24.73% additional horizontal square footage (328.8 square feet). The applicant also provided shoreline approval from the state as part of the packet.
Board members discussed the application’s drawings and the orientation of the plan pages, asked about which of several structures on the same lot the application addressed, and confirmed that the requested horizontal expansion and the vertical change to a full second floor are within the ordinance’s processes. After questions and clarifications about which building on the parcel was the subject of this request and whether prior work on other buildings affected the calculation, the board concluded it had sufficient information to decide.
The board voted unanimously to grant the special exception with standard conditions: obtain all required federal and state permits and the Town of Wolfeboro building permit prior to construction; approval limited to the documentation submitted with the application (packet dated 10/25/2024); notice of decision to be recorded at the Carroll County Registry of Deeds; applicant responsible for recording costs; and the special exception must be exercised within two years or as otherwise extended under local ordinance. Appeal rights were read into the record.
Next steps: The applicant must submit a building-permit application and any outstanding state approvals and record the ZBA decision before beginning construction.
