Laconia Zoning Board allows industrial garage to encroach to within 5 feet of side setback

The Laconia Zoning Board of Adjustment on Jan. 21 granted a variance allowing Robin Richardson, the applicant and property owner, to build a three-bay garage at 53 Blasdale that will encroach to within 5 feet of the city's 20-foot side setback in the industrial zone.

Richardson told the board she inherited the property and operates AeroWeld and Black Brook Industrial Park. "I'd like to build a garage, a 3 bay garage, for our company vehicles," she said, adding that vehicles parked along the side of the building "always get covered in snow and ice and plowed in," and that an enclosed garage would provide better storage.

Board members discussed site constraints that pushed the proposed building closer to the property line, including a required 75-foot buffer from Black Brook. Richardson said she had spoken with Deac Knowlton, who had not yet placed survey stakes because of weather; she told the board Knowlton estimated the proposed wall would be "approximately about 2 feet from the line." Richardson described the proposed footprint as roughly "32 by 28."

Board members noted the small industrial subdivision contains many preexisting nonconforming buildings and discussed requiring a modest buffer for maintenance access. At the conclusion of deliberations, Richard Bonney moved to grant the variance (recorded in the motion as variance number 202-5029); a second was recorded but the transcript does not identify the seconding member by name. The board voted unanimously with four yes votes and zero no votes; one regular seat was absent. The board recorded the approval with the explicit stipulation that the building must maintain a five-foot side setback rather than a zero-foot or one-foot encroachment.

Planning implications and next steps discussed at the meeting included the possibility that Richardson will need to amend her site plan. A staff member stated that if the variance is granted the applicant "may have to go to planning board with a new site plan to show this new building" and that an in-house amendment could also be possible. Board members asked that any supportive correspondence from the adjacent property owner be submitted in advance rather than after the fact; Richardson said the abutter, identified in the record as the Laconia Ice House (Rosinski), had called the shop earlier that day but had not provided written confirmation.

The board also took up a separate application for 1 Mill Plaza (zb2025-030) whose applicant was not present and voted unanimously to table that matter to the February meeting, stating the applicant must provide a legible application. The board approved the minutes from the previous meeting as amended and then adjourned.

Votes at a glance

- Variance for 53 Blasdale (variance no. 202-5029): Motion to grant variance with condition that the building encroach no closer than 5 feet to the 20-foot side setback. Mover: Richard Bonney. Second: recorded but not identified in the transcript. Vote: 4 yes, 0 no, 0 abstain, 1 absent. Outcome: approved.

- Table 1 Mill Plaza (zb2025-030): Motion to table until February meeting. Second: Richard Bonney (recorded). Vote: unanimous (4-0). Outcome: tabled.

- Approval of minutes: Motion approved as amended; second recorded and vote unanimous (4-0).