Laconia Planning Board approves condo conversion, townhouse project and several site-plan amendments; tables White Oaks application

The Laconia Planning Board on Jan. 7 approved multiple land-use applications including a condominium conversion at 150 Valley Street and a five-unit townhouse subdivision at 504 Scenic Road, while tabling an item for White Oaks Road and declining to accept an incomplete sidewalk amendment application.

The approvals came after staff reviews and technical-review-committee (TRC) comments were entered into the record. Tyler Carmichael, assistant planner, told the board that the 150 Valley Street conversion application "is complete and consistent with state and land use regulations" and that recommended conditions — including required permits, recorded condominium documents, and a deadline for completion — must be met before certificates of occupancy are issued.

Why it matters: The approvals allow developers to move from planning to permitting and construction, with conditions that the planning department said are intended to protect public infrastructure and ensure completion. Several projects include financial guarantees, inspection requirements and completion deadlines that will affect construction schedules and final sales or occupancy.

Most important approvals - PB2025-025 (150 Valley Street): Approved. The applicant (YFC Realty, represented by Keach Nordstrom Associates) received planning approval to convert an existing two-family building into condominiums; staff noted no state permits were required and that the project is on municipal sewer and water. Required conditions include recording final plans at the Belknap County Register of Deeds, submission of condominium association documents, submission of four final plan sets and Mylar, and a project completion deadline of Jan. 7, 2030. - PB2025-019 (504 Scenic Road): Approved. The board approved a five-unit townhome subdivision that requires ledge excavation, an underground ADS StormTech chamber stormwater system, geotechnical review for retaining walls, Laconia Water Works inspections and multiple preconstruction guarantees. Impact fees were set as required by the staff report. - PB2025-033 (Weyers Boulevard / Lengly Cove): Approved. The board removed a 2018 condition prohibiting white trim on building exteriors, allowing white trim, doors and garage doors across the development; staff said all other prior conditions stay in effect. - PB2025-034 (Endicott Street East — The Gardens): Approved. Owners requested revocation of a cluster-subdivision plat so the development can proceed as condominiums; staff said revoking the cluster plat removes lot lines and leaves condominium conditions in place.

Tabled / not accepted - White Oaks Road (Agenda item 6.1): Tabled to the February meeting on a motion of the board. - PB2025-3031 (758 Endicott Street North): The board voted not to accept the application at this meeting because the submittal was incomplete (no revised sidewalk plan or supporting detail had been provided). The applicant was instructed to provide a complete plan and return to a future meeting.

Process and conditions: For the larger projects the board placed multiple standard preconstruction and post-construction conditions on approvals. Typical requirements included: all municipal, state and federal permits in place prior to signing/recording; submission of as-built plans; performance guarantees (11% of estimated site work cost for site improvements and an additional 11% for landscaping in one case); erosion- control inspections; and compliance with Laconia Fire and Water department specifications. For the townhouses at 504 Scenic Road the planning staff listed a number of construction-phase conditions (water metering, sewer cleanouts, fire access approvals) and post-construction items (payment of impact fees and as-built submissions).

Public comment: Most of the applications drew no public comment. The board opened public hearings where required and closed them after finding no speakers or after staff responses.

What the board said: Applicants, engineers and owners described construction and design details in presentations. Chris Hickey of Keach Nordstrom Associates described the Valley Street work as "an existing multi-family building that our client had renovated and is in the process of turning into condos" and noted the property is served by city sewer and water. Engineer Craig Bailey called the Scenic Road site a "big" ledge-excavation job that will use an underground chamber system to meet stormwater requirements.

Next steps: Approved projects must satisfy the listed conditions before the planning department will sign final plans or issue certificates of occupancy. The board encouraged applicants to work with staff on items flagged in the TRC notes.

Votes at a glance - PB2025-025 (150 Valley St., condominium conversion): Approved (unanimous as recorded by the board). Conditions require recorded Mylar, condominium documents recorded at the Belknap County Register of Deeds, permits in place, four final plan sets, as-built submissions, and completion by Jan. 7, 2030. - PB2025-033 (Weyers Boulevard — white trim amendment): Approved (unanimous). Condition: remove July 10, 2018 condition forbidding white trim; all other prior approvals remain in effect. - PB2025-034 (Endicott Street East — revoke cluster plat): Approved (unanimous). Condition: revoke cluster subdivision plat; other prior conditions remain. - PB2025-019 (504 Scenic Road — five townhouses): Approved (unanimous). Conditions include geotechnical review, Laconia Water Works inspections, performance guarantees (11% of site work and landscape cost), erosion control inspections, and payment of impact fees ($1,814.48 per multifamily unit as listed in staff report). - PB2025-3031 (758 Endicott St. N. — sidewalk amendment): Not accepted (board vote to not accept due to incomplete application). - White Oaks Road agenda item (6.1): Tabled to February (motion carried as recorded).

(For each approval, applicants were reminded that work must stop if any required permit is revoked, and required documentation must be delivered to the planning department.)