Zoning board approves variances, special-use permit for renovation at 269 Riverside Street

Portsmouth Zoning Board members approved dimensional variances and a special-use permit to allow a renovation and modest enlargement of a small cottage at 269 Riverside Street.

Applicant Wayne Gibson and architect Vincent Pacifico told the board the cottage is about 825 square feet on a 2,040-square-foot lot and that the project is intended to improve accessibility for the owners as they age. The project proposes a front-yard variance of 2 feet 10 inches, a side-yard variance of 6 inches, and a 1-percentage-point increase in lot coverage (from about 40% to 41%). The board found the property—5s substandard lot size and existing footprint justified the requested relief.

Gibson said the renovation is designed to keep the building in character with the neighborhood while improving mobility: "My wife and I decided to do this, to facilitate us as we get older. My mobility is an issue, and this is certainly gonna be a better design for me," he told the board. Architect Vincent Pacifico described the changes as largely within the existing footprint, with minimal additional coverage and modest overhang/soffit changes.

The board approved dimensional variances first and then the special-use permit after finding the renovation would not alter the neighborhood character, would provide adequate light and air, and would not impose a substantial detriment on immediate neighbors. The special-use permit motion also referenced the planning department's review and supporting materials in the application file.

Outcome: front-yard variance (2'10") and side-yard variance (6") approved; lot coverage increase approved; special-use permit approved. Building-permit review will follow for construction details.