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Planning Board approves 14-unit White Oaks Road townhouse project with two Performance Overlay waivers
Summary
After revisions including lower rooflines and added screening, the Planning Board approved a 14-unit townhouse development on White Oaks Road and granted two Performance Overlay conditional use permits for density and height, subject to standard preconstruction, construction and recording conditions and impact fees.
The Laconia Planning Board on Nov. 3 approved site-plan application PB2026-004 for a 14-unit townhouse development on White Oaks Road and granted two Performance Overlay District conditional use permits for density and height.
Attorney Suzanne Burnell, representing applicants Melissa and Bill Marquis, told the board the project had been revised in response to prior feedback and now meets the district's 60% green-space requirement and exceeds parking minimums. "This project is not financially feasible with fewer than 14 units and with a reduced height of 35 feet for all of the buildings," Burnell said during her presentation. She read aloud provisions of the Performance Overlay and argued the ordinance gives the board authority to grant relief for density and height.
Engineer Jeff Merritt of Granite Engineering provided elevation drawings and cross-sections showing a change from a mono-pitch to gabled roofs that he said reduced building height by about "4 feet 5 inches." Merritt provided grade-based height calculations and said, as revised, the uphill building elevations measure about "35.65 feet and 37.42 feet" relative to average grade, and one elevation viewed from the RV park side would be approximately "24 feet 5 inches." He described how the site's slope tucks portions of the first floor into grade on the uphill side.
A resident, Mike Magnea, spoke in support during public comment, saying, "I think a project like this would be great for the area," and that condos near the Weirs would provide homeownership opportunities.
Staff presented a findings-of-fact summary and a set of standard recommended conditions of approval, including preconstruction submissions (final plans with unit 9-1-1 addresses), performance guarantees or escrow equal to a percentage of site work, required recorded condominium documents, required permits and inspections, and recording of the Mylar at the Belknap County Register of Deeds. Staff also noted an impact fee of $1,831.48 per new dwelling unit as part of the conditions and a project completion deadline of Nov. 3, 2032. Staff cited vesting and exemption language under RSA 6:74:39 related to regulatory changes and active substantial development thresholds.
After brief board discussion, a motion to approve PB2026-004 with the conditions in the staff report carried on a voice vote. The approval requires the applicant to satisfy the listed preconstruction items and to record final plats and condominium documents before final plan sign-off.
The board's written conditions specify that all permits and approvals from federal, state and municipal agencies must be in hand prior to signing and recording of final plans, that water and fire service responsibilities be clarified in condominium documents, and that the planning department will perform inspections during construction to ensure compliance.
