ZBA approves variances to split 11 and 15 Birch Point, enabling separate lots

The Greenland Zoning Board of Adjustment voted June 17 to grant variances and allow a subdivision that will separate two condominium units at 11 and 15 Birch Point into distinct lots with reduced frontage. Attorney (Speaker 2) told the board he represents Brandon and Krista Huebner and explained the split would dissolve the Great Bay East condominium and create separate ownership so each house can pursue its own shoreline access, including a dock, under state rules that permit one dock per lot.

Phoenix (Speaker 2) described the existing conditions and submitted a stamped subdivision plan by Haley Ward and an Ambit Engineering plan (dated 05/01/2025). He told the board the total frontage now listed in town records is about 284.97 feet and that the proposed division would yield one lot with about 120.25 feet and the other about 164.72 feet, with lot areas of roughly 24,620 sq ft and 19,386 sq ft respectively. He said on-the-ground use would not change and that a recorded easement would preserve a shared well.

Several board members and residents raised concerns about setting precedent that could encourage more waterfront consolidation or permit additional docks; residents also raised liability and rental-use concerns. Phoenix responded that the current on-the-ground configuration already reflects separate use and argued the subdivision formalizes ownership lines and reduces shared-liability questions.

After discussion, a board member moved to grant the requested variances to create two lots at 11 and 15 Birch Point per the Ambit Engineering plan; the motion was seconded and the board approved the variances by voice vote. Individual roll-call tallies were not recorded in the transcript. Planning-board subdivision approval and standard recording documents will follow before deeds change.