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Atkinson ZBA grants variance for attached ADU at 15 Little Rob Road with conditions
Summary
The Atkinson Zoning Board approved a variance to allow a 560 sq ft attached accessory dwelling unit at 15 Little Rob Road (77.9 ft setback from prime wetland, 22.1 ft variance), with conditions limiting building dimensions and requiring no overhangs to exceed the relief; Conservation Commission input and an NHDES Dredge & Fill permit were noted.
The Atkinson Zoning Board of Adjustment voted unanimously March 11, 2026, to grant a variance under Article IV, Section 410:8 to allow construction of a 560-square-foot attached accessory dwelling unit (ADU) at 15 Little Rob Road, Map 9 Lot 62-17, in the TR-2 Zone.
Civil Design Consultants presented the application on behalf of property owner Michael Beckerman. Tom Schomburg of SEC & Associates said the site contains two wetlands (one grandfathered) and that the ADU location was chosen to use already-disturbed portions of the lot, minimizing additional clearing. The Conservation Commission submitted a letter noting the property is grandfathered from the town's prime wetlands setback requirement and that an NHDES Dredge & Fill permit is required for the project.
Why it matters: The board found that the proposal minimizes disturbance of the wetlands, includes stormwater and erosion controls and that strict enforcement of the wetland buffer would create an unnecessary hardship given the existing footprint of the house. The board approved the variance for relief from the 100-foot prime wetland buffer to a 77.9-foot setback (22.1-foot variance).
Conditions and technical details: Schomburg described stormwater mitigation measures including a stone drip edge trench beneath the ADU roofline and biodegradable core logs for erosion control during construction. The application shows an existing single-family home with an off-site well and septic; a potential future leach field location is indicated on the plans. The board attached conditions intended to limit ‘‘envelope creep’’: the motion approved that the building not exceed the gross square footage of 15 by 28 feet and that no overhangs exceed the relief granted. Member Corey Barnes made the motion to approve; Member Guy Wetherbee seconded; the vote was 5-0-0.
Board concerns and follow-up: Board members questioned the location of erosion controls relative to excavation, whether the ADU was single-story (Schomburg said it is one floor), and whether the foundation or living area could expand beyond the dimensions presented. The record notes the applicant must obtain NHDES permits. Chair Saba advised there is a 30-day appeal period and that any improvements made prior to the appeal period are at the owner’s risk.
What happens next: The approval is subject to the conditions set by the board and any required NHDES Dredge & Fill permitting. The 30-day appeal window begins March 11, 2026.
