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Zoning board approves height variance for Tufano home at 34 Alpina Street
Summary
The Moultonborough Zoning Board of Adjustment approved a variance allowing David and Suzanne Tufano to build a single-family home up to 38 feet, 7¾ inches where the town limit is 34 feet, subject to conditions including a certified framing-height measurement and an approval expiration date of June 17, 2028.
The Moultonborough Zoning Board of Adjustment voted unanimously June 17 to grant David and Suzanne Tufano a variance to build a single-family home at 34 Alpina Street that exceeds the town's 34-foot height limit. The approved maximum height is 38 feet, 7—9/4 inches.
The Tufanos told the board the lot was purchased about 17 years ago and that site constraints and a pre-designed hybrid timber frame kit limit how much they can alter building dimensions; the additional height is driven by an attached garage the applicants said cannot be located elsewhere on the lot without violating setbacks. Town Planner Chuck Wise told the board that the Building Inspector and Fire Chief reviewed the plans and concluded emergency access and response would not be compromised.
Board members said they found the applicants' submission and the staff memorandum sufficient to meet the five criteria for a variance under Section 3.9 of the Moultonborough Zoning Ordinance and RSA 674:33, particularly the finding that lot size and configuration create a hardship not of the applicants' own making. The board noted the proposed home is consistent in character with the Suissevale neighborhood and did not find persuasive evidence that the variance would harm property values.
Conditions of approval require the applicants to obtain all necessary federal, state and local permits before construction, incorporate representations made in their application as conditions of approval, and comply with all other conditions. The board specified that minor amendments that do not materially alter the findings may be administratively reviewed, but any height in excess of 38 feet, 7—9/4 inches is considered a material change and must return to the board. The approval will expire on June 17, 2028, if not substantially acted upon.
The board also required that the builder provide a certified height measurement at the time of the framing inspection to confirm the completed structure does not exceed the approved height. The motion to approve was made by Taylor Sperry, seconded by Vice Chair David McDonough, and passed unanimously.
Chairman Bob Stephens advised the Tufanos that any party wishing to challenge the decision has 30 days from June 18 to file an appeal and that construction during the appeal period would proceed at the applicants' own risk.
