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Board grants driveway-width variance at 103 North State Street to allow ADA path
Summary
The Conquered Zoning Board of Adjustment granted a variance that lets an adaptive‑reuse project install a 20‑foot two‑way driveway where 24 feet is normally required, allowing construction of a separated ADA‑compliant pedestrian path to an entrance, the applicant said.
Craig Jones, a principal with Inscription Architects, told the Zoning Board that the project at 103 North State Street is an adaptive‑reuse converting a former commercial building to housing and seeks relief to reduce a required 24‑foot two‑way driveway to 20 feet. "The relief that we're we're seeking is to allow the driveway width for 20 ft," Jones said, adding that the reduced paved width will allow a four‑foot pedestrian path and maintain on‑site open space while providing ADA access that does not exist today.
Josh Klene, the site's civil and traffic engineer with Stonefield Engineering and Design, said the existing driveway today is about 16 to 17 feet wide and that a 20‑foot width is common for residential settings. He said the change will permit a separated curb and concrete sidewalk so pedestrians and people using mobility devices can reach the side entrance without traversing the driving aisle.
Planning staff and a board member raised whether Article 288’s nonconforming‑use provisions mean a variance may not be necessary because the project converts a commercial to a permitted residential use with lower parking demand. Jones and Klene said they worked with staff and approached the board because staff had indicated the variance was required for two‑way driveway standards; they argued the public‑safety and accessibility benefits outweigh any minor change in pavement width.
After discussion, a member moved to grant the variance and to adopt the applicant’s proposed findings based on RSA 674:33 criteria. The motion passed unanimously.
The board’s approval allows the applicant to proceed with the 20‑foot driveway and the associated ADA path; staff will review final plans and any related permit work. The board did not change other zoning requirements for the site at this hearing.
