Gilford Planning Board approves Belknap Point Inn waivers, green-lights garage expansion and short-term rental with septic condition

The Gilford Planning Board on Jan. 20 approved site-plan waivers for Bella View, LLC at 107 Belknap Point Road, granted conditional approval for an expanded garage at 226 Intervale Road and approved a short-term rental conditional use permit at 30 White Birch Drive while tabling two subdivision applications for further review.

The meeting, chaired by Wayne Hall and attended by planning staff including John Ayer, centered on four public hearings. For Bella View, applicant Anthony Zagame sought to enclose upper and lower decks at the Belknap Point Inn and convert the existing office/check-in area into a hotel unit to return the building to an eight-unit configuration. Planning staff told the Board there was no enlargement of the building footprint but identified an unapproved patio within a 50-foot buffer and parking encroaching into the front setback; the patio must be removed or the applicant must obtain a variance. The Board voted to grant the requested waivers and approved the application on the condition that the patio and parking encroachments be removed or a variance be obtained by June 30, 2026, and that any other required federal, state or local approvals be secured.

John Ayer, Director of Planning and Land Use, said the applicant had requested waivers because "there is no expansion to the building footprint, and no earthwork being done aside from the foundation work under the deck," but staff flagged the unapproved patio and setback encroachment as outstanding compliance issues.

Chinburg Properties asked to table its application for a 12-lot subdivision of part of a 32.7-acre Sargent Family Trust parcel at 20 Mitchell Road. A restrictive covenant dating to the 1980s limits further subdivision, staff said, and the applicant has submitted a petition warrant article to remove that covenant; the Board voted to table the application to the March 16, 2026 meeting at the applicant’s request.

The Board accepted as complete and approved an amended site plan for 226 Intervale Road after hearing from owner Ted Boschetto. The project would add roughly 2,300 square feet to a garage building, creating three bays and a mezzanine. The Board found the expansion was permitted under Section 9.2.2 (Expansion) of the Gilford Zoning Ordinance for nonconforming uses. Conditions of approval include prior Director of Planning and Land Use approval for any change of tenant, Planning Board approval for any necessary change of use, submission of engineer-stamped construction drawings as required by the Building Inspector or Fire Chief, and filing an as-built site plan on project completion. Staff also noted Aquifer Protection District requirements such as a stormwater management plan if impervious coverage exceeds 15% and limits on regulated substances.

For a conditional use permit to operate a short-term rental at 30 White Birch Drive, applicant Ronald Dakake told the Board he currently lives in Virginia but plans eventually to move to the area and intends to short-term rent the property before relocating. Planning staff reported root infiltration in the septic system and recommended annual pumping and inspection. The Board approved the short-term rental permit but made as a condition that the septic system be inspected and pumped yearly and inspection reports be submitted to the Department of Planning and Land Use.

Bouchard Holdings’ proposal to subdivide 24 Green Acres Drive into two lots was tabled at the applicant’s request after Site Study Committee comments; the Board noted that, if subdivided as proposed, one resulting lot would not meet minimum frontage and would therefore be subject to additional standards including a 50-foot setback and a required right-of-way for access.

The Board also discussed two administrative items: staff reported a grant application to the Lakes Region Planning Commission to assist with updating the Subdivision and Site Plan Review Regulations, and a voluntary lot merger for A to Z Fitness, LLC was delayed because the paperwork lacked original signatures. The Board approved minutes for Nov. 17, Dec. 1 and Dec. 15, 2025, and adjourned at approximately 8:24 PM.

Votes at a glance

- Bella View, LLC (107 Belknap Point Road) — motion to find use compliant and grant waivers with conditions; mover: Chan Eddy; second: Gaye Fedorchak; motion carried unanimously; condition: remove patio/parking encroachments or obtain variance by June 30, 2026.

- Chinburg Properties (20 Mitchell Road) — applicant requested tabling pending a petition warrant article to remove a restrictive covenant; motion to table to March 16, 2026; motion carried unanimously.

- 226 Intervale Road, LLC (226 Intervale Road) — motion to accept application as complete and approve subject to conditions (tenant/use approvals, engineer-stamped drawings as required, as-built plan, compliance with Aquifer Protection District); motion carried unanimously.

- Kelly Carlson & Ronald Dakake (30 White Birch Drive, short-term rental) — motion to accept as complete and approve conditional use permit with condition of annual septic inspection and reporting; motion carried unanimously.

- Bouchard Holdings, LLC (24 Green Acres Drive) — motion to table to Feb. 9, 2026 at applicant’s request; motion carried unanimously.

Board members and staff emphasized compliance steps and follow-up: applicants were instructed to seek variances or remove unapproved improvements, obtain any other required permits, and supply required documentation such as as-built plans and engineer-stamped drawings where applicable. The Board expects to revisit the tabled subdivision applications on the dates the applicants requested.

(Reporting based on Gilford Planning Board meeting minutes of Jan. 20, 2026.)