Wolfeboro Planning Board limits Bay Street Taylor project’s density, approves Camp Birchmont expansion and other permits

The Wolfeboro Planning Board on April 7, 2026 limited the density of the Bay Street Taylor Community proposal and approved several separate site-plan and permit applications, including expansions at Pierce Camp Birchmont and a short-term rental conditional use permit at 81 Timberlane Road.

The Board voted that, under its interpretation of current zoning language, one duplex dwelling is permitted per lot rather than the higher-density configuration proposed for the Bay Street project. The decision followed presentations by project representatives and an argument by the applicant’s attorney that the ordinance allows two duplexes per acre. Attorney Brian Bousard told the Board that “per 175-144,B, it states 2 duplexes are permitted per acre.” Board member Roger Murray moved that the Board interpret prior practice as allowing one duplex per lot; the Board then also moved under section 175-52 that waterfront-adjacent lots are prohibited from granting or conveying water-access rights to other lots and concluded there was insufficient remaining area for a private beach. The waterfront/access motion passed on roll call 5-2-0.

Why it matters: the Board’s interpretation constrains how many waterfront cottages can be sited on the Taylor parcels and affects whether the developer must seek variances from the Zoning Board of Adjustment. Attorney Bousard said his client would like to bundle outstanding issues and present them together to the ZBA.

In other business the Board approved Pierce Camp Birchmont’s site plan to add a gym and pavilion after staff confirmed the applicants had submitted revised plans for building orientation, drainage and lighting. Chair Steve Webster moved to approve the application per the March 3 staff report, conditioned on the applicant providing the ZBA notice of decision; the motion passed unanimously (7-0-0).

The Board also granted a conditional use permit for a short-term rental at 81 Timberlane Road. Applicant David Bjarnason said the rental would operate seasonally in July and August. The Board identified an inconsistency between a four-bedroom listing and a floorplan that shows a fifth sleeping area and required a revised floor plan showing four bedrooms and a designated property manager on file to ensure Rooms and Meals tax compliance; the permit was approved with those conditions (7-0-0).

Design review: the Wolfeboro Area Children’s Center presented a design review for a 1,385-square-foot addition. Executive Director Teri Ann Cox said the center serves about 216 children with roughly 50 staff and is not seeking to increase enrollment; the expansion would provide therapy rooms, staff offices and a conference room and will return to the Board for formal review and approval at a future meeting. Project team members discussed drainage, a DOT driveway permit (the project team is seeking to qualify the work as an annex rather than an expansion of use) and a construction logistics plan to permit the center to remain open during work.

Wetland buffer and setbacks: a proposed pickleball court at 47 Winnipesaukee Drive would affect about 112 square feet of wetland buffer. The project team said no lighting is planned; Conservation Commission input suggested rotating the court to reduce buffer impact. The Board moved to have the applicant return to the Conservation Commission for wetland consideration and to consult the ZBA regarding setbacks and structure definitions; the motion passed (7-0-0).

Lot-line adjustment: the Board approved a boundary adjustment for 179 Forest Road that shifts shore frontage and acreage between two lots, accepting standard conditions including final plan submittal and recording (motion passed 7-0-0).

Votes at a glance - Pierce Camp Birchmont (693 Governor Wentworth Hwy., Case #2026-SPR-001): Site-plan approval with conditions; vote 7-0-0. - Taylor Community (Bay Street, Case #2026-SP-001): Board interpreted density to limit duplexes to one per lot and ruled waterfront-access restrictions apply; waterfront/access motion passed 5-2-0; several issues may be referred to ZBA. - 81 Timberlane Road (Case #2026-STR-001): Short-term rental conditional use permit approved with condition that the applicant submit a revised floor plan showing four bedrooms and designate a property manager for Rooms and Meals tax; vote 7-0-0. - Wolfeboro Area Children’s Center (180 South Main St., Case #2026-DR-001): Design review presented; no final approval — plan will return for hearing and approval at a future meeting. - 47 Winnipesaukee Dr. (Case #2026-SUP-002): Applicant instructed to return to Conservation Commission and consult ZBA regarding setback/structure; motion passed 7-0-0. - 179 Forest Rd. (Case #2026-BLA-001): Boundary line adjustment approved with standard conditions; vote 7-0-0.

Board business: Chair Webster said appointments to the Capital Improvement Program (CIP) will be made at the next meeting. The Board adjourned at 9:29 PM.

— Reporting for the Wolfeboro Planning Board meeting, Suzanne Murdough is listed as recording secretary in meeting minutes; quotes and votes above are drawn from the official minutes as read into the record.