Meeting report · Zoning Board of Adjustment
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Zoning Board of Adjustment — April 20, 2026
The meeting featured high-stakes debates regarding density, shoreline protection, and short-term rentals, with significant public testimony opposing various applications.
Public impact
Issues from this meeting with documented community impact.
01
Expansion of short-term lodging in residential areas
Potential shift in neighborhood character and residential usage patterns. Affected: Residential homeowners and neighborhood stability
zoning change
02
238 White Oaks Road Development
Proposed 12-unit development in a rural-zoned area affecting traffic and density. Affected: Local residents and commuters
zoning change
Decisions logged
Every recorded vote, with timestamps and dissents.
Acceptance of previous month's minutes.
Motion made and seconded; one member abstained due to absence from the previous meeting.
Approved
Denial of the parking appeal for 604 North Endicott Street.
The board voted to deny the request due to untimeliness, noting the appeal should have been made within 30 days of the May 3, 2023, decision.
Approved
Denial of variance application for 238 White Oaks Road (ZB article 5 section 23517 and 25).
Denied because the fifth prong of the criteria (unnecessary hardship) was not met; the hardship was deemed self-created or financial.
Approved
Denial of request for rehearing regarding the previously denied campground case.
The Chair denied the request, maintaining the original decision was legal and met necessary criteria.
Approved
Granting 12-month extension for 504 Scenic Road (ZB 1977).
Extension granted until April 15, 2027.
Approved
Granting extensions for 1207 Wears Boulevard (height and density).
Extensions granted through March 18, 2027, and March 27, 2027, respectively.
Approved
Granting variance for 20 Street (ZB 1987) for a 5-foot side setback.
Variance granted as the lot is non-conforming and literal enforcement would cause hardship.
Approved
Granting variance for 24 Allen Road (Article 6 Section 200).
Approved to allow for an attached garage/living quarters on a non-conforming lot.
Approved
Approval of all four requested variances for the Chapen Terrace property (ZB2026-4132, 4232, 4332, and 4432).
The variances cover article 4, chapter 235 requirements, specifically addressing the front setback and the reduction of the side setback to one foot.
Approved
Denial of variance for 48 Colonial Road (ZB2026-454) to allow short-term rental use.
The board ruled the applicants did not meet the hardship criteria (Category 5) and noted the property could still be used for long-term rentals.
Denied
Denial of application for a two-family home in a residential general zone (34 Moral Street).
The application was denied due to failure to meet hardship criteria for a multi-family unit in the RG zone.
4 in favor, 1 abstention
Appointment of Marcia Hayward as Chair of the Zoning Board of Adjustment.
Marcia Hayward was appointed to serve as Chair until the next official officer vote in July.
5 in favor
Appointment of Eric Hoffman as Vice Chair of the Zoning Board.
Eric Hoffman was appointed to the position of Vice Chair.
5 in favor (Unanimous)
Topics discussed
Click a topic to expand quotes and full context.
▶ 02:48 Administrative Matters and Board Appointments
The meeting commenced with a roll call and the appointment of Nicole Arsenalt and Tim Whitney as voting members of the board. The board also moved two agenda items to the front and established a 9:30 PM cutoff for hearing applications.
Speakers: Unidentified speaker
▶ 05:04 604 North Endicott Street Parking Appeal
Pine Hollow Campground (via attorney Tierney) appealed a planning board decision, seeking a determination that the zoning ordinance requires parking calculations for the entire property when a new building is proposed on a pre-existing parking area. The city attorney argued the appeal was untimely, as parking issues were addressed in 2023.
Speakers: Unidentified speaker, Michael Tarney, Morgan, Ethan Wood, Bob Heavey
▶ 37:43 238 White Oaks Road Variance Request
An application for a variance to construct 12 single-family residences on a 10-acre parcel. The applicant argues that the availability of sewer and water justifies a change in density, while neighbors argue the development violates the RR1/RR2 zoning's intent to preserve rural character and will cause traffic/safety issues.
Speakers: Unidentified speaker, John Cronin, Nick Lingham, Glenn Joyce, Margot Joyce, Sedroni
▶ 108:00 Request for Rehearing: Campground Application
The board addressed a request to rehear a previously denied campground application. The Chair denied the request, stating the original decision was legally sound.
Speakers: Unidentified speaker
▶ 112:20 Extensions: 504 Scenic Road
The applicant requested extensions for a development project to finalize plans and budgets after the summer season.
Speakers: Unidentified speaker
▶ 114:55 Extensions: 1207 Wears Boulevard
Request for extensions on height and density variances to allow a new buyer to keep development options open.
Speakers: Unidentified speaker
▶ 118:00 Variance Application: 20 Street
A request for a variance to build an Accessory Dwelling Unit (ADU) with a 5-foot side setback instead of the required 10 feet due to a non-conforming lot.
Speakers: Unidentified speaker
▶ 120:40 Variance Application: 24 Allen Road
Request for a variance to build a two-car garage with living quarters on a small, non-conforming lot, aiming to reduce impervious coverage.
Speakers: Unidentified speaker
▶ 123:00 Variance Application: Pre-existing Non-conforming Lot (Lakefront)
Discussion regarding a request to redo previously approved variances for a lakefront property, involving setbacks and green space requirements.
Speakers: Unidentified speaker
▶ 130:32 Variance Request for -2 Chapen Terrace
Discussion regarding a residential renovation project seeking multiple variances due to difficult lot setbacks, proximity to the lake, and a municipal sewer pumping station on the property frontage.
Speakers: Unidentified speaker, Jeff Paramore, Rick Donley, Attorney Brilliard
▶ 155:00 Variance Request for 48 Colonial Road
A request to use the property as a short-term rental, with the applicants arguing financial hardship and long-term residency to distinguish themselves from corporate investors.
Speakers: Unidentified speaker, Ron Content, Frank Kuraba
▶ 184:00 Variance Request for 34 Moral Street
A request to allow a two-family home to operate as a short-term lodging in a Residential General (RG) zone.
Speakers: Nicole Cutter, Timothy Cutter, Mark Leco, Karen Leco
▶ 193:00 Zoning Board Officer Elections
The board held an interim vote to elect a new Chair and Vice Chair.
Speakers: Unidentified speaker, Marcia Hayward
▶ 193:05 Continuance of Applications ZB2026-047 and 048
Applications for 208 PUS Park Road have been continued to the May 19th meeting due to the City Council budget season.
Speakers: Unidentified speaker
▶ 195:46 Board Appointment Procedures
A discussion was held regarding whether alternate members should be given priority for permanent positions during the city's appointment process.
Speakers: Unidentified speaker
Controversy & dissent
Where the board, the community, or the agenda diverged.
Potentially controversial issues
01
238 White Oaks Road Variance Request
A proposal to build 12 residences on 10 acres pits developers seeking density against neighbors wanting to preserve rural character and prevent traffic/safety issues.
Board position: Denied the request because the applicant failed to prove 'unnecessary hardship' (the fifth prong of the criteria).
high concern
02
Short-Term Rental Variances (48 Colonial Rd & 34 Moral St)
Residents fear noise, loss of neighborhood character, and property value decreases, while applicants cite financial hardship. This is an ongoing issue in the community.
Board position: Denied both requests, ruling that applicants failed to meet the legal hardship criteria.
high concern
03
604 North Endicott Street Parking Appeal
Involves a dispute over whether the zoning ordinance requires parking calculations for the entire property during new construction; the city argued the appeal was untimely.
Board position: Denied the appeal due to untimeliness.
medium concern
Split votes
Variance application for 34 Moral Street (Two-family home as short-term lodging)
4-0 (with 1 abstention)
Community vs. board tension
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Action items
Who owes what, by when.
Provide house elevations/details to board members if not already in packets.
Assigned: Nick Lingham/Benchmark LLC
Include the letter of opposition from Suzanne and Dean verbatim in the meeting minutes.
Assigned: Board Secretary/Staff
Appear for continued hearing.
Assigned: 208 Poggas Park Road Applicants · Due: 2026-05-19
Address continued applications ZB2026-047 and 048 for 208 PUS Park Road.
Assigned: Zoning Board of Adjustment · Due: 2026-05-19
Appear for continued hearing regarding 208 PUS Park Road
Assigned: Applicants for ZB2026-047 and 048 · Due: 2026-05-19 at 6:30 p.m.
Review procedural issues regarding the priority of alternate members in the appointment process
Assigned: City Council / Appointments Committee
Notable statements
You are the final authority on the meaning of the ordinance in the city of Laconia. — Michael Tarney · Arguing for the board's role in interpreting parking requirements for Pine Hollow Campground. ▶ 06:10
I contend that you do not [have jurisdiction]... the decision about parking was made back in 2023. — Morgan · City attorney arguing that the appeal regarding Tiki Plaza's parking is legally untimely. ▶ 19:43
The hardship must arise from a special condition of the land which distinguishes it from other land in the same area... It is not enough that application of the ordinance may cause the land owner to suffer some financial loss. — Speaker A (Resident/Opponent) · Arguing against the developer's claim of hardship during the White Oaks Road hearing. ▶ 69:39
If Mr. Grenier and his team were to come to this board with a reasonable development plan and that would be something like five homes on the 10 acres. The neighbors would be willing to listen. — City Councilor · Discussing the potential for compromise with the developers of White Oaks Road. ▶ 72:19
I am satisfied that this meets four of the criteria, but I do not believe it meets the fifth of hardship. — Speaker A (Board Member) · Deliberating on the White Oaks Road variance application. ▶ 103:00
Five homes that would fit that plot would be sufficient... I just want the zoning board to stick to the zoning regulations that we have. — Glenn Joyce · Abutter expressing opposition to the 12-unit density and advocating for adherence to RR1/RR2 zoning. ▶ 55:10
If you look at this from a 50 foot or 100 foot view... it would reject it. Simple as that. — Jeff Paramore · Opposing the Chapen Terrace variances based on Shoreline Protection Act principles. ▶ 139:50
We are obviously not [absentee or out of state investors]. We live next door. — Ron Content · Rebutting concerns about the impact of short-term rentals on the neighborhood. ▶ 163:00
They don't meet the hardship rule and also they still have the opportunity to rent their place long term. — Board Member · Justifying the denial of the 48 Colonial Road short-term rental variance. ▶ 181:00
Shouldn't alternate members be first in line to become permanent members and permanent members not [be prioritized over alternates]? — Unidentified speaker · Questioning the city's appointment process during a discussion on board membership. ▶ 195:46
I'm going to defer that to the city council because that is not under our [jurisdiction]. — Unidentified speaker · Responding to the inquiry about appointment procedures. ▶ 196:08
Member positions
1 issues · 0 explicit · 0 inferred
Marcia Hayward
Present
Chair
Zoning Board Officer Elections
YES
✓
Nicole Arsenal
Present
voting member
Administrative Matters and Board Appointments
✓
appointed as voting member
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position.
Public comment
What residents said — verbatim, with timestamps.
13
Total speakers
8
Addressed
2
Partial
3
Not addressed
Miss Emory
Addressed
She clarified that Mr. Ingram does not represent the entire neighborhood and is currently on vacation. She requested that a letter written by Mr. Ingram be read aloud to the board during the meeting.
Key concern
Request to have Mr. Ingram's letter read into the record.
Board responseThe board agreed to include the letter in the minutes verbatim and a board member read the contents of the letter aloud.
The board fulfilled the request by reading the letter and ensuring it was entered into the official record.
Chris Bolt
Addressed
He presented a proposal for an attached garage on a small non-conforming lot. He emphasized that the project would actually reduce impervious coverage and improve the property's appearance.
Key concern
Seeking a variance for a two-car garage on a non-conforming lot.
Board responseThe board discussed the project, noted it was an improvement to the non-conforming lot, and voted to grant the application.
The board reviewed the request and granted the variance.
Margaret Ule
Addressed
She expressed support for the proposed garage on Allen Avenue. She suggested the new structure would be handsome and might help reduce noise from nearby renters.
Key concern
Support for the approval of the garage project.
Board responseThe board acknowledged the neighbor's support during their discussion before granting the application.
The board noted the neighbor's positive sentiment while deliberating the approval.
Eric Buck
Addressed
Representing the property owner, he explained the need to replace a 60-year-old substandard house. He detailed the unique hardships including the lot's proximity to the lake and a city drainage pipe.
Key concern
Seeking multiple variances for a new home construction on a small, non-conforming waterfront lot.
Board responseThe board discussed the application, noting the unique constraints and the goal of improving the property; they eventually granted the requested variances.
The board reviewed the detailed arguments and granted the variances.
Jeff Paramore
Not addressed
He raised concerns about water drainage and the potential impact of wake boats on the shoreline. He argued that the property is unsuitable for new construction due to historical flooding and drainage issues.
Key concern
Concerns regarding drainage, shoreline protection, and the suitability of the lot for new construction.
Board responseThe board listened to the testimony but ultimately proceeded to grant the applicant's variances.
While the board listened to the testimony, they did not deny the application based on his concerns; they approved the project.
Unnamed Neighbor
Not addressed
The neighbor expressed concerns regarding invasive plant species like Japanese Barberry and Japanese Knotweed on the property. He noted that these plants are difficult to eradicate and could damage the area.
Key concern
Environmental concerns regarding invasive plants.
Board responseThe board did not specifically address the invasive plant concern in their final deliberation or decision.
The board moved to approve the project without addressing the specific environmental issue of invasive species mentioned by the speaker.
Rick Donley
Addressed
He stated that he and his wife support replacing the existing house with a new one. He believes the project will improve neighborhood property values.
Key concern
Support for the proposed home replacement.
Board responseThe board heard the comment as part of the public testimony.
The board accepted the supportive testimony as part of the public hearing process.
Attorney Brilliard
Addressed
He provided a rebuttal regarding the drainage issues raised by the neighbor. He stated that New Hampshire DES had thoroughly reviewed the project and approved the drainage calculations.
Key concern
Rebuttal of drainage concerns via DES approval.
Board responseThe board listened to the rebuttal during the discussion period.
The board considered the rebuttal of the drainage concerns during their deliberation.
Unnamed Neighbor
Partial
The neighbor questioned the impact of the new house on his property, specifically regarding the proximity of the setback.
Key concern
Potential impact on adjacent property and proximity of construction.
Board responseThe attorney for the applicant responded by explaining the topography and the distance between the properties.
The concern was addressed through a rebuttal from the applicant's representative explaining the physical layout.
Ron Content
Addressed
He explained the need for a short-term rental variance to supplement household income following a medical-related loss of income. He emphasized that they live on-site and will manage the property responsibly.
Key concern
Requesting a variance to allow for a short-term rental on a residential property.
Board responseThe board discussed the hardship requirement and the recent change in local ordinances; they ultimately denied the variance.
The board directly addressed the request and the hardship claim, ultimately issuing a denial.
Frank Kuraba
Partial
He argued against the short-term rental, noting that the local Homeowners Association had voted against Airbnbs. He also mentioned strict beach rules that might conflict with rental guests.
Key concern
Opposition to short-term rentals based on HOA rules and community preference.
Board responseThe applicant (Mr. Content) responded to the point about the HOA, clarifying the distinction between the beach association and a homeowners association.
The concern was addressed via a rebuttal from the applicant explaining the legal distinction between the associations.
Nicole Cutter
Addressed
She requested a variance to use her property as a short-term rental, noting that she and her husband live on the property and would provide 24/7 management. She cited the unique shape of the lot as a hardship.
Key concern
Seeking a variance for short-term lodging on a two-family property.
Board responseThe board discussed the distinction between single-family and multi-family units and the intent of the ordinance; they ultimately denied the application.
The board evaluated the request against the ordinance and denied it.
Mark and Karen Leco
Not addressed
They expressed opposition to the short-term rental, fearing it would cause noise disturbances and set a precedent that changes the neighborhood character. They also cited concerns about property value decreases.
Key concern
Opposition to short-term rentals due to noise, precedent, and property values.
Board responseThe board listened to the testimony but ultimately denied the application based on the hardship criteria rather than these specific neighborhood concerns.
While the board heard the testimony, the formal reason for denial was the failure to meet the 'hardship' legal criteria.
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Report composed by
gemma-4-26b, claude-opus-4-7 · analyzed 2026-05-25.