Zoning Board of Adjustments — June 4, 2026
Sunapee ZBA adopts 'line in the sand' approach to lakefront height limits in 90 Mary's Road decision.
The meeting was characterized by technical deliberation and administrative clarification rather than public dispute.
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At the June 4 Zoning Board of Adjustments meeting, the Town of Sunapee addressed a special exception request for 90 Mary's Road. The proposal involves a 12' x 36' addition to a non-conforming single-family home located within a 50-foot water setback.
While the board ultimately voted unanimously to approve the addition, the decision came with strict technical mandates designed to protect shoreline integrity. The board emphasized that the portion of the addition within the water setback must strictly adhere to a 25-foot maximum height, measured from the lowest point of grade.
During the discussion, board members expressed a zero-tolerance approach to height violations, noting that even a slight overage would require a denial. This underscores the board's intent to prevent this decision from being used as a precedent for larger or higher developments along our water bodies.
The approval is conditional upon the applicants obtaining full Department of Environmental Services (DES) permits and a detailed site plan to ensure all lot coverage and height requirements are met before any building permits are issued.
Public impact
Technical enforcement of height limits within 50-foot setbacks.
The special exception was granted, contingent upon obtaining DES permits and ensuring height compliance measured from the lowest point of grade.
The applicants must submit an existing condition survey and a detailed site plan to the town and DES.
Topics discussed
A request for a special exception to allow a building addition on a pre-existing non-conforming single-family dwelling within 50 feet of a water body.
The board granted the special exception, subject to specific conditions regarding DES permits and height measurements.
The applicants must obtain a full DES permit and a site plan/survey to confirm height and lot coverage compliance.
The board formally appointed Elliott Pratt as the fifth member for the meeting.
Elliott Pratt was appointed as the fifth member.
Controversy & dissent
Potentially controversial issues
Special Exception Request: 90 Mary's Road
Public comment
Decisions logged
Action items
Member positions
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position. UNCLEAR means the vote was split but the record did not name how this member voted — it is not a “yes.”
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grok-4.20-0309-reasoning, grok-4.3, gemma-4-26b · analyzed 2026-06-07.
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