[{"_1":2,"_100":-5,"_101":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6103396,"mediaKeyId","2796234-0c022f72d9549a5a8baeadd0a3c48d8d","parentId",2796234,"title","Property owner told ADU on lot bars short‑term rentals; city staff recommends long‑term or variance route","audioSeconds",162,"startMs",5940000,"endMs",6102000,"viewUrl","/Search/View?dp=1&key=2796234-0c022f72d9549a5a8baeadd0a3c48d8d&start=5940&end=6102","thumbnailUrl","https://assets.pipeline.soar.com/2796234-0c022f72d9549a5a8baeadd0a3c48d8d/thumbnail_5940000.jpg","articleUrl","/articles/6103396/New-Hampshire/Property-owner-told-ADU-on-lot-bars-shortterm-rentals-city-staff-recommends-longterm-or-variance-route","mediaUrl","https://secure.pipeline.soar.com/6103396-a616160b5b65bb34c5bd0e28a73d685d/orig.mp4?Expires=1771149333&Signature=Ru1BasaC7yO1giCEkS5pZO~iJIJ12NMsv94A3F~Kgbu5eN0K2qJM8gs9-YIvuxV5fBabZaDvaUpamQnugO9kWRqt8--5FznZcXVZyaXoqQ6B0xZlmSK1Solk-Qz2SPDpB0yzub-2GtQYgjelKaoNyaZ6UFas4rZDRgJ2hdnkRXm0ILoUyPE52uic0WLAg12o0n8Ps6f~VXrzsfNc6SpVT~ch~o590dsmHlv1WUI8P7PqEfUhIRuPtNCnc02DicI-yy6wt79eGVOrW0442G6w4FJsy7npe-xXghBPTOt058uaxCUwhdmyQmu2EG7eOOLAjPQBwg9SGig0V7ts2F0R8w__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Laconia NH","date","2025-03-18T12:32:06Z","article","A property owner who purchased a home on East Minshore Road and intended to operate short‑term rentals was told by Laconia planning staff that the lot contains an accessory dwelling unit (ADU), and current ordinance language prohibits short‑term lodging when an ADU exists on the same parcel.

The owner, who identified himself as a doctor and said the property was purchased as a 1031 exchange and came with a long‑term tenant in an in‑law apartment, asked whether he could use the main house for short‑term rentals while the tenant remained in the ADU. Planning staff replied: \"If there's an ADU on the lot, short term lodging is prohibited,\" and advised the owner of two options: seek variances (including a density/use change to legalize a two‑family use) or pursue long‑term or seasonal rentals that comply with the ordinance.

Staff emphasized that the ADU rules were written to allow living space for family members rather than to create units for short‑term commercial use; short‑term hosting can also raise enforcement issues when an on‑site manager is not present. The owner was advised to meet with staff to review options, including applying for a variance to change the lot's permitted use or converting the rental plan to long‑term leasing to avoid violating ADU restrictions.

No formal board action was taken; the staff recommendation and ordinance interpretation were provided as guidance at the meeting.","mediaType","Video","parentTitle","Laconia Zoning Board 03/17/2025","oneSentenceSummary","A property buyer who intended occasional short-term rentals was advised that an accessory dwelling unit (ADU) on the lot makes short‑term lodging prohibited under current Laconia rules; staff outlined options including applying for variances or switching to long‑term/seasonal rentals.","taxTitle","Laconia Zoning Board of Adjustment, Laconia, Belknap County, New Hampshire","taxId",68571,"location","New Hampshire","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6103399,"Laconia ZBA denies density variance for 15 Morris Avenue after neighborhood opposition; remaining applications withdrawn",4528,1262000,5790000,"/Search/View?dp=1&key=2796234-0c022f72d9549a5a8baeadd0a3c48d8d&start=1262&end=5790","https://assets.pipeline.soar.com/2796234-0c022f72d9549a5a8baeadd0a3c48d8d/thumbnail_1262000.jpg","/articles/6103399/New-Hampshire/Laconia-ZBA-denies-density-variance-for-15-Morris-Avenue-after-neighborhood-opposition-remaining-applications-withdrawn","https://secure.pipeline.soar.com/6103399-5b952c324fb9dc248a3ee72f8aac7284/orig.mp4?Expires=1771149333&Signature=VzxmGtnwN4XteN1d0KVsdma-Pg~SIe2eNsT35Gj~yg7URDBgg0XT5xNU5i5hgDsPBPMBIrxzqTTsA8x3pEQQeZukK8N4JQuF6boh3HydmAQd5wZRyhX~7hX6W8Ocph4BJCDFw7vUdY1SjqNA2aJqQ1C2yI6q6B35rIkLgWWt~mVYtVOadUSob5PO~g5k9~3rVkuCZdQKa2fLdC2QX75G5DkAzyJRnk1SQF8jO0kaTPct81M~prhvq7nfQrWUdGZW7SNjrqLjivFCTUcc13V73n8Ecb5ooz3emYGgZrHG3cekpjL7BjPmrqpo5sNVse4bW3Mq3lb9j34SFIXY1CNrPA__&Key-Pair-Id=KUT5TJCACFTXG","The Laconia Zoning Board of Adjustment voted to deny a variance that would have allowed a two‑family dwelling at 15 Morris Avenue after a lengthy public hearing in which multiple neighbors raised parking and character concerns. The applicant later withdrew the remaining five variance applications.

Attorney Jim Coles, representing Community Rentals, presented six variance requests for the site and argued the proposal would make the property \"more conforming\" than the existing dilapidated structure. He said the plan integrates an adjacent strip known in materials as \"Wesley Avenue\" and would allow modern, vertical construction with garage parking beneath the building to reduce on‑street parking.

Multiple abutters and residents spoke against the requested variances, citing narrow streets, persistent summer parking shortages, and the development's scale. Sean Flanagan objected to numerical claims in the application and said the project would \"increase nonconformity,\" disputing site-plan figures and coverage calculations. Jay Dooley, James Cott, Melanie Flanagan, Pam Cott and Noreen Kelly said the proposal would not fit the predominantly single‑family neighborhood, that parking is already constrained, and that the units were likely to be used as short-term rentals despite the applicant's assertion they would be long‑term rentals.

Board deliberation focused on the five variance criteria. Several board members said the neighborhood is overwhelmingly single‑family and flagged public‑safety and congestion risks from increased density and parking demand on a tight private roadway. The board examined lot-size comparisons across the neighborhood and concluded the applicant did not demonstrate a unique hardship required under the ordinance.

Marsha Hayward moved to deny application ZB-2025-34 (density variance for 15 Morris Avenue); Richard Boddy seconded. The board voted to deny the density variance. The transcript records the motion and the board's determination to deny; a roll-call tally was not recorded in the meeting transcript. Following that denial, the applicant told the board he would withdraw the remaining applications and return with amended plans.

Because the board denied the density variance and the applicant withdrew the other requests, no further approvals were granted for 15 Morris Avenue at this meeting.","After a lengthy public hearing focused on parking, neighborhood character and disputed lot calculations, the Zoning Board denied a variance to allow a two‑family structure at 15 Morris Avenue; the applicant withdrew the remaining five variance requests.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6103401,"Laconia ZBA approves variance for 35 Blueberry Lane allowing up to 21 apartments",1026,152000,1178000,"/Search/View?dp=1&key=2796234-0c022f72d9549a5a8baeadd0a3c48d8d&start=152&end=1178","https://assets.pipeline.soar.com/2796234-0c022f72d9549a5a8baeadd0a3c48d8d/thumbnail_152000.jpg","/articles/6103401/New-Hampshire/Laconia-ZBA-approves-variance-for-35-Blueberry-Lane-allowing-up-to-21-apartments","https://secure.pipeline.soar.com/6103401-71b85acab566351fa610e386da10bfbf/orig.mp4?Expires=1771149333&Signature=LA8ZbrpbxAlPW6Y9nQ39zE1dvC~i4BslJrUM8Wz~ilnLAMSDz0WO-tn55GiEv-O~gYA3vLzVXr-8iSymStfWZ52DVXCZBUUeAEy7XwVrno3D7g6L4X2kngFQm19GpBCxqWxw7fTgqS2i99oxVIELZjvENTK4tol~PKjwSFt8OKpo8x3h~byEgMVi3bZJdqXDuw6KrFxLKp2y1vl1t8eTtDkgMwcX7kR9f6lsOz14cjjSEKumq-t-wlJJRnw9eu2jQeQDVW9ORL1BMYP9wolfo-IpzKqCbcYzjvPWHO3AmibsFzVm~cQPQQiGopMj6DfeG9dyUBm2Co~Jq2t3s56PvQ__&Key-Pair-Id=KUT5TJCACFTXG","The Laconia Zoning Board of Adjustment on an evening vote approved a variance for 35 Blueberry Lane that allows multifamily residential use and density equivalent to nine units per acre, enabling a proposed 21-unit apartment development.

Attorney Kyle Emel of Westcott Law, representing Promen LLC (owner), told the board the 2.4-acre lot is currently zoned residential single-family and used as an intermittently used conference center. He said the applicant requested variances from Laconia Zoning Ordinance sections 235-28 and 235-33 to permit multifamily use and a density of nine units per acre. \"That would allow a max 21 units on this lot,\" Emel said.

The applicant argued the parcel sits amid both single-family and multifamily properties and that the proposal would bring additional housing consistent with nearby apartment complexes. Planning staff confirmed the residential apartment district allows nine units per acre, and the requested variances would allow the project to proceed under a site-plan review process if approved.

The ZBA opened the hearing to public input; no members of the public spoke in person. The board read a written objection from Stacy and Douglas Sarois citing concerns about lot size, inadequate green space, and potential impacts to the Pearly Pond conservation area. Board members asked planning staff about easement boundaries and site-plan review requirements; staff said detailed site-plan issues including landscaping and shoreline concerns would be handled at planning review.

Board member Richard Boddy moved to approve variance application 202502335 for 35 Blueberry Lane; Marsha Hayward seconded. After brief board discussion — during which several members said they preferred a zoning-district change but found the variance process appropriate for this application — the board voted to approve the variance and closed the matter to move to planning review. The board did not record a roll-call tally in the transcript.

The approval allows the applicant to proceed toward formal site-plan review before the planning board and does not itself change the underlying zoning district for the parcel.","The Laconia Zoning Board of Adjustment approved a variance permitting multifamily use and density equivalent to nine units per acre for 35 Blueberry Lane, clearing the way for a proposed 21-unit development; the application drew one written objection and no public speakers at the hearing.","actionData","errors"]

Article not found

Property owner told ADU on lot bars short‑term rentals; city staff recommends long‑term or variance route

Laconia ZBA denies density variance for 15 Morris Avenue after neighborhood opposition; remaining applications withdrawn

Laconia ZBA approves variance for 35 Blueberry Lane allowing up to 21 apartments