The Zoning Board denied variance requests that would have allowed construction of a duplex at 32 Federal Street, a small, highly constrained lot in a dense part of the city.
Applicant representatives (Horizons Engineering for 32 Federal Street LLC) proposed demolishing a three‑bay garage and building a duplex with two parking spaces inside the building footprint. Engineers said the existing lot is about 2,700 square feet with approximately 54.7 feet of frontage and noted the zoning district's frontage and area requirements would make most new construction dependent on board relief.
Neighbors and nearby residents — including tenants of 29 Federal Street apartments and the homeowners immediately adjacent at 36 Federal Street — testified in opposition. Concerns raised included loss of parking that tenants currently rely on, increased congestion on a narrow one‑way street, snow‑removal logistics and public‑safety concerns (fire access and pedestrian safety). Residents also flagged a Japanese knotweed infestation on the rear property line that they said requires careful handling during any excavation.
Board members discussed whether the parcel's small size and current pavement coverage constituted a hardship. One board member said many lots in the area already deviate from setback standards, but others said the record did not show special conditions that distinguished this parcel enough to justify the large relief requested for a duplex. A motion to grant setback relief failed. The board then voted to deny variances for minimum lot area, frontage and duplex authorization (motions cited failure to meet RSA 674:33 criteria); the denial vote was recorded 3‑0.
Outcome: board denied duplex/lot‑area/frontage variances. The applicant may consider alternative development that requires less relief (staff noted a single‑family house might be achievable without the same level of frontage/area relief) or may reapply with additional evidence addressing parking and neighborhood impacts.