Zoning board approves wetland buffer variance and two shed variances; Notice of Decision amended

The Moultonborough Zoning Board of Adjustment unanimously approved three variance motions at its July 15 meeting and approved a revised Notice of Decision for a July 1 variance.

Town Planner Chuck Wise introduced the application by Robert and Rita Calden for relief from the 25-foot wetland buffer to permit construction of a single-family home on Tax Map 98, Lot 4 (States Landing Road). The staff packet and applicant materials showed the proposed structure would intrude approximately 850 square feet into the buffer with an additional 380 square feet for driveway; the wetland delineation was completed by wetland scientist Nicole Rosebury, who confirmed the wetland exceeds 20,000 square feet and is contiguous with the Shannon Brook watershed. The Board found that each of the five variance criteria under Section 11.4 and RSA 674:33 was satisfied and approved the variance subject to six conditions, including obtaining all federal, state, and local permits, locating and pinning foundation corners by a New Hampshire licensed surveyor in conformance with Ames Associates plans dated May 27, 2026, and that the approval expires July 15, 2028 if not substantially acted upon.

Bryan Seastead sought two variances for an 8-by-10-foot shed on Tax Map 217, Lot 7, Black Cat Island Road. The first variance allowed the shed as an accessory use even though the lot does not contain a principal structure; the Board tied that approval to ownership of the adjacent waterfront dwelling (Lot 217-47) and included standard conditions (permits, limiting use to accessory to the existing dwelling, and expiration July 15, 2028). The Board also granted a second variance to reduce the 25-foot right-of-way setback and the 50-foot average-high-water setback where survey shows the shed's closest points at 19 feet and 8 feet from the applicable lines; Code Enforcement Officer Austin Wakefield said he will verify the shed location by tape measure off recorded survey pins.

On unfinished business the Board approved the Notice of Decision for a July 1 variance to Deane and Stephanie Adams and added the phrase "or the structure shall be removed" to Condition 2 to match the minutes. All motions were approved unanimously by the five voting members seated that evening: Chair Bob Stephens, Vice Chair David McDonough, Taylor Sperry, Bruce Wilhelm and Kris Carlson.

Board members repeatedly noted that the relief granted is limited and tied to specific representations in the applications, and that applicants must secure necessary permits and inspections and that approvals carry a two-year lapse period under RSA 674:33 if not acted upon.