Claremont Zoning Board of Adjustment Meeting - January 5, 2026

The Claremont Zoning Board of Adjustment held a meeting on January 5, 2026, beginning at 5:00 PM. The board approved the minutes from December 1, 2025, and addressed three main agenda items: a special exception for a home winery, a density variance for a fourth dwelling unit, and a continuation of a reasonable accommodation request for a supportive housing property. A request for rehearing on the same property was also considered. The election of officers was tabled until a future meeting with a full board.

Consent Calendar

• Minutes from December 1, 2025: A motion to accept the minutes as presented was made, seconded, and approved unanimously without opposition.

Discussion Items

Special Exception for Home Winery at 22 Nelmar Heights

• Applicant Stanley Morrow seeks a special exception to operate a home winery as a home occupation on a 0.37-acre lot (16,117.2 sq ft) in the R1 district. The existing single-family home (5,666 sq ft) is occupied by the applicant, who has been making wine on the property for years. Proposed hours of operation are 9 AM to 5 PM, with wine tastings by appointment (maximum 6-8 people) concluding by 6 PM. On-site parking is available; staff will work with the applicant to develop a parking plan. City staff confirmed no zoning concerns and deemed the use conforming with home occupation requirements.
• The board found the location appropriate, with no expected adverse impacts on property values, traffic, or public health and safety. A motion was made and seconded to approve the application (ZO 2025-00015) subject to conditions: operation must comply with the application and testimony; all necessary permits must be obtained; the special exception must be exercised within two years; and failure to comply constitutes a violation. The motion passed unanimously.

Density Variance for Fourth Dwelling Unit at 11 Grand Street

• Applicant J&H Housing LLC (represented by William Baker) requests a variance to add a fourth dwelling unit at 11 Grand Street, a 0.5-acre lot (21,780 sq ft) in the CR1 district. Currently a three-unit building with six bedrooms, the proposed conversion would turn a three-bedroom unit into two one-bedroom apartments, reducing total bedrooms to five without adding square footage. The CR1 district requires 10,000 sq ft per unit, so four units would need 40,000 sq ft. The lot currently has two driveways with capacity for over four parking spaces. Staff noted the proposal would not increase lot coverage or change the building's exterior.
• Board member analysis addressed the variance criteria: granting the variance is not contrary to public interest (reduces potential occupants), aligns with the spirit of the ordinance (use is appropriate for the neighborhood), meets substantial justice (denial would not benefit the public), does not adversely affect property values, and satisfies unnecessary hardship due to special conditions of the lot (limited land but existing multifamily character). A motion to approve (ZO 2025-00016) subject to conditions (obtain permits, site plan approval, record in chain of title) was seconded and passed unanimously.

Continuation: Reasonable Accommodation Request for 189 Broad Street (Broad Street Supportive Housing Trust)

• This item was a continuation from the December 1, 2025 meeting. Attorney Andrew Tyne, representing the applicant, argued that under RSA 674:16, section 8, a single-family home with seven bedrooms should be allowed to house 14 unrelated disabled individuals. He contended that city officials (including Mr. Thibodeau) had effectively denied the use by advising that more than four unrelated individuals would constitute a rooming/boarding house under fire code. City Planner Austin Ford clarified that the zoning ordinance is not being enforced in a way that violates state law, and that no formal zoning determination had been made. He confirmed his willingness to issue a determination if the applicant files a formal request.
• Board members expressed that without a zoning denial, they lacked jurisdiction to hear the appeal. A motion was made to deny the application without prejudice due to no zoning denial on record. The motion was seconded and carried unanimously.

Request for Rehearing (same property)

• A request for rehearing of the board’s earlier decision on the building officer’s decision was considered. The board determined that no new information or procedural error was presented. A motion to deny the request for rehearing was made, seconded, and approved unanimously.

Key Outcomes

• Approved (unanimous): Special exception for home winery at 22 Nelmar Heights (ZO 2025-00015), subject to conditions.
• Approved (unanimous): Density variance for fourth dwelling unit at 11 Grand Street (ZO 2025-00016), subject to conditions.
• Denied without prejudice (unanimous): Reasonable accommodation application for 189 Broad Street due to lack of a formal zoning denial.
• Denied (unanimous): Request for rehearing on the 189 Broad Street matter.
• Tabled: Election of officers was postponed until a future meeting with the full board present.

Meeting adjourned following a motion and second.