Hooksett Zoning Board of Adjustment Meeting - April 14, 2026
Hooksett Zoning Board of Adjustment Meeting - April 14, 2026
The Hooksett Zoning Board of Adjustment held a meeting on April 14, 2026, at approximately 6:45 PM with three voting members present (Matt St. Pierre, Richard Barum, Ann Stelmack) and one non-voting Town Council representative (Roger Duhain). The board addressed several variance applications, including one continuation, one grant, and one withdrawal.
Consent Calendar
- Approved the minutes of March 24, 2026, as written (unanimous vote of 3-0).
- Tabled approval of December 2025 and January 2026 minutes due to absent board members.
Public Comments & Testimony
- Ray Lamy (12 Briar Court) expressed opposition to the proposed ADU at 369 Hackett Hill Road (Case Z26-01), citing concerns about property value diminution, visibility of a two-story structure, and precedent for exceeding the state-recommended ADU size. He urged the board to adhere to the state law maximum of 750 square feet.
Discussion Items
Case Z26-01: 369 Hackett Hill Road – Ali Zhan and Adia Leakat (ADU Size Variance)
- Attorney Daniel Muller represented the applicants, who sought a variance to build a 1,350-square-foot accessory dwelling unit (ADU) for family members on a 7+ acre lot. The current town ordinance limits detached ADUs to 750 square feet; state law allows up to 950 unless otherwise authorized. The proposal exceeded both limits, but the applicants argued that the lot's depth, wooded setting, and adjacency to state land (New Hampshire Department of Transportation property) make the larger ADU unobtrusive.
- Board members questioned the legal interpretation of the maximum allowable size and requested a legal opinion on whether the variance could exceed 950 square feet. They also discussed a potential no-cut tree buffer to address visibility concerns raised by an abutter.
- The applicant agreed to provide site photographs (pre-leaf) and consider a no-cut zone along the southeast side. The public hearing was continued to the April 28, 2026 special meeting.
Case Z26-03: 348 Whitehall Road – Robert Cochran
- No applicant appeared. The board voted unanimously to continue the case to the May 12, 2026 regular meeting.
Case Z26-04: 512 West River Road – River Hill LLC (Density Variance)
- Brian Webster and Aaron Ravenel of EGCon/Elm Grove presented a request for a variance from Article 6, Section D2 (unit density) to add six studio units in the basement of an existing 70-unit multifamily building, bringing the total to 76 units. The building is pre-existing non-conforming; no exterior changes were proposed. The project includes capital improvements: new windows, siding, painting, rooftop solar, and parking resurfacing.
- The board found all five variance criteria satisfied: not contrary to public interest, spirit of ordinance observed, substantial justice done, no diminution of property values, and unnecessary hardship due to lot constraints and underutilized interior space. A unanimous motion to grant relief passed (3-0).
Cases Z26-06 and Z26-07: Chelmsford Hooksett Properties (Notice of Two Applications)
- Attorney Chris Tresher requested continuation to the April 28 special meeting due to scheduling conflicts. The board granted both continuances unanimously.
Case Z26-05: 0 KC Drive – Doris Labby Revocable Trust (Frontage Variance and Wetland Issues)
- Attorney Chris Tresher and engineer Joe Picarello sought a variance to allow 25 feet of frontage per lot on a class five right-of-way for two lots from a 17.7-acre triangular parcel. The plan included a shared driveway with wetland and buffer impacts.
- Board members noted that the plan required additional wetland-related special exceptions and variances not included in the application (including a potential 100-foot prime wetland buffer). The applicant requested withdrawal to prepare a complete application. The board accepted the withdrawal unanimously, noting that a site walk would be necessary for any future application and that relief for prime wetland crossings cannot be granted.
Key Outcomes
- Case Z26-01 (369 Hackett Hill Road): Continued to April 28, 2026; applicant to provide site photos and consider no-cut tree buffer; board to seek legal opinion on ADU size cap (950 sq ft).
- Case Z26-03 (348 Whitehall Road): Continued to May 12, 2026.
- Case Z26-04 (512 West River Road): Variance granted (3-0).
- Cases Z26-06 and Z26-07 (Chelmsford): Continued to April 28, 2026.
- Case Z26-05 (0 KC Drive): Withdrawn by applicant; to be resubmitted with complete wetland-related applications.
- Board scheduled a special meeting on April 28, 2026, to continue the deferred cases.
Meeting Transcript
I don't know why they weren't put anyone's back yet. Yeah, December. I mean that's pretty bad. Because do you have any more of December's? Right? December 7 December. Just March. Yeah, December 9th we have to do. So you guys don't have January. Oh yeah. But you have February, March. Thanks. Oh, here you're one more Annie. You can pass them. There's only two. And they they want to preview the meeting for it. Or you can wait. Oh good Lord. No, I don't have Februaries. You have Februaries? All right. February 10th. Yeah. Do you want guys want to look at these and we'll try to get through them? If you're if you're good with that. You guys ready? I have the February ones in my for February. Uh December. December. All right, then let's table those. We'll wait on those. See where else. All right. I'm gonna start. You guys, Roger, are you good? In February, I wasn't here. So we're not you want to do March? March is fine. We'll do March. Okay. That works. So what did I do with the sticky notes? So December, January times two. All right. All right, good evening. I like to call the Hooksit zoning board of adjustment to order. I apologize that it is now um just before 6 45. So we'll get started. Um if let's uh do the Pledge of Allegiance, if you could please stand if you can. Okay, so we don't quite have a full board this evening, but we'll start introducing who is here.
openpublica.com