Zoning Board of Adjustment Meeting – July 14, 2026

The Hooksett Zoning Board of Adjustment met on July 14, 2026, at 7:00 p.m. (presumed) to elect officers, approve minutes, and conduct a public hearing on a wetland buffer variance application. The board unanimously approved the variance for Stagecoach at 17 LLC to impact 3,377 square feet of the 40-foot wetland buffer at 17 Londonderry Turnpike. Other business included discussion of future training with town planner Matt and recruitment of alternate members.

Elections & Minutes

• Officer elections: Steve Stelnak was nominated and elected as Chair, Richard Barum as Vice Chair, and Matt St. Gear as Clerk/Secretary. Votes were unanimous except for abstentions by the nominees.
• Approval of minutes: The minutes from June 9, 2026, were approved by a motion and second, with the Chair abstaining. All other members voted in favor.

Public Hearing – Stagecoach at 17 LLC (2026-15)

• Application: Variance from Article 18, Section G2A to permit 3,377 square feet of impacts within the 40-foot wetland buffer on Map 49, Lot 42 (17 Londonderry Turnpike). The project involves converting the existing 1964 building into 10 one-bedroom rental apartments and constructing a three-bay contractor storage building, with new stormwater management and septic system improvements.
• Applicant’s testimony (Brent Cole, Granite Engineering): Total buffer disturbance is 6,141 square feet, of which 2,700 square feet is existing; only 612 square feet of new impervious surface (parking) falls within the buffer. No wetlands are impacted. The project removes a non-compliant septic system and provides stormwater treatment where none exists, improving wetland protection. The hardship arises from the lot’s long, narrow shape and the wetland that encroaches into the property more than onto neighboring lots; strict enforcement would leave no viable development envelope.
• Public comment (Randy Owen, 20 Londonderry Turnpike, across the street): Mr. Owen expressed concern about placing residential units in a high-impact industrial/commercial corridor, noting that the town previously required him to demolish a rental house and told him residential was no longer permitted. He acknowledged the site improvements but questioned the compatibility of the use. He also noted he had been unable to reach the engineer before the meeting.
• Board discussion: Members noted the minimal impervious increase, the benefit of removing the old septic system, and the unique “pinch point” shape of the lot compared to neighbors. Manchester Waterworks (which owns the adjacent wetland) was not opposed. The board voted unanimously (4–0) that there was no regional impact requiring notification to Manchester.

Key Outcomes

• Approval of variance: The board made a motion to approve the variance based on four criteria: (1) not contrary to public interest / spirit of ordinance – replacing non-conforming conditions with modern systems; (2) substantial justice – condition existed at acquisition, created before current laws; (3) no diminution of surrounding property values – stormwater improvement benefits neighbors; (4) unnecessary hardship – long, narrow lot with building close to road leaves minimal space for septic. The motion carried 4–0 with the chair abstaining.
• Next steps: The applicant will finalize state septic permitting and proceed with construction, subject to conditions in the variance.

Other Business

• Training session: The board discussed scheduling an informational training with town planner Matt, likely for early fall on a night different from the regular meeting.
• August meeting: A new application (variances and special exceptions) for a property previously withdrawn is expected. The board will plan to discuss it soon.
• Rule review: Members were reminded to review the board’s rules, as it has been four to five years since the last update. Changes can be proposed at future meetings.
• Recruitment of alternates: The board noted that there are currently no alternate members (Alex resigned, Colin reappointed but absent due to health). Members were asked to recruit neighbors or acquaintances to contact administrative assistant Leanne.
• Adjournment: The meeting was adjourned at approximately 7:45 p.m. by a motion and second, all in favor.