Campground proposal on White Oaks Road denied

LACONIA — Members of the city’s Zoning Board of Adjustment denied an application for a special exception to build a large campground along White Oaks Road during their meeting on Tuesday night.

A large crowd attended the meeting, many of them residents of White Oaks, abutters to the roughly 10-acre parcel located at 238 White Oaks. Developer Peter Grenier and Sky View Acres intended to construct an RV campground there. They’d previously appeared before city boards with an alternate proposal, to build 22 townhouse-style units across 11 structures.

Attorney John Cronin of Cronin Bisson & Zalinsky told members of the zoning board his clients were seeking the special exception to the zoning ordinance for property, proposing using it as a recreational vehicle campground, because to build single-family homes there would not be feasible.

“All of the campground regulations and best management practices will be in place, and we’ll handle that. There’ll be compliance with the ordinance provisions as it relates to any site plan review, or any conditions that may go in there with compatibility with the surrounding area,” Cronin said. “I know that will be a matter of discussion this evening. I understand that if I lived on White Oaks Road for a while, I probably would not want anything to change, that’s human nature. But, people that own property have a right to develop it, and put it to productive use.”

Residents of the road were broadly against the proposal, expressing worries about increased traffic on the once-rural road, and emphasized displeasure at its continued development. A lone city resident expressed support for the project during a period of the meeting open to public comment.

“I actually live right around the corner. I guess I’m the odd-man-out tonight,” Jack Bourbeau said. “I wanted to come and express my support. I think this is a good use of the land, and I think it would benefit the city in the long run, and all the taxpayers. I think it’s important to note that this isn’t really a build and sell and get out. This is kind of a long-term own, operate and manage.”

Ward 3 Councilor Eric Hoffman, who also sits on the zoning board, said in his view, the proposal and associated renderings appeared “preposterous,” and could conceivably change the character of White Oaks, or impact property value to the detriment of residents.

Grenier declined to discuss future plans for the site, following the board's decision.

The proposal discussed on Tuesday evening dealt with the development of a campground for recreational vehicles, anticipated to serve as a vacation destination with easy access to the attractions and amenities of Weirs Beach. The proposed campground with RV or tent use is authorized in the residential rural district and residential rural corridor district by special exception, according to the zoning ordinance.

The campground was intended to be a self-contained, seasonal community and, because permanent residence would not occur, would not contribute additional children to the public school system, according to the application. Developers also did not anticipate an increase in calls for service to the fire and police departments.

“The property is appropriate for a campground because it is large enough to provide a reasonable number of sites and amenities while maintaining buffers from the abutting properties,” the application read. “The applicant is proposing a campsite with a pool, dog park, multi-use athletic courts, kids play area, event pavilion, general store, and even on-site laundry. All of these amenities will likely keep many campers on-site for the majority of their stay or at least limit their traveling. When campers do leave, they are close to Paugus Bay and various stores and restaurants which will be a benefit to Laconia’s businesses.”

If residents of White Oaks were not convinced, neither was Ward 6 Councilor Mike Conant — he referred to a 100-year-old house on the property which residents expressed regret over losing. 

“I actually met with a couple of the neighbors, one of them, it was a lengthy meeting, where we researched the entire situation. And we tried to look at it from the new owner’s perspective to what they may have wanted to do, but we also looked at what Laconia has done for an ordinance to protect neighborhoods,” Conant said. “It’s clear that the folks who purchased this home did not purchase it because they want to live in Laconia and enjoy our great city, and that really is the differentiating factor. We don’t want to set a precedent where business owners can come in and buy up homes in our wonderful city and drive our residents out."