cottage renovation on existing footprint

winterh · 03-09-2014, 11:10 AM

My cottage is closer to the lake than current laws would allow. I know I can rebuild or renovate on existing foundation footprint. Does that footprint include outside decks? By that i mean can I add 4 season space and foundation where there is currently a deck.

tis · 03-09-2014, 11:37 AM

Quote:

Originally Posted by winterh

My cottage is closer to the lake than current laws would allow. I know I can rebuild or renovate on existing foundation footprint. Does that footprint include outside decks? By that i mean can I add 4 season space and foundation where there is currently a deck.

I should remember that for sure, but I think you can.

RLW · 03-09-2014, 12:07 PM

I believe that if it was a deck it has to stay a deck, but you can always go to the planning board and request a variance.

Slickcraft · 03-09-2014, 12:35 PM

There is a lot of info here:
http://des.nh.gov/organization/divis...cspa/index.htm

If the cottage is within 50' from the lake, you can't expand the living space in the direction of the lake. Other directions, maybe, but you will need to go through the State shoreland permit process. Some towns may also have additional local restrictions.

BroadHopper · 03-10-2014, 07:36 AM

In Gilford you can enclosed a covered porch and make it part of the living space but you can't used an existing deck. Even with current shoreline laws a covered porch on the lakeside can be converted to be part of the structure.

What I have seen a number of owners do is build a 'temporary' deck and cover it with tarp to circumvent the laws.

RailroadJoe · 03-10-2014, 12:22 PM

There is a nice new house built right next to Lincoln Park in Gilford. The old house was torn down (see Google map for a lyout of it) and none of the property that I could see is more than 50 feet away. Big house for a little lot.

Onshore · 03-14-2014, 12:29 PM

Slickcraft is correct. You cannot expand the living space toward the water. You may use provisions of RSA 483-B:11 to expand laterally.

BroadHopper · 03-14-2014, 02:52 PM

Quote:

Originally Posted by shore things

Slickcraft is correct. You cannot expand the living space toward the water. You may use provisions of RSA 483-B:11 to expand laterally.

I know a few shorefront owners expand the living quarters into what once was a three season or screened in porch with a full roof. Money talks?

Onshore · 03-17-2014, 08:02 AM

Not a case of money talks. You cannot convert a seasonal porch to living space if that porch is within the 50 ft primary buiilding setback and the conversion reduces the current distance between the living space and the reference line. You could be seeing cases where the porch was more than 50 ft away. It could be cases of lateral expansion that did not reduce the pre-existing setback. It could be that the pre-existing enclosed porch was heated, insulated and finished so as to already have been considered living space. Or... it could have been done illegally and they just haven't been caught yet.

03-09-2014, 11:10 AM	#1
winterh Senior Member Join Date: Jun 2009 Posts: 249 Thanks: 30 Thanked 135 Times in 62 Posts	cottage renovation on existing footprint My cottage is closer to the lake than current laws would allow. I know I can rebuild or renovate on existing foundation footprint. Does that footprint include outside decks? By that i mean can I add 4 season space and foundation where there is currently a deck.

03-09-2014, 12:07 PM	#3
RLW Senior Member Join Date: Jul 2002 Location: Alton Bay on the mountain by a lake Posts: 2,023 Thanks: 563 Thanked 444 Times in 311 Posts	House foot print I believe that if it was a deck it has to stay a deck, but you can always go to the planning board and request a variance. __________________ There is nothing better than living on Alton Mountain & our grand kids visits.

03-10-2014, 07:36 AM	#5
BroadHopper Senior Member Join Date: Oct 2004 Location: Laconia NH Posts: 5,573 Thanks: 3,209 Thanked 1,103 Times in 794 Posts	Existing Footprint includes porches but not deck. In Gilford you can enclosed a covered porch and make it part of the living space but you can't used an existing deck. Even with current shoreline laws a covered porch on the lakeside can be converted to be part of the structure. What I have seen a number of owners do is build a 'temporary' deck and cover it with tarp to circumvent the laws. __________________ Someday may never be an actual day.

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03-09-2014, 12:35 PM	#4
Slickcraft Senior Member Join Date: Mar 2008 Location: Welch Island and The Taylor Community Posts: 3,301 Thanks: 1,222 Thanked 2,087 Times in 955 Posts	There is a lot of info here: http://des.nh.gov/organization/divis...cspa/index.htm If the cottage is within 50' from the lake, you can't expand the living space in the direction of the lake. Other directions, maybe, but you will need to go through the State shoreland permit process. Some towns may also have additional local restrictions.

03-10-2014, 12:22 PM	#6
RailroadJoe Senior Member Join Date: Jan 2010 Posts: 620 Thanks: 259 Thanked 158 Times in 100 Posts	There is a nice new house built right next to Lincoln Park in Gilford. The old house was torn down (see Google map for a lyout of it) and none of the property that I could see is more than 50 feet away. Big house for a little lot.

03-14-2014, 12:29 PM	#7
Onshore Senior Member Join Date: Apr 2004 Posts: 502 Thanks: 12 Thanked 423 Times in 145 Posts	Slickcraft is correct. You cannot expand the living space toward the water. You may use provisions of RSA 483-B:11 to expand laterally.

03-17-2014, 08:02 AM	#9
Onshore Senior Member Join Date: Apr 2004 Posts: 502 Thanks: 12 Thanked 423 Times in 145 Posts	Not a case of money talks. You cannot convert a seasonal porch to living space if that porch is within the 50 ft primary buiilding setback and the conversion reduces the current distance between the living space and the reference line. You could be seeing cases where the porch was more than 50 ft away. It could be cases of lateral expansion that did not reduce the pre-existing setback. It could be that the pre-existing enclosed porch was heated, insulated and finished so as to already have been considered living space. Or... it could have been done illegally and they just haven't been caught yet.