Brandt Development Co. v. City of Somersworth
162 N.H. 553
| N.H. | 2011Background
- Brandt appealed a ZBA denial of a 2009 variance from area, frontage, and setback requirements to convert a Myrtle Street property from a duplex to four units.
- Brandt previously sought a 1994 variance; the ZBA denied it and Brandt did not appeal that decision.
- Between 1995 and 1997 Brandt added four bedrooms, resulting in a seven-bedroom upstairs unit and a three-bedroom downstairs unit.
- The superior court affirmed the ZBA; Brandt appealed, arguing material changes in circumstances warranted merits review.
- The court discusses the evolution of variance standards (Simplex, Boccia) and the 2010 uniform standard, applying them to the 2009 application.
- The court reverses and remands, concluding the 2009 application merits full ZBA review due to changed doctrine between 1994 and 2009.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Material changes in circumstances between applications? | Brandt | City | Yes; material changes require full review |
| Which variance standard applies to 2009 application? | Brandt | City | Simplex/Boccia framework applies; 2010 standard not controlling for this case |
| Did doctrinal shifts between 1994 and 2009 create a material change warranting merits review? | Brandt | City | Yes; changed doctrine supports full ZBA consideration |
Key Cases Cited
- Labrecque v. Town of Salem, 128 N.H. 455 (N.H. 1986) (five criteria for variance review recognized)
- Governor’s Island Club v. Gilford, 124 N.H. 126 (N.H. 1983) (pre-Simplex undue hardship standard)
- Simplex Technologies v. Town of Newington, 145 N.H. 727 (N.H. 2001) (redefines unnecessary hardship for use variances)
- Boccia v. City of Portsmouth, 151 N.H. 85 (N.H. 2004) (two-part test for area variances; loosens standard)
- Harrington v. Town of Warner, 152 N.H. 74 (N.H. 2005) (clarifies review standard for variance decisions)
- Hill-Grant Living Trust v. Kearsarge Lighting Precinct, 159 N.H. 529 (N.H. 2009) (refines material change and merits review framework)
- Malachy Glen Assocs. v. Town of Chichester, 155 N.H. 102 (N.H. 2007) (clarifies substantial justice and area of variance factors)
- Chester Rod & Gun Club v. Town of Chester, 152 N.H. 577 (N.H. 2005) (variance not injurious unless contravenes ordinance core objectives)
- Gray v. Seidel, 143 N.H. 327 (N.H. 1999) (public rights not required to benefit; must not be contrary to public interest)
- Harborside Assocs. v. Parade Residence Hotel, 162 N.H. 508 (N.H. 2011) (uniform standards and variance doctrine development)
- Fisher v. City of Dover, 120 N.H. 187 (N.H. 1980) (material changes in circumstances as threshold for new review)