HOOKSETT, NH — A high-profile proposal to transform one of Hooksett’s most scenic riverfront parcels into a small, age-restricted housing community took a major step forward in June, following months of public comment and scrutiny before the Zoning Board of Adjustment (ZBA).
Developer Paul Scarpetti, through 35 Edgewater Drive LLC, received approval for three zoning variances that will allow him to move forward with plans to build six single-family homes for residents aged 55 and older along the Merrimack River. The narrow, 3.1-acre parcel sits on both sides of Edgewater Drive and includes more than 1,100 feet of shoreline once owned by longtime residents Robert and Patricia Littlefield, who ran a seasonal canoe and kayak rental business on the site from the 1960s through the early 2000s.
The barn that stood on the property for decades—well known to boaters and paddlers as a visual marker on the quiet stretch of river just south of the Bow town line—will be removed and replaced by cottage-style homes designed to blend with the surrounding neighborhood. The Scarpettis purchased the property from the Littlefields in 2018 for $325,000.
The plan marks a significant pivot from the previously approved wedding venue use, which had received ZBA approval several years ago but never materialized. “We spent a lot of time and money marketing the venue,” Paul Scarpetti told the board. “But the numbers didn’t work, and we couldn’t generate enough interest. This is a more viable, long-term plan.”
Attorney John Cronin, representing the project, described the parcel as “a uniquely shaped lot with geographic constraints,” noting that it is bisected by a town road, bordered by the Merrimack River on one side and a railroad on the other, and split between Commercial and Medium Density Residential zones. “This property is surrounded by residential homes. Residential is the most appropriate use, and what we’re proposing is modest in scale and sensitive to the area,” Cronin said.
At the May ZBA hearing, Brent Cole, the engineer on the project, detailed the size of the proposed homes: 1,274 square feet gross, with an 874 square foot footprint and a 284 square foot garage. The homes, he said, are small by design, with a shared architectural style, river access, a community dock, boat ramp, and extra off-street parking spaces included in the homeowners association’s plans. “This smaller cottage style is gaining popularity,” Cole said. “These units are designed to create a village feel that blends well with the character of the riverfront.”
The board ultimately granted variances for residential use in the commercial zone, relief from the required 50-foot front setback (with proposed setbacks ranging from 12 to 19 feet), and the placement of septic systems closer than 75 feet to the water and within 5 feet of property lines. The septic systems, Cole explained, would use updated, subsurface designs and require full DES approval.
While the June approval clears a path for the development to move to Planning Board review, the process leading up to the vote revealed strong concerns from abutters—especially from Jason Hyde, who lives directly across the street at 36 Edgewater Drive and had previously sold the Scarpettis an acre of land in 2020. “When I sold them the land, I was told it would be for one house and one wedding venue,” Hyde said. “Now it’s seven houses. That’s not what I was told.”
Hyde, who has lived on Edgewater Drive for 21 years, said the increased density would have a major impact on his quiet, residential street. “This road can’t handle two cars side by side. There are no sidewalks. It’s not built to town specs. The wedding venue traffic would have been occasional—this will be daily. This changes the entire character of the neighborhood.”
Gerald Hyde, Jason’s brother and a ZBA member who recused himself due to the conflict, added during public comment, “They’re doubling the impervious surface. That alone should give this board pause.”
Others, including Roger Duhaime of Saw Hill Road, voiced concerns about drainage, river protection, and whether a seven-home development on such a tight lot was excessive. “I’d prefer to see one or two homes down there. Seven seems like a lot.”
Scarpetti and his team emphasized that they have made every effort to mitigate impact, reduce density, and listen to community feedback. “We’re going above and beyond,” Scarpetti told the board. “We added extra parking and boat storage, we’re using the original engineering to improve the road, and we’ve made sure this won’t require blasting or negatively affect neighboring wells. These will be high-quality homes with enforceable by-laws, just like the other development we did at Falcon Way.”
In response to concerns about property values, Cronin referenced an appraisal conducted by a licensed professional who concluded that the development would not diminish the value of surrounding properties. When a board member questioned whether one opinion was enough, Cronin replied, “You can hire another appraiser and have us pay for it—that’s within your purview. But we’ve submitted a legitimate, professional report.”
Matt St. Pierre, a ZBA member, supported the project, noting that the lot’s constraints made strict ordinance adherence impractical. “This proposal keeps with the residential character of the neighborhood more than many other uses could. There’s a reason the ordinance allows for variance, and this is it.”
ZBA Chair Anne Stelmach agreed, and the board voted to approve the variances with conditions: the homes must be age-restricted to 55+, short-term rentals of less than 30 days are prohibited, and no expansions to the building footprints will be allowed.
A site walk was held on May 28 to give board members and the public an on-the-ground perspective before the final vote.
The project now moves to the Hooksett Planning Board for formal site plan review. If approved, construction on the Edgewater Drive 55+ community could begin as early as 2025.
For continued updates on this story and others shaping Hooksett’s future, stay connected with The Hooksett Bridge.
