Zoning, building permits and septic rules in Town of Sullivan, New Hampshire

Town of Sullivan’s own rules

• Building permitRequired

  Dwelling units (including ADUs, seasonal or permanent) and any building or structure over 400 square feet inside Sullivan town.

  • A permit is not required for normal repairs to, or redecoration of, a building.
  • Exemption from the ordinance permit requirement does not authorize work that violates other laws or ordinances.
  • Building permits expire one (1) year from the date of issuance; a temporary extension may be applied for.

  structure size threshold for permit: > 400 square feet (Applies to buildings or structures over this size, attached or detached; dwelling units require a permit regardless of size.)

  “A building permit shall be required for all dwelling units, including ADUs, seasonal or permanent. A building permit shall also be required to erect or place any type of building or other structure, attached or detached, which will be over 400 square feet.”

• Certificate of occupancyRequired

  Newly constructed or placed dwellings or structures intended for human habitation in Sullivan town.

  • The Town occupancy permit is not a warranty of building code compliance; it confirms sewage disposal, well installation, minimum setbacks, and driveway and apron installation meet town regulations.
  • Issued by the Board of Selectmen or their designee.

  “Before any newly constructed or placed dwelling or structure intended for human habitation can be occupied or utilized, an occupancy permit shall be approved by the Board of Selectmen or their designee.”

• Local zoningPresent (with conditions)

  All land inside Sullivan town limits; the town's own Community Planning Ordinance (zoning) governs use and dimensions.

  • Adopted under RSA 674:17; the ordinance text lists adoption on March 14, 1989 and amendments through March 13, 2019.
  • Flood plain district, wetland conservation district and shoreland protection (RSA 483-B) are incorporated by reference or apply to listed water bodies; those separate texts were not reviewed.

  “This Ordinance has been adopted in accordance with Chapter 674:17, N.H. Revised Statutes Annotated (RSA) in order to insure that the Town of Sullivan shall have the benefits of land use regulations”

• Zoning districtsPublished

  All land inside Sullivan town limits: the entire town is one Rural Residential District.

  • A scenic area is designated within 500 feet of the intersection of Church Street and Centre Street.
  • The Rural Residential District zoning map was referenced as the community planning map; the map image itself was not opened.

  “The Town of Sullivan shall consist of one Rural Residential District as shown on the Community Planning Map.”

• Minimum dwelling sizeSpecified

  Principal dwelling units in the Rural Residential District (the whole town of Sullivan).

  • At least 600 square feet of the principal dwelling's interior living area must be on one level.
  • Accessory dwelling units: minimum 400 square feet of interior living area and not larger than the principal dwelling unit.
  • General dwelling-unit minimum: 400 square feet or greater with full independent living facilities.

  minimum principal dwelling interior living area: >= 700 square feet (Not less than 600 square feet must be on one level.)

  “The minimum total interior living area for a Principal Dwelling Unit shall be 700 square feet, of which not less than 600 square feet shall be on one level.”

• SetbacksSpecified

  Structures in the Rural Residential District (the whole town of Sullivan): setbacks from the highway right-of-way and from adjacent property lines.

  • Setbacks from water bodies and watercourses are separate (see setbacks-water-bodies claim).
  • Erection of buildings on streets follows RSA 674:41, including these setbacks.
  • Cluster developments may be approved by the planning board with reduced individual lot sizes; setbacks still apply.

  minimum setback from highway right-of-way: >= 50 feet · minimum setback from adjacent property lines: >= 20 feet

  “The minimum set back from the highway right of way is 50 feet. The minimum set back from adjacent property lines is 20 feet.”

  One more reviewed finding on this topic

  • Specified — Buildings and structures near listed water bodies in Sullivan town (Rural Residential District).

    “All buildings or structures shall be located no less than fifty feet (50) from the normal high water mark (within the past 5 years) of the following bodies of water:”

• Building heightSpecified

  Buildings in the Rural Residential District (the whole town of Sullivan).

  • Height is measured from mean ground level, defined as the average of the finished ground level at the center of all exposed walls of the building.

  maximum building height: <= 35 feet

  “The maximum height of a building shall be 35 feet above mean ground level.”

• Living in an RVLimited

  Occupied recreational vehicles on private lots in Sullivan town.

  • Occupancy on any lot is limited to 90 consecutive days; then the vehicle must be removed for at least 28 consecutive days before re-occupying the same property.
  • An extension may be requested of the Board of Selectmen before the 90-day period ends.
  • Vehicles must have adequate, readily accessible sanitary facilities approved by the town health officer; waste holding tanks must be pumped as needed.
  • The 90-day limit does not apply to commercial campgrounds approved by the Sullivan planning board.

  maximum consecutive occupancy on a lot: <= 90 days (Extension may be requested of the Board of Selectmen; commercial campgrounds approved by the planning board are excluded.)

  “No occupied recreational vehicle, tent or homemade shelter shall be permitted to be placed on any lot for a period of more than ninety (90) consecutive days.”

• Camping on your landLimited

  Occupied tents and homemade shelters on private lots in Sullivan town.

  • Same 90 consecutive day limit as recreational vehicles, followed by a 28 consecutive day removal period before re-occupancy.
  • Sanitary facilities approved by the town health officer are required.
  • Commercial campgrounds approved by the Sullivan planning board are excluded; a separate town campground ordinance is referenced but was not opened.

  maximum consecutive occupancy on a lot: <= 90 days (Commercial campgrounds approved by the planning board are excluded.)

  “Occupied recreational vehicles, tents and homemade shelters that have been on a property for ninety (90) consecutive days must be removed from the property for at least twenty-eight (28) consecutive days before re-occupying the same property.”

• Manufactured homesAllowed (with conditions)

  Manufactured housing placed on private land in Sullivan town.

  • Must conform to all ordinance provisions that apply to single-family dwellings, including the 700 square foot principal dwelling minimum and setbacks.
  • Must be placed on a permanent continuous foundation; a floating slab is allowed only as defined by the current NH state building code, and must be skirted.
  • Must be connected to required utilities, including plumbing, heating and electrical systems.

  “Manufactured housing may be located in Sullivan provided it conforms to all of the provisions of this ordinance that are applicable to single-family dwellings.”

• Accessory dwellingsLimited

  Detached accessory dwelling units on a lot in the Rural Residential District of Sullivan town.

  • Permitted only on lots of 4 or more acres; up to two detached ADUs on lots of 10 acres or more.
  • An approved septic system design is a prerequisite to construction.
  • Density, setback and dimension rules in Article III.c also apply.
  • Earlier March ballot changes to the ADU ordinance were not verified against the current text.

  minimum lot area for one detached ADU: >= 4 acres (Two detached ADUs require 10 acres or more.)

  “A single detached ADU located on the same lot as and incidental to the principal dwelling unit shall be permitted for lots of 4 or more acres. A maximum of two detached ADUs located on the same lot as and incidental to the principal dwelling unit shall be permitted for lots of 10 acres or more. An approved septic system design is a prerequisite to construction.”

  One more reviewed finding on this topic

  • Allowed — One internal or attached accessory dwelling unit on a lot with a single-family dwelling in Sullivan town.

    “One internal or attached accessory dwelling unit per single family dwelling will be deemed a permitted accessory use for all single-family dwellings.”

• Who permits septicMixed (with conditions)

  Septic systems for dwellings inside Sullivan town.

  • Systems must be state-approved (a state-approved septic system or state-approved alternative waste disposal system); the state standard is not restated in the ordinance.
  • Town approval of new septic systems is a prerequisite for building permit approval on new dwelling units.
  • The town's septic application and pre-approval form was listed on the town site but was not opened; the reviewing official is not verified.

  “The location of septic and water systems shall comply with existing State and local regulations including setbacks as stated in Article III.C. Approval of new septic systems shall be a prerequisite for building permit approval on new dwelling units.”

• Septic permitRequired

  New dwelling units in Sullivan town that need a septic system.

  • Septic location must comply with state and local regulations and the setbacks in Article III.c.
  • An approved septic system design is a prerequisite to construction of a detached ADU.

  “When applicable, the necessary State approvals shall be obtained for construction of a septic or alternative waste disposal system.”

• Off-grid sanitationLimited

  Dwelling units in Sullivan town; off-grid or non-septic sanitation is limited.

  • Each dwelling unit must have a flush-type toilet connected to a state-approved septic system or a state-approved alternative waste disposal system.
  • Seasonal dwellings must also connect to a state-approved septic or alternative system.

  “Each dwelling unit shall contain at least one flush-type toilet, properly ventilated and constructed, and connected to a State-approved septic system for the flushing of the sewage to a septic tank with adequate leaching area or bed, or State-approved alternative waste disposal system.”

• Driveway accessRequired

  New or changed driveways, entrances, exits or approaches to private, town or state roads in Sullivan town.

  • Driveway approval must be secured before building permits are obtained for the property.
  • Approval is under town of Sullivan driveway regulations, which were not opened.
  • Occupancy permit also checks driveway and apron installation.

  “Prior to the construction or change in use and/or intensity of use of any driveway, entrance, exit, or approach to any private, town or state road, and prior to obtaining any applicable building permits for the property, the landowner or authorized agent shall secure approval of such proposed construction or changes in accordance with Town of Sullivan Driveway Regulations.”

• Building in a floodplainRequired

  Buildings, septic tanks, leach fields, fences, roads and other structures near watercourses and the flood plain district in Sullivan town.

  • The flood plain development district ordinance is incorporated by reference; its text was not opened, so its own permit standards are unverified.
  • Flood-elevation distances apply to listed watercourses; a written Board of Selectmen permit after public hearing is required within them.
  • Wetland conservation district also incorporated by reference (not opened).

  “No person shall build, construct, or place any building, manufactured housing of any type, campsite, septic tank, leach field, any other part of a sewer system, fence, road, or any other structure of any type in the following locations without a written permit to do so by the Board of Selectman, and then only after a public hearing.”

• Permit feesVariable (with conditions)

  Building permit fees in Sullivan town.

  • The fee schedule itself is not in the ordinance; the amount is set by the Board of Selectmen and was not located on an opened official page.
  • Driveway, septic and other permit fees were not checked.

  “The Board of Selectmen is authorized to establish the amount of a fee for building permits.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Sullivan or Cheshire County directly.

• Owner-builder exemption — Owner-builder exemption for Sullivan town building permits.
• Building code adopted — Building code adoption in Sullivan town.
• Inspections — Building inspections in Sullivan town.
• Lot coverage — Maximum lot coverage in Sullivan town.
• Septic inspection — Septic inspection in Sullivan town.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Off-grid gear

Going off-grid in Town of Sullivan means bringing your own water and power. The kit we’d start with:

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

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