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Planning Board continues Northern Pintail subdivision to July 8 for slope, driveway and fire‑safety information
Summary
The board continued a hearing on Northern Pintail LLC’s proposed four‑lot subdivision of a 47‑acre parcel, requiring a driveway profile for shared access, color‑coded slope analysis and coordination with the Fire Chief on cistern requirements before the July 8 continuation.
The Moultonborough Planning Board continued to July 8, 2026, a subdivision application by Northern Pintail LLC that would divide a 47‑acre parcel on Gov. Wentworth Highway into four lots.
George Chadwick of Bedford Design Consultants presented the proposal on behalf of owner Christopher Birdsey, describing an existing home lot of about 20.3 acres and three new lots each exceeding five acres. Chadwick said test pits demonstrate soils suitable for individual wells and septic systems; because each lot exceeds five acres, state subdivision approval is not required.
Board members raised concerns about winter emergency access to the existing long, steep driveway that will be shared by Lot 17‑3. Mr. Chadwick agreed to provide a full driveway profile for the shared portion showing compliance with the town's driveway regulations, including grade and turnaround requirements. The minutes record that the existing driveway runs about 15–20% grade in places, exceeding the town's 12% standard.
Steep slopes and stormwater management were central issues. Members asked for a color‑coded slope analysis identifying 0–14%, 15–24%, and 25%+ zones and requested demonstration that each proposed lot contains a practical, reasonable building envelope that can be developed without zoning relief. The Conservation Commission, represented by Max Hoene, said it lacks sufficient information to support the subdivision and requested additional documentation: building‑envelope verification, driveway maintenance obligations, stormwater and drainage design including a 50‑year storm analysis, and a third‑party engineering review of long‑term stability.
Downhill abutter Rachel Keyser described prior drainage damage adjacent to Marvin Road and said she feared construction on steep slopes would worsen runoff and damage stone walls and lawns. Mr. Chadwick responded that rock‑lined swales, check dams and culverts sized by the Road Agent address concentrated stormwater and that the applicant would provide a driveway profile and consider lot‑line adjustments to reduce wetland impacts. He also indicated the applicant would provide a cistern if required by the Fire Chief.
The Board voted unanimously to continue the hearing to July 8, directing the applicant to provide: a driveway profile for Lot 17‑3; coordination with the Town Planner to define applicable Zoning Article 14 requirements for subdivision approvals (building envelopes and stormwater management); and consultation with the Fire Chief on cistern requirements.
