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Proposed duplexes on Lot 10148 would need variances and fire-access upgrades, Allenstown planners say
Summary
A June 17 conceptual presentation for lot 10148 proposed two duplex buildings (four units) with public water and sewer; the Planning Board said the zoning likely requires variances for two-family dwellings, frontage and slope, and fire officials flagged driveway width and 12% grade as potential barriers.
An applicant presented a conceptual plan on June 17 for lot 10148, a steep parcel behind the town hardware store, proposing two duplex buildings served by public water and sewer.
The applicant described a driveway to the upper lot, flagged a small stream identified by a wetlands scientist and said the site would use public utilities. He told the board he would aim for a 12% driveway grade and retain a 40-foot setback where possible.
Board members and staff advised several regulatory hurdles. Staff cautioned that R‑1 zoning does not permit two-family dwellings by right and called out a town rule allowing only one residential building per lot unless a variance or special exception is granted. Frontage minimums — discussed as 100 feet with sewer and 200 feet without — and subdivision rules were cited as constraints.
The applicant was advised to seek variances from the Zoning Board of Adjustment for duplex units, frontage deficiency, and for driveway slope where necessary. The planning staff said waiver requests to the Planning Board could address certain subdivision-regulation departures during a subsequent planning application.
Fire department representatives raised operational concerns about access. “A 12% driveway … is going to be a question whether or not we get the ladder up there,” a fire official said, urging a minimum apparatus width (16–20 feet) and design adjustments to allow a ladder truck to operate safely.
The board also recommended early septic testing and said NHDES would determine leach-field siting; ledge and steep grades mean the applicant should complete soil and site testing before final design. The applicant was told to pursue variances, coordinate with fire and building officials, prepare stamped engineering and grading plans, then submit formal applications and any waiver requests.
No votes were taken; the board’s guidance was advisory and aimed at helping the applicant avoid predictable roadblocks in the zoning and site-permitting process.
