Moultonborough approves 11‑lot Ferry Road subdivision 4‑3 after heritage and wildlife concerns

The Moultonborough Planning Board voted 4‑3 on June 24 to approve Stone Bluff Holdings’ proposal to subdivide an approximately 177‑acre parcel on Ferry Road into 11 lots, imposing multiple precedent and subsequent conditions intended to protect wetlands, drainage infrastructure and historic features.

Robert Baskerville of Bedford Design Consultants presented the application on behalf of owner Mark Murphy. The plan would produce nine smaller lots (ranging roughly 1.6–14.9 acres) and retain a large parcel (Lot 2.7) of roughly 135.6 acres that the owner said he intends to keep. Wetlands were delineated by Luke Hurley, a certified wetland scientist; staff noted Section 7.3.6 allows an exception to require no internal street where frontage conditions and unusual land constraints exist.

The Heritage Commission submitted a written statement read by Chair Cristina Ashjian that said the proposal as presented would "drastically and negatively impact the integrity of the historic Day‑Calendar property, and permanently degrade the rural character of the surrounding neighborhood." The statement noted the ca. 1870 Day‑Calendar House and associated stone walls and foundations and urged the board to reference plan sheet 14 and consider reconfiguration or protections.

Public commenters raised concerns about utilities (no electrical or broadband beyond a nearby cemetery parcel), groundwater and cistern impacts, traffic and sight‑distance at new curb cuts, wildlife movement through a corridor running in Lot 2.7, and the potential for future subdivision of retained large lots. Conservation Commission Chair Brian Sanford recommended pursuing a conservation easement on the Lot 2.7 corridor to provide durable protection; Mr. Murphy said he was open to that conversation but the board cannot compel an easement as a condition of approval.

In response to concerns, the applicant agreed to revise plans to accommodate submerged or inaccessible pin locations, combine driveways for Lots 2 and 2.3 into a shared access to reduce curb cuts, and provide sight‑distance documentation for driveways. The board’s conditions precedent require, among other items: pins set/identified (except where impediments exist), sight‑distance notes, a Fire Chief‑approved fire protection water supply plan (including cistern details if required), and all required federal, state and local approvals. Conditions subsequent include standard use limitations, driveway permitting, E‑911 addressing, and protected drainage outlets on Ferry Road.

The motion to approve carried (Quinlan; Connolly second) with a recorded vote of 4‑3. The minutes show the board encouraged continued discussions between the applicant and the Conservation Commission about a conservation easement for Lot 2.7.

Next steps: the applicant must submit the required revised materials, obtain approvals and a fire protection plan acceptable to the Fire Chief, and have the final plan signed and recorded by June 24, 2027.