Meredith planning board approves two‑lot subdivision on Upper Ladd Hill Road with conditions

The Meredith Planning Board on May 26 approved a conditional subdivision of an 18.39‑acre parcel on Upper Ladd Hill Road into two lots, subject to eight conditions related to zoning boundaries, wetlands, easements and final survey work.

Carl Johnson, representing Upper Ladd Hill Holdings LLC, told the board the plan calls for a long common driveway to reach a primary building area and that Lot 1 would be served by town water and sewer while the rear lot would rely on a septic system and well. "This driveway will be a common driveway, we have a permit for entrance off Upper Ladd Hill, issues by DPW," Johnson said, adding the driveway would be 12 feet wide to meet the cited minimum requirement.

Board and staff discussion focused on wetlands and access. Johnson said a soil scientist had identified seasonal drainage and non‑designated wetlands; the plan will show a 50‑foot setback from the non‑designated wetland and a 75‑foot setback from the non‑designated drainage, or the wetland scientist will reclassify the resource on the plan. Johnson said State of New Hampshire Wetlands Bureau approval is forthcoming and that Special Exception #5449, granted earlier by the Zoning Board of Adjustment, will be noted on the final plan.

Planning staff and members also raised public‑safety and operational questions about the driveway: the fire chief had requested a turnaround at the driveway end, culvert size will be set by the state, and staff recommended erosion controls and coordination with the water and sewer superintendent on how to handle a large discharge if the town water tank were drained. The board required that draft conveyance deeds identify an access easement on Lot 1 for the benefit of Lot 2, and that an easement to benefit the town be included on the final plan and accepted by the Select Board.

The conditional approval lists eight specific conditions, including: showing the zoning district boundary (Central Business District and Shoreline District) on the final plan; correcting or documenting the 75‑foot buffer associated with non‑designated drainage; noting Special Exception #5449 on the plan; draft conveyance deeds and access easement language for staff review; a town benefit easement accepted by the Select Board; written evidence that all survey pins are set prior to mylar recording; and a 24‑month validity window for obtaining final approval.

The motion to approve passed on a 7‑0 roll call (Aiken, Nedeau, Whitney, Lovering, Gerken, Harper, James). The board’s findings of fact state the plans comply with the Meredith Zoning Ordinance and the Site Plan Review Regulations. Next steps listed by the board include updating the plans per the conditions, obtaining the Wetlands Bureau sign‑off, preparing draft easement and conveyance language for staff review, and setting survey pins before recording the mylar.