Planning Board approves Ambrose Logging two‑lot subdivision on Gilman Point Road

The Moultonborough Planning Board voted unanimously on July 22 to approve Ambrose Logging’s application to subdivide Tax Map 102, Lot 9 into two lots, subject to conditions precedent and subsequent the board attached to its approval.

Lorelei Gerard, the applicant’s agent, surveyor, and septic designer with Bergeron Technical Services, told the board the 24.27‑acre parcel had originally been two roughly 12‑acre lots and that the proposed division yields an 8.3‑acre lot and a 15.88‑acre lot. She said test pits within the buildable areas showed soils typical for New Hampshire and a seasonal high‑water table at three feet (48 inches), with no ledge encountered. “Both lots can support a structure meeting all road and side setbacks without any waivers,” Gerard stated during her presentation.

Town Planner Charles Wise recommended removing a staff‑proposed condition that would have required conceptual building footprints, noting the addition of a 25‑foot undisturbed vegetated buffer and the recorded access easement reduce the need for that plan detail at this stage. The recorded access easement — added to the board’s packet prior to the meeting — restricts future owners to residential use over Gilman Point Road and contains language binding successors and assigns.

Board members raised several access and conservation concerns. Vice Chair Brendan Connolly asked whether a plan note should reference the recorded easement; Ms. Gerard agreed to add the easement as a deed reference. Member Norman Larson asked whether the parcel’s small commercial zoning sliver could enable commercial use; the board concluded the easement and practical constraints make commercial development unlikely. Chair Scott Bartlett observed the subdivision could eliminate an existing snowmobile trail; Gerard said no written protection for the trail currently exists and a future owner could close it.

The approval is subject to Conditions Precedent including: (1) adding plan notes and revisions prior to final plan signature (all pins shown, confirming new lot numbers with the assessing department, adding the recorded access easement Book 3890, Page 586 as a plan note), (2) clearer delineation of the 50‑ft wetland setback and the added 25‑ft undisturbed buffer, (3) obtaining all required federal, state, and local approvals, and (4) signing and recording the plan by July 22, 2027. Conditions Subsequent include limiting uses to those permitted in the Residential Agricultural zoning district, obtaining E‑911 addresses prior to occupancy, incorporating material representations made during review as binding to the extent relied upon, and vesting under RSA 674:39.

A final motion to approve — moved by Vice Chair Connolly and seconded by Member Larson — passed 7‑0. Ms. Gerard asked whether signatures could be collected outside a formal meeting once the final plan is ready; Chair Bartlett confirmed the board could sign plans out of session.

What’s next: the applicant must revise the plan per the precedent conditions and record the final plan by the July 22, 2027 deadline or return to the board for further action.