Planning board denies waiver for steep driveway at Northern Pintail subdivision; hearing continued

Moultonborough ' July 8, 2026

The Planning Board voted 5-2 on Wednesday to deny a waiver that would have allowed the driveway serving a proposed lot in the Northern Pintail subdivision to exceed the town's 12% grade standard, citing life-safety and steep-slope concerns. The applicant will revise the plans and the public hearing was continued to Aug. 12, 2026.

Why it matters: The decision requires the applicant to return with a redesigned driveway or altered lot layout before the Board will consider a new waiver request. Board members emphasized emergency-access risks for the existing long, steep driveway and sought clearer technical documentation, an updated Fire Chief review, and specified erosion-control measures before further consideration.

Engineer George Chadwick, representing the applicant, presented updated plans and asked for relief from the 12% standard. He told the Board, "The existing driveway is approximately 2,000 feet long, with grades ranging from 12% to 20% in various sections," and proposed adding two 24-foot passing lanes and paving to the Lot 17-3 access point to mitigate the steep sections.

Chadwick also described erosion-control measures and building envelopes he said meet the requirements of Zoning Ordinance Article 14.5.3, and said the applicant would coordinate cistern sizing with the Fire Chief and install a cistern if required.

Board members pressed for alternatives and risk mitigation. Vice Chair Brendan Connolly said approving a new lot that relies on the same steep access "compounds an existing life-safety concern," noting the Fire Chief had identified logistical difficulties for emergency access, particularly in winter. Member Norman Larson said denial would not prohibit a revised submission but would require a redesigned driveway or alternate lot layout.

The motion to deny the waiver was made by Mr. Larson and seconded by Ms. Schneider. The vote was 5-2 in favor of denial; Mr. Quinlan and Chair Bartlett opposed the denial.

Public commenters and the Board discussed erosion-control spacing and inspections. A commenter, Mr. Hoene, recommended closer check-dam spacing (10 625 feet) on steep slopes and regular inspections; Chadwick said the applicant would defer to smaller spacing if the Board so conditioned and agreed to building-inspector inspections during construction. Staff confirmed such inspections can be administered administratively.

The Board asked the applicant to return with: an alternate driveway/building-envelope layout for Lot 17-3; building envelopes overlaid on the color-coded steep-slope plan for all lots; an updated Fire Chief review and comment on any revised driveway alignment; and a specified check-dam spacing (30 feet was discussed as acceptable for some driveways). The applicant requested and the Board approved a continuance to Aug. 12, 2026.

Formal action: Motion to deny the waiver request (Larson; Schneider 2nd). Vote: PASSED 5-2. Motion to continue the public hearing to Aug. 12, 2026. PASSED unanimously.

Next steps: The applicant will submit revised plans addressing driveway alignment, building envelopes, erosion-control spacing, and Fire Chief review prior to the continued hearing on Aug. 12.