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Wells Planning Board grants preliminary approval for 8‑lot Hawks Nest subdivision
Summary
The Planning Board voted unanimously Oct. 21 to grant preliminary approval to Hawks Nest, an eight‑lot subdivision on a 23‑acre parcel off Bald Hill Road. Staff highlighted stormwater controls, a potential vernal pool under spring review, and HOA‑managed open space and buffers.
The Wells Planning Board on Oct. 21 granted preliminary approval to Hawks Nest, a proposed eight‑lot subdivision on a 23‑acre parcel off Bald Hill Road.
Lou Chamberlain of Atar Engineering presented the preliminary plan, saying the project would create one conventional lot fronting Bald Hill Road and seven cluster lots served by private wells and septic. Chamberlain told the board the plan reserves about 10–11 acres — roughly 48% of the site — as homeowners‑association open space and would extend the existing road about 1,500 feet to a new cul‑de‑sac.
Town staff and the applicant emphasized stormwater controls and buffers. Mike (town staff) said contours and slopes “go away from Bald Hill Road and away from the adjacent properties,” and that stormwater treatment is proposed in multiple locations. A wetland survey identified one potential vernal pool; Chamberlain said the consultant judged it “unlikely” to meet Maine DEP significance but that spring egg‑mass counts will determine whether a DEP Permit‑by‑Rule applies.
The board asked specifically about visual buffering. Chamberlain said the plan includes screening along Hawks Nest Lane, a 50‑foot no‑cut buffer adjacent to non‑clustered abutting lots and additional plantings where needed; fencing and HOA maintenance obligations are proposed to ensure long‑term upkeep. Board members discussed fence material options (wood or vinyl) and performance guarantees to ensure plantings survive the first year.
After staff recommended the application met preliminary completeness standards (Section 208/2028), the board moved, seconded and voted unanimously to grant preliminary approval. The vote clears the project for the next phase of plan refinement but leaves final plan approval, DEP determinations, and performance‑guarantee details to future submissions.
Next steps: the applicant must resolve outstanding technical notes (culvert outlet adjustments, stormwater details and the DEP vernal‑pool determination if required), finalize condo/HOA documents where relevant, and provide cost estimates for performance guarantees before the board signs final plans.
