Planning Board hears final Hawks Nest subdivision application; board approves buffers, markers and open space conditions

Lou Chamberlain presented the final Hawks Nest subdivision application: an 8‑lot residential plan on about 23 acres with seven cluster lots (approximately one acre each, Lot 2 ≈1.5 acres), one conventional lot fronting Bald Hill Road, roughly 11 acres of designated open space for the homeowners association, and individual wells and septic systems supported by a hydrogeologic nitrate study. Chamberlain explained that well locations are constrained by modeled nitrate plumes and a required 100‑foot setback from septic footprints; test pits and the nitrate mapping identify acceptable well‑inclusion areas.

An abutter, Robert Plumbton, thanked the applicant for proposed screening but asked for more than five trees; Chamberlain said he would discuss supplemental plantings with the applicant and board. Staff and board members discussed deed language and placards to protect no‑cut buffers and agreed it should be memorialized on the plan. Board members also required a note that wells must be located/surveyed and verified prior to installation (survey staking or engineer letter) to avoid misplacement in the field.

The board voted unanimously on a set of determinations: to accept the proposed screening/buffers with minor adjustments and deed language/placards, accept the monumentation/boundary markers, deem the open space suitable, and determine shared driveways not required. The board also confirmed the existing conventional lot driveway off Bald Hill Road is acceptable given the pre‑existing dwelling. A final written letter from the fire chief confirming sprinkler system on‑site protection was requested before final approvals.