Naples planning board approves Holmes Common three‑lot subdivision with waivers, requires 20‑foot vegetated buffer

The Town of Naples Planning Board voted unanimously to approve final plan review for the Holmes Common minor residential subdivision, a proposed three‑lot subdivision on Flag Mill Road (Map R12, Lot 41‑H) totaling about 17.84 acres.

The board granted waivers for several submittal requirements and performance standards, including a medium‑intensity soil survey and an erosion and sediment control plan normally endorsed by the Cumberland County Soil and Water District (CCSWD). The approval includes conditions that all required state and local permits must be obtained before construction begins and that, before transfer of title or issuance of a certificate of occupancy, each lot must submit a passing water test that meets the State of Maine drinking water standard.

Municipal planner Kathy Tom Borelle said the town’s checklist for minor subdivisions does not specifically require a wetland delineation, and that while she checked shoreland and state wetland mapping she found no mapped wetlands for the parcel. She warned, however, that "whether something's mapped or not does not necessarily mean that there's not one there," noting a site reviewer observed seasonal wetland conditions near Middle Lane. The board did not require a formal delineation but retained discretion to request additional studies if needed in the future.

The board also discussed tree clearing and agreed to add a condition to maintain a 20‑foot vegetated perimeter buffer around the subdivision to help prevent soil erosion and to preserve a vegetative screen for neighboring properties. Planner Tom Borelle said she had added best management practices for erosion and sediment control to the plan and would add the buffer as a condition of approval.

Chair Doug Bawken read the board’s findings and waivers into the record and called for a motion. A motion to approve the Holmes Common final plan was made and seconded; the board voted 5‑0 in favor. Minutes later staff identified that a waiver request for the surface drainage plan (ordinance section 1008.11.g) had been omitted from the printed waiver list. The board agreed to amend the approval "after the fact" to include that waiver and directed staff to obtain and record an updated plan with the additional waiver noted.

The board also confirmed a letter from the fire chief saying a cistern was not required given the subdivision will be served by individual driveways and addresses. Members emphasized that any granted waivers do not absolve the developer of responsibility to prevent sediment from reaching the road during construction and that the code enforcement officer will continue to enforce erosion‑control measures on active sites.

The board noted procedural next steps: updated waiver documents will be signed and recorded, required permits must be obtained, and the developer must provide passing water tests before title transfers or certificates of occupancy are issued.