[Amended 1-10-2018]
A plan for a residential subdivision of land consisting of more than five (5) lots or any subdivision not classified as either an administrative subdivision or minor subdivision shall be reviewed subject to the provisions of this article. All nonresidential land development projects shall be considered as major land development.
Major plan review shall consist of three (3) stages:
Master Plan.
Preliminary Plan.
Final Plan.
following the pre-application meeting(s) specified in Article III. Also required is a public informational meeting and a public hearing.
1. 
The Planning Board may vote to combine the approval stages, providing requirements for both stages have been met by the applicant to the satisfaction of the Board.
2. 
The Planning Board may vote to combine review stages and to modify and/or waive requirements as specified in Article XIII. Review stages may be combined only after the Planning Board determines that all necessary requirements have been met by the applicant.
1. 
Submission requirements.
a) 
The applicant shall first submit to the Administrative Officer the items required by these regulations for master plans.
b) 
Requirements for the master plan and supporting material for this phase of review shall include, but not be limited to: information on the natural and built features of the surrounding neighborhood, existing natural and man-made conditions of the development site, including topographic features, the freshwater wetland and coastal zone boundaries, the floodplains, as well as the proposed design concept, proposed public improvements and dedications, tentative construction phasing, and potential neighborhood impacts.
c) 
When an application is submitted for Master Plan approval, the applicant shall submit to the applicable Town, state or private agency as provided in the Master Plan Checklist for Major Land Developments and Major Subdivisions,[1] a copy of the Master Plan narrative report for their review and comment. Comments may be solicited from (1) Town agencies including, but not limited to, the town planner, the Department of Public Works, Fire and Police departments, the conservation commission; (2) adjacent communities, as appropriate; (3) state agencies, as appropriate, including the Departments of Environmental Management and Transportation, and the Coastal Resources Management Council; and (4) federal agencies, as appropriate. Each agency so notified by the applicant shall be requested to provide its comments on a form to be provided to the applicant by the Administrative Officer. Comments shall be received from each agency prior to the date of the informational meeting. All such written forms and supplementary material shall be delivered to the Administrative Officer by the reviewing agency within the time limits prescribed. If comments are not received by the Administrative Officer by that date, it shall be assumed that the agency does not wish to comment.
The Administrative Officer shall receive and coordinate review and comments by said agencies and officials.
[1]
Editor's Note: The Checklist is included as an attachment to this chapter.
d) 
Each department or agency to which such a request for comments is made shall deliver to the Administrative Officer a completed written form, and any supplementary material, which shall describe:
(1) 
An estimate of the impact of the subdivision on the facilities and/or services provided by the department or agency;
(2) 
Whether existing facilities and/or services are adequate to serve the subdivision's residents;
(3) 
Whether plans for the necessary improvements to existing facilities and/or services are included in the Town's Capital Improvement Program or are otherwise planned; and,
(4) 
An estimate of how long it would take to provide any necessary improvements to existing facilities and/or services.
2. 
Certification. The application must be certified, in writing, complete or incomplete by the Administrative Officer within twenty-five (25) days, according to the provisions of Article III. The running of the time period set forth herein will be deemed stopped upon the issuance of a certificate of incompleteness of the application by the administrative officer and will recommence upon the resubmission of a corrected application by the applicant. However, in no event will the administrative officer be required to certify a corrected submission as complete or incomplete less than ten (10) days after its resubmission.
[Amended 1-10-2018]
3. 
Informational meeting. A public informational meeting shall be held prior to the Planning Board decision on the master plan, unless the master plan and preliminary plan approvals are being combined, in which case the public informational meeting shall be optional, based upon Planning Board determination.
a) 
Public notice for the informational meeting is required and shall be given at least seven (7) days prior to the date of the meeting in a newspaper of general circulation within the Town. Postcard notice shall be mailed to the applicant and to all property owners within the notice area, as specified by Town regulations.
b) 
At the public informational meeting the applicant shall present the proposed development project. The Planning Board shall allow oral and written comments from the general public. All public comments shall be made part of the public record of the project application.
c) 
If the public informational meeting on the master plan and the public hearing on the preliminary plan are combined as provided in Article VI, Section B., all comments from reviewing agencies shall be received prior to the date of the public hearing.
4. 
Decision. The Planning Board shall, within ninety (90) days of certification of completeness, or within such further time as may be consented to by the applicant, through the submission of a written waiver, approve of the master plan as submitted, approve with changes and/or conditions, or deny the application, according to the requirements of Article XIII. All changes and conditions shall be noted on the plans prior to signature by the appropriate Planning Board official and recording.
[Amended 1-10-2018]
a) 
The Planning Board may, at the master plan stage of review, require that the development be completed in phases, per the provisions of Article VII. Any such phasing shall be noted on the plans.
b) 
A landscaping plan may be required as part of site plan and subdivision design as part of Master Plan approval for major subdivisions.
c) 
The Planning Board may require that up to five percent (5%) of the subdivided area be set aside for permanent open space or recreation purposes. A fee in lieu of such dedication may be set by the Planning Board to be used for open space or recreation purposes near the proposed subdivision.
5. 
Failure to act. Failure of the Planning Board to act within the period prescribed shall constitute approval of the master plan and a certificate of the Administrative Officer as to the failure of the Planning Board to act within the required time and the resulting approval shall be issued on request of the applicant.
6. 
Vesting.
[Amended 1-10-2018]
a) 
The approved master plan shall be vested for a period of two (2) years, with the right to extend for two (2) one-year extensions upon written request by the applicant, who must appear before the Planning Board for the annual review. Vesting may be extended for a longer period, if requested by the applicant in writing and approved by the Planning Board, as long as it can be proven, to the satisfaction of the Planning Board, that work is proceeding on either the approval stages or on the construction of the development as shown in the approved master plan documents. Master plan vesting shall include the zoning requirements, conceptual layout and all conditions shown on the approved master plan drawings and supporting materials.
b) 
The initial four-year vesting for the approved master plan shall constitute the vested rights for the development as required in the Zoning Ordinance.
1. 
Submission requirements.
a) 
The applicant shall first submit to the Administrative Officer the items required by these regulations for preliminary plans.
b) 
Requirements for the preliminary plan and supporting materials for this phase of the review shall include, but not be limited to: engineering plans depicting the existing site conditions, engineering plans depicting the proposed development project, a perimeter survey, all permits required by state or federal agencies prior to commencement of construction, including permits related to freshwater wetlands, the coastal zone, floodplains, preliminary suitability for individual septic disposal systems, public water systems, and connections to state roads.
c) 
Final written comments and/or approvals of the Department of Public Works, the Town solicitor, other Town government departments, commissions, or authorities as appropriate.
d) 
Prior to approval of the preliminary plan, copies of all legal documents describing the property, proposed easements and rights-of-way.
2. 
Certification. The application must be certified, in writing, complete or incomplete by the Administrative Officer within twenty-five (25) days, according to the provisions of Article III. The running of the time period set forth herein will be deemed stopped upon the issuance of a certificate of incompleteness of the application by the administrative officer and will recommence upon the resubmission of a corrected application by the applicant. However, in no event will the administrative officer be required to certify a corrected submission as complete or incomplete less than ten (10) days after its resubmission.
[Amended 1-10-2018]
3. 
Public hearing. Prior to Planning Board decision on the preliminary plan, a public hearing, which adheres to the requirements for notice described in Section E herein, must be held.
4. 
Public improvement guarantees. Proposed arrangements for completion of the required public improvements, including construction schedule and/or financial guarantees shall be reviewed and approved by the Planning Board at preliminary plan approval.
5. 
Decision. A complete application for a major subdivision or development plan shall be approved, approved with conditions or denied within ninety (90) days of the date when it is certified complete, or within such further time as may be consented to by the developer, through the submission of a written waiver. All changes and conditions shall be noted on the plans prior to signature by the appropriate Planning Board official and recording.
[Amended 1-10-2018]
6. 
Failure to act. Failure of the Planning Board to act within the period prescribed shall constitute approval of the preliminary plan and a certificate of the Administrative Officer as to the failure of the Planning Board to act within the required time and the resulting approval shall be issued on request of the applicant.
7. 
Vesting. The approved preliminary plan shall be vested for a period of two (2) years with the right to extend for two (2) one-year extensions upon written request by the applicant, who must appear before the Planning Board for the annual review and provide proof of valid state or federal permits as applicable. Thereafter, vesting may be extended for a longer period, for good cause shown, if requested, in writing by the applicant, and approved by the Planning Board. The vesting for the preliminary plan approval shall include all general and specific conditions as shown on the approved preliminary plan drawings and supporting material.
[Amended 1-10-2018]
1. 
A public hearing shall be required for a major land development project or a major subdivision or where a street extension or creation requires a public hearing for a minor land development project or minor subdivision.
2. 
Notice requirements. Public notice of the hearing shall be given at least fourteen (14) days prior to the date of the hearing in a newspaper of general circulation within the Town following the Town's usual and customary practices for such advertising. Notice shall be sent to the applicant and to each owner within the notice area as below, by certified mail, return receipt requested, of the time and place of the hearing not less than ten (10) days prior to the date of the hearing. All notices shall specify the general nature of the hearing, and shall also include the street address of the subject property, or if no street address is available, the distance from the nearest existing intersection in tenths (1/10's) of a mile. These regulations may require a supplemental notice that an application for development approval is under consideration be posted at the location in question. Such posting shall be for informational purposes only and shall not constitute required notice of a public hearing.
3. 
Notice area and recipients.
a) 
All abutting property owners to the proposed development's property boundary, as defined in Article II Definitions, shall receive notice.
b) 
Watersheds. Additional notice within watersheds shall also be sent as required in Article XI.
c) 
Adjacent municipalities. Notice of the public hearing shall be sent by the Administrative Officer to the Administrative Officer of an adjacent municipality if (1) the notice area extends into the adjacent municipality, or (2) the development site extends into the adjacent municipality, or (3) there is a potential for significant negative impact on the adjacent municipality.
d) 
A supplemental notice shall be posted at the office of the Town Clerk. This posting shall be for information purposes only and shall not constitute required notice of a public hearing.
4. 
Notice cost. The cost of notification, including actual advertising and mailing costs, shall be borne by the applicant.
1. 
Submission requirements:
a) 
The applicant shall submit to the Administrative Officer the items required by the Town regulations for final plan, as well as all material required by the Planning Board when the application was given preliminary approval. All changes and conditions shall be noted on the plans.
b) 
Arrangements for completion of the required public improvements, including construction schedule and/or financial guarantees.
c) 
Certification by the tax collector that all property taxes are current.
d) 
For phased projects, the final plan for phases following the first phase, shall be accompanied by copies of as-built drawings not previously submitted of all existing public improvements for prior phases.
e) 
All changes imposed by other agencies or departments and all other changes not specifically ordered by the Planning Board shall be noted by the applicant on the plans and/or in narrative form.
2. 
Certification. The application for final plan approval shall be certified complete or incomplete by the Administrative Officer within forty-five (45) days, according to the provisions of Article III. If the Administrative Officer certifies the application as complete and does not require submission to the Planning Board as per Subparagraph 3. below, the final plan shall be considered approved.
3. 
Referral to the Planning Board. The Administrative Officer shall refer the final plans to the Planning Board for review. The Planning Board shall, within forty-five (45) days after the certification of completeness, or within such further time as may be consented to by the applicant, approve or deny the final plan as submitted.
a) 
The Board reserves the right to amend its preliminary approval or conditions if the plans have changed significantly for any reason since the preliminary approval.
4. 
Failure to act. Failure of the Planning Board to act within the period prescribed shall constitute approval of the final plan and a certificate of the Administrative Officer as to the failure of the Planning Board to act within the required time and the resulting approval shall be issued on request of the applicant.
5. 
Recording. The final approval of a major subdivision or land development project shall expire one (1) year from the date of approval unless, within that period, the plat or plan shall have been submitted for signature and recording as specified in Article XIII. The Planning Board may, for good cause shown, extend the period for recording for an additional period.
6. 
Acceptance of public improvements. Signature and recording as specified in Article XIII shall constitute the acceptance by the Town of any street or other public improvement or other land intended for dedication. Final plan approval shall not impose any duty upon the Town to maintain or improve those dedicated areas until the Town Council accepts the completed public improvements as constructed in compliance with the final plans.
7. 
Validity of recorded plans. The approved final plan, once recorded, shall remain valid as the approved plan for the site unless and until an amendment to the plan is approved under the procedure set forth in Article XIII, or a new plan is approved by the Planning Board.