A. 
Within six months of acceptance of the sketch plan by the Planning Board, the developer shall submit an application for a preliminary plan to the Land Use Office. Fifteen copies of the preliminary plan and all supporting materials must be submitted at least 14 days prior to a regularly scheduled Planning Board meeting in order to be placed on the Board's agenda. Failure to submit an application and plan within the six-month time frame shall require resubmission of the sketch plan to the Board. The preliminary plan shall resemble the layout shown on the sketch plan as well as any recommendations made by the Board.
[Amended 11-3-2020 STM by Art. 3]
B. 
The application for the preliminary plan shall be accompanied by a fee previously established by the Select Board. An additional fee shall be required to cover the costs of advertising associated with the public hearing. The Board may continue to require replenishment of the escrowed funds for consulting fees as authorized in § 240-5.3B, so that it may continue to employ consultants during the preliminary plan application review, if necessary.
[Amended 11-3-2020 STM by Art. 3]
C. 
The applicant, or the applicant's duly authorized representative, shall attend the meeting of the Planning Board to present the preliminary plan application. Failure to attend the meeting to present the preliminary plan application shall result in a delay of the Board's review of the plan until the next meeting at which the applicant is present.
D. 
At least 14 days prior to the Planning Board meeting at which an application for preliminary plan of a subdivision is initially presented, the Land Use Office shall:
[Amended 11-3-2020 STM by Art. 3]
(1) 
Issue a dated receipt to the applicant.
(2) 
Notify, in writing, all owners of abutting property that an application for subdivision approval has been submitted, specifying the location of the proposed subdivision and including a general description of the project.
(3) 
Notify the Town Clerk and the Planning Board of the neighboring municipalities if any portion of the subdivision abuts or crosses the municipal boundary.
E. 
Within 45 days of the receipt of the preliminary plan application, the Board shall determine whether the application is complete at a scheduled meeting and notify the applicant, in writing, of its determination. If the application is not complete, the Board shall notify the applicant of the specific additional material needed to complete the application.
[Amended 11-3-2020 STM by Art. 3]
F. 
Upon determination that a complete application has been submitted for review, the Board shall determine whether or not to hold a public hearing on the preliminary plan application. In the event that the Planning Board determines to hold a public hearing on an application for approval of a subdivision, it shall hold such hearing within 45 days of receipt by it of a completed application and shall cause notice of the date, time and place of such hearing to be published in a newspaper of local circulation, at least two times, the date of the first publication to be at least seven days prior to the hearing. A copy of the notice shall be sent by first class mail to abutting landowners and to the applicant, at least 10 days prior to the hearing. The Land Use Office shall prepare a written certification of the date, time, and location when and where notices were mailed. In addition, the notice of the hearing shall be posted in at least three prominent public places within the municipality at least 10 days prior to the hearing.
[Amended 11-3-2020 STM by Art. 3]
G. 
The Land Use Office shall notify the Director of Public Works, Police Chief, and Fire Chief of the proposed subdivision application. The Board shall request that these officials review the application and comment upon the adequacy of their department's existing capital facilities to service the proposed development. The Land Use Office shall also notify the Conservation Commission of the application, request comments on whether the application meets the standards of Town ordinances with respect to environmental matters, and invite the Commission to participate in any scheduled hearings.
H. 
Within 30 days of a public hearing or within 60 days of finding the application complete if no hearing is held, or within such other time limit as may be otherwise mutually agreed to, the Planning Board shall take action to give preliminary approval, with or without conditions, or deny such preliminary plan. The reasons for any conditions required or the grounds for denial shall be stated upon the record of the Planning Board and shall be issued, in writing, to the applicant.
[Amended 11-3-2020 STM by Art. 3]
I. 
When granting approval of a preliminary plan, the Planning Board shall state the conditions of such approval, if any, with respect to:
(1) 
The specific changes which it will require in the final plan.
(2) 
The character and extent of the required improvements for which waivers of submissions or review standards may have been requested and which, in its opinion, may be waived without jeopardy to the public health, safety and general welfare.
(3) 
The construction items for which cost estimates and performance guarantees will be required as a prerequisite to the approval of the final plan, pursuant to § 240-10.9.
J. 
Approval of a preliminary plan shall not constitute approval of the final plan, but rather it shall be deemed an expression of approval of the design submitted on the preliminary plan as a guide to the preparation of the final plan. The final plan shall be submitted for approval by the Planning Board and for recording upon fulfillment of the requirements of these standards and the conditions of the preliminary approval, if any. Prior to approval of the final plan, the Planning Board may require additional changes as a result of further study of the project in final form or as a result of new information obtained at any public hearings.
The following items shall be submitted as part of the preliminary plan application, unless the applicant submits a written waiver request and is granted a waiver from the submission requirement by the Planning Board, pursuant to Article 12. Fifteen copies of all materials shall be delivered to the Land Use Office at least 14 days prior to a regularly scheduled Planning Board meeting in order for the application to be placed on the Board's agenda. The Board may require additional information to be submitted, as necessary, in order to determine whether the criteria of 30-A M.R.S.A. § 4404 are met.
A. 
Application and checklist. Completed preliminary plan application form and preliminary plan application submissions checklist.
B. 
Location map. The location map shall be drawn at a size adequate to show the relationship of the proposed subdivision to the adjacent properties and to allow the Board to locate the subdivision within the municipality. The location map shall show:
(1) 
Existing subdivisions in the proximity of the proposed subdivision.
(2) 
Locations and names of existing and proposed streets.
(3) 
Boundaries and designations of zoning districts.
(4) 
An outline of the proposed subdivision and any remaining portion of the owner's property if the preliminary plan submitted covers only a portion of the owner's entire contiguous holding.
C. 
Preliminary plan. The preliminary plan drawing sets may be printed or reproduced on paper and shall show all dimensions in feet or decimals of a foot. The preliminary plan shall be drawn to a scale of not more than 100 feet to the inch. Plans for subdivisions containing more than 100 acres may be drawn at a scale of not more than 200 feet to the inch, provided all necessary detail can easily be read.
D. 
Identification of project. Proposed name of the subdivision and the name of the municipality in which it is located, plus the Assessor's Map and lot numbers.
E. 
Right, title or interest. Verification of right, title or interest in the property by deed, purchase and sales agreement, option to purchase, or some other proof of interest.
F. 
Survey. A standard boundary survey of the parcel, giving complete descriptive data by bearings and distances, made and certified by a professional land surveyor. The corners of the parcel shall be located on the ground and marked by monuments. The entire parcel or tract shall be shown, including all contiguous land in common ownership within the last five years, as required by 30-A M.R.S.A. § 4401.
G. 
Existing deed. A copy of the most recently recorded deed for the parcel and a copy of all deed restrictions, easements, rights-of-way, or other encumbrances currently affecting the property.
H. 
Proposed deed restrictions. A copy of any deed restrictions intended to cover all or part of the lots or dwellings in the subdivision.
I. 
Proposed sewage disposal. An indication of the type of sewage disposal to be used in the subdivision.
(1) 
When sewage disposal is to be accomplished by connection to the public sewer, a letter from the sewer district stating the district has the capacity to collect and treat the wastewater shall be provided.
(2) 
When sewage disposal is to be accomplished by subsurface wastewater disposal systems, test pit analyses prepared by a licensed site evaluator or certified soil scientist shall be provided. A map showing the location of all test pits dug on the site shall be submitted.
J. 
Proposed water supply. An indication of the type of water supply system(s) to be used in the subdivision. When water is to be supplied by public water supply, a written statement from the water district shall be submitted, indicating there is adequate supply and pressure for the subdivision.
[Amended 11-3-2020 STM by Art. 3]
K. 
Plan details. The following information shall be included on the plan or plans:
(1) 
The date the plan was prepared, North arrow, and graphic map scale.
[Amended 11-3-2020 STM by Art. 3]
(2) 
The names and addresses of the record owner, applicant, and individual or company who or which prepared the plan and adjoining property owners.
(3) 
A high-intensity soil survey by a certified soil scientist. Wetland areas shall be identified on the survey, regardless of size.
(4) 
The number of acres within the proposed subdivision, location of property lines, existing buildings, vegetative cover type, and other essential existing physical features. The location of any trees larger than 24 inches in diameter at breast height shall be shown on the plan.
(5) 
The location of all rivers, streams and brooks within or adjacent to the proposed subdivision. If any portion of the proposed subdivision is located in the direct watershed of a great pond, the application shall indicate which great pond.
(6) 
Contour lines at the interval specified by the Board, showing elevations in relation to mean sea level.
(7) 
The zoning district in which the proposed subdivision is located and the location of any zoning boundaries affecting the subdivision.
(8) 
The location and size of existing and proposed sewers, water mains, culverts, and drainageways on or adjacent to the property to be subdivided.
(9) 
The location, names, and present widths of existing streets, highways, easements, building lines, parks and other open spaces on or adjacent to the subdivision.
(10) 
The width and location of any streets, public improvements or open space shown upon the Official Map and the Comprehensive Plan, if any, within the subdivision.
(11) 
The proposed lot lines with approximate dimensions and lot areas.
(12) 
All parcels of land proposed to be dedicated to public use and the conditions of such dedication.
(13) 
The location of any open space to be preserved and a description of proposed ownership, improvement and management.
(14) 
The area on each lot where existing forest cover will be permitted to be removed and converted to lawn, structures or other cover and any proposed restrictions to be placed on clearing existing vegetation.
(15) 
If any portion of the subdivision is in a flood-prone area, the boundaries of any flood hazard areas and the 100-year flood elevation, as depicted on the municipality's Flood Insurance Rate Map, shall be delineated on the plan.
L. 
Hydrogeologic assessment.
(1) 
A hydrogeologic assessment prepared by a certified geologist or licensed professional engineer, experienced in hydrogeology, when the subdivision is not served by public sewer and:
(a) 
Any part of the subdivision is located over a sand and gravel aquifer, as shown on the 1:24,000 scale "Significant Aquifer Maps," by the Maine Geological Survey; or
(b) 
The subdivision has an average density of more than one dwelling unit per 100,000 square feet.
(2) 
The Board may require a hydrogeologic assessment in other cases where site considerations or development design indicates greater potential of adverse impacts on groundwater quality. These cases include extensive areas of shallow to bedrock soils; or cluster developments in which the average density is less than one dwelling unit per 100,000 square feet but the density of the developed portion is in excess of one dwelling unit per 80,000 square feet; or the proposed use of shared or common subsurface wastewater disposal systems.[1]
[1]
Editor's Note: Original Sec. 6.2.13 of the 1980 Code, Estimate of Traffic Generated, which immediately followed this subsection, was repealed 11-3-2020 STM by Art. 3.
M. 
Traffic impact analysis. A traffic impact analysis, prepared by a licensed professional engineer with experience in traffic engineering, shall be submitted for all proposed subdivisions. The analysis shall indicate the expected average daily vehicular trips, peak-hour volumes, access conditions at the site, distribution of traffic, types of vehicles expected, effect upon the level of service of the street giving access to the site and neighboring streets which may be affected, and recommended improvements to maintain the desired level of service on the affected streets. Trip generation rates used shall be taken from the most recent available edition of the Trip Generation Manual, published by the Institute of Transportation Engineers. Trip generation rates from other sources may be used if the applicant demonstrates that these sources better reflect local conditions.
[Amended 11-3-2020 STM by Art. 3]
N. 
Wildlife habitat areas. Areas within or adjacent to the proposed subdivision which have been identified as high or moderate value wildlife habitat by the Maine Department of Inland Fisheries and Wildlife or within the Comprehensive Plan. If any portion of the subdivision is located within an area designated as a unique natural area by the Comprehensive Plan or the Maine Natural Areas Program or Maine Department of Inland Fisheries and Wildlife Beginning With Habitat Program, the plan shall indicate appropriate measures for the preservation of the values which qualify the site for such designation.
O. 
Historic sites. All areas within or adjacent to the proposed subdivision which are either listed on or eligible to be listed on the National Register of Historic Places, or have been identified in the Comprehensive Plan as sensitive or likely to contain such sites.