A. 
Meeting with the planning agent. Any person planning to develop a site, redevelop a site, or use it for a different purpose should meet with the Planning Agent. An appointment is suggested. The proponent should have a sketch of the planned use and be ready to explain the proposal. Pictures may be helpful. The Planning Agent will try to understand the proposal and may ask for additional information.
B. 
Planning Agent review.
(1) 
After the Planning Agent has all needed information, (s)he may need to consult other officials and will have five working days to make a decision.
(2) 
If the Planning Agent determines that there may be an impact on abutters or that the abutters should have an opportunity to comment, (s)he will require review by the Planning Board which requires notice to the abutters.
C. 
Planning Agent decision. The Planning Agent will make one of the following decisions:
(1) 
The proposal does not require site plan review under the provisions of Article XII of the Zoning Bylaw or the likely impacts of the proposal on the site, the abutters, the neighbors, and the community are minimal and no further review is needed. The Planning Agent will issue a letter to that effect.
(a) 
Before issuing such a letter, (s)he will advise the Planning Board members of her/his decision. If, within 48 hours, any two members object to the letter, the matter shall be moved to the Board conference level as hereinafter provided.
(b) 
Copies of the letter will be placed in the files of the Department of Planning and Development for a permanent record and provided to the Building Commissioner.
(2) 
The proposal may qualify for a waiver of formal review by the Board because it, with such mitigation as may be agreed upon, will impact the site, the abutters, the neighbors, and the community less than the maximum impacts stated in § 420-2.2. The Planning Agent will arrange an informal conference with the Board at a regular meeting. A development review meeting prior to the Planning Board conference may be suggested and arranged.
(3) 
The proposal will require full site plan review by the Board. The Planning Agent will explain the process, provide forms, and may suggest waivers that the Board might grant to simplify the process of gaining formal approval.
Formal site plan review will not be required if the Planning Agent determines that the applicant's proposal will comply with the following:
A. 
Additional traffic generated by the proposed activity will neither cause nor increase congestion on any road; nor at any intersection; nor adversely affect the surface or foundation of the road; nor will it increase the safety hazard at any such location.
B. 
Stormwater disposal and other site improvements will not require the installation of catch basins, underground piping, or other heavily engineered structures. Simple septic systems consisting only of a septic tank and a leach field below the natural grade will not trigger review under this condition.
C. 
There will be no construction in wetlands, wetlands buffers, stream buffers, verified vernal pools, or potential vernal pools.
D. 
No earth will be removed from the site beyond the 19 cubic yards allowed by § 300-10.1 of the Zoning Bylaw.
E. 
There will be no constructed slope of steeper than 1:5.
F. 
There will be no more than 24 inches of retaining walls on any slope.
G. 
Any proposed signs will conform to the provisions of Article IX of the Zoning Bylaw.
H. 
The proposed activity will not handle or generate any hazardous wastes.
I. 
The site has not been previously developed or, if it has been previously developed, a Level I or, if necessary, a Level II environmental site assessment report indicates there will be no significant risk resulting from the proposed use.
J. 
The project, with such mitigation measures as may be agreed upon, will substantially meet the impact criteria listed in § 300-12.6 of the Zoning Bylaw. (See listing in this § 420-2.2.)
A. 
Application requirements. The applicant for informal review shall submit the following materials:
(1) 
An application form signed by the applicant and tax certified by the Tax Collector. If the applicant is not the owner, the owner shall also sign the application as consenting to the work proposed.
(2) 
A minor site plan review application fee as stated in the Board's current fee schedule.
(3) 
Ten copies of each of the following:
(a) 
A plan showing existing conditions on the site:
[1] 
The plan must be to scale and sufficiently large to show the information required. Multiple sheets will be allowed.
[2] 
Boundaries of the entire parcel which is occupied by the site shall be shown.
[3] 
The various details shown shall extend at least 100 feet onto contiguous properties. Location of details on adjacent properties may be approximate.
[4] 
Wetlands, verified vernal pools, and possible vernal pools shall be shown in at least approximate locations.
[5] 
All existing structures must be shown in at least approximate locations.
[6] 
General indications of the existing ground cover shall be shown.
[7] 
Steep grades (over 1:4) shall be shown. Some indication should be made of the existing general topography.
[8] 
Other significant items such as old roads, rock outcrops or large trees should be shown. Items that may be of archeological interest are significant and shall be shown.
(b) 
A map showing the location of the site in relation to roads, etc. This may be a copy of part of the Zoning Map or the Assessor's map.
(c) 
A plan showing the proposed work in detail. This shall include:
[1] 
The proposed changes in topography;
[2] 
Existing and proposed buildings;
[3] 
Existing and proposed roadways and parking areas;
[4] 
Existing and proposed walkways;
[5] 
Proposed stormwater removal methods;
[6] 
Proposed landscaping;
[7] 
Proposed lighting;
[8] 
Sufficient data shall be included to determine readily the location of all existing or proposed improvements to the site, including structures, roads, driveways, walks, loading areas, parking areas and landscaping; and sufficient also to reproduce the same on the ground. All proposed improvements shall be staked out on the ground or otherwise appropriately marked;
[9] 
The location of all outdoor storage areas for materials or merchandise and the nature of the materials to be stored;
[10] 
The location of all existing and proposed signs.
(d) 
A narrative description of the proposed use and how it will affect each of the decision criteria in § 300-12.6 of the Zoning Bylaw. (See § 420-2.2J of these regulations for a copy.)
(e) 
If an environmental site assessment has been undertaken, a copy of the full report.
B. 
Site visit. It will be the policy of the Board to conduct a site visit. The applicant and any professionals that have contributed to the plan will be expected to attend unless excused by the Board. This visit will be arranged at the convenience of the Board, usually before the Board conference. The purpose of the visit is to acquaint the Board members with details of the site, access to the site, and to envision the proposed development. This will enable the members to more accurately assess the proposal.
C. 
Notice to abutters. All abutters and abutters to abutters who would be entitled to notice under the formal site plan review procedure shall be notified by regular mail that a plan has been submitted for review and of the date and time of the scheduled conference.
D. 
Board conference.
(1) 
A conference with the Board shall be scheduled for a regular meeting of the Board. This should be within 30 days of the date a complete application is received by the Planning Agent as determined by the Agent.
(2) 
The applicant must appear at the conference and be ready to discuss the application with the Board.
(3) 
The purpose of the conference is to determine if the proposal, with mitigation if necessary, will have less impact on the land, the abutters, the neighborhood and the community than the maximums allowed by § 420-2.2 of these regulations.
(4) 
At the conference, the Board will consider separately each of the maximum impacts allowed by § 420-2.2 and each of the criteria listed in § 300-12.6 of the Zoning Bylaw. (See § 420-1.4 of these regulations for a copy.)
(5) 
Should the Board need additional information, the conference may be continued to another date so that the information can be obtained.
(6) 
The Board may then make a finding that the proposed project does not exceed the maximum impacts allowed by § 420-2.2 and that formal site plan review is not required.
(a) 
If such finding is made, the Board shall issue a notice of decision which shall state that formal review is waived and shall include any conditions that have been agreed upon. Signed copies of the notice shall be filed in the Department of Planning and Development as a definitive statement of the Board's action and be provided to the applicant. Additional copies shall be provided to the Building Commissioner and to the abutters and any other persons who have requested a copy.
(b) 
Should such a finding not be made, the applicant must proceed to formal site plan review.