Site plan reviews are conducted in two or more stages, in order for the Town and applicant to comply with the requirements of this chapter in an efficient manner:
A. 
A pre-application process, as described in § 484-6 of this chapter.
B. 
A formal application and review process for approving a proposed development, as described in § 484-7 of this chapter.
C. 
If a proposed development is unusually complex, or will require additional levels of approval from state or federal agencies, the Planning Board may issue a conditional approval, with final review to follow.
D. 
A revision to a previously-approved plan may be subject to further review, as described in § 484-8 of this chapter.
A. 
A prospective applicant shall contact the Code Enforcement Officer to schedule a pre-application meeting with the Planning Board. The pre-application meeting is intended to provide an opportunity for the applicant to present a concept (sketch) plan to the Board, to discuss specific ordinance requirements, or to identify concerns that should be addressed in the application.
B. 
In order to be placed on the agenda for a pre-application meeting, the prospective applicant must provide the information required by § 484-9 of this chapter to the Town office no less than five days prior to the meeting.
C. 
The Board's advice at the time of pre-application shall not constitute review or comment on the merits of the application. The Board may discuss timing of the application and other state or federal permitting procedures, identify specific concerns or issues to be addressed in the application, specify supplemental information to be required, or may grant waivers for submission requirements. The Board may also arrange with the prospective applicant to visit the development site for the purpose of gaining a better perspective on the proposal.
D. 
At the time of the pre-application meeting, if not before, the prospective applicant shall receive a copy of this chapter at no cost.
A. 
All applications shall be made on site plan application forms available from the Town Office, and contain the elements listed in § 484-11 of this chapter. Applications shall be submitted to the Town Office together with required fees. The Town Office shall issue a dated receipt for application and fees.
B. 
When an application has been submitted, the Town Office will immediately notify the Code Enforcement Officer and place consideration of the application on the agenda for the next Planning Board meeting. In order to be placed on the agenda, an application must be submitted no less than five days prior to a scheduled meeting.
C. 
The Planning Board, at its next scheduled meeting, shall determine whether the application is complete. If the application is complete, the Board shall so notify the applicant. If the application is not complete, the Board shall provide a written listing of the items that are yet to be submitted for a complete application. The Planning Board may utilize the services of a Town planner to review the application for completeness and make recommendations to the Board.
D. 
Within 20 days after the Planning Board determines that the application is complete, and before taking final action thereon, the Planning Board shall hold a public hearing.
E. 
Notice of the application and public hearing shall also be posted in an accessible, public location and mailed to each landowner abutting or adjacent to the proposed development. Landowners shall be considered to be those against whom property taxes are assessed. Failure of any person to receive a notice of application shall not necessitate another notification, or invalidate any action of the Board. The purpose of the notification shall be to inform the general public and abutters that a public hearing is to be held on a pending application. Notice of the application may also be published in a local newspaper at least five days in advance of the public hearing.
F. 
A public hearing shall be held, at which the applicant and members of the public shall be given the opportunity to present testimony or evidence in support of or opposed to the application. The hearing shall be informal, at the discretion of the Chairman of the Board, allowing the Board and attendees to ask questions of the applicant.
G. 
Within 14 days of the public hearing, or within such other time limit as may be mutually agreed to, the Planning Board shall prepare written findings of fact and shall approve, approve with conditions, or deny the application. The Board shall limit its review to the criteria set forth in this chapter. The Board may consult with the applicant or any other party in completing its review. In all instances, the burden of proof shall be upon the person making the application. The Board shall inform the applicant of its decision in writing, and in cases of denial or approval with conditions, reasons for such action shall be stated, as required by 1 M.R.S.A. § 407. A copy of the Board's decision shall be filed with the CEO.
(1) 
When an application is found to require additional information or study or detailed engineering design, or when state or federal permit(s) have not yet been issued, the Planning Board may make its approval conditional on items yet to come. The conditional approval shall give the applicant a specified number of days in which to provide the required information, at which time the Board may grant final approval. No construction or other development work may commence prior to final approval.
H. 
A project must be commenced within 12 months of final approval and completed within 24 months. After 24 months, the approval shall be deemed to have expired unless a special schedule has been approved by the Planning Board or an extension has been granted by it. Any deviation from the project as approved shall require a revision to the approval.
A. 
A minor revision to an approved plan may be approved by the Code Enforcement Officer. Minor revisions are those that do not involve the creation of additional impervious surface or building area, or the relocation of lot boundaries, buildings, drainage structures, or paved areas.
(1) 
The applicant shall submit a statement identifying the proposed change and rationale for it. If the changes require re-drawing of the plans, the applicant shall provide a copy of the new plans.
(2) 
The Code Enforcement Officer shall approve or deny the proposed changes within five working days. The Code Enforcement Officer may refer the revision to the Planning Board for a decision if he or she determines that the change is substantial.
B. 
A major revision to an approved plan shall be reviewed and may be approved by the Planning Board.
(1) 
The applicant shall submit a revised plan to the Board for review, clearly identifying the changes proposed. Supplemental materials shall only be required if they have a direct bearing on the proposed changes.
(2) 
A public hearing is not mandatory for a revision, but the Board may decide to hold a public hearing if it determines that the proposed change may impact public services or abutting properties. Notice and hearing requirements shall be in accordance with § 484-7E of this chapter.
A. 
If the Planning Board disapproves an application or grants approval with conditions that are objectionable to the applicant, any abutting landowner, or any aggrieved party, or when it is claimed that the provisions of this chapter do not apply, or that the true intent and meaning of this chapter have been misconstrued or wrongfully interpreted, the applicant, an abutting landowner, or aggrieved party may appeal the decision of the Planning Board in writing to the Board of Appeals within 30 days of the Planning Board's decision. The Board of Appeals review will be limited to a determination as to whether reasonable factual basis exists to support the Planning Board's decision or the Planning Board's decision was clearly contrary to the provisions of this chapter. The Board of Appeals may sustain or reverse a Planning Board decision and remand the application to the Planning Board for further review. When a Planning Board decision is reversed, the Board of Appeals will articulate both the factual premises and the reasoning that support the reversal.
B. 
The decision of the Board of Appeals may be appealed by any aggrieved party to Somerset County Superior Court within 30 days of the date of the Board's decision.