No person shall subdivide any parcel or land, create new parcels or lots, or make any changes to the boundaries of existing parcels of land without full compliance with this chapter. Whenever any subdivision of land or boundary line adjustment is proposed to be made, and before any contract for the sale of or any offer to sell any lots in such subdivision or any part thereof is made, and before any permit for the erection of a structure in such proposed subdivision shall be granted, the owner or their duly authorized agent shall apply, in writing, for approval of such proposed subdivision or boundary line adjustment pursuant to the following procedures.
A. 
Any owner of land is encouraged to have a sketch plan of a proposed subdivision to be reviewed by the Planning Board prior to the submission of an application. In order to do so, the owner or their representative must submit to the Clerk of the Planning Board, at least 10 days prior to the regular meeting of the Board, six paper copies and a .pdf copy of a sketch plan of the proposed subdivision for the purposes of classification of the subdivision and preliminary discussion of the application.
B. 
The sketch plan initially submitted to the Planning Board may be based on Tax Map information or some other similarly accurate base map, at a scale preferably not less than 400 feet to the inch, to enable the entire parcel of land to be subdivided to be shown on one sheet or on a survey.
C. 
The sketch plan should show the following information:
(1) 
The location of the land, or portion thereof, to be subdivided in relation to adjacent parcels and roads.
(2) 
The location of all existing structures, existing property lines, wooded areas, streams or watercourses, wetlands and other significant physical features within the area to be subdivided and within 500 feet should be indicated as best as practicable so that a fairly accurate approximation of the location of such features can be ascertained.
(3) 
The kind of development proposed (such as residential, commercial, mixed use, conservation, etc.).
(4) 
The proposed pattern and approximate dimensions and areas of lots (including lot width and depth), building sites, road and driveway type and configuration, North arrow, acreage involved and any other pertinent information (e.g., surface waters, easements, existing buildings, water and/or septic systems, etc.) that would be relevant to the discussion of the proposed subdivision.
(5) 
All existing restrictions on the use of the land, such as easements, covenants, and conservation easements, should be noted.
(6) 
An aerial image of the subject property, as of the type found at Google Earth™ or other similar service, would be helpful.
(7) 
For boundary line adjustments, the sketch plan needs to show only a map as described in Subsection D(1) above, the names of the owner and of adjoining owners whose lot lines will also be changed, and the revised lot layout.
A. 
The owner or applicant, or their duly authorized representative, shall attend the meeting of the Planning Board to discuss the sketch plan. The intent of the sketch plan conference is to enable the applicant to discuss the proposal with the Planning Board and the requirements of this chapter and other Town laws as applicable prior to the preparation of a detailed subdivision plan. It is also a meeting for the Planning Board to review the basic site design concept, advise the applicant as to potential problems or concerns, and to generally determine the information to be required on the subdivision plat.
B. 
The Planning Board shall determine whether the sketch plan meets the purposes of this chapter and shall, where it deems it necessary, make specific recommendations to be incorporated by the owner or applicant in the next submission to the Planning Board.
C. 
Upon acceptance of the sketch plan, the Planning Board will determine whether the application is for a boundary line adjustment, minor subdivision or major subdivision, as defined in this chapter. The Board may require, however, when it deems it necessary for protection of the public health, safety and welfare, that a minor subdivision comply with all or some of the requirements specified for major subdivisions.
D. 
After classification of the sketch plan, the owner or applicant shall submit an application for approval of a minor or major subdivision preliminary plat or a boundary line adjustment.
E. 
If the sketch plan is classified as a minor subdivision, the applicant shall then comply with the procedure outlined in Article VI of this chapter. If it is classified as a major subdivision, the applicant shall then comply with the procedures outlined in Article VII of this chapter. If it is classified as a boundary line adjustment, the applicant shall comply with the procedures outlined in Article V of this chapter. All applications of any classification shall comply with the provisions of Article IV as applicable.