A preliminary plan of subdivision may be submitted by the applicant to the Planning Board and Board of Health for discussion and approval by the Board. The submission of such a preliminary plan will enable the subdivider, the Board and other municipal agencies to discuss and clarify the problems of such subdivision before a definitive plan is prepared. Therefore, it is strongly recommended that a preliminary plan be filed.
[HISTORY: Adopted by the Planning Board of the Town of Northborough. Amendments noted where applicable.]
A.
Seventeen copies of the preliminary subdivision plan shall be submitted by the applicant to the Town Clerk, along with three completed Form B applications. The applicant shall simultaneously deliver these copies of the plans to the following individuals and departments: Town Clerk (Form B also), Board of Health, Board of Selectmen, Conservation Commission, Earth Removal Board, Building Inspector, Town Engineer (Form B also), Planning Board [five copies of plan, Form B also], Town Planner, Department of Public Works, Police Department, Fire Department and Assessors Office. The distribution sheet must be signed by each department/individual and returned to the Planning Board.
[Amended 7-23-1990; 4-22-1996]
B.
The applicant shall also file by delivery or registered mail a notice with the Town Clerk stating the date of submission of a preliminary plan accompanied by a copy of the completed Form B application. If the notice is given by delivery, the Town Clerk shall, if requested, give a written receipt to the person who delivered such notice.
C.
The submission of preliminary plans for nonresidential subdivisions is mandatory.
A.
The preliminary plan shall be drawn in either pencil or black India ink on tracing paper or other reproducible medium. The plan shall be at a scale of one inch equals 40 feet or such other scale as the Board may accept. Sheet sizes shall not exceed 24 inches by 36 inches. If multiple sheets are used, there shall be an index sheet showing the entire subdivision.
B.
The plan shall show the following information:
(1)
The subdivision name, boundaries, North point, date, scale, legend and title "Preliminary Plan."
(2)
The names of the record owner and the applicant and the name of the designer, engineer or surveyor.
(3)
The names of all abutters, as determined from the most recent tax list. This list shall be certified by the Board of Assessors.
(4)
Existing or proposed lines of streets, sidewalks, ways, lots, easements and public or common areas within the subdivision in a general manner.
(5)
The names, approximate location and widths of adjacent streets and of streets approaching within close proximity to the subdivision.
(6)
The approximate boundary lines of proposed lots, with lot numbers, approximate areas and dimensions.
(7)
Existing buildings and significant structures such as fences, pools, etc., in a general manner.
(8)
Proposed system of drainage, including stormwater management system, the location of all swamps, marshes and lowlands, water bodies, streams, open drains and ditches and any drainage easements, adjacent to or within the proposed subdivision.
[Amended 10-7-1997]
(9)
Proposed water supply and distribution, sewage disposal and underground system for utilities, in a general manner.
(10)
The topography of the land at a contour interval of two feet.
(11)
Profiles for proposed streets at a scale of one inch equals 40 feet horizontal and one inch equals four feet vertical.
[Amended 7-23-1990]
(12)
Zoning classification of all land shown on the plan, including overlay zoning, such as floodplain or groundwater protection districts.
(13)
A fifty-foot-wide buffer zone (natural or planted) between all commercial or industrial subdivisions abutting any residential development or residential zone.
[Amended 1-4-1988]
C.
Conformance with master plan. With each proposed subdivision, the applicant shall provide written documentation specifying how the proposed project conforms to the Master Plan.
[Amended 2-11-1991]
D.
Blasting. If any blasting is anticipated to accomplish the construction of the proposed project, every effort shall be taken at the design stage to minimize the amount of blasting required. Alternative plans which minimize the amount of blasting shall be submitted to the Planning Board.
[Amended 2-11-1991]
A.
The Planning Board may hold an informal meeting at a regularly scheduled Planning Board meeting with the abutters and applicant. The Board will be responsible for notifying the abutters, once the applicant has submitted plans and a certified abutters list.
B.
The Planning Board may give such preliminary plan its approval with or without modification. Such approval does not constitute approval in receiving approval of the definitive plan.
C.
The Board may also disapprove the plan. A disapproval will be accompanied by a detailed statement of reasons for the action.
D.
The Board shall notify by certified mail the applicant and, the Town Clerk, of its action within 45 days of the date of submission. Failure to act within that time shall be considered as approval of the preliminary plan.
E.
Comments provided by the Town Engineer on subdivision plans must be considered and addressed by both the Planning Board and the applicant prior to said Board giving consideration to approving subdivision plans.
[Amended 1-4-1988]
A preliminary sketch showing less information than required for a preliminary plan may be submitted by an applicant for an informal review and recommendations of the Board. Such preliminary sketch will not have the status of a preliminary plan, and the recommendations of the Board shall be conditioned on the extent of information shown on the sketch. Applicants are urged to submit such preliminary sketches in order to obtain the Board’s recommendations regarding the overall layout and the location of the proposed streets in a future subdivision, thus avoiding the expense and delays necessitated by changes in a definitive plan if submitted without such preliminary review.