A. 
Prior to formal application for approval, the developer may appear before the Planning Board to discuss the proposed development. No binding commitments shall be made between the Town and the developer at this conference.
B. 
If the developer chooses to meet with the Planning Board in this manner, he or she shall make request by due process to be included upon the agenda of a regular meeting of the Planning Board. At that meeting he or she shall appear with information sufficient to:
(1) 
Locate the site and identify the zoning classification.
(2) 
Describe the site: its area, shape, and existing features.
(3) 
Describe the general intent of development.
C. 
The Planning Board shall respond generally by indicating to the developer its concerns and by making suggestions as to what may be possible.
A. 
Written application for approval shall be filed with the Secretary of the Planning Board, together with the preliminary plan and prescribed application fees, at least five business days prior to a regularly scheduled meeting. Such written application shall be on forms as prescribed by the Planning Board.
B. 
The subdivider, or his duly authorized representative, shall attend the meeting of the Planning Board to discuss the preliminary plan.
C. 
Within 60 days after formal submission of a preliminary plan, the Planning Board shall take action to give preliminary approval, with or without modifications, or disapprove such preliminary plan. The reasons for any modification required or the grounds for disapproval shall be stated upon the records of the Planning Board. Failure of the Planning Board to act within such sixty-day period shall constitute disapproval of the preliminary plan. Prior to preliminary approval, the Planning Board may hold a public hearing.
D. 
When granting preliminary approval to a preliminary plan, the Planning Board shall state:
(1) 
The conditions of such approval, if any, with respect to the specific changes which it will require in the final plan.
(2) 
The character and extent of the required improvements for which waivers may have been requested and which in its opinion may be waived without jeopardy to the public health, safety, and general welfare.
(3) 
The amount of improvement or the amount of all bonds therefor which it will require as prerequisite to the approval of the final subdivision plan.
E. 
The decision of the Planning Board, plus any conditions imposed, shall be noted on three copies of the preliminary plan. One copy shall be returned to the subdivider, one retained by the Planning Board, and one forwarded to the municipal officers.
F. 
Preliminary approval of a preliminary plan shall not constitute approval of the final plan. 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.
G. 
The final plan shall be submitted for approval of 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 subdivision plan, the Planning Board may require additional changes as a result of new information obtained at a public hearing.
The preliminary plan shall be accompanied by a location map, drawn at a scale of not over 500 feet to the inch, to show the relation of the proposed subdivision to the adjacent properties and to the general surrounding area. The preliminary plan shall show all the area within 1,000 feet of any property line of the proposed subdivision. Within such area, the location map shall show:
A. 
All existing subdivisions and approximate tract lines of acreage parcels, together with the names of the record owners of all adjacent parcels of land and those directly abutting or directly across any street adjoining the proposed subdivision.
B. 
The locations, widths, and names of existing, filed, or proposed streets, of easements, and of building lines pertaining to the proposed subdivision and to the adjacent properties.
C. 
The boundaries and designations of zoning districts, parks, and other public spaces.
D. 
An outline of the proposed subdivision, together with its street system, and, if the preliminary plan submitted covers only part of the subdivider's entire holding, an indication of the future probable street system of the remaining portion of the tract.
The preliminary subdivision plan shall be submitted in 10 copies of one or more maps or drawings which may be printed or reproduced on paper, with all dimensions shown in feet or decimals of a foot, drawn to a scale of 50 feet to the inch, except that if the subdivision includes 20 acres or more, the scale shall be 100 feet to the inch, showing or accompanied by the following information:
A. 
The proposed subdivision name or identifying title and the name of the municipality.
B. 
The names and addresses of the record owner, subdivider, and designer of the preliminary plan.
C. 
The number of acres within the proposed subdivision and the location of property lines, existing easements, buildings, watercourses, and other essential existing physical features.
D. 
The names of all subdivisions immediately adjacent and the names of owners of record of adjacent acreage.
E. 
The provisions of Part 1, Zoning, applicable to the area to be subdivided and any zoning district boundaries affecting the subdivision.
F. 
The location and size of any existing sewers and water mains, culverts, and drains on the property to be subdivided.
G. 
The location, names, and present widths of existing and proposed streets, easements, building lines, alleys, parks, and other public open spaces.
H. 
The width and location of any streets within the area to be subdivided and the width, location, grades, and street profiles of all streets or other public ways proposed by the subdivider.
I. 
Contour lines at intervals of five feet or at such intervals as the Planning Board may require, based on United States Geological Survey datum.
J. 
A soils report identifying the soils boundaries and names in the proposed development, with the soils information superimposed upon the plot plan in accord with the United States Department of Agriculture Natural Resources Conservation Service National Cooperative Soil Survey classification.
K. 
Typical cross-sections of the proposed grading for roadways and sidewalks.
L. 
The date, true North point, and graphic scale.
M. 
The deed description and map of survey of tract boundaries, made and certified by a registered land surveyor and tied into established reference points.
N. 
The connection with the existing water supply or an alternative means of providing water supply to the proposed subdivision.
O. 
The location and results of tests to ascertain subsurface soil and groundwater conditions for sewage disposal systems.
P. 
Provisions for collecting and discharging storm drainage, in the form of a drainage plan.
Q. 
Preliminary designs of culverts which may be required.
R. 
The proposed lot lines, with dimensions and suggested locations of buildings.
S. 
The location of temporary markers adequate to enable the Planning Board to locate readily and appraise the basic layout in the field.
T. 
All parcels of land proposed to be dedicated to public use and the conditions of such dedication.
U. 
The location of all natural features or site elements to be preserved.
V. 
A grading plan as may be required for any or all lots as determined by the Planning Board.
W. 
The preliminary layout of any bridges required.
X. 
The full extent of any floodplain(s) as shown on the most current version of the Federal Emergency Management Agency maps.
Y. 
Any areas within the proposed subdivision that may be used for a stump dump or for gravel or fill removal. The size of these areas and the expected extent of time these areas will be utilized shall be included with the application.
A. 
Review process. The Planning Board shall review the preliminary plan of the proposed development as submitted. It shall verify the provision of all information as required under § 10-2.6, and shall accept or deny any waivers requested as listed by the developer at its discretion. It may require the developer to undertake further studies as it deems necessary to ascertain that the public convenience, safety, health, and welfare are protected, that the Town will not in the future incur extraordinary expense as a result of the development, either on or off the site, and that the environment will not be harmed unduly.
B. 
Professional review fees. The Planning Board shall require the owner or his authorized agent to deposit in escrow with the Town an amount of money sufficient to cover the costs for any professional review of the site plan documents which the Planning Board may determine is reasonably necessary to protect the general welfare of the Town. Amounts for the escrow payment are established by the Board of Selectmen and listed in the Town Fee Schedule. This escrow payment shall be made before the Planning Board engages any outside party to undertake this review and to make recommendations to the Board. No application may appear on a Planning Board agenda before an escrow account deposit is made by the applicant according to the Fee Schedule. Any part of this escrow payment in excess of the final costs for the review shall be returned to the owner or his agent. In the event that the costs of professional review exceed the amount available in the applicant's account, the Planning Board may, at any time during the review process after at least 75% of the applicant's original escrow account has been depleted, require the applicant to provide additional escrow funding. Such additional escrow funding shall be based on the amount the Planning Board estimates will be needed to cover the costs of the remaining review.