The purpose of the preapplication process is
for the applicant to present general information regarding the proposed
subdivision to the staff and Board and receive the staff's and Board's
comments prior to the expenditure of substantial sums of money on
surveying and engineering by the applicant.
The preapplication phase consists of the following
four activities:
A. A preapplication conference and site inspection.
B. The classification of the project.
C. The determination of the contour interval.
D. The submission and review by the Board of a site inventory
and analysis.
Within 10 days of the preapplication conference
and site inspection, the Planning Director shall tentatively classify
the subdivision as a minor or major subdivision and advise the applicant
of this determination. The Planning Board shall review the classification
of the project when it first considers the application and shall determine
if it is a major or minor subdivision. The classification may later
be revised if the scope of the project changes.
Within 10 days of the tentative classification
of the project by the Planning Director, the Town Engineer shall inform
the applicant in writing of the required contour interval on the preliminary
plan, or final plan in the case of a minor subdivision. The applicant
may appeal the Engineer's determination to the Planning Board by filing
a written request with the Planning Director. This request will be
considered by the Planning Board at the next meeting at which the
application is considered.
The site inventory and analysis are intended
to provide the applicant, the Planning Board, and the staff with a
better understanding of the site and the opportunities and constraints
imposed on its use by both the natural and built environment. It is
anticipated that this analysis will result in a subdivision plan that
reflects the conditions of the site; those areas most suitable for
the proposed use will be utilized, while those that are not suitable
or present significant constraints will be avoided to the maximum
extent possible. Therefore, the submission requirements provide that
the applicant submit basic information about the site and an analysis
of that information. The site inventory and analysis submission must
contain, at a minimum, the following information:
A. The names, addresses, and phone numbers of the record
owner and the applicant.
B. The names and addresses of all consultants working
on the project.
C. Evidence of right, title, or interest in the property.
D. The appropriate application fee.
E. Fifteen copies of an accurate scale inventory plan
of the parcel at a scale of not more than 50 feet to the inch showing
as a minimum:
(1) The proposed name of the development, North arrow,
date, and scale.
(2) The boundaries of the parcel based upon a standard
boundary survey prepared by a registered land surveyor and giving
the bearings and distances of all property lines.
(3) The relationship of the site to the surrounding area.
(4) The topography of the site at an appropriate contour
interval depending on the nature of the use and character of the site
(in many instances, submittal of the U.S.G.S. ten-foot contours will
be adequate).
(5) The major natural features of the site and within
500 feet of the site, including wetlands, streams, ponds, floodplains,
groundwater aquifers, significant wildlife habitats or other important
natural features (if none, so state).
(6) Existing buildings, structures, or other improvements
on the site (if none, so state).
(7) Existing restrictions or easements on the site (if
none, so state).
(8) The location and size of existing utilities or improvements
servicing the site (if none, so state).
(9) The soils on the site through a Class C medium-intensity
soil survey.
(10)
Any potential sources of fire protection water
supply within 1/2 mile of the site, including public water mains,
existing fire ponds, or possible sources of water supply.
F. Fifteen copies of a site analysis plan at the same scale as the inventory plans (see Subsection
E above) highlighting the opportunities and constraints of the site. This plan should enable the Planning Board to determine: which portions of the site are unsuitable for development or use; which portions of the site are unsuitable for on-site sewage disposal if public sewerage is not available; which areas of the site have development limitations (steep slopes, soil constraints, aquifers, wetlands, wildlife habitat, floodplains, drainage, etc.) that should be addressed in the subdivision plan; which areas of the site may be subject to off-site conflicts or concerns (noise, lighting, traffic, etc.); and which areas are well suited for the proposed use.
G. Fifteen copies of a narrative describing the existing
conditions of the site, the proposed development, and the constraints
and opportunities created by the site. This submission should include
a narrative description of the existing road system that will provide
access to the project and any issues related to traffic capacity,
safety, sight distances, or other traffic considerations together
with any preliminary studies done relative to the site, including
wetland delineations, traffic studies, market studies, or other information
that will help the Board understand the project.
H. Fifteen copies of a conceptual plan, drawn at the
same scale as the site analysis plan, showing the anticipated road
layout and major development features or, if the subdivision is classified
as a minor subdivision, a sketch plan, drawn at the same scale as
the site analysis plan, showing the tentative layout of lots and roads.
I. Written requests for any waivers from the minor subdivision or preliminary major subdivision submission requirements or development standards of Article
XI.