The purpose of the preliminary subdivision plan process is to
allow a detailed review and discussion of the proposed subdivision
in order to provide guidance to the applicant prior to submission
of a final plan.
The applicant shall submit 10 copies of preliminary plan to
the Planning Board according to a submission schedule set by the Town.
The plan shall be presented on a standard-sized sheet (24 inches by
36 inches) and at a scale of 50 feet to the inch or less and shall
contain the following information:
A. The name of the subdivision owner(s) and the seal of a registered
engineer(s) or surveyor(s) responsible for preparation of the submission
documents.
C. North point (with date, if magnetic north), and graphic scale (no
smaller than one inch equals 100 feet).
D. Location map drawn at no smaller scale than 500 feet to the inch,
showing the relationship of the subdivision to zone boundaries, adjacent
properties, existing approved subdivisions within 2,000 feet, proposed
access and existing and proposed streets and easements in or adjacent
to the property.
E. Boundaries of tract and proposed lot lines with approximate dimensions.
F. Existing zoning boundaries and the Tax Map and lot number.
G. Ownership and location of abutting properties.
H. The names, locations, widths, profiles, cross sections, radii of curves, angles of change in direction and center-line length of all existing and/or proposed streets, other public ways, building lines and present and proposed easements in the subdivision. All street names shown for proposed streets located in a subdivision shall be checked against local records to assure that none are duplicates of existing street names or so similar as to cause confusion. (See §
121-15 and Article
VII.)
I. A soil erosion and sediment control plan prepared by a qualified erosion and sedimentation control professional (see §§
121-44 and
121-47).
[Amended 5-9-2023]
J. The location of all existing and/or proposed utilities. All existing
and proposed water and sewer sizes shall be shown on a utility plan
indicating pipe sizes, materials, profiles, typical cross sections,
and all essential features (water main gates and valves, sewage pumping
stations, etc.). All designs shall be in accordance with the standards
of the water and sewer districts and shall be prepared by a professional
engineer. The applicant shall provide written approval of the designs
and drawings from the water and sewer districts.
K. In areas outside of those presently sewered where wastewater disposal
is proposed by use of septic tanks, the Board shall require a written
statement from the Code Enforcement Officer that soil evaluations
have been made and that the land is considered suitable for disposal
systems using septic tanks.
L. Topography at two-foot contour intervals, unless otherwise prescribed
by the Board. In addition, the location of existing natural or man-made
features and soil conditions influencing the layout of the proposed
subdivision shall be shown.
(1) 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
Soil Conservation Service National Cooperative Soil Classification.
The intensity of this study must identify changes in soil conditions
down to 1/8 acre. A lot-by-lot soils suitability determination for
house building with septic sewage disposal or, if appropriate, house
building with public sewage disposal will be made in accord with the
Soil Suitability Guide for Land Use Planning in Maine and will accompany
the plot plan soils study.
(2) The location of all natural features or site elements to be preserved. (See §
121-18.)
M. Test pits shall be of a sufficient number and so located at representative
points within the disposal area to assure that the proposed disposal
area can be entirely located on soils and slopes which meet the criteria
of the State Plumbing Code. Test pits must be dug by backhoe. Additional
area with suitable soil conditions should be identified and reserved
for possible expansion or replacement, as recommended in the State
Plumbing Code. Such reserve areas shall not ordinarily be required
where the depth of original soil to ledge, the seasonal high water
table or the impervious layer exceeds 24 inches.
N. In order to ensure maximum objectivity and thoroughness in determining
on-site soil conditions, a Planning Board member and/or the Board's
technical consultant may choose to be present when all test pits are
being dug and examined by the applicant's licensed evaluator.
O. Provisions for collecting and discharging storm drainage, in the form of a drainage or stormwater management plan, including preliminary designs of any bridges or culverts which may be required. (See §§
121-17,
121-47,
121-48 and
121-49.) All such stormwater management plans shall be prepared by a professional engineer licensed by the State of Maine. For any stormwater infrastructure outside the road right-of-way that receives stormwater runoff from a Town-accepted road, easements shall be granted to the Town to allow for inspection, maintenance, and repair of the stormwater infrastructure. A maintenance plan for the stormwater infrastructure shall also be included with the preliminary subdivision plans. The applicant shall notify the Planning Board and apply for necessary permits from the Maine Department of Environmental Protection if the subdivision triggers Chapter 500, Stormwater Management Law.
P. The proposed lot lines with approximate dimensions. (See §
121-15.)
Q. The location of temporary markers adequate to enable the Board to
locate readily and appraise the basic layout in the field.
R. Proposed uses of property.
S. All parcels of land proposed to be dedicated to public use and the conditions of such dedications. (See §§
121-13,
121-31G and
121-37F.)
T. The location of solar collectors or photovoltaic systems, if proposed.
In addition to the preliminary plan, the Board may require the subdivider or others to undertake studies where deemed necessary or desirable to protect the public convenience, safety, health and welfare. (See §
121-14D.)
Within one year following issuance of preliminary plan approval,
the subdivider or his authorized agent shall submit a final plan.
Failure to do so shall require the subdivider to resubmit an application
for preliminary plan approval.