401.5.1 Purpose
Prior to the submittal of a subdivison application, the applicant shall request a pre-application conference with the Planning Board. The purpose of the sketch plan meeting and on-site inspection is for the applicant to present general information regarding the proposed subdivision to the Board and to receive the Board's comments prior to the expenditure of substantial sums of money on surveying, soils identification, wetland and vernal pool mapping, and engineering by the applicant.
401.5.2 Sketch Plan Meeting Procedure
A. The applicant shall present the Preapplication Sketch Plan and make a verbal presentation regarding the site and the proposed subdivision.
B. Following the applicant's presentation, the Board may ask questions, point out potential problems or issues for future discussions, including studies that may be needed, and make suggestions to be incorporated by the applicant into the subsequent application. Substantive, lengthy discussions about compliance with review standards or the consideration of waiver requests shall be postponed until the subsequent review of the full application.
C. The Board will indicate whether a proposed subdivision should be classified as a major or minor subdivision if that is in question.
D. The Board will discuss an appropriate contour interval for developed and undeveloped portions of the project site based on input of the applicant and peer reviewers.
E. The date of the on-site inspection will be selected.
401.5. 3 Sketch Plan Submissions
Fourteen (14) copies of the sketch plan and all supporting materials must be submitted twenty-one (21) days prior to a regularly scheduled Planning Board meeting, in order to be placed on the Board’s agenda. The sketch plan shall show, in simple sketch form, the proposed layout of streets, lots, buildings and other features in relation to existing conditions. The sketch plan, which does not have to be engineered and may be a freehand penciled sketch drawn to scale, shall show site conditions such as steep slopes, wet areas and vegetative cover in a general manner.
The sketch plan shall be supplemented with a written project narrative, with general information to describe or outline the existing conditions of the site and a full description of the proposed development. The narrative should include general proposals for how utilities, roads and drainage systems, and any common areas will be constructed, managed, and maintained. The sketch plan should be superimposed on or accompanied by a copy of the Assessor's Map(s) on which the land is located. The sketch plan shall be accompanied by:
A. A sketch plan application form, and a sketch plan application fee as set forth in the Schedule of Fees adopted by the Town Council;
B. A copy of a portion of the U.S.G.S. topographic map of the area showing the outline of the proposed subdivision; unless the proposed subdivision is less than 10 acres in size.
C. A copy of that portion of the Cumberland County Soil Survey covering the proposed subdivision, showing the outline of the proposed subdivision development, and
D. A written project narrative as described above.
401.5.4 On-Site Inspection
Within thirty (30) days of the sketch plan meeting, the Board shall hold an on-site inspection of the property. The applicant shall place flagging at the centerline of any proposed streets, and at the approximate intersections of the street centerlines and lot corners, prior to the on-site inspection. If the proposed project includes buildings, the approximate corners of building footprints shall be flagged.
The on-site inspection is intended for members of the board to become familiar with the site in a manner that cannot be matched by reading the project plans. During the on-site inspection the Board should walk over those portions of the property which are proposed for development. While on the inspection, the Board should pay close attention to drainage, slope, and indications of soils types; look at the sight distances at proposed intersections or driveways; and look for neighboring land uses or conditions which should be taken into account by the design of the subdivision. If there is deep snow on the ground, many of the features which members need to see will not be visible, particularly wetlands and minor drainage areas. Therefore on-site inspections should not be held when the ground is covered with snow.
On-site inspections are considered public meetings under 1 M.R.S.A. §§401-410, and notice shall be provided as required by law. The public shall be allowed to accompany the Board, but no public comment will be taken. The Board shall provide a written summary of its site walk observations at the first meeting where the formal application is heard.
401.5.5 Factors to Consider in Sketch Plan Review
A. General character and condition of the site;
B. Forest cover and predominant vegetation types;
C. Topography with respect to low flat areas prone to drainage problems and steep slope areas that pose challenges to road construction and are prone to erosion. Also gullies that need to be crossed;
D. Streams and wetlands that will involve special environmental permitting;
E. Wildlife habitats of rare, threatened or endangered species identified by State agencies;
F. Historic land uses that may have involved contaminants;
G. Historic buildings that may warrant special preservation efforts;
H. Existing buildings and other man-made features that will be worked into the development or removed;
I. Availability of public utilities or the need to depend on on-site water for household supplies and fire protection, and on septic systems;
J. Traffic conditions on roads providing access to the site in terms of volume, speed, and sight distances of possible entrance points, as well as condition of the existing road(s) to safely carry additional traffic;
K. Legal rights of access to the property for roads and utilities;
L. Abutting uses that may warrant or require buffering of proposed buildings;
M. Low lying areas that may be subject to periodic flooding or are located in mapped flood plains.
N. Portions of the site ideally suited to development and those that should be avoided due to hazards or constraints.
401.5.6 No Substantive Review or Vested
The sketch plan meeting, the submittal or review of the sketch plan or the on-site inspection shall not be considered the initiation of the review process for the purposes of bringing the plan under the protection of Title 1 M.R.S.A., §302. The Planning Board will not be engaging in a substantive review of a completed development approval application, and the applicant will not be exempt from any ordinance changes that may be in progress.
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