The first meeting with the Planning Board shall be conceptual design review, and shall precede submission of a preliminary subdivision review application. The conceptual design review shall include the submission of an existing site resource map, identifying both significant natural and cultural resources. It is not required that this be an engineered plan but a surveyed plan that shows wetlands, shoreland areas, significant habitat corridors, rare or endangered habitat, roads and buildings within 100 feet of the property, indication of overall stormwater flow direction, species and size of existing trees, historic and cultural resources such as existing barns, trails, cellar holes, stone walls, and other noteworthy features unique to the property. The existing site resource map shall not include proposed roads or subdivision lots. The intent of this phase of review is for there to be an opportunity to build greater Planning Board, applicant, and open space holder consensus on critical resources and overall design of the project. The developer shall include in the overall design team either a licensed landscape architect or a natural resource planner. The landscape architect or natural resource planner shall provide a written narrative of the existing site resource maps detailing critical areas with a recommendation about the features which should be preserved in the open space.
(a)
It is intended that the open space shall be designed first, and the built environment shall be constructed in the remaining areas. During the conceptual design review process, the Board shall determine whether or not the open space layout, design and configuration is appropriate based on the size of the parcel to be developed and consistent with the goals outlined under this section and those outlined in the Town's Comprehensive Plan.
(b)
The developer shall take into consideration the following points, and shall illustrate the treatment of spaces, paths, roads, service and parking areas and other features required in the proposal:
[1]
Orientation. Buildings and other improvements shall respect scenic vistas and natural features.
[2]
Streets. Access from public ways, internal circulation and parking shall be designed to provide for vehicular and pedestrian safety and convenience, emergency and fire equipment, snow clearance, street maintenance, delivery and collection services. Streets shall be laid out and constructed consistent with local requirements. Driveways shall be located onto interior road networks to the greatest extent practical. Curb cuts for driveways and new streets on any collector roads, arterial roads or Maine state DOT numbered routes shall meet standards for access management as specified in Article
2-5, §
300-2.37.1.
[Amended 2-6-2024 by Ord. No. 24-17]
[3]
Drainage. Adequate provision shall be made for stormwater, with particular concern for the effects of any effluent draining from the site. Erosion resulting from any improvements on the site shall be prevented by landscaping or other means.
[4]
Sewage disposal. Adequate provision shall be made for sewage disposal and shall take into consideration soil conditions and potential pollution of surface or ground waters. The plans shall show the location of two passing soils areas on each lot proposed. One of the test pits should be labeled as "primary," which will be utilized for initial construction, with the second test pit being identified as "reserve" and utilized when the first septic system declines.
[5]
Water supply. Adequate provision shall be made for both ordinary use as well as special fire needs.
[6]
Utilities. All utilities shall be installed underground in accordance with Article
2-10, §
300-2.47, Provision of underground utilities. Transformer boxes, pumping stations and meters shall be located so as not to be unsightly or hazardous to the public.
[Amended 8-1-2023 by Ord. No. 23-104]
[7]
Recreation. Facilities shall be provided consistent with the development proposal.
[8]
Buffering. Planting, landscaping, disposition and form of buildings and other improvements, or fencing and screening shall be utilized to integrate the proposed development with the landscape and the character of any surrounding development. Buffers of at least 50 feet in width shall be created around the entire perimeter of the subdivision unless the subdivision abuts another cluster residential development or the Planning Board finds the design of the subdivision matches the existing development pattern of the area. Where possible, existing trees and vegetation shall be preserved in the buffers, except that invasive vegetation may be removed. The Planning Board may require landscaping or other features as necessary to break up the proposed development from abutting properties should the fifty-foot buffer not provide adequate buffering.
[9]
Disposition of buildings shall recognize the need for natural light and ventilation.
