§ 302. Pre-Application and Concept Plan Review

A. Staff Review Meeting. An applicant wishing to obtain Planning Board approval shall first contact the Administrative Officer to arrange a meeting with the applicable staff. At the staff meeting, the applicant and the staff shall determine if a pre-application meeting with the Planning Board is required by these Regulations, or is desired by either the applicant or the Town. A pre-application meeting with the Planning Board shall be required for all major subdivisions or major land development projects, and may be required or requested for any application to the Planning Board.

B. Pre-Application Submission. If a pre-application meeting is required or requested, the applicant shall submit all the information required by the checklist for pre-application meetings and concept review. The staff will review and comment on the checklist information and, if determined to be complete, will schedule the application to appear before the Planning Board.

C. Advice from Administrative Officer. If no pre-application meeting is required or requested, the applicant will be advised by the Administrative Officer as to the requirements of these Regulations and the procedure to be followed by the applicant.

D. Pre-Application Meetings. One or more pre-application meetings shall be held before the Planning Board for all major land development or major subdivision applications. Pre-application meetings may be held for administrative subdivisions, minor subdivisions or minor land development projects, upon request of either the Town, acting through the Administrative Officer, or the applicant. Pre-application meetings shall allow the applicant to meet with the Planning Board for advice as to the required steps in the approval process and to promote a mutual understanding between the applicant or property owner and the Planning Board so as to eliminate, where possible, costly retracing of steps in the submissions to follow. Where appropriate, town officials, boards, commissions, staff, and state agencies shall be notified of any pre-application meetings, and invited to provide comments on the proposed application.

E. Concept Plan Review. At the pre-application stage of an application, the applicant may request an informal concept plan review with the Planning Board or the Technical Review Committee to review the development proposal. The purpose of the concept plan review is also to provide the applicant with Planning Board or Technical Review Committee input in the formative stages of subdivision and land development concept design.

F. Planning Board. Action at Pre-Application Stage Pre-application meetings shall aim to encourage information sharing and discussion of project concepts among the participants. Pre-application discussions are intended for guidance of the applicant and shall not be considered approval of a project or of any of its elements. No formal action need be taken by the Planning Board at the pre-application meeting. However, the Planning Board may require the applicant to submit an Environmental Impact Statement (EIS) pursuant to Section 402 of these Regulations. If an EIS is to be required, the Planning Board shall do so by formal vote and shall advise the applicant as the specific information the EIS must contain. The Board may seek the assistance of the Conservation Commission, town staff or others in deciding the need for, and parameters of, any EIS (See Section 402).