§ 401. Phasing

A. General. When a major land development or major subdivision is submitted for master plan approval as provided herein, the Planning Board shall review the adequacy of existing and projected future public improvements, services and facilities which may be impacted by the proposed development in its entirety. If the Planning Board determines that such improvements, services and facilities, (including, but not limited to, water supply, sewerage disposal and treatment, streets and associated drainage facilities, schools, recreational facilities, and fire and police protection) will not be adequate to serve the residents of the subdivision or development at the time of recording of the plan, the Planning Board shall have the authority to establish a rate of development of the entire subdivision by requiring that it be built in phases.

B. Advisory Comments.

1. When an application is submitted for master plan approval, the applicant shall submit a copy of the master plan narrative to all boards, committees, departments, officials and agencies identified by the Administrative Officer, and on the master plan checklist, for their review and comment. Each shall be requested to provide comments on a form to be provided to the applicant by the Administrative Officer. Comments shall be received prior to the date of the informational meeting. If comments are not received by the Administrative Officer by that date, it shall be assumed that there is no comment.

2. If the public information meeting on the master plan and the public hearing on the preliminary plan are combined, all comments shall be received within the timeline prescribed by the Administrative Officer, and prior to the date of the public hearing.

3. Each board, or otherwise, to which such a request for comments is made shall deliver to the Administrative Officer a completed written form, and any supplementary material, which shall describe the following:

a. An estimate of the impact of the subdivision on the facilities and/or services provided by the commentator;

b. Whether existing facilities and/or services are adequate to serve the subdivision's residents;

c. Whether plans for the necessary improvements to the existing facilities and/or services are included the Town's Capital Improvement Program or are otherwise planned; and

d. An estimate of how long it would take to provide any necessary improvements to existing facilities and services.

C. Review and Disposition.

1. Based on the responses received, the Planning Board shall establish, at the time of master plan approval, a rate of development of the entire subdivision or development that will permit residential construction only when improvements, services and facilities will be adequate to serve the residents of the subdivision or development. As part of such a growth rate plan, the Planning Board may require that improvements be installed, or lots sold, in two (2) or more phases.

2. If phasing is required, the Planning Board shall approve the entire master plan first. Thereafter, the applicant shall be required to submit plans for preliminary and/or final review and/or approval indicating the development of the entire site in two (2) or more phases as required by the Planning Board. During such review and approval, the Board may, in its discretion, impose conditions for determining the physical limits of phases, for allowing progression to additional phases, for allowing two (2) or more phases to proceed in review or construction simultaneously, for interim public improvements or construction conditions, or for changes to master or preliminary plans, and may include other provisions as necessitated by special conditions.

3. The master plan documents may contain information on the physical limits of the phases, the schedule and sequence of public improvement installation, improvement guarantees, and the work and improvement installation, improvement guarantees, and the work and completion schedules for approvals and construction of the phases.