(1) Using the most current application form, which is available from the Planning Department, the applicant shall submit a formal application for review and approval to the Planning Department, consistent with the requirements of § 280-16-6G and the classification assigned under this article.
(2) Upon receipt of an application, the Planning Department shall provide the applicant with a dated receipt showing the nature of the application and the fees paid.
 

Review for completeness. Within seven (7) days of receipt of an application the Planning Director shall review and determine if it is complete. The Planning Director shall review any request for waivers from the submission requirements and shall act on these requests prior to determining the completeness of the application; provided, however, that if the Planning Board determines that such submission is necessary, the information shall be required to be submitted. If the application is lacking required information, the Planning Director shall notify the applicant in writing of this determination, and the action on any waivers and shall provide copies of the application to all official and ex officio members of the Site Plan Review Committee. If the application is incomplete, the Planning Director shall notify the applicant in writing of this determination, specify what additional materials or information is required to complete the application, and advise the applicant that the revised application package will be re-reviewed for completeness when it is resubmitted. Once the application has been found complete, the Planning Director shall provide copies of the application information to all members of the Site Plan Review Committee and schedule it for the next available committee meeting which will be at least two (2) weeks from the date the application is determined to be complete.

Submission requirements. The application for site plan review shall contain the following exhibits and information; except that applications for staff level review under § 280-16-4B(4) may provide a reduced list of exhibits and information in conformance with the Planning Board's bylaws. The applicant shall provide a date and description of changes on all revised plans and documents. A generic statement that revisions are "per staff comments" shall not be adequate.

(1) Application elements. The application shall consist of:

(a) Three (3) hard copies of all required written materials, plans, maps, and drawings and one (1) CD or thumb drive with digital PDF files of all the information submitted as hard copies. The application shall contain the information listed below. The written materials shall be contained in a single report. The plans, maps, and drawings shall be at an accurate scale sufficient to allow review of the items listed under approval criteria, but in no case shall it be more than fifty (50) feet to the inch for that portion of the land being proposed for development.
(b) A fully executed and signed copy of the application for site plan review.
(c) The required application and development review fees.
(d) A complete list of abutters within two-hundred-fifty (250) feet of property boundaries of the site, together with a set of mailing envelopes, stamped with first class postage, that are addressed to each abutter on the list and includes the Planning Department's return address. Two (2) sets of stamped and addressed mailing envelopes will be required for major developments.

(a) General information.

[1] Record owner's name, address, and phone number and applicant's name, address and phone number, if different.
[2] Zoning classifications of the property, including shoreland, floodplain, and overlay zones, if applicable, and the location of zoning boundaries if the property is located in two (2) or more zones or abuts a different zone.
[3] Location of all building setbacks, yards and buffers required by this chapter.
[4] Reduction of the City tax map showing the general location of the site.
[5] Boundaries of all contiguous property under the control of the owner or applicant, regardless of whether all or part is being developed at this time.
[6] Assessing tax map and lot number of the lot or lots..
[7] Copy of the deed to the property, option to purchase the property or other documentation to demonstrate right, title or interest in the property on the part of the applicant.
[8] General description of the proposed activity or use.

(b) Existing conditions.

[1] Location and size of existing sewer and water mains, culverts and drains, on-site sewage disposal systems, wells, and power and telephone lines and poles on the property to be developed and of any that will serve the development from abutting streets or land.
[2] Location, names, and widths of existing streets and rights-of-way within or adjacent to the proposed development.
[3] Location, dimensions and ground floor elevations of all existing buildings on the site.
[4] Location and dimensions of existing driveways, streets, parking and loading areas and walkways on the site.
[5] Location of intersecting roads or driveways within two-hundred (200) feet of the site.
[6] Location of open drainage courses, floodplains, wetland boundaries, stands of trees, major trees, and other important natural features, with a description of features to be retained.
[7] Copy of Phase 1 and Phase 2 Environmental Assessments that have been prepared for the development site.
[8] Direction of existing surface water drainage across the site.
[9] Location, front view and dimensions of existing signs.
[10] Location and dimensions of any existing easements and copies of existing covenants or deed restrictions.
[11] Location of the nearest fire hydrant, dry hydrant or other water supply for fire protection and description of any existing fire protection systems.

(c) Proposed development activity.

[1] Location and dimensions of provisions for water supply and wastewater disposal and evidence of their adequacy for the proposed use or expansion of use, including test pit data if on-site sewage disposal is proposed. If the project will be served by the Sewerage District and/or Water District, provide letters from the respective districts indicating approval of the provisions and the adequacy of systems to accommodate the proposed use.
[2] Direction of proposed surface water drainage across the site and provisions for drainage handling, including the size, location, and pertinent elevations of culverts.
[3] Provisions for handling solid wastes, including the location, dimensions, and materials of proposed enclosures, and proposed treatment of any on-site collection or storage facilities.
[4] Location, dimensions, and ground floor elevations of all proposed buildings or expansion on the site.
[5] Location and dimensions of proposed driveways, parking and loading areas, and walkways.
[6] Location, front view, materials, and dimensions of proposed signs, together with methods for securing the sign.
[7] Location, type, and specifications for exterior lighting. The Planning Director may require submission of a photometrics plan to evaluate potential impacts of light spillage on adjoining residential properties.
[8] Landscaping plan showing the type, size, and location of shrubs, trees, and other plants to be installed at the site.
[9] Location and nature of all electrical, telephone, and other utilities, including fire protection systems, to be installed at the site.
[10] Draft language for any proposed easements on the property or adjacent properties, as appropriate.
[11] Evidence that the Federal Aviation Administration has been notified of the proposed development if the building or structure is taller than existing surrounding structures or the natural terrain and encroaches on the imaginary surface of the Airport as specified in Section 77.13 of Part 77 of the Federal Aviation Regulations.

(d) Supplemental information.

[1] If the Planning Director determines that the project has potentially significant adverse impact on traffic flow, safety or the environment, s/he shall recommend that the project be classified as a major development.
[2] The Planning Director may require the applicant to provide a boundary survey of the lot, tied to the Maine state coordinate system, if property lines are not clearly and easily determined on the ground.
[3] Supplemental information for major developments. If the application is for a major development, it shall also include the following information:

[a] The bearings and distances of all property lines tied, to the Maine state coordinate system, and the sources of this information. The Planning Director may waive the requirement for a formal boundary survey when sufficient information is available to establish, all property boundaries on the ground.
[b] The name, registration number and seal of the architect, landscape architect, engineer and/or similar professional, registered in the State of Maine, who prepared the plan.
[c] The location of all buildings within fifty (50) feet and the location of intersecting roads or driveways within two-hundred (200) feet of the site.
[d] The existing topography of the site shown with two (2) foot contour intervals. A greater contour interval may be used if it is determined that the plan is adequate to evaluate site conditions.
[e] A grading plan showing the proposed changes in the topography of the site at a two (2)-foot contour interval or such other interval as determined by the Planning Board. This plan may be combined with the site plan.
[f] A stormwater drainage and erosion control program showing:

[i] The existing and proposed method of handling stormwater runoff.
[ii] The direction of flow of the runoff through the use of arrows.
[iii] The location, elevation, and size of all catch basins, dry wells, drainage ditches, swales, retention basins, and storm sewers.
[iv] Engineering calculations prepared and stamped by a professional engineer registered in the State of Maine showing the drainage requirements based upon a storm frequency established by the City Engineer if the project will significantly alter the existing drainage pattern due to such factors as the amount of new impervious surfaces being proposed including but not limited to pavement and building area, and the pre- and post-development rates of runoff.
[v] Methods and locations of devices proposed to be used to control erosion and sedimentation during and after construction.

[g] Building plans showing, at a minimum, the first floor plan and front elevation of all proposed principal and accessory buildings and structures.
[h] Assessments of the impact of the project. A traffic impact analysis demonstrating the impact of the proposed project on the capacity, level of service, and safety of adjacent streets, if the project or expansion will provide parking for fifty (50) or more vehicles or generate more than one-hundred (100) trips during the a.m. or p.m. peak hour based upon the latest edition of the Trip Generation Manual of the Institute of Traffic Engineers.

[4] Supplemental information for development in the Airport Development Zone, see § 280-16-6G(2)(d)[4].
[5] Supplemental information for private ways, see § 280-16-6G(2)(d)[5].
[6] Supplemental information for transmitter towers and alternative communication towers, see § 280-16-6G(2)(d)[6].
[7] Supplemental information for a water supply protection permit, see § 280-16-6G(2)(d)[7].
[8] Supplemental information for mineral extraction, see § 280-16-6G(2)(d)[8].
[9] Supplemental information for a marijuana production facility, marijuana retail store, or other projects, see § 280-16-6G(2)(d)[9].
[10] Supplemental information for conditional uses, see § 280-16-6G(2)(d)[10].
[11] Supplemental information for a solar energy system, see § 280-16-6G(2)(d)[11].
[12] Supplemental information for retail sales in the Industrial Business (IB) Zone, see § 280-16-6G(2)(d)[12].

Review procedures.

(1) Once an application is determined to be complete and at least fourteen (14) days prior to a regularly scheduled meeting of the reviewing committee, the Planning Director shall schedule of the application for review.

(2) The Planning Director shall schedule review by the Site Plan Review Committee and the Planning Board and provide appropriate notice of public hearing as required in this chapter and in conformance with § 280-4-1: Public hearings.

(3) Within sixty (60) days of any required public hearing, the Planning Board shall complete its review of and take action on the application. The Planning Board may extend this review period with the consent of the applicant.

(4) The reviewing committee shall determine whether the application complies with the standards and criteria of § 280-16-7: Approval criteria and standards. If the reviewing committee finds that the application conforms to these standards and criteria, committee members shall vote to approve the application. Approval by the reviewing committee shall require the vote of a majority of committee members. A binding vote shall include a minimum of three (3) members. The applicant may request a continuation of the reviewing committee's consideration of the application if only three (3) voting members. The applicant shall be notified in writing of the committee's action.

(5) The reviewing committee may impose conditions on the approval of a site plan. Any conditions imposed by the reviewing committee shall be related directly to the approval standards and criteria.

Fees.

(1) Any request for site plan review shall be accompanied by a filing fee established by the City Council and shall be administered in conformance with § 280-3-4: Fees.

(2) Review and construction compliance fees. An applicant shall deposit a review fee with the Planning Department at the time of the submission of an application. The Planning Department shall maintain a project account for each application showing the amounts of the deposits and the charges incurred for review of the application in compliance with § 280-3-4: Fees.. The applicant shall also be required to post additional amounts to cover the cost of construction compliance review. 
 

(1) General. The applicant shall be responsible for demonstrating that the construction of the project meets the standards of this chapter.

(2) Private ways. The private way shall be inspected under the direction of a professional engineer, registered in the State of Maine. Prior to the issuance of any certificates of occupancy for lots served by a private way, the engineer shall certify to the Code Enforcement Officer that the private way has been constructed in accordance with this section.

Signing, recording, and providing copies of recorded approved plans.

(1) General requirement. Upon approval by the reviewing committee, the applicant shall provide five (5) copies of the site plan which includes any required changes or conditions of approval prior to the issuance of a building permit.

(2) Private ways. The original plan shall be recorded in the York County Registry of Deeds within thirty (30) days of approval by the Planning Board and prior to the issuance of building permits for any lots served by the private way. If the plan is not recorded within this period, the approval of the Planning Board shall be null and void. Prior to the expiration of the thirty (30) day period, the Planning Board may extend this time limit upon written request by the applicant and a finding that such extension is consistent with current zoning requirements.