A. 
A preliminary plan showing the subdivision of land may be submitted by the applicant to the Planning Board for discussion, approval, modification or disapproval by the Board. The submission of such a preliminary plan, which is not a binding commitment, will enable the applicant, Planning Board, Board of Health, other Town boards, and owners of property abutting the subdivision to discuss and clarify the problems of such subdivision before a definitive plan is prepared. Therefore, it is strongly recommended that a preliminary plan be filed in each case.
B. 
The applicant seeking approval of a preliminary plan shall submit to the Planning Board the following:
(1) 
Four full-size paper prints of the plan.
(2) 
A filing fee (refer to Appendix).[1]
[1]
Editor's Note: The appendix material is on file in the Planning Board office.
(3) 
Form B application, properly executed (refer to Appendix).
(4) 
List of waivers being requested.
C. 
The applicant shall submit one copy of the plan to the Board of Health and one copy of the plan to the Conservation Commission. The applicant shall give written notice to the Town Clerk by delivery or registered mail, postage paid, that such plan has been submitted.
D. 
Additional information or plan modifications submitted after the date of submission will be considered at the discretion of the Planning Board.
E. 
During the meeting with the Planning Board on the preliminary plan, the information required for the definitive plans and the financial guarantees for performance will be discussed.
A. 
The preliminary plan shall be drawn at a suitable scale, preferably one inch equals 40 feet, on sheets 24 inches by 36 inches (larger sheets are acceptable up to 30 inches by 42 inches), and shall contain the following:
(1) 
The subdivision name, boundaries, North arrow, date, scale, legend, zoning classification of parcel, location of any zoning district boundary lines and the title "Preliminary Subdivision of Land in ___________."
(2) 
The names of the landowner (for the land being subdivided), applicant, designer, engineer and/or land surveyor. (Note that the preliminary plan does not necessarily require preparation and certification by an engineer and/or a land surveyor.)
(3) 
The names of all abutters, as determined from the most recent local tax list, placed on the plan at the appropriate locations.
(4) 
The existing and proposed lines of streets, ways, easements and any public areas within the subdivision, in a general manner. The names, approximate locations and widths of adjacent streets must also be provided.
(5) 
The existing and proposed drainage system, in a general manner.
(6) 
The approximate boundary lines of existing and proposed lots, with approximate areas and dimensions.
(7) 
Federal Emergency Management Agency (FEMA) one-hundred-year floodplain and any zoning overlay districts (if applicable).
(8) 
Major site features of the land, such as existing stone walls, buildings, structures, bounds, large trees (over 18 inches in diameter) or wooded areas, rock outcrops, water bodies, wetlands, streams and stream obstructions within 500 feet upstream and downstream from the subdivision property lines, existing trails, cart paths and historic artifacts.
(9) 
Existing and proposed contours at intervals of two feet or smaller for the entire site.
(10) 
A preliminary profile of all proposed streets, ways, roads and drains, together with a cross section of the way and of any open channels.
(11) 
Title reference, date of deed, the book and page number, and Land Court certificate number (when applicable) for the subject parcel being subdivided.
(12) 
Locus map at a scale of one inch equals 1,000 feet showing the subject site relative to surrounding area and indicating major roads. A blowup of the USGS plan is acceptable.
(13) 
A description of existing soil conditions, based on a USDA Soil Conservation Service study of recent date, describing:
(a) 
The relationship of soil types and topography to surface runoff.
(b) 
The relationship of soil and elevation contours to seasonal high water table.
(c) 
Soil suitability for roads.
(d) 
Soil suitability for home sites, drainage and on-site sewage disposal systems.
(14) 
A statement of any easements, covenants or restrictions applying to the parcel being subdivided, and notice of any decision by the Zoning Board of Appeals.
(15) 
Wetlands, in a general manner.
B. 
Where the owner and/or applicant also controls unsubdivided land adjacent to that shown on the preliminary plan, the applicant shall submit a separate large-scale sketch plan showing a feasible future street layout for such adjacent land to be used by the Planning Board for long-range planning purposes only.
The Planning Board, accompanied by the applicant and/or the applicant's representative, may take site visit(s) to the site of the proposed subdivision. In order to facilitate field inspection and review of the site of the proposed subdivision, temporary staking of the center line of all proposed roads in the subdivision may be required prior to such site visit(s).
A. 
The Board shall, within 45 days after submission, approve such preliminary plan with or without modifications or disapprove such plan with its reasons therefor. Approval of a preliminary plan does not constitute approval of a subdivision but does facilitate the procedures for preparing and securing final approval of the definitive plan. The Planning Board shall notify the Town Clerk of its decision within said forty-five-day period.
B. 
Any preliminary plan submitted by the applicant to the Planning Board which does not conform to the above requirements shall not be so designated, nor shall such a plan be given approval by the Board.
C. 
The submission of the preliminary plan for examination by the Board shall not be deemed a submission of a definitive plan. Action by the Board on such preliminary plan shall not prejudice its action on the definitive plan.