A.
A fully executed and signed copy of the application.
B.
The site plan shall be comprised of an existing conditions plan,
a proposed development plan, landscape maintenance plan, and other
plans and exhibits as appropriate to the proposal. The existing conditions
plan shall be dated within the last six months and shall clearly indicate
the conditions of the site as of the date of the site plan application
submission.
C.
Paper copies and one digital copy of the completed application and
associated plans. The number of required copies and digital format
shall be determined by the Department.
D.
Site plans shall include the following:
(1)
Line drawings of all sides of the proposed structure(s).
(2)
The proposed exterior construction, including, but not limited
to, siding materials and roofing materials.
(3)
Line drawings that demonstrate the style and design of windows
and doors.
(4)
Line drawings of all proposed accessory structures, including,
but not limited to, canopies, storage buildings, fenced enclosures,
and maintenance buildings.
E.
The site plans shall be stamped by all applicable professionals,
e.g., engineer, architect, landscape architect.
F.
If the applicant is or represents a corporate entity that operates
businesses of a similar nature in locations beyond Saco, the applicant
shall submit representative color photographs of existing structure(s)
identical or similar to that proposed in Saco.
G.
The site plan shall be on paper not larger than 24 inches by 36 inches
nor smaller than 11 inches by 17 inches, drawn at a scale sufficient
to readily review.
I.
The applicant shall submit copies of the deed, an executed lease,
option, or purchase and sales agreement as evidence of the applicant's
right, title and interest in the subject property.
J.
The applicant shall submit three copies of the application, an existing
conditions plan, and a proposed development plan. The City may require
additional materials to assist with the review.
The existing conditions plan shall include the following:
A.
Name and address of the owner, applicant, consultants who aided in
preparing the plan, and the person or company leasing the property,
if applicable.
B.
Names, addresses, and Tax Map and lot number of all abutting property
owners:
C.
Locus map that shows the relationship of the proposal to nearby properties
and to public access.
D.
Boundaries of the property and of all contiguous property under the
control of the owner or applicant.
E.
Zoning district boundaries, including overlay districts.
F.
Location and widths of nearby streets.
G.
Existing structures.
H.
Resource areas, including, but not limited to:
(1)
Floodplains.
(2)
Wetlands.
(3)
Open drainage courses.
(4)
Sand and gravel aquifers.
(5)
Scenic areas.
(6)
Significant wildlife habitats, as defined in the Natural Resources
Protection Act (M.R.S.A. Title 38, § 480-B).
(7)
Habitat areas for rare and endangered plants and animals.
(8)
Deer wintering areas, as identified by M.R.S.A. Title 12, § 10107.
(9)
Stands of trees.
(10)
Stone walls.
(11)
Graveyards.
(12)
Fences.
(13)
Unique natural areas.
(14)
Historically significant structures or features.
(15)
Archaeological resources.
(16)
Other unusual natural areas and site features.
I.
A medium-intensity soils map of the site, which may be obtained from
the Department. The Planning Board may require a high-intensity soils
map if issues of water quality, wetlands, or other natural features
are noted.
J.
Existing easements, restrictive covenants, and deed restrictions.
The proposed development plan shall include the following:
A.
A standard boundary survey by a licensed land surveyor showing the
location of all property lines. The Planning Board, or, in the case
of minor site plan, the City Planner, may waive the requirement of
a boundary survey when sufficient information is available to establish
property boundaries.
B.
The plan shall identify all abutters.
C.
The location and width of all required structure setbacks.
D.
The location and delineation of site elements, including:
(1)
Proposed principal and accessory structures.
(2)
Existing structures to remain on site.
(3)
Driveways.
(4)
Sidewalks.
(5)
Parking spaces.
(6)
Loading areas.
(7)
Open spaces.
(8)
Large trees.
(9)
Wetlands preservation measures and protection measures.
(10)
Stormwater control facilities.
(11)
Dumpsters and recycling facilities.
(12)
Proposed streets, easements, restrictions and covenants.
E.
Existing and proposed topography at two-foot intervals, or such other
interval as the Planning Board may require.
F.
A utility plan showing provisions for water supply and wastewater
disposal, including the size and location of all piping, holding tanks,
and leach fields, and showing the location and specifications of all
electrical, telephone and other utility services to be installed on
the site. Completed initial wastewater discharge application, for
those projects that propose connection to the City sewer system.
G.
A landscape plan, with a planting schedule keyed to the site plan
and indicating the varieties and sizes of trees, shrubs, and other
plants to be planted on the site, and a maintenance plan.
H.
The location and dimensions of all signs.
I.
A waste disposal plan describing how all solid waste will be handled
on-site, how it will be removed from the site, the disposal facilities
to which it will be transported, and, if the waste is of an unusual
nature, confirmation that a suitable disposal facility will accept
the waste. For businesses that use industrial chemicals and produce
hazardous waste, the name, amount, and nature of all chemicals used,
and the manner of disposal of such waste.
J.
Estimate of amount and type of traffic generated daily and at peak
hours. For sites that generate more than 400 one-way vehicle trips
per day, a traffic impact analysis, prepared by a licensed professional
engineer with experience in traffic engineering and transportation,
shall be submitted. Study area should extend, at a minimum, to intersections
where traffic attributable to the site plan exceeds 35 vehicles in
a lane in a peak hour. Analysis shall show, at a minimum, existing
traffic volumes; proposed traffic generation; proposed access; vehicle
types expected; effect on level of service within study area; sight
lines; and accident history in the study area. The report will recommend
improvements on-site and off-site.
K.
Stormwater plan. The plan shall include comprehensive stormwater
drainage provisions.
(1)
Applicability. New development or redevelopment projects that
result in one or more acres of disturbed area or more than 10,000
square feet of new or redeveloped impervious area. This provision
also applies to projects disturbing less than one acre if the construction
activity is part of a larger common plan or development or sale that
would disturb one or more acres. The plan shall comply with the requirements
specified in Article XII of the Zoning Ordinance[1] and DEP Chapters 500 through 502.[2]
(2)
Exemptions. New development or redevelopment on a parcel that
is part of a subdivision previously approved that has a compliant
post-construction stormwater management plan with sufficient capacity
to accept and treat increases in stormwater discharges associated
with the project are exempt from these requirements.
(3)
A stormwater drainage plan prepared by a registered Maine professional
engineer shall be submitted. The plan shall include the following:
(a)
The existing and proposed method of handling stormwater runoff;
(b)
The direction of flow; and
(c)
The location, elevation, and size of all catch basins, dry wells,
drainage ditches, swales, retention basins, and other stormwater infrastructure.
(d)
A narrative describing how the site is oriented within the watershed,
and that identifies downstream water bodies, including wetlands, and
addresses the potential effects of site runoff. The narrative shall
identify and discuss the stormwater treatment methods proposed for
the site.
(e)
A depiction of existing contours, proposed contours, existing
and proposed subwatersheds, proposed topographic features, and existing
and proposed site features, including structures and other facilities,
natural and man-made drainageways, streams, channels, culverts, catch
basins, and stormwater treatment facilities. The plan shall include
detailed drawings of proposed best management practices (BMPs) and
the location of structural and nonstructural BMPs.
(g)
A stormwater facilities management plan that sets forth the
types and frequencies of proposed maintenance activities needed to
maintain the efficiency of the stormwater treatment facilities, and
that identifies the party that will be responsible for carrying out
each maintenance activity and for submitting the annual maintenance
report, and the proposed institutional arrangements that will assure
that all maintenance occurs as proposed.
(4)
Calculations utilized to determine drainage requirements shall
be based on the two-, ten-, twenty-five-, fifty- and 100-year, twenty-four-hour
storm events. The post-development runoff rate shall not exceed the
predevelopment runoff rate, unless the applicant can demonstrate that
the increase has no adverse impact on downstream conditions.
L.
Hydrogeologic assessment.
(1)
A hydrogeologic assessment may be required by the Planning Board
for projects in which groundwater quality is a concern. Such instances
include but are not limited to sites:
(a)
Over a sand and gravel aquifer;
(b)
Not served by public water or sewer;
(c)
Where the depth to groundwater is less than 48 inches;
(d)
In soils rated by the NRCS Soil Survey as poor or very poor
for subsurface septic systems;
(e)
In coarse soils categorized as having severe limitations for
septic systems;
(f)
Where a septic system of over 2,000 gallons per day is proposed.
(2)
When a hydrogeologic assessment is submitted, the assessment
shall contain the following:
(a)
A map showing basic soil types;
(b)
The depth to the water table at representative points throughout
the lot;
(c)
Drainage conditions throughout the project;
(d)
Data on the existing groundwater quality, from test wells on
the subject property or from existing wells on neighboring properties;
(e)
A map showing the location of subsurface wastewater disposal
systems and drinking water wells within the project and within 200
feet of the project boundaries;
(f)
An analysis and evaluation of the effect of the project on groundwater
resources. In the case of residential developments, the evaluation
shall include a projection of post-development nitrate and nitrogen
concentrations in on-site wells, at the project boundaries, and at
a distance of 1,000 feet from potential contamination sources, whichever
is a shorter distance. Analyses of groundwater quality shall assume
drought conditions (60% of annual average precipitation).
M.
A lighting plan, prepared by a qualified lighting professional, showing
the following:
(1)
The location of all structures, landscaping, parking areas,
and proposed exterior lighting fixtures.
(2)
Specifications for all proposed lighting fixtures, photometric
data, cutoff fixture details, and color rendering index (CRI) of all
lamps (bulbs).
(3)
The proposed height of all exterior lighting fixtures.
(4)
Analyses and illuminance level diagrams or photometric point-by-point
diagrams on a twenty-foot grid showing that the proposed installation
conforms to the lighting level standards of this chapter, together
with statistical summaries documenting the average illuminance, maximum
illuminance, minimum illuminance, average to minimum uniformity ratio,
and maximum to minimum uniformity ratio.
(5)
Drawings of all relevant building elevations, showing the fixtures,
the walls to be illuminated, the illuminance levels of the walls,
and the aiming points for remote light fixtures.
N.
Archaeological and historical sites. Proposed land use activity involving
structural development or soil disturbance on or adjacent to sites
listed on, or eligible to be listed on, the National Register of Historic
Places shall be submitted by the applicant to the Maine Historic Preservation
Commission and the Saco Historic Preservation Commission as appropriate
for review and comment prior to action by the permitting authority.
The permitting authority shall consider comments received from the
commissions prior to rendering a decision on the application.
O.
A design analysis that demonstrates conformity with the design standards
specified in this chapter. The analysis shall address all applicable
design standards and allow the Planning Board, or, in the case of
minor site plans, the City Planner, to determine if each standard
has been met. The analysis must provide information about the proposed
development, the characteristics of neighboring properties, the adjacent
neighborhood, and how the proposed development meets the standards.
The analysis should include plans, building elevations, visual simulations,
and a narrative documenting conformance with the standards.
P.
Copies of existing and proposed easements, covenants, and deed restrictions.
Q.
Copies of applicable local and state permits. The Planning Board,
or, in the case of minor site plans, the City Planner, may approve
site plans subject to the issuance of specified state licenses and
permits in cases where it is determined that it is not feasible for
the applicant to obtain them at the time of site plan review.
In addition to the items required to be submitted as part of
site plan and/or conditional use review, the following uses require
additional submission requirements, as enumerated in the Zoning Ordinance:[1]
